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Home My WebLink AboutLand Use Case.HP.501 W Main St.HPC036-99Â·/V. ". , 1.-4 -1 L. f C P .. . 1111111 lilli 111111 lilli lilli 111111 lilli 111 lilli lili lili 445976 08/10/2000 10:28A RESOLUTI DAVIS SILVI 1 of 3 R 15.00 D 0.00 N 0.00 PITKIN COUNTY CO RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT TO REMODEL A DUPLEX AND FOURPLEX AT THE CHRISTIANA LODGE, 501 W. MAIN STREET, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID# 2735-124-49-001 RESOLUTION NO. 5-, SERIES OF 2000 WHEREAS, the applicant, 501 W. Main LLC/Austin Lawrence Partners -LLC, represented by Stryker/Brown Architects, request minor HPC approval to remodel two buildings at the Christiana Lodge, 501 W. Main Street, Lots A-I, Block 31, City and Townsite of Aspen. The property is located in the Main Street Historic District; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.415.010.B.4 of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the 5' parcel and with development on adjacent parcels when the subject site is in a "H, Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and , 1111111 lilli mi lilli lilli 111111 lilli 111 lilli lili lili 445976 08/10/2000 10:28A RESOLUTI DAVIS SILVI 2 of 3 R 15.00 D 0.00 N 0.00 PITKIN COUNTY CO ; WHEREAS, Amy Guthrie, in her staff report dated February 9, 2000, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with Conditions; and WHEREAS, at their regular meeting on February 9, 2000, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of 6 to 0. NOW THEREFORE, BE IT RESOLVED: That minor development for the property located at 501 W. Main Street, Lots A-I, Block 31, City and Townsite of Aspen, as presented at the February 9, 2000 meeting, be approved with the following conditions: 1. The handrail as presented in the exhibit dated Feb. 9th and the stone veneer wrapping the corner detail of the building are approved. 2. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 3. 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 '..TN, 4. All representations made by the applicant in the application and during public Preservation Officer prior to applying for the building permit. meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. APPROVED BY THE COMMISSION at its regular meeting on the 9th day of February, 2000. Approved as to Form: 11_ _ 114 _ ) -0- DaÂ¥/d Hoefer, Assistant dity Attorney L. f 4 ' I Illill lilli mi lilli lilli 111Ill lilli Ill lilli lili lili 445976 08/10/2000 10:28A RESOLUTI DAVIS SILVI - of 3 R 15.00 0 0.00 N 0.00 PITKIN COUNTY CO Approved as to Content: HISTORIC PRESERVATION COMMISSION Sttzan~6 Reid, Chdirman ATTEST: 1419 1411--1 Kathy Stric and, Chief Deputy Clerk V- MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce 0hlson, Deputy Planning Director<Ao FROM: Amy Guthrie, Historic Preservation Officer RE: 501 W. Main Street- minor review DATE: February 9,2000 (Public Hearing continued from January 12,2000) SUMMARY: The applicant requests HPC approval to replace exterior materials and make modifications to two non-historic buildings at the Christiana. The Christiana is listed on the "Inventory of Historic Sites and Structures" which notes the presence of a very early 1880's log cabin on the property. Other buildings on the site include the main lodge, remodeled into its current appearance by local architect Charlie Patterson in the early 1960's, two Pan Abode kit houses built in the early 1960's, and the duplex and fourplex that are the subject of this application, which were built in about 1973. At the January 12th meeting, the HPC directed the applicant to simplify the proposed materials so that the buildings would not compete visually with the historic cabin on the site. Revised drawings are attached. APPLICANT: 501 W. Main LLC/Austin Lawrence Partners LLC, represented by Stryker/Brown Architects. LOCATION: 501 W. Main Street, Lots A-I, Block 31, City and Townsite of Aspen. ZONING: Office Zone District with a Lodge Preservation Overlay and Historic District Overlay. Listed on the "Inventory of Historic Sites and Structures." MINOR DEVELOPMENT No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side 1 yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with # the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. Response: The project involves a "facelift" for the two most recently constructed buildings on the property. The buildings are currently very simple in character, with low pitched roofs, stucco on the ground floors, log siding on the upper floors, and metal slider windows. Most of the exterior materials on the two affected buildings will be replaced, and large dormers, new railings and other decorative features will be added. Stone is proposed on areas of the first floors, and wood siding on the upper floors. All windows will be replaced, mostly with double hung, vertically oriented windows. The primary period of significance for the Main Street District is the mining era, the time in which most historic resources on Main Street were built. A major part of the character of the district though comes from the motels and commercial buildings developed as part of the ski industry. Generally, the buildings on Main Street are wood and brick for the Victorian era structures, and stucco and manufactured logs for the early ski era buildings. Staff finds no historic significance in the buildings proposed to be remodeled at the Christiana, and has no issue with the concept of the alterations as proposed. The materials have been simplified from the previous application. Log columns, "wavy board" siding has been eliminated, and there is less complexity in the use of the materials. Further information is needed about the appearance of the railings. Staff also recommends the HPC discuss the areas on the first floor of the fourplex where the stone veneer is only on one wall and does not wrap around the corners of the building. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Staff commends the applicant however for working with the existing lodge complex, which has been part of the history and character of Main Street for 40 years, rather than proposing to raze the structures. With the revisions to materials, the buildings will be consistent with the character of the historic district. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. 2 Response: The project will not affect the significance of the historic structure on the site, the Callahan log cabin. This cabin is not directly affected by the project and remains a good example of an early 1880's log cabin. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereoÂ£ Response: The project has been revised so that the buildings provide a simple backdrop for the historic cabin. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that the HPC approve the application for 501 W. Main Street, as revised for the February 9, 2000 meeting, with the following conditions: 1. Further information is needed at the February 9th meeting about the appearance of the railings. Staff also recommends the HPC discuss the areas on the first floor of the fourplex where the stone veneer is only on one wall and does not wrap around the corners of the building. 2. There shall be no deviations from the exterior elevatioils as approved without first being reviewed and approved by HPC staff and monitor. 3. 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. 4. 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. Exhibits: A. Staff memo dated February 9,2000. B. Original application. C. Revised drawings. 3 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT TO . REMODEL A DUPLEX AND FOURPLEX AT THE CHRISTIANA LODGE, 501 W. MAIN STREET, CITY AND TOWNSITE OF ASPEN, COLORADO A PARCEL ID# 2735-124-49-001 RESOLUTION NO. , SERIES OF 2000 WHEREAS, the applicant, 501 W. Main LLC/Austin Lawrence Partners LLC, represented by Stryker/Brown Architects, request minor HPC approval to remodel two buildings at the Christiana Lodge, 501 W. Main Street, Lots A-I, Block 31, City and Townsite of Aspen. The property is located in the Main Street Historic District; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.415.010.B.4 of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, Amy Guthrie, in her staff report dated February 9, 2000, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at their regular meeting on February 9, 2000, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of_ to _. NOW THEREFORE, BE IT RESOLVED: That minor development for the property located at 501 W. Main Street, Lots A-I, Block 31, City and Townsite of Aspen, as presented at the February 9, 2000 meeting, be approved with the following conditions: 1. Further information is needed about the appearance of the railings. Staff also recommends the HPC discuss the areas on the first floor of the fourplex where the stone veneer is only on one wall and does not wrap around the corners of the building. 2. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 3. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this proj ect. 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. 4. 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. APPROVED BY THE COMMISSION at its regular meeting on the 9th day of February, 2000. Approved as to Form: David Hoefer, Assistant City Attorney .6 I - Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: Kathy Strickland, Chief Deputy Clerk -- $ 14 -4-; M ... f[3 - ,- 46 \ 392.Â·1 . T - -*-- 46Â° , ,-*45-~ - .4, 140 4 .. 9&' 11 \ 1 :... I. i - 9 t r i . \ 1 . # \ .. r- N '5-09'11-W 270.00' r F. / 1 'le .. .0 | ~'' ~061 1 11 -8 1 1 \ 1 / 41 \ f 122#5- i L \-l : 1 ..leÂ¥ 1 .2--9-1 1 * \ / 1 1 4%931* 1. 1 Â· Â·4,4,1 9 8. \0 .,r. ..:'fl:.' 'il \ W TO ,-i *-Â·-2 ~F-rlÂ·r' 1 .1 ~ / w f I Z Â·- 1 \ , \* t I 1. , 1 \ 1 4/ i|. i ... - -- 411 10 F f Â·Â·tlsÂ·x- 1 --1.------7 [r-... -. ..-.--.... -...- - 30 i 0 1,1. - 6 1 + I t- .tâ€¢. ' --r -- 9 0%(>~ 7.1 - \ 1 4.,7 436 .' 0 1 -1 ------* - '., 19 1 - 111 . $' ..i $ .0 Rtpf - 4,4 Ja, -- I . /0 ..70 , -il 10 ... .4. i4i 1 F*.FE.9 ; , O. '10 \ f i cE* .-\ .0. / 4 4 , 3, .-- r # 1 -- f / 1 0 75-09'll E 270.00' i ,0 4 00 ! I 1 1 7 I â€¢ - 6... Â¥$ F<14-1%4 ZÂ»F ITIA-4_ 614120~/ k'~ <50'- O% .829$-b -3\ t-ff pin i Lit e) 4-5049- . 9,2.. n ~ 17â‚¬V 6 brown e e. 1\4 1â€ž 0- ARCHITECTS ~,0.-- EXISTING IK]OFING r 8-6 HOHIZONTAL LOG e. 0 - 11 ilial-TEJELE -" i. trÂ·Â·Â·~~ 1 1 'tha-- 1 r-:-- 3- r -1. v. 7 - CEDAR SHAKE SHINGLES | | ; *-- Er HORIZ WAVY BOARD g.j-LT I ,1 ! i }U 1 -7%4 *000 Emil iml - fr)| VERTICAL LOG . 3,Â·rE'HÂ·418:H_Jk--Mf' togÂ·rr U. , . 2 X 12 WOOD FASCIA BOARD ---LE__ I - 1 .. a i - 06 Al-Fl Â· BOARD & BATTEN LI m-~-- le VERTICAL 11 1 I I I .--1 ....y- . ~--:- MIL.? 1!. 11 Mt -- = ' -1 1 '1 100-0- o CHRISTIANA Aspen. Colorado WEST ELEVATION DATE: ISSUE: 1221/99 HPC APPROVAL 1 1 : 11 125'Â·fr 1, , ' , e CEDAR SHAKE SHINC,LES 1 Ill 1 1 . .1 .1 127-2 11-Â· Â·Â· 1 1 Ill 1 .1, .. 1 1 Â· 0 t'/ i 1 / EXISTING ROOFING h#- fA Md 11, lilit. 1 U=I5ZJEUIC-1 1 --,1.-~ 115-0- IMu~-*444Â·%4'"1~ 111 11 I [Ii HI ' )'! ' 1 ~~~-7'74~ ii iii i ir.77#TrrÂ·in ' --r I r----7 1.1.-4 1.....irl' 111 11111~ ... %-1,- 1 ': 1 1 1 - '1 1-, Â· 1 â€žU..1. //.m_Â· Â¥11 111 Ill 111 i...-1 .1 11/1....4 2 2*WAT~24 -,0 + 1 1 1 3-Â·; - it 1 1. !4 11:---9 Elll .111111 111. CEDAH SHINGLES ~H4a64~4~'~rr 13 1 1 ..... :1 46 ~ ~~ i' . r.. r 1 :'. ....4 . ... i Iii I m 1 1] 1 1' 11 i 1.1.-4220 U lj 14,0 .. r. MÂ·.â€ž- 1.- 1 C=L.--1 â€ž , â€ž 1 11 11 r-TTT-1-1-T-N-Tr-rt-i ' 111 111 1[1 111 111 111 It] ill 111 HI ' 1 '09,0. - ,#111 111 111 111111 111 111 111 lilli ; R C ' ' 1.111 111 1 11 11J..1LL-LLL-LU-lit 11 1 1 4---,---0-- 127| VEATICAL LOG 0% , L y 1 1 0/ i N 'i-Â·Ric lit I AL- I 1 1 1 1. 4 .: 151> - -711 111 111 111 ---11 11 / i '-7------- le-VEFITICAL - Â·- ~496-8449 -_ West Elevation 11 BOARD & BATTEN Duplex t- t r.1 South Elevation E J L__23 ,/liWi f 1 \1.1 1 1 1 /1 lou o" 3 - 11 , 1 1,, 1.11 1 ,~~ ~-:tb ~ - tAr =1'-O' SCALE 1 0 < Al.-:r, fl -" ~ A 3.1 .. S. . '2-2..H22 / '44*86.*.9*70 7-2'tt 4 At . 1-6- brown 9- 177 4 0-1,9 0. 4034-. e *10 i. .0 -- Ex ISTING nOOFING ,..~.i.,Â· "-17,*r.., 11. - *.. - -e 1 1 /-0. /lili l.1,- . #4+A 0/ -:Â· , rrÂ·rt-r// / 8-~HORZONTAL LOG . 1 1 - 11!hy *4. 1,/-J/1 . - t. - .3 1 .. ..1 -1 -0 t. {21 12 - --1 -P I ./ CEDAR SHAKE SHINGLES - W HORIZ WAVY BOARD 7*4 WOOD EDGE TRIM . 4 ~ * INFL=-- '11 0 1211 VERTICAL LOG logÂ·tr 1- 1 11 111 111 Ill ----- I--- I -1 - 2 X 12 WOOD FASCIA - I --------t \4 16- VERTICAL F-1. 03 P BOARD BOARD & BATTEN ' -- -1~~ #SH 46.4.4.1.te:.t I ....4 . 1 I - 4. RIVER ROCK VENEER ' 41 . ,/iii'ill"/i i ...I.-I' . 22-> :_ r.. : 'I : ~ 4 EE?ST .. gli Es -A- .Â· 4,4, . 1 100 0- 4*U.. 1 CHRISTIANA .. 501 West M- Sireeâ€¢ Aspen. Cokwado - Â· 5 ,;~.5.~i&-41 -f. <ir. p 1*94'. : 0 - ..t EAST ELEVATION DATE: ISSUE: t26 6- 0 f.ed:..?1Â·. *tlk ' ./ ... ..... , . i Â·. 1 !1! '.1 11' CEDAR SHAKE SHINGLES 12/21/99 HI'C APPAOVAL .. 1 ' ' i 11 7 1 *- , ' .' .- .1 11 Ill .1 EXISTING ROOFING g-*--7------1-L i 1 1 Â·1 -, r.,ir.r'Â·r ' __-00*- . 11 Ii' 111 i~TVi't,r L#PiNy-Will'MI, "1 "i- _......fru U LIU 11 I EL._1_Lt Lit..117:rh-- 11 1 - 111111111 , 1% C.~4ig~0 Wl'11'11'litt,1111' WTLH-r~-.br.-----....iddork i'!-1 11/% - -1 1 11 III 111 111 111 Ill 1 11 1 111 1 11 1 0 It I ill 1 11 1 IT I I -- 1 111111111111 ill ~11 0~ 811.11111111111[11111 111 111 UNILT. 71- 1 11, 1. d.. 111 111 1.1 1'. ' 1 11 LE..Tip--r-3 1 til .1 1 1 1. 1 m 01'- r 11711 1-11 -1 11- 111 -1 11 u 11~(8" m i" m ,;-Arrl : 11 11 1 !11 1 11 1 U 11 1 11â€¢ 4 NVUtUifY# t B tia[Â·1 :Â·u~ CEDAR SHINGLES 1 i ilit-iiI 11 1 111 11/ 111 11,â€žn, 2~1 11'1111111 111 Ill 11 U 3.2Â¥4: - , 'NAVY BOARD , . 1.. 1 '. '11 1,1 1,1 1, '.1 '1, 111 1 , H - 12Â·j| VERTICAL LOG â€¢7~22-â€¢â€¢â€¢/â€¢10,â€¢,i 1-1--It*-Â¥*E--- ,-I ]9 36*'1404 VT#-HE:,341#~.J'imirr:Imel/- 9!'9!Ze!9':~ r;| VERTICAL LOG 7 9 6 0 -- :S=in 109-0- r 1 â‚¬2%, I i P Pti~Im~i*8*ad m &131iK It i 2 Ill 111 Ill 111'11....illpil ]11 111 11 1 ; ; . Â£131 i Â· rr-111 I - 4. RIVER ROCK . 1T VERTICAL - . 0 .+1 ' j.1-----~ VENEER r- , Vi -ML 6"~62~6"u'21 6"011 ~ ; L ._11 - J~:47'ci 2.4-~ 7- , , Duplex 1 - 11T -TTETrT"Irl- in -71- r-1 1-râ€¢Â·.. w ii i ii i ir i i, i i, I vi'r'ii . East Elevation . 1 1 ' -1'vâ€žlt.11.1 11 111~ 111 1.111,11'i tt .! '1 .P'â€¢r..,CHigbNALqEqf, . 1 InG.(r Nonh Elevation . 'Â·4 -244-14Â·:. -11 Wi-ir-.3 I 1/(r = 1'-0- SCALE .'ut *.39Â·' .