HomeMy WebLinkAboutLand Use Case.834 W Hallam St.0035.2014.AHPCA
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SOUTH PROPERTY LINE: MINIMAL IMPACT WITHIN 10' 5ETBAtGK. NO IMPACT TO GOTTONWOOD5
NOTE: THIS PLAN I5 SUBMITTED IN SUPPORT 011= THE RECORDATION OE THE SUBDIVISION PLATT AND AtLL SUPPORTING APPROVAtLS.
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CONSTRUCTION SIGN
VIGINITY MAP
G.M.P. NOTES
3.2 PROJEGT REPRE5ENTArTI VE — MATT BROWN
CONTACT AT 215.266.5211 FOR MEETING TIME
4.1 DArTE5 OF CON5TRUGTION 6/1/XX — 101I/XX
4.2 HOURS OF GON5TRUGTION M—E "IAM-5PM
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STREET PERMITS PROVIDED BY SUB
5.4 NUMBER OF TRUCKLOArD5 EXPECTED: (150)
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6.2 HAUL ROUTE: 8TH STREET TO MAIN STREET
11.0 N015E LIMIT: 80 DEGIBEL5 ® PROPERTY LINE
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SOUTH PROPERTY LINE: MINIMAL IMPACT WITHIN 10' 5ETBAtGK. NO IMPACT TO GOTTONWOOD5
NOTE: THIS PLAN I5 SUBMITTED IN SUPPORT 011= THE RECORDATION OE THE SUBDIVISION PLATT AND AtLL SUPPORTING APPROVAtLS.
CA PT -UAL
CONSTRUCTION SIGN
VIGINITY MAP
G.M.P. NOTES
3.2 PROJEGT REPRE5ENTArTI VE — MATT BROWN
CONTACT AT 215.266.5211 FOR MEETING TIME
4.1 DArTE5 OF CON5TRUGTION 6/1/XX — 101I/XX
4.2 HOURS OF GON5TRUGTION M—E "IAM-5PM
5AoT. CIAoM-5PM
5.1 PArRKIN6: ON-51TE 5PArGE FOR (2) TWO
STREET PERMITS PROVIDED BY SUB
5.4 NUMBER OF TRUCKLOArD5 EXPECTED: (150)
HUNDRED E I ETY
DELIVERY TRUCK HOURS: M—E SArM-2PM
6.2 HAUL ROUTE: 8TH STREET TO MAIN STREET
11.0 N015E LIMIT: 80 DEGIBEL5 ® PROPERTY LINE
MULTI —PHA5E PROJEGT: H 15TORI G DEMO 4 RELOCATE
HISTORIC BUILD 4 PROTECT
DORMITORY CONSTRUCTION
TRAFFIC 4 516N WORK BY Al TRAFFIC CONTROL
EAST ELEVATIONS
834 W. I lAl LAM
7-21-14
PID 2735-123-04-002
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834 W. HALLAM
5-30-14 1/4" = 1'-0" (1436)
PID 2735-123-04-002
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C:\General CADD 10\Gxd\Gxd\43354A.gxd -- 12/26/2013 -- 10:31 AM -- Scale 1 : 120.000
Parcel ID 2735-123-04-002
POPPIES’
834 W. Hallam Street, Aspen Colorado
Historic Land Use Application
HPC Conceptual Major Development
July 21, 2014
1
Parcel ID 2735-123-04-002
POPPIES’
834 W. Hallam Street, Aspen Colorado
Contents: Page:
Cover 1
Contents 2
Summary Letter 3-5
Representative Authorization Letter 6
Parcel Details 7-8
Owners Certificate 9-15
Vicinity Map 16
Existing Site Plan 17 (11x17)
Conceptual Site Plan 18 (11x17)
Survey 19 (11x17)
Written Description of Work 20-32
Additional Material:
Conceptual CMP 33 (11x17)
Conceptual Staging/Relocation Plan 34 (11x17)
Letter from Structural Engineer 35
Ditch Easement 36
Block 10 Alley Documents 37-41
Density Map 42
Signed Fee Agreement 43
Historic Land Use Application Documents 44-45
Land Use Application Document 46
Dimensional Requirements Document 47
Pre-Application Conference Summary 48-51
HOA Compliance Document 52
Conceptual Floor Plans 53-54(11x17)
Conceptual Elevations 55-57 (11x17)
Conceptual 3D Model Images 58-63
Conceptual Building Materials 64 (11x17)
2
3
4
5
6
6/23/2014 Parcel Detail
http://www.pitkinassessor.org/assessor/Parcel.asp?AccountNumber=R000544 1/3
Pitkin County Assessor
Parcel Detail Information
Assessor Property Search | Assessor Subset Query | Assessor Sales Search
Clerk & Recorder Reception Search | Treasurer Tax Search Search
GIS Map | GIS Help
Basic Building Characteristics | Value Summary
Parcel Detail | Value Detail | Sales Detail | Residential/Commercial Improvement Detail
Owner Detail | Land Detail | Photographs
Tax
Area
Account
Number
Parcel
Number Property Type 2013 Mill
Levy
001 R000544 273512304002 COMMERCIAL 32.843
Primary Owner Name and Address
834 WEST HALLAM ASSOCIATES LLC
200 E MAIN ST
ASPEN, CO 81611
Additional Owner Detail
Business Name
POPPIES BISTRO
Legal Description
Subdivision: CITY AND TOWNSITE OF ASPEN Block: 10 Lot: K
AND:- Lot: L
Location
Physical Address: 834 W HALLAM ST ASPEN
CITY AND TOWNSITE OF
7
6/23/2014 Parcel Detail
http://www.pitkinassessor.org/assessor/Parcel.asp?AccountNumber=R000544 2/3
Subdivision: ASPEN
Land Acres: 0.000
Land Sq Ft: 6,600
2014 Property Value Summary
Actual Value Assessed Value
Land: 1,716,000 497,640
Improvements: 427,600 124,000
Total: 2,143,600 621,640
Sale Date: 2/14/2014
Sale Price: 1,425,000
Additional Sales Detail
Basic Building Characteristics
Number of Residential Buildings: 0
Number of Comm/Ind Buildings: 1
Commercial/Industrial Building Occurrence 0 Characteristics
SPECIAL PURPOSE SECOND
F: 585
SPECIAL PURPOSE FIRST FL: 2,177
Total Area: 2,762
Property Class: SPEC. PURPOSE-
IMPROVEMENT
Actual Year Built: 1886
Effective Year Built: 1980
Quality of Construction: GOOD-BASE
Exterior Wall: GOOD BASE
Interior Wall: GOOD-BASE
Neighborhood: COA COMMERCIAL "E"
8
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule A
Order Number: ABB62006137
Customer Ref-Loan No.:
Property Address:
834 WEST HALLAM STREET, ASPEN, CO 81611
1. Effective Date:
07-11-2014 at 17:00:00
2. Policy to be Issued and Proposed Insured:
"TBD" Commitment $0.00
Proposed Insured:
TO BE DETERMINED
3. The estate or interest in the land described or referred to in this Commitment and covered
herein is:
A FEE SIMPLE
4. Title to the estate or interest covered herein is at the effective date hereof vested in:
834 WEST HALLAM ASSOCIATES, LLC, A COLORADO LIMITED LIABILITY COMPANY
5. The Land referred to in this Commitment is described as follows:
LOTS K AND L, BLOCK 10, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO
Copyright 2006-2014 American Land Title Association. All Rights Reserved
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date
of use. All other uses are prohibited. Reprinted under license from the American Land Title Association.
9
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B-1
(Requirements)
Order Number: ABB62006137
The following are the requirements to be complied with:
Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or
interest to be insured.
Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for
record, to-wit:
NOTE: ADDITIONAL REQUIREMENTS OR EXCEPTIONS MAY BE NECESSARY WHEN THE BUYERS
NAMES ARE ADDED TO THIS COMMITMENT. COVERAGES AND/OR CHARGES REFLECTED HEREIN, IF
ANY, ARE SUBJECT TO CHANGE UPON RECEIPT OF THE CONTRACT TO BUY AND SELL REAL ESTATE
AND ANY AMENDMENTS THERETO.
1.EVIDENCE SATISFACTORY TO THE COMPANY THAT THE TERMS, CONDITIONS AND PROVISIONS OF
THE TOWN OF ASPEN TRANSFER TAX HAVE BEEN SATISFIED.
2.DULY EXECUTED AND ACKNOWLEDGED STATEMENT OF AUTHORITY SETTING FORTH THE NAME OF
834 WEST HALLAM ASSOCIATES, LLC, A COLORADO LIMITED LIABILITY COMPANY AS A LIMITED
LIABILITY COMPANY, OR WRITTEN CONFIRMATION THAT THE INFORMATION CONTAINED IN
STATEMENT OF AUTHORITY RECORDED FEBRUARY 14, 2014 UNDER RECEPTION NO. 608018 IS
CURRENT.
THE STATEMENT OF AUTHORITY MUST STATE UNDER WHICH LAWS THE ENTITY WAS CREATED,
THE MAILING ADDRESS OF THE ENTITY, AND THE NAME AND POSITION OF THE PERSON(S)
AUTHORIZED TO EXECUTE INSTRUMENTS CONVEYING, ENCUMBERING, OR OTHERWISE
AFFECTING TITLE TO REAL PROPERTY ON BEHALF OF THE ENTITY AND OTHERWISE COMPLYING
WITH THE PROVISIONS OF SECTION 38-30-172, CRS.
NOTE: THE CURRENT STATEMENT OF AUTHORITY MUST BE RECORDED WITH THE CLERK AND
RECORDER.
3.A FULL COPY OF THE FULLY EXECUTED OPERATING AGREEMENT AND ANY AND ALL AMENDMENTS
THERETO FOR 834 WEST HALLAM ASSOCIATES, LLC, A COLORADO LIMITED LIABILITY COMPANY
MUST BE FURNISHED TO LAND TITLE GUARANTEE COMPANY. SAID AGREEMENT MUST DISCLOSE
WHO MAY CONVEY, ACQUIRE, ENCUMBER, LEASE OR OTHERWISE DEAL WITH INTERESTS IN REAL
PROPERTY FOR SAID ENTITY.
NOTE: ADDITIONAL REQUIREMENTS MAY BE NECESSARY UPON REVIEW OF THIS DOCUMENTATION.
4.WARRANTY DEED FROM 834 WEST HALLAM ASSOCIATES, LLC, A COLORADO LIMITED LIABILITY
COMPANY TO TO BE DETERMINED CONVEYING SUBJECT PROPERTY.
10
Old Republic National Title Insurance Company
Schedule B-2
(Exceptions)
Order Number: ABB62006137
The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the
satisfaction of the Company:
1. Any facts, rights, interests, or claims thereof, not shown by the Public Records but that could be
ascertained by an inspection of the Land or that may be asserted by persons in possession of the
Land.
2.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.
3.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title
that would be disclosed by an accurate and complete land survey of the Land and not shown by the
Public Records.
4.Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed
by law and not shown by the Public Records.
5.Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the
public records or attaching subsequent to the effective date hereof but prior to the date of the
proposed insured acquires of record for value the estate or interest or mortgage thereon covered by
this Commitment.
6.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority
that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a
public agency that may result in taxes or assessments, or notices of such proceedings, whether or
not shown by the records of such agency or by the Public Records.
7.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the
issuance thereof; (c) water rights, claims or title to water.
8.RESERVATIONS AND EXCEPTIONS AS SET FORTH IN DEED FROM THE CITY OF ASPEN
RECORDED MARCH 21, 1888 IN BOOK 59 AT PAGE 399 PROVIDING AS FOLLOWS:
"THAT NO TITLE SHALL BE HEREBY ACQUIRED TO ANY MINE OF GOLD, SILVER, CINNABAR OR
COPPER OR TO ANY VALID MINING CLAIM OR POSSESSION HELD UNDER EXISTING LAWS."
9.ANY TAX, LIEN, FEE, OR ASSESSMENT BY REASON OF INCLUSION OF SUBJECT PROPERTY IN THE
ASPEN SANITATION DISTRICT, AS EVIDENCED BY INSTRUMENT RECORDED FEBRUARY 07, 1951, IN
BOOK 175 AT PAGE 472.
10.TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH
AND GRANTED IN EASEMENT BY AND BETWEEN THE GOLDEN BARREL, INC. AND THE UNITED
STATES OF AMERICA RECORDED JUNE 06, 1973 IN BOOK 276 AT PAGE 494.
11.TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN ORDINANCE
#37, SERIES OF 1994 RECORDED DECEMBER 20, 1994 UNDER RECEPTION NO. 377389.
12.TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN ORDINANCE
#64, SERIES OF 1994 RECORDED JANUARY 11, 1995 UNDER RECEPTION NO. 377969.
13.TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN ORDINANCE
#34, SERIES OF 1994 RECORDED MARCH 20, 1995 UNDER RECEPTION NO. 379874.
14.TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN RESOLUTION
11
Old Republic National Title Insurance Company
Schedule B-2
(Exceptions)
Order Number: ABB62006137
The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the
satisfaction of the Company:
OF THE ASPEN HISTORIC PRESERVATION COMMISSION RECORDED MAY 17, 1999 UNDER
RECEPTION NO. 431137.
15.TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN RESOLUTION
OF THE ASPEN HISTORIC PRESERVATION COMMISSION RECORDED AUGUST 10, 2000 UNDER
RECEPTION NO. 445977.
16.ANY FACTS, RIGHTS, INTERESTS OR CLAIMS WHICH MAY EXIST OR ARISE BY REASON OF THE
FOLLOWING FACTS SHOWN ON IMPROVEMENT SURVEY CERTIFIED DECEMBER 01, 2013
PREPARED BY ASPEN SURVEY ENGINEERS, INC. UNDER JOB NO. 43354A: FENCELINE
ENCROACHING ON NEIGHBORING LOTS TO THE EAST SIDE OF THE LOT.
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JOINT NOTICE OF PRIVACY POLICY OF
LAND TITLE GUARANTEE COMPANY,
LAND TITLE GUARANTEE COMPANY - GRAND JUNCTION,
LAND TITLE INSURANCE CORPORATION AND
OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
This Statement is provided to you as a customer of Land Title Guarantee Company and Meridian Land Title,
LLC, as agents for Land Title Insurance Corporation and Old Republic National Title Insurance Company.
We want you to know that we recognize and respect your privacy expectations and the requirements of federal
and state privacy laws. Information security is one of our highest priorities. We recognize that maintaining your
trust and confidence is the bedrock of our business. We maintain and regularly review internal and external
safeguards against unauthorized access to non-public personal information ("Personal Information").
In the course of our business, we may collect Personal Information about you from:
applications or other forms we receive from you, including communications sent through TMX, our web-based
transaction management system;
your transactions with, or from the services being performed by, us, our affiliates, or others;
a consumer reporting agency, if such information is provided to us in connection with your transaction;
and
the public records maintained by governmental entities that we either obtain directly from those entities, or from our
affiliates and non-affiliates.
Our policies regarding the protection of the confidentiality and security of your Personal Information are as follows:
We restrict access to all Personal Information about you to those employees who need to know that information in
order to provide products and services to you.
We maintain physical, electronic and procedural safeguards that comply with federal standards to protect your
Personal Information from unauthorized access or intrusion.
Employees who violate our strict policies and procedures regarding privacy are subject to disciplinary action.
We regularly access security standards and procedures to protect against unauthorized access to Personal
Information.
