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Home My WebLink Aboutagenda.hpc.20010124ASPEN HISTORIC PRESERVATION COMMISSION January 24, 2001 REGULAR MEETING, 5:00 p.m. COUNCIL CHAMBERS SITE VISITS - NOON - Meet at the first site. If you cannot attend, be sure to visit the properties on your own before the meeting. 428 E. Hyman Avenue 5:00 I. Roll call II. Public Comments III. Commission member comments and project monitoring IV. Disclosure of conflict of interest (actual and apparent) V. NEW BUSINESS A. 735 W. Bleeker, Final Development Review 8(cc,/~ 22 5:50 B. 129 W. Francis - Monitoring Issues /(fo //h# -6> *C~~ VI. OLD BUSINESS 44*N 6:00 A. Existing Historic Inventory Review Public Hearings, (cont'd from 12/20 Oâ€ž@1 1. 720 S. Aspen St. - Request for removal from Historic Inventory/LU 2%44 24 52. 124 E. Cooper Ave. - Request for removal from Historic Inventory 40 04 213.2 Williams Way - Request for removal from Historic Inventory /1,?01 t VII. WORKSESSIONS 7:00 A. 428 E. Hyman Avenue ~20 VIn. ADJOURN 2\ PROJECT MONITORING ~ Susan Dodington 240 Lake Avenue- Greenberg 930 King - No Problem Joe's 121 5th & North - Ernie Frywald 330 Gillespie Ave. 232 E. Hallam St. 7tlt & Main Street 213 W. Bleeker Suzannah Reid 414 N. First- POLE 240 Lake Ave. 312 S. Galena 7a and Main 330 Lake Avenue 620 W. Bleeker Historical Society Jeffrey Halferty 4 I 4 N. First- POLE 920 W. Hallam- Guthrie ~ 212 W. Hopkins Ave. 312 S. Galena 620 W. Bleeker - Historical Society 213 W. Bleeker 200 E. Bleeker Lisa Markalunas 939 E. Cooper- Langley (work stopped) 240 Lake Avenue- Greenberg 214 E. Bleeker- Brumder 330 Gillespie Ave. 520 E. Hyman Ave. 200 E. Bleeker 419 E. Hyman - Paragon Gilbert Sanchez 312 S. Galena 333 W. Bleeker Street 501 W. Main Christiania Lodge ~ 330 Lake Ave. 121 5th & North - Ernie Frywald 200 E. Bleeker 1ly Dupps 419 E. Hyman - Paragon 501 W. Main Street - Christiania Lodge 129 W. Francis 435 W. Main 930 King Street Melanie Roschko 232 W. Hallam 520 E. Hyman. 213 W. Bleeker CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 834 W. Hallam (Poppie's), expires April 26, 2001 735 W. Bleeker old house expires Oct. 14,2000 302 E. Hopkins- September 22,2001 HPC Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staff presentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion 0 0 . 'SI 41 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning Director~~%O FROM: Amy Guthrie, Historic Preservation Officer RE: 735 W. Bleeker- Final review, PUBLIC HEARING DATE: January 24,2000 SUMMARY: In 1998, HPC held several worksessions, site visits, and hearings to consider a redevelopment of the properly at 735 W. Bleeker Street. Numerous plans were presented that involved making very large additions to the historic house on the site. all of which were rejected. The applicant (the former owner of the property), ultimately pursued HPC's recommendation to create two completely detached structures. with a limited amount of square footage added to the old house. After the conceptual approval, the property was sold to the current owner, Randall Bone. Mr. Bone chose to focus on the new unit first, and proceeded to secure all of the necessary final approvals, completing construction in 2000. He received one extension of conceptual approval for the old house. and submitted this application for final review before the conceptual authorization expired. APPLICANT: Randall Bone, owner. LOCATION: 735 W. Bleeker Street, Unit 735 of the 106 N. 7~/735 W. Bleeker Common Interest Community. ZONING: "R-6," Historic Landmark. SIGNIFICANT DEVELOPMENT (FINAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District and all development involving historic landmarks must meet all four Development Review Standards in order for HPC to grant approval. 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 1 . minimum distance between buildings on the lot or exceed the allowed floor area by up to 0 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). Response: As noted above, the HPC reviewed several different schemes for this property in 1998, the earliest of which were found to have significant negative impacts on the historic structure. The decision to split the development into two units was viewed as a "win-win" plan for both the community and the applicant. The project that was conceptually approved allocated the allowed floor area on the site approximately equally between the old and new structures. Staff and the HPC expressed numerous reservations about the design of the addition to the old house, and the demolition of an early portion of the building. The conditions of conceptual approval included direction for restudy, specifically that the west elevation was to be examined in regard to the character of the rooflines. For final review, the applicant has modified the rooiline in question on the west fa~ade, and has made minor changes to the placement of new windows on the addition. (It should be noted that a change has been made to the window thai will be installed under the front porch when that area is reconstructed. The window must be a double hung window, as previously 0 directed by HPC and represented in the conceptual drawings. Also, much more detailed information about the detailing proposed for the front porch must be provided.) In considering the final review standards for this project. and whether the proposal is compatible in "general design, massing and volume, scale and site plan" with the historic structure, staff finds that the standards are not met, particularly in regard to the second story addition. In order to accommodate two units on the site. there is very limited area to add onto the historic house on the first floor level. The conceptual design attempted to maximize the space that could be added by making an addition on the northwest corner of the historic house (right at the front of the structure) and by demolishing a pre-1904 section ofthe building to allow for a garage with a second story above it. Both of these actions are generally inconsistent with HPC policies aimed at retaining all areas of a house which are at least 50 years old and which have historic significance, and the idea of placing all new construction at the back of a historic building. At the time of the 1998 conceptual approval, the staff and HPC felt some flexibility was appropriate in the interest of creating two detached structures, as long as the resulting addition was appropriate. However, the location of the second story, essentially on top of the original building, compromises the design. massing, and scale of the structure and destroys its character. 0 2 0 It is staffs opinion that the design for the addition to the historic structure must be revisited. The conceptual plan included an "Accessory Dwelling Unit" in the basement. That unit is not required, and since floor plans have not been provided staff is unclear if it is still proposed, but would recommend its elimination as it takes away from usable below grade space for the single family residence and therefore influences the need to build a second level. The applicant should also examine other possible locations for the single stall garage, even if it means asking for new setback variances, in the interest of not demolishing a pre- 1904 section of the house. The applicant and the HPC should note that the Land Use Code states that the effect of conceptual approval "shall not constitute final approval of a significant development or permission to proceed with development. Such approval shall constitute only authorization to proceed with a development application for a final development plan." 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The character of the neighborhood is a mix of mining era cottages and large newer second homes. The overall concept of this plan was to preserve the scale of the historic house, to build a similarly sized residence next to it, and to reflect the building density that was historically characteristic of the neighborhood. 0 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. Response: By maintaining the old house in its original orientation and very close to its original location, and by taking most of the mass that could be added to it and placing it in a detached home, the intent of the project is to protect the building as a representation of 19th century mining era housing. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereoÂ£ Response: Staff' s primary concern is that the proposed addition, particularly the second floor component, does diminish the architectural character and integrity of the original design and has a significant visual impact on the building and the streetscape. The integrity of the original floor plan of the building is diminished and its character as a one story structure negatively affected. The addition is taller than the original structure when viewed from the street and has a blank wall facing West Bleeker. STAFF FINDINGS AND RECOMMENDATION: Staff finds that final review 0 standards 1 and 4 are not met by the project as currently proposed. Given the constraints on the site, and the fact that an addition cannot be set back from the historic structure in the manner typically encouraged by HPC, the applicant may need to redesign and 3 eliminate the second floor and/or reconfigure the new garage in order to meet the 0 standards. Staff recommends that the case be continued to a date certain in order for the applicant to restudy. Exhibits 1. Final application. 2. Staff memo dated September 23, 1998. 3. Minutes of October 14,1998* 4. Drawings approved on October 14,1998. 5. Sanborne Map. *The conceptual review application was continued from September 23, 1998, to October 14, 1998, at which meeting new drawings were presented and approved. There was no new staff memo on October 148 0 G: planning/aspen/hpc/cases/significant/735wb/735historicfinal.doc 0 4 LAND USE APPLICATION PROJECT: Name: 735 West Bleeker Location: (Unit A of 735 West Bleeker / 106 North 7 Common Interest Community (Indicate street address, lot & block number, legal description where appropriate) APPUCANT: Name: Randall Bone Address: 117 Aspen Business Center, Aspen, CO 81611 Phone #: 970-920-9911 REPRESENTATIVE: Name: Same Address: Phone #: TYPE OF APPLICATION: (please check all that apply): ' ~ Conditional Use D Conceptual PUD 6 Conceptual Historic Devt 8 m Special Review Â£ Final PUD (& PUD Amendment) ~ Final Historic Development ~ Design Review Appeal ~ Conceptual SPA O Minor Historic Devt. U Final SPA (& SPA Amendment) Â¤ Historic Demolition GMQS Exemption ~ Subdivision E] Historic Designation ESA - 8040 Greenline, Stream Â£ Subdivision Exemption (includes U Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane U Lot Split D Temporary Use Â¤ other: U Lot Line Adjustment ~ Text/Map Amendment EXISTING CONDITIONS: (description ofexisting buildings, uses, previous approvals, etc.) See attached summary. PROPOSAL: (description ofproposed buildings, uses, modifications, etc.) See attached summary. Have you attached the following? FEES DUE: $ El Pre-Application Conference Summary Attachment #1, Signed Fee Agreement Response to Attachment #2, Dimensional Requirements Form ~ Response to Attachment #3, Minimum Submission Contents ~ Response to Attachment #4, Specific Submission Contents ~1 Response to Attachment #5, Review Standards for Your Application 735 West Bleeker Historic Project Final Development Application ~ To: The City Of Aspen ce: Randall Bone Date: October 13,2000 Subject: 715 West Bleeker, Final Approval From: Randall Bone A Brief History of the Historic Home at 735 West Bleeker The historic home at 735 West Bleeker was acquired by Randall Bone in 1998 after an historic designation and conceptual development plan was approved by the HPC in October of 1998. Subsequent to that approval the new unit (Unit 106) received final approval and was constructed on the site. Randall Bone is now applying for final development approval from the historic renovation ofUnit 735, the pre existing historic home at 735 West Bleeker. Project Description: The property consists ofUnit 735 ofthe 735 West Bleeker/106 North 7th Common Interest Community, also know as the historic miner cottage at 735 West Bleeker. The property was designated an historic landmark. The home which is currently 707 square feet will be added on to in accordance with the conceptual approval of 1998. 0 The 3,240 of available FAR forthe 6,000 square foot lot has been divide between the homes 1,668 square feet for Unit 106 and 1,672 for Unit 735. The final plans for the project are in accordance with the conceptual approval of 1998, extended for 1 year in 1999. \ Some windows have been moved and some removed to reduce the impact on the historic structure. The second story roof lines have been restructure to reduce the second story mass and visual impact on the historic elevations. Materials Representation: The materials, details and finished to be used on the addition have been demonstrated on Unit 106. Prior Resolutions: October 1998: Historic Designation and conceptual approval from two units October 1999: 1 year extension of conceptual approval for Unit 735 0 September 2000: Conditional 6 Month extension of conceptual approval. (Applicant has chosen to submit under the original 1 year extension of 1999) ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Project: 735 Wnst. Bleeker Applicant: - Pendall. Rr~p - Location: 735 West Bleeker Zone District: - -R 6 Lot Size: - Trrponlar . Lot Area: ----iMijn Square Feet (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within tile high water mark, easements, and steep slopes. Please refer to tile definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: O Proposed: 0 Number ofresidential units: Ecisting: 1 Proposed: 1+ Number ofbedrooms: Eds#ng: 1 Proposed: 4+ Proposed % of demolition (Historic properties only): 74% nf perimeter :aitilIFIS?i) DIMENSIONS: Floor Area: Exis'ting. 707 Allowable: 1.572 Proposed: 1,572 Principal bldg. height: Ensting: 19' Allowable: 15 proposed: 25' Access. bldg. height: Existing: NA /'lowable: NA Proposed: NA On-Site parking: Existing: 2 Required: 2 Proposed: - 1 % Site coverage: Ecisting: 24% Required: NA Proposed: 49% % Open Space: Existing: 76% Required: NA Proposed: 51% Front Setback: Existing: 20 Required: 10 Proposed: 16 (?) Rear Setback: Ecisting: 5 Required: 10 Proposed: 5 Combined F/R: Eristing: 25 Required: 25 Proposed: 21 Side Setback: Existing: 10 Required: 5 Proposed: 5 Side Setback: Existing: 19 Required: 5 Proposed: 19 Combined Sides: Existing: 29 Required: 10 Proposed: 74 Existing non-conformities or encroachments: Variations requested: Frnnt; Rear combined set back. (?) 0 ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of Citv of Aspen Development Application Fees CITY OF ASPEN (hereinafter CITY) and RANDALL BONE (hereinafter APPLICANT) AGREE AS FOLLOWS: 1. APPLICANT has submitted to CITY an anolication for UNIT 735 of 735 West Bleeker, 106 N. 7th Common Interest Community (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 45 (Series of 1999) establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination of application completeness. 3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their heatings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. 5, Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the amount of $ which is for hours of Community Development staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN APPLICANT By: By: 1610/00 Julie Ann Woods Community Development Director Date: 10113/00 Mailing Address: 117 Aspen Business Center, Suite 104 Aspen, CO 81611 g:\support\forms\agrpayas.doc 12/27/99 735 West Bleeker Historic Project ~ Final Development Application To: The City Of Aspen CC Randall Bone Date: October 13, 2000 Subject: Authorized Representative for 715 West Bleeker From: Randall Bone This letter will serve as notice to the City ofAspen that Randall Bone is the authorized representative for the property "Unit 735 of The 735 West Bleeker/106 N. 7th Common Interest Community" commonly know as 735 West Bleeker. 01-02:~ 14(-40 Randall Bone (Owner) Date Representative: 117.Â· open Business Center RanÂ£ .. 2 Bone Suite 104 Aspen, CO 81611 Phone: 970 920 9911 Phone: 970 523 0262 Fax: 970 920 4433 -T - - \0\106 Randall Bone Date 0 Order Number: 00027176 1. Efectivedate: April 24, 2000 at 7:30 A.M. 2. Policy or Policies to be issued: Amount of Insurance Ca) A.L. tA. Owner's (Extended) $ 1,650,000.00 Proposed Insured: BRADLEY K. HOOK and PAMELA D. HOOK (b) A.L.LA. Mongagee's $ Proposed Insured: (c) Leasehold $ Proposed Insured: 3. The estate or interest in the land described or referred to in this Commitment and covered herein is fee simple 4. Ttle to the fee simple estate or interest in said land is at the eYective date hereof vested in: RANDALL BONE 5. The land referred to in this Commitment is described as follows: See Attached Legal Description STATEMENT OF CHARGES These charges are due and payable before a Policy can be issued. Owners Premium $2,000.70 Form 110.1 (Owner) $ 333.45 Tax Certificate $ 10.00 F ASPEN, INC. 81611 j Authorized Countersignature - Chuck Dorn 3ection 1 Order Number: 00027176 REQUIREMENTS -ne following are the requirements to be complied with: Item (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. Item (b) Proper instrument(s) creating the estate.or interest to be insured must be exectued and duly jiled for record, to wit: 1. Partial Release of Deed of Trust dated January 4, 1999, executed by Randal Bone, to the Public Trustee of Pitkin County to secure an indebtedness of $650,000.00 in favor of Norwest Mortgage, Inc., recorded January 6, 1999 as Reception No. 426235. 2. Partial Release of Deed of Trust dated April 26, 1999, executed by Randall Bone, to the Public Trustee of Pitkin County to secure an indebtedness of $700,000.00 in favor of Beverly Bone, recorded April Â· 27, 1999 as Reception No. 430352. 3. Good and Sufficient Condominium Plat Map setting forth the 106th North 7th/735 West Bleeker Condominiums. 4. Good and Sufficient Condominium Declaration for the 106th North 7th/735 West Bleeker Condominiums f iled with the Clerk and Recorder of PitkinÂ· County. 5. Evidence satisfactory to Stewart Title Guaranty Company, furnished by the Office of the Director of Finance, City of Aspen, that the following taxes have been paid, or that conveyance is exempt from said taxes: =- (1) The "Wheeler Real Estate Transfer Tax" pursuant to Ordinance No. 20 (Series of 1979) and (2) The "Housing Real Estate Transfer Tax" pursuant to Ordinance No. 13 (Series of 1990). 6. Deed from vested owner, vesting fee simple title in purchaser(s). 7. Duly executed affidavit by the chief executive officer or general partner of (unknown) stating that: 1. They are the general contractor for all improvements constructed on the subject property. 2. All construction has been completed. 3. They have been paid in full. 4. All subcontractors and/or any parties which provided lienable services or materials for said construction project have been paid. 5. A complete list of names, addresses and phone numbers of all subcontractors/suppliers are attached to the Affidavit. Continued on next page -1- D.l Continuation of Schedule 8 - Section 1 Order Number: 00027176 8. Duly executed Indemnity Agreement by Randall Bone indemnifying stewart Title of Aspen, Inc. against any and all loss or damage due to rights and claims of 0 parties established by virtue of construction of improvements located on the subject property.. (Form available from Stewart Title) 9. Indemnity and Affidavit as to Debts, Liens and Leases, duly executed by the buyer and seller and approved by Stewart Title of Aspen, Inc. -2- â€¢ 9 0 Order Number: 00027176 EXCEPTIONS policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the sfaction of the Company: 1. Rights or claims of parties inpossession, not shown by the public records. 