~~tt94-52Â¢-3*- 23-44%- "j 3- 4- r .., ...> r.-Â» , =tif-r. 0 :.*51 I J... . I .- :'-Â· 3.4,47 315'J"la-* -i"'ll'*frqlkaka#CAS afl, -r<--- 462-9. ic ...JUO.4 4 + â‚¬-. IP. r 5. ' *,7 .lit ...1. 1 e (11 DA n 91/Ira r 9 6 D Â£~cH|Ticrj 0 f]1181-SFWU 127 Fr * S % I - , '' A -- : .1 I ~ .7 1. J ,!lk l l. i 7 * 17 WOOD FASCIA . 1 1-'â€¢,1 ..tam- - --ItweR*% 1 ' .- 4- L--~ - 411% f.?[4 ,- --* 122- - -CEOAA 9-GLES - % 1;3 .-I 11- Â»- lir! i r L/1 I i t.4 --- 129 lOGS 1 1 1/7-0 0 ak,+.Â£: 1 B' WAVY ROARO --. _ .:1 1 / :1 =t : -==A UL 12 6 i- f f -Â·A 1 4== r 1 -. 2 t ' 7 *:w,',8 1-7-f : i Tr -- logoÂ· 1 1 9 , -U e CHRISTIANA 501 West Man Street Aspen. Colorado EAST ELEVATION DATE: ISSUE 34Â·&.. 127'Â·P Iri â€¢, 0 12/21,99 HPC APPROVAL Â· . ~ '' '' ' ' ' 1 ' ' I _ CEDAR SHINGLES < 1 1 Il' Â· '. 1Â· ) 1 F Â· 1 4 1 _L '11'.1 1 1. It 1 1 111 1 1 ' .li,L 1 1 < 1 1 . .1. -I- -' 1 1.-:.91 ,-- 127-f EXMING ROOF U 1 7 1, 1.., l - Â·Â· till I 1 1 1 141-~C r 1 - 2 X 12 WOOD FASCIA 1 1 : . .1.11. 11..! ll: %1-7-22222*C:Cl:l.....1.t:.:.t!.k'.,4.,11-111/- 1 18.-0. '22- - '23/5'...MES e WAW BOARD 9-- -- 1.-1-11 iii /4-1 _- 1 : 1-1--1 - ir~r17- - 1,1 1,1 1 -7 -- ,rf LOGS = - ** IME YA I F 1 \ 1 1094 ..Â· 4 Â·.- - -Il.==I== ...... i~ Â· - ! Four plex A- East Elevation r-11 m-, .=,- i . .27 ~ff 74 Â¥ --' ;-I tolyÂ·rr South Elevation 17 0 1% = 1Â·-(r SCALE SOUTH ELEVATION A 3.3 12, 4- .0- ~El==t=li [ 1 1.11 91 11-1,1 9 " 1 '151Â».1.rl, -- - 177 Fr 6.7/. . -e ,/6WADAmrPE/TA, ARCHITECTS :.1,9....... ..1/21% lilli 111,111111114;lxk .41.1 ....1 -fÂ· -7 4.-lu-Uk Â· I Â·Â· Â·% Â·Â· ' Â· I. LILL-LLL_11 Â· 2 X , 7 WOOD FASCIA ' 11Er.0- . 0 I I '' , 1 I --+ 1-~=.'-=-Il -42 -r==p 4 - Vi-4 . _-- - CE[JAR 414-GLES - Â£1 - tit 4 i l PrrL, - 1 I /#OFF'oR/11252 i ' :....-Â· Ir, LOGS UNAY/,AU N }U 111 "1 111 III "1 109Â·0Â· inap'"Flmfibi~4 1 11 1 " 1 111 11 1 Ill I 2 < 1 Â·- 80 WAVY BOARD 1 t* 4 ~ 1OIT -0. 0 CHRISTIANA 501 Wes: Mah Sireel Asoen. Ce*,rado WEST ELEVATION LÂ·-L DATE ISSUE 12/2189 HPC APPROVAL 127--0- I~Â· , Â·TÂ· Â·"-- -I . -- 0 _.__ CEDAR SHINGLES I .1 ' 1 1 1 1 1 * ' - EXIS,IÂ«; ROC. 127Â·Er 1 1 1 1 - 0 --0 iii iii iii in ,[i Hirm-r[=Irr/IT'llrTH-TTT- ill 1TT-C!Â»Â·Â·-.22===Â·..6..._,~i rr.r,., //-/-- l il i I ll lil li 1 0 . 11%97 , r Â· 14 '-, il -- 2 X /2 WOOD FASCM . C.'ll."'i,'~~,~,~1Iâ€¢ 1 <-lry#L-#:* t.,Â· 11 1[~ Ill Ill 111 Ill Ill 111 ill 111 ilt 1[1 1]â€¢I 3:1, pelq."1"I:â€¢ 111 111 11 illl.-Â·rÂ·â‚¬1Â·â€¢r.,1/7TT.TIT-rTIT:IJ;21"",","iEF ' ,11: '1 ]11 111 111 lit 111 111 111 1/1 111 1,1 111 11 .&".-0-Â·. IC - 11 111 1!1 ll! 111 111 ill Ill Ill Ill Ill 111 Illl Bil - In ttl lit Ill 111 111 111 111 111 111 111 111 L.- ~1[ .1- 11-1.1- I. 1 1.~ ., , - / 1 1/1 111 i 1 111 111 111 'll 11'jil/111111,1illi'11/l IJ' it -- CEDAR SHINGLES . 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Turr~ '1 i ij It 272_1 . - ~ i=~4 4622Â£~112of~~ti~~ rTÂ»I--ILAi p~-----------44 1 rk 2% I --2 9/Â»/ 69/3 -- . - -1* 1111 11 / 3 Al 4 . . 1 4-rAUAUrr-1Â·6-Aill -4-4+,HÂ·rÂ·1*4Â·Â·r 11.Te .4.-~A~..h19 -UU----.-rn-U42-4 --- Fit-Â«Â«Â» LEÂ»ll..... -7 - - -- "ER' 11 1-111111 41--1-t~ 1,11 I 916% S.- 2 I F=ti ~ 1111-11 Vit=f il 1 1 1. 1, 1 1 1 ; 1 1 11. 1- 1 1 1-*. ~-~ 11 -----Â·mrm:=emr--15==51-2-221_i*myÂ« 1BilÂ»mi~Hpluk.141--2-114.LF RF~ ~13411 ~ 1 -- 11 1 -lit 9 1- 1 i & (1 1 i _te [- 1-[Â« 3 3741$P . 1/%11 â‚¬ 11-o Il f.... bil r **426/ ALLEY BLOCK 30 PARALLEL COMPACT I 1 PARKING - ll' LONÂ® SPACES 12-aS-â€¢â€¢ Ney'l l.;Â©~ ~ PROGRESS -/ \ =U -LEI ~ 1 n O la !4 IS le r- 1 1 -------1-,-p-1-----TrT 6 -L 1 1 1 I- 1 EXIST. 4 -PROP LINr' 1 1 1 LIe+4r 1 ! - EXIST. 1 1 / CORRIDOR Zbm,g Be ~ ' L_. 1 k- wtpy LieHT -1 . UNIT â€¢11 1 ? MELL 7 11 ==- I - \- - 1 41 U P_l U PÂ» 1 1 NOTE: EXIST E EXIST. ST,Gb 1 5 CONORETE D ~ 9 1 â„¢19 PLAN 19 PARKIN6 - ~ TO BE \ PRELIMINARY ONLY AREA BASIC PUNCTIONAL 542 -GRADED kÂ« I i EXIST SPA FEATURES ARE SHOWN. . 7 TO REMAIN *lj EXACT CONFIGURATION 5 / ' UNIT â€¢29 UNIT *30 \ f 19 TO BE DETERMINED. COURTYARO AMENITIES 4 LANOSCAPINe TO BE h DETERMINES. =1 4 1 Cal,IRMARD 1: OESIaN 1 TB.O. | ENTRY 11 I 1 4 MALK =*'--4 ~ , , L ~~~-eâ€¢Â¢ STAIRS -=*- , FORMER ; ~~ * OVERHANG ~J --NEW W/C UNIT ~ROOF IUR LOOSE ENâ„¢~Â¢ BELOW (TYPICAL) Pool- 1 =C 1 1 E~Ft==Ak LIGHT reLL M./4COLÂ£-00 I f - 6-4 1 I 2- 8====BI=TZ-r==Z ~ POOL HANDICAP ~ ~ BUILDING - TO Â¤ \1 PARKIN& ' STORAGE - 82 REMOVED LEXIST ARCHIES 4- L- 041 ST. BALCONf (ROOF OF 1 Ill FLAT pATIO C 111111, , -ft M 117 M 1 -c-J ROOMS Â¤ C BELOW j NE)4%- % AISLE - - EXIST. FENCE -. ~â‚¬ELCHAIR SIDEMALK TO REMAIN EXIST. CURe ast i ~CONCRETe CL~ i alrrm-1 PLâ€¢N WEST MAIN STREET il.1 NORTH FIFTH STREET 0- 8'-6" 8'-6" 9Â¥7019 a h 1111 DEPOSIT CERTIFICATE i . .1.=.-= - 1/ M.Irri 6â€¢0 -Â¥Er ;Unl/-......n". IÂ· .n". Ull IIBIN ;UY Cm,Ll- IlÂ» 1~,- Â»,1-â€¢Il Â©14*-D <11~ STAne. ALLEY BLOCK . - - Â· r A .. .. 47 .. . . F.' . /4.. / I I /. ' / .. / I . ' . 210 Â· SCALE ....... . n~Â».. ..4.: ......I Â£ ../. / 1 1.11 - 1. FEET ... -- ,"I'llil,liwilii/1//" . 9. . 5 10 1 1 20 i / Eucrlic & / :=1: P./. ..1 / I. .. t . - -- a*crtic --* ... 1 - .. LOT K / / li: . . . 1 4, cor 2 STORÂ¥ Mlille;% L0DI1111 IUILDI111 ~ - Â£ â€¢tâ„¢ ....r 1 . 1 .. , .1- I lOT 4-1-~ 1 '/LL 1 1 1 1 6.1 - 1 In- - COT N 1 - 1 I. I . .. . I :/ - 11 1 1 ... k . 1 1 1 /Lor Q .... I. /0 . 1 . /4\% 2 1 6 1.81 1 1 - 1 - 1 4 .LoT p / 1 /0 :4 1 1.. 1. 1 I .. 1 . i / LEGEND & NOTES .. 1 1 11 4 / j /2 1 Al 1 1 -./ 1 1 1 12 , Fot,Â® 1,11Â¥rf .IMIENT ROAR .1 â„¢ CAP as NOTED , P-6 4 1 1 ,- 1 1 + 1 1 . SPIKE 0. P-K MAIL SURVEY CONâ„¢AL l- Cir, i T SMDIVISION For WAS SOLE SOURCE OF RECOm IN,0-ArION L 24 â€¢Â· - 4, <2-7 1 M 1 1 1 E O SET /40â€¢ERN Colll 40. 4 REIAR REO cAP Â·15129- 29: ........... -1 1 / -9- .00 re'CE '000 -4- .1. FE}â‚¬E ITYP'CAL) 1 ... O uT,Lirr Box lai. 1 ' I I I . / j .TED 07/13,19,1 WAS u,ED I. TI' PRUARATION O. â„¢,S CERTIFICATION 1 1 0 - COT 1 Fr, Te x LI LÂ» LOD,1 1 1IC . , A COURA- CORMUT I ON Â· â€¢ Â· Â· .. .. .. 1 I I ./ % f CM'I"ALE A.M"A.â€ž -*1- C-'IA,1- a /17111 COWITY TITU. 'IC. 1 i I. OAVID L IWIâ€¢al. A *ST~ t.- -VIn- IÂ» 1,1 STATI C# WEST - ~ ....... COLORKI D' 1~ -TI--1 -0 "a"N IA, 4./*2'Me . ... .. i J KY 0001.1,1.-I,4 A,0 1, coli<T ..I . 1,4 pig: Niostel M.Aic,I. Ilâ€¢Yal- iâ€¢ â€¢0*4 1--1, Lil co,4Â£11. DIRIOAC~.IlllI. STREET I'll'.A#,- . U.I.-1~#. .0.~n . RI'In - .T :N, ilil' *nold -,~- M 4. glaln M ~ - ll. le-IR-0 unliTI- IMPROVEMENT SURVEY -111 - VI *1~E A/~WIT~lile- All ola-~1 00 -1- NOT Malll ~ II L L R LODGE LOTS K, L y N ind th. C32-9-.1â€¢l'Â»' 4604 CITY & TOWNS I TE O# ASPEN, PZTKIN COUNTY, COLORADO Af AN I . 4 . . 4 a i - . PITKIN CCUITY TITLE. INC. Ti rÂ·LE CCIN, NOT PeT-1430*:2 . ... I . -- 0/"/ Fl~~rf MAIN .. .- .. "IN" Al -1~ 1~ Ai natr M.A.I. 011=/M=19. 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I .. 10=,r NE)N LIGHT EL. 7,~ 4|; -17.,-i-'e- -Â·-Â· --- '4018*I~ )NELL i ~-I I E-I i IETI==m==m=I I E WI -i~2yU221-22U3UT*29&7*:Ilk,Â· EXIST POOL TO BE FILLED IN - ELEVATION * / 2 ~ SECTION o MULTI LEVEL UNIT / COURTYARD d.-Aft ~AdJ j SCN.6 4,~'=10-0' *AW' ./.-- --- 9. -9 1 4 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce 0hlson, Deputy Planning Director J+O FROM: Amy Guthrie, Historic Preservation Officer RE: 130 S. Galena Street- minor review DATE: February 9,2000 SUMMARY: The applicant requests HPC approval to modify a non-historic entry shed on the north side of City Hall, which is a designated historic landmark. APPLICANT: City ofAspen. LOCATION: 130 S. Galena Street, Lots K, L, and M, Block 93, City and Townsite of Aspen. MINOR DEVELOPMENT No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. Response: In 1974, a new entry shed was built on the alley side of City Hall. The structure has a hipped roof so that snow and water drain onto people as they come into 1 Ej/\ i G i j-/Ai the building. The proposal is to extend the existing ridgeline to create a gable roof, which will shed water away from the walkway. Staff has no concerns with the proposal. Conditions of approval shall include a requirement that the new materials match the existing. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposed changes will not affect the character of the neighborhood. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The project does not affect the historic significance of City Hall, which is listed on the National Register of Historic Places. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: The entry shed addressed by this application does not detract from the architectural character of City Hall, which is an industrial style building. The shed is located on a secondary fagade of the building and is set off from the historic structure by the fact that it is a different material. THE SECRETARY OF THE INTERIOR'S STANDARDS FOR REHABILITATION Because this property is listed on the National Register of Historic Places, the HPC is required under Section 26.420.080 to make a determination that the following standards are met: A. Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteration of the building, structure, or site and its environment, or to use the property for its originally intended purpose. B. The distinguishing original qualities or character of a building, structure, site or its environment shall not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible. C. All buildings, structures, and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged. 2 D. Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected. E. Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, or site shall be treated with sensitivity. F. Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures. G. The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken. H. Every reasonable effort shall be made to protect and preserve archaeological resources affected by, or adjacent to, any project. I. Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood, or environment. J. Whenever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired. Response: Staff finds that the project is consistent with the "Secretary of the Interior's Standards." ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to issuance of a building permit. 3 â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that the proposal for 130 S. Galena Street be approved with the following conditions: 1. The new materials shall match the existing materials on the entry shed. 2. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 3. 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. 4. 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. Exhibits: A. Staff memo dated February 9,2000. B. Drawing showing proposed roof change. 4 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT FOR CITY HALL, 130 S. GALENA STREET, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID# 2737-073-31-851 RESOLUTION NO. , SERIES OF 2000 WHEREAS, the applicant, the City of Aspen, requests minor HPC approval for an exterior alteration to City Hall, 130 S. Galena Street, Lots K, L, and M, Block 93, City and Townsite of Aspen. The property is a designated historic landmark and is located in the Commercial Core Historic District; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.415.010.B.4 of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H, Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, because this property is listed on the National Register of Historic Places, the HPC is required under Section 26.420.080 to make a determination that the "Secretary of the Interior's Standards for Rehabilitation" are met; and WHEREAS, Amy Guthrie, in her staff report dated February 9, 2000, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at their regular meeting on February 9, 2000, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of _ to NOW THEREFORE, BE IT RESOLVED: That minor development for the property located at 130 S. Galena Street, Lots K, L, and M, Block 93, City and Townsite of Aspen, as presented at the February 9,2000 meeting, be approved with the following conditions: 1. The new materials shall match the existing materials on the entry shed. 2. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 3. 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. 4. 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. APPROVED BY THE COMMISSION at its regular meeting on the 9th day of February, 2000. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: Kathy Strickland, Chief Deputy Clerk Modification of Back Entry Porch Cover to City Hall . /7,Â»r\Xvill Extend the Front Section and Â«14\\4~------ Structural Elements Per UBC Remove Front Section of the Existing Roof Lf ~ 11 11 11 11 11 11 11 11 IL -----'---I.I \\ . \.\\ 04,41 1\ 1 w*-1------------------- 923242\ \ 0 43 4.....31 \43% 3. ....\ Ntt 34 ROOF-MODIFICATION.9901 Ed/tllol-~83) N I- m MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director u AD FROM: Amy Guthrie, Historic Preservation Officer RE: 520 W. Main Street- minor review DATE: February 9,2000 SUMMARY: The applicant requests HPC approval to make minor exterior alterations to 520 W. Main Street, Ullr Lodge. The property is located in the Main Street Historic District, but has not been identified as having historic significance itself. APPLICANT: Carbondale Affordable Housing Corporation, represented by Building Solutions and Bill Poss Architects. LOCATION: 520 W. Main Street, Lots K, L, M, and the west half of Lot 0, Block 30, City and Townsite of Aspen. MINOR DEVELOPMENT No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2),for detached accessory dwelling units. 1 64Â« 4 064 Response: Page 5 of the application identifies the changes proposed to the exterior of the Ullr lodge building, and to the site. There will be two new exterior stairs to access apartments created by an interior remodel, as well as additional windows for these units. The swimming pool will be abandoned and new landscaping will be installed in the courtyard. New lightwells will be built to provide adequate light and air for the basement level. Staff has no concerns with the proposal. Conditions of approval shall include a requirement that the windows and railing match those on the rest of the building and that HPC staff and monitor shall review the landscape plan when it is developed. Note that the building will be repainted, although this is not an issue reviewed by HPC. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposed changes will not affect the character of the neighborhood. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The project does not impact any designated historic structures. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: No historic structures are affected. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. 2 RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that the proposal for 520 W. Main Street be approved with the following conditions: 74 The new windows and railings shall match those on the rest of the building. 2. HPC staff and monitor shall review the landscape plan when it is developed. 3. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 4. 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. 5. 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. Exhibits: A. Staff memo dated February 9,2000. B. Application. 1- A 3 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT TO REMODEL THE ULLR LODGE, 520 W. MAIN STREET, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID# 2735-124-43-005 RESOLUTION NO. , SERIES OF 2000 WHEREAS, the applicant, Carbondale Affordable Housing Corporation, represented by Building Solutions, LLC and Bill Poss and Associates, request minor HPC approval for exterior alterations to the Ullr Lodge, 520 W. Main Street, Lots K, L, M, and the west half of Lot 0, Block 30, City and Townsite of Aspen. The property is located in the Main Street Historic District; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.415.010.B.4 of the Aspen Land Use Code in order for HPC to grant approval, narnely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, Amy Guthrie. in her staff report dated February 9, 2000, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at their regular meeting on February 9, 2000, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of _ to _ NOW THEREFORE, BE IT RESOLVED: That minor development for the property located at 520 W. Main Street, Lots K, L, M, and the west half of Lot 0, Block 30, City and Townsite of Aspen, as presented at the February 9,2000 meeting, be approved with the following conditions: 1. The new windows and railings shall match those on the rest of the building. 2. HPC staff and monitor shall review the landscape plan when it is developed. 3. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 4. 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. 5. 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. APPROVED BY THE COMMISSION at its regular meeting on the 9th day of February, 2000. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: Kathy Strickland, Chief Deputy Clerk MINOR DEVELOPMENT REVIEW BY ASPEN HISTORIC PRESERVATION COMMISSION Â¥or ULLR LODGE EMPLOYER SPONSORED AFFORDABLE HOUSING Prepared by: Katherine L. Updike Managing Partner Building Solutions, LLC On behalf of ;L CARBONDALE AFFORDABLE HOUSING CORPORATION A COMMUNITY DEVELOPMENT CORPORATION SERVING THE ROARING FORK VALLEY January 2000 *r.Â· t.3 â‚¬ 461 - i . '. Â· - Â·Â·- ' 0Â·tffir ji...~-..3-:Â·.S~- - 7--- %26.'- ' Â·u .rt,aj-*.Il/* 1. L .119:2.-14,52/di,5 Â·: - 1. CARBONDALE AFFORDABLE HOUSING CORPORATION a community development corporation serving the roaring fork valley January 25,2000 Ms. Amy Guthrie Aspen Historic Preservation Commission Community Development Department 130 South Galena Street Aspen, Colorado 81611 Dear Ms. Guthrie: Enclosed please find the Application for the Ullr Lodge conversion to employer sponsored employee housing. We have included all of the requested information from the HPC Minor Development Review Application Package, however, please let us know ifthere is any additional information that is needed. This application is being submitted by: Carbondale Affordable Housing Corporation PO Box 2001 Carbondale, CO 81623 Our representative for this application is: Katie Updike Building Solutions LLC 8300 County Road #3 Marble, CO 81623 (970) 963-9511 phone (970) 963-9170 facsimile kupdike@rof.net email Thank you very much for the opportunity to help create another vehicle for affordable housing in Aspen through the sponsorship of area employers who have a parallel interest in the welfare of their employees With regards, LÂ· 66-~ Kay Philip Liewdike Chairman Managing Partner Carbondale Affordable Housing Corporation Building Solutions LLC P.O. Box 2001, Carbondale, CO 81623 in Table of Contents I. Introduction U. Land Use Application III. Pre-Application Conference Summary IV. HPC Development Review Standards and Applicant Responses V. Attachments 1. Responses to Minimum Submission Requirements Photographs Title Report Vicinity Map Scale Drawing Site Plan Site Improvement Survey 2. Elevations 3. Dimensional Requirements Form Ullr Lodge Minor HPC Review 1 January 25, 2000 1- I. INTRODUCTION/OVERVIEW Carbondale Affordable Housing Corporation ("CAHC"), a community housing development organization approved by the Colorado Division of Housing, has contracted to buy the Ullr Lodge, located at 520 West Main Street, from the current owner. CAHC requests approval from the City of Aspen to convert the lodge to employer owned and operated affordable housing under a Minor Planned Unit Development. This program has been initiated by the Aspen Pitkin County Housing Authority as a possible private sector model for addressing affordable housing needs. It has been determined that the alterations will comply with guidelines appropriate for a Minor Development under guidelines of the Historic Preservation Commission. The actual building envelope will not be altered. The exterior ofthe Lodge and the Floor Area will be modified only slightly. The modifications are the result of interior changes, i.e., the addition of a handicapped accessible unit. the removal of the pool, and a net increase ofthree units due to conversion of a large bi-level 'owners' apartment into four units, which will necessitate the addition of exterior stairs. The architectural character ofthe building will remain the same. Exterior alterations will be similar in character to existing features. The interior space will be upgraded for life safety code variances and certain units will be modified in order to more appropriately house permanent residents (e.g., consolidation of laundry facilities, conversion of office area to common space, upgrades to housekeeping units). The housing to be created has been sponsored in part by the Aspen Pitkin County Housing Authority (APCHA) through its advance of early predevelopment capital and through a loan for the earnest money. Sponsoring employers have now reserved units and the loan for the earnest money has been repaid. The sponsors hope that the Ullr will serve as a model for future support of cooperatively sponsored affordable housing by the employer community, furthering the goals of the City and County of housing more of its workforce. The Applicant thanks the HPC, APCHA, the employers, the planning staff, and others who are helping create a new model for housing in Aspen. Material requested by Staff is included in this application. Please let us know if additional information is required. Ullr Lodge Minor HPC Review 2 January 25, 2000 II. LAND USE APPLICATION PROJECT: Name: Ullr Lodge PUD Location: 520 West Main Street: Lots K. L. M. and the west one-half of Lot O. Block 30, CiM and Townsite of Aspen Zoning: Office/Historic Preservation Overlay APPLICANT: Name: Carbondale Affordable Housing Corporation Address: PO Box 2001, Carbondale, CO 81623 Phone #: 963-0380 REPRESENTATIVE: Name: Building Solutions, LLC c/o Katie Updike Address: 8300 County Road #3, Marble, CO 81623 Phone #: 963-9511 TYPE OF APPLICATION: GMQS EXEMPTION FINAL PUD SUBDIVISION OR SUBDIVISION EXEMPTION (includes condominiumization) FINAL HISTORIC DISTRICT DEVT. EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) The Ullr Lodge is currently a 27-unit 14.730 square foot enclosed building that is being used partially as permanent housing and partiallv as a lodge. There are no known previous approvals, PROPOSAL: (description of proposed building, uses. modification, etc.) To convert the building to 30 emolover sponsored affordable housing units with approximately the same FAR as the existing building. FEES DUE: $2825 Have you attached the following? 0 Pre-Application Conference Summary (Section III) 8 Attachment #1, Responses to Minimum Submission Requirements(Section V) 0 Attachment #3, Dimensional Requirements Form (Attachment 3) E Attachment #2, Elevations (Attachment 2) 0 Response to Attachment #5, HPC Development Review Standards and Applicant Responses (Section IV) Ullr Lodge Minor HPC Review 3 January 25,2000 III. PRE-APPLICATION CONFERENCE SUMMARY Ullr Lodge Minor HPC Review 4 January 25,2000 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY* PLANNER: Nick Lelack. 920-5095 DATE: 12/8/99 PROJECT: Ullr Lodge Affordable Housing PUD REPRESENTATIVES: Katherine Updike, Building Solutions, on behalf of the Carbondale Affordable Housing Corporation Richard de Campo, Bill Poss and Associates, Architecture & Planning OWNER: Ullr Lodge TYPE OF APPLICATION: Ullr Lodge Rezoning to Planned Unit Development (PUD) Overlay, PUD Review, Special Review for Parking, Subdivision for RMF (Residential Multi-Family), Historic Preservation Review, Growth Management Quota System for Affordable Housing DESCRIPTION: The Lodge currently has twenty-seven (27) units on a 13,439 square foot lot. The applicant is requesting to rezone the property to PUD Overlay to establish a PUD to convert existing lodge unit to employer sponsored affordable housing units. The proposal would require Historic Preservation review either by Historic Preservation Officer or by the Historic Preservation Commission. Land Use Code Section(s) to Address in Application: Section 26.304.030, Application and Fees; Section 26.310.020, Amendment to the Land Use Code Regulations and Official Zone District Map, Standards of Review; Section 26.410.040, Residential Design Standards: Chapter 26.415, Development in an "H" Historic Overlay District; Section 26.430, Review Standards for Special Review; Chapter 26.445, Planned Unit Development (PUD); Section 26.470.110, Growth Management Quota System (GMQS) Exemption, Affordable Housing; Section 26.480.050, Subdivision Review Standards; Section 26.610.04, Park Development Impact Fees; Section 26.630.040(C)(6), School Land Dedication Standards; and Section 26.710.180, Office (O) Zone District; Review by: Planning and Zoning Commission, City Council, and Historic Preservation Officer or Commission Public Hearing: Yes at Planning and Zoning Commission and at City Council, and possibly at - Historic Preservation Commission. Referral Agencies (fees): Engineering ($160), Historic Preservation Officer, Zoning Officer, Housing ($160), Parks, Fire Marshall, Water. ACSD, Streets, Electric and Environmental Health ($160). Planning Deposit: $2,220 (12 hours; additional hours are billed at a rate of $195 per hour) L.. Historic Preservation Fiat Fee: $125 for Minor Development; $312 for Significant Development Total Deposit: $2,825 i f Historic Preservation Minor Development; $3,012 if Historic Preservation Significant Development SUMMARY: - The purpose of this project is to convert lodge units to affordable housing units, and to expand the number of units on the property from 27 to 30. Specifically, the new affordable housing units will be employer sponsored units, meaning that local employers will purchase the units and rent them to their employees. The proposal requires the creation of a Planned Unit Development to provide the applicant with flexibility to establish dimensional requirements, increase Floor Area, and more. It also requires review by the Historic Preservation Commission whether it is a minor development or significant development because the property is located in the City's Historic Overlay District. In addition, spdcial review will be necessary to consider the parking issues related to this proposed development. The Special Review will be combined with the PUD review. The project is exempt from growth management scoring and competition because it is 100% affordable housing. * The foregoing summary is advisory only and is not binding on the City. The opinions contained herein are based on current zoning and regulations, which are subject to change in thefuture, and upon factual representations that may or may not be accurate. The summary does not, in any way, create a legal or vested right. IV. HPC DEVELOPMENT REVIEW STANDARDS AND APPLICANT RESPONSES 1. The proposed development is compatible in general design, massing and volume, scale, and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H", Historic Overlay District, or is adjacent to a Historic Landmark. APPLICANT'S RESPONSE: There are no changes proposed to the over-all exterior dimensions of the building. The changes to the exterior which fall within the purview of the Historic Preservation Commission follow: Conversion of Owner's 3 Bedroom Unit to 4 smaller units: 1. Minimal opening/access through Main Street Screen wall in order to provide no-step access to handicapped-accessible unit where sidewalk grade matches patio. 2. New and/or shifted windows done within the context ofthe existing windows. 3. Add two exterior stairs (one in courtyard and one on 5th street side) in order to provide access to upper level of converted unit. Modification of Lodge to meet code requirements for residential use: 4. Abandon pool and demolish pool room 'add-on' structure. 5. Open new lower level unit to sunken patio in the former pool area. 6. Enlarge/add light wells to NE lower level unit in order to meet egress and light requirements. Other minor exterior modifications: 7. Some new landscaping at courtyard and "healthy pruning and cleaning of existing landscape. 8. New color scheme (e.g., window and door trim color) and new signiname. Although the actual building envelope will not be altered, the floor area ratio will change slightly as a result of the reconfiguration of the light wells. Currently it is estimated that the FAR will actually decrease 20 square feet. The increase in FAR resulting from increasing light well areas to conform to residential requirements is offset by the removal of the above-grade pool building which is about 200 square feet 2. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. APPLICANT'S RESPONSE: The building form and massing is consistent with the area at two stories and has excellent solar access with most units facing the southern courtyard. The lodge has increasingly been used for housing employees in recent years. This PUD formalizes a transition that has been taking place in order to fill the severe shortage of housing in Aspen. The PUD is fully consistent with the community character ofthe City of Aspen and will help in creating a largely private alternative solution, through the sponsorship of local employers, to the public subsidy of affordable housing. 3. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. APPLICANT'S RESPONSE: All of the primary architectural features ofthe exterior ofthe building are being maintained. Specifically the archway entrance, the "Bavarian" character of the woodworks the street presence of the building. Ullr Lodge Minor HPC Review 5 January 25,2000 4. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. APPLICANT'S RESPONSE: All ofthe primary architectural features of the exterior ofthe building are being maintained. Specifically the archway entrance, the "Bavarian" character ofthe woodwork, the street presence ofthe building. The pool is being removed because ofthe lack of use of this facility and its operating costs. The intent is to make the remaining open space more usable as a common amenity for the building residents. Ullr Lodge Minor HPC Review 6 January 25,2000 V. ATTACHMENTS Ullr Lodge Minor HPC Review 7 January 25,2000 ATTACHMENT 1 RESPONSES TO MINIMUM SUBMISSION REQUIREMENTS R 1. Contained within a letter signed by the applicant, the applicant!, Cover letter. name, address and telephone number, and the name, address, and telephone number of any representative authorized to act on behalf'ofthe applicant. 2. The street address, legal description, and parcel identification Application form - Section II number ofthe property proposed for development. 3. A disclosure ofownership ofthe parcel proposed for Title report in this section. development, consisting of a current certificate from a Title insurance company or attorney licensed to practice in the State of Colorado, listing the names of all owners ofthe property, and all mortgages. judgements, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. 4. An 8" 1/2 by 11" vicinity map locating the subject parcel within Vicinity map in this Section. the City ofAspen. 5. A site plan depicting the proposed layout and the project'-~ Site Plan in this Section. physical relationship to the land and its surroundings. 6. A site i, rovement survey certified by a registered land Site Improvement Survey - submitted survey zensed in the State of Colorado, showing the current under separate cover. status L parcel including the current topography and vegetat. (This requirement, or any part thereof, may be waived c, the Community Development Director ifthe project is determined not to warrant a survey document.) 7. A written description ofthe proposal and a written explanation of Section I - Introduction how the proposed development complies with the review standards relevant to the development application. Ullr Lodge Minor HPC Review 8 January 25,2000 ULLR LODGE - MAIN STREET VIEW (EXISTING TO REMAIN AS IS) 4* I $ I '.Y 9.... 454 Â·4*1933 -f.Â·: ... \ 4-140 ./3.- C. ..71â‚¬12 -7 2.E:._~df.*Jb.~4~25;i _ -Â»r-r~-â€¢fuly:&Â«r?:.*- -1~W. *2*iM illpi-::i: 6 t 7/1/- I .- r .,3 - * \ i ~ Â·.~Â·i- 90 - V. .... %.41Â·.1 ..* pil.- 4.-Â· 9â€¢/ + - r v=h-0 - 4:#- 1 23;~~ 4 Me â‚¬7 *t : ...Â» .5. r -\. 420 .1- 1/Ii,11i . k ... I 111'' p t: 7- 1./.4 t.- 4,[L>h,41'' .11'. r o,V , ry-Jpe Â·: i. - 4 leot. -44 - P- I. 5TH STREET ELEVATION (EXISTING CONDmONS) FAL .-tar /4 0/144 -- - .- - diC. -it-â€¢3 f~5-9-,t#&111<i~/~M/ - 4: 1 - r ..Il. ./--ip . Il'-- - ... -- - 3 'i ' i 1 1Â¥31>i *; 1,=13*. .11.1. ' - . 1 . '-I' ... 1 - 1 Wi - 44: r /1 -7- - 9 - 42- 'CÂ·-4-424 7 . .. A . t - ..46# 1, ~1- ' Â»:u;. .,â€¢LS:, - ' - -4./.I: I i Ir '1-Nt-- .. t... - j- . 11 ... . - - 1 - 4- . 7. 1 #. 11 Commitment for Title Insurance Fidelity Nntinnal Title Insurance Company A Stock Company ./ COMMITMENT FOR TITLE INSURANCE FIDELITY NATIONAL TITLE INSURANCE COM PANY, a Corporation, herein called the Company, forvaluable consideration, hereby commits to issue its policy or policies of title insurance.asidentified in Schedule A,in favor of the proposed insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A. upon payment of the premiums andcharggstherefore; all subject to the provisions of Schedules A and 8 and to the Conditions and Stipu/ations hereof. 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 hereof by the Company, either at the time of the issuance of this Commitment or by subsequent endorsement. This Commitment is preliminary to the issuance of such policy or policies of titleinsurance and ailliability and obligations hereunder shall cease and terminate six (6) months after the effective date hereof 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. This Commitmentsha//not be validorbinding untilcountersignedbyan authorized officer or agent. /N W/TNESS WHEREOF, the Company has caused this Commitment to besignedandsea/ed, to become valid when countersigned by an authorized officer or agent of the Company, all in accordance with its By-[aws. This Commitment is effective as of the date shown in Schedule A as "Effective Date." Pltkin Coung Title. Inc. 601 E. Hoplen. Aveâ€¢â€¢â€¢m 34 Floor A.P.... Cal...,1. alr, 11 Fidelity National Title InsuranceCompany 970.925-1766 Phone 070-925.6527 Fax .~,llE ,-~~ BY ; 23 f ASEAL@* T...6 / 7.- - id. 44 ATTEST f 1 i 94, 4 l A Chaa, 'Â·.i,?~.t.tt :9 2 / 6.-41- *-71\94.2523-68;Ba-D Countersigned r . '- P , Authori~Â¢1 Signliture S.critary FORM 27-83-66 (9/94) ALTA COMMITMENT - 1966 Valid Only if Schedule A and B are Attached Theconditi- 01 thil commitment requiâ€¢ellut the premiâ€¢m and dâ€¢*Zeâ€¢ bâ€¢ pakl prier tothe bijanÂ©,04 the~de~Ic,(* Thon,60,4 m pok,*).1 b.6..d u,11 the charge have been remmed to the bulng agent I. I . 4T COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1. Effective Date: 07/13/99 at 08:30 A.M. Case No. PCT14306C2-: Policy or Policies to be issued: (a) ALTA Owner's Policy-Form 1992 Amount$ 4,110,000.00.. .Â·: Premium$ 7,164.00 Â·. r ..2. Proposed Insured: Rate:STANDRAD ~'' j~-- -7 -- CARBONDALE AFFORDABLE HOUSING CORPORATION - --- =--- 4'- +Ullz (b) ALTA Loan Policy-Form 1992 Amount$ 3,225,000.00 Premium$ 100.00 Proposed Insured: Rate:COMPANION TO BE DETERMINED . 2 Tax Certificate: $10.00 3 Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: ULLR LODGE INC., A COLORADO CORPORATION ' The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is described as follows: . LOTS K, L. M, N AND THE WEST ONE-HALF OF LOT O, - BLOCK 30, CITY AND TOWNSITE OF ASPEN PITKIN COUNTY TITLE, INC. Schedule A-PG.1 601 E. HOPKINS This Commitment is invalid ASPEN, CO. 81611 unless the Insuring --9---GZE-1-E E - :rovisions and SchedUles 970-925-6527 FAX A and B are attached.,Â· AUTHORIZED AGENT '~ . . . NT SCHEDULE B - SECTION 1 REQUIREMENTS - The following are the requirements to be complied with: Â· -i -Â·.40 . ITEM (a) Payment to or for the account of the grantors or mortgagors.-7 i of the full consideration for the estate or interest to be insured. Â»ff: .ITEM (b) Proper instrument(s) creating the estate or interest to be-0 insured must be executed and duly filed for record to-wit: ..:412.<fi:--1 . 1. Release by the Public Trustee of the, Deed o f Trust from : ANTHONY J. PERCIVAL AND FREDERICA M. PERCIVAL. ~. 4 to the Public Trustee of the County of PITKIN for the use of : EARL C. SCHENNUM, JR.; CAROL M. SCHENNUM AND DEBORAH J. SCHENNUM original amount : $740,000.00 dated : March 1, 1978 - recorded : March 1, 1978 in Book 344 at Page 174 reception no. : 202214 The Beneficial interest in the above Deed of Trust was assigned to The Schennum's Company by instrument recorded March 14, 1978 in Book 344 at Page 738. The Beneficial interest in the above Deed of Trust was assigned to Earl C.Schennum, Jr., Carol M. Schennum and Deborah J. Fletcher by instrument recorded February 17, 1983 in Book 440 at Page 688 An undivided 26.88% interest in the above Deed of Trust was assigned to Earl C. Schennum, Jr., Trustee by Deborah J. Fletcher by instrument recorded February 17, 1983 in Book 440 at Page 689. 1 Release by the Public Trustee of the, Deed of Trust from : ULLR LODGE INC., A COLORADO CORPORATION to the Public Trustee of the County of PITKIN for the use of : FIRST NATIONAL BANK IN ASPEN original amount : $50,000.00 dated : January 25, 1984 recorded : March 28, 1984 in Book 463 at Page 673 reception no. : 258332 Extension Agreement recorded in connection with the above Deed of Trust on May 9, 1990 in Book 620 at Page 188. 3. Deed, executed by the President or Vice President or other designe?t authorized by the Board of Directors of ULLR LODGE, INC. a COLORADO Corporation To : CARBONDALE AFFORDABLE HOUSING CORPORATION NOTE: Corporate Seal or Facsimilie should be affixed. 4.-Evidence satisfactory to the Company that CARBONDALE AFFORDABLE HOUSEING CORPORATION is a duly existing and valid corporation existing pursuant to the laws of the State of , must - be delivered to and approved by the Company. (Continued) 1 F 5. Deed of Trust from : CARBONDALE AFFORDABLE HOUSING CORPORATION to the Public Trustee of the County of PITKIN for the use of : THE LENDER TO BE INSURED HEREUNDER ~ 1* to secure : $3,225,000.00 -- , 6. Evidence satisfactory to the Company that the Real Estate Transfer Â· -- - Tax as established by Ordinance No. 20 (Series of 1979) and Ordinance No. 13 (Series of 1990) has been paid or exempted. . I.L.I - . r 7. Certificate of nonforeign status executed by the transferor(s) .. . (This instrument is not required to be recorded) 8. Evidence satisfactory to the Company that the Declaration of Sale, Notice to County Assessor as required by H.B. 1288 has been complied , with. (This instrument is not required to be recorded, but must be delivered to and retained by the Assessors Office in the County in which the property is situated) 3. Completion of Form DR 1079 regarding the witholding of Colorado Tax on the sale by certain persons, corporations and firms selling Real Property in the State of Colorado. (This instrument is not required to be recorded) ' t . 1 . N1 SCHEDULE B SECTION 2 EXCEPTIONS The policy or policies to be issued will contain exceptions to the.(fic.':~'-.~ following unless the same are disposed o f to the satis faction of theg'.Â»- Company: 1. Rights or claims of parties in possession not shown by the public records.Â¢;' Â· -: 2. Easements, or claims of easements, not shown by the public records. --. - 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct survey and inspection of the premises would disclose and which are 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 the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer service or for any other special* taxing district. 7. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 356 & 357 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". I. Mineral reservation as set forth in Deed recorded February 18, 1964 in Book 206 at Page 27. (Affects Lot N and the West one-half of Lot 0, - 9. Terms, conditions, provisions and obligations as set forth in Easement Agreement recorded December 11, 1986 in Book 524 at Page 842. . I - . e ,. IT ADDITIONAL INFORMATION AND DISCLOSURES The Owner's Policy to be issued, if any shall contain the following -2 ~ items in addition to the ones set forth above: (1) The Deed of Trust, if any, required under Schedule B-Section 1.- -: (2) Water rights, claims or title to water. (NOTE: THIS EXCEPTION WILL APPEAR ON THE OWNER'S AND MORTGAGE POLICY TO BE ISSUED HEREUNDER) - - Pursuant to Insurance Regulation 89-2; - NOTE: Each title entity shall notify in writing every prospective 0-- insured in an owner's title insurance policy for a single family residence (including a condominim cr.townhouse unit) (i) of that title entity's general requirements for the deletion of aÂ¤ exception or exclusion to coverage relating to unfiled mechanics or materialmens liens, except when said coverage or insurance is extended to the insured under the terms of the po]:icy. A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanics' and/or Materialmen's Liens executed by the persons indicated in the attached copy of said affidavit must be furnished to the Company. Upon receipt of these items and any others requirements to be specified by the Company upon request, Pre-printed Item Number 4 may be deleted from the Owner's policy when issued. Please contact the Company for further information. Notwithstanding the foregoing, nothing contained in this Paragraph shall be deemed to impose any requirement upon any title insurer to provide mechanics or materialmens lien coverage. NOTE: If che Company conducts the owners or loan closing under circumstances where it is responsible for the recotding or filing of legal documents from said transaction, the Cdmpany will be deemed to .have provided "Gap Coverage". .: Pursuant to Senate Bill 91-14 (CRS 10-11-122); (a) The Subject Real Property may be located in a Special Taxing District; (b) A Certificate of Taxes Due listing each taxing jurisdiction may be obtained form the County treasurer of the.County Treasurer's Authorized Agent; (C) 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. , I NOTE: A tax Certi f icate will be ordered from the County Treasuren 'by the Company and the costs thereof charged to the proposed insured unless written instruction to the contrary are received by the company prior to the issuance of the Title Policy anticipated by this Commitment. --This commitment is invalid unless Schedule B-Section 2 the Insuring Provisions and Schedules Commitment No. PCT14306C2 A and B are attached. . HALLAM STREET it 4 H H 1 F \ .... -*,1 24, i It 1 1 11 -i- 0, 1 1 "r- 1 1 1 + ~ /) ~ h r,9 4 BLEEKER *REET W 1 ? '1 4 1.. . LId , /' /4 . 1 W .--M N.- AL-- 1 . 1-1 a ' 1 -- C.4~ , UL - c ..u....ji. - m ~m.-i-=: -l L o..1 < --'-122.17(-ULE--21;--'+1 F --......*......--- r-- MAIN STREET - STATE HIGHWAY 82 ~pt --- --c.r-rm...unÂ·--= r-~ - ---- -- 7 *-- r/~21Â·-4927=Er= 1+ .-W 2-11.11.0 41/* A 4.1 122 - - 11 - / HOPKINS STREET 1 i '' i \ LL . "04 1 + 2, J .. EXISTING 300 {*SM M\Uha 100 .