WE DO NOT DISCLOSE ANY PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS
NOT PERMITTED BY LAW.
Consistent with applicable privacy laws, there are some situations in which Personal Information may be
disclosed. We may disclose your Personal Information when you direct or give us permission; when we are
required by law to do so, for example, if we are served a subpoena; or when we suspect fraudulent or
criminal activities. We also may disclose your Personal Information when otherwise permitted by applicable
privacy laws such as, for example, when disclosure is needed to enforce our rights arising out of any agreement, transaction or
relationship with you.
Our policy regarding dispute resolution is as follows. Any controversy or claim arising out of or relating to our privacy policy, or
the breach thereof, shall be settled by arbitration in accordance with the rules of the American Arbitration Association, and
judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction thereof.
13
LAND TITLE GUARANTEE COMPANY
LAND TITLE GUARANTEE COMPANY - GRAND JUNCTION
DISCLOSURE STATEMENTS
Note: Pursuant to CRS 10-11-122, notice is hereby given that:
A)The Subject real property may be located in a special taxing district.
B)A Certificate of Taxes Due listing each taxing jurisdiction shall be obtained from the County Treasurer or the County Treasurer's
authorized agent.
C)The information regarding special districts and the boundaries of such districts may be obtained from the Board of County
Commissioners, the County Clerk and Recorder, or the County Assessor.
Note: Effective September 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing in the clerk and recorder's
office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one half of an inch. The clerk and
recorder may refuse to record or file any document that does not conform, except that, the requirement for the top margin shall not apply to
documents using forms on which space is provided for recording or filing information at the top margin of the document.
Note: Colorado Division of Insurance Regulations 3-5-1, Paragraph C of Article VII requires that "Every title entity shall be responsible for
all matters which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for
recording or filing of legal documents resulting from the transaction which was closed". Provided that Land Title Guarantee Company
conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception number
5 will not appear on the Owner's Title Policy and the Lenders Policy when issued.
Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion of Exception no. 4 of Schedule B, Section
2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following conditions:
A)The land described in Schedule A of this commitment must be a single family residence which includes a condominium or
townhouse unit.
B)No labor or materials have been furnished by mechanics or material-men for purposes of construction on the land described in
Schedule A of this Commitment within the past 6 months.
C)The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic's and material-men's
liens.
D)The Company must receive payment of the appropriate premium.
E)If there has been construction, improvements or major repairs undertaken on the property to be purchased within six months prior
to the Date of the Commitment, the requirements to obtain coverage for unrecorded liens will include: disclosure of certain
construction information; financial information as to the seller, the builder and or the contractor; payment of the appropriate
premium fully executed Indemnity Agreements satisfactory to the company, and, any additional requirements as may be
necessary after an examination of the aforesaid information by the Company.
No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay.
Note: Pursuant to CRS 10-11-123, notice is hereby given:
This notice applies to owner's policy commitments containing a mineral severance instrument exception, or exceptions, in Schedule B,
Section 2.
A)That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate
and that there is a substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal
energy in the property; and
B)That such mineral estate may include the right to enter and use the property without the surface owner's permission.
Note: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or information to an
insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may include imprisonment, fines, denial
of insurance, and civil damages. Any insurance company or agent of an insurance company who knowingly provides false, incomplete, or
misleading facts or information to a policyholder or claimant for the purpose of defrauding or attempting to defraud the policyholder or
claimant with regard to a settlement or award payable from insurance proceeds shall be reported to the Colorado division of insurance
within the department of regulatory agencies.
Nothing herein contained will be deemed to obligate the company to provide any of the coverages referred to herein unless the above
conditions are fully satisfied.
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Commitment to Insure
ALTA Commitment - 2006 Rev.
OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY, a Minnesota corporation, (Company) for a valuable
consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed
Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A,
upon payment of the premiums and charges and compliance with the requirements; all subject to the provisions of Schedule A
and B and to the Conditions of this Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in
Schedule A by the Company. All liability and obligation under this commitment shall cease and terminate six months after the Effective Date or when the policy or
policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company.
CONDITIONS AND STIPULATIONS
1.The term "mortgage", when used herein, shall include deed of trust, trust deed, or other security instrument.
2.If the proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or
interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to
Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the
Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the
Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may
amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to
paragraph 3 of these Conditions and Stipulations.
3.Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of
Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply
with the requirements hereof or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon
covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such
liability is subject to the insuring provisions and the Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies
committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as
expressly modified herein.
4.This commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action
or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or
interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment.
5.The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at
the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at
www.alta.org.
STANDARD EXCEPTIONS
In addition to the matters contained in the Conditions and Stipulations and Exclusions from Coverage above referred to, this Commitment is also subject to the
following:
1.Rights or claims of parties in possession not shown by the Public Records.
2.Easements, or claims of easements, not shown by the Public Records.
3.Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct survey or inspection of the Land would
disclose and which are not shown by the Public Records.
4.Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not shown by the Public Records.
5.Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records or attaching subsequent to the
effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this
Commitment.
IN WITNESS WHEREOF, Old Republic National Title Insurance Company has caused its corporate name and seal to be affixed by its duly authorized officers on
the date shown in Schedule A to be valid when countersigned by a validating officer or other authorized signatory.
Old Republic National Title Insurance Company
a Stock Company
400 Second Avenue South
Minneapolis, Minnesota 55401
(612)371-1111
Authorized Officer or Agent
Issued by:
Land Title Guarantee Company
3033 East First Avenue
Suite 600
Denver, Colorado 80206
303-850-4165
John E. Freyer, President
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This map/drawing/image is a graphical representation
of the features depicted and is not a legal
representation. The accuracy may change
depending on the enlargement or reduction.
Copyright 2014 Aspen/Pitkin GIS
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834 W HALLAM ST
VICINITY MAP
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Parcel ID 2735-123-04-002
The following is a response to Land Use Code as requested by City of Aspen Community
Development Department in the Pre-Application Summary document for 834 W. Hallam.
Relevant Land Use Code Section(s):
26.304 Common Development Review Procedures
26.304.035 Neighborhood Outreach
26.310 Amendment to Official Zone District Map
26.410 Residential Design Standards
26.415 Historic Preservation
26.430 Special Review for Parking
26.470.070.4 Growth Management/Affordable Housing
26.515 Parking
26.540 Affordable Housing Credits
26.575.020 Calculations and Measurements
City of Aspen Land Use Code is small font; applicants’ response is in large bold font,
after the applicable code.
26.304 Common Development Review Procedures
Applicant understands the common development review process. This application
includes a Pre-Application Summary sheet as well as the required information,
documents, plans, 3d virtual model, and established fee. Applicant looks to the City
Staff for recommendations in consolidation of applications as they may apply to this
development project. This is the only application for this site by the applicant.
26.034.035. Neighborhood Outreach
A. Purpose. In order to facilitate citizen participation early in the development review process, the City requires development
applications to conduct neighborhood outreach. The purpose of the outreach is to inform neighbors and interested members of the
public about the project. The applicant must show a concerted effort inform neighbors and the public about the application prior to the
first public hearing.
B. Applicability. A neighborhood meeting shall be required on any development proposal that is subject to City Council review
unless the Community Development Department determines as a part of the pre-application conference that the development proposal
is limited in nature. In addition, the Community Development Department may make a determination that neighborhood outreach is
required for significant development applications reviewed by the Planning and Zoning Commission or Historic Preservation
Commission.
C. Appropriate forms of public outreach. The applicant must choose to do one or more of the following forms of neighborhood
outreach. Community Development Department staff may, as part of the pre-application conference, suggest certain forms of
neighborhood outreach that would be most appropriate for a development application. In addition, Community Development
Department staff may identify specific aspects of the project or potential impacts of the project that should be addressed as part of the
neighborhood outreach.