2. Easements, or claims ofeasements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and 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, tabor or material heretofore or hereafter furnished, imposed by Iaw 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 e#ective 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. Unpatented mining claims; reservations or exceptions in patents, or an act authorizing the issuance thereof; water rights claims or title to water. 7. Any and all unpaid taxes and assessments and any unredeemed tax sales. 8. Exceptions and reservations as set forth in the Act authorizing the issuance of the Patent for the City and Townsite of Aspen recorded March 1, 1897 in Book 139 at Page 216 as Reception No. 60156. ferms, conditions and obligations as set forth in Agreement recorded November 24, 1976 in Book 320 at Page 283. 10. Terms, conditions, obligations and provisions of Resolution of the Aspen Planning and Zoning Commission for the Approval of a Conditional Use to Place Two Detached Single Family Residence and Two Accessory Dwelling Units on a Single Historic Landmark Lot of 6,000 Square Feet in the R-6, Medium Density Residential Zone District, to Waive One Off Street Parking Space by Special Review, and to Recommend Landmark Designation for 735 W. Bleeker Street, Lots A and B, Block 18, City and Townsite of Aspen, Colorado, Parcel I.D. #2735-124-45-001, Resolution No. 98-31, as set forth in instrument recorded October 20, 1998 as Reception No. 423441. 11. Terms, conditions, obligations and provisions of Ordinance No. 43 (Series of 1998) An Ordinance of the Aspen City Council Granting Approval for Landmark Designation at 735 West Bleeker Street, Lots A and B, Block 18, City of Aspen, Parcel ID No. 2735-124-45-001 as set forth in instrument recorded April 12, 1999 as Reception No. 429785. Terms, conditions, obligations and provisions of Accessory Dwelling Unit Deed Restriction Pursuant to Section 26.40.090 of the City of Aspen Municipal Code as set forth in instrument recorded July 26, 1999 as Reception No. 433725. 12. Terms, conditions, obligations and provisions of Resolution of the Aspen Historic Preservation Commission Approving an Application for Extension of Continued on next page Continuation of Schedule B - Section 2 Order Number: 00027176 Conceptual Development Approval at 735 West Bleeker Street, Unit A, Aspen, 0 Colorado, Resolution No. 48. Series of 1999 as set forth in instrument recorded November 12, 1999 as Reception No. 437687. 13. Easements, rights of way and other matters as shown and contained in Plat of 106th North 7th/735 West Bleeker Condominums recorded , 2000 in Plat Book at Page as Reception No. 14. Terms, conditions, obligations, provisions and easements of 106th North 7th/735 West Bleeker Condominium Declaration as set forth in instrument recorded , 2000 as Reception No. NOTE: Provided that Stewart Title of Aspen, Inc. records the documents of conveyance in the proposed transaction the status of title will be updated from the time of this commitment to the time of said recording. If said update reveals intervening liens or changes in the status of said title appropriate action(s) will be taken to disclose or eliminate said change prior to the recording of said documents. If said update reveals no intervening liens or changes in the status of title, Exception No. 5 above will be deleted. NOTE: Policies issued hereunder will be subject to the terms, conditions, and exclusions set forth in the ALTA 1992 Policy form. Copies of the 1992 form Policy Jacket, setting forth said terms, conditions and exclusions, will be made available upon request. 0 Order Number: 00027176 0 LEGAL DESCRIPTON Unit 106 of the 106th North 7th/735 West Bleeker Condominiums, according to the Plat thereof recorded , 2000 in Plat Book at Page as - Reception No. , and as defined and described in the Condominium Declaration for 106th North 7th/735 West Bleeke Condominiums recorded , 2000 as Reception No. COUNTY OF PITKIN, STATE OF COLORADO. 0 0 DISCLOSURES Pursuant to C.R.S. 10-11-122, notice is hereby given that: (A) THE SUBJECT REAL PROPERTY MAY BE LOCATED IN A SPECIAL TAXING DISTRICT; (B) A CERTIFICATE OF TAXES DUE LISTING EACH TAXING JURISDICTION SHALL BE OBTAINED FROM THE COUNTY TREASURER OR THE COUNTY TREASURER'S AUTHORIZED AGENT; (C) INFORMATION REGARDING SPECIAL DISTRICTS AND THE BOUNDARIES OF SUCH DISTRICrS MAY BE OBTAINED FROM THE BOARD OF COUNTY COMMISSIONERS, THE COUNTY CLERK AND RECORDER, OR THE COUNTY ASSESSOR. Note: Colorado Division of Insurance Regulations 3-5-1, Paragraph C of Article VII requires that "Every title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed." Provided that Stewart Title of Aspen, Inc. conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lender's Title Policy when issued. Note: Affirmative Mechanic's Lien Protection for the Owner may be available (typically by deletion of Exception No. 4 of Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following conditions: A. The land described in Schedule A of this commitment must be a single family residence, which includes a condominium or townhouse unit. 0 B. No labor or materials have been furnished by mechanics or materialmen for purposes of construction on the land described in Schedule A of this Commitment within the past 6 months. C. The Company must receive an appropriate affidavit indemnifying the Company against unfiled mechanic's and materialmen's liens. D. The company must receive payment of the appropriate premium. E. If there has been construction, improvements or major repairs undertaken on the property to be purchased, within six months prior to the Date of the CommitmeAt, the requirements. to obtain coverage for unrecorded liens will include: disclosure of certain construction information; financial information as to the seller, the builder and/or the contractor; payment of the appropriate premium; fully executed Indemnity agreements satisfactory to the company; and, any additional requirements as may be necessary after an examination of the aforesaid information by the Company. No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay. NOTHING IIEREIN CONTAINED WILL BE DEEMED TO OBLIGATE THE COMPANY TO PROVIDE ANY OF THE COVERAGES REFERRED TO HEREIN UNLESS THE ABOVE CONDITIONS ARE FULLY SATISFIED. Order No. 00027176 Disclosures (YSDD) Rev. 10/99 MÂ·V BLEEKER SIRECT 'EL CAP 9184 RED CAP 70 0 n f 79mn9'11â€¢F n n O -0 1 9018 60.02' U -1 00 0 0 PORCH SPRUCE TREE ~ ~ C TYPICAL) n St ~-3 Â¤ *~T BLEEKER 1-1 - --4 2 STORY WOOD FRAME 1- 1 HOUSE C i.-11 ---2 ll#gll1,--44 6 W ENTRY ADU _ A 0--E .D 2 STORY wODD FRAME HOUSE UNI T O ACCESSORY D\WILLING 4 7LT VITH 0 lili UNIT 106 ivoR SEVENTH Â·Â·:259+ O E 452& U I U i#-14+bli CO~~p{][ID 13 3 0 0 r-1 0 0 0 .O N 75009'11'W 60.02' Bone & Baldwin Residence 735 W. Bleeker St. Aspen, Colorado REFERENCE NORTH Proposed Site Plan 0 5 10 20 3.69.090â€¢1 N C .UUOULO -. 2 100.00' ,= /AL+A'Â·19Â·v MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Interim Community Development Director FROM: Amy Guthrie, Historic Preservation Officer RE: 735 W. Bleeker- Landmark Designation, Conceptual Review. Partial Demolition, On-site Relocation, Variances, Residential Design Review- Public Hearing (Continued from September 9. 1998) DATE: September 23, 1998 SUMMARY: HPC has held a worksession on this property, made two site visits, and held conceptual review hearings on July 22 and August 12. At these meetings, the applicant was directed to revise the proposed project in order to retain more of the existing structure, physically detach the existing unit and new unit from each other, and maintain the current orientation of the existing house. A revised proposal has been submitted to address these points. The applicant requests landmark designation. conceptual review approval, partial demolition, and on-site relocation approval. as well as variances. Planning and Zoning Commission approval is also needed for the two detached houses on a 6,000 square foot lot, for two ADU's (one in the basement of each house), and for a waiver of one parking space. As part of the redesign of the proposal. the applicant has eliminated the need for a site coverage variance. However, setback variances which were not needed initially are required by the new design. A new notice was created for this meeting. The public hearing before the Planning and Zoning Commission is scheduled for October 6th. APPLICANT: Drew Dolan, represented by Charles Cunniffe Architects. LOCATION: 735 W. Bleeker St., Lots A & B, Block 18, R-6 zone district. HISTORIC LANDMARK Section 26.76.020, Standards for designation. Any structure that meets two or more of the following standards may be designated "H," Historic Overlay District, and/or Historic Landmark. It is not the intention of HPC to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community: 1 \ A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to 0 the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Response: This standard is not met. B. Architectural Imponance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character. or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use). or specimen. Response: This structure is a good example of housing built in Aspen in the late 1800's. It has a typical floor plan, gabled roof, a front porch which has been enclosed, and detailing which was common to these buildings. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Response: This standard is not met. D. Neighborhood Character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: At one time, there were many miner's cabins in this neighborhood. There are several others located along West Bleeker Street. and several similar small houses along Main Street, behind the building. Staff believes that the preservation of these small houses is important to maintaining the character of the area. E. Communio, Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. Response: The structure is representative of the modest scale, style, and character of homes constructed in the late 19th century, Aspen's primary period of historic significance. It is located on a prominent corner at 7th and W. Bleeker (southeast corner) and is surrounded by several mature evergreen trees and a white picket fence. The structure exemplifies an earlier era of Aspen architecture. and is representative of miner's cottage vernacular. Staff finds that the structure is eligible for landmark status as it meets criteria B, D, and E. 0 2 SIGNIFICANT DEVELOPMENT (CONCEPTUAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District and all development involving historic landmarks must meet all four Development Review Standards found in Section 26.72.010(D) ofthe Aspen Land Use Code in order for HPC to grant approval. 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). Response: The applicant's initial proposal for this property was to demolish a large part of the existing building, move the house so that it would face South Seventh Street, and create 0 a duplex and two ADU's on the site. The HPC gave direction to revise the proposal and the applicant has responded to those comments. The project has been revised so that more of the existing house is retained, the house maintains its placement on Bleeker Street and is moved just slightly forward, a relatively small addition is made to the old house, and a new. completely detached unit is proposed behind it. Stafffinds that the concept has improved significantly. The proposal for the historic house now includes retaining all of it except for an addition on the east side of the building. As stated at the last meeting and at the most recent site visit, staff believes that this addition was built before 1904 and appears on the Sanborne map (attached), although somewhat modified from its earlier appearance. As a policy, HPC has generally required that all additions to a historic building which are at least fifty years old are to be retained. Ifthis were required of the 735 W. Bleeker project, than the addition that would likely be requested would have to placed behind the historic building, probably eliminating the option to keep the two units derached from each other. For that reason, staff is willing to support removal of the current addition if what is constructed in its place is appropriate. The applicant shows a kitchen extension and single stall garage with a master bedroom suite 0 above as the proposed addition. The resulting FAR for the house is 1,403 square feet (plus a 250 square foot garage), so that the addition is approximately 655 square feet larger than the current building. The drawings reviewed at the August 12. 1998 meeting, along with J the minutes of that meeting are attached. At that time the direction recommended by staff was as follows: 0 â€¢ Look at ways to lower or eliminate the second floor pop up on the old house. â€¢ Replace the windows at the porch on the front of the old house with a historically appropriate window. Eliminate the porch railing. â€¢ Look at varying materials on the new house. â€¢ Meet with the Parks Department regarding tree removal. â€¢ Staff is in support of the setback variance, partial demolition, and on-site relocation, and Ordinance 30 variances if the above issues are addressed. Revised drawings have been submitted to address these concerns. In regard to the historic house, the addition has been redesigned and simplified. The height of the addition has dropped by several feet. This has been accomplished in part by flattening the pitch of the roof on the new addition. which staff finds is not as compatible with the historic house as a more steeply pitched roof is. however the drop in height is significant and will preserve the appearance of the historic house particularly from the street front view. The windows in the new addition should be primarily double hung to match those in the original house. The applicant is proposing to reopen the front porch on the old house. which will be a significant improvement. The front windows have been changed from the last review to address the staff concern that a more historically appropriate double hung window be placed in this location, however. staff recommends that only one double hung, of a more tall and narrow proportion be installed per the phoIOS of other historic houses that were supplied at 0 the last meeting. The proposed new railing on the porch has been eliminated. A window should be added on the first floor. south elevation so that the garage area is more in character with the house. In terms of the new unit. staff found that the previous design was generally acceptable and recommended some variations in wall materials to tie the building in with the historic house better. The applicant has subsequently made a number of changes to the new house. A mix of materials are now shown as requested. however staff recommends against the choice of brick since it is not present on the old house, and also recommends against the large brick chimney mass on the street facing (Seventh Street) facade, since this is an element which is not compatible with the miner's cottage style. The new unit has increased in height. windows have been added which violate the "volume" standard of the "Residential Design Standards," the windows have all become multi-paned, a side porch has been removed and the front door no longer faces the street. Staff finds that all of these changes decrease the compatibility of the new house with the existing house. The applicant should be directed to revise the current design to meet these concerns or return to the previous design. Staff and the HPC have asked for information which shows the two units in comparison to each other, such as elevations or a model. but it has not been provided yet. Staff is concerned that although the buildings may appear architecturally compatible on paper, the 4 Â· 0 height of the new house must not overwhelm the historic home. The applicant has committed that a model will be provided for the September 23rd meeting. The site plan has improved greatly from the original proposal. which had the two buildings attached to each other. From the information provided on the survey, it appears that the large trees at the front of the property will be protected. but several trees which are interior to the site will be removed to make way for the new construction. The applicant should contact the Parks Department as soon as possible to begin discussing what their requirements will be. A sideyard setback variance is needed on the west side of the new house. Although the applicant is providing a five foot setback from the property line, which is the typical minimum requirement, a corner lot requires a setback of 6'8" from the property line. To meet the required distance between buildings, the new house has also been pushed back 5', requiring a rear yard setback variance of 5' and a combined front and rear setback variance of 5'. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood ofthe parcel proposed for development. Response: The character of the neighborhood is a mix of both mining cottages and large newer second homes with lots of glass. The applicanI has revised this proposal so that the scale of the historic house is preserved and the project will be an appropriate and successful infill in the neighborhood. 0 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. Response; By maintaining the old house in its original orientation and very close to its original location, and by taking most of the mass that could be added to it and placing that in a detached home, the applicant is protecting the building as a representation of mining era housing. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: Staff has previously suggested some ways that the applicant could restudy the character of the proposed addition in order to achieve an even greater preservation of the architectural character of the house. The applicant has responded by revising the design to lower the ridge height and simplify the design of the new addition. PARTIAL DEMOLITION 0 1. Standard: The partial demolition is required for the renovation. restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. 5 Response: The applicant has reduced the area that is proposed to be demolished to an 0 addition which appears to have been at least partly constructed before 1904. As described above, given the overall approach to the project. staff is in support of this partial demolition if the replacement construction is compatible with the house. 2. Standard: The applicant has mitigated, to the greatest extent possible: a. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: The area to be demolished is not original. It may have significance in that it is an old addition and all changes to the house which are more than fifty years old are thought to have some importance as evidence of how the house has changed over time. b. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Response: This issue is discussed in detail under the conceptual review standards. ON-SITE RELOCATION 1. Standard: The relocation activity is demonstrated to be the best preservation 0 method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation. Response: Staff believes that on-site relocation is probably the best approach if the intent is to excavate a basement. 2. Standard: The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation. Response: Said report will be a condition of approval. 3. Standard: A relocation plan shall be submitted. including posting a bond or other financial security with the engineering department. as approved by the HPC, to insure the safe relocation. preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. Response: The relocation plan and bond will be a condition of approval. 