1 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION June 10, 2020 4:30 PM, JOINING THE HPC WEBEX MEETING Go to: www.webex.com Click "Join" at the top right-hand corner Enter Meeting Number 126 739 6914 and Password provided 81611 Click "Join Meeting" OR Join by phone Call: 1-720-650-7664 Meeting number (access code): 126 739 6914 Meeting password: 81611 I. SITE VISIT I.A. Please visit the project sites on your own. II. ROLL CALL 4:30 PM III. MINUTES III.A. Minutes 5/27/2020 minutes.hpc.20200527.pdf IV. PUBLIC COMMENTS V. COMMISSIONER MEMBER COMMENTS VI. DISCLOSURE OF CONFLICT OF INTEREST VII. PROJECT MONITORING VII.A. Project Monitor List PROJECT MONITORING.doc VIII. STAFF COMMENTS 1
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1
AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
June 10, 2020
4:30 PM,
JOINING THE HPC WEBEX MEETINGGo to: www.webex.com Click "Join" at the top right-hand corner Enter Meeting Number 126 739 6914 and Password provided 81611 Click "Join Meeting" OR
Join by phoneCall: 1-720-650-7664Meeting number (access code): 126 739 6914Meeting password: 81611
XIII.A. 4:40 500 W. Main Street- Conceptual Major Development, Residential DesignStandards, PUBLIC HEARING500 W Main_Memo.pdf500 W Main_Reso.pdfExhibit A_HPGuidelinesCriteria.pdfExhibit B_Residential Design Standards Criteria.pdfExhibit C_Application.pdfExhibit D_Public Comment.pdf
XIV. ADJOURN 7:00 PM
XV. NEXT RESOLUTION NUMBER#13
Typical Proceeding Format for All Public Hearings
1) Conflicts of Interest (handled at beginning of agenda)2) Provide proof of legal notice (affidavit of notice for PH)3) Staff presentation4) Board questions and clarifications of staff5) Applicant presentation6) Board questions and clarifications of applicant7) Public comments8) Board questions and clarifications relating to public comments9) Close public comment portion of bearing10) Staff rebuttal/clarification of evidence presented by applicant and public comment11) Applicant rebuttal/clarification
End of fact finding.Deliberation by the commission commences.No further interaction between commission and staff, applicant or public
12) Chairperson identified the issues to be discussed among commissioners.13) Discussion between commissioners*14) Motion*
HPC PROJECT MONITORS- projects in bold are under construction
Nora Berko 1102 Waters210 S. First
Bob Blaich 209 E. Bleeker300 E. Hyman, Crystal Palace
Gretchen Greenwood 411 E. Hyman300 E. Hyman, Crystal Palace101 W. Main, Molly Gibson Lodge201 E. Main834 W. Hallam420 E. Hyman517 E. Hopkins529-535 E. Cooper Avenue
Jeff Halferty 232 E. Main541 Race Alley208 E. Main517 E. Hopkins533 W. Hallam110 W. Main, Hotel Aspen105 E. Hallam
Roger Moyer 223 E. Hallam300 W. Main105 E. Hallam
Scott Kendrick 517 E. Hopkins419 E. Hyman302 E. Hopkins304 E. Hopkins210 W. Main320 E. HymanAspen Institute- Boettcher/Bayer Museum
Sheri Sanzone 549 Race Alley110 W. Main125 W. MainAspen Institute- Boettcher/Bayer Museum
Kara Thompson 931 Gibson201 E. Main333 W. Bleeker
Need to assign: 414-422 E. Cooper422-434 E. Cooper305-307 S. Mill 227 E. Main
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Memorandum
TO: Aspen Historic Preservation Commission FROM: Amy Simon, Interim Planning Director/Historic Preservation Officer MEETING DATE: June 10, 2020 RE: 500 W. Main Street – Conceptual Major Development and Residential Design
Standards Review- PUBLIC HEARING
APPLICANT /OWNER: 500 West Main Street, LLC REPRESENTATIVE: Rowland + Broughton LOCATION: Street Address: 500 W. Main Street (address of new home TBD) Legal Description: Lot R, Mesa Subdivision, City and Townsite of Aspen, Colorado Parcel Identification Number: PID# 2735-124-43-008 CURRENT ZONING & USE MU (Mixed Use) Currently used as a garden PROPOSED ZONING & USE: Residential
SUMMARY: The applicant requests approval for Conceptual Major Development and Residential Design Standards Review for a new home on a lot created through a historic landmark lot split. The property is currently used as a garden, associated with Rowland+Broughton’s office. While approval was granted to remove all development rights from the site via Transferable Development Rights, the applicant is not required to do so and has elected to build a home on the site instead. STAFF RECOMMENDATION: Staff supports the project, however restudy is needed in order to bring the project into alignment with parking and floor area requirements, as described in this memo. The applicant may submit a revision by noon on the day before the meeting, so that HPC may decide to approve or continue the application.
Site Locator Map – 500 W. Main Street, Lot R
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC) The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) for Conceptual design approval. • Residential Design Standards Variations (26.410.020.D Variation Review Standards) related to
Articulation of Building Mass and One-story Element. Please note that properties containing historic resources are exempt from Residential Design Standards review. This site does not qualify.
The Historic Preservation Commission (HPC) is the final review authority, however this project is subject to Call-up Notice to City Council. STAFF COMMENTS: Staff finds that the historic preservation design guidelines are all met by this project, and the proposed building is a good fit for the context. Staff supports a variation from the Articulation of Building Mass standard in the interest of restricting the project to a one-story mass near the adjacent miner’s cottage. Staff recommends the project be adjusted to meet the One-story Element design standard. In preparing this review, it has been determined that a revision to the design is needed related to a parking easement on the site. When the applicant received approval to subdivide the former 6,000 square foot lot in two, one of the required parking spaces for the office building was placed on the subject residential lot, as were the transformer and trash storage needed for commercial use. The transformer will of course remain where it is, but the trash will move behind the office building (details to be finalized with Environmental Health) and the parking easement needs to be adjusted to create room for the parking required for the house. It has been determined that the parking easement reduces the lot size of both sites for the purpose of calculating floor area. In order to keep the office development within the bounds of its approved floor area, only about a 2’ width of the parking easement can be shifted onto that lot. The applicant is in the process of restudying the rear portion of the home to accommodate the appropriate portion of parking easement. There will be an approximately 75 square foot reduction of allowed floor area for the home that results from this situation. Because this is likely to have some impact on site plan and form, staff recommends continuation of the project. Please see Exhibits A, B and C for more detail. REFERRAL COMMENTS: The application was referred out to other City departments who have requirements that will significantly affect the permit review. Relevant conditions of approval are included in the recommendation. RECOMMENDATION: Staff recommends the Historic Preservation Commission grant Conceptual Major Development, Relocation and Residential Design Standards approval with the following conditions:
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
1. The project must be adjusted to provide the parking easement that benefits the adjacent office
development in a manner that leaves the development on the office and residential lots in compliance with all dimensional and building code requirements.