- / 50 \00 -A~ VICINITY MAP Â° ATTACHMENT 3 DIMENSIONAL REQUIREMENTS FORM I I Project: _Courtyard Commons Applicant: Carbondale Affordable Housing Corporation Location: 520 West Main Street Aspen. CO Lot Size: 13.500 square feet (per Assessor) (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: 0 Proposed: 0 Number of residential units: Existing: 27 Proposed: 30 Number ofbedrooms: Existing: 37 Proposed: 41 Proposed % of demolition (Historic properties only): NA DIMENSIONS: Floor Area Existing: 11,920* Allowable: 14,850 @ Proposed: 11,900* 1.1:1 FAR Principal building height Existing: 15' +/- Allowable: TBD Proposed: 15' +I- Access building height Existing. NIA Allowable: WA Proposed: N/AÂ· On-Site Parking Existing: 16-18 Allowable: 41 Max Proposed: 16 % S ite Coverage Existing.- 38% Allowable: TBD Proposed: 37% % Open Space Existing: 62% Allowable: TBD Proposed: 63% Front Setback Existing: 10' Allowable: TBD Proposed: 10' Rear Setback Existing: 9' Allowable: TBD Proposed: 9' Combined F/R Existing: 19' Allowable: TBD Proposed: 19' Side Setback Existing: 5' Allowable: TBD Proposed: 5' (East): Side Setback Existing: 23' Allowable: TBD Proposed: 23' (West): Combined Sides: Existing: 28' Allowable: TBD Proposed: 28' , TBD = to be determined during PUD Review Existing non-conformities or encroachments: Existing and proposed parking does not conform and is currently partly in the right of way. Variations requested: To accept parking Dian as presented in Section 6. *Floor Area is an approximation based on rough assumptions of exposed lower level light well areas. and on surveyed unit areas, which do not include wall thicknesses and duplicate internal stair areas. Hence, an accurate number could be -/1 200-300 sit however, the difference between 'existing' and 'proposed' should be minimal. Ullr Lodge Minor PUD Application . January 2000 Eao MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director 44-0 FROM: Amy Guthrie, Historic Preservation Officer RE: 501 W. Main Street- minor review DATE: January 12,2000 SUMMARY: The applicant requests HPC approval to replace exterior materials and make modifications to two non-historic buildings at the Christiana. The Christiana is listed on the "Inventory of Historic Sites and Structures" which notes the presence of a very early 1880's log cabin on the property. Other buildings on the site include the main lodge, remodeled into its current appearance by local architect Charlie Patterson in the early 1960's, two Pan Abode kit houses built in the early 1960's, and the duplex and fourplex that are the subject of this application, which were built in about 1973. APPLICANT: 501 W. Main LLC/Austin Lawrence Partners LLC, represented by Stryker/Brown Architects. LOCATION: 501 W. Main Street, Lots A-I, Block 31, City and Townsite of Aspen. ZONING: Office zone district with a Lodge Preservation Overlay and Historic District Overlay. Listed on the "Inventory of Historic Sites and Structures." MINOR DEVELOPMENT No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after 1 making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. Response: The project involves a "facelift" for the two most recently constructed buildings on the property. The buildings are currently very simple in character, with low pitched roofs, stucco on the ground floors, log siding on the upper floors, and metal slider windows. The proposal involves replacing most of the exterior materials on the two affected buildings, adding large dormers and new railings and other decorative features. Stone veneer will be added on the first floors and wood siding on the upper floors. All windows will be replaced, mostly with double hung, vertically oriented windows. Because the footprint and overall massing of the buildings is not changed, staffs focus in addressing this standard is on the compatibility of the design with the designated historic structures located on the parcel and with the character of the Main Street Historic District as a whole. The primary period of significance for the Main Street District is the mining era, the time in which most historic resources on Main Street were built. A major part of the character of the district though comes from the motels and commercial buildings developed as part of the ski industry. Generally, the buildings on Main Street are wood and brick for the Victorian era structures, and stucco and manufactured logs for the early ski era buildings. Staff finds no historic significance in the buildings proposed to be remodeled at the Christiana, and has no issue with the concept of the alterations as proposed. However, the materials and the way they are applied does not seem to specifically reference the established character of the Main Street District. In particular, the river rock, heavy log columns and beams, log railing, and wavy, rusticated siding are not found in the rest of the district. Staff recommends that the materials be restudied to meet this review standard. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: As discussed above, the proposed new materials are not consistent with the character of the neighborhood. Staff commends the applicant however for working with the existing lodge complex, which has been part of the history and character of Main Street for 40 years, rather than proposing to raze the structures. 2 c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The project will not affect the significance ofthe historic structure on the site, the Callahan log cabin. This cabin is not directly affected by the project and remains a good example of an early 1880's log cabin. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: Staffs concern is that the application of the materials on the remodeled structures does not appear to be related to the Callahan log cabin or other structures on this or the surrounding parcels. The project introduces a contemporary style of mountain architecture that is popular in other neighborhoods but which is not typical of Main Street. As stated above, staff recommends that the materials, not the overall design proposal, be restudied. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) , â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that the proposal be continued and that the applicant restudy the materials and the application of those materials, to be more compatible with the existing character of the Main Street Historic District, particularly the older ski lodging properties. Exhibits: 14Â° 9 * A. Staff memo dated January 12,2000. -7 -0 B. Application. 3 DEVELOPMENT ORDER ofthe City of Aspen Community Development Department This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen Municipal Code. This Order shall expire on the day after the third anniversary of the effective date of the Order, unless a building permit is approved pursuant to Section 26.304.075, or unless an exemption from expiration, extension or reinstatement is granted or a revocation is issued by the City Council pursuant to Section 26.308.010. This Development Order is associated with the property noted below for the site specific development plan as described below. Austin Lawrence Partners LLC., 408 AABC ste. 202 Aspen, CO 81611 Property Owner's Name, Mailing Address and telephone number 501 W. Main St., Aspen, CO 81611 Legal Description and Street Address of Subject Property Minor HPC Written Description ofthe Site Specific Plan and/or Attachment Describing Plan Historic Preservation Commission Resolution 2000-05,2/9/2000 Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) February 18,2000 Effective Date of Development Order (Same as date of publication of notice of approval.) February 19, 2003 Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal Code.) Issued this 18th day of February, 2000, by the City of Aspen Community Development Directpr. L 1. 10-.,,alÂ«)03 Julig/Ann Woods, Community Development Director U I G.Planning.Aspen.forms.DevOrder PARCEL ID:]2735-124-49001 -"DATE RCVD: |12/22/99 # COPIES:1 CASE NO~HPC036-99 CASE NAME:|Christiania Lodge Minor HPC PLNR:~Amy Guthrie PROJ ADDR:|501 W. Main CASE TYP:|Minor HPC STEPSi OWN/APP: Austin Lawrence Par ' ADR1408 AABC, ste 202 C/S/Z: ~Aspen/CO/81611 PHN:|920-4988 REP:~~ryker Brown Architects ADR:~119 S. Spring St. C/S/Z:]Aspen/CO/81611 PHN1925-2100 FEES DUE:~125 FEES RCVD:|125 STAT: F REFERRALS~ REF:| BY~ DUE:| MTG DATE REV BODY PH NOTICED â€ž DATE OF FINAL ACTION:| CITY COUNCIL: REMARKS~ VZ,1 BOA: CLOSED:~ BY: ~ DRAC: PLAT SUBMITD: | PLAT (BK, PG): ~ ADMIN: 1 -4*3 1 1 1 1 1 THE CHRISTIANIA SKI LODGE 1 MINOR DEVELOPMENT REVIEW APPLICATION 1 1 . b ri# ,43- 1 ARCHITECTS 1 1 ) L b Pt:IA,(, S I AE>lit r] Â· 04) >3 I t;1 1 1 SUBMITTED BY STRYKER BROWN ARCHITECTS 119 SOUTH SPRING STREET 1 ASPEN, COLORADO 81611 (970) 925-2100 DECEMBER, 1999 1 1 1 1 1 1 THE CHRISTIANIA SKI LOÂ©gE 1 MINOR DEVELOPMENT REVIEW APPLICATION 1 1 1 brown - ARCHITECTS 1 SUBMITTED BY STRYKER BROWN ARCHITECTS 119 SOUTH SPRING STREET ASPEN,COLORADO 81611 (970) 925-2100 DECEMBER, 1999 1 CHRISTIANIA SKI LODGE TABLE OF CONTENTS PAGE I. INTRODUCTION... 1 II. OVERVIEW OF NEIGHBORHOOD & SUBJECT PROPERTY ..................i 1 III. PROJECT DESCRIPTION. 4 A. The Duplev 4 B. The Fourplex. 5 IV. REVIEW STANDARDS 6 A. Section 26.415.010(B)(4)(a) 7 B. Section 26.415.010(B)(4)(b) ..... 8 C. Section 26.415.010(B)(4)(c) 9 D. Section 26.415.010(B)(4)(d) 10 EXHIBITS Exhibit #1: Proof of Ownership/Warranty Deed Exhibit #2: Letter of authorization for Stryker Brown Architects Exhibit #3: Attachment 1, Land Use Application Form Exhibit #4: Attachment 2, Dimensional Requirements Form I. INTRODUCTION: 1 This application for approval of a "Minor Development" involving a site that is within the Main Street Historic District and listed on the City of Aspen Inventory of Historic Sites and Structures has been prepared and submitted by Stryker-Brown Architects on behalf of 501 West Main, LLC/Austin Lawrence Partners, LLC (Greg Hill, Managing Member) applicant and owner of the Christiania Ski Lodge. The property is located at 501 West Main Street between 46 Street and 5th Street. Proof of ownership by 501 West Main, LLC/Austin Lawrence Partners, LLC, is provided in Exhibit #1 ( warran ty deed), and authorization for Stryker- Brown Architects to represent 501 West Main, LLC/Austin Lawrence Partners, LLC, with regard to this application and the necessary hearings is provided in Exhibit #2. The applicant intends to renovate and remodel the existing duplex and fourplex structures situated along the alley. In general terms, the request involves changes to the roofs, balconies/railings, windows/doors, and materials. As demonstrated in the following application, our proposal meets the criteria for approval of a Minor Development as set forth in Section 26.415.010(B)(4) of the Aspen Land Use Code. The following section of this application provides some general information about the property and its neighborhood, followed by a section that supplies a detailed description of the proposal. The final section of this application identifies the applicable review standards and provides a response to each criterion of the Aspen Land Use Regulations for "Minor Development" involving a site that is within the Main Street Historic District and listed on the Inventory of Historic Sites and Structures. 1 II. OVERVIEW OF NEIGHBORHOOD & SUBJECT PROPERTY: The subject property is legally described as Lots A through I, Block 31, City and Townsite of Aspen. It is located at 501 West Main Street which is the south side of Main Street between 4th and 5th Streets. The site is zoned Office with a Lodge Preservation Overlay (O/LP). In total, the site is 27,000 square feet in area (270' x 1003, encompassing an entire half-block on the north side of the alley. The Christiania Ski Lodge is accessed directly from Main Street 4th Street 58 Street and the alley along the rear of the property. The property is essentially ftat and includes a good deal of mature vegetation (trees and shrubs), which will 1 1 1* 1 H Â«lf ; 2>01-Â· 1 eig; D < 1 8. J . '00 + 1 . 11; 4. 10/'* zo' Â·Vii Ill - \ -- 1 - . 41~â€¢i"'~~~~ 'A.Â£ - -* e â€¢' 4 220 - 1 '2- \....- - - 1 1,7 1 X. . _ _ _ 1__~~ ~~~~_~ ~ - ..'_ __ _._____ _~*''__ f\ :lkâ€ž, 1 4* ...... N '5 09'11'W 270.00 I I il I ... '.,3'b r-r-1 . P .1. .0 '.1 1 -Â· \11 1 1 11 1 1 64'1 1 2/ i~ ,Â»3131 r-1 . 1 \ 1 -,al wa ..4 i 11 -8 f / /1 m i ~ff- 1-- 01 ~ Â· * T 1 - ..0 4 1 1 \ fel -i=&48 l.\3 1. 1 - 1 1 2/41,0 l. 1 1 4\ f ' ' 6 .~041 4, 1 1 Lt-)1 t. \ I. ./ 7/VI: \ \ 24: :93 1-11 127.P ' 1â‚¬'546.419* \ .... 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AL'm[1./fion,Al .TBA~-AAA ceÂ»,~,we,T ............co~wcÂ£~1.0 ./.â„¢FÂ¥./.).Il Hâ€¢. - No,4,-*m Im-Â¥â€¢c~sT,â‚¬~mr*I, 9S C~ T.. ses.~c. p.....Â·............... *ri"*Dirn .* SU[1Â£â‚¬~TOAgÂ¥,~~.A-~K*SU~-*]NFEOU~EWMYS 0*'/IMI .In,s ANDrul.=e,/PrroT-'I.P.I M#i....T.....Â¥/-0//0/ri ~.. No.m. n,Es-Â£.ArÂ¥ -0â€¢-Alâ€¢*TT*,es v..=. Hou,Wn ........ 