6 < ORDINANCE 30 Previously, the applicant had shown a lightwell near the front ofthe historic house, which required a waiver from the Residential Design Standard related to lightwells. The lightwell has been relocated to the side of the house to eliminate the need for a variance, however staff has determined that no openings. for the lightwell or the stairwell will be allowed in this east sideyard setback area by the UBC. The applicant will need to address this issue as soon as possible. STAFF SUMMARY AND FINDINGS: Staff is in support of the project. and feels that the applicant and HPC are very close to an acceptable solution, but there are numerous issues which must be resolved prior to conceptual approval. The areas to be addressed are: l. HPC must find that the ilattening of the roof pitch on the addition to the historic house is the appropriate solution to lowering the height ofthat addition. 2. The windows in the new addition should be primarily double hung to match those in the original house. A window should be added on the first iloor, south elevation so that the garage area is more in character with the house. 3. Only one double hung window of a more tall and narrow proportion shall be installed at the front porch area of the old house. The front porch shall not have a railing. 4. Eliminate the use of brick on the new house since it is not present on the old house. and 0 also eliminate the large brick chimney mass on the street facing (Seventh Street) facade. since this is an element which is not compatible with the miner's cottage style. 5. Restudy the new house to address the concerns discussed above; namely height, windows which violate the "volume" standard of the "Residential Design Standards." multi-pane windows, elimination of the side porch. and relocation of the front door away from the street. 6. Demonstrate with a model that the height of the new house will not overwhelm the historic home. 7. Contact the Parks Department as soon as possible to begin discussing what their requirements with regard to tree relocation or removal will be. 8. A west sideyard setback variance of 6'8. " a rear yard setback variance of 5' and a combined front and rear setback variance of 5' are appropriate assuming that HPC finds that the above issues have been sufficiently addressed. 9. Recommend landmark designation finding that the property meets criteria B, D, and E. 10. Address the UBC issue with the proposed lightwell and stairwell on the east side of the old house. 11. At building permit submittal. demonstrate that the structure is capable of withstanding the physical impacts of the relocation and re-siting by submitting a structural report by a licensed engineer or a plan drawn by the housemover demonstrating 0 the soundness of the structure proposed for relocation and the protection methods that will be used for the relocation. 7 12. At building permit submittal. post a bond or letter of credit in the amount of $30,000 0 to insure the safe relocation. preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. Exhibits 1. Staff memo dated September 23. 1998 2. Sanborne Map 3. Minutes ofAugust 12,1998 4. Revised application 5. Drawings of the old house and new house from the August 12.1998 review 0 0 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 14. 1998 0 Beattie Block stated that she has replaced the bushes three times. A gutter would be out of the question because it too would be on their property. There was a requirement six years ago for a building permit. Martin Block said he didn't have a problem with the shed but the roof should be dropped down so that the roof comes below the fence and the snow builds up on their own property. The snow should not come over the tence. The shed should be moved back so that it drains on the other side of the fence. Suzannah Reid closed the public hearing. The board discussed among themselves different design options that could accommodate the neighbors concerns. Suzarmah relayed that the board needed to make a decision on the variances and whether the shed should stay or not at this meeting and the applicant would then need to submit a new design. 0 Mary suggested that the applicant work with tile neighbor regarding the new design ofthe shed. MOTION: Roger moved to table the application on 514 N. Third Street until October 28, 1998 for the purpose of redesigning and reducing the size of the shed: second by Mary. All infavor, motion carried 7-0. VOTE: Roger, yes; Gilbert, yes: Suzannah, yes; Mary, yes; Susan, yes: Heidi, yes; Jeffrey, yes; 735 W. BLEEKER - CONCEPTUAL, PARTIAL DEMOLITION, PUBLIC HEARING, VARIANCES ON-SITE RELOCATION Suzannah opened and closed the continued public hearing from Sept. 23, 1998. 0 Gilbert stepped down. 7 ~-CÂ»91 l lo I V -3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 14. 1998 Amy Guthrie relayed that at the last meeting all the issues were resolved 0 except the design of the addition to the historic house. It had a flat shallow roof pitch. A model and new plans have been provided. Sworn in were Charles Cunniffe, Rich Pavcek and Drew Dolan. Charles stated that there was a doubled peaked roof which came just behind the ridge of the original house. They have worked trying to get the peak pulled away from the historic house. A tlat section has been incorporated which moved the addition back and slopes it away so that iI doesn't impinge on the historic structure. Susan stated that the height is two feet higher than the plans presented at the last meeting. Her choice was the suburban roof line. Attorney, David Hoefer informed the board that only the six regular members will vote. The new members cannot vote since they were not involved in the previous meetings regarding the specific project. Jeffrey relayed that the architecture is a better resolution in its relationship 0 to the historic house. It takes a lot more mass away from the historic resource. He also stated that there are complex roof designs when dealing with the snow and drainage issues. Charles stated that the drainage will be intemalized and it will make the historic structure look better. MOTION: Mary moved to grant conceptual approval for 735 W. Bleeker which includes partial demolition, on-site relocation, variances and residential design standards with the following conditions: CD Contact the Parks Department as soon as possible to begin discussion what their requirements with regard to tree relocation or removal will be. Â® A west sideyard setback variance of 6'8 ", a rear yard setback variance of 5' and a combined front and rear setback variance of 5 are appropriate assuming thai HPC finds that the above issues have been 0 sufficiently addressed. J ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 14. 1998 @ Recommend landmark designation finding that the property meets criteria B, D. and E. @ Address the UBC issue with the proposed lightwell and stairwell on the east side of the old house. Â®At building permit submittal. demonstrate that the structure is capable ofwithstanding the physical impacts of the relocation and re-siting by submitting a structural report by a licensed engineer or a plan drawn by the house mover demonstrating the soundness of the structure proposed for relocation and the protection methods that will be used for the relocation. Â® At building permit submittal. post a bond or letter of credit in the amount of S30,000 to insure the safe relocation. preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. $ Approval of exhibit one which was presented at this meeting. Â® West elevation roofline be restudied as the new proposal swallows the roof line and turns it into a longer plane. Motion second by Suzannah. Motion carried 5- I. VOTE: Roger, yes: Suzannah. yes; Heidi. yes; Mary, yes; Jeffrey, yes: Susan, no. 112 S. MILL ST. - Minor Sworn in were Barbara Long, architect and Cindy Griem, owner of Griem Fine Jewels. Amy Guthrie, planner stated that the applicant wants to change the single entrance door to a double and install an awning and apply slate on the retaining walls. Light fixtures are proposed for the outside ofthe building and colored concrete on the floor of the courtyard. 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I . - 1 --- ---3 - -/ i f '11\\ â€¢ I ' 1 EXISTING trns:my i 1 -IsroAC STRUCURE PeCPOSED LOCAT:ON OF EXISTING MIS;CRIC STRUCTURE 1 11 Al ~i u - 1 1 4 71 I I #* I A<n / - -X = B J 1.1-4 1 1 1 11/ a ; 1 6 '11Â· At .1 1 1 6 U 1./- 1 - 1 1 p 122 1 .. IL_-1...It 1 - -1 L 2 1. 11 71-1 C\Ur--1 le <FC] 1 s 11-,---1-1-* 1/ - - .. . 1.-2 ' j .... - -11__JI - - Il_j v ;en SITE COVERAGE: 7 NE. 94.81 4 UNCT 1. 1248 SF N UNIT h 1124 SF - '. p ARKING P â€¢FIKUIC TOTAL, 2372/ GOOD - m Mi'â‚¬27 -iNE FLOOR AREA RATIO: - UN(T }t 1260 SF UN{T 2- 1240 SF 0 KWANG ALLEY BLOCK M EX:5:19 FlooM PLANS TCT,12 2300 SF Fl-OSED grE M.AN 100 NO. 9836 ~ DATE .1-,8 PROPOSED SITE PLAN < -- EXISTING FLOCR PLAN SHEET NO. 96. - 9-0. 'Al - r-<r X2.2 512)3-1-11 IDNV 3331NNfl.) 53-13VHD 32)NiC] 15321 NVIOU 9,% CRD/r Â·YVI. fv.55 976,4/6 Â·1111 . Il,In (,1 'Ml.MÂ¥ . Ifir UlrK . IAV NVIYUI 10,1 1,75 -15 MiN3319 153M LAND USE APPLICATION PROJECT: Name: 735 West Bleeker Location: (Unit A of 735 West Bleeker / 106 North 7 Common Interest Community- (Indicate street address, lot & block number, legal description where appropriate) APPLICANT: Name: Randall Bone Address: 117 Aspen Business Center, Aspen, CO 81611 Phone #: 970-920-9911 REPRESENTATIVE: Name: Same Address: Phone #: TYPE OF APPLICATION: (please check all that apply): Conditional Use Â¤ Conceptual PUD U Conceptual Historic Devt Special Review U Final PUD (& PUD Amendment) ~ Final Historic Development Design Review Appeal Â£ Conceptual SPA ~ Minor Historic Devt GMQS Allotment j Final SPA (& SPA Amendment) Â£ Historic Demolition U GMQS Exemption Â£ Subdivision C] Historic Designation ] ESA-8040 Greenline, Stream U Subdivision Exemption (includes El Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane U Lot Split U Temporary Use U Other: U Lot Line Adjustment ~ TexVMap Amendment EXISTING CONDITIONS: (description ofexisting buildings, uses, previous approvals, etc.) See attached summary. PROPOSAL: (description ofproposed buildings, uses, modifications, etc.) See attached summary. Have you attached the following? FEES DUE: $ U Pre-Application Conference Summary Â£ Attachment #1, Signed Fee Agreement Response to Attachment #2, Dimensional Requirements Form Response to Attachment #3, Minimum Submission Contents L_j Response to Attachment #4, Specific Submission Contents El Response to Attachment #5, Review Standards for Your Application 0000 4 735 West Bleeker Historic Project '~ Final Development Application To: The City Of Aspen = Randall Bone Date: October 13,2000 Subject: 715 West Bleeker, Final Approval From: Randall Bone r A Brief History of the Historic Home at 735 West Bleeker The historic home at 735 West Bleeker was acquired by Randall Bone in 1998 after an historic designation and conceptual development plan was approved by the HPC in October of 1998. Subsequent to that approval the new unit (Unit 106) received final approval and was constructed on the site. Randall Bone is now applying for final development approval from the historic renovation ofUnit 735, the pre existing historic home at 735 West Bleeker. Project Description: The property consists ofUnit 735 ofthe 735 West Bleeker/106 North 7th Common Interest Community, also know as the historic miner cottage at 735 West Bleeker. The property was designated an historic landmark. The home which is currently 707 square feet will be added on to in accordance with the ~ conceptual approval of 1998. The 3,240 of available FAR for the 6,000 square foot lot has been divide between the homes 1,668 square feet for Unit 106 and 1,672 for Unit 735. The final plans for the project are in accordance with the conceptual approval of 1998, extended for 1 year in 1999. \ Some windows have been moved and some removed to reduce the impact on the historic structure. The second story roof lines have been restructure to reduce the second story mass and visual impact on the historic elevations. Materials Representation: The materials, details and finished to be used on the addition have been demonstrated on Unit 106. Prior Resolutions: October 1998: Historic Designation and conceptual approval from two units October 1999: 1 year extension of conceptual approval for Unit 735 ~ September 2000: Conditional 6 Month extension of conceptual approval. (Applicant has chosen to submit under the original 1 year extension of 1999) ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Project: .735. 1.est Bleeker Applicant: Randall Rnrip Location: 735 West Bleeker Zone District: R 6 Lot Size: Trrpgilar Lot Area: 3000 Square Feet (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 ofLot Area in the Municipal Code.) Commercial net leasable: Existing: 0 Proposed: 0 Number ofresidential units: Focisting: Proposed: 1+ Number ofbedrooms: Eristing: 1 Proposed: 4+ Proposed % of demolition (Historic properties only): 28% of perimeter (a.22*EIGE) DIMENSIONS: Floor Area: Existing: 707 Allowable: 1.572 ProposedÂ· 1,572 Principal bldg. height: histing: 19' Allowable: 25 Proposed: 25' Access. bldg. height: ~&isting: NA Allowable: NA Proposed: NA On-Site parking: Existing: 2 Required: 1 Proposed: 1 % Site coverage: Existing: 24% . Required: NA Proposed: 49% % Open Space: .Existing: 76% Required: NA Proposed: 51% Front Setback: Exis#ng: 20 Required: 10 Proposed: 16 C ~) Rear Setback: Existing: 5 Required: 10 Proposed: 5 Combined F/R: Existing: 25 Required: 25 Proposed: 21 Side Setback: Existing: 10 Required: 5 Proposed: 5 Side Setback: Existing: 19. Required: 5 Proposed: 19 Combined Sides: Existing: 29 Required: 10 Proposed: 94 Existing non-conformities or encroachments: Variations requested: Frnnt;Rear combined set back. (?) 735 West Bleeker Historic Project o Final Development Application To: The City Of Aspen CC: Randall Bone Date: October 13, 2000 Subject: Authorized Representative for 715 West Bleeker From: Randall Bone This letter will serve as notice to the City ofAspen that Randall Bone is the authorized representative for the property "Unit 735 of The 735 West Bleeker/106 N. 7th Common Interest Community" commonly know as 735 West Bleeker. 14(7/ce Randall Bone (Owner) Date Representative: Randall Bone 117 Aspen Business Center Suite 104 Aspen, CO 81611 Phone: 970 920 9911 Phone: 970 523 0262 Fax: 970 920 4433 Randall Bone Date 0 ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of CiA, of Aspen Development Application Fees CITY OF ASPEN (hereinafter CITY) and RANDALL B0NE (hereinafter APPLICANT) AGREE AS FOLLOWS: 1. APPLICANT has submitted to CITY an anolication for UNIT 735 of 735 West Bleeker, 106 N. 7th Common Interest Community (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 45 (Series of 1999) establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination ofapplication completeness. 3, APPLICANT and CITY agree that because of the size, nature or scope oflhe proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in tile interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty ofrecovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. 0 5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a detennination of application completeness, APPLICANT shall pay an initial deposit in the amount of $ which is for hours of Community Development staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN APPLICANT uy: 14'. iÂ£---72.-14&-1---- 16113/00 Julie Ann Woods Community Development Director Date: toi 13/60 Mailing Address: 117 Aspen Business Center, Suite 104 Aspen, CO 81611 0 g:\support\forms\agrpayas. doc 12/27/99 UL,AluuULD n Order Number: 00027176 1. Elfectivedate: April 24, 2000 at 7:30 A.M. ~. Policy or Policies to be issued: Amount Of Insurance ca) A.L. T.A. Owner's (Extended) $ 1,650,000.00 Proposed Insured: BRADLEY K. HOOK and PAMELA D. HOOK (b) A.LIA. Mongagee's $ Proposed Insured: (c) Leasehold ~ $ Proposed Insured: 3. The estate or interest in the land described or referred to in this Commitment and covered herein is fee simple , 4. Ttle to the fee simple estate or interest in said land is at the ejTective date hereof vested in: RANDALL BONE 5. The land referred to in this Commitment is described as follows: See Attached Legal Description STATEMENT OF CHARGES These charges are due and payable before a Policy can be issued. Owners Premium $2,000.70 Form 110.1 (Owner) $ 333.45 .Tax Certificate $ 10.00 ASPEN, INC. 1 81611 -25=41 -1.-1 Authorized Countersignature - Chuck Dorn /. 8./ia ial- )MNA-34*--- QUIIOUULD D ~ Â· Section 1 Order Number: 00027176 - REQUIREMENTS te following are the requiremeots to be complied with: Item (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. Item (b) Proper instrument (s) creating the estate.or interest to be insured must be exectued and duly filed for record, to wit: 1. Partial Release of Deed of Trust dated January 4., 1999, executed by Randal Bone, to the Public Trustee of Pitkin County to secure an indebtedness of $650,000.00 in favor of Norwest Mortgage, Inc., recorded January 6, 1999 as Reception No. 426235. 2. Partial Release of Deed of Trust dated April 26, 1999, executed by Randall Bone, to the Public Trustee of Pitkin County to secure an indebtedness of $700,000.00 in favor of Beverly Bone, recorded April Â·27, 1999 'as Reception No. 430352. 3. Good and Sufficient Condominium Plat Map setting forth the 106th North 7th/735 West Bleeker Condominiums. . 4. Good and Sufficient Condominium Declaration for the 106th North 7th/735 West Bleeker Condominiums filed with the Clerk and Recorder of PitkinÂ·County. 5. Evidence satisfactory to Stewart Title Guaranty Company, furnished by the Office of the Director of Finance, City of Aspen, that the following taxes have been paid, or that conveyance is exempt from said taxes: (1) The "Wheeler Real Estate Transfer Tax" pursuant to Ordinance No. 20 (Series of 1979) and (2) The '"Housing Real Estate Transfer Tax" pursuant to Ordinance No. 13 (Series of 1990). 6. Deed from vested owner, vesting fee simple title in purchaser(s). 7. Duly executed affidavit by the chief executive officer or general partner of (unknown) stating that: 1. They are the general contractor for all improvements constructed on the subject property. , 2. All construction has been completed. 3. They have been paid in full. 4. All subcontractors and/or any parties which provided lienable' services or materials for said construction project have been paid. 5. A complete list of names, addresses and phone numbers of all subcontractors/suppliers are attached to the Affidavit. Continued on next page -1- Continuation of Schedule B - Section 1 Order Number: 00027176 0. Duly executed Indemnity Agreement by Randall Bone indemnifying Stewart Title of Aspen, Inc. against any and all loss or damage due to rights and claims of parties established by virtue of construction of improvements located on the subject property... (Form available from Stewart Title) 9. Indemnity and Affidavit as to Debts, Liens and Leases, duly executed by the buyer and seller and approved by Stewart Title of Aspen, Inc. 0 -2- â€¢ b 0 OCULLUL L Order Number: 00027176 EXCEPTIONS ~ policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the V#tisfaction of the Company: 1. Rights or claims of parties inpossession, not shown by thepublic records. 2. Easements, or claims ofeasements, not shown by the public records. 3, Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and 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 mongage thereon covered by this commitment. 6. Unpatented mining claims; reservations or exceptions in patents, or an act authorizing the issuance thereof; water rights claims or title to water. 7. Any and all unpaid taxes and assessments and any unredeemed tax sales. 8. Exceptions and reservations as set forth in the Act authorizing the issuance of the Patent for the City and Townsite of Aspen recorded March 1, 1897 in Book 139 at Page 216 as Reception No. 60156. ~. Terms, conditions and obligations as set forth in Agreement recorded November 24, 1976 in Book 320 at Page 283. 