1. Information meeting. The applicant must hold a neighborhood meeting to gain input from neighbors and citizens. The
meeting must be open and accessible to the general public and held in a location in proximity to the proposed development
or in a publicly accessible building such as City Hall or the Public Library. The applicant or applicant's representative shall
attend the neighborhood meeting and be available to answer questions from the public. The applicant shall be responsible
for scheduling and coordinating the neighborhood meeting. Renderings, modeling, or other visual representations of the
project within its context is required. The applicant must conduct a minimum level noticing, pursuant to Section
26.304.060.E.3.c, to ensure the public is aware of the meeting. Additional noticing beyond that called for in Section
26.304.060.E.3.c may be provided.
2. On-line meeting. The applicant must conduct an on-line meeting to gain input from neighbors and citizens. The meeting
must be open to the general public. The applicant or applicant's representative shall attend the on-line meeting and be
available to answer questions from the public. The applicant shall be responsible for scheduling and coordinating the on-
line forum. Renderings, modeling, or other visual representations of the project within its context is required. The applicant
must conduct a minimum level noticing, pursuant to Section 26.304.060.E.3.c, to ensure the public is aware of the on-line
meeting. Additional noticing beyond that called for in Section 26.304.060.E.3.c may be provided.
3. Enhanced Public Information. The applicant must provide detailed information on the project in the form of a project
website, a detailed public notice mailing, etc. that explains the proposal, outlines the review process, provides visual
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Parcel ID 2735-123-04-002
rendering or maps, or any other information that will describe the project in layman’s terms. The applicant shall be
responsible for coordinating the information. The applicant must conduct a minimum level noticing, pursuant to Section
26.304.060.E.3.c, to ensure the public is aware of a website, etc. Additional noticing beyond that called for in Section
26.304.060.E.3.c may be provided.
4. Individual Outreach. The applicant must conduct individual or small group meetings with neighbors of the project. The
applicant shall be responsible for organizing and attending the meetings. At the meetings, the applicant should provide a
summary of the proposal, including basic use-type information, building height, and renderings.
5. Any other form of neighborhood outreach that will provide neighbors a genuine opportunity to understand the
development proposal and provide comments to the application.
D. Summary of Public Outreach. A written summary of the neighborhood outreach, as well as the method of public notification,
shall be prepared by the applicant and submitted as part of the official record – either as part of the initial application or as an
addendum to the application. Any documentation that was presented to the public as part of the outreach should also be included as
part of the official record.
Applicant understands that public outreach is a critical component of any major
development. As required by Community Development in the Pre-Application
Summary, this project will include neighborhood outreach prior to the HPC
Conceptual review as well as prior to the City Council review. Additionally,
enhanced public notice prior to the HPC hearing will be achieved via public
postings, advertisement in the local newspapers, and community mailers.
Neighborhood meetings will be scheduled once the City Council Meeting date is set.
A written summary of all outreach will be submitted as an addendum to this
application. Applicant has already started public outreach through discussions with
two local companies, WE-Cycle and Car Share, as well as the local Fire Department.
Plans for a bike terminal station adjacent to the 8th street Bus Station will bring
enhanced visibility and allow for community participation throughout the
development process. Car Share will offer dormitory users an option to reside
“carless” at this location. We have offered the non-historic portion of the building to
the Aspen Fire Department for use as a training area prior to demolition.
26.310 Amendment to Official Zone District Map
Applicant does not propose rezoning the development parcel to RMF (Residential
Multi Family) and requests the application be reviewed under the MU (Mixed Use)
Zoning District.
26.410 Residential Design Standards
Applicant understands the goal of the Residential Design Standards and believes
that the proposed design is in scale with the surrounding neighborhood and
character. The Historic Resource will be detached from its mid-century non-historic
addition and relocated to the front of the property, along the Hallam Street setback.
Furthermore, the Historic Resource home will be reconditioned to the original
exterior design, complete with front porch. This revitalization is possible by the
development of an additional structure on site, the dormitory.
The dormitory will be sited at the rear of the property along the existing alleyway
and be two stories in height. Material selection for the dormitory will serve three
purposes: follow Aspen’s history, meet certain climate requirements, and withstand
short term rental use. Applicant assumes this project will fall under the multi-family
category and only section 26.410.010.B.1 shall apply.
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Parcel ID 2735-123-04-002
No Exemptions are requested by the applicant.
26.410.01B.1. Only the following standards shall apply to multi-family housing: Subsection 26.410.040.A.1, Building
orientation, Paragraph 26.410.040.C.1.a, Access or, if not applicable, Paragraph 26.410.040.C.2.b, Garage setback and
Subsection 26.410.040D, Building elements, as outlined in said Section for multi-family buildings.
26.410.040. Residential Design Standards
A. Site design. The intent of these design standards is to encourage residential buildings that address the street in a manner which
creates a consistent "façade line" and defines the public and semi-public realms. In addition, where fences or dense landscaping exist
or are proposed, it is intended that they be used to define the boundaries of private property without eliminating the visibility of the
house and front yard from the street.
1. Building orientation. The front facades of all principal structures shall be parallel to the street. On corner lots, both
street-facing facades must be parallel to the intersecting streets. On curvilinear streets, the front facade of all structures
shall be parallel to the tangent of the midpoint of the arc of the street. Parcels as outlined in Subsection 26.410.010.B.4
shall be exempt from this requirement. One (1) element, such as a bay window or dormer, placed at a front corner of the
building may be on a diagonal from the street if desired.
C. Parking, garages and carports. The intent of the following parking, garages and carport standards is to minimize the potential for
conflicts between pedestrian and automobile traffic by placing parking, garages and carports on alleys or to minimize the presence of
garages and carports as a lifeless part of the streetscape where alleys do not exist.
1. For all residential uses that have access from an alley or private road, the following standards shall apply:
a) Parking, garages and carports shall be accessed from an alley or private road.
2. For all residential uses that have access only from a public street, the following standards shall be applied:
b) The front facade of the garage or the front-most supporting column of a carport shall be set back at least ten
(10) feet further from the street than the front-most wall of the house.
D. Building elements. The intent of the following building element standards is to ensure that each residential building has street-
facing architectural details and elements, which provide human scale to the facade, enhance the walking experience and reinforce local
building traditions.
1. Street oriented entrance and principal window. All single-family homes and duplexes, except as outlined in Subsection
26.410.010.B.4 shall have a street-oriented entrance and a street facing principal window. Multi-family units shall have at
least one (1) street-oriented entrance for every four (4) units and front units must have a street facing a principal window.
On corner lots, entries and principal windows should face whichever street has a greater block length. This standard shall
be satisfied if all of the following conditions are met:
a) The entry door shall face the street and be no more than ten (10) feet back from the front-most wall of the
building. Entry doors shall not be taller than eight (8) feet.
b) A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6') feet, shall be part of
the front facade. Entry porches and canopies shall not be more than one (1) story in height.
c) A street-facing principal window requires that a significant window or group of windows face street.
2. First story element. All residential buildings shall have a first story street-facing element the width of which comprises at
least twenty percent (20%) of the building's overall width and the depth of which is at least six (6) feet from the wall the
first story element is projecting from. Assuming that the first story element includes interior living space, the height of the
first story element shall not exceed ten (10) feet, as measured to the plate height. A first story element may be a porch or
living space. Accessible space (whether it is a deck, porch or enclosed area) shall not be allowed over the first story
element; however, accessible space over the remaining first story elements on the front façade shall not be precluded.