2. The project must be adjusted to comply with the One-story Element requirement of the Residential Design Standards.
3. A variation from the Building Articulation requirement of the Residential Design Standards is granted.
4. Coordination with the Engineering Department is needed on the following topics: • If the sidewalk curb in gutter in front of the site are not new, the property will be required to
replace them per City of Aspen standards. • In order for the drywell on Lot S to be used to treat stormwater from Lot R, drainage
easements, maintenance agreements and access to the infrastructure will need to be addressed.
5. Coordination with the Building Department is needed on the following topics: • Due to the proximity of the house to the egress stair on the west side of the office structure,
the east wall of the new house must have a 1 hour fire rating on both sides of the wall. • Windows on this wall may need to be fire-rated, or a sprinkler system installed. • Additional fire-proof construction may be needed adjacent to the transformer in the
northwest corner of the site. 6. Coordination with the Parks Department is needed on the following topics:
• During construction, to protect the cottonwood street trees, the front yard, up to the 10’ setback, must be barricaded with a 6’ fence with an attached fabric liner. A mulch bedding may be required.
• The water line will need to be located as far east as possible to protect the street trees. • Parks will need to consult on sidewalk, curb and gutter replacement, if they are to occur.
7. A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date.
ATTACHMENTS: Resolution #____, Series of 2020 Exhibit A – Historic Preservation Design Guidelines Criteria /Staff Findings Exhibit B – Residential Design Standards Criteria /Staff Findings Exhibit C – Application Exhibit D – Public Comment
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HPC Resolution #__, Series of 2020 Page 1 of 3
RESOLUTION #__, SERIES OF 2020
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING CONCEPTUAL MAJOR DEVELOPMENT AND RESIDENTIAL DESIGN
STANDARDS APPROVAL FOR THE PROPERTY LOCATED AT 500 WEST MAIN STREET, LOT R, MESA SUBDIVISION, CITY AND TOWNSITE OF ASPEN, COLORADO
PARCEL ID: 2735-124-43-008
WHEREAS, the applicant, 500 West Main Street, LLC, represented by Rowland+Broughton, has requested HPC approval for Conceptual Major Development and Residential Design Standards review for the property located at 500 West Main Street, Lot R, Mesa Subdivision, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Residential Design Standards review is administrative, except for any Variations. Variations are reviewed by a board, in this case HPC, and must be found to be in conformance with Section 26.410.020.D of the Municipal Code, Variation Review Standards. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Community Development Department staff reviewed the application for compliance with applicable review standards and recommended continuation for restudy; and WHEREAS, HPC reviewed the project on June 10, 2020. HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Conceptual Major Development and Residential Design Standards review for the property located at 500 West Main Street, Lot R, Mesa Subdivision, City and Townsite of Aspen, Colorado as follows. 14
HPC Resolution #__, Series of 2020 Page 2 of 3
Section 1: The approval is subject to these conditions:
1. The project must be adjusted to provide the parking easement that benefits the adjacent office development in a manner that leaves the development on the office and residential lots in compliance with all dimensional and building code requirements.
2. The project must be adjusted to comply with the One-story Element requirement of the Residential Design Standards.
3. A variation from the Building Articulation requirement of the Residential Design Standards is granted.
4. Coordination with the Engineering Department is needed on the following topics: • If the sidewalk curb in gutter in front of the site are not new, the property will be
required to replace them per City of Aspen standards. • In order for the drywell on Lot S to be used to treat stormwater from Lot R,
drainage easements, maintenance agreements and access to the infrastructure will need to be addressed.
5. Coordination with the Building Department is needed on the following topics: • Due to the proximity of the house to the egress stair on the west side of the office
structure, the east wall of the new house must have a 1 hour fire rating on both sides of the wall. Windows on this wall may need to be fire-rated, or a sprinkler system installed.
• Additional fire-proof construction may be needed adjacent to the transformer in the northwest corner of the site.
6. Coordination with the Parks Department is needed on the following topics: • During construction, to protect the cottonwood street trees, the front yard, up to
the 10’ setback, must be barricaded with a 6’ fence with an attached fabric liner. A mulch bedding may be required.
• The water line will need to be located as far east as possible to protect the street trees.
• Parks will need to consult on sidewalk, curb and gutter replacement, if they are to occur.
7. A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date.
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HPC Resolution #__, Series of 2020 Page 3 of 3
Section 2: Material Representations All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Historic Preservation Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 3: Existing Litigation This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY THE COMMISSION at a special meeting on the 10th day of June 2020. Approved as to Form: Approved as to Content: _________________________________________________________________ _________________________________________________________ Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair ATTEST: _________________________________________________________________ Wes Graham, Deputy City Clerk
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Exhibit A Historic Preservation Design Guidelines Criteria
Staff Findings 26.415.070.D Major Development. No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or a property located within a Historic District until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review. An application for a building permit cannot be submitted without a development order.
3. Conceptual Development Plan Review
b) The procedures for the review of conceptual development plans for major development projects are as follows:
1) The Community Development Director shall review the application materials submitted for conceptual or final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c.
2) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines.
3) The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny.
4) A resolution of the HPC action shall be forwarded to the City Council in accordance with Section 26.415.120 - Appeals, notice to City Council, and call-up. No applications for Final Development Plan shall be accepted by the City and no associated permits shall be issued until the City Council takes action as described in said section.
Relevant Historic Preservation Design Guidelines: 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district.
• Building footprint and location should reinforce the traditional patterns of the neighborhood.
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• Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street.
1.5 Maintain the historic hierarchy of spaces.
• Reflect the established progression of public to private spaces from the public sidewalk to a semi-public walkway, to a semi private entry feature, to private spaces.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects.
• Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance.
• Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas.
• Open space should be designed to support and complement the historic building.
1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal.
• Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way.
• Refer to City Engineering for additional guidance and requirements. 18
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11.1 Orient the new building to the street.
• Aspen Victorian buildings should be arranged parallel to the lot lines, maintaining the traditional grid pattern.
• AspenModern alignments shall be handled case-by-case.
• Generally, do not set the new structure forward of the historic resource. Alignment of their front setbacks is preferred. An exception may be made on a corner lot or where a recessed siting for the new structure is a better preservation outcome.
11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch.
• The front porch shall be functional, and used as the means of access to the front door.
• A new porch must be similar in size and shape to those seen traditionally.
11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a parcel.
• Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings on the original site.
• Reflect the heights and proportions that characterize the historic resource.
11.4 Design a front elevation to be similar in scale to the historic building.
• The primary plane of the front shall not appear taller than the historic structure.
11.6 Design a new structure to be recognized as a product of its time.
• Consider these three aspects of a new building; form, materials, and fenestration. A project must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response.
• When choosing to relate to building form, use forms that are similar to the historic resource.
• When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically on the site and use building materials that contribute to a traditional sense of human scale
• When choosing to relate to fenestration, use windows and doors that are similar in size and shape to those of the historic resource.
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11.7 The imitation of older historic styles is discouraged.
• This blurs the distinction between old and new buildings.
• Overall, details shall be modest in character.
Staff Finding: The applicable chapters of the design guidelines are as follows: Site Planning and Landscape Design, and New Buildings on Landmarked Properties. Staff finds that the guidelines are all met. The new home sits between two historic resources; on the east is the substantial false-front building that houses the applicant’s architecture firm and on the west is a miner’s cottage which is part of an affordable housing development. The architect has designed the new home to align with the face of the miner’s cottage. The landscaped front yard is appropriate to the residential context on this end of Main Street. Stormwater needs are proposed to be addressed through an existing drywell developed for the office building. The new house meets the setback requirements and includes the two required on-site parking spaces. The first floor plate aligns with the adjacent buildings, and the front porches create a strong relationship between the buildings. The second floor of the new home is recessed slightly to reduce the two story form’s presence next to the one story miner’s cottage. The house features a gable roof, like the surrounding buildings and the ridge height is lower than theirs. The preliminary material palette includes lap siding, typical of the neighborhood. Staff finds that the design guidelines are met and the proposed building is a good fit for the context. In preparing this review, it has been determined that an adjustment to the design is needed, related to a parking easement on the site. When the applicant received approval to subdivide the former 6,000 square foot lot in two, one of the required parking spaces for the office building was placed on the subject residential lot, as were the transformer and trash storage needed for commercial use. The transformer will of course remain where it is, but the trash will move behind the office building (details to be finalized with Environmental Health) and the parking easement needs to be adjusted to create room for the parking required for the home. It has been determined that the parking easement reduces the lot size of both sites, for the purpose of calculating floor area. In order to keep the office development within the bounds of its approved floor area, only about a 2’ width of the parking easement can be shifted onto that lot. The applicant is in the process of restudying the rear portion of the home to accommodate the parking easement and the resulting approximately 75 square foot reduction of allowed floor area for the house that comes with it. Because this is likely to have some impact on site plan and form, staff recommends continuation of the project. A restudy may also be submitted by noon the day before the meeting.
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Exhibit B Residential Design Standards Criteria
Staff Findings
26.410.020.D Variation Review Standards. An application requesting a variation from the Residential Design Standards shall demonstrate and the deciding board shall find that the variation, if granted would:
1. Provide an alternative design approach that meets the overall intent of the standard as indicated in the intent statement for that standard, as well as the general intent statements in Section 26.410.010.A.1-3; or
2. Be clearly necessary for reasons of fairness related to unusual site-specific constraints.
The proposed design would require variations from the Articulation of Building Mass, One-story Element and Garage standards listed below. B. Location and Massing.
1. Articulation of Building Mass (Non-flexible).
a) Applicability. This standard shall apply to all lots except:
(1) Lots outside of the Aspen Infill Area. b) Intent. This standard seeks to reduce the overall perceived mass and bulk of buildings on a
property as viewed from all sides. Designs should promote light and air access between adjacent properties. Designs should articulate building walls by utilizing multiple forms to break up large expansive wall planes. Buildings should include massing and articulation that convey forms that are similar in massing to historic Aspen residential buildings. This standard is critical in the Infill Area where small lots, small side and front setbacks, alleys and historic Aspen building forms are prevalent. Designs should change the plane of a building’s sidewall, step a primary building’s height down to one-story in the rear portion or limit the overall depth of the structure.
c) Standard. A principal building shall articulate building mass to reduce bulk and mass and create building forms that are similar in scale to those seen in historic Aspen residential buildings.
d) Options. Fulfilling at least one of the following options shall satisfy this standard:
1. Maximum Sidewall Depth. A principal building shall be no greater than fifty (50) feet in depth, as measured from the front-most wall of the front façade to the rear wall. An accessory building that is completely separated from the main building is permitted.
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Garages, sheds and accessory dwelling units are examples of appropriate uses for an accessory building. See Figure 5.
2. Off-set with One-Story Ground Level Connector. A principal building shall provide a
portion of its mass as a subordinate one-story, ground floor connecting element. The connecting element shall be at least ten (10) feet in length and shall be setback at least an additional five (5) feet from the sidewall on both sides of the building. The connecting element shall occur at a maximum of forty-five (45) feet in depth, as measured from the front-most wall of the front façade to the rear wall. Accessible outdoor space over the connecting element (e.g. a deck) is permitted but may not be covered or enclosed. Any railing for an accessible outdoor space over a connecting element must be the minimum reasonably necessary to provide adequate safety and building code compliance and the railing must be 50% or more transparent. See Figure 6.
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3. Increased Side Setbacks at Rear and Step Down. A principal building shall provide
increased side setbacks at the rear of the building. If the principal building is two stories, it shall step down to one story in the rear. The increased side setbacks and one story step down shall occur at a maximum of forty-five (45) feet, as measured from the front-most wall toward the rear wall. The increased side setbacks shall be at least five (5) feet greater than the side setbacks at the front of the building. See Figure 7.
