HomeMy WebLinkAboutcoa.lu.cu.332 W Main St.A049-01
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CASE NUMBER
PARCEL ID #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
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A049-01
2735-124-41007
332 W. Main SI. Change in Use
332 W. Main
Steve Clay
Change in Use
John Seals
Harry Teague Architects
11/26/01
App. Withdrawn
11/26/01
J. Lindt
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James Lindt
Community Development Department
130 South Gelena Street
Aspen, CO 81611
RE: Change In Use
332 W. Main Street
Aspen, CO
CC: Dr. & Mrs. John Seals
26 November 2001
Dear James Lindt:
Dr. & Mrs. John Seals are would like to withdraw their application for a Change in Use for the
property located at 332 West Main Street Aspen, CO. I apologize for any inconvenience.
Regards,
Jason A. LaPointe
HTA
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MEMORANDUM
TO:
Julie Ann Woods, Community Development Director
THRU:
Joyce Ohlson, Deputy Director~
FROM:
Steve Clay, Planner
RE:
332 W. Main, Historic Landmark Change in Use, GMQS Exemption
by Community Development Director
DATE:
July 2, 200 I
A!!;ent
Harry Teague Architects
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Applicant
John Seals
Location
332 W. Main St. (Comer of 3'd and W. Main)
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Office
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Summary t
The applicant is requesting a GMQS exemption for their property ocated at 332 West
Main Street, Aspen Colorado. The property is currently listed as istoric Landmark in
the Historic District with an office use. The applicant would like to return the property
back to its original residential use. The applicant currently resides in San Antonio and is
planning to move to Aspen after the renovation of the property is complete.
Review Procedure
An insubstantial change in use for historic landmarks may be approved by the
Community Development Director, Pursuant to Section 26.470.070 (D), which states:
The change of use of an historic landmark that does not increase the building's
existing floor area ratio shallbe exem t. This exemption shall not be deducted
rom the respective annual development allotments or from the Aspen Metro
Area development ceilings. Exemption review is by the Community
Development Director.
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The Aspen Historic Preservation Commission approved the request for Conceptual
Review, with conditions, on the loth day of January 2001 as documented in Resolution f\ ~ ~
No.3, Series of2001. See attached Exhibit A. L.v ~ J;, <l ~ ~ -r"{'v>' 5-f f
Detached residential dwellings and multifamily dwellings are permitted uses in the Office oJ e... ~
Zone District. The subject property will be used as a single-family dwelling. S ~''/I
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Y'LJ1 Recommendation ,(y'- '~-l vv c ..{,)<A ~' '-""'- . J"'1 J
t~ " 1 Staff recommends the Community Development Director approve this change in use v- --r
exemption from GMQS for the Historic Landmark with the following conditions: ~ 1 \""I'"
I) That the building's floor area does not exceed 3,320 sq. ft. as approved by the D-f~~
HPC in Resolution No.3, Series of 2001. '> M-~ J' f. o.J.. 4 c.. . ,
2) The applicant shall have this approval document recorded with the Pitkin I 1" h
County Clerk and Recorder and a copy of which shall be provided to the d . '-4
Community Development Department for inclusion in the case file. hA..'-(i
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Staff Comments
On January 10th, 2001 the Aspen Historic Preservation Commission reviewed an
application for the renovation and addition to this residence located at 332 West Main
Street. The specific land use requests included:
I. Partial demolition of the front porch and small addition in the rear.
2. Construction of a new addition in the rear.
3. 500 square foot FAR bonus.
4. Setback variances for the property located on Lot K and the west half of
Lot L, Block 44, City and Town Site of Aspen.
Approval:
I hereby approve, with the conditions as noted above, this Insubstantial Historic
Landmark Change in Use from office to residential for the property located at 332 W.
Main Street, Aspen, Colorado.
Julie Ann Woods, Community Development Director
Date
Attachment
A - Resolution No.3, Series of2001
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RESOLUTION NO.3,
SERIES OF 2001
RESOLUTION OF THE ASPEN mSTORIC PRESERVATION COMMISSION
APPROVING A 1) RESTORATION OF FRONT PORCH, 2) PARTIAL
DEMOLITION OF SECOND ADDITION IN THE REAR, 3) CONSTRUCTION
OF A NEW ADDITION IN THE REAR, 4) 500 SQUARE FOOT FAR BONUS,
AND 5) SETBACK V ARlANCES FOR A PROPERTY LOCATED AT 332 W.