3. Windows.
a) Street-facing windows shall not span through the area where a second floor level would typically exist, which
is between nine (9) and twelve feet (12) above the finished first floor. For interior staircases, this measurement
will be made from the first landing if one exists. A transom window above the main entry is exempt from this
standard.
b) No more than one (1) nonorthogonal window shall be allowed on each facade of the building. A single
nonorthogonal window in a gable end may be divided with mullions and still be considered one (1)
nonorthogonal window. The requirement shall only apply to Subsection 26.410.010.B.2. 4. Lightwells. All
areaways, Lightwells and/or stairwells on the street-facing facade(s) of a building shall be entirely recessed
behind the front-most wall of the building.
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Parcel ID 2735-123-04-002
Historic Resource
Building Orientation of the relocated Historic Resource meets the requirement that
all street-facing facades be parallel to the intersecting streets.
Site parking will be located atop the existing Si Johnson Ditch culvert, located in the
northwest corner of the lot. Access is via the existing City of Aspen alleyway.
Parking will be partially covered and no garage doors are provided for in this
application.
The Building Elements of the Historic Resource, comprised of an approximately six-
hundred (600) square foot footprint (20’ x 30’), include multiple principal windows
along both street fronts. The windows are oversized wooden double-hung types,
commonly found in Aspen homes built during the late 1800’s and early 1900’s. One
of these windows faces Hallam Street, and two of these windows face 8th Street. The
entrance to the Historic Resource is oriented towards Hallam Street, although it will
not contain a residence. It has been sited following H.P.C. Design standards as well
as H.P.C. committee feedback.
The first story element, the rehabilitated front porch, does not meet the required
code depth of six (6) feet. A variance is requested for this deficiency. The dimensions
of the historic porch are 4’-6” deep x 10’-6” wide, for a total of forty-eight (48)
square feet. First story elements are required to be at least 20% of the total width,
which this element meets. The front porch is one-story in height, and will not
contain living space above. No windows on the Historic Resource pass through the
nine (9) and twelve (12) foot of finished first floor region. A transom window above
the entrance may be required by H.P.C. and applicant is happy to comply.
A benefit to the relocation of the Historic Resource is that it is centered on the lot, its
minimal building width allowing for two large open-spaces to be either side,
enhancing both the walking experience and dormitory user’s experience.
Dormitory
Building Orientation for the Dormitory structure follows the requirement in
regards to all street-facing facades be parallel to the intersecting streets.
This application provides two (2) off street covered parking spaces. If in-line
parking is allowed/preferred, two (2) additional parking spaces are available. Access
to the parking spot is via the existing City of Aspen alleyway. No garage doors are
provided for in this application.
The Dormitory is approx. 3,300 square feet and comprised of five (5) units. All five
(5) front doors face Hallam Street, and are all less than ten (10) feet from the front
most wall of the building. All the exterior doors proposed are standard height of
eighty (80) inches. A variance is requested in regards to the first story element on
the dormitory. Applicant feels the addition of a single, first story element, conflicts
with the five (5) dorm room design, as all entry are exterior and creating a common
entrance is not applicable. The basic square form, and being situated at the rear of
the project, helps to direct attention at the Historic Resource.
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Parcel ID 2735-123-04-002
Additionally, space is sparse at ground level, constrained by the ten feet between
building distance, the fifteen (15) foot Cottonwood tree setback, and the diagonal
ditch path. No windows on the Dormitory pass through the nine (9) and twelve (12)
foot of finished first floor region. No orthogonal windows are proposed in this
application.
26.415 Historic Preservation
Applicant understands the purpose and intent of the Historic Preservation Land
Use Code section and proposes to rejuvenate an Aspen Victorian building, and re-
purpose it as a gathering space with and eye at preserving and promoting Aspen’s
early ski resort culture. The Poppies building is currently designated as Historic
through Ordinance No. 37-2004. Applicant concurs with Staff in this designation as
an Aspen Victorian Property by definition. While the lot contained a structure in
1896, the footprint is not consistent with a revised map from 1904. Scrape-and-
replace development was not a likely occurrence a century ago; the prior structure
may have been lost in disaster. Applicant understands that approvals are required
for this development to occur. This land use application has been designed based
upon the guidelines of the "City of Aspen Historic Preservation Design Guidelines”.
At this time, no special considerations are requested. Applicant reserves the right to
special consideration in regards to economic and developmental benefits if
adjustments to the development application are made at the direction of the
reviewing committee. It is understood that this development application represents
a two-step process requiring both conceptual review and final review. The Applicant
seeks a certificate of appropriateness for a major development. Throughout the
review, the applicant understands that there is a process for amending plans, both
substantial and insubstantial, once approved.
This application includes all required documentation as required by Section
26.415.090.A.(1-9). Applicant requests approval for relocation of the historic portion
to the forefront of the property. The portion moved, the one-and-a-half level, would
move fifteen-and-a-half (15’-6”) feet to the south. No movement laterally will occur.
The Historic Resource to be moved is comprised of an approx. 600 square foot
footprint (20’ x 30’) that is a story-and-a-half (1-1/2) tall. Relocation will occur
completely on-site. The non-historic areas will be demolished; the remaining
structure shall be shored and braced. A heavy duty crane will swing the Historic
resource onto a temporary location towards the rear of the site while workers
prepare a new slab-on-grade foundation at the front of the site. Applicant feels this
relocation is appropriate as it provides an alternative to demolition while at the
same time opening up additional development areas on the site that are not possible
if the historic portion were to remain in the center of the lot. Included in the
application is a structural engineer’s assessment of the existing Historic Structure,
its ability to be relocated, and rehabilitation after the movement.
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Parcel ID 2735-123-04-002
Applicant believes that the relocation activity does not adversely affect the integrity
of the parcel or impact the property. Financial security in the form of a bond shall
be obtained prior to any relocation work occurs.
At time of application, Applicant requests two (2) variances be granted to the
project, both regarding Residential Design Standards; 1st Story Element. One of the
variances is a result of a historic condition that should not be changed. The other
has to do with space constraint and design interpretation.
At time of application, Applicant is unable to discuss parking reduction benefits as
this application requires a Special Review for parking.
It is understood by the applicant that the existing square footage cap in place by
Ordinance 34, 1994 precludes any request for a 500 square foot H.P.C. bonus.
26.430 Special Review
A special review is assigned to this application in regards to parking. Existing City
of Aspen Land Use Code does not specifically specify the number of required
parking spaces for a dormitory use. If multi-housing parking standards are to be
used, applicant requests how the definition “unit” applies to the dormitory.
Applicant hopes to work with the Planning and Zoning Commission to understand
the off-street parking needs required for a development of this type.
D. Off-street parking requirements. Whenever a special review is conducted to determine a change in the off-street
parking requirements, it shall be considered in accordance with the standards set forth at Chapter 26.515.
The existing number of parking spaces on-site is zero (0). The proposed conditions
call for two (2) spaces. If in-line parking is allowed/preferred, two (2) additional
parking spaces are available. It is the intent of the applicant to provide alternative
options to owning an automobile while living in the dormitory. Some of the alternate
options include; close proximity to public transportation, membership in Aspen’s
“Car Share” program, and membership with We-Cycle, a bike sharing program. As
a last resort, on-street parking along 8th street is plentiful and under used. While
potential dormitory users will not be precluded if they own an automobile, the likely
hood that the majority of users own or have access to a vehicle is low. All dormitory
users must meet the APCHA income guidelines.
Analysis of similarly situated properties in the Mixed Use Zone district is nearly
impossible as this dormitory is a first in many regards. Other affordable housing
projects do appear in Mixed Use Zone districts but are for-sale and full-time units.
These projects do offer off-street parking but are deficient in the code requirements.
These projects offered cash-in-lieu, on-street parking, as well as satellite locations.
26.470.070 Planning and Zoning Commission applications
4. Affordable housing. The development of affordable housing deed-restricted in accordance with the Aspen/Pitkin County Housing
Authority Guidelines shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on the
following criteria:
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Parcel ID 2735-123-04-002
a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing Authority. A recommendation from
the Aspen/Pitkin County Housing Authority shall be required for this standard. The Aspen/Pitkin County Housing
Authority may choose to hold a public hearing with the Board of Directors.
b. Affordable housing required for mitigation purposes shall be in the form of actual newly built units or buy-down units.