4. One-story Element (Flexible). a. Applicability. This standard shall apply to all lots except:
1. Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade.
b. Intent. This standard seeks to establish human scale building features as perceived from the street and express lower and upper floors on front façades to reduce perceived mass. Designs should utilize street-facing architectural elements, such as porches, that imitate those of historic Aspen residential buildings. Buildings should provide visual evidence or demarcation of the stories of a building to relate to pedestrians. This standard is important in all areas of the city. Front porches or portions of the front-most wall of the front façade should clearly express a one-story scale as perceived from the street. Changes in material or color can also be incorporated into these elements to help to strengthen the establishment of a one-story scale.
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c. Standard. A principal building shall incorporate a one-story element on the front façade. Duplexes in a side-by-side configuration are required to have a one-story element per dwelling unit.
d. Options.
1. Projecting One-Story Element. The front façade of the principal building shall have a one-story street-facing element that projects at least six (6) feet from the front façade and has a width equivalent to at least twenty percent (20%) of the building's (or unit’s) overall width. This one story element may be enclosed living space or a front porch that is open on three sides. This one story element shall be a minimum of 50 square feet in area. Accessible space (whether it is a deck, porch or enclosed area) shall not be allowed over the first story element; however, accessible space over the remaining first story elements on the front façade shall not be precluded. See Figure 10.
2. Loggia. The front façade of the principal building shall have an open loggia that is recessed at least six (6) feet but no more than ten (10) feet from the front façade, and has a width equivalent to at least twenty percent (20%) of the building’s (or unit’s) overall width. The loggia shall be open on at least two (2) sides and face the street. This one story element shall be a minimum of 50 square feet in area. See Figure 11.
C. Garages.
4. Garage Door Design (Flexible).
a) Applicability. This standard applies to all residential development in the city that is subject to the Residential Design Standards.
b) Intent. This standard seeks to promote a streetscape that maximizes visual interest by minimizing unarticulated expanses of garage doors. Garage doors that utilize increased articulation, changes in façade depth and profile of materials, windows and other features to break up the garage door should be prioritized. This standard is critical for any property where garage doors are visible from the street.
Figure 10
Figure 11
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c) Standard. A garage door that is visible from a street or alley shall utilize an articulation technique to break up its façade.
d) Options. Fulfilling one of the following options shall satisfy this standard:
(1) Two Separate Doors. A two-car garage door shall be constructed as two separate doors. See Figure 18.
(2) Appearance of Two Separate Doors. A two-car garage door shall be constructed with one door that is designed to appear as two separate doors by incorporating a vertical separating element that is at least one (1) foot in width.
Staff Finding: The house is a rectangular footprint that occupies the entire building envelope. The second floor of the building has reduced mass at the front and rear of the building. The design does not create a break in the sidewalls in the manner required to meet the standard, but it does meet the intent of the standard by maintaining a one story height at the ends of the building where the structure interfaces with the public. Staff finds that the upper floor setback as designed is a successful response to the adjacent miner’s cottage. If the upper floor was brought forward, the design would come close to meeting the option to have an unbroken mass that is no more than 50’ in length as measured from the frontmost wall (it would be 52’ in length), but again, staff finds that would be counterproductive to creating a sympathetic relationship to the one adjacent story historic building. In this case, any one-story step down is best located at the front of the structure. Staff supports a variation to this standard. Regarding the requirement for a one-story element, the project features a porch, which is appropriate, but some of the usable deck space on top of the porch makes it non-compliant with the language of this design standard. The applicant could pull their usable deck back approximately 1’, and/or reconfigure it so that it does not sit on any part of the required width (20% of the front façade), depth (6’) or minimum square footage (50 square feet) of the porch below it. Staff recommends the applicant adjust the design to comply with this standard. The proposed design does not meet the garage door standard, which requires that a two stall door be designed to at least appear to be a pair of single stall doors. Staff expects this standard may be met once the applicant redesigns the rear of the building to adjust the parking easement.
Figure 18
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MEMORANDUM
Project: Mesa Store, 500 W. Main Street – Residential Design Standards, Insubstantial Amendment, Trash Storage, Major Development
Subject: Project Description
Date: 28 May 2020
500 West Main Street, LLC is requesting review and approval of a new single-family home for the lot adjacent to the Mesa building, located at 500 W. Main Street, Aspen, Colorado. Land Use Summary:
• Floor Area: o Allowed FA for Single-Family Residence for 3,000 SF Lot: 1,920 SF o Proposed FA: 1,920 SF
• Residential Design Standard Variations Requested: o Articulation of Building Mass (non-flexible) o Non-Orthogonal Window Limit (flexible)
• Administrative Approvals: o Trash and recycling o Parking easement
Responses to Review Criteria:
• 12.10.030 Space Required for Trash and Recycling o The existing Commercial building, the Mesa Building, will have the trash and recycling
relocated from Lot R to the rear of the building, facing the alley. The space provided is a minimum of twenty (20) linear feet adjacent to the alleyway must be reserved for trash and recycling facilities. The required area shall have a minimum vertical clearance of ten (10) feet and a minimum depth of ten (10) feet at ground level is provided.
• 26.304 Common Development Review Procedures o The project will follow the Common Development Review Procedure requirements.
• 26.410 Residential Design Standards o The new residence will create a bridge between the Mesa Store building to its east and the
single-story historic residence to its west. Historically, a single-story, false-front storefront occupied the site. See the historic image below.
o Location and Massing (non-flexible): ▪ We believe that the proposed residence meets the intent of the RDS by reducing
the overall perceived mass and bulk of the building by creating a single-story element on Main Street.
▪ The design is meeting the intent of the RDS by:
• Breaking the massing on the second floor at both Main Street and the alley.
• The use of material articulation between the first and second floor break the 2-story massing up.
▪ We are requesting a variation from this standard by extending the side wall depth beyond the 45’-0” + linking element. We do not believe this RDS requirement
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works with the density of this block. The prominence of the Mesa Building, and the singularity of the side wall depth, led us to this design solution. The two buildings are unified in the site relationship, with the residence reduced in mass and scale.
o Non-orthogonal Window Limit (flexible): ▪ The façade requiring this variation is setback 21’-0” from the property line with a
wall of glass doors and windows. Since this is a gable form, there are more than one non-orthogonal windows.