MAIN ON LOT K AND WEST HALF OF LOT L, BLOCK 44, CITY AND
TOWNSITE OF ASPEN, COLORADO
Parcel ill: 2735-124-41-007
WHEREAS, the applicant, John and Carolyn Seals, represented by Harry Teague
Architects, is requesting Conceptual Review for the renovation and addition to a
residence located at 332 West Main Street. Specific land use requests include a 1)
restoration of the front porch, 2) partial demolition of the second addition in the rear, 3)
construction ofa new addition in the rear, 4) 500 square foot FAR bonus, and 5) setback
variances for a property located on Lot K and west half of Lot L, Block 44, City and
Townsite of Aspen.
WHEREAS, the property is currently listed as a Historic Landmark on the City
of Aspen's Inventory of Historical Sites and Structures; and
WHEREAS, in a staff report dated January 10th, 2001, the Community
Development Department determined the application for a 1) restoration of the front
porch, 2) partial demolition of the second addition in the rear, 3) construction of a new
addition in the rear, 4) 500 square foot FAR bonus, and 5) setback variances for a
property located on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen.
met the applicable review standards, and recommended approval with conditions; and
WHEREAS, at a public hearing, which was legally noticed and held at a regular
meeting of the Historic Preservation Commission on January lOth, 200 l, at which time
the HPC considered and found the application to meet the review standards, and
approved the I) restoration of the front porch, 2) partial demolition of the second addition
in the rear, 3) construction of a new addition in the rear, 4) 500 square foot FAR bonus,
and 5) setback variances for a property located on Lot K and west half of Lot L, Block
44, City and Townsite of Aspen with conditions by a vote of five to one (5 to I).
NOW, THEREFORE, BE IT RESOLVED: That the Aspen Historic .
Preservation Commission approve the requests for l) restoration.of the front porch, 2)
partial demolition of the second addition in the rear, 3) construction of a new addition in
the rear, 4) 500 square foot FAR bonus, and 5) setback variances for a property located
on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen, with the
following conditions:
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I. The schematic design shown on the site plan presented to HPC is in no way
approved or endorsed by the HPC. Any further development for the historic
structure shall be subject to further review as required by Section 26.415 of
the Aspen Land Use Code;
2. That the HPC herein and pursuant to this Resolution, grants the applicant
approval for a five (5) foot rear yard setback variance and to maintain the 6
foot 8 inch side yard setback;
3. That the Historic Preservation Commission grants approval to the applicants
for a 500 square foot FAR bonus;
4. That the applicant shall submit a demolition plan, as part of the building
permit plan set, indicating exactly what areas of the historic house are to be
removed as part of the renovation;
5. That the applicant shall submit a preservation plan, as part of the building
permit plan set, indicating how the existing materials, which are to be
retained, will be restored. The requirement is to retain/repair all original
materials and replicate only those that are determined by HPC staff and
monitor to be beyond salvage;
6. That no elements are to be added to the historic house that did not previously
exist outside of approval granted by the HPC and no existing exterior
materials other than what has been specifically approved herein may be
removed without the approval of staff and monitor;
7. That the HPC staff and monitor must approve the type and location of all
exterior lighting fixtures;
8. That there shall be no deviations from the exterior elevations as approved
without first being reviewed and approved by HPC staff and monitor;
9. That the preservation plan described above, as well as the conditions of
approval will be required to be printed on the cover sheet of the building
permit plan set and all other prints made for the purpose of construction;
10. That the applicant shall be required to provide the contractor with copies of
the HPC Resolution applicable to this project. The contractor must submit a
letter addressed to HPC staff as part of the building permit application
indicating that all conditions of approval are known and understood and must
meet with the Historic Preservation Officer prior to applying for the building
permit;
11. That the General Contractor and/or Superintendent shall be required to obtain
a specialty license in historic preservation prior to receiving a building permit;
,
,
12. That all representations made by the applicant in the application and during
public meetings with the Historic Preservation Commission shall be adhered
to and considered conditions of approval, unless otherwise amended by other
conditions;
13. That the applicant agrees that any restoration has to comply to the UCBC
1997 version;
14. That the applicant shall not track mud onto City streets during demolition. A
washed rock or other style mud rack must be installed during construction as a
requirement of the City of Aspen Streets Department; and
15. That the applicant agrees that prior to issuance of a Certificate of Occupancy,
the applicant shall sign a sidewalk, curb and gutter construction agreement (if
applicable) and pay the applicable recording fees;
16. That the applicant will provide the Community Development Department and
HPC with an agreement regarding actions taken to mitigate for any potential
impacts to tress on the site as a result of this land use request with the City of
Aspen Parks Department prior to Final Review before HPC;
17. That the applicant shall restudy the setback of the proposed new addition wall
as it connect to the main structure of the original house;
18. That the applicant shall comply with the Universal Conservation Building
Code;
19. That the HPC does not approve the proposed glass infill between the vertical
wood strips proposed above the second story window on the south elevation.