Off-site units shall be provided within the City limits. Units outside the City limits may be accepted as mitigation by the
City Council, pursuant to Paragraph 26.470.090.2. If the mitigation requirement is less than one (1) full unit, a cash-in-lieu
payment may be accepted by the Planning and Zoning Commission upon a recommendation from the Aspen/Pitkin County
Housing Authority. If the mitigation requirement is one (1) or more units, a cash-in-lieu payment shall require City Council
approval, pursuant to Paragraph 26.470.090.3. A Certificate of Affordable Housing Credit may be used to satisfy
mitigation requirements by approval of the Community Development Department Director, pursuant to Section 26.540.080
Extinguishment of the Certificate. Required affordable housing may be provided through a mix of these methods.
c. Each unit provided shall be designed such that the finished floor level of fifty percent (50%) or more of the unit's net
livable area is at or above natural or finished grade, whichever is higher. This dimensional requirement may be varied
through Special Review, Pursuant to Chapter 26.430.
d. The proposed units shall be deed-restricted as "for sale" units and transferred to qualified purchasers according to the
Aspen/Pitkin County Housing Authority Guidelines. The owner may be entitled to select the first purchasers, subject to the
aforementioned qualifications, with approval from the Aspen/Pitkin County Housing Authority. The deed restriction shall
authorize the Aspen/Pitkin County Housing Authority or the City to own the unit and rent it to qualified renters as defined
in the Affordable Housing Guidelines established by the Aspen/Pitkin County Housing Authority, as amended.
The proposed units may be rental units, including but not limited to rental units owned by an employer or nonprofit
organization, if a legal instrument in a form acceptable to the City Attorney ensures permanent affordability of the units.
The City encourages affordable housing units required for lodge development to be rental units associated with the lodge
operation and contributing to the long-term viability of the lodge. Units owned by the Aspen/Pitkin County Housing
Authority, the City of Aspen, Pitkin County or other similar governmental or quasi-municipal agency shall not be subject
to this mandatory "for sale" provision.
e. Non-Mitigation Affordable Housing. Affordable housing units that are not required for mitigation, but meet the
requirements of Section 26.470.070.4(a-d). The owner of such non-mitigation affordable housing is eligible to receive a
Certificate of Affordable Housing Credit pursuant to Chapter 26.540.
This application has not yet been to the APCHA Board although a previous version
was heard by board members, and the majority had positive comments towards the
proposal. This project includes all new units located with-in the city limits. All units
comply with the 50% above grade standard. All units will be considered rental units
by legal instrument in a form acceptable to the City Attorney to ensure permanent
affordability. The proposed units are not developed for any other developmental
project and applicant requests the units be eligible to receive Certificate of
Affordable Housing Credit.
26.515 Off-Street Parking
Applicant understands that parking is a red-button subject when it comes to
development in Aspen. Existing conditions currently provide zero (0) off-street
parking spots. As required by code, this application provides for off-street parking
spaces as a result of redevelopment. Access of said parking area is via alleyway.
It is the intent of the applicant to provide alternative options to owning an
automobile while living in the dormitory.
Chapter 26.540 Affordable Housing
The purpose of this section of code is to promote development of affordable housing
as well as establish an option for housing mitigation that immediately offsets the
impacts of development. This application represents affordable housing created on a
voluntary basis and includes the following required information; The net livable
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Parcel ID 2735-123-04-002
square footage of each unit (150 s.f./F.T.E), the proposed category designation of
rental restriction for each unit (Cat 2), and the proposed employees housed by the
affordable housing units in increments of no less than one-one-hundredth (.01) (20).
26.540.070 Review criteria for establishing an affordable housing credit
An Affordable Housing Credit may be established by the Planning and Zoning Commission if all of the following criteria
are met. The proposed units do not need to be constructed prior to this review.
A. The proposed affordable housing unit(s) comply with the review standards of Section 26.470.070.4(a-d).
B. The affordable housing unit(s) are not an obligation of a Development Order and are not otherwise required
by this Title to mitigate the impacts of development.
The proposed affordable housing units comply with the review standards found in
section: 26.470.070.4(a-d)
4. Affordable housing. The development of affordable housing deed-restricted in accordance with the Aspen/Pitkin
County Housing Authority Guidelines shall be approved, approved with conditions or denied by the Planning and Zoning
Commission based on the following criteria:
a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing Authority. A
recommendation from the Aspen/Pitkin County Housing Authority shall be required for this standard. The
Aspen/Pitkin County Housing Authority may choose to hold a public hearing with the Board of Directors.
b. Affordable housing required for mitigation purposes shall be in the form of actual newly built units or buy-
down units. Off-site units shall be provided within the City limits. Units outside the City limits may be accepted
as mitigation by the City Council, pursuant to Paragraph 26.470.090.2. If the mitigation requirement is less than
one (1) full unit, a cash-in-lieu payment may be accepted by the Planning and Zoning Commission upon a
recommendation from the Aspen/Pitkin County Housing Authority. If the mitigation requirement is one (1) or
more units, a cash-in-lieu payment shall require City Council approval, pursuant to Paragraph 26.470.090.3. A
Certificate of Affordable Housing Credit may be used to satisfy mitigation requirements by approval of the
Community Development Department Director, pursuant to Section 26.540.080 Extinguishment of the
Certificate. Required affordable housing may be provided through a mix of these methods.
c. Each unit provided shall be designed such that the finished floor level of fifty percent (50%) or more of the
unit's net livable area is at or above natural or finished grade, whichever is higher. This dimensional
requirement may be varied through Special Review, Pursuant to Chapter 26.430.
d. The proposed units shall be deed-restricted as "for sale" units and transferred to qualified purchasers
according to the Aspen/Pitkin County Housing Authority Guidelines. The owner may be entitled to select the
first purchasers, subject to the aforementioned qualifications, with approval from the Aspen/Pitkin County
Housing Authority. The deed restriction shall authorize the Aspen/Pitkin County Housing Authority or the City
to own the unit and rent it to qualified renters as defined in the Affordable Housing Guidelines established by
the Aspen/Pitkin County Housing Authority, as amended.
The proposed units may be rental units, including but not limited to rental units owned by an employer or nonprofit
organization, if a legal instrument in a form acceptable to the City Attorney ensures permanent affordability of the units.
The City encourages affordable housing units required for lodge development to be rental units associated with the lodge
operation and contributing to the long-term viability of the lodge.
Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen, Pitkin County or other similar
governmental or quasi-municipal agency shall not be subject to this mandatory "for sale" provision.
(Ord. No. 6-2010, §5; Ord. No. 32-2012, §1)
The proposed affordable housing units comply with the Guidelines of the
Aspen/Pitkin County Housing Authority. A recommendation is not included in this
application although a similar version was represented to the APCHA Board. All
units will be newly built, within the city limits, and with a finished floor level above
grade. Units will be available as rental units stipulated by a legal instrument in a
form acceptable to the City Attorney that ensures permanent affordability of the
units.
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Parcel ID 2735-123-04-002
26.575.020 Calculations and Measurements
Applicant accepts and understands all sections of 26.575.020. The design
represented in this application meets all subsections of the Calculations and
Measurements. Drawings and calculations regarding the demolition of the non-
historic portion will be submitted at time of building permit submission.
26.710.180 MU Zone District
Affordable multi-family housing is a permitted use in the Mixed Use Zone District.
The applicant’s lot, six thousand (6,000) square feet, meets the M.U. minimum lot
size. Setbacks are as follows: front yard ten (10) feet, side yard five (5) feet, rear
yard five (5) feet. The allowable height for this application is a maximum of twenty-
eight (28) feet. Applicant proposes two structures, a two (2) story dormitory
building and the historic resource which is a one-and-a-half (1 ½) story building.