• 26.415.070.d Historic Preservation – Major Development o This application is for a new single-family home located between two historic resources. o The design intent is to relate and reference the commercial and residential neighbors,
while being of this time. o The building materials proposed include:
▪ Painted Wood or Hardi-Board – Color TBD ▪ Exposed Steel Structure ▪ Wood Windows and Doors ▪ Metal Standing Seam Roof
o The building form is a simple gable with single story elements on Main Street and the Alley.
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▪ We believe this is the respectful solution for the single story residence to the west, while allowing an opportunity to reveal and deconstruct the concept of the false store-front, which as you can see from the image above is a gable with a vertical face to the street.
▪ By simplifying the building mass and reducing the scale from the street, we believe we have achieved a solution most appropriate for the context.
• 26.480.080.b Insubstantial Subdivision Amendment o The project will follow the Common Development Review Procedure requirements found in
Section 26.304.030
• 26.575.020 Calculations and Measurements o Lot Area: 3,000 SF o Floor Area: 1,920 SF o Building Height: 22’-11” proposed
• 26.710.180 Mixed Use Zone District o The character of Main Street includes a mix of commercial, residential and lodging. The
block of our project is primarily residential with the high-profile Mesa Store commercial building anchoring one corner.
o Free-market residential is a permitted use. o 3,000 SF Lot Area minimum for Residences. o All applicable setbacks and dimensional requirements are met. No variations requested.
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28 May 2020
Amy Simon City of Aspen Community Development Department 130 S. Galena Street, 3rd Floor Aspen, Colorado 81611 RE: Mesa Lot R – 500 W. Main Street – Residential Design Standards, Insubstantial Subdivision Amendment, Trash Storage, Major Development Dear Amy, As the property owner of 500 W. Main Street Lot R we submit this Land Use Application for review of Residential Design Standards, Insubstantial Subdivision Amendment, Trash Storage, Major Development, located within the Main Street Historic District. Rowland+Broughton Architecture’s employees are authorized to act on behalf of 500 West Main Street, LLC. Thank you. Sincerely,
John Rowland, AIA Rowland+Broughton Architecture / Urban Design / Interior Design 500 West Main Street, LLC 500 W. Main Street Aspen, Colorado 81611 970-544-9006
29
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
LAND USE APPLICATION
APPLICANT:
REPRESENTIVATIVE:
Description: Existing and Proposed Conditions
Review: Administrative or Board Review
Required Land Use Review(s):
Growth Management Quota System (GMQS) required fields:
Net Leasable square footage Lodge Pillows Free Market dwelling units
Affordable Housing dwelling units Essential Public Facility square footage
Have you included the following? FEES DUE: $
Pre-Application Conference Summary Signed Fee Agreement HOA Compliance form All items listed in checklist on PreApplication Conference Summary
The existing condition is an undeveloped lot. The proposed conditions is to construct a single-family residence.
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
Agreement to Pay Application Fees An agreement between the City of Aspen (“City”) and
Address of Property:
Please type or print in all caps
Property Owner Name: Representative Name (if different from Property Owner)
Billing Name and Address - Send Bills to:
Contact info for billing: e-mail: Phone:
I understand that the City has adopted, via Ordinance No. 30, Series of 2017, review fees for Land Use applications and payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application.
For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable.
$. flat fee for . $. flat fee for
$. flat fee for . $. flat fee for
For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full.
The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated.
$ deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour.
$ deposit for hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour.
City of Aspen:
Phillip Supino, AICP Community Development Director
City Use: Fees Due: $ Received $ Case #
Signature:
PRINT Name:
Title: 31
dganssle
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500 W Main Street - Lot R
dganssle
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500 West Main Street, LLC
dganssle
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Dana Ellis - Rowland+Broughton
dganssle
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Rowland+Broughton Architecture - 500 W Main Street, Aspen, CO 81611
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
DIMENSIONAL REQUIREMENTS FORM Complete only if required by the PreApplication checklist
Project and Location
Applicant:
Zone District: Gross Lot Area: Net Lot Area:
**Please refer to section 26.575.020 for information on how to calculate Net Lot Area
Please fill out all relevant dimensions Single Family and Duplex Residential
1) Floor Area (square feet)
2) Maximum Height
3) Front Setback
4) Rear Setback
5) Side Setbacks
6) Combined Side Setbacks
7) % Site Coverage
Existing Allowed Proposed
Multi-family Residential 1) Number of Units
2) Parcel Density (see 26.710.090.C.10)
3) FAR (Floor Area Ratio)
4) Floor Area (square feet)
4) Maximum Height
5) Front Setback
6) Rear Setback
Existing Allowed Proposed
8) Minimum distance between buildings
Proposed % of demolition 7) Side Setbacks
Proposed % of demolition
Commercial
Proposed Use(s) Existing Allowed Proposed
1) FAR (Floor Area Ratio)
2) Floor Area (square feet)
3) Maximum Height
4) Off-Street Parking Spaces
5) Second Tier (square feet)
6) Pedestrian Amenity (square feet)
Proposed % of demolition
Existing non-conformities or encroachments:
Variations requested:
Lodge
Additional Use(s)
1) FAR (Floor Area Ratio)
2) Floor Area (square feet)
3) Maximum Height
4) Free Market Residential(square feet)
4) Front setback
5) Rear setback
6) Side setbacks
7) Off-Street Parking Spaces
8) Pedestrian Amenity (square feet)
Proposed % of demolition
Existing Allowed Proposed
32
dganssle
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500 W Main Street, Aspen, CO 81611
dganssle
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MU
dganssle
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3,000 SF
dganssle
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500 West Main Street, LLC
dganssle
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N/A 1,920 SF 1,920 SF
dganssle
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N/A 25'-0" 22'-11"
dganssle
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N/A 10'-0" 10'-0"
dganssle
Text Box
N/A 5'-0" 5'-0"
dganssle
Text Box
N/A 5'-0" 5'-0"
dganssle
Text Box
N/A N/A N/A
dganssle
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N/A N/A N/A
dganssle
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N/A 10'-0" N/A
dganssle
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N/A
dganssle
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RDS Variation for Building Mass Articulation and Non-Orthogonal Window Limit
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
April 2020 City of Aspen|130 S. Galena St.|(970) 920 5090
Homeowner Association Compliance Policy
All land use applications within the City of Aspen are required to include a Homeowner Association Compliance Form (this form) certifying the scope of work included in the land use application complies with all applicable covenants and homeowner association policies. The certification must be signed by the property owner or Attorney representing the property owner.