10. Terms, conditions, obligations and provisions of Resolution of the Aspen planning and Zoning Commission for the Approval of a Conditional Use to place Two Detached Single Family Residence and Two Accessory Dwelling Units on a Single Historic Landmark Lot of 6,000 Square Feet in the R-6, Medium Density Residential Zone District, to Waive One Off Street Parking Space by Special Review, and to Recommend Landmark Designation for 735 W. Bleeker Street, Lots A and B, Block 18, City and Townsite of Aspen, Colorado, Parcel I.D. #2735-124-45-001, Resolution No. 98-31, as set forth in instrument recorded October 20, 1998 as Reception No. 423441. 11. Terms, conditions, obligations and provisions of Ordinance No. 43 (Series of 1998) An Ordinance of the Aspen City Council Granting Approval for Landmark Designation at 735 West Bleeker Street, Lots A and B, Block 18, City of Aspen, parcel ID No. 2735-124-45-001 as set forth in instrument recorded April 12, 1999 as Reception No. 429785. Terms, conditions, obligations and provisions of Accessory Dwelling Unit Deed Restriction Pursuant to Section 26.40.090 of the City of Aspen Municipal Code as set forth in instrument recorded July 26, 1999 as Reception No. 433725. 12. Terms, conditions, obligations and provisions of Resolution of the Aspen Historic Preservation Commission Approving an Application for Extension of Continued on next page 0 Continuation of Schedule B - Section 2 Order Number: 00027176 Conceptual Development Approval at 735 West Bleeker Street, Unit A, Aspen, Colorado, Resolution No. 48. Series of 1999 as set forth in instrument recorded November 12, 1999 as Reception No. 437687. 13. Easements, rights of way and other matters as shown and contained in Plat of 106th North 7th/735 West Bleeker Condominums recorded , 2000 in Plat Book at Page as Reception No. 14. Terms, conditions, obligations, provisions and easements of 106th North 7th/735 West Bleeker Condominium Declaration as set forth in instrument recorded , 2000 as Reception No. NOTE: Provided that Stewart Title of Aspen, Inc. records the documents of conveyance in the proposed transaction the status of title will be updated from the time of this commitment to the time of said recording. If said update reveals intervening liens or changes in the status of said title appropriate action(s) will be taken to disclose or eliminate said change prior to the recording of said documents. If said update reveals no intervening liens or changes in the status of title, Exception No. 5 above will be deleted. NOTE: Policies issued hereunder will be subject to the terms, conditions, and exclusions set forth in the ALTA 1992 Policy form. Copies of the 1992 form Policy Jacket, setting forth said terms, conditions and exclusions, will be made available upon request. UVilill/ULU E-1 Order Number: 00027176 LEGAL DESCRIPTION 0 Unit 106 of the 106th North 7th/735 West Bleeker Condominiums, according to the Plat thereof recorded , 2000 in Plat Book at Page as - Reception No. , and as defined and described in the Condominium Declaration for 106th North 7th/735 West Bleeke Condominiums recorded , 2000 as Reception No. COUNTY OF PITKIN, STATE OF COLORADO. 0 0 DISCLOSURES Pursuant to C.R.S. 10-11-122, notice is hereby given that: 0 (A) THE SUBJECT REAL PROPERTY MAY BE LOCATED IN A SPECIAL TAXING DISTRICT; (B) A CERTIFICATE OF TAXES DUE LISTING EACH TAXING JURISDICTION SHALL BE OBTAINED FROM THE COUNTY TREASURER OR THE COUNTY TREASURER'S AUTHORIZED AGENT; (C) INFORMATION REGARDING SPECIAL DISTRICTS AND THE BOUNDARIES OF SUCH DISTRICTS MAY BE OBTAINED FROM THE BOARD OF COUNTY COMMISSIONERS, THE COUNTY CLERK AND RECORDER, OR THE COUNTY ASSESSOR. Note: Colorado Division of Insurance Regulations 3-5-1, Paragraph C of Article VII requires that "Every title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed." Provided that Stewart Title of Aspen, Inc. conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lender's Title Policy when issued. Note: Affirmative Mechanic's Lien Protection for the Owner may be available (typically by deletion of Exception No. 4 of Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following conditions: A. The land described in Schedule A of this commitment must be a single family residence, which includes a condominium or townhouse unit. 0 B. No labor or materials have been furnished by mechanics or materialmen for purposes of construction on the land described in Schedule A of this Commitment within the past 6 months. C. The Company must receive an appropriate affidavit indemnifying the Company against unfildd mechanic's and materialmen's liens. D. The company must receive payment of the appropriate premium. E. If there has been corrstruction, improvements or major repairs undertaken on the property to be purchased, within six months prior to the Date of the Commitment, the requirements to obtain coverage for unrecorded liens will include: disclosure of certain construction information; financial information as to the seller, the builder and/or the contractor; payment of the appropriate premium; fully executed Indemnity agreements satisfactory to the company; and, any additional requirements as may be necessary after an examination of the aforesaid information by the Company. No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay. NOTInNG IIEREIN CONTAINED WILL BE DEEMED TO OBLIGATE THE COMPANY TO PROVIDE ANY OF THE COVERAGES REFERRED TO HEREIN UNLESS THE ABOVE CONDITIONS ARE FULLY SATISFIED. 0 Order No. 00027176 Disclosures (YSDD) Rev. 10/99 WEST BLEEKER STREET CAP 9184 YEL RED CAP 9018 0 ,; C 79~ng,11'F n n C dn 60.02' 'LJ ~:10 0 0 SPRUCE TREE PORCH C TYPICAL) 0 1 11 C] M 0 0 0 UNIT 735 BLEEKER WEST 2 STORY WOOD FRAME C] HOUSE C Er C. 1 :3 \\ -71 0 R g 0 WW ENTRY ADU 1< O-E /0 C1 C UNI T O 2 STORY WOOD FRAME HOUSE ACCESSORY D\ELLI NG J T H O TO f UNIT 106 NORTH SEVENTH 0 1<RfLA - 3 CH- ' TREE 0 C] O COTTONWOOD in r-- M - 6- LJ L.4 3 0'* N 75009'11'W 60.02' 0 /hBone & Baldwin Residence 735 W. Bleeker St. Aspen, Colorado REFERENCE NORTH Proposed Site Plan 11 1 1 0 5 10 20 NOR I H L E-VE NIll ,00 OL 100.00 3.6k.060*l N 0 0 0 ---O 1 LU P _l ~'FT-11 6 111 Hl An li. 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C a W/ ARRAY OF FRENCH j linilirill!111111#1';lilli]-[ f 4 SKYUGHTS VS 8 J -.< DOORS BELOW r/r 4 2:Â§& 0 1032 â‚¬ 14] EBEE FEEHIEd ff] _- --1 - L L }Â®[Â® *FE[] U~1]t ~ 1[[.Elf LEE10' - 11*bel=11Â£1111]11==IEI - Ffl:Fl-I-(1- - Illi:1111% --L - IdÂ®'ll DATE: 1/2/01 ' (HPC REVIEW) . SHEET NO: ~ PROPOSED SOUTH ELEVATION 1/4. = 11-0. 30Naa[SHH HNOI,V[OI[V OCVH0100 'NadSV IHOLSIH AEDDIA 'E[ 101 V Â»-V V V- h 3 SKYLIGHTS W/ ~ 3 DOUBLE-HUNGj BELOW - 1 N LU- 3 49\* . - 2 .912 1- ~44-4 1, i: 12 2 DOUBLE-HUNG ./ U N 12 WINDOWS W,/ TRANSOM %-~ _~ . TO MATCH FRONT ELEVATION 4 - 11 11 1,74 4. 1 5 12' CORNER n BOARDS TYP. r ASPHAM ,4 T g ---â€ž - _~~~--~ â€ž III * E- ft-Ii'=C-=1-[FLE-F-F:= 31=-=-FEFFI~FEL] FLFIff'=F-<=flij-49- -1-2 ---30-Â»~ 1 20 - ~m:it ' -I . * I -- ==tch.I=ZIZE=-22:. II'l===Zil== EZE -1 1 C / 11 - - 01 -1 ' - x1= - | '= m ~~~~~~ I- .- I--1--~f.-- I ' - - ---3 -lili J7114Â¢ f-- RAISE TO 8-0 DOOR, ADD MULLIONS --- ~3 *~-~_f ~fi--2 - ---4 -E~ 1 + *002 1 7LSIPINS. TÂ¥F. ~7-VATME-; ~~ ~~ - - lf[ER[[-f- C- - -41]ililliEEÂ®, Y =i li il'i,1.111.11 f-----T-----7 47 1 I f.'- ' 2-6 WIDE ; --:-~41~_--Fm~wi ~ L TYF * 5:LLS \-STUCCO ~ ~ +11/2Â·' -TRIM / ADD MULLIONS ~ PECE -1 C TO DOOR .,J . 4 (VS / P # J 3 1 3-6 3 Ii:it 5 '*1 1/ , -'. -.. - At O/30 WIrldÂ»f *04 \ ALIGN WINDOW W/ FIXED GLASS ON , , SOUTH ELEVATION , . . I - ~(/bj#Ak 6Wlk 9.41/v\ 9 - all A k., ~ PROPOSED EAST ELEVATION 1/4.- GO. .. 1, (11 30. A- SNOKERAKES -1:- 1.I i - VLOWIN 1Â·0'wd 941AC J S r ASPHAA- -. ~.1 12 ~ SHINBLES WINDOWS AND TRANSOM TO , . 1 ,j#55>7 \,EN / ..2 MATCH EAST ELEVATION, 58gi,42'ltFP \11 2 CENTER DOEâ„¢ER IN ROOM 71 0'uÂ»--225 -1 I . ==@ ~ --- 2 -- 6 J -/ffiti- 1Â¢-- ) - - 1 n ~ 33 1--1 - r. D Q 7-,-1-t - L -2.I .=f_J ~ - ~2 ~2- 6, i . , 1 --22.1:111 2~1 !!lili' -- -1 3,1,11 'Pill' 1 ===y . A A>.Q A A A A A & A & A & i.'1 -â€¢ A:4 -- 3 2:di ~ - 792*@ 719 -- - WTTER TO / - -6- - 22-EL- + - ~ R< 0.J+ \ +-- PORNSPOUT J_ ---- - -_ - L..IMEIG BEYOND \ 2-- 1-re - -1 1 1 0 -- "..Il Ilil r==1 -* 1 , i 1,1 1 1 I i i * 1 1 Meat?\ 111 Ill il 11 .-- DATE: 1/2 \ 9 ~ i (HPC REV STUCCO-/ UP.. SILLS ~rucco 12* 1 ~LONGER WINDOW 03 ' ( LANDING +1 i/2" TRIM PIECE -1: - TALLER WINDOW TO ALLOW OPEN- BACKED CABINETS IN KITCHEN, LOCATE WINDOW BELOW ADJUST WIDTH TO FIT W/KITCHEN LANDING FRAMING LAYOUT SHEET NO ~ PROPOSED VEST ELEVATION 1/4" â€¢ GO" HONEIGISE 'Ej (*1 ,B1 f <52 1 I?U 0 + 9 6 3+ T 8 0 0 + 1 1 70-0. 1 1 2 21'41 I 1 57'-O. 1 6-0. Prk S'-R'~ 1 10403. "' 4 8,46" I 53: 51-6,1 5-0' 41-56' '' 1.0. I ' r -- - -- -- -- - -- -t -- -- -- -- 4 -- -- -- -- -4 -- - -t -- - - -_ _ _- _ -- 1 1 6 -2 1 71-4,1 ~ 1 N =23 1 . . .1.. I ... Â·r--SPIRAL 1 1 1 1 1 STAIRCA E ES RESS -1 - EMERSENDY I 808 LADDER 3 ir / ar.,2 9 . 5.a.3) (PER "17 VEG Em ..rl DFE:Al-... SECT 510.13 9 w : , ~_i~_J~ 1ELEV. 89'-Ir 34 ...4 la" \ 2-----r \7169 1 1 â€¢ 1 -1 Â· 1 Â«3.42 L-7 1 - ~ Â« 11 Ti*1 1 / ely 11 1.01 Ad T.Q. SLAB .. 111/~5. iiI. , . 571. ~. 2'-8. ~: .,1 .=1 4 1 -- EME 1/ 1 1 4 4/ 1 E LEO 1 4/~UNPRY E-/ i AP k A â€¢ .4 : :&=lut.,\.At :75;2Zul- 4 VE 4--_--t~ ____ 4 STORAGE . STDAGE L 9 n,IN= 1 Sy . - ~~ BEDROOM ~ , ADU 5<2 FT ~ :. GE f f-465.62 R. Â·:64/ 1 sro~nee v 4 1 RANGE . 400 ea F. 1 r /2 1 \ [al 8 = 1 14=74'-2.-f 5,51. 8.-2./..>"Am,4.1 51-16Â·. s.6. 1 .LIOR ..11-06 -2. filly-.- . : 4'-2. 5 ,., .1. ... 7 \'6 m 9 LV 18\ 42 1 : R TAI-Le + tr' ' 1 2====4* '. 1 4 ' | ELEV 89'-10 5/8â€¢ - . 4 0 --i/li~-1- 1 1/-H'-9-3- 1 - %~ a~' 1 [f- I (B/F~*94<- 4 A TILE 1 RECESS 10 41% 1 1 .4. . -1/ F BATH P 1- SWAM 3' LIGHT ' -7--11 1 -6 _Eli I ). fLL \ ' Â· ~ - 42 . .. FAMILY ROOM ~d BEDROOM . --lla~[< sER 61 & i' pER 'â‚¬ 080 Â£ ... !+Al 1 Â« --Â» 0 liu m 1, \ 1 gil m â‚¬ 1 EE 21 BENCH ~ L EMERGENCY / q'-10 ESCAPE .69/ 1 8 ses,- 510.4) . 1 8='RE--34~ 4% 3 BAâ„¢2 0 1 1 i ta . ----~ 9.ZEIgP-' / 1 1.L~_-_-_#V 457 1 , 911$.1,0 f 44\ 4-- -1 4/ 1..1 1 1 .. 0 8 i v 1 L SHININEÂ¥ .A,21 ABOVE --- 1 0%4 ~L-EMERGENCY -1 | SETBACK LINE 1 1 1 .,-10 ESCAPE -'-4 (PER F UBG %CT 304) a guum PROPERTY L NE 1 1 4,41Â· 1 5-3 1 11 -26. 1'-0 1-62 1'-O 5'-6 3-6 , '' ' .0. ~ ' ' '' 1 /0. ' R.O. ' DATE: IO/27/00 21'-6" 5-6 431-0 , I ' 70 --0 PERMIT SET 6 6 0Â®16 [ Â» CÂ»Â» Â« Â» 'Bj <A~ , B ~ ViL/ Â£52, ~52j SHEET NO: F ' T ~ LOWER LEVEL FLOOR PLAN Â® 3,1 1/411 = 11-Oil LOWER FLOOR PLAN HONHaISE[H ERIOIM[07[V 00 0 '81 (AA ,.\ 5\, V 5.1 1 45.2, ~ 5.2 j //7 6 + F Â©Â®TE 1 + @19 2 + I 10'-O 21'-6" 5'-6 311-0â€ž 6-0 6-0 91Â· 9JueÂ·' 2Â·-6'Â· 34Â·, 2'41*' , 2'-81" 2'-6" 2'-0" 5'-0" DÂ·, 54-0 9 5-01' 2.-0. 1-0 20 -1 . '' '' R.O. ' I . ... '' Â·' '' .0. ' ' R.0, ''Â·' R.QI Â·' Â· 1 1 W 1 95 ht 1 1 1 1 m// 21 Â«-- *-----j ---I-** ---ill- -lf- .-. --- f SETBAOK LINE ' ; ~~ ~~ .. LIGHT ~ 0 0 0 1 Â£ 9 1 0%3 i rnÂ·Â·Â·r-1 0 11/ 949 1 1828. r--4--4-1-Â°totir-----7 L I | 1 1 L_LA-1 1 C'.1 SINK 1 1 1 11 18.0â€¢ ' SETBACK LINE 10*# . &11 22 1 95%Â£9 ' | ~ ~ ~SET -6 - 11 1 KITCHEN Â©COF PECK - Â§ & AA 2-. Â¢Zf 1 lei :22 V./ 0 r -....-----7.. I Ill UP + 12/4 31.1. 1, .2 Â«. 4ul. I / / U'Â· -*ca r.. 1 . [ 201; 0 . 1 0 T.O. PLÂ·////. ENTRY >~ 1 NÂ· /7Â«4 2 1 =-76 'LEV. 100'4 A TO SLAB [~ -_ Y ELEV. 49'-8. \ BOOKSHELVES | .:~TER Q N *--r, 4 11 1 11 11 lili'11 11 11 11 11 1 11 - 1 11 7 1 7 ELEV. 94-4 Â· 11_JLJLJL_ILJLJL]-1-_LJL | LIGHT i '' Â·2=2_-E[-d~u-_]L_]L'dll-03{3Â·{7;Le 4 11 LELL | 1 F 3 F 3 LIVING ROOM 7 E- 11 r -9-*LE- ~ DININe ROOM 40 il Ini lili .~ 11 111/1 4116 1 -* = 1 â‚¬ RIC>Â®E 0* ..r--11@3rlr41.-lar-Irloar----- 1 PATIO /ni 1 9 ul =wa -1 Il- 4-1 L -1 L J L -3'15 _I L .41 L -U L _ I~ : SKY'LIGH'rS---Â·-''.t - - 7 ~ 3 r 3 r I~ .- - -~ r -~1 r --1 B~R A *16 1 1 ABOVE -1=7 ---th JLJ %11 SAS Figao 'HÂ»J L_ 1 _~1 , 2.LON . ~ ~ 1 - -FLe--E 'E=-in' *,1 2- - L -F-- 2-~ 1 ip I ~BLOPEE[5. ~ /00 1 i 1 I 1-/ IN 1 i L-UNEOF ROOFABO,?4Â·rrP. ejâ€¢ LIGHT ' LISH - 1 ill WELL -- 1 4 1,1152 1 1 1 1 1 W 2 4% 2 2,~~ 1 1 II 91-Oil 16'-10"i 6: 3'-2" IJ-10" '-0' 24 !'-04 7-6" 4'4 6'-6 11. 2'-601 B'-IM 2,-6,1 , 81-07 5-0 DATE: 10/21/00 I I . . . I ' 4 .. . 1.- 4,1 Re ' ./ I RD --- Ra ' '~RD ' ' R.0 21'-6' . 54' 4Â¥-O' 70-0 ' ~ ~ ~ ~ PERMIT SET 0 0 0010 1 8 00 0 0 '8% (A1 40) SHEET NO: 5.1 /52, 5.2 p V ~ MAIN LEVEL FLOOR PLAN Â® 3.2 MAIN FLOOR PLAN HONE[C[ISE[H PRIOLVIOE[V â€žO-,S ' .5-,E '' .O..5 -I (A 1 ,/1 6 iTt Â® ]0 06 ! 1 I -10--O I 11-0 14[le , 5'-6 28'-6" 21* , 6.-O1 . 6,-01 . 4-Â¢1* 540Â· 4'-q" 616" 2'4' 2-6Â« 2'-6" 24" 4'4~ 24 2'-5 - - r R.O. ' ' ' ' ROL . .... ' ' R.O. ' 1 1 1 r 1 1 1 1 1 1 Â¥ 1 1 1 *4 1 9 :A LINE OF 20Â¢F BELOW 1 ~ 1 1 -k~4rJ.4 -1~WL'9641 6- ..Ift'T'Efiff#;tf~ ''| O 0...Ull - ~~~~99 [I-[1-mi -Tr- 1 Tr-r, 1-rr | = 124-0 \ It 111 1 -,i r FmnlTTi i[Tliii , 9 9 SETBAGK LINE .\ 'Jmf-1'r- '1 lili 111111 11 1 11 2 ' 1 1 -- --1 1 1--1-11 ,-I-- - ------------- 0 8# 204 1 -- NI~ST~R~C~~SET --- D ~ ~ 18 R.* 1/24 b .1 ., T O !111/8' 1 1 / \1 , 1/ , * 4 19-9- , / / 18,4-0. 5-'13. / k ft: /3-1.~ 4 4 -a. 1 1,-4 2 6- :~I--lf=-1-0 (1 - _ Nbil / 1 2 1 . SETBACK LINEE -rN 69 0 / 11 1 1 A = -/'0 H \ Fee, PECILL T . LIBRARY/OFFICE MASTER'BATJ- i \ /- 1 254 1 14 -2. 42(i> - /\ a iual : f f f f 1 1 2'+ 2 2'-6~ 4-~ 24 .21 .- / i. 7-1 1 16. - . r- ,\ nfit: ,#0 - Â® / <%5\1 . r.o. M.â„¢0. i / I Â¥ 111* 1 9 ELEV. 110'-4 5,5' 11 ~11 /,10--~ '' ; -2 18 / el elle' le ., 49 ,.' 4-5~Â· ..2 I / 1 . , "--21 11 . 1 \: 4 CE, I .1 :â‚¬ 11 / r,1 43 - 2-4144*- - -e-- 7 I \ N. \ __ . i 4 44- / 4 91 1 1 0 1 1 1%71/ 9- F*~~Et k -r ; /"4 PRAIM,4- I 1. + PQ ill 4\1111'ilili'HI'll d ~' /TA L,91- 21 9/ 1 MASTER BEDROOM [-1->-1 1 ' 426 LWIN.0. 9 91<Â¥LIGHTS-- -c/ -se I : i. 1 ON R!57% BELOW al I Â® I l l 11 1 Lf, il Â·Â· /,-'\ - i- : ... 'Plill'Aph = : 111111,11111 3 3 8 + 1 11 1,1 lillil 1 1 lili 11 r' 1 1 11 lilli I lili,7 111 1 1 9 k I -- -- -0_ E- 2~_I i I<E> lilli.1.1 H , 1 JI N Il LF.lill i LÂ·LINE OF ROOF AteÂ©VE, TYP, - 1 1 1 1 1 36 ll<*\ Roy :pecig 1 - 4 A 1 - 1 /111 1 6 1 3 . - al r-619.fIN[.P III 9- 6 21 1 '0 9 2"NE i 4 4,4 41-0 2'-4 4'-40' , 2'-7' , ' 4-q 5.-0. , 11'-51â€ž , e'-d" ]1,-3,2-0 91-le r' b'-0'~ r-5, 4Â·-e'Â· - , â€¢ 4' '' Re.Â· ' DATE. \O/21/00 1'-O" le'-0 44" , 2'le. 12 0 281-0. , 1 ' I 10 -O I i I PERMIT SET 6 0 0610 6Â» 0 6 tah r A ~ ,Bj 3 9, l=~, 5.2 SHEET NO: r V ~ UPPER LEVEL FLOOR PLAN Â® 33 1/4. = 11-0" UPPER FLOOR PLAN MO g m~00~ =E] 2411: 2N1-1 ~19Â¥Ellae 3 3MOLVIOTIV 1[A.1. tia#J, A.foY[.4 Jitk Â»41 TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods. Community Development Director Joyce Ohlson. Community Development Deputy Directord*O FROM: Fred Jarman. Planner ~5â€¢ RE: 720 S. Aspen Street (Holland House) - Request for Removal from Inventory (PUBLIC HEARING) DATE: January 248.2001 Â« 14 4.7,411... V . ...4 I . ...: ': ".N-9 .---Id-Il-... â„¢:# Â·ima :{til.Â·.2~47-,*#p,#.7+*r- , tÂ°'...4 *4 '37Â·41 . S. 1 1 and I.osrl~Â«w GIL . | 4 *Atil t, 13?5~<:4Bil.' :-e . il'limiN/"PT; 41 e V... N -/./. .i ' 20: i. #i I ':41*1 1 in,Â§21; i ././. .../.It I . , .. k - . . . W V ......... .224"71% ' i*4 I ./.:77 1 , ::- EL, 4* Â· ~..44 . - 1*10Â·1 h.25 467, f-9- 4.'26 7216 ~ 4+t../5 * 3 ; .' :6â„¢*7 .2, Cla :, I ...'F~ 4%Wi/W**)*4 2 4 1/0/libilliwillibill'll Â·, 1,3 ' ~ , -**4 334 9.34 - 1 4 ~ ~ - I --kY -3*7*lir'll'll'll'll'll'/5:i f-~ is, PROJECI: ' 720 S. Aspen Street - Holland House REQUEST: Request for Removal from Aspen's inventory of Historic Sites and Structures PUBLIC' HEARINC;: Yes DATE: j January 24.2001 PROC ESS: Request for Removal from Inventory Historic Preservation Commission Appeal of HPC decision (if requested) City Council 1 RECOMMENDATION: Remain on the Inventory ~ . Summary of Request Yasmine and Jack de Pagter are the owners of the Holland House, which is currently listed on the City of Aspen's Inventory of Historic Sites and Structures [the "Inventory"]. The owners have met with Community Development Staff in order to discuss options and opportunities regarding the future of the Holland House. Subsequently, the owners requested to be removed from the Inventory. Process Owners of property currently listed on the Inventory shall address the same review criteria that were originally used to designate the site. and shall be required to demonstrate that their property does not meet these review criteria in order for it to be removed. The request will follow the procedures set forth in the City of Aspen's Land Use Code Section 26.420.080 and Aspen's Historic Preservation Design Guidelines. The applicant may appeal a decision by the Historic Preservation Commission to City Council according to Chapter 26.3 I 6 of the Aspen Land Use Code. Staff Comments The 28llowing review criteria must be met in order for the Holland House to be included on the inventory. 1. Tile inventory of historic sites and structures shaN include atl structures in the City of Aspen which are at least fifty (50) years old; and Staff Finding: According to the Aspen/Pitkin Community Development Department files. the original structure was constructed in 1956 and the second major addition was constructed in 1962. This time frame would place the structure's original portion at 45 years old and the later addition at 39 years old. Staff finds that the structure does not meet this review criterion. 