Neither will reach the maximum height limit. The requirement for public amenity
space in the mixed use zone district is 25% of the lot, or fifteen hundred (1,500)
square feet. Public amenity space is provided in two areas, either side the Historic
Resource. Each space is approximately nine hundred (900) square feet and will
feature out-door seating areas, public and private bike racks, and pedestrian-
oriented open space. Floor Area Ratio, or FAR, in the MU zone district is set at 2:1.
This application proposes an FAR ratio of .75:1. The property is currently limited to
a maximum FAR of four thousand (4,000) square feet by Ordinance No. 34 1994.
This applications goal is to meet the Ordinance No. 34 requirements through a
scaled back development. It is understood that no multi-family unit proposed can be
over the two thousand (2,000) square foot cap.
26.710.090 RMF Zone District
Applicant does not propose rezoning the development parcel to RMF (Residential
Multi Family) and requests the application be reviewed under the MU (Mixed Use)
Zoning District.
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Parcel ID 2735-123-04-002
The following is a response to City of Aspen Historic Preservation design Guidelines. As
required by the Pre-Application Summary document.
834 W. Hallam is classified as a “Miner’s Cottage” Gable-end type Residence.
Chapter 1: Streetscape and Lot Features
1.1-1.6 Fences
Current conditions at 834 W. Hallam consist of a wrought iron fence along the south
property line. Applicant proposes removal of existing fence along the south property line,
and does not propose any fences in the new development application but is open to
direction from H.P.C. Existing wrought iron fence does not match historical photographs
of the site.
1.7-1.8 Retaining Walls are not proposed, site is flat with a slight fall to the North.
1.9 Walkways
Application will maintain the established progression currently in use from the City of
Aspen sidewalk, along a semi-public walkway to the reconditioned front porch of the
Historic Resource.
1.10 -1.14 Private yard
The historic front yard is preserved by this application even with relocation of the
Historic Resource. Two yard areas, each approximately 900 square feet lay either side of
the Historic Resource, which shall be sited centrally at the South end of the lot. The
corner of Hallam and 8th Street, the entrance to Aspen, will feel more like a park.
While not on the property, seven mature cottonwood trees line the City right-of-way
providing excellent shade to the site. All development respects the additional setbacks as
requested by City of Aspen Park Department.
1.15 Site Lighting
All exterior lights for both the Historic Resource and the dormitory building will meet
City of Aspen standards. Proposed lighting shall be either recessed or shielded.
1.16-1.17 Streetscape
Significant landscape features for this site include the Si-Johnson irrigation ditch, and
seven (7) mature cottonwood trees (addressed in the Private Yard section). The Si-
Johnson ditch starts up the Castle Creek valley and has many share owners, the majority
held by the City of Aspen. The ditch crosses Hallam Street at the 8th Street intersection
traveling from the southwest corner to the northeast corner by culvert. This occurs within
the surfaces of C.O.A. R.O.W. The ditch continues along the west property line for
approximately sixty (60) feet before angling eastward across the site, creating a triangle
shaped island of developable land in the northwest corner. Halfway across the diagonal
path, a new culvert starts, and carries the ditch through the remainder of the site and
across the alley. This applicant requests replacement of the existing culvert with new
materials, and extension of the culvert to the site property line. The new development
proposes a parking area atop the culvert area.
Chapter 2: Historic Building Materials
2.1-2.4 Preserve original building materials
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Parcel ID 2735-123-04-002
The exterior of the Historic Resource is in relatively good shape for its age and prior
uses. Non-historic additions caused removal of the Historic north façade and east façade;
both will need to be replaced. This application proposes to remove the enclosure walls
and rehabilitate the front porch to the standard seen in the cover photo of this Land Use
Application. All historic materials that can be restored for reuse will be. A historically
licensed contractor will perform all work.
2.5-2.6 Repair of Materials
The majority of this Historic Structure is made of wood, and replacement materials can
be located if needed. A brick and mortar chimney does pass through the structure and sits
24” above the existing ridge line. It is not known at this time if the interior fireplace will
be retained, but the chimney shall remain and be rehabilitated.
2.7-2.8 Replacement Materials
Replacement materials will not be synthetic if replacement is necessary.
2.9 Covering Materials
All existing exterior materials remain free of coverings and will continue to do so.
Chapter 3: Windows
3.1-3.2 Treatment of Windows
The Historic Resource contains three (3) large double hung windows, one facing Hallam,
and two facing 8th Street. The framework, glass, and finish will be able to be restored. The
applicant proposes a new window on the east façade (24”x24”) for natural bathroom ventilation.
Upstairs are a pair of tall double-hung windows facing Hallam Street, they appear to be in the
same condition as the downstairs double hung windows. The upstairs North façade has a single
double hung window that was reduced in size after a non-historic addition. Applicant proposes to
restore window to its historic size.
3.3-3.7 Replacement Windows
All replacement windows will use the same material the existing historic windows use.
The existing conditions along 8th street show three (3) large double hung windows.
Applicant proposes to remove the northern most window as part of the development
application. Upon close inspection, the sill of the northern most windows does not match
the other two, signaling it most likely was matched during the non-historic addition.
3.8 Energy Conservation
Applicant does not foresee installing storm windows. Development will comply with the
2009 I.E.E.C.
Chapter 4: Doors
4.1-4.4 Treatment of Doors
Applicant proposes a new front door to be in following of the Miner’s Cabin style. The
project only proposes two doors for the Historic resource, an entry door at the front of the
building, and entry door at the rear of the building. Both will be half glass with raised
wood panel. No transom’s are planned, but applicant is open to suggestion from H.P.C.
4.5 Replacement Doors
All Doors will be replaced, and will be simple raised panel doors with half glass.
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Parcel ID 2735-123-04-002
4.6 Energy Conservation
Applicant does not foresee installing storm windows. Development will comply with the
2009 I.E.E.C.
Chapter 5: Porches
5.1-5.4 Treatment of Porches
Applicant proposes to remove the existing enclosure surrounding the historic porch and
replace the key features. Replacement wood turned posts will be installed, along with all
architectural details, evidenced in the attached historic photographs. The size of the
historic porch will be recreated as evidenced from historic photographs.
5.5 Porch replacement
All materials used in the porch reconstruction shall appear similar to original materials.
Chapter 6: Architectural Details
6.1-6.6 Architectural Details
Application includes preservation of all significant architectural details. The subject
building contains turned posts, window and porch wood working, and a brick chimney.
Whiles some wood work will need to be replaced, the majority can be rehabilitated.
Chapter 7: Roof
7.1-7.7 Treatment of Roofs
The Historic Resource has an existing roof that is in good condition. The development
application does not include plans for any alterations from its existing form. Applicant
does propose a re-roof with wood shake shingles. An existing brick chimney sites atop
the ridge line. While the proposal does not include an operating fireplace in the Historic
resource, the original chimney will remain atop the ridge line. Some rehabilitation to the
brick will need to be done. The Historic has two small dormers on either side of the roof.
The application includes rehabilitation of these roof details.
7.8-7.11 Materials
All materials used in the roof reconstruction shall appear similar to original materials as
evidenced from historic photographs.
Chapter 8: Secondary Structures
8.1-8.5 Secondary Structures
This site does not include a historic secondary structure.
Chapter 9: Building Relocation & Foundations
9.1-9.7 Relocation & Foundations
This application does include a request for relocation of the Historic Resource. This
projects location is outside the historic district although the site has landmark
designation. Proposal includes repositioning the Historic Resource to the south property
line in order to give it a greater presence to Hallam Street and the Entrance of Aspen. No
lateral movement of the Historic is proposed, allowing the generous side yards to remain.