Property
Owner (“I”):
Name:
Email: Phone No.:
Address of Property:
(subject of application)
I certify as follows: (pick one)
□ This property is not subject to a homeowners association or other form of private covenant.
□ This property is subject to a homeowners association or private covenant and the improvements
proposed in this land use application do not require approval by the homeowners association or covenant beneficiary.
□ This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application have been approved by the homeowners association or covenant beneficiary.
I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I understand that this document is a public document.
Section 26.410.020.B. of the Land Use Code requires an Administrative Review for compliance with the Residential Design Standards (RDS) for all residential projects, unless otherwise exempted pursuant to Section 26.410.010.C.
All residential projects affecting the exterior of the building shall submit for RDS Administrative Review prior to building permit submittal. If exterior work is proposed, and the scope of work meets one of the exemptions listed above, staff shall provide a signed exemption form to be included in the building permit application.
Review Process:The Community Development Department staff shall review an application for applicability and compliance with Chapter 26.410, Residential Design Standards. If the application complies with all applicable standards as written, a signed Checklist and stamped plan set shall be provided to the applicant to be included with building permit submission.
If the application does not comply with one or more applicable standards, an unsigned Checklist and redlined plan set shall be emailed to the applicant including comments from staff on which standard(s) the application does not comply with and a description of why the standard(s) is not compliant. The applicant shall be provided the opportunity to revise and resubmit the design in response to the comments. Staff will keep an application open for 30 days from the date an unsigned Checklist is emailed to the applicant. If after such time no revisions are submitted, the application will expire.
Application for RDS Administrative Review:An application for RDS Administrative Review that DOES NOT require Alternative Compliance (see Page 2) shall be submitted to the Community Development front desk on a USB drive or emailed to [email protected]. Applicants will be notified of received application by email and if additional documents are required. Certain application requirements may be waived by staff depending on the scope of work.
An application for RDS Administrative Review shall include the following documents in digital format:• Site improvement survey certified by a registered land surveyor (no older than one year from submittal date)• Proposed Site plan (scaled 24”x36”)• Proposed Floor plans (scaled 24”x36”)• Proposed Elevations (scaled 24”x36”)• Existing Elevations if a remodel (scaled 24”x36”)• Complete scope of work noting all exterior areas affected by the proposed project• Complete RDS applicant checklist (attached) addressing how each standard is met with sheet references for each standard
Alternative Compliance or Variation:Pursuant to 26.410.020.C, projects that do not meet the criteria for Administrative Review or Alternative Compliance (as determined by staff) may be reviewed by the Planning & Zoning Commission, or HPC if appropriate, at the applicant’s request. An applicant may choose to apply directly for a Variation from the Planning & Zoning Commission or Historic Preservation Commission, pursuant to Chapter 26.410.020.C. A pre-application summary will be required for an Alternative Compliance or Variation request.
Application for Alternative Compliance or Variation:An application for Alternative Compliance or a Variation will require a pre-application summary provided by Community Development staff, and shall be submitted as a Land Use Application. Required application submittal items shall be outlined in the pre-application summary.
Residential Design Standards Administrative Compliance Review Applicant Checklist - Single Family and Duplex
Standard Complies Alternative Compliance N/A Sheet #(s)/Notes
B.1.Articulation of Building Mass(Non-flexible)
B.2.Building Orientation(Flexible)
B.3.Build-to Requirement(Flexible)
B.4.One Story Element(Flexible)
C.1.Garage Access(Non-flexible)
C.2.Garage Placement(Non-flexible)
C.3.Garage Dimensions(Flexible)
Instructions: Please fill out the checklist below, marking whether the proposed design complies with the applicable standard as written or is requesting Alternative Compliance (only permitted for Flexible standards). Also include the sheet #(s) demonstrating the applicable standard. If a standard does not apply, please mark N/A and include in the Notes section why it does not apply. If Alternative Compliance is requested for a Flexible standard, include in the Notes section how the proposed design meets the intent of the standard(s). Additional sheets/graphics may be attached.
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the applicant shall be required to apply for a new Administrative Compliance Review.
Address: Parcel ID: Zone District/PD:
Representative: Email: Phone:
Page 1 of 2
43
Standard Complies Alternative Compliance N/A Sheet #(s)/Notes
C.4.Garage Door Design(Flexible)
D.1.Entry Connection(Non-flexible)
D.2.Door Height(Flexible)
D.3.Entry Porch(Flexible)
E.1.Principle Window(Flexible)
E.2.Window Placement(Flexible)
E.3.Nonorthogonal Window Limit(Flexible)
E.4.Lightwell/Stairwell Location(Flexible)
E.5.Materials(Flexible)
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the applicant shall be required to apply for a new Administrative Compliance Review.