2. All Structures which continue to have historic value and such other structures identified by the Historic Preservation Commission as being outstanding examples of more modern architecture; Staff Finding: As the means of assessing the concept of"historic value," the Land Use Code provides that the building should be evaluated in terms of its current architectural integrity, current historic significance, and current community and neighborhood influence. Staff has based their review on the attached Architectural Inventory Form (attached to this Memorandum as Exhibit A), completed in the summer of 2000. Architectural Integrity Architectural integrity is defined in Aspen's Historic Preservation Guidelines [the "Guidelines"I as: a measure of the wholeness or quality of all of the historic features, which make up the building. A building that has been added to and had features removed is said to have had its integrity compromised. In addition, the concept of"integrity" is discussed in the Guidelines as: A sulficient percentage of the structure must date from the period of significance. The majority of the building's structural system and its materials should date from that time and its key character-defining features also should remain intact. These may include architectural details, such as dormers and porches, ornamental brackets and moldings and materials. as well as the overall mass and form of the building. It is these elements that allow a building or district to be recognized as a product of its time. From the Inventory form, "the Holland House is situated on a steep site containing three large cottonwoods and one mature spruce at the front entry. The Holland House consists of two main volumes of a similar shape and size. one positioned higher on the hillside and the other lower. Both volumes have the same low-pitched gable roof form with the ridge running north/south. The upper structure has a stucco base. which extends the height of the first level. The windows in this base are horizontally proportioned and distributed equally across the fiwade. Each window has divided lights and decorative shutters. A door sits near the center of the stucco wall on the east, flanked by a longer version of the windows described above, six steps run to grade. The upper level has vertical siding with cut ends overlapping the stucco. The uphill facing faâ„¢le has a balcony on the second level running the length of the fa~ade and overhung by the main roof. The rail has a positive/negative pattern of cutouts, which create a decorative pattern of hearts and flowers. The lower volume has a balcony running along the east side with similar details and roof overhang. A stucco chimney runs through the lower roof on the second volume. The base of the second volume has a rail, which becomes a balcony by the south corner. The south facing wall has a stucco stair tower with a strip of windows running vertically. The main entry is on the west side at the junction of the two volumes, it has a single story gable roof, which covers the entry area." As indicated on the Architectural Inventory Form. the Holland House maintains an architectural style/building type described as Modern Movements; Novelty. (Please note that the Colorado Historical Society requires that building styles occasionally be grouped into broad categories to make future research simpler. The more specific term that will be used to describe the Holland House is the Mountain Chalet style (circa mid - 20th Century), which is characterized in the Guidelines as: reminiscent of alpine architecture in Europe and was popular for early American ski resort towns, including Aspen. Large balconies and shallow roofs with wide eaves are identifying features. Wood trim often rejlected a jig-saw cut-out design, especially on balustrades and gable ornaments. Stucco was combined with wood siding. Occasionally, mountain scenes were painted on the stucco. The style was used for hotels and some retail structures. Characterigtics ofthis style include: â€¢ Stucco and half-timber siding â€¢ Patterned wall planes created by false half-timbering â€¢ Scroll-cut trim along gable ends â€¢ Exposed and detailed structural wooden members. â€¢ Wooden shutters, often with cutout ornament â€¢ Polychrome color schemes As a result of the architectural elements and details described above and the nature of the Holland House closely fitting the Mountain Chalet style. Staff finds this criterion to be met. Historic Significance Historic significance is discussed in the Guidelines according to the generally recognized notion that a certain amount of time must pass before the significance o f a property can be evaluated. The National Register, for example, requires that a property be at least 50 years old or have extraordinary importance before it may be considered. Aspen also uses this 50-year guideline; however, structures that are more recent may be considered significant if they are found to have special architectural or historical merit. A property may achieve significance because of its 1) association with events that contributed to the broad patterns of history. the lives of significant people, or the understanding of Aspen's prehistory or history: 2) construction and design associated 0 with distinctive characteristics of a building type, period, or construction method; 3) an example of an architect or master craftsman or an expression of particularly high artistic values: and 4) integrity of location. design, setting, materials. workmanship, feeling and association. The "period of significance" is discussed in the Guidelines as the time span during which a building gained architectural, historical or geographical importance. In most cases, a property is significant because it represents or is associated with a particular period in history. Frequently, this begins with its construction date and continues through the peak of early occupation. Building fabric and features that date from the period of significance typically contribute to the character of the structure or district. The original portion of the Holland House was built in 1956 and a later addition was constructed in 1962 making the building 45 and 36 years old respectively. It is not at least 50 years old; however Staffbelieves the structure has exemplary importance architecturally and historically with regard to the development of the City of Aspen. The most recent evaluation indicates that the Holland House's area of significance is its architecture and its period of significance is considered as the Mid 1900's Skiing Development Era. The Holland House is significant for its position in the context of 0 Aspen's development as an international skiing resort. It is indicative of the Europeans who came to participate in the development of the ski resort, and brought this European style with them. During this time many resorts were based on this style 0 of building, and ultimately the sport and the architectural style became synonymous. Small lodges were essential to the development of skiing; they provided a tourist base and a repeat clientele. This structure is representative of Aspen's early development as a ski resort. The 1932 Winter Olympics in Lake Placid, NY sparked an enthusiasm for skiing and European style in the US, and skiers as well as lodge owners came to Aspen and brought the characteristic building style of the Tyrol to the area. This structure is also an example o f the smalllodge type, which provided the tourist base for the growth of the ski industry. Current community and neighborhood influence The Holland House is a significant structure, which defines the very nature of Aspen's early Ski Era. Its function as a lodge. location at the base of Aspen Mountain, and proximity to Lift One played an important role in evolving the City of Aspen as a world-class resort with international skiing prominence. In addition. it is located among other lodges similar to and indicative of the Europeans who came to participate in the development of the ski resort. and brought this European style with them that provided a tourist base and a repeat clientele. Further. in defining community influence. the manner by which the structure was constructed - a local resident built the original lodge by hand over many years - establishes this building as a contributing element to Aspen's history. StaffRecommendation 0 Staff recommends the structure remain on the Inventory of Historic Sites and Structures. Upon advice from the City Attorney, the motion has been worded to remove the property from the Inventory. If the motion passes. the property will be removed from the Inventory. If the motion does not pass, the property will remain on the Inventory. Recommended Afotion "I move to remove 720 Aspen Street from the Inventory of Historic Sites and Strucmres. finding that the structure does not meet the criteria for the Inventory." Exhibits Exhibit A: Resolution No. , Series Exhibit B: 2001 Architectural Inventory Form Exhibit C: Letter of Notification 0 Exhibit A RESOLUTION NO.- SERIES OF 2001 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION TO REMOVE THE HOLLAND HOUSE, LOCATED AT 720 SOUTH ASPEN STREET, LOTS 1, 2, 13, 14, BLOCK 9, CITY AND TOWNSITE OF ASPEN, FROM THE INVENTORY OF HISTORIC SITES AND STRUCTURES Parcel ID: 2735-131-19-001 WHEREAS, the Community Development Department has conducted an evaluation of the City of Aspen "Inventory of Historic Sites and Structures" to identify any properties which should be removed from the inventory due to loss of integrity, to nominate any sites which should be added to the inventory. and to rate the resources using the terms "significant." "contributing," and "supporting:" and WHEREAS, the Community Development Department has forwarded a recommendation to the Historic Preservation Commission; and WHEREAS, Section 26.420.080 of the Land Use Code provides guidance on evaluation of the inventory. According to that passage. the Inventory shall include all structures in the City of Aspen which are at least fifty (50) years old and which continue to have historic value, and such other structures identified by the Historic Preservation Commission as being outstanding examples of more modern architecture: and WHEREAS, Section 26.420.080 of the Land Use Code also requires that all 0 structures on the inventory be evaluated by the Historic Preservation Commission regarding their current architectural integrity. historic significance. and community and neighborhood influence and be categorized as "significant. "4, contributing," or "supporting;" and WHEREAS, in a Staff report dated January 2401, 2001. provided the Community Development Department's recommendations in regard to 720 South Aspen Street, a property currently listed on the inventory; and WHEREAS, at a regular meeting on January 24th, 2001. the Historic Preservation Commission considered the staff recommendation, and approved this resolution by a vote of to , to remove the property from Aspen's Inventory of Sites and Structures finding that the structures do not meet the review criteria pursuant to Section 26.420.080: THEREFORE, BE IT RESOLVED: That the HPC finds that the standards and review criteria established in Section 26.420.080 of the Land Use Code are not met and that 720 South Aspen Street, Lotsl, 2, 13. and 14, Block 9, City and Townsite of Aspen. shall be removed from the "Inventory of Historic Sites and Structures. 0 APPROVED BY THE COMMISSION at its regular meeting on the 24th day of January, 2001. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Acting Vice-Chair ATTEST: Kathy Strickland, Chief Deputy E kki# 3 OAHP1403 Official eligibility determination Rev. 9/98 (OAHP use only) Date Initials COLORADO CULTURAL RESOURCE SURVEY Determined Eligible- NR Determined Not Eligible- NR Determined Eligible- SR Architectural Inventory Form Determined Not Eligible- SR (Page 1 of 4) Need Data Contributes to eligible NR District Noncontributing to eligible NR District I. Identification 1. Resource number: 5PT.926 2. Temporary resource number: 720.SAS 3. County: Pitkin 4. City: Aspen 5. Historic building name: 6. Current building name: Holland House 7. Building address: 720 South Aspen Street Aspen, Colorado 81611 8. Owner name and address: Holland House Ski Lodge Inc. PO Box 182 Aspen, CO 81612 II. Geographic Information 9. P.M. 6 Township 10 South Range 84 West SE G of SE G of NE G of NE G of Section 18 10. UTM reference Zone 13;342600mE4338840mN 1 l. USGS quad name: Aspen Quadranale Year: 1960, Photo Rev. 1987 Map scale: 7.5' X 15' Attach photo copy of appropriate map section. 12. Lot(s): 1,2,13, & 14 Block: 9 Addition: Eames Addition Year of Addition: 13. Boundary Description and Justification: Site is comprised of Lots 1. 2, 13, & 14 Block 9 of the Eames Addition to the Citv of Aspen. Assessors office Record Number: 2735-131-19-001 This description was chosen as the most specific and customarv description of the site. III. Architectural Description 14. Building plan (footprint, shape): Irregular 15. Dimensions in feet: Length x Width 16. Number of stories: Two Storv 17. Primary external wall material(s) (enter no more than two): Stucco and Wood Vertical Sidinq 18. Roof configuration: (enter no more than one): Gable Roof 19. Primary external roof material (enter no more than one): Metal Roof 20. Special features (enter all that apply): Resource Number: 5PT.926 Temporary Resource Number: 720.SAS Architectural Inventory Form (Page 2 of 4) 21. General architectural description: The structure consists of two main volumes of a similar shape and size, one positioned higher on the hillside and the other lower. Both volumes have the same low pitched qable roof form with the ridge running north/south. The upper structure has a stucco base which extends the height of the first level. The windows in this base are horizontallv Droportioned and distributed equallv across the facade. Each window has divided lights and decorative shutters. A door sits near the center of the stucco wall on the east, flanked bv a longer version of the windows described above, six steps run to grade. The upper level has vertical siding with cut ends overlapping the stucco. The uphill facing facade has a balconv on the second level running the length of the facade and overhunq bv the main roof. The rail has a positive/negative pattern of cutouts which create a decorative pattern of hearts and flowers. The lower volume has a balconv running alonq the east side with similar details and roof overhang. A stucco chimnev runs through the lower roof on the second volume. The base of the second volume has a rail which becomes a balconv bv the south corner. The south facing wall has a stucco stair tower with a strip of windows running vertically. The main entry is on the west side at the iunction of the two volumes, it has a single storv qable roof, which covers the entrv area. 22. Architectural style/building type: Modern Movements; Novelty 23. Landscaping or special setting features: Sits on a steep site, three large cottonwoods and one mature spruce at front of entry. 24. Associated buildings, features, or objects: IV. Architectural History 25. Date of Construction: Estimate Actual 1956 Source of information: Aspen/Pitkin Community Development Department Files 26. Architect: Unknown Source of information: 27. Builder/Contractor: Unknown Source of information: 28. Original owner: Unknown Source of information: 29. Construction history (include description and dates of major additions, alterations, or demolitions): Second volume was constructed in the early sixties in the same stvle as the primary structure. Records of other minor alterations are in the building dept. files. 30. Original location X Moved Date of move(s): V. Historical Associations 31. Original use(s): Domestic: Hotel 32. Intermediate use(s): Resource Number: 5PT.926 Temporary Resource Number: 720.SAS Architectural Inventory Form ~~ (Page 3 of 4) 33. Current use(s): Domestic: Hotel 34. Site type(s): Residential Neighborhood. Multi Familv and Lodge area 35. Historical background: This structure is representative of Aspen's early development as a ski resort. The 1932 Winter Olympics in Lake Placid, NY sparked an enthusiasm for skiing and European stvle in the US, and skiers as well as lodge owners came to Aspen and brought the characteristic building style of the Tvrol to the area. This structure is also an example of the small lodge type which provided the tourist base for the growth of the ski industry. 36. Sources of information: Aspen's Architectural Context, Post WWII, part of the 2000 Survey of Historic Sites and Structures. VI. Signifi cance 37. Local landmark designation: Yes No X Date of designation: Designating authority: 38. Applicable National Register Criteria: A. Associated with events that have made a significant contribution to the broad pattern of our history; B. Associated with the lives of persons significant in our past; X C. Embodies the distinctive characteristics of a type, period, or method of construction, or VIV represents the work of a master, or that possess high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or D. Has yielded, or may be likely to yield, information important in history or prehistory. Qualifies under Criteria Considerations A through G (see Manual) Does not meet any of the above National Register criteria 39. Area(s) of significance: Architecture 40. Period of significance: Mid 1 900's Skiing Development 41. Level of significance: National State Local X 42. Statement of significance: This structure is significant for its position in the context of Aspen's development as an international skiing resort. It is indicative of the Europeans who came to participate in the development of the ski resort, and brought this European style with them. During this time many resorts were based on this style of building, and ultimately the sport and the architectural style became synonymous. Small lodqes were essential to the development of skiing, thev provided a tourist base and a repeat clientele. 43. Assessment of historic physical integrity related to significance: This structure is intact. 0 Resource Number: 5PT.926 Temporary Resource Number: 720.SAS Architectural Inventory Form (Page 4 of 4) VII. National Register Eligibility Assessment 44. National Register eligibility field assessment: Eligible Not Eligible X Need Data 45. Is there National Register district potential? Yes No X Discuss: If there is National Register district potential, is this building: Contributing Noncontributing 46. If the building is in existing National Register district, is it: Contributing Noncontributing VIII. Recording Information 47. Photograph numbers: R10; F37 Negatives filed at: Aspen/Pitkin Community Development Dept. 48. Report title: Citv of Aspen Update of Survey of Historic Sites and Structures, 2000 49. D-ate(s): 6/29/2000 50. Recorder(s): Suzannah Reid and Patrick Duffield 51. Organization: Reid Architects 52. Address: 412 North Mill Street, PO Box 1303, Aspen CO 81612 53. Phone number(s): 970 920 9225 NOTE: Please attach a sketch map, a photocopy of the USGS quad. map indicating resource location, and photographs. Colorado Historical Society - Office of Archaeology & Historic Preservation 1300 Broadway, Denver, CO 80203 (303) 866-3395 . E ,&16.4- c_ November 30. 1994 Dear Property Owner, Once every five years. the City of Aspen is required to re-evaluate me "Inventory nt HISIOFIC h lk> and Structures" in order to identity and map all cultural resources in the community which have hi>D,ri: significance. The Inventory has been in place since [980 and ail properties on this i ist have vline Jegret of review by the Aspen Historic Preservation Committee (HPC L There are approximately 250 listings on the Inventory Structure> which were hililt nefur. 14!'.1 .ind continue to have historic value ars included in the Inventur>. a> t.celi .l> .4 )111Â© 1 #lit>tall.hily .:\.:11111.C> c more modern architecture (for example. sumeof the Bauhau> era nuilding, in the We>l Ellit. Ew.:11,11> of sites included on this list are Aspen Grove Cemetery and the .A>pen Brewer> Ruin.. The most recent evaluation of the Inventory began in 1991. Out of this study came recommendations to delete some properties from the list. to add some others and to retain the status of the majorit> of :he historic resources already included on the Inventory. Adoption of the Inventory is a somewhat time consuming process which was not fully completed before a staff change in the Historic Preservation Officer position in 1993. At this time. we are resuming the process in what is being referred zo as "Round [I" of the Inventory adoption. Which historic properties are being re-evaluated? We will only be re-evaluating thuse historic resources which have not alread> received Lant:llark Designation. This comprises about half of tile entire Inventor> Your proper:>Â· i> one .,r ins>c. What mav result from the re-evaluation? [t is expected that 90% of the historic propertie> being re-evaluated at mi> tillie W Ill Ill'[ Ch.ing: in >t.1[li, since they have been included l)n the Inventory since 1980 Houe\:r. about 10% or the 111\:!11, 'I'' '11:t\ change in one of the following ways: 1) Properties may be dliminated entirely from the [mentory due to complete loss of historic integrity. 2) Properties may he added to the Inventory due to annexation. contribution to community character. or original error rhrough ornis>ion in 1980. 31 Properties may be changed in "classification." either elevated or demoted. What does "classification" mean? It is important to understand that the numerical rating system applied to the Inventory beginning in 1986 is no longer used. Instead. the numbers have been replaced by categories which describe the existing condition and historic importance of the property. This is a three tiered system which aids staff. HPC and the Colorado Historical Society in evalitating Exhibit "D" the overall significance of our local historic resources. The category into which a property is classified does not affect the type of review which development may be subject ro. The classifications are: 1) Significant: All properties which are listed or are considered eligible tbr listing on the National and/or State Regisrer of Historic Places. 