0,4.1 ....r.. 45 A ....... W. PIâ‚¬PNW. .ION.1 ,~*rnâ„¢ c<*04~x,~*>FTS**.1 lAMOSUAVE,Â·0*,2-7 ASPEN Slyl\EY ENGINEERS, INC. 2,0 SCILJ T'H 0,4 f NA Sl RE F T â€¢5PIN. COL OAACO 8 161 1 h I ./4 .' PHONE.A. 1970 0.5 3.16 CATE :08 \\ not be affected by the proposed remodeling and renovation work. There is a fenced swimming pool area as well as a separate fenced spa/hot tub area. The site maintains a fair amount of undeveloped, open area, although there are a total of seven (7) buildings on the property, three (3) of which are two-story structures and four (4) of which are one-story structures. The two structures that are the subject of this application are two-stories each with 3:12-pitched, gable roofs and north-south ridgelines. The duplex resides along the corner of 5th Street and the alley at the rear of the property. It is set back approximately 6.5 feet from the westerly property line and 10 feet from the southerly property line. The fourplex also resides along the alley frontage, some 30 feet to the east of the duplex. The fourplex, too, is set back approximately 10 feet from the southerly property line. Both the duplex and the fourplex are separated from the alley by the presence of paved, parallel parking spaces. There is a one-story building roughly 10.5 feet to the east of the fourplex. Both subject structures are white stucco on the ground level, with dark brown, horizontal log (panabode) siding on the upper level. The wood siding 1 lends the impression of a log cabin-like structure on the upper level since the ends of each wall protrude just beyond the exterior flat surface of the intersecting wall. Both structures have second floor balconies with dark brown, fence-like vertical wood board rails. The windows are aluminum/metal clad and it is believed that these structures were built in 1973-74. In truth, the most notable features of the site are the surrounding trees and the views of Ajax Mountain. The largest building on the property is situated along the corner of Main and 4th Streets, and is set back approximately 2.5 feet from the easterly property line and 15 feet from the northerly property line. The fencing for the pool, which fronts on Main Street is set back just 8' from the northerly property line, and is considered by many to be an eye-sore. The one-story log building situated along the corner of Main and 5th Streets is set back just 3.5 feet from the northerly property line and 7 feet from the westerly property line. The other building fronting on Main Street is a one-story log cabin set back some 31.5 feet from the northerly property line. The information contained in the Inventory of Historic Sites and Structures relative to the subject property focuses completely on the one-story, "Callahan Log Cabin" structure located toward the front of the property (along Main Street). The remodel and renovation proposed in this application will have absolutely no affect on the Callahan Log Cabin, but the proposed redesign does take cues from the cabin with a goal of compatibility without mimicry. Nevertheless, the two following paragraphs are included as a means of 2 summarizing the information contained in the Inventory of Historic Sites and Structures relative to the subject property. Given the complete lack of mention, the Inventory clearly demonstrates that the duplex and fourplex structures are not of any particular historical significance. The Callahan Log Cabin is the smaller of the two log structures fronting on Main Street more particularly described as the one set back some 31.5 feet from the West Main Street right-of-way. It is a simple rectangular building of approximately 360 square feet (23.75' long x 15.15' wide) whose architectural style is described in the Inventory as "early log cabin" with no special setting features or landscaping. None of the other buildings or site features (trees, rocks, spaces, relationships, etc.) of the property are associated with the site's historical significance. The log cabin has a single gable, wood shingle roof, rough hewn log walls, and board and batten gable siding, all set on a concrete slab foundation. There are no porches or chimneys, the windows are paired, and the door is described as a rustic, vertical board. It is called the "Callahan Log Cabin" because it was designed and built by a Mr. Callahan in approximately 1886 (estimated). Modifications to the original cabin have been minor, but include its having been moved from the front of the lot to the center of the property in the 1950s and the addition of a center window facing Main Street. The cabin is thought to be one of three built by Elizabeth Callahan's father in the late 1880's. This cabin is considered to be representative of Aspen's settlement phase and the early beginnings of the town. It is one of two remaining log cabins with exposed logs, in this case, hand hewn. The presence of hand hewn logs dates the structure, and its size and shape typifies the average home built for the earliest of Aspen citizens. Surrounding properties include the Boomerang Lodge to the south (across the alley); the L'Auberge Swiss Chalets to the east (across 4th Street); the Westec Building/Mesa Store, a parking area, a small single-family residence, and the Ullr Lodge to the north (across Main Street moving west from 4th Street to 5th Street); and, the Aspen Center for Women's Health to the west (across 5th Street). Other surrounding properties include a two-story residential duplex to the southeast (corner of 4th and Hopkins); a small, 1.5-story, gable roofed office building to the northeast (corner of 4th and Main); a small, one-story single- . family residence to the northwest (corner of 5th and Main); and a two-story multi-family residential structure to the southwest (corner of 5th and Hopkins). In total, the surrounding uses include a mix of lodges/chalets, offices, duplex, single-, and multi-family residential, and retail commercial (Aspen Cybercare) across the street in the Mesa Store. The architectural styles used on the surrounding buildings vary as much as their uses. Specifically, the architectural styles associated with the adjacent properties can be described as 3 ,Â·t : ., , 141 .4, i 'li i\ ''464-441.... g 4- -- \ 4, al : , 1 'Fh *'M44 I . .ry Â« \ i '7 1./ A "9 "' . j f' '94 1 . , 3.1 < .% ' & .J :.\\ \\ 441 6,4.' 60 4 ' I 6. 45;.. 1 gh,1. th,A ,/ l 0,49 0 ' 1 02 -'4;. ./ C...1 - - f) Â£82 i ,/Â¢n.7:2.70- 0,06 4% ..4 40\1\ r O . e \ 'r 9 4\. \ ~ - le,89 Â·. Sr'(ii: 03~ir, n,Â· C, \ /,it. .. t.;1{1 /J,0 sirrf.. <9\ \ 7 AN . r. 01 10 ..."f'-' /-/r.\ r. --J 4, / \ 1 b O.,Â·GS . , # ./ 06 r As{>en \.9,6 /2 6- .9 *#* 1+ 4. ) s /9- i#4162 \? F~ 800Â«Flan 4,\ , / 0 . -- - 2\ F C) 8 0,7 . --- - - 11 3\ \9 % / 1-D (5 /i Ll I I SIC / 6. tr,~ ,3-jlood Duc k i n \35. f i 4 1:' 1 Gmespie sf . . A r --r - .LE , \ Pe rt Cl 1,4 4 t --3>14 Goll Course ~ 1\ /7 4/ 1 \ .4 V|,10 St 0 0 0 0 -0 \ 6 Q 1/ 0 3- 13 2--4- T- 32 1 4 1 2 Race r Marin,n Orek [1(1 - . St 6 1 6 ( 4. S ouf Av 4 1 -94 ~ - 7-t 2 4 pk â‚¬k> 11 rancl 460*,9. Sa-rn,11 1 4 r> - -- ain St 9 7-4 - e :i 1 , 4 4 4 'e I , /70 7, Â°943411~ i ./e , 3 3) d /\* 1 /''./ e . , 0.- 3 /9 4 4 0\ f / 4 04(0 0 4 d. 44 4 2 4\----0 S, V94, p..,0.. Pal'31 /-- 1 leâ€¢' A VI .) r- ip#<52 33-> 10 M,/11 4*4 Rd r-- f .ff *4 4 . 9.' a.- D 'CX 4 1. S. \6 V.. Â¢>0 "1?/.... -\,1./ ~3\ JO. s, 1 4~ 24 M. C , 6 ' / S.h SP., f n 00 42 , 1 1 2Â¥fÂ¥? f 1 na , 00 1, Summ#St ~~ ~ 4 X + fly .0PA. n Grove ' Im m A. x 4%7 ,Â· Weitvlew 2 Ute M 24. 0 < 94. . 0 5237 . Â· 4 7* Â£ gr#'** 2% AÂ·;Ad ~ 949 - 177 1 9 Ly -11 Ill 82 VICINITY MAP /,HIA -\ @Mâ€¢1 44 416 >M=zin c LOP"e -+Alr L.u,re Lau ! follows: Frank Lloyd Wright Modern to the south; motor court cabin to the east; Victorian and Austrian to the north; and, "Traditional" and 50s plywood modern to the west. Roof forms vary from flat and shed roofs (Boomerang, duplex at 4th and Hopkins, and multi-family at 5th and Hopkins) to steeply pitched roofs (L'Auberge, Aspen Center for Women's Health, Mesa Building behind the parapet faqade, and single-family residences). The surrounding structures range from one to two-and-one-half (1 - 2.5) stories above grade. Along the alley adjoining the subject site and the Boomerang Lodge property, the Boomerang is 2.5 stories of concrete "battered" wall with balconies (outdoor hallways) separated from the alley only by parallel parking spaces. III. PROJECT DESCRIPTION: The duplex and fourplex structures that are the subject of this application are situated along the property's alley frontage, with the duplex at the corner of , Street and the alley. They are two-stories each, with 3:12-pitched, gable roofs and north-south ridgelines. The applicant intends to renovate and remodel both structures. In the most general terms, the request involves changes to the roofs, windows/doors, and materials (including those of the siding, balconies, and railings). As they currently exist both subject structures are white stucco on the ground level, with dark brown, horizontal log (panabode) siding on the upper level. Both structures have second floor balconies with dark brown, fence-like vertical wood board rails. The windows are aluminum/metal clad and it is believed that these structures were built in 1973-74. The most memorable features of these buildings are the surrounding trees and views. The Duplex The proposal for the duplex involves the addition of two 12:12-pitched dormers; new stone veneer on the lower level, and wood siding on the upper and lower levels; replacement and upgrading of all windows; and, new accents such as the log railings and support beams of the balconies, and ornamental roof bracketing and trusses. More specifically, the west (facing 5th Street) and east (facing the fourplex) elevations will each be changed to include a steeply pitched (12:12) dormer with 1 wood shingle siding in the gable end. These dormers will extend beyond the height of the existing ridgeline, and will greatly increase the architectural interest of the structure along the 5th Street frontage. The addition of the dormers will aid in breaking-up the "boxy" mass of the existing structure while adding a slightly Victorian yet still rustic flavor to the overall feel of the 4 1 > â€ž7' , ..: a . /n, 4 9,0 f * 11 Â¢.,4 '. '. 1 24'*.- - 77>2**, 4,7 ./ AX# i61:4.2, -. 4.0 --'.fR'. /. } 44 0- Â¢ t/,1 '4 ilip-Â·t,f,,, . 193./. â€ž**f-= illi - fl \111 + Ttv t, '* 8 witt ' 4,1, . i.' 41 . "914- f!4*10* 1 1 L~ )*~ ~1>~~'A~t 11 , Â· Atj - ./7, ~4444 1 J \3~~,~ j hly -I..~5... 1340 1. m ,~00.91*0 / F iwim-- 2-2.-":fiâ€ž:imill"'AAJ) i-$ 1.7,4 b..i .,Wililill/.00'lillillillip:5Blgill'/- h -1/ in,e..ial. 0 0/ i'brk#*,4/7,9,3.... iftli 11"41 4* III 4%#I i illi 11*m ===i<*/3/ii"/0/ 1 1. /1 -':i,Jill//IA .- 1:>41 j.r , - & 11(06 1*k - f- 1 / 2 #3 /,i: il ............illill,il . '21 . '4 .8.:Milt i , 1 n ... Wit< i. I - 1/00 ' IE 40 .en' 4 .6.---yll-'.1 1-3 . '.4 1 1 -Kt .Id. 1=! b 1. 1?~ f (- 11......F- Alibl/Vill-~- 4/liti' 1 =1 '11:jil.. 2AW ///Im///.. 1 ) ..1, r 1 J 913â€¢*â€ž-.INA '- I'll r, - ..) ./,11;1.1 ~ .. 4 40.{2 3 ..0 1 ? 114"I-w â‚¬ . 0 + . blown . 1 -\ ARCHITECTS L--3 â€¢ '' ..'f 1 1 1 +IN 4 1- -1 7 lilli 4 11/ 1 new major El' l UP spruce 111 r /1 ./. 7 0'''.''''.',' (810 er,lpbyre u F====~ ifi basement 1 1 ' 8ATH 1 1 1 re*m!71 / 11 L The Duplex CL) 1 LE ELSÂ©-1.1 =3 1 --- 1 ---97# c - 1 11 1 Ill=Ill 0 0 CHRISTIANA i MASTER KITCHEN 1-- [_1 ~ Sidewalk O 1- L BE[=ROOM- _-__12. - MAâ„¢b_,57~- ----1 ;LiX ~CJ ....4. 1 FOWDEk=lI i 501 Wesl Main Street ' ' ia [ri LOJ Aspen. Colorado c -. , D,1 1 / --- 1 0 1 11 1 1 LIVING .--' 1 1 i ROOM 1- 1 UU- 1_ i r--T. 1 . or " 1 /9 9 t: 1- 1 ~- (1) 'TV: [-2-1 trees AR IOInf ' AM,OfÂ® ~ 1 - 1 L.---- '-- 1 1 0 9 ' -- - DATE: ISSUE. ~~~=~zzzz~ â‚¬- -- -STAIR I ,2/21/99 HPC APPROVAL M.--- # TO BASEMENT , 1 -Â· 1 1 ' 11. 1 1 UATA 7%11 0 1 i BEDROOM 1 1 2323 1 L.-04 H 1 11, --- - -- 1 . 11 , A 1 11,- -- - - ./--- 1 1 , r 1 . 11% 1 I patio ~ , 1 -m 1 1 BEDROOM -- -Â·Â·-i i'~ 1 1 11 1 1 11 1[3 i 1 0,1 11 i trash _ W i - T ~-------- -5 0:r---,m -I.- -- -- L- ----- --- -- - 1 1 2 11 3 existing spaces 3 existing spaces Duplex - Main Floor Plan 1/8 . I'-0' SCALE I i A 2.1 1 stryker 1 brown J 1 1 1 1 / 1 / f 1 1 , lili; , ARCHITECT 5 , '1 :.1,!r' ..t r ./' L.â€¢!fll 1 1 1- 1 1 deck | deck U U2=,J ; 110 01 1 ' Duplex k /160 r 1 r BATH [ J kiI> ' L 1,1 '. i --'==L -1 CHRISTIANA 1 N ASTER ~ BAâ„¢k C)~1 _ KitchenNE E]DININGEI~ * ~L~~ 501 West Main Street BEDROOM 1 POWDE Aspen, Colorado 1 Up ., 1 j 14/ '1 1! 111! Living 4--1,4- 1 6==. 12- 1- -/--- f \ ,-AL DATE: ISSUEÂ· + 0 1 1 ---~-- -- 12/21/99 HPC APPROVAL 1 -- il Â»f~- ~ enclose ' - 1 Â·BATH (2411Â·~ , 4 [-6 deck C I >W,94-J -=#M N BR - LRi' 1 1 - 10 1 1 j 1 |[ TV.Â· lÂ°j n 0.1 2 1 | ~ Upper Floor Plan 1 Duplex 1/8- = 1'-0Â· SCALE All '9 . 1 IM, 6 brown e 0 125' 0 e 122' 0 ARCHITECTS 1 ~~0.- EXISTING [10{)FING - '. ' 118' 03 ~ 13"dHORIZONTAL LOG \2 / 0 . .. .. ... . iF 1 .1 4 1 I - CEDAR SHAKE SHINGL ES 8" HORIZ WAVY BOAAD 1 1 -_ 2 X 4 WOOD EDGE TRIM -- I 3*R- =- - Irj VEIITICAL LOG 1 Hnitin*reÂ· prrr~111!L ~r-'Â«- 109 0 -- 0- -" 1 - ==deff--T li--raw6,- . rÂ·~_i .Â·=~c -'- -- i - - 2 X 12 WOOD FASCIA 1 - HOA' 11 1 =L 1 1,1 1 1.1 4-14.1- - 16' VERTICAL- 1 ! 11 : I I BOARD S DATTEN 11 ' 1 m ! 1 1 JI 1 , 1 11 -1-- 22* i; 1 'FiaL - 11.22-11--=r'-ii--nigr-.--: 1 00' Â·0Â· ir-1 Ic==1 . 1,- - -- .- -Ii--1 --I - -...-1.-#... - -0- CHRISTIANA 501 West Main Street Aspen, Colorado WEST ELEVATION DATE: ISSUE. 12/21/99 HPC APPROVAL 126'Â·6 -e 1 K Â· 125'-0 1 111 { '~~~ I 1~ - CeakÂ« SHAKE SHINGLES lili. 1 11 .1 till.1 1: 1.1%:111 1 122-0 . e 111 ! 111 117~ )11! , EXISTING ROOFING 1 1 1 11 1 .1. '' 1 7 --1#41''LV 1 -~ 1 1 ~ j' 1.-~ 4 9* 21 7.11. ~ h':1>Â«Â»--77*1 n iii itiurrr-1'm--nrrirr~r- r----CEr--Â·.-__-,~~i i 11 810Â·' L..Â·7Â· .>4.11 ' -2-14-#Nal i-i , i J~7Â»~~~~*~~ -___ -~___ _0_ ___ ____ 4 1,-1:!4 1 1' ..,1 I.1 P 1 1. :11 1 9 1,1 11-- --,1 HWHYÂ£[TY'!fA --Â· - Il .P Lpi IL.--4 , --8 -UL-1 U UL CEDAH SHINGLES 111.1 1 4 1 TW 17Uh~In4u 1 1111 1/ 111 111111 111 In 111 111 111 lili 1 1[,9.9 R C ) -0 1/ 1) 1 1 ~: ; i'< ;It~-.5--9-~1~11#41>OF '125 f ~ ' , 1 ~ - 12,~vEnTICALion /1111 lili 11 m 111..% 11~. 1 A W 1 2 m f# I q 7Â«22 11 "~' ~: ~ i 11,=/-1 : --7--- 16 VERTICAL - Duplex . I =11 . ' 1 West Elevation 1. 1 1 1 1 BOARD & BAT TEN 11 1 -~~: 1*j # 0 Â«57*EY 49Â« South Elevation 1 1 1 1 ' lITM!:Irmi!11111 #194iM_.lu 112 1!' \~ 111 411*Nk - log or 404-,#-4#Â©WAU#r*-4,4Â£4041---111. - --\1 1.. .. 0 1/8' = 1'-O SCALE A 3.1 I ~ t26 6- e 175Â· Or brown 1 127Â· or 0 ' Â·Â· ARCHITECTS - EXISTING "OOf ING ~ 8 ~ HORIZONTAL LOG 118~-0 0.:5 ...~- ke .Â·Â· r * , 1 CEDAR SHAKE SHINGLES ~ -- - ~ i '" Ir\ - -- Er' HONIZ WAVY BOARD 14471 : ~ ~ ~ 2~- 2 X,1 WOOD EDGE TRIM i 1 354%49%%*4* , 1 109 0 :nÂ·r , 1 , - 12'~ VERTICAL LOG 1 I rim -- -0 -- - + C 11 2 X 12 WOOD F ASCIA ~~TEN - 0 3 1 12 4 1~Ul fii v HOAH{I) 1,1 , 1 I. E 4 r Â£ &7 1 I "0 4" RIVER HOCK VENEER >Â«Of> Â»9 11' 4Â«1 1 - I /1//24 4\\ / 1 100 04 CHRISTIANA 501 West Main Sfreet Aspen, Colo,ado EAST ELEVATION 1 - 126-6 "'125'-0 DATE: ISSUE. - CEDAR SHAKE SHINGLES 12/21/99 HPC APPROVAL 122-0. 11 1/ 111 i 11 1 1 1 , I . , 1 1. 11 -LI If i Ill -/rn,1. 19 1 y EXISTING ROOFING Il l Ill 111111 Wr-liT TT[-1 ITÂ»rl Il l 111 I ll Ut Ill 11111_~ 1 r,1., 77----..,-- 0- - . - 1 /31Â£ ... J I L. CEDAR SHINGLES -u...e-r-0.- -- !121-]111Ut R" WAVY BOARD ~ B~VE[1TICAL LOG - 124 VERTICAL LOG log. 0 2 Nlalitimia 1 ~EP prh-- -Ll r-Â» -1.LUU.U.U L.--LL.U.1.