In addition, the applicant shall restore the window on the south elevation
(Main Street side) to its original configuration and design referring to older
pictoral evidence.
APPROVED BY THE COMMISSION at its regular meeting on the 10th day of
January, 2001.
Approved as to Form:
City Attorney
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mSTORlC PRESERVATION COMMISSION
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ATTEST:
C:\My DoC}.1ments\Current Cases\HPC\332 West Main Street Conceptua1\332 West Main Conceptual Memo.doc
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Fred Jarman, Planner for the City of Aspen
Community Development Department
130 South Gelena Street
Aspen, CO 81611
RE: Change In Use
332 W. Main Street
Aspen, CO
CC: Dr. & Mrs. John Seals
01 May 2001
Dear Fred Jarman:
In accordance to chapter 26, section 470.070(D) Historic landmarks, of the Aspen Municipal
code, Dr. & Mrs. John Seals are requesting a change in use of their property located at 332 We.st
Main Street, Aspen Colorado. The property is currently listed on the Historic register with an office
use. We would like to return the property back to its original residential use. Dr. & Mrs. John
Seals currently reside in San Antonio, though are planning to move to Aspen after the renovation
of the 332 West Main Street property is completed,
Jason A. LaPointe
HTA
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RESOLUTION NO.3,
SERIES OF 2001
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING A 1) RESTORATION OF FRONT PORCH, 2) PARTIAL
DEMOLITION OF SECOND ADDITION IN THE REAR, 3) CONSTRUCTION
OF A NEW ADDITION IN THE REAR, 4) 500 SQUARE FOOT FAR BONUS,
AND 5) SETBACK VARIANCES FOR A PROPERTY LOCATED AT 332 W.
MAIN ON LOT K AND WEST HALF OF LOT L, BLOCK 44, CITY AND
TOWNSITE OF ASPEN, COLORADO
Parcel ID: 2735-124-41-007
WHEREAS, the applicant, John and Carolyn Seals, represented by Harry Teague
Architects, is requesting Conceptual Review for the renovation and addition to a
residence located at 332 West Main Street. Specific land use requests include a 1)
restoration of the front porch, 2) partial demolition of the second addition in the rear, 3)
construction ofa new addition in the rear, 4) 500 square foot FAR bonus, and 5) setback
variances for a property located on Lot K and west half of Lot L, Block 44, City and
Townsite of Aspen.
WHEREAS, the property is currently listed as a Historic Landmark on the City
of Aspen's Inventory of Historical Sites and Structures; and
WHEREAS, in a staff report dated January 10th, 2001, the Community
Development Department determined the application for a 1) restoration of the front
porch, 2) partial demolition of the second addition in the rear, 3) construction of a new
addition in the rear, 4) 500 square foot FAR bonus, and 5) setback variances for a
property located on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen.
met the applicable review standards, and recommended approval with conditions; and
WHEREAS, at a public hearing, which was legally noticed and held at a regular
meeting of the Historic Preservation Commission on January lOth, 2001, at which time
the HPC considered and found the application to meet the review standards, and
approved the 1) restoration of the front porch, 2) partial demolition of the second addition
in the rear, 3) construction of a new addition in the rear, 4) 500 square foot FAR bonus,
and 5) setback variances for a property located on Lot K and west half of Lot L, Block
44, City and Townsite of Aspen with conditions by a vote of five to one (5 to 1).