2) Contributing: All properties which do not meet the definition of "significant." but have maintained their histi,ric integrity or which represent unique architectural design. (75-80% of the Inventory is in this category.) u Supporting: Those properties which have lost their original integrity but are considered "rerrievable" as historic structures which contribute to rhe overall character of Aspen. Manv of these properties have been altered in a manner that it is incompatible with the original strucrure. but could be returned ro the "contributing" status with substantial effort. What are the implications i,f being listed on the Inventorv? For these properties. the Aspen Historic Preservation Commirree reviews anv proposals which involve ' total demolition. partial demolition or relocation of any structure on the designated parcel according to the Land Use Code. The review standards must be in met in order tor the HPC In approve such a proposal. When is the public hearin~ regardinu my propertv? HPC will hold a public hearing on Wednesday, December 14th at 5:00 in .Aspen City Hall. second tloor meeting room. The Committed will consider the historic merit cit the properties before them and will take any public comment. Your official public notice is enclosed. Section 24-7-709 of the Aspen Municipal Code Stares. "The Inventory of historic structures shall include:111:tructures in the Cit> of A.pen originally constructed prior to !910 which continue m have historic uilite. and .lich other structures identified h, the HPC 11.4 heillit (,lits{:mding e,ilinple> 111' Ilit,re modern architecture." HPC will base itS decisions on this criteria. The committee> recl,Illinelidatilqi> \,111 se ~.11-mah/ed through a Resolution. which will then be forwarded to the Plantling and Zoning Colillili>>,un and :il.:1 to City Council for adoption by Ordinance. QUESTIONS? Please contact Amy Amidon at the Aspen/Pitkin Community Development Department at 920-5096. Staff has set aside two blocks of time. Wednesday. December 7 from 2:00-4:00 p. m. and Thursdav. December 8 from 9:30-11:30 a.m. ro meet in person with owners of properties included in Round Il and to take phone inquiries. Other times may be arranged by appointment only. Staff is also available to answer questions about the benefits of owning a historic site. For instance. some rehabilitation projects are eligible co receive state income tax credits equal to 20% of the overall cost of the work. In addition. the City of Aspen offers a number of preservation incentives. including a SZ.000 grant for any residential property owner who landmark designates his properry. Sincerely. Amy Amidon Historic Preservation Officer YIA.2. TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods. Community Development Director Joyce Ohlson. Community Development Deputy Director-/1 - FROM: Fred Jarman. Planner / 4 RE: 124 East Cooper Street (Snow Queen) - Request for Removal from Inventory (PUBLIC HEARING) DATE: January 24tll. 2001 /71% -.* 0 * 217 /051/ -1 t. *,4 1 flf;~'. /4 * ;ve. I .... v Â·, .im. 1 1. . .= I. Cry " 4@L , 22, . ./ -- V. ~U Mdif C. , C- -6 11 17 t -- . s : : till ' I â€¢ . & D .1 . 41* ' Â·41 *P U -1.11 4 I. . I 1 11 1.1 Aill' Ll,4 -/ 1 4.1 -- PROJECE 124 E. Cooper Street - Snow Queen REQUES r: Request for Removal from Aspen's inventory of Historic Sites and Structures Pt BLIC HE:*RIM;: Yes DATE: January 24,2001 PROCESS: Request for Removal from Inventory Historic Preservation Commission Appeal of HPC decision (if requested) City Council RECO,IMENDATION: Remain on the Inventory - Summary ofRequest Norma Dal and Snow Queen Lodge Partnership are the owners of the Snow Queen Lodge, which is currently listed on the City of Aspen's Inventory of Historic Sites and Structures [the "Inventory"]. The owners met with Julie Ann Woods, the City of Aspen Community Development Director, in order to discuss options and opportunities regarding the Snow Queen Lodge and subsequently requested to be removed from the Inventory. Process Owners of property currently listed on the Inventory shall address the same review criteria that were originally used to designate the site. and shall be required to demonstrate that their property does not meet these review criteria in order for it to be removed. The request will follow the procedures set forth in the City of Aspen's Land Use Code Section 26.420.080 and Aspen's Historic Preservation Design Guidelines. The applicant may appeal a decision by the Historic Preservation Commission to City Council according to Chapter 26.316 of the Aspen Land Use Code. Staff Comments The following review criteria must be met in order for the Snow Queen Lodge to be included on the inventory. 1. The inventory of historic sites and structures sliall include all structures in the City of Aspen which are at leastfifty (50) years old; and Staff Finding: According to the Pitkin County Assessor, the structure was constructed approximately between 1885 and 1886. This time frame would place the structure' s age between 115 and 116 years old. Staff finds that the structure meets this review criterion. 2. The inventory of historic sites and structures shall include at! structures in the City of Aspen which continue to have historic value and such other structures identijied by the Historic Preservation Commission as being outstanding examples of more modern architecture. Staff Finding: As the means of assessing the concept of"historic value," the Land Use Code provides that the building should be evaluated in terms of its current architectural integrity, current historic significance, and current community and neighborhood influence. Staff has based their review on the attached Architectural Inventory Form (attached to this Memorandum as Exhibit A), completed in the summer of 2000. ri Architectural Integrity Architectural integrity is defined in Aspens Historic Preservation Guidelines [the "Guidelines"-] as: a measure ofthe wholeness or quality of all of the historic tratures. ivhich make up the building. A building that has been added to and had fkatitrex removed is said to have had its integrity compromised. In addition. the concept of integrity is discussed in the Guidelines as: A sulticient percentage of the structure mus[ date .trom the period of significance. The majority of the bitilding's structitral system and its materials should date from that time und its key character-defining JZatures also should remain intact. Thes e may include architectural details, such as dormers and porches. ornamental brackets and moldings and materials, as well as the overall mass and form of the bitilding. It is these elements that allow a bltilding or district to be recognized CLY U product of its time. From the Inventory form. --the Snow Queen Lodge is a two-story mining era wood frame structure on a concrete foundation. It has a broad gable end facing the street (south) with a single large double hung window in a shallow bay on the second level. and a deeper bay window with a pair of double hungs on the first level: both are centered on the gable end. The surface of the shailow bay extends up into the peak and infills the peak with a sunburst design: the bay sits on the shallow hipped roo f of the larger bay below. The larger bay has two nar-row double hungs on the sides. and the base sits on the ground. The large bay has a series of scroll brackets supporting the roof and beaded trim on all the flat surfaces. The gable ends have decorative vergeboards and small returns on the eaves. A narrow portion of the gable end wall extends to the right. .CAWAR'AD- JW=* / "'ai alf creating a slight asymmetry on the front gable end. A cross gable 'EL.-2% extends to the right. set far back from 64Â¢r.1.~il0~ ~~~ the main fagade. and two story a 1/4 [@i~ Pit,iâ€ž5,.m"':fllm'dil,41 4 I'lli"i,2, Fil& curve volume infills the corner. 1 1 ily A single story porch follows the curve ~ on the lower level. covering the entrv Later Additions and Modifications door at 90Â° to the street. a tall narrow rn double hung on the curved surface, and fixed window facing the street on the back volume. The porch has square cut decorative posts and pilasters, with a pierced decorative frieze and spindle brackets. The rear gable has been extended vertically and expanded with a contemporary two- story addition, with a second level deck. and detailing similar to the Victorian era structure." The Snow Queen Lodge is described as a -'Late Victorian" architectural style/ building type. As indicated on the form, there have been some modifications made to the front porch. the replacement of certain windows, additions and alterations at the rear and east side. Although the specific dates of these modifications are unknown. they have been estimated to have occurred during the 1970's or 1980's. The primary fa~ade of the building is intact with its original pattern. massing and decoration. Replacements of certain materials and additions to the rear of the historic structure do ' have an impact on the integrity of the structure, however the form and massing are clear from the street and are characteristic of the period of construction. Historic Signijicance Historic significance is discussed in the Guidelines according to the generally recognized notion that a certain amount of time must pass before the significance of a property can be evaluated. The National Register, for example. requires that a property be at least 50 years old or have extraordinary importance before it may be considered. Aspen also uses this 50-year guideline: however. structures that are more recent may be considered significant if they are found to have special architectural or historical merit. A property may achieve significance because of its 1) association with events that contributed to the broad patterns of history, the lives of significant people, or the understanding of Aspen's prehistory or history; 2) construction and design associated with distinctive characteristics of a building type, period. or construction method: 3) an example of an architect or master craftsman or an expression of particularly high artistic values; and 4) integrity of location, design, setting, materials, workmanship, feeling and association. The "period of significance" is discussed in the Guidelines as the time span during which a building gained architectural, historical or geographical importance. In most cases, a property is significant because it represents or is associated with a particular period in history. Frequently. this begins with its construction date and continues through the peak of early occupation. Building fabric and features that date from the period of significance typically contribute to the character of the structure or district. The Snow Queen Lodge building is approximately 115 / 116 years old and its period of significance is considered to be the Late 1800's Silver Mining Era. The building is an artifact which describes the nature of the life of an average family or individual 4 during the mining period, as well as providing information about the construction techniques, materials available and the fashion ofthe time. This structure, along with the one next door at 118 E. Cooper, was owned by the Union Presbyterian Church from 1885 to 1889. It had been deeded from the Aspen Town & Land Company in 1885. No data on the building's exact original use is available. It is among the larger and more unusual examples of mining era structures extant in Aspen and has important features such as the principal bay windows and decoration, curved porch with detailing and other decorative elements of the fagade. Staff finds this review criterion is met. Current community and neighborhood influence The Snow Queen Lodge is a defining element of its neighborhood. It is one of several large homes on the block, shares similar architectural, siting, and landscape features with the adjacent buildings. and contributes to the understanding ofthe character of the area during the late 1 gth century. Staff finds this criterion to be met. Sta#Recommendation Staffrecommends the structure remain on the Inventory of Historic Sites and Structures. Upon advice from the City Attorney. the motion has been worded to remove the property from the Inventory. If the motion passes, the property will be removed from the Inventory. If the motion does not pass, the property will remain on the Inventory. kl qygwvtyojuÂ£<1 D-n Recommen&ed Motion i move toÂ¢ r 124 East Cooper Street from the Inventory of Historic Sites and Structures, findlh~ that the strucmre does not meet the citeria for the Inventory." 1 b UG-Â¥4>4. 1 il.j L (,f-Â°r- Exhibits Exhibit A: Architectural Inventory Form Exhibit B: Resolution No. , Series 2001 Br 0 F CM~ 5 EFRU & 4 A OAHP1403 Official eligibility determination Rev. 9/98 (OAHP use only) Date Initials COLORADO CULTURAL RESOURCE SURVEY Determined Eligible- NR 0 Determined Not Eligible- NR Determined Eligible- SR Architectural Inventory Form Determined Not Eligible- SR (Page 1 of 5) Need Data Contributes to eligible NR District Noncontributing to eligible NR District I. IDENTIFICATION 1. Resource number: 5PT.164 2. Temporary resource number:124.ECO (124.EC) 3. County: Pitkin 4. City: Aspen 5. Historic building name: 6. Current building name: Snow Queen Lodge 7. Building address: 124 East Cooper Street Aspen, Colorado 81611 8. Owner name and address: Snow Queen Lodge Partnership 124 East Cooper Street Aspen, Colorado 31611 II. Geographic Information 9. P.M. 6 Township 10 South Range 85 West NE G of NE G of NE G of NE G of Section 13 10. UTM reference Zone 1 3; 3 4 2 6 = 52Â£ 4 39137mN 11. USGS quad name: Aspen Quadrangle Year: 1960, Photo Rev. 1987 Map scale: 7.5' X 15' Attach photo copy of appropriate map section. 12. Lot(s): East 1/2 of Lot P & Lot Q Block: 69 Addition: Year of Addition: 13. Boundary Description and Justification: Site is comprised of the East 1/2 of Lot P & Lot Q; Block 69 of the City and Townsite of Aspen. Assessors office Record Number: 2735-124-71-006. This description was chosen as the most specific and customary description of the site. III. Architectural Description 14. Building plan (footprint, shape): Irregular 15. Dimensions in feet: Length x Width 16. Number of stories: Two Story 17. Primary external wall material(s) (enter no more than two): Wood Horizontal Siding 18. Roof configuration: (enter no more than one): Gable Roof 19. Primary external roof material Center no more chan one): Asphalt Roof 20. Special features (enter all that apply): Porch 21. General architectural description: A two-story mining era wood frame structure o'!~~ a concrete foundation. A broad gable end faces the street (south) With a single large double hung in a shallow bay on the second level, and a deeper bay with a Resource Number: 5PT. 164 Temporary Resource Number: 124.ECO Architectural Inventory Form (page 2 of 4) pair of double hungs on the first level. Both are centered on the gable end. The surface of the shallow bay extends up into the peak and infills the peak with a sunburst design, the bay sits on the shallow hipped roof of the larger bay below. The larger bay has two narrow double hungs on the sides, and the base sits on the ground. The large bay has a series of scroll brackets supporting the roof and beaded trim on all the flat surfaces. The gable ends have decorative vergeboards and small returns on the eaves. A narrow portion of the gable end wall extends to the right, creating a slight asymmetry on the front gable end. A cross gable extends to the right , set far back from the main facade, and two story a 1/4 curve volume infills the corner. The roof is rounded at the top and cut away on the sides creating a clipped gabie effect over the curved volume. A single story porch follows the curve on the lower level, covering the entry door at 900 to the street, a tall narrow double hung on the curved surface, and fixed window facing the street on the back volume. The porch has square cut decorative posts and pilasters, with a pierced decorative frieze and soindle brackets. The rear gable has been extended vertically and expanded with a contemporary two story addition, with a second level deck, and detailing similar to the Victorian era structure. 22. Architectural style/building type: Late Victorian ~ 23. Landscaping or special setting features: Original style gas lantern light at walkway 24. Associated buildings, features, or objects: none IV. Architectural History 25. Date of Construction: Estimate 1885-6 Actual Source of information: Pitkin County Assessor 26. Architect: Unknown Source of information: 27. Builder/Contractor: Unknown Source of information: 28. Original owner: Trustees of Union Presbyterian Church Source of information: Pitkin County Assessor 29. Construction history (include description and dates of major additions, alterations, or demolitions): Modifications to the front porch, replacement windows, significant additions to the rear, significant additions to and alteration of rear east side, dates unknown, 1970's or 1980's 30. Original location X Moved Date of move(s): 'LB v~ Historical Associations 31. Original use(s): Domestic 32. Intermediate use(s): Resource Number: 5PT. 164 Temporary Resource Number: 124.ECO Architectural Inventory Form ~ (page 3 of 4) 33. Current use(s): Commerce and Trade 34. Site type(s): Residential Neighborhood 35. Historical background: This structure is representative of Aspen's mining era character. In particular, this structure, along with 118 E. Cooper, was owned by the Union Presbyterian Church from 1885 to 1889. It had been deeded from the Aspen Town & Land Company in 1885. No data on the building use is available. The building has the characteristics of one of the larger and more unusual mining era structures such as; the principal bay windows and decoration, the curved porch with detailing, and the other decorative elements of the fagade. 