Page 2 of 2
Residential Design Standards Administrative Compliance Review Applicant Checklist - Single Family and Duplex
44
VICINITY MAP
HIGHLANDS
DOWNTOWN
north
- 3 -
MESA LOT R
45
DNUP
DN
UP UP
UP DN
DN
PROPOSED BASEMENT LEVEL EXPOSED WALL CALCULATIONS
WALL LABEL EXPOSED WALL AREA (SFTOTAL WALL AREA (SF)
1 - EAST WALL
PROPOSED MAIN LEVEL FLOOR AREA CALCULATIONS
MAIN LEVEL GROSS FLOOR AREA (SF)
GARAGE GROSS FLOOR AREA (SF)
GARAGE FLOOR AREA EXEMPTION (SF)
MAIN LEVEL COUNTABLE FLOOR AREA (SF)
1,419
421
256
1,083
421 - 250 = 171
= (998+85)
TOTAL PROPOSED FLOOR AREA CALCULATIONS
BASEMENT FLOOR AREA (SF)
UPPER LEVEL FLOOR AREA (SF)
MAIN LEVEL FLOOR AREA (SF)
30
775 + 32
998 + 85
TOTAL PROPOSED FLOOR AREA (SF) 1,920
DECK/PORCH AREA CALCULATIONS
TOTAL DECK/PORCH AREA (SF)
MAIN LEVEL ENTRY PATIO (SF)
320
288
< 288 SF ALLOWABLE
< 1,920 SF ALLOWABLE
PROPOSED AREA CONSTRAINTS
LOT AREA (SF)
MAX ALLOWABLE FLOOR AREA (SF)
MAX ALLOWABLE DECK AREA (SF)
3,000
1,920
288 15% * 1,920
DECK/PORCH FLOOR AREA (SF) N/A
FLOOR AREA CALCULATIONS
ROOF DECK BONUS (SF)
32
2 - NORTH WALL
3 - SOUTH WALL
4 - WEST WALL
787.50 0
198.63 0
198.63 0
787.50 44
OVERALL TOTAL WALL AREA (SF) 1,972.26
EXPOSED WALL AREA (SF) 44
% OF EXPOSED WALL (EXPOSED/TOTAL) 2.23%
BASEMENT TOTALS
PROPOSED BASEMENT LEVEL FLOOR AREA CALCULATIONS
BASEMENT GROSS FLOOR AREA (SF)
BASEMENT COUNTABLE FLOOR AREA (SF)
1,357
30 1,622 * 2.23%
(171 @ 50%) = 85
PROPOSED UPPER LEVEL FLOOR AREA CALCULATIONS
UPPER LEVEL GROSS FLOOR AREA (SF)
UPPER LEVEL COUNTABLE FLOOR AREA (SF)
775
775
85GARAGE COUNTABLE FLOOR AREA (SF) 421 - 335 = 85
ROOF DECK FAR (SF)
0
998 SF
FLOOR AREA GARAGE
421 GSF85.5 CSF
CO
VE
RE
D E
NT
RY
PO
RC
H
775 SF
FLOOR AREA
198 SF
DECK AREA
121 SF
DECK AREA
STAIR EXEMPT
RAISED PLANTER
RA
ISE
D P
LA
NT
ER
FLOOR AREA
1357 GSF30 CSF
EGRESS WINDOW WELL
WALL AREA - 44 SF
EGRESS WINDOW WELL
WALL AREA - 44 SF
TO
TA
L W
ALL A
RE
A: 198.6
3 S
F
TOTAL WALL AREA: 787.50 SF
TOTAL WALL AREA: 787.50 SF
TO
TA
L W
ALL A
RE
A: 198.6
3 S
F
1233 SF
NET LIVABLE AREA
931 SF
NET LIVABLE AREA GARAGE
EXEMPT
CO
VE
RE
D E
NT
RY
PO
RC
H
712 SF
NET LIVABLE AREA
RAISED PLANTER
RA
ISE
D P
LA
NT
ER
DECK DECK
Consultants:
Issuances and Revisions:
COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN
THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.
(E) TREE - ROOTS TO BE PROTECTED DURING CONSTRUCTION
(E)
SID
EW
ALK
ROOF ABOVE
ALLEY
PARKING EASEMENT FOR 500 W MAIN STREET
18' - 0"
ACCESSIBLE PARKING SPACE
ACCESSIBLE AISLE
3' - 0"
RE
LO
CA
TE
D
TR
AS
H A
RE
A
PR
OP
ER
TY
LIN
E
SE
TB
AC
K L
INE
10' - 11 3/4" 52' - 9" 17' - 11 3/4"
20
' -
0 1
/2"
RA
ISE
D P
LA
NT
ER
DECK RAISED PLANTER
DE
CK
10
" / 1
'-0
"1
0"
/ 1
'-0
"
STANDING SEAM METAL ROOFSOLAR PANEL QUANTITY AND LOCATION TO BE DETERMINED
Consultants:
Issuances and Revisions:
COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN
THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.
PROPOSED EXISTING STRUCTURE SHOWN FOR REFERENCE ONLY
22
' - 1
1"
BUILDING HEIGHT10/12 PITCH
EXISTING STRUCTURE SHOWN FOR REFERENCE ONLY
8' -
10
"9
' -
0 7
/8"
10
' -
6"
10
' -
6"
19
' -
6 7
/8"
28
' -
4 7
/8"
BASEMENT LEVEL89' - 6"
T.O. SLAB
LEVEL 1100' - 0"
T.O. PLY
LEVEL 2110' - 6"
T.O. PLY
RIDGE128' - 4 7/8"
T.O.
LEVEL 2 PLATE119' - 6 7/8"
T.O.
WOOD SIDING
STANDING SEAM METAL PANEL
5' -
0"
2' - 6"
2' -
6"
10' - 0"
STANDING SEAM METAL ROOF
STEEL CHANNEL DECK SUPPORT
METAL AND GLASS WINDOW
WOOD TRIMWOOD TRIM
2' - 6"
5' -
0"
PR
OP
ER
TY
LIN
E
SE
TB
AC
K L
INE
PR
OP
ER
TY
LIN
E
SE
TB
AC
K L
INE
PROPOSED CHANGES
OUTLINE OF PROPOSEDBASEMENT
OUTLINE OF WINDOWWELL
10
' -
6"
10
' -
6"
9' -
0 7
/8"
8' -
10
"
19
' -
6 7
/8"
28
' -
4 7
/8"
Consultants:
Issuances and Revisions:
COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN
THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.
EXISTING STRUCTURE SHOWN FOR REFERENCE ONLY EXISTING STRUCTURE SHOWN FOR REFERENCE ONLY
8' -
10
"9
' -
0 7
/8"
10
' -
6"
10
' -
6"
19
' -
6 7
/8"
28
' -
4 7
/8"
Consultants:
Issuances and Revisions:
COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN
THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.
Glenwood Springs, CO 81601 Telephone (970) 945-8676
Fax (970) 945-2555
Land Surveying Civil Engineering
May 4, 2020
TO: Rowland + Broughton
Architecture/Urban Design/Interior Design
500 West Main Street
Aspen, CO 81611
FROM: High Country Engineering, Inc.
1517 Blake Avenue
Glenwood Springs, Colorado
RE: Lot R Drainage in Mesa Subdivision
High Country Engineering, Inc. has reviewed the potential development of Lot R of the Mesa
Subdivision and utilizing the existing stormwater infrastructure of Lot S.