NOW, THEREFORE, BE IT RESOLVED: That the Aspen Historic
Preservation Commission approve the requests for 1) restoration of the front porch, 2)
partial demolition of the second addition in the rear, 3) construction of a new addition in
the rear, 4) 500 square foot FAR bonus, and 5) setback variances for a property located
on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen, with the
following conditions:
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1. The schematic design shown on the site plan presented to HPC is in no way
approved or endorsed by the HPC. Any further development for the historic
structure shall be subject to further review as required by Section 26.415 of
the Aspen Land Use Code;
2. That the HPC herein and pursuant to this Resolution, grants the applicant
approval for a five (5) foot rear yard setback variance and to maintain the 6
foot 8 inch side yard setback;
3. That the Historic Preservation Commission grants approval to the applicants
for a 500 square foot FAR bonus;
4. That the applicant shall submit a demolition plan, as part of the building
permit plan set, indicating exactly what areas of the historic house are to be
removed as part of the renovation;
5. That the applicant shall submit a preservation plan, as part of the building
permit plan set, indicating how the existing materials, which are to be
retained, will be restored. The requirement is to retain/repair all original
materials and replicate only those that are determined by HPC staff and
monitor to be beyond salvage;
6. That no elements are to be added to the historic house that did not previously
exist outside of approval granted by the HPC and no existing exterior
materials other than what has been specifically approved herein may be
removed without the approval of staff and monitor;
7. That the HPC staff and monitor must approve the type and location of all
exterior lighting fixtures;
8. That there shall be no deviations from the exterior elevations as approved
without first being reviewed and approved by HPC staff and monitor;
9. That the preservation plan described above, as well as the conditions of
approval will be required to be printed on the cover sheet of the building
permit plan set and all other prints made for the purpose of construction;
10. That the applicant shall be required to provide the contractor with copies of
the HPC Resolution applicable to this project. The contractor must submit a
letter addressed to HPC staff as part of the building permit application
indicating that all conditions of approval are known and understood and must
meet with the Historic Preservation Officer prior to applying for the building
permit;
11. That the General Contractor and/or Superintendent shall be required to obtain
a specialty license in historic preservation prior to receiving a building permit;
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12. That all representations made by the applicant in the application and during
public meetings with the Historic Preservation Commission shall be adhered
to and considered conditions of approval, unless otherwise amended by other
conditions;
13. That the applicant agrees that any restoration has to comply to the UCBC
1997 version;
14. That the applicant shall not track mud onto City streets during demolition. A
washed rock or other style mud rack must be installed during construction as a
requirement of the City of Aspen Streets Department; and
15. That the applicant agrees that prior to issuance of a Certificate of Occupancy,
the applicant shall sign a sidewalk, curb and gutter construction agreement (if
applicable) and pay the applicable recording fees;
16. That the applicant will provide the Community Development Department and
HPC with an agreement regarding actions taken to mitigate for any potential
impacts to tress on the site as a result of this land use request with the City of
Aspen Parks Department prior to Final Review before HPC;
17. That the applicant shall restudy the setback of the proposed new addition wall
as it connect to the main structure of the original house;
18. That the applicant shall comply with the Universal Conservation Building
Code;
19. That the HPC does not approve the proposed glass infill between the vertical
wood strips proposed above. the second story window on the south elevation.
In addition, the applicant shall restore the window on the south elevation
(Main Street side) to its original configuration and design referring to older
pictoral evidence.
APPROVED BY THE COMMISSION at its regular meeting on the 10th day of
January, 2001.
Approved as to Form:
0J lfu
David Hoefer, Assistan City Attorney
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mSTORlC PRESERVATION COMMISSION
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ATTEST:
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Kathy trickland, Deputy City Clerk
C:\My Documents\Current Cases\HPC\332 West Main Street Conceptual\332 West Main Conceptual Memo.doc