36. Sources of information: Pitkin County Courthouse records; Sanborn and Sons Insurance Maps; 1990 and 1980 City of Aspen Survey of Historic Sites and Structures VI. Significance 37. Local landmark designation: Yes No X Date of designation: Designating authority: 38. Applicable National Register Criteria: A. Associated with events that have made a significant contribution to the - 0 broad pattern of our history; B. Associated with the lives of persons significant in our past; X C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or that possess high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or D. Has yielded, or may be likely to yield, information important in history or prehistory. Qualifies under Criteria Considerations A through G (see Manual) Does not meet any of the above National Register criteria 39. Area(s) of significance: Architecture 40. Period of significance: Late 1800's Silver Mining Era 41. Level of significance: National State Local X 42. Statement of significance: This structure is significant for its position in the context of Aspen's mining era. It describes the nature of the life of an average family or individual during that period, as well as the construction techniques, materials available and the fashion of the time. 43. Assessment of historic physical integrity related to significance: While the primary fagade is intact with its original pattern, massing and decoration, the ~ replacement of materials, and additions to the rear which obscure original massidpll, Resource Number: 5PT. 164 Temporary Resource Number: 124.ECO Architectural Inventory Form (page 4 of 4) and pattern do impact the integrity of the structure. The form and massing are clear on the street and characteristic of the appropriate period. VII. National Register Eligibi-lity Assessment 44. National Register eligibility field assessment: Eligible Not Eligible X Need Data 45. rs there National Register district potential? Yes No X Discuss: If there is National Register district potential, is this building: Zontributing Noncontributing 46. If the building is in existing National Register district, is it: Contributing Noncontributing VIII. Recording Information 47. Photograph numbers: Rll; FZ, 3 Negatives filed at: Aspen/Pitkin Community Development Dept. 48. Report title: City of Aspen Update of Survey of Historic Sites and Structures, 2000 49. Date(s): 6/29/2000 0 50. Recorder(s): Suzannah Reid and- Patrick Duffield 51. Organization: Reid Architects 52. Address: 412 North Mill Street, PO Box 1303, Aspen CO 81612 53. Phone number(s): 970 920 9225 NOTE: Please attach a sketch map, a photocopy of the USGS quad. map indicating resource location, and photographs. Colorado Historical Society - Office of Archaeology & Historic Preservation 1300 Broadway, Denver, CO 80203 (303) 866-3395 0 Exhibit B RESOLUTION NO. SERIES OF 2001 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION RETAINING 124 EAST COOPER AVENUE, EAST 1/2 OF LOT P & LOT Q, BLOCK 69, CITY AND TOWNSITE OF ASPEN, ON THE INVENTORY OF HISTORIC SITES AND STRUCTURES Parcel ID: 2735-124-71-006 WHEREAS, the Community Development Department has conducted an evaluation of the City of Aspen 'Inventory of Historic Sites and Structures" to identify any properties which should be removed from the inventory due to loss of integrity. to nominate any sites which should be added to the inventory, and to rate the resources using the terms "significant." "contributing," and "supporting;" and WHEREAS, the Community Development Department has forwarded a recommendation to the Historic Preservation Commission; and WHEREAS, Section 26.420.080 of the Land Use Code provides guidance on evaluation of the inventory. According to that passage. the Inventory shall include all structures in the City of Aspen which are at least fifty (50) years old and which continue to have historic value. and such other structures identified by the Historic Preservation Commission as being outstanding examples of more modern architecture: and ~ WHEREAS, Section 26.420.080 of the Land Use Code also requires that all structures on the inventory be evaluated by the Historic Preservation Commission regarding their current architectural integrity, historic significance. and community and neighborhood influence and be categorized as "significant, " 4, contributing," or "supporting" and WHEREAS, in a Staff report dated January 246.2001, Fred Jarman provided the Community Development Department's recommendations in regard to 124 East Cooper Avenue, a property currently listed on the inventory; and WHEREAS, at a regular meeting on January 24th. 2001. the Historic Preservation Commission considered the staff recommendation, and approved this resolution by a vote of _ to -, finding that the structures on the property are at least fifty (50) years old and continue to have historic value, or have been identified by the Historic Preservation Commission as being outstanding examples of more modern architecture. THEREFORE, BE IT RESOLVED: That the HPC finds that the standards established in Section 26.420.080 of the Land Use Code are met and that 124 East Cooper Avenue, East 1/2 of Lot P & Lot Q, Block 69. City and Townsite of Aspen, shall remain listed on the "Inventory of Historic Sites and Structures" and shall be categorized as a "contributing" historic resource. 6 0 APPROVED BY THE COMMISSION at its regular meeting on the 24th day of January, 2001. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Acting Vice-Chair ATTEST: Kathy Strickland, Chief Deputy C:\WINDOWS\DESKTOP\REMOVAL INVENTORY\SNOW QUEEN 124 E. COOPER.DOC 0 * =tz:kâ‚¬!EL REQUEST FOR REMOVAL FROM ASPEN'S INVENTORY OF HISTORIC SITES AND STRUCTURES Request for Removal from the Inventory Property owners who have property in the City of Aspen that is currently listed on the City ofAspen's Inventory of Sites and Structures [the "Inventory"-] shall use this form to formally request their property be removed from the Inventory. The request follows the procedures set forth in the City of Aspen's Land Use Code Section 26.420.080 and Aspen's Historic Preservation Design Guidelines. Initially, properties were placed on the Inventory by the Historic Preservation Commission using the review criteria in Chapter 26.420.080(D) of the Land Use Cpde. For applicants requesting removal from the Inventory, they shall demonstrate that their property does not continue to meet those criteria. which are as follows: 1. All structures in the City of Aspen which are at least fifty (50) years old; and 2. All Structures which continue to have historic value and such other structures identified by the Historic Preservation Commission as being outstanding examples of more modern architecture. All Structures which are not historic landmarks shall be evaluated by the HPC regarding their: a. Current architectural integrity; b. Current historic significance; and c. Current community and neighborhood influence. Process The applicant shall be required to submit the information requested on Attachment 1 to the City of Aspen Community Development Department to be considered for removal. The applicants shall present their findings to the Historic Preservation Commission in a public hearing, which will be noticed by the City of Aspen. Applicants may appeal a decision of the Historic Preservation Commission to City Council pursuant to Chapter 26.316 ofthe Land Use Code. U.and Use Code Section 26.420.080, and a list of clarihing definitions have been included as attachments to this application.1 ATTACHMENT 1 < MINIMUM SUBMISSION CONTENTS 1. Applicant's name, address and telephone number, and / or the name, address, and telephone number of the representative authorized to act on behalf of the applicant (if applicable). Name: Address: Phone: - 2. The street address and legal description ofthe parcel (Lot and Block #) of the subject property which is proposed for removal from Aspen's Inventory of Historic Sites and Structures. Street Address: Legal Description: (Lots and Block #) 3. Please attach an 8 1/2" x 11" vicinity map locating the subject parcel within the 0 City of Aspen with this application. 4. Please attach a written explanation of how the current property does not meet each of the review criteria for being placed on Aspen's Inventory of Historic SiteS and Structures listed below: > Is your structure at least fifty (50) years old? > Does your structure continue to have historic value or is the structure(s) an outstanding example of more modern architecture? (If not, why? What has changed?) > Does your structure, in its current condition, continue to maintain architectural integrity? (If not, why? What has changed?) > Does your structure, in its current condition, continue to maintain historic significance? (If not, why? What has changed?) > Does your structure, in its current condition, continue to maintain community and neighborhood influence? (If not, why? What has changed?) ATTACHMENT 2 LAND USE CODE SECTION 26.480.080 A. Purpose and Intent. Fifty (50) years old is generally the age when a property may begin to be considered historically significant. Aspen's ski history and modernist tradition are very important parts of our local history and significant resources from these periods must be addressed or they are likely to be lost. It is not the intention of the Historic Preservation Commission to include insignificant structures or sites on the inventory. The Historic Preservation Commission will focus on those resources. which are unique or have some special value to the community. B. Establkhment of inventoo. There is hereby established an "inventory of historic sites and structures" in the City of Aspen. The inventory shall be maintained in the office of the community development department for inspection by the general public during regular business hours. The inventory of historic sites and structures shall include all structures in the City of Aspen which are at least fifty (50) years old and which continue to have historic value and such other structures identified by the Historic Preservation Commission as being outstanding examples of more modern architecture. Historic sites are land parcels which may or may not have structures on them, but which primarily have significance as parks. cemeteries. archaeological resources, or similar types of landscapes. Archaeological resources are sites, which include material remains. both above and below ground, of prehistoric or historic human activity. All properties included on the inventory will be adopted by legal description, and the Historic Preservation Commission will have the appropriate review authority over the entire property. When an application is made for a lot split on an inventoried parcel, HPC shall review the application in terms of impacts on the significance of the historic resource and shall forward any appropriate conditions of approval or a recommendation for denial to the Planning and Zoning Commission and City Council. C. Periodic evaluation of inventory. The Historic Preservation Commission. based on the recommendations of the Community Development Director, shall have the responsibility of evaluating the inventory of historic structures at least once every five (5) years and of holding a public hearing to solicit comments on its evaluations. The purpose of the evaluation shall be to determine those structures, which are to be removed from the inventory, any structures that should be added to the inventory, and to rate all structures, which remain on the inventory. D. Process. The Historic Preservation Commission evaluation process shall proceed as follows: The structures on the inventory shall be categorized as to whether or not they are historic landmarks. No further action need be taken with respect to designated historic landmarks. All structures which are not historic landmarks shall be evaluated by the Historic Preservation Commission regarding their current architectural integrity, historic significance, and community and neighborhood influence and shall be categorized accordingly as follows: 1. Sign#icant. All those resources, which are considered exceptional, excellent, or those resources individually eligible for listing on the National Register of Historic Places. All structures or sites within the City of Aspen, which are listed on or eligible for listing on the National Register of Historic Places shall be reviewed according to the "Secretary of the Interior's Standards for Rehabilitation" in addition to the review standards of this Chapter. The " Secretary of the Interior's Standards for Rehabilitation" are as follows: 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. 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. 2. Contributing. All those historic or architecturally significant resources that do not meet the criteria for "significant;" provided, however, these resources have maintained their historic integrity or represent unique architectural design. 3. Supporting. All those historic resources that have lost their original integrity. but are "retrievable" as historic structures or sites. These structures have received substantial alterations over the years but with substantial effort could be considered "contributing" once again. 4. Non-Contributing. All those structures that are either: 0 a. New or non-historic construction within a historic district, and b. Historic structures with complete loss of integrity, either within or outside a historic district. 0 ATTACHMENT 3 DEFINITIONS & CONCEPTS (Taken from the City of Aspen's Historic Preservation Guidelines) The City has identified approximately 300 historic resources, including buildings, structures, parks, cemeteries, and bridges. The entire group of 300 is referred to as the "Inventory of Historic Sites and Structures." About half of this group are designated historic landmarks. If a resource is not a landmark, it is referred to as "on the Inventory." Resources which are listed on the Inventory are rated as "significant," "contributing," or "supporting." The rating helps everyone understand what level of historic integrity the building retains, but it does not affect the review process. Definitions: Contributing Resource - A building, site, structure. or object adding to the significance of a historic district. Historic District - A significant concentration of sites, buildings, structures or objects united historically or aesthetically by plan or physical development and so designated by the Ciu. Non-contributing Resource - A building, site, structure or object that does not add to the historic significance of a property. Period of Significance - Span of time in which a property attained the significance. Appropriate - In some cases, a stated action or design choice is classified as being "appropriate". In such cases, by choosing the design approach referred to as "appropriate, the applicant will be in compliance with the guideline. However, in other cases, there may be a design that is not expressly mentioned that also may be deemed "appropriate" by the HPC. Consider - When the term "consider" is used, a design suggestion is offered as an example of one method of how the design guideline at hand could be met. Applicants may elect to follow the suggestion, but may also seek alternative means of meeting the design guidelines. In other cases, the applicant is instructed to evaluate the ability to take the course recommended in the context of the specific project. Context - In many cases, the applicant is instructed to relate to the context of the project area. The "context" relates to those properties and structures adjacent to, and within the same block as, the proposed project. 0 Contributing Structure - Architecturally, historically or geographically significant buildings or structures are generally considered to be "contributing" to the history of an area. Imperative mood - Throughout this document, many of the guidelines are written in the imperative mood. The reader is often instructed to "maintain" or "preserve" an established characteristic. For example, one guideline states: "Maintain the original proportions of a door." In such cases, the applicant shall comply. The imperative mood is used, in part, because this document is intended to serve an educational role as well as a regulatory one. Inappropriate - Inappropriate means impermissible. When the term "inappropriate" is used, the relevant design approach should not be allowed. For example, one guideline states: "A new addition that creates an appearance inconsistent with the historic character of the building is inappropriate." In this case, a design out of character with the historic building would not be approved. Integrity - A building's "integrity" is a measure of the wholeness or quality of all of the historic features, which make up the building. A building that has been added to and had features removed is said to have had its integrity compromised. Defining Concepts: 0 The design guidelines incorporate principles set forth in The Secretary of the Interior's Standards for the Treatment of Historic Properties; a widely accepted set of basic preservation design principles. This document is compatible with the Secretary of the Interior's Standards, while expanding on how these basic preservation principles apply in Aspen. The concept of historic significance What makes a property historically significant? It is generally recognized that a certain amount of time must pass before the historical significance of a property can be evaluated. The National Register, for example, requires that a property be at least 50 years old or have extraordinary importance before it may be considered. Aspen also employs the 50-year guideline; however, structures that are more recent may be considered significant if they are found to have special architectural or historical merit. A property may be significant for one or more of the following reasons: â€¢ Association with events that contributed to the broad patterns of history, the lives of significant people, or the understanding of Aspen's prehistory or history. Â· Construction and design associated with distinctive characteristics of a building type, period, or construction method. â€¢ An example of an architect or master craftsman or an expression of particularly high artistic values. 0 â€¢ Integrity of location, design, setting, materials, workmanship, feeling and association. 0 Period of significance Every historic building or district has a period of significance-or the time span during which it gained architectural, historical or geographical importance. In most cases, a property is significant because it represents or is associated with a particular period in history. Frequently, this begins with its construction date and continues through the peak of early occupation. Building fabric and features that date from the period of significance typically contribute to the character of the structure or district. Concept of "integrity" In addition to being historically significant, a property also must have integrity-a sufficient percentage of the structure must date from the period of significance. The majority of the building's structural system and its materials should date from that time and its key character-defining features also should remain intact. These may include architectural details, such as dormers and porches, ornamental brackets and moldings and materials, as well as the overall mass and form of the building. It is these elements that allow a building or district to be recognized as a product of its time. 0 0 EXHIBIT UJ- il 11,3/ January 24, 2001 4 7 6-.0 1 [7-1 To : HPC- Community Development Dept. Aspen, Colorado From: Snow Queen Lodge 124 E. 8ooper Aspen, Colorado Dear Sirs: In response to your request for a written response to our application the following letter will apply. Since the Snow Queen had some major modifications done in the 1980's (see photo) we do not feel it fits the historical designation anymore. There were major additons to the rear and renovations...twe rooms were added on to the east side and the porch was modified in the 1980's and the replacement of materials and additions to the rear do impact the historical integraty of the structure. The high property taxes over the years have Always been an issue with us and has certainly cost us a lot over the years. The increased value of land and properties like the Fireside Lodge that was torn down and expensive condos. built and sold, had a dramatic impact on the tax increase on our lodge about a bleck away and never seemed fair since we have a 115 year old lodge and the tax base relates to new million dollar condos. down the street. Due to the high taxes over the years and constant maintenence and repairs of an older building plus major renovations to keep up with the competition, has taken it's toll on our financial picture. Over the years we have deprived ourselves financially having had to subsidize many times so we have had very little profit to show for the 28 years and hard family work and effort put into our Bed & Breakfast lodge to try and keep it affordable for guests coming to Aspen. Our income and expense statements through the years show we have never make much of a profit. As Â·Par as the neighborhood influencq, the newly constructed duplex condos located in the rear of our property have certainly had a negative influence. We feel we would like to be removed from the Historic Inventory because so many regulations over the years continue to plague us plus the high property taxes are continuing to decrease the value of this old structure. If in the future we would decide to sell all this would have a negative impact on the value. Sincerely, Lft#- /0,-22<_ TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods. Community Development Director Joyce Ohison. Community Development Deputy Director...*4--0 Ai FROM: Chris Bendon. Senior Planner :11,~ : RE: 2 Williams Way - Request for Removal from Inventory DATE: January 24Lt 2001 Southern fagade Eastern portion ; , -- 7 Â· 2.K: fEÂ·.1$.2 . i. 31Â¢21Â·i.: -:-: i,-- :.- 'piÂ·.ZA-t?'w.. 1-L / , r â‚¬ -UÂ· I :. :me -1. I 'L - 7 4 ii:;1~44.-2 --e,.~~1, Â·-ritii- il?