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Parcel ID 2735-123-04-002
At all times, the historic resource will remain on-site and in its original orientation.
Chapter 10: Building Additions
10.1-10.2 Building Additions
Existing conditions include non-historic additions to this property. This application
proposes to remove all non-historic additions.
10.3-10.11 New Additions
This application includes a new building addition proposed at the rear of the site. The
addition has been designed to hide in the background and allow the Historic Resource
greater recognition. The proposed design is located within all existing setbacks although
if HPC is interested, applicant would like to propose moving the new construction further
away from the Historic Resource by creating a zero lot line along the north property line.
No linking element or connection is included in this application. The addition proposed
shows a flat roof system, applicant understands that generally this style is inappropriate.
The flat roof is a result of applicants’ interest in providing a “green roof”. A sloped roof
can be implemented if HPC does not approve the proposed design.
10.12-10.14 Rooftop Additions
This application does not include a rooftop addition.
Chapter 14: General Guidelines
14.1-14.2 Accessibility
The proposed design considered American with Disabilities Act (ADA) design
guidelines.
14.3-14.5 Color
Applicant is open to any color and understands that simple schemes work the best.
14.6-14.8 Lighting
Exterior lighting for this project will comply with City Of Aspen Land Use Code. All
exterior lighting will be either recessed or shielded from view. Applicant understands that
HPC will have final review on all lighting proposed.
Respectfully Submitted,
Amos Underwood
The PBR Workshop
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This map/drawing/image is a graphical representation
of the features depicted and is not a legal
representation. The accuracy may change
depending on the enlargement or reduction.
Copyright 2014 Aspen/Pitkin GIS
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NOTE: To determine density, a point was placed on
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834 W HALLAM ST
RESIDENTIAL UNIT
DENSITY ANALYSIS
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Aspen Historic Preservation
Land Use Application Requirements, Updated: May 29, 2007
General Information
Please check the appropriate boxes below and submit this page along with your application. This
information will help us review your plans and, if necessary, coordinate with other agencies that
may be involved.
YES NO
Does the work you are planning include exterior work; including additions,
demolitions, new construction, remodeling, rehabilitation or restoration?
Does the work you are planning include interior work; including remodeling,
rehabilitation, or restoration?
Do you plan other future changes or improvements that could be reviewed at this
time?
In addition to City of Aspen approval for a Certificate of Appropriateness or No
Negative Effect and a building permit, are you seeking to meet the Secretary of
the Interior's Standards for Rehabilitation or restoration of a National Register of
Historic Places property in order to qualify for state or federal tax credits?
If yes, are you seeking federal rehabilitation investment tax credits in
conjunction with this project? (Only income producing properties listed
on the National Register are eligible. Owner-occupied residential
properties are not.)
If yes, are you seeking the Colorado State Income Tax Credit for
Historical Preservation?
Please check all City of Aspen Historic Preservation Benefits which you plan to use:
Rehabilitation Loan Fund Conservation Easement Program Dimensional Variances
Increased Density Historic Landmark Lot Split Waiver of Park Dedication Fees
Conditional Uses Exemption from Growth Management Quota System Tax
Credits
x
x
x
x
x
x
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ATTACHMENT 2 –LAND USE APPLICATION
PROJECT:
TYPE OF APPLICATION: (please check all that apply):
Name:
Location:
(Indicate street address, lot & block number, legal description where appropriate)
Parcel ID # (REQUIRED)
APPLICANT:
Name:
Address:
Phone #:
REPRESENTATIVE:
Name:
Address:
Phone #:
GMQS Exemption Conceptual PUD Temporary Use
GMQS Allotment Final PUD (& PUD Amendment) Text/Map Amendment
Special Review Subdivision Conceptual SPA
ESA – 8040 Greenline, Stream
Margin, Hallam Lake Bluff,
Mountain View Plane
Subdivision Exemption (includes
condominiumization)
Final SPA (& SPA
Amendment)
Commercial Design Review Lot Split Small Lodge Conversion/
Expansion
Residential Design Variance Lot Line Adjustment Other:
Conditional Use
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
Have you attached the following? FEES DUE: $_________
Pre-Application Conference Summary
Attachment #1, Signed Fee Agreement
Response to Attachment #3, Dimensional Requirements Form
Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards
3-D Model for large project
All plans that are larger than 8.5” X 11” must be folded. A disk with an electric copy of all written text
(Microsoft Word Format) must be submitted as part of the application. Large scale projects should include an
electronic 3-D model. Your pre-application conference summary will indicate if you must submit a 3-D model.
Poppie's
834 W. Hallam, Aspen Colorado 81611 (Block 10 Lot K & L)
2735-123-04-002
Matthew Brown
515 W. Gillespie Aspen Colorado 81611
215.266.5211
the pbr workshop
Po Box 512 Snowmass Colorado 81654
970.274.0481
x
Existing structure is 2,882 Sq.Ft. restaurant that includes 1,200 Sq.Ft. Victorian era Historic Resource.
Ord. 34 of 1994 caps maximum floor area at 4,000 Sq.Ft. Zoning is Mixed Use. 6,010 Sq.Ft. of lot area.
Applicant requests removal of 1,682 Sq.Ft. non-historic building. Relocation of the Historic Resource on-site,
4,165.00
x
x
x
x
conversion of Historic Resource into Common Area, and addition of 3,300 Sq.Ft. 2 story dormitory building.
x
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ATTACHMENT 3
DIMENSIONAL REQUIREMENTS FORM
Project:
Applicant:
Location:
Zone District:
Lot Size:
Lot Area:
(for the purposes of calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, easements, and steep slopes. Please refer to the
definition of Lot Area in the Municipal Code.)
Commercial net leasable: Existing:__________Proposed:___________________
Number of residential units: Existing:__________Proposed:___________________
Number of bedrooms: Existing:__________Proposed:___________________
Proposed % of demolition (Historic properties only):__________
DIMENSIONS:
Floor Area: Existing:_________Allowable:__________Proposed:________
Principal bldg. height: Existing:_________Allowable:__________Proposed:________
Access. bldg. height: Existing:_________Allowable:__________Proposed:________
On-Site parking: Existing:_________Required:___________Proposed:________
% Site coverage: Existing:_________Required:___________Proposed:________
% Open Space: Existing:_________Required:___________Proposed:________
Front Setback: Existing:_________Required:___________Proposed:________
Rear Setback: Existing:_________Required:___________Proposed:________
Combined F/R: Existing:_________Required:___________Proposed:________
Side Setback: Existing:_________Required:___________Proposed:________
Side Setback: Existing:_________Required:___________Proposed:________
Combined Sides: Existing:_________Required:___________Proposed:________
Distance Between
Buildings
Existing ________Required:__________Proposed:_____
Existing non-conformities or encroachments:___________________________________
_______________________________________________________________________
Variations requested: ______________________________________________________
________________________________________________________________________
Poppie's - A new Dormitory
Matthew Brown
834 W. Hallam Street City & Townsite of Aspen Block 10 Lot k&l
Mixed Use (MU)
6,010 Sq. Ft.
5,860 Sq. Ft.
2,882 Sq.Ft.4,000 Sq.Ft.
42%
1 5
2 20
Variance requested for R.D.S. 1st Story Element on both
<28'-0" 28'-0"
10'
5'
4,000
n/a
n/a
0
n/a
n/a
2,882
28'-0"
43%49%
57%51%
18'-8"10'-6"
5'-6"3'-8"
22'-4"15'16'-0"
4'-8"5'5'-3"
15'-6"5'
5'-3"20'-2"10'
10'-6"
na 10'10'-3"
Rear Setback bust by 1'-4". East Side
Setback bust by 4". N.W. building corner 12" inside ditch easement.
4,000
<28'-0"
<28'-0"
2-4
Historic Resource and Dormitory
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