-311â€ž.U. 11% 12,4 16- VERTICAL E+J.,Abwn=N - 4' RIVER ROCK [1OARD & BATTEN Â»-4-1-L, Prrflet*rrifrrr Duplex Ill L 11 1 -1 -%46]4*6%94%22234kWÂ¢IPIAF~~%O , East Elevation North Elevation 1/8 = 1'-0' SCALE + A 3.2 building. The large, mature trees will remain, helping to maintain a compatible scale at the increased roof height. Most windows will be reconfigured altogether while others will be added where none previously existed, but all windows will be upgraded with triple pane glazing (for energy efficiency and acoustical insulation). For instance, on the 5th Street (west) and Main Street (north) elevations, no new or relocated windows are proposed; the existing ones will simply be replaced. On the alley side (south elevation), however, the existing, haphazardly located, horizontal windows will be eliminated and new, visually balanced, vertically-oriented windows will be added. The new windows will introduce a substantial amount of natural light into previously dark and gloomy rooms and improve the overall appearance of the building while greatly improving the energy efficiency of the units. Most windows will be double hung with decorative, divided lites (most energy efficient for operable windows), and lintels. The existing white stucco siding around the lower level will be covered/replaced on all sides with stone veneer and wood siding (to include board and batten, shingles, and "wavy board" planks) more appropriate for a lower/ground level, especially along an alley. The dark wood panabode siding of the upper level will be covered with new insulation and wood siding. The support beams (columns) of and railings along all balconies and staircases will be replaced with log beams/rails. The ground level deck at the southeast corner of the building will be enclosed, becoming part of the internal living area and adding approximately eighty-two (82) square feet of floor area. Wood rails matching those to be used on the balconies will be installed to partition an area for enclosing/ screening the trash dumpster. All corners and peaks of the roof eaves will have ornamental wood log timber brackets placed below. Overall, the dark, gloomy, and dingy appearance of the structure will be greatly softened and lightened-up, and a good deal of architectural interest will be created where virtually none currently exists. The result will be a building that complements and enhances the Main Street Historic Districts' materials, massing, proportions, rhythms, and scale without any mimicking. The Fourplex The proposal for the fourplex is very similar to that of the duplex, involving the addition of a single gable dormer running the length of the building from east to west; new stone veneer and wood siding on the lower level, and wood and shingle siding on the upper level; replacement and upgrading of windows; and, new accents such as the railings and support beams of the balconies, and ornamental roof bracketing. 5 |L 1 14- ir '1 0 4/ / .4 /4 41. 4 : , . . 4 ..fily, // itill 1 h ~ : r ill f;,4 -- 1\6- 1 .FI 1. *;Ng# Â· i[ 1311 2 1 'tal "' 4)171,~ - .111-iril . 4 '4.41'. -â€žRE='C//~/'~'~; 4. 4, 1 ev *-22' t. 4.. 9/ )'P=. - > Â¢1 911 1,1,1 4.--1 1, '.4,1, *AL 4 . 1,=F 61 - -- - f 4% Â«2%4 .'fi"Li.+li' .IMME ":'ririt-'..- A----...... - ./i 141'.. ~ ' t_' ~ br /, ~.21:bi, LL. 44~ .I: -- 6/ 14 7': j.) ' f ,93<--*2~9 .- . tr - I 4. 0. 2 -1- . -â‚¬1 1 ...41 .........lill---;==" 61,5 01 -1 ippf.flz~rililfillill..illililillillillillillililillill-- aill~ilineum:flabs:6,1/kilircill:lillfl 'll ;1-0 ../.#40 , Â¥'. 1.1.*,0.. %-ILE-Li 1 - - 11. '1 0/ . .*4*#,"a-'.Â·4' '1 AI #'.~0. </:,6.; . *.4 4 Â· 4 , .1,07. 44 ,â€¢ . 6 ' I â‚¬ Â« L .. .4 h 1 Cl ....%* 1, 1 Bi Nqi'.1 JILL~,Al"br"PA:b \1 t 9=0\J Zill iwiliati L, . 5/ Fc-Â· jj; .1 0 1 ILL - .: '. :.d \7 :P't// r '. 4 3 ...0 4 11 '43 41*b~&3 ..l 4 . . â‚¬'.1 r '.4//S///04 /71 - / 4 *V, bills.. *1 - -11....m.1 4 4 tesl A '' .MeNT; .9.-391:,2 gif ..(Mer .1. LF:QA.5ies/immf#MI : -- 1./55): 11==9"* 4 - I- - .,fh~=- -late t'*l /1 4, EM#ZON..U, p.- ill'll/Al'll./.1 3740-4./"9.' - ililli" - - 1 - - 88'.101. *4Â¥071*,&.ami/M - -,..0, =---' .. 6.11 tr,bAP Y!: i 1 155-< ---/I- wr " - 1 I ~ 1 ARCHITECTS 1 F Â«/Â«11//-Â«-WO 7-Imptu 7,52'' Li â€¢ 00 91 611 1 -- -1 --)---- r-- r-r rrUTTT----- ---- O 1 -11!11 I up --1--- 1- --,!1141 1 11!! 11 : I - L _ _ - dn to employee udi , ] 1--- I I in basement I i , ' The 4-plex tL -a=.5/2-/13-= ---u--rW--i 4 --7--8122,2=~ El , 0- L_ _ V- ' TWO-BEDROOM , _-ABR: TEG 0- oÂ©-----8-- - 695-af 0 KITCHEN .-1 ONE BEDROOM 1 1 rh LIVING ~ 3 (31 ~ patio balcony 1 - - - - above CHRISTIANA ~ ~~ 1,: 21 - - KITE:FIEN- --~ 3- AR401RF ~ LIVING 1 - - - 501 West Main Street ---1 - il Aspen, Colorado 1 10, 1 --1 [-47{/29-1~ t-- .-....E / RMOIRE ~ In# 1 -m DATE ISSUE: ll- _ __ -- * BATH a e 0 1 I ~ ~ ~3. CLOSET ~ 7~=- ~ r-Â·-----~ I-" 12/21/99 HPC APPROVAL 1 / 3 1 \ Mb:,za / 11?~07777771m ~ =2=i 0" f 11, O c ~ AlÂ¥>IRE i BATH MASTER 1 url>RE MASTER BEDROOM TV/ 1 - BEDROOM BEDROOM 1,[3 - -------- - -'96-U Â° 413_~1_3 -- ------- - - -Ill - Setb 10 1 - ---- 1 0 E U) paces ' 1 3 existing spaces Property Line ! 1 ~ Four plex 1 Main Floor Plan Alley 1/8Â» = 140* SCALE 1 A 2.3 . . ARCHITECTS 1 - 1 1 ' , '-3 r 'iÂ·)1! Ir' hi I. il T. rr} >.. 1 fill 1 1 1 1 i dn 1 9 1 7====:+1 i., 4-Plex 0--3 1 -- i 1 1,Â· 1 J ~ - 9 2BR,2Ba 1 -- 32---_r-) L 1 -- - .\ - OVING K KITCHEN T -- CHRISTIANA 1 -70 LIVING 1 1 H balcony 501 West Main Street 1 I. 1 11/ toi 1 1 1 11 15 Aspen, Colorado 1 ARdoIRE I tl - I r--1-11 1 11 111 TV/1 i IL=ill Anll,OIRA LI -1- 1 11 1--1 .. 21= =..1 1 It - - #mm'*FÂ»7'94*777"7 1 11 DATE: ISSUE: , : ~---Nth /7 Fiii,OIRE 12/21/99 HPC APPROVAL i BATH =1 ,=J...6=zgz=m i CLOSET i rn ose L .. - / 11 1 I , 1 6~ 1 ' balcony k i A '-23CED --1--.=t,4 -,- 1 1 " BR MASTER i | <AR8~IAE BR f-9 1 V BEDROOM 1 -1 1 i 1 1.~ 1 ~ -1(DE-1 L_18 0 2-3 L_~ i==i- _ _ 11 0-_____--------n 1 .I- .-I-i - --I- - -____01___------- -- 1 Four plex -~~ Upper Floor Plan 1/8 = 1'-0" SCALE 1 A 2.4 177'-0- brown e Il [)All 0.,11NG! IS 122'Â·8 - ..... F XIS T ING ROOF ARCHITECTS ATE]in i n U / ~~ls'-< -~Â·~ Ai~~11 2X 12 WOOD FASCIA 118'-0' hiÂ¥46r-> -0.2-12 0 Epu' 1, Tal ---Â· CEDAR SHINGLES 1 wil'III r /11 knIA IC 11 .V ia ,~~ f i A =- N - ~~ T =- /1,41 1 /1 11: 1.!'.. ItÂ¢ - . f. \ 4 -- 12Â·4 toGS I Ii/WN- 82Eitiril F=.45.~ 1 109'-0 -' I- 1 1 * 1--pir ---Â·Â· 16Â· VERTICAL 1 \1 -1 ' 1 A--" 'A@: kai --2=1\\ BOAIRD & BAI 1 EN 1 W wAVY BOARD --- - _ . 1 1....1. - ~ / r-B. 17 - =A A f - -- 1 k 1 n.." A - r 1 1.. 1 1 i. , 11 / . /mil *:+rb . = 1 : / I . 1 100'-(F 11 CHRISTIANA 11 1 .1- ----- 0 501 West Main Street Aspmi. Colo,do EAST ELEVATION DATE: ISSUE: 127 01 0 12/21/99 HPC APPROVAL . CEDAR SliINGLES 1 - 1 1: , J 1,1 1 1! 1 11 1 6<i-M , i Â· Â· , EXISTING ROOF 122 8 , -- , 1 1 11 1 1 - -11111 11 -111 11 1 .i- .i I'l''".'. .- 1% fit>IMT 'l/1,~ --..., 2 X 12 WOOD FASCIIÂ·~ 118'-0 ---- 4 :Â· 2, 0,* 'tÂ·-Tr I -0- 8 ' WAVY BOARD . .._...... - {DEDAR SHINGI ES 1 1 1 1'iiI 11...../3 111 1, I u, lir//J//ij +- Lia 1 137 - LOGS 0 It .-In 1--.1 - MA~**F tiff##ik*1Â£141 1 f Â£14*Â» 3** .-- Â·--,----Â· 109-0" 0 . 11 -0- _- -.--- 16' VER I ICAL 1 // BOARD & BAT TEN 1.-~.1 1.-E. 1 1-.-.-1 1 ---, 1.1 lai Bill trw- IZZLIZZ~UL - -- --1 - i Â· I.t 1 11 1 i i : ' Four plex 1-r Â· ng-11--1 1 -- -..1 1 1=== East Elevation 1 1(Xy.0 South Elevation /. 1 0 1/8Â· = 1'-0" SCALE SOUTH ELEVATION A 3.3 1 127 0 -_. CEDAR SHINGLE S brown 1 122'Â·8 , XIST ING ROOF ----0- - ARCHITECTS Ill 1 11.-Â·U--['L~~~1'--' --32Â»-- ,. . 2 X D WOOD FASCIA 1. 11 1,4 .. 1 il --" 1101IJEE' + 0 -,rÂ·--r~r-crux Â· 118' 0' A h I I Â· . c r) *HIcl 1 a' _3 - -- - CEDAR SINGLES â€¢84#4#,UT 1 1 --.., 12'~ LOGS 109'-0' 1 0 r - .MI#.Il.-*I-.I--I ~luit ' ) - NA 1 1 .4*44)*iwiwihitit#*22 III= ----'~ 8' WAVY BOARD 1 til.* 1 1 100'Â·0 CHRISTIANA 0 501 West Main Street 1 Aspen. Cdorado WEST ELEVATION DATE: ISSUE: 127'-0 Â· 2 1221/99 HPC APPROVAL 1 ' ll'll 111!1 4-11, 1' ' Â·,.,iiI.1 . i _______ CEDAR SHINGLES 1.1 1 1 - -1 :1 ' 1/1 11 1 1 1 1 1 1 ! 1 111 1 1 - r 1 1 ...â€ž-. lilli 1111!1 1.-1 2.-:-IL-tÂ· i :~ ,--Â·- 122'Â·8+ .l -I L 1.T'-rÂ· 14--I'T--11 I ' 1-~'--~ ' ' ,', 11... til :' ./. 0 ,-- EXISTING ROOF 1 _- __ ___. -_---- 2 X 12 WOOD FASCIA i i i iii 11 1 1 11 i 1 le- -1.1~-ilf,1, â€ž, HI ", "1 ," In "1111 111111 i 'Li.! 1 11 , 1 ....-..- Â·- CEDAR SI;INGLES J~~RFWUUÂ©K%%Â©REE : 1 'fl 52&2 9-- 41*%Â·Â¢- ---999.96%-9-\91 1 01. 9,1-ME - -#r''en'M, 12.1 LOGS 109'.0 1. I .1 0 1 -' 07 -9% 14 :,i'.1 .9 1 . 4 16 VERTICAL BOARD & BA TTEN Lkzll cczz]E~ Â·Pill.ILI '1 11: Eli ii! 7ff -41 Four plex West Elevation '-L_. 2, 1 :t i~.: ~ zz~ f 100'-0 North Elevation Â· .:r--1 . 1 IC= - -ir-1 Ic::~~1 1/8 = 1'-O" SCALE | NORTH ELEVATION A 3.4 3 A More specifically, the west (facing the duplex) and east (facing 4th Street) elevations will each be changed to include a steeply-pitched (12:12) dormer with 1 wood shingle siding in the gable end. On the east falade, the dormer gable will extend over the balcony. The dormer will also extend beyond the height of the existing ridgeline, and will increase the architectural interest of the structure along the alley. Like on the duplex, the addition of the dormer will aid in breaking-up the "boxy" mass of the existing structure while adding a slightly Victorian yet still rustic flavor to the overall feel of the building. The large, a - mature evergreen trees will remain, helping to maintain a compatible scale at the increased roof height and ensuring that the roofline will continue to be screened from the Main Street vantage point. As with the duplex, some windows will be eliminated altogether while others will be added where none previously existed, but all windows will be upgraded with triple pane glazing. For instance, on the Main Street (north) elevation, no new or relocated windows are proposed; the existing ones will simply be replaced. On the alley side (south elevation), however, the existing, haphazardly located, horizontal windows will be eliminated and new, symmetrically located, vertically-oriented windows will be added. The new windows will introduce a substantial amount of natural light into previously dark and gloomy rooms and substantially improve the overall appearance of the building while greatly improving the energy efficiency of the units. Again like the duplex, the existing white stucco siding around the lower level will be covered on some sides with stone veneer and wood siding more appropriate for a lower/ground level, especially along an alley. The dark wood panabode siding of the upper level will be covered with new horizontal wood siding over insulation. The support beams (columns) of and railings along all balconies and staircases will be replaced with log beams/rails. All corners and peaks of the roof eaves will have ornamental wood brackets placed below. Overall, the dark, gloomy, and dingy appearance of the fourplex structure will be greatly softened and lightened-up, and a good deal of architectural interest will be created where virtually none currently exists. 1 IV. REVIEW STANDARDS: Development in an " H," Historic Overlay District or development involving a site listed on the Inventory of Historic Sites and Structures must meet all four Development Review Standards found in Section 26.415.010(B)(4) of the Aspen Land Use Code in order for the HPC to grant approval. The subject buildings are not historic landmarks, but are located within the Main Street "H," Historic Overlay District and are on a site listed in the Inventory. 6 Through meetings with Amy Guthrie, the City's Historic Preservation Planner, it was determined that our proposal should be processed as a " Minor Development," pursuant to its definition in Section 26.415.010(B)(1) of the Land Use Code. The cited definition provides that "Minor Developmenf' includes erection or remodeling of combinations or multiples of no more than three (3) building features. In the most general terms, the request involves changes to the roofs, windows/doors, and materials (including siding, balconies, and railings). While the proposed changes involving these three elements are relatively broad, it was felt that a "Minor Developmentf' review would be appropriate given the lack of historic significance of the two subject structures and their subordinate location on the site. Since the site is used for commercial/lodge purposes, the City's Residential Design Standards are not applicable. The subject structures have been used in a manner consistent with the old Land Use Code definition of "lodge," and under the new ownership, will be used in a manner consistent with the new (Ordinance No. 39, Series of 1999) definition of "lodge" following the remodel proposed herein. The residential design standards do not apply to lodges or any other commercial properties, for that matter. The following section of this application provides each of the applicable review standards of Section 26.415.010(B)(4) in indented and italicized print where each standard is followed by our response demonstrating compliance and/or satisfaction of the requirement. a. The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic I=ndmark. For Historic kidmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a jinding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Collage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(13)(2). RESPONSE: The proposed changes to the two subject structures are compatible in general design, massing and volume, scale and site plan with, and should have no real affect on, the adjacent parcels within the Historic Overlay District. The remainder of this standard is not applicable to the proposed development as neither structure, nor the property itself, has been 7 1 designated as an Historic Landmark. Further, the subject structures are in no way worthy of Landmark designation. In terms of general design, the proposed plans will enhance the site and the "Callahan Log Cabin." The cabin will certainly be preserved with the redevelopment plans, and the general design proposed for the two subject structures will maintain compatibility with that structure by virtue of the gable dormers' introduction, use of wood materials (board and batten siding, shingles, etc.), and the log accents. The proposed massing and volume will change very little. The dormers will be located toward the center of the affected facades and will be dwarfed by the large existing evergreen trees. The pitch of these dormers will effectively reduce their perceived mass by bringing their ridgelines toward the center of the structures. This will also ensure that no additional shadows are cast on the alley (to the south) or the Boomerang Lodge. At the bottom of the gable ends, the dormers will measure only sixteen (16) feet or so from end to end while the entire duplex and fourplex structures will each continue to be some 40 feet wide along the same plane. In addition, both the duplex and the fourplex are located along the property's alley frontage, directly across from the 2.5 story portion of the Boomerang Lodge. The duplex and fourplex will remain as two story structures but their perceived mass and scale will be reduced by variety of materials and textures, and by emphasis of modules under the gables. The scale of the proposed development is addressed through the two previous paragraphs. The site plan will not be changed at all from that of today. The buildings will remain in their current locations with no changes to their footprints. All existing trees will be preserved. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. RESPONSE: The proposed development will have little to no affect on "Overview of Neighborhood & Subject Property," of this application, the the eclectic character of the neighborhood. As described in Section II., architectural styles used on the surrounding buildings vary as much as their uses, and the surrounding uses include a mix of lodges/chalets, offices, duplex, single-, and multi-family residential, and retail commercial. Surrounding properties include the Boomerang Lodge to the south (across the alley); the L'Auberge Swiss Chalets to the east (across 4th Street); the Westec Building/Mesa Store, a parking area, a small single-family residence, and the Ullr Lodge to the north (across Main Street moving west from 4th Street to 5th Street); and, the Aspen Center for Women's Health to the west (across 5th Street). 8 I Other surrounding properties include a two-story residential duplex to the southeast (corner of 4th and Hopkins); a small, 1.5-story, gable roofed office building to the northeast (corner of 4th and Main); a small, one-story single- family residence to the northwest (corner of 5th and Main); and a two-story multi-family residential structure to the southwest (corner of 5th and Hopkins). The architectural styles used on the surrounding buildings vary as much as their uses. Specifically, the architectural styles associated with the adjacent properties can be described as follows: Frank Lloyd Wright Modern to the south; motor court cabin to the east; Victorian and Austrian to the north; and, "Traditional" and 50s plywood modern to the west. Roof forms vary from flat and shed roofs (Boomerang, duplex at 4th and Hopkins, and multi-family at 5th and Hopkins) to steeply pitched roofs (L'Auberge, Aspen Center for Women's Health, Mesa Building behind the parapet falade, and single-family residences). The surrounding structures range from one to two-and-one-half (1 - 2.5) stories above grade. Along the alley adjoining the subject site and the Boomerang 1 Lodge property, the Boomerang is 2.5 stories of concrete "battered" wall with balconies (outdoor hallways) separated from the alley only by parallel parking spaces. Given the eclectic, almost jumbled character of the neighborhood, it is difficult if not impossible, to pinpoint that which constitutes "consistency" with this character. The character of many surrounding structures do not warrant repetition. The "eclectic" materials palette will join together many of the disparate elements found nearby. The proposed designs will greatly improve the appearance of the subject structures, thereby improving the character of the neighborhood. The dark, dingy, and gloomy character of the existing structures will be eliminated and replaced with a welcoming, home- and cabin-like character. This type of change is largely consistent with the fairly recent character alteration undergone at the adjacent L'Auberge Swiss Chalets. c. The proposed development enhances or does not detract from the historic signijicance of designated historic structures located on the parcel proposed for development or on adjacent parcels. RESPONSE: The proposed changes will not in any way detract from the historic significance of the "Callahan Log Cabin." Where the existing duplex and fourplex structures do not attract any positive attention, the remodels will help to attract eyes to the site. This will effectively enhance the visibility of the log cabin, thereby elevating its significance. In addition, when motorists and pedestrians travel Main Street the blocks on both sides (east and west) of the Christiania Lodge are interesting and visually pleasing. As it now exists, the Christiania site represents a break in this 9 1 1 interest, creating a block-long void in worthwhile viewing. The proposed remodels represent a start in eliminating this void and creating a visual continuity of architectural interest along the Main Street corridor. d. The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof RESPONSE: The proposed development will not diminish the architectural character or integrity of any historic structure. As explained in the previous response, by attracting greater amounts of viewing to the site, the proposed development will enhance the character and integrity of the Callahan Log Cabin. Further, by giving passing viewers a reason not to look away after passing either of the adjacent blocks, the remodeled duplex and fourplex will help to enhance the architectural character and integrity of the entire Main Street Historic Overlay District by lending visual continuity. In addition, the proposed renovation will creatively employ the use of materials to help break down the perceived "massiveness" of the Bavarian-style duplex/fourplex to a scale more closely approximating that of the Callahan Log Cabin, thereby enhancing the entire site and, in turn, the cabin itself. 1 1 1 1 1 1 1 1 10 1 1 1 1 EXHIBITS Exhibit #1: Proof of Ownership/Warranty Deed Exhibit #2: Letter of authorization for Stryker Brown Architects to represent the applicant/ owner 1 Exhibit #3: Attachment 1, Land Use Application Form Exhibit #4: Attachment 2, Dimensional Requirements Form 1 1 1 1 1 1 1 1 EXHIBIT #1 1 DEC.14.1999 11:00AM STEWART TITLE ASPEN NO.738 P.2/7 1 mil Im'1â€¢ 1111'q!. lilli w mium lili 423014 11/30/1-1 12: .1 -1. .ILVI : ., 2 R 11.00 D )10,00 M 0.- PITKIN COUNTY CO WARRANrY DEED TIONDIED. M.dc thi. 30th d..r Octcbmr , 1990 , b.r..Cen CERIatIANIA-0,-ASPREI, INC. a Oarpo,â€¢ lon duly organ!200 and 011:dng unicr md by Â¥!rt= af 11,c liwi of dic St= of COLORADO . i,a,tor. aâ€¢: 501 WINT MAIN, LLC DF# 21.0.00 Wh.la:.1.adrgâ€¢ b 408 AABC 1202 ASPEX. CO 91611 orthc ..id C.My of PITKIN .nd &.c of COLOURDO . tra.* WrrNZS*ril, Thâ€¢r*e plator Ibrind in on,id=*lon@flho,Imof 'rE,1 DOLLARS DED 0,HK~ 0009 aND - VALUULE COMMIDEXATION DOLLARS. 0,11=ip, 0 =molem, d â€¢bloh h e g hcrchy acknowlc4* his mawd. 114:plicd. Iold -1 commyâ€¢i, and Â» th= pies- dax :1*, 61144 -11, clmey mid o.lkm, K ~ m= Al :rlaill. kh Dolri Ind Ilg- 1,nâ€¢gr, Ill Iho mi ProPoN lon:hunth I . . Irâ€¢M,0 â€¢ima~ ty#- W# b tb. 22 * ~ ..id 69=yor PITKIN u.1 9* of Colot=lo dÂ®=ibid I fo low: 3.ota A. B. C. 4 *. r. O. E and Z, Block 31, {117* AND N"Ur= M ARI,4 F 004 COUNTY OV PI'ljIN. STATE 0/ COLORADO. 348- f. miso bown le,or..W.bar.: 501 w. lur* BTRUT. ASPEN, CO 01621 4~~~,u~~derand Ji~â€¢1~ 1â€¢â€¢tâ€¢. ~1-001,;An..==lamod oll;;.%~~21~2:~t.~ 2- mi: 5 â€¢-tr of Ibc liumr. oi*er 14 1â€¢w or =#11. of. b =,1 â€¢ the *gvc hpind /,006â€¢&, ,MI # h-11-c= d - . . 06 TOHAWANDTOHOLD *mid prentis#,h- b,r,410,0 aadd#ctibâ€¢1. wietthe ,. 0=oth~rantee,bliheinand =ism, 1-cr. Al# ae tranmr. for h=If, â€¢.1 J' -=.,4 d= mv-6 -â€¢, 6*flik:, IN/1"0 ,â€¢i,â€¢ â€¢th :bos"/.li h' h.1. R ali and ,=1:., A. / thz ;im. ord= en:*IM 21,1 0,11-y of 0 -prileN< ho li=11 ki:mi ofthoprenti above c,Eveyed, nu lood, m., pa,f=c. ah,omt. =d indch,lble eam, .f Ini.118... M 1-, in rlâ€¢ â€¢impâ€¢, 1,d ha, pol *i. M p,w- ud kE =,ba,il . -1 gr=i, blrpiâ€¢, 1.11 Ind Me.ve Illimialll =11#2â€¢0 Im u ebr=id, - ihit tb. I- am homli 41â€¢rhomâ€¢Ilfmlwmidelhor Stanu, b,7219. 91=. 11-. 1-4 , ~ - - ' ~ ' 1 *12.Enâ€¢r kl,â€¢1 - mâ€¢olm -cvcr. c=111 mal FOR TE! CURN-T YRAR NOT Trr DUM AMD â€¢Annu AND mont EXCIPTIONS molm J ON *=nim â€¢iâ€¢ A lmb REJUITO AI) INCOEPORATED HERRIN mit MIXS 11/immge!. 01 Thc er-or Shlll *d win WARRANT AND ROPEVER DEPEND d,c mbo,t-)011, incd prrmill In shâ€¢ 4â€¢111 - peaollbl. poe,malon of thom.c, h. hein-1 -ign;, IFIn,1,110014 avily ,#- arpollons hâ€¢,1~11,Â®hlml41~ *01: gri,lpi/th-,A 80*IMT n=lbor ihall locludo *â€¢ pl=:1. de piâ€¢ral the,imphr. =1 ih: 1112 01 ale le*r shall le applicamb m ill mlem. IN WITNESS WH:REOr, Th: imnwha: 81,:041,â€¢corponâ€¢â€¢â€¢ma m ha hcrcumoiuhachbal b, m President. and Its Gorporlic *cmt u bc hercumo am=d, atic- by its Scumly, thâ€¢ day Id y= ant abon tv,1-. Allest: CHRISTIANIA-01-ASPEN. INC. USEA~ )5. STZIN GANnU. Satedf .foÂ·ohiro ,..'.r,) 1 ... 4 ).. Con.Of.84>6.) i Tho Ibri,oint Imtnmim - 1ck wl#died bclbâ€ž mo *16 50Eh de or Octob/r . 1996 , ,.s,vw=*0- 1~,pari ~i-LA.o#Aspef Inc, f~a,â€ž~0 My ~unlaoion wpit,0 Dâ€¢câ€¢â€¢bâ€¢â€¢ 27, 2001 Â· Wingâ€¢ my h=' Ind otticill,â€¢!,1 "~26 A H*,LAAJEC .,4 0 Nowy h,blk 2~; m~%,TVD~Um:~11*-'i"4 423954 lmISFER DECLARATION RECEIVED 11/31/1988 62&5101 Don,Tml Em,vm 11/11/1.2 24765) 11~1 A AUSTIN & AW RENEE PARTNERS, LLC December 14, 1999 Stryker Brown Architects PC Attn: Steve Buettow 119 S. Spring Street Aspen, CO 81611 I)ear Steve, I have attached a copy ofthe Warranty Deed that shows that 501 West Main, LLC is the owner ofthe Christiania Lodge. I have also attached a copy ofthe operating agreement for 501 West Main, LLC. This operating agreement shows that Roaring Fork Partners is the managing partner of 501 West Main, LLC. Finally, I have attached a copy ofthe Articles of Organization and the Amendment to the Articles of Organization for Roaring Fork Partners and Austin Lawrence Partners. This document indicates the legal name change ofRoaring Fork Partners to Ausitn Lawrence Partners. These document show that 501 West Main, LLC is the owner ofthe Christiania Lodge and that Austin Lawrence Panners is the managing Partner of 501 West Main, LLC and ofthe Christiania lodge. Please call me if you have any questions. Sincerely, v James Lester 1 408 AirFN Itill>INES,% C! N IE R SUITE 202 AS PEN. C. I ) 81(,11 970Â·92(1Â·4988 FAX 970Â·920'9731 1 1 1 1 l 1 1 1 1 EXHIBIT #2 1 1 1 I 1 1 1 DEC-13-99 14:04 FROM: Austin Lawrence Partners ID: 9709209731 PAGE 2 12/13/00 MON 11:U7 FAA Wrv ,=41 64.- ........... -....... ----- 1 1 STRYKER/BROWN ARCHITECTS, PC Christiana 1 501 W. Main Street Aspen, Colorado December 13.1999 1 Project Authorization Re: HPC Application To whom it may concern: thereby authorize Stryker Brown Architects to act as our designated and authorized representative with respect to the land use application being submitted to your office for our property located at 501 West Main Street. Stryker Brown Architects is authorized to submit an application for Minor Development on our property. They, or their assigns, are also authorized to represent us in meetings with City staff and the Historical Preservation Commission. Should you have any need to contend me during the course of your review, please do so through Stryker Brown Architects, whose address and teleplione number are included in the application. 1 7 - 1/4 4 01 '~ Austin wretice Partners, LLC Greg 11, Managing Member. 1 1 1 300 SOU114 SPRING 5rREET, ASPEN. COLORADO 81611 974 925.2254 925.2258 (PAX) 1 1 1 I 1 1 1 1 1 1 1 1 EXHIBIT #3 1 1 1 1 1 1 1 1 1 1 ATTACHMENT 1 LAND USE APPLICATION FORM 1 1. Project name 2489784,4 c* 6186-Â£ OM.Ers /1429Â¢208-72,16,3 2. Project location SE>/ Aj. /ted.Qr Â»~rek UL~O-. (indicate street addres&, lot and block number or metes and bounds description) 3. Present zoning 0,/L 7/4 4. Lot size 29,000 s.f. 5. Applicant's name, address and phone number 4401*1{1414[12@146 F~MREAf, 116. 4-2, +~65Â· 4 4,10 4- MffÂ®, 6.1,#. A 161 ' 104 *- tl 02, 6. Representative's name, address, and phone number c.%pÂ»fit A,â€¢WAa#720%/ 1\93. 96â€¢GS-ri hs, CO 61611 (996925:-7100 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC - Special Review ~ Final SPA - Final HPC 8040 Greenline Conceptual PUD ,><' Minor HPC Stream Margin Final PUD Relocation HPC - Subdivision - Text/Map Amend. - Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo 1 - View Plane - Condominiumization- Design Review Lot SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximatq sq. ft., number of bedrooms, any previous approvals granted to the property) 2,51Â»| 9(#LO,Mis,AÂ· 542#0/0)4 /bel-, Aw> A ,*r-,00,49*. -32 SUWJE=r 90 li-0,45- 001â‚¬ DUPB>< -p 0,16 Â·RbeR.f'Lot 1 9. Description of development application 4,â€¢PEL + *4>â€¢$'17, 7341- 8/hae' A,ID 160Â£Ptew smeuclates- 0~MALEâ‚¬S -73 40,=s. w,opou#604. *p /nA.1/RIA.31 . 10. Have you completed and attached the following? -l Attachment 1- Land use application form / Attachment 2- Dimensional requirements form / Response to Attachment 3 ,_,4 Response to Attachment 4 1 1 1 1 1 1 1 1 1 EXHIBIT #4 1 1 1 1 1 1 1 1 1 1 1 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: ~4*10114 641 0-*:>BE f#f:THEM Ll-4 Address: 15,1 W. MMN 9-E /6,Â¢F;H . 40 -â€¢ Aâ€¢Â·pâ€¢' Zone district: OFFIc,/ 1.0* fkeee/*riea/+6srbet= O--m CO/ LP/th Lot size: 29,680 s. ff Existing FAR: 18,102, 0. Allowable FAR: 91,O-Dâ€¢ fE Proposed FAR: /ACReRSâ‚¬ of SZ S.F. Existing net leasable (commercial): NON/6 Proposed net leasable (commerciel): Nâ€¢Ne, Existing % of site coverage: Proposed % of site coverage: ~,0,46- M 161451.1621 Existing % of open space: Proposed % of open space: 46*AL M~ 4%, 1-r' 41 ' Existing maximum height: Principal bldg: 121* Accesorv bldg: Proposed max. height: Principal bldg: 92)-94' Accessory bldg: Proposed % of demolition: NON& Existing number of bedrooms: 14- Proposed number of bedrooms: 19- Existing on-site parking spaces: NINE On-site parking spaces required: Setbacks Existing: , Minimum required: Proposed: Front: 542 Front: LO Front: Rear: 10' Rear: 10 Rear: 1-01 Combined Combined Combined Front/rear:_W/M Fronurear: N/k- Fronurear: N&*- Side: N Side: t; Side: 6,1 Side: Side: Side: Combined Combined Combined Sides: N/h- Sides: N lk'- Sides: N lk- Existing nonconformities or encroachments: NONâ‚¬~ Variations requested: NONE/- 1 (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) 1