* '1211~ : mil - Project: 1 2 Williams Way Request: Request for Removal from Aspens inventor, 1,f Historic Sites and Structures Public Hearing: Yes Date: January 24,2001 Process: Request for Removal from Historic Preservation Commission Inventory Appeal of HPC decision (if City Council requested) Recommendation: Remain on Inventory Summary of Request . Scott Hicks and 1Maureen Kinney are the owners of a residence at Z Wiiliams Way currently listed in the City of Aspen s Inventory of Historic Sires and Structures. The property was listed in 1999 ( Ordinance 18 j after Cky Councii directed staff to analyze the - .4 6Â·.'Cl 2. The inventory of historic sites and structures shall include all structures in the City of Aspen which continue to have historic value and such other structures identified by the Historic Preservation Commission as being outstanding examples of more modern architecture. Staff Finding: As the means of assessing the concept of "historic value," the Land Use code provides that the building should be evaluated in terms of its current architectural integrity. current historic significance. and current community and neighborhood influence. Staff has based their review on the attached Architectural Inventory Form (attached to this Memorandum as Exhibit A). completed in Ihe summer of 2000. Architectural Integrity Architectural integrity is defined in Aspen s Historic Preservation Guidelines [the -'Guidelines"] as: a measure of the wholeness or quality ofail of the historic features. which make up the building. A building that has been added to and hadjeatures removed is said to have had its integrity compromised. In addition. the concept of integrity is discussed in the Guidelines as: A sujficient percentage of the structure must date from the period of significance. The majority of the building s structural system and its materials should date from that time and its key character-defining features also should remain intact. These may include architectural details, such as dormers and porches, ornamental brackets and moldings and materials, as well as the overall mass and form of the building. It is these elements that allow a building or district to be recognized as a product of its time. The structure is not listed as a Historic Landmark. The structure has been altered from its original state. The eastern portion was moved to the site and attached to the original structure inthe 1950's or 1960's. It appears that a series of exterior modifications have taken place. None of these modifications, however, render the structure irretrievable. In fact there exists significant resources upon which a historic renovation could be successfully accomplished. The structure was identified as a "supporting historic resource" during the 1999 review. No alterations have occurred since that review and staff still maintains this structure is a supporting historic resource. structure remaining in the neighborhood emphasizes the importance of protecting the structure. Stan'Recommendation Staff recommends the structure remain on the Inventory of Historic sites and structures. Upon the advice of the City Attorney, the motion has been worded to remove the property from the Inventory. If the motion passes. the property will be removed from the Inventory. If the motion does not pass. the property will remain on the Inventory. Recommended Motion "I move to remove 2 Williams Way from the Inventory of Historic Sites and Structures. finding that the structure does not meet the criteria for the Historic Inventory." Exhibits Exhibit A: Resolution No. , Series 2001 Exhibit B: Architectural Inventory Form Exhibit C: Minutes from 1999 Historic Inventory listing Exhibit D: Application Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: Acting Vice-Chair Aspen Historic Preservation Commission ATTEST: Kathy Strickland, City Clerk Resource Number. 5PT.952 Temporary Resource Number: 002.WW Architectural Inventory Form (page 2 of 2) 21. General architectural description: This sinale storv wood frame minina era structure is made ug of a number of indenendent Darts that have been combined into one structure. The west Dart of the structure is a tvoical Miner' s Cottaae. and was the oriainal structure on the site. It has trianaular windows in the cable ends facina east and a simole asvmmetrical facade facina west. The main front cable has a shed roof extension off the north side with a series of casement windows and an additional door. The structure sits un on a raised deck with lattice infill below. The west volume is connected to an L-shaped minefs cottaae tvoe. bv a verv low oitched shed roof volume which intersects the rear of the west structure and the side of the east one. The connector has a series of windows facina south. The deck level from the west side continues around to this side and serves as a base to the eastern structure as well. The eastern structure has a front cable facina south with french doors centered on the facade. 22. Architectural style/building type: Late Victorian 23. Landscaping or special setting features: The site 's bounded bv roads on three snes. and has a grove of cottonwoods in a relativelv natural setting. A stone wall runs into the site from the southeast creatina a level area on an otherwise rollina site. 24. Associated buildings, features, or objects: none (a bam and outhouse were once iocated on the site) IV. Architectural History 25. Date of Construction: Estimate 1880's (western oart) Actual Source of information: 1896 Willifs Map 26. Architect: Unknown Source of information: 27. Builder/Contractor: John Warkentin (?1 Source of information: Pioneers of the Roadna Fork. bv Len Shoemaker, Jim Mari<alunas 28. Onginal owner: John Warkentin (?1 Source of information: Pioneers of the Roarina Fork. bv Len Shoemaker, Jim Markalunas 29. Construction history (include description and dates of major additions, alterations, or demolitions): Eastern structure relocated onto the site from either East Durant or Main Street. see historv below. date unknown. Alterations to both structures. windows. exterior materials. low connector. all dates unknown. ore 1998. 30. Original location X Moved X _ Date of move(s): Date Unknown V. Historical Associations 31. Original use(s): Domestic 32. Intermediate use(s): 33. Current use(s): Domestic 34. Site type(s): Residential Neiahborhood. Multi Familv Resource Number. 5PT.952 Temporary Resource Number: 002.WW Architectural Inventory Form (page 4 of 4) VI11. Recording Information 47. Photograph numbers: R10: F22. 23 Negatives filed at Aspen/Pitkin Communitv Develooment Deot 48. Report title: Citv of Aspen Uodate of Survey of Historic Sites and Structures. 2000 49.Date(s): 6/29/2000 50. Recorder(s): Suzannah Reid and Patrick Dumeld 51. Organization: Reid Architects 52. Address: 412 North Mill Street. PO Box 1303. Asnen CO 81612 53. Phone number(s): 970 920 9225 NOTE: Please attach a sketch map, a photocopy of the USGS quad. map indicating resource location, and photographs. Colorado Historical Society - Office of Archaeology & Historic Preservation 1300 Broadway, Denver, CO 80203 (303) 866-3395 1 6 Zi,4 1.-_1 /; r ~ \ Cart (4 , '7V--G~. -~ l1, 3, ~ TMWI ' hz=\ , 25% 7- ' tx : I -I .u% ilpr'' 4*53 ~&:3)&#it'.4*<42-- - 3 - -'.k% .~ ~i -=.-4 >- - 4 4 ) D . 9. 4% Â©002/- 1 \ -- f I Â·Â·Â»-hi--265945-377<SE-2 -44-*T,; ~I ~.**l= - 11=> .\2Â» 24Â«14 4 / . =t-- 4-- 2 --=2- , 11'W 1. . X-->- AeS~=" -- 1 3;22~+Ffi Z;. 7 - -- -â€ž.Q- Â·- i z -' â€¢34, -1 - - *'L jf<itÂ·t~r---um---__.- - - 7 9 7 . -1 x-42-$6$*LL- 4. -- -~ --- - --- 0 .. 6 , ~'-- -,6, CZEPX>1Â·. . -* . Â· bÂ¥r zee/en, , '~ GOLF COURSE b ...4.1 1-- - wa. / . 'I .- I . _' ~ 11 I , I. I I ' 1/4, . - * 9 -2-li . - '' - ''5)1'... 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Â·v'or i~'11Â«LÂ·ti i)~fiÂ»~ .p==~~ - #.. 1%, ',{ft:94~~;M'#475334* :h .,~,\ i-/ All Survey Sites are included wi[hin the City of Aspen iimits. Aspen Quadrangie See Sketch mao for identification of specific location ind building con[ext Colorado-Pitkin County 1960, Photo Revised 1987 Scale: 1.24 i. 3 Minute Survey 1,4 SCALE 1 24''I:0 . L.. 1 1 1 *99' | 21] MILS -n -, Â· Cuc 20<co Pocc =000 3030 -3030 Z000 'EE' 20 MILS '~ -- 2 ' I.-4.--1 - 1 11 7 1 + 9 N -ER,/AL -1 n Z == Uâ„¢ GRID AND 1987 MAGNETIC NORTH MCLINATION AT INTER OF SHEET '04 ,':.... ,_.,- 1 '- â€¢Z' .A- ~,â€žu >4 20.929 Regular Meeting Aspen Citv Council June 28. 1999 â€¢~,Ordi~,~; #27,~949 - 121 N Nifth Historic T i#dmark I / - / \L Yquest 3'17ds - pier Needs 1~â‚¬ssme~t~ . â€¢ Reholdtion #55, 1389 - Conrra~ Affor*Ble H o~idg -' ' 1 ~~*9nlre ~' ~ 1 1 / , \ '4~ Non-PrgEGrants RpWwtÂ®pdinrmentj// 4 f . 1 â€¢94nce #29>f999- Cdde .-\UnUKent -,DeliveryVehleles / 1 \ i 1 1 / ,/Orclin46930. 1899 - â‚¬:â‚¬de,/Aendu~k *~pIing/I'ras~~~#0~~%r Â¢ 1 from,Efdt.Â·x Co~ I. I 1 1 \Ij / I : / / â€¢,0*llocatip<for Housiug'~Sur?y .4-% / I . , 1 â€¢ Miiwtes - Jun*4.199 / Nh, I - Roll/;11 vote: 9#uncilpAnb@rd~rsheifver. Pauisyf~s: Mar alunas. yeÂ£ McCabe:yes: MAyor Richards. fes.~4{otion,parried. ORDINANCE #18. SERIES OF 1999 - Historic Designation 2 Williams Way Sarah Oates. community development department. reminded Councii when this subdivision was reviewed last year, Council wanted staff ro look into putting this on the historic inventory. Ms. Dates said this property was annexed in 1992 and the last historic inventory update was 1991. HPC and P & Z both voted unanimously to add this property to the inventory. Ms. Oates said the western most portion of the house is original to the site and is an 1885 building; the central portion is an addition; the eastern portion is also about 1880's but was moved to the site in 1960's. Ms. Oates said a building meets that historic landmark criteria if it is at least 50 years old. Another criteria is that the building be unique. This is one of the few buildings of that type left in the east end. Ms. Oates recommended this be a supporting, rather than contributing, structure to the inventory as its original integrity has been compromised. It may be retrievable Scott Hicks, owner, told Council he does not want another burden put upon this house. It costs an owner money to have his house listed on the 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF. APRIL 14. 1999 Sbibik-6 Chairperson Suzannah Reid called the meeting to order at 5:00 p le Members in attendance were Roger Moyer, Gilbert Sanchez, Ma: tS-â€¢05"~43 Susan Dodington. Heidi Friedland, Christie Kienast Maureen M and Jeffrey Halferty. Lisa Markalunas was excused. Staff in attt ,/~64~D were Assistant City Attorney. David Hoefer; Historic Preservatit.. Amy Guthrie; Sara Dates, Planning Technician and Chief Deputy City Clerk, Kathleen Strickland. MOTION: Roger moved to approve the minutes of March 10th and April ?th minutes: second by Gilbert. All in favor. motion carried. Disclosure Suzannah stated that she is friends with rhe owners of 2 Williams Way and they had a brief discussion on the implications but very general. Amy stepped down on 134 W. Hopkins. Heidi stepped down on 2 Williams Way also. 834 W. HALLAM - EXTENSION OF CONCEPTUAL APPROVAL MOTION: Roger moved to extend conceptual approval for 834 W. Hallam until April 26,2000: second by Heidi. All infavor. motion carried. 2 WILLIAMS WAY, INVENTORY, PUBLIC HEARING Suzannah recused herself. Heidi recused herself. Christie seated. Maureen seated. The affidavit of posting was presented to the attorney. Sara informed the board that City Council requested that staff look into placing 0002 Williams Way on the Inventory of Historic Structures. The west side ofthe property is in its original location and built around 1885. The east side of the property with the gable was moved to the site at some 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF. APRIL 14. 1999 historical structure. The middle part that connects the historic west and the east was built in the 1960's. It comprises at least 5094, ofthe current square footage which is 2,000. There are two original doors remaining on the original structure and no original doors on the structure thar was moved to the property. Of over 20 windows there is only one original window. That indicates that there has been quite a change to the property. Jim Reeser who worked for Tri-Cor Corporation in the early 60's had his office in the structure. The structure was then used as a structure for the Hunter Creek Association. Then the county stepped in and bought the property and it was never listed as historical. Then the county exchanged the property for some mining claims on S muggler Mtn. Maxwell gave up his mining claims and got the one acre parcel in town with the property as k is today around 1990. The property was then annexed into the City. The property is segregated from the original townsire. The property is resident occupied and deed restricted affordable employee housing in the unit thai they live in. The one bedroom is category four. In the memo k indicated that the property would be a supporting structure. The Way it iS written puts fear in the homeowners when it is written thar the structures have received substantial alterations over the years: however. with substantial effort could be considered contributing once again. The owners are hesitant ro be under cir) bureaucracy as they are already under employee housing guidelines. They sold some of the property to the City for the park and gave 7.000 square feet as an easement to the city so that they had a realistic size park thai could be used for the area. The owner feels this house is an issue due to the politics of the day. The owners requested again that their house not be listed. David informed the Board and owners that HPC iS not the final deciding body on this matter. Amy relayed to the HPC that the last time the inventory was done was in 1991 and the property was annexed into the city in 1992. The inventory will be updated next fall and that is why it is not presently on the inventory. CLARIFICATIONS The maximum square footage is about 7,700 square feet based on a duplex. The historic landmark lot split does not apply to this zone district. A code amendment could be brought forward. J ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF. APRIL 14. 1999 MOTION: Mary moved to recommend approval of adding 0002 Williams Way to the Inventory of Historic Sites and Structures ro City Council, Finding that the criteria for a Supporting structure has been met: second by Christie. All in favor. motion carried 7-0. Yes vote: Roger, Gilbert, Mary. Susan. Je#rey. Christie, Maureen Mary relayed to the applicant thar research indicates thar historic properties only get more valuable. The Board felt thar possibly relief in the fees charged could be explored. 531 E. COOPER - MINOR DEVELOPMENT Stephan Kanipe. Chief Building Official stated rhar there was extensive work done in the four apartmenrs on the interior only by Tanner Construction. He doesn't know who did Ihe brick work. Roger stated that there is a major violation to an historic building and it could cause structural damage. The exterior brick needs removed and repaired. He relayed that he tried to call the contractors but there was no answer. Suzannah stated that there are two issues: The issue of having the work done without a permit The other issue is how do we get remediation for the work that was done in terms of the historic building. Roger felt that there was a third issue: If you have a contractor working on an historic building maybe we need to look at masonry contractors going through a training. Stephen stated that the department is headed toward that particular training. David Hoefer, city attorney stated that staff will investigate and report back to HPC. 5 * 01/19/2001 11:14 9709257074 ASPEN COUNTRY DAY PAGE 03 1- 1 1 CF < 424:=:~ ~C<~z':m~Â£3~);;'>S+~~1*~>)2 ~~~'~_,-1.~ '~~ ~ ~Â« 11;,iiv'--Â·=; : (4~ 2,431 1 .2Â»421'4'\'4~4= Â·Â·fir:%2tul fi/ 1!Â·,4,\,1. 1,12--> 1' 2/*31.82' ff/./7/:33>tf I '. h.42Â£%4--Â·. 4.-C th bi U . -z.t.:rt>-ti-7- -1 ,1 .r= r - 70; \94 LTS<iJA<jHeSET -en-- ,L)/ 7,;-'r~ lr,-:.~, -- 4 - tÂ· 2=5*0:*-~ZL/.- . gl . 1.-- -1 r -- / - - - : 49.-Â·34..3~..t-9#*:\22*Vois>72*bT -2-~9~*3-, ~-~f rÂ¢ ?. :Vj :.. . ~t- 4. *Ar %*=ae*Z:~i.-/:.- . ./ \. . 46*/.-h.. LICK.-9'FT.'76...$ I . . - .. 42 ~ 2 - 43)1Â·1:%Â·.f.:F'Â·iyl b ~7313*-1%1 - . 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Ii<91'il.1.\ / --- 24.~~t:..TZ#~~LI~.L~ ' 1 - U : . -- -. . . di L Â«ttlp,vY 7,4*ti~< w~VA:~32*Â» c #2-5 - ,;* .0, $ 7464" 4*U,J/. di ex#R:2Â©~ ~~2 *362%0<fle:7<fl~:~~... 4 + ~ j Aw 444uLG â€ž*,k UK, *3, , C...'07/nN?11/!1 Â£ 3 54. 4%5 -Cte..A4 -1- G,ml PitsÂ·/Â· '481'liteâ‚¬ /1\11#MUf'!fl'VO'... I '21 - . i,zÂ· â‚¬)' 1. r-1-4,%'#,2~ R#,35Â¥lf?,444.GAâ‚¬Ft,~ 'fl ' 1 /-" t : ' All Survey Sites ire included within the City of Aspen timics. See Sketch map foridentincation of spectflc location ind building context Aspen Quadrangle Colorado-Pitkin County 1960.Photo Revised 1987 Scale * 1:24 I. 7.5 Minute Survey -IIi SCALE 224 CCO : 41 LE 1 r ./ - - - 000 0 .occ 2000 JO(CO 4000 300 !1000 'Coo /7/' 70/tlst / . I 1 5 3 : 0,5/E-2, --- -7 - Uâ„¢ G.10 A.0 19.7 â€¢AUSNEAC â€¢00â„¢ CONT5UR :NTERVAL .10 =EE- OC.INATION AT CENTER y WEET Uâ€¢â€¢... . ... JV. â€¢ . ' I. 1 1.- JATUM OF :929 NA- A-â€¢' .'an'-'' ,/a"/AL 01/19/2001 11:14 9709257074 ASPEN COUNTRY DAY PAGE 05 homeowners. This questionable preconception resulted in a misplaced trust in a himorical review process that was deaf to the t,ue wishes and needs ofthe individual homeowners. The property at 2 Willisms Way has somc cor-- ---; that are over 50 years old. Two separate dwellings with a total floor area ofair- - _atety 750 sq. 1 are over 50 years old* These propelties were united in the late 1960's within addition of 850 sq. 1 Ofthese original dwellingg three of sixteen originaj windows, one ofsix doors, and three of eight exterior walls remark The historic valne ofthe property has been diminished by th, changes 1 aimsdy completed on the house. The overall semblance ofthe house reflects the Victorian architectural style. Although the house is considered "cute" by some observers. this perception doesn't qualify as a glandard for designation. Furthermore. the architectural inventory form recognizes that the "structures are significantly altered" The current appearance of the house doesn't justify its inclusion on the inventory. Previous owners have undermined the true historic integrity of the buildings. The property has never held any true historical significance dictated by the events of Aspen or its citizens. The recent history ofthe house, however. offers some interesting insight to the relative historical importance ofthe property. The past thirty years are defined by the endless meddling ofthecounty andthecity indetermining the true purpose ofthe properly. The east end ofthe house was movod from its ofigimt location on Main Street in the city of Aspen to its current location, which was in the county. The city failed to see any historical significance that may have simply justified allowing the house to remain within the city limits. Once it was discarded to the county, the propeny saw the architectural changes that resulted in the current juxtaposition of buildings. After a fcwyears of blissful solitude as company offices for the Tri-Co mining firm, the property was purchased by the county. In 1992, the county |I'l')}l-:/L , 01/ 13/ 400/ 11:14 3 1 U 76 J f U f . M..1 1... I '.â€¢61-1 1.,~' wr. 1 . r-'- - I 0 . by grand slructores to communally houle the working people of Aspen. Ths= buildings define the true chirac= of the neighborhood community. Our property on 2 Williams Way deserves to be removed from the historical inventory, be-se its architectural integrity has been denigrated by previous owners, its historical legacy is nonexistent, and the surrounding character ofthe neighborhood overshadows this properly. Although the HPC has taken grcat strides with it recent publication of development guidelines. the process is still flawed inits refusalto allow the homeowner tomake any independent decisions. Theburdens ofthe system are imposed onto the homeowner for even minor repairs to the house. Thecumot process is anallor nothing review that restricts the Amdamental property rightâ€¢ ofthc homcowner. A rational review of the inventory guidelines clearly indicates that this property does not meet the standards for historical designation