Lot R and S were evaluated together with the drainage report submitted for the remodel to the
historic Mesa Store, as part of the proposed construction included Lot R. The drainage
infrastructure designed and installed for the Mesa Store project should allow additional Lot R
drainage to be feasibly incorporated into Lot S. The existing drywell, which already receives a
small portion of Lot R drainage, should have capacity for both lots because the drywell was sized
to meet the City of Aspen’s minimum requirements. If Lot R and Lot S were almost completely
(95%+) impervious, the existing drywell capacity should be adequate to meet the City of Aspen
water quality standards, assuming the stormwater from Lot R can be conveyed to the drywell.
HCE has provided this document regarding the Lot R development to provide a preliminary
review into combining Lot R and Lot S drainage. We believe the existing drainage infrastructure
of Lot S can receive Lot R drainage while meeting the City of Aspen stormwater management
plan. Incorporating the two Lots into one system would alleviate the impact of installing
unnecessary stormwater infrastructure and still provide sufficient stormwater treatment.
Please let me know if you have questions or comments. Feel free to contact me if you require
any additional information.
Sincerely,
Roger Neal, P.E.
Principal
50
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PLANNER: Amy Simon, [email protected] DATE: April 20, 2020 PROJECT LOCATION: 500 W. Main Street, Lot R, Mesa Subdivision REQUEST: Residential Design Standards, Insubstantial Subdivision Amendment, Trash Storage, Major Development DESCRIPTION: Lot R, Mesa Subdivision is a 3,000 square foot lot located in the Mixed Use zone district and the Main Street Historic District. The property was created through a historic landmark lot split and is currently developed with a garden, plus parking and trash storage related to the adjacent office building. At the time of the historic landmark lot split, the property owner received approval to sever Transferable Development Rights from the site, but has decided to develop a single-family home instead. The maximum floor area is 1,920 square feet. The development is not eligible for any dimensional variations from HPC, other than those that may be requested through a determination of hardship, which would be difficult to establish. To accommodate the house and two required on-site parking spaces within the dimensional requirements the applicant needs to pursue two Administrative approvals; approval from Environmental Health to move the trash storage area that sits on Lot R but serves the commercial use on Lot S, and approval by the Community Development Director to shift a parking easement that is currently on Lot R but serves Lot S so that it straddles the common lot line. The project must comply with the Residential Design Standards, or receive approval for any variations. It is anticipated that the applicant will request relief from Articulation of Building Mass and Non-orthogonal window limit. The Administrative Residential Design Standards Checklist is to be submitted as part of the application. This will allow the RDS review to either be approved if the home is compliant or will allow for any guideline exceptions that are necessary to be folded into the HPC review. HPC review will be a two step process. Conceptual Design review will consider mass, scale and site plan. Following Conceptual, staff will inform City Council of the HPC decision, allowing them the opportunity to uphold HPC’s decision or to “Call Up” aspects of the approval for further discussion. This is a standard practice for all significant projects. Following Call Up, HPC will conduct Final Design review to consider landscape, lighting and materials. HPC will use the Historic Preservation Design Guidelines and the Land Use Code Sections that are applicable to this project to assist with their determinations. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 12.10 Space Allotment for Trash and Recycling Storage 26.304 Common Development Review Procedures 26.412 Residential Design Standards 56
26.415.070.d Historic Preservation – Major Development 26/480.080.b Insubstantial Subdivision Amendment 26.575.020 Calculations and Measurements 26.710.180 Mixed Use Zone District For your convenience – links to the Land Use Application and Land Use Code are below: Land Use Application Land Use Code Historic District Design Guidelines Review by: Staff for completeness of application, for determinations on Residential
Design Standards, Trash Storage and Subdivision Amendment, and for recommendations to HPC on Residential Design Standards Variances and Major Development Review HPC for decisions on Residential Design Standards Variances and Major Development
Public Hearing: Yes Neighborhood Outreach: No
Referrals: Staff will seek referral comments from the Building Department, Zoning, Engineering and Parks regarding any relevant code requirements or considerations. There will be no Development Review Committee meeting or referral fees for these contacts.
Staff will refer the application to Environmental Health for review of the relocated trash area serving the commercial use on the adjacent lot.
Planning Fees: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours will be billed/ refunded at a rate of $325 per hour.) This fee will be due at Conceptual and Final submittal.
Referral Agencies Fee: $650 flat fee, Environmental Health, billed one time, at Conceptual. Total Deposit: $2,600 at Conceptual; $1,950 at Final. APPLICATION CHECKLIST: Below is a list of submittal requirements. Please email the entire application as one pdf to [email protected]. The fee will be requested after the application is determined to be complete. Land Use Application and signed Fee Agreement.
Street address and legal description of the parcel on which development is proposed to occur,
consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.
Applicant’s name, address and telephone number in a letter signed by the applicant that states
the name, address and telephone number of the representative authorized to act on behalf of the applicant.
List of adjacent property owners for both properties within 300’ for public hearing.
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
Site improvement survey including topography and vegetation showing the current status,
certified by a registered land surveyor, licensed in the state of Colorado. A completed Residential Design Standards Administrative Review checklist.
A proposed site plan.
Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their
height, massing, scale, proportions and roof plan; and the primary features of all elevations. Supplemental materials to provide a visual description of the context surrounding the designated
historic property including photographs and other exhibits, as needed, to accurately depict location and extent of proposed work.
A written description of the proposal and written explanation of how the proposed development
complies with the review standards and design guidelines relevant to the application.
A Draft Plat meeting the plat requirements of Chapter 26.490—Approval Documents For Conceptual, the following items will need to be submitted in addition to the items listed above: Graphics identifying preliminary selection of primary exterior building materials.
A preliminary stormwater design.
For Final Review, the following items will need to be submitted in addition to the items listed above: Drawings of the street facing facades must be provided at ¼” scale. Final selection of all exterior materials, and samples or clearly illustrated photographs. Samples
are preferred for the presentation to HPC. A lighting plan and landscape plan, including any visible stormwater mitigation features.
Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right.
From: Chris HorneTo: Amy SimonCc: [email protected]; [email protected]: 500 W. Main Development Letter of SupportDate: Wednesday, May 27, 2020 9:28:13 PM
Good evening Amy,
My wife I own a unit at the Christiana condominiums across Main St. from the proposed development. Our unit ison the corner and overlooks the subject property. We received the applicants proposal and are writing in support oftheir project. We believe its design intent compliments the Mesa building and surrounding buildings, and is also acomplimentary use for the area. We support the project moving forward and hope to see it come to fruition.