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Home My WebLink Aboutagenda.hpc.20010321G ASPEN HISTORIC PRESERVATION COMMISSION March ~t 2001 REGULAR MEETING, 5:00 p.m. COUNCIL CHAMBERS SITE VISIT - NOON - Meet at 935 East Cooper Avenue. If you cannot attend, be sure to visit the properties on your own before the meeting. 5:00 I. Roll call II. Approval of minutes III. Public Comments IV. Commission member comments and project monitoring V. Disclosure of conflict of interest (actual and apparent) 0 VI. .OLD BUSINESS /7 A. 515 Gillespie Avenue - Historic Landmark Lot Split / Conceptual Review, Partial Demolition, On-site Relocation. / Public Hearing to be continued to April 25, 2001 B. 629 West Smuggler - Conceptual, Partial Demolition - Public Hearing to be continued to March 28, 2001 C. 501 West Main Street - Conceptual, On-site Relocation, Public Hearing to be Continued to March 28, 2001 D. 332 West Main Street - Final Review - Public Hearing,Vf*nÂ£.0 E. 328 Park Avenue - Conceptual, Partial Demolition, On- < site Relocation, Variances, Public Hearing 1Â¥. 213 West Bleeker Street - Demolition Issue VII. NEW BUSINESS VII. WORKSESSIONS A. 935 East Cooper Avenue VII. ADJOURN RECOMMENDED STIPULATED ORDER The Aspen Historic Preservation Commission. have concluded bv a preponderance of the 0 evidence that Ron Schelling violated Historic Preservation Commission approvals and the building plan. Thus the Aspen Historic Preservation Commission hereby recommends and Ronald and Lori Schelling agree that CitÂ¥ Council mav impose the following penalties upon Ron and Lori Schelling: 1. Require Mr. Schelling to submit to the Aspen Historic Preservation Commission a plan for the remediation of the violations for their review and approval. The violations include those items detailed in the findings and any other violations determined upon further inspection bv staff and monitor. Until approval of the remediation plan. said plan to result in a residence conforming to the original approved plans and color photo attached to this order, no construction. demolition. or other alteration of the historic proiect at 213 West Bleeker shall occur except completion of the foundation that has been permitted as a limited exception to the red-tag because of safety considerations. 2. All remedial historic work approved by the Historic Preservation Commission shall be performed bv authorized contractors. If approved by HPC, some remedial work may begin. even as other issues are being discussed and resolved. 3. A weekly plan of action and a report of progress shall be submitted to the City's Historic Preservation Officer. 0 4. The owners shall pav a penaltv in the amount of $75,000.00, payable as follows: a. $25,000.00 payable upon signing of this stipulated agreed order b. $25,000.00 payable one year from date of signing this stipulated agreed order c. $25,000.00 payable two years from date of signing this stipulated agreed order. Payment of the balance of the money shall be evidenced by a promissory note secured by a second deed of trust encumbering the property the subject of this order. In addition owners shall reimburse to the City of Aspen for the legal fees of Tim Whitsitt, Special Counsel to the Aspen Historic Preservation Commission in connection with this matter. 5. The owners shall provide a letter of credit in an amount sufficient to cover the estimated cost of the completion of the exterior work. The language shall clearly reflect the purpose of the letter of credit. The letter of credit shall automatically terminate upon the issuance of a certificate of occupancy for the 0 house. 6. The owners shall write a letter of apology to the community concerning the damage to the historic resource, which shall be reviewed as to form bv the RE:388.SchellingOrder03211 1 City Attorney and which shall be submitted to the Aspen Times and the Aspen Daily News no later than ten (10) days after receipt of the decision of the Aspen City Council in this matter. 7. Reserve to HPC shall reserve the right to address violations regarding the historic resource not previously discovered or that may be discovered in the future. APPROVED BY THE COMMISSION at its regular meeting on the day of ,2001. Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk Approved as to Form: Tim Whitsitt, Special Counsel Approved as to Content: Ronald Schelling Lori Schelling Approved as to Form: Douglas P. Allen, Attorney for Schellings RE:388.SchellingOrder03211 2 Suzannah Reid, 11:16 AM 3/20/01 -0700, FW: schelling house for HPC wednseday User-Agent: Microsoft-Entourage/9.0.2509 - Date: Tue, 20 Mar 2001 11:16:48 -0700 Subject: FW: schelling house for HPC wednseday From: Suzannah Reid <vkr@rof.nep To: Jackie Lothian <jackiel@ci.aspen.co.us> ------ Forwarded Message From: "Rally Dupps" <rally@aspeninfo.com> Date: Mon, 19 Mar 2001 16:09:38 -0700 To: "suzannah reid" <vkr@rof.nel> Subject: schelling house Unfortunately, I will not be able to attend Wednesday's HPC meeting, so I am writing out my concerns over this issue. I feel that the fine of $75k that was discussed by both the HPC task force and the owner's attorney's is not the correct solution for this problem. Furthermore, I feel that in this case, a moratorium for any length of time placed on the property is also unfair. To sterilize this property poses a safety risk to children in the neighborhood and remains as an eyesore to the neighbors and the community. The fee seems to give the message that people, for an amount of money, can demolish any historic resource for a price. I feel that we need to put a stop to this. I am in support o f revocation of all variances, and landmark status. I have discussed in the past issues that I have had with this project that are well known to this board. But the one that I keep coming back to is that the owner / contractor had passed our contractor course.and should have known better than to demolish his home. Owners of historic structures in Aspen come and go, but our community has lost an irreplaceable community resource. although it is human nature, I am concerned that our board might suffer from being worn down by the applicant and his attorneys from the length oftime it has taken to resolve this matter. We should not capitulate to things that we know in our hearts to be wrong. It is our job as HPC members to stick to our original convictions and send a message to this community that preservation does not have a price tag. On another note, I am in support the application for 332 West Main street with staffs recommended conditions. -Rally Dupps HPC Printed for Jackie Lothian <jackiel@ci.aspen.co.us> 1 .-LERHEIM LUISE + 00019709207723 NR.450 801 // ~44 ~10'04866 i 1-0 vil 190 9 9 0 7 9-2 3 architeÂ©16 F#umu ADAAâ€¢t; Stou##05.' 5 0414,07- 5!5 ft*350*Jr FinÂ£- k,*FAE,mify *tmigu 61 ,%*ur -ge mum;f( 86 -01* ULMVYiarlf 100 03,UDLI'U,4 #r- 313 14/. 06##FaL, 50-r ; Cullar* To 515â€¢120 A- F#W -11Â£00#Fer> 8,2, *6144Â· 4~Al$(OP<* Row . Af@Â¥- T#e. Nal) MAN,- *WU: Pet##00Â¢466 1%Â¢ "#f#o'UATFU ' 02'ouRN HiD *Flg Tict **CU,41* 95*@erâ€¢IQA=%\0*5 AZA* 1% PIWI- , I t*cewfp 0//'04/* FNeWe C0ru-5 F#tÂ¢444 USA'efs . 7* 63.(/Unz Atc,# 51,10#D 1Â»,FÂ· fÂ»:Broo U Â»r llc e* W,19 *66* 113 k'r -U#'A. 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IF te:ume AÂ¢â‚¬BFTâ€¢6Â· TRE /It*mirke FewcTY- 0*4195 k Ma,6 05*68 'to OUA- Co!64640 K#rf Bâ€¢W 87486 (*~2â‚¬Â¥ 80*UBS . Mt tikam*doTDC~ i T UgulÂ© Uuota414% 84- P*UFf lip 4-Kc,Ef358Â£Â©f 986*r Afeds 9 *MFAce'-T Gut:i,UK- ~ #*61*{C ;CirL*#5 6# 11% Ptfu#el . tue: D#410Â£2il- 4,81,0 -22 Po -rkt 5. $4*T M. *4â€¢,c,en. . 33 a Lu . Fn a .1 EXHIBIT -r~ 0 0 /62,/ County of Pitkin } AFF*]3X~'1'~~ PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.304.060(E) I, 3.AsoJ LAPoLJTE , being or representing an Applicant to the City of Aspen. personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S. Mail to all owners of property within three hundred (300) feet ofthe subject property, as indicated on the attached list. on the 27 day of FE:I3#UAFf , 2ooL (which is l.5-days prior to the public hearing date of 14 19'Aec,11=>( ). 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the 2 7 day of TIm&*44rf , 2001.. to the l 1 day of T-;7,4â‚¬ol~ . 200 { .(Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. Â» 49 .... rm. . Signature -/Â»i,1 -/ 1/V .~, 3 z * Signed before me this27day of -:#*9/4,1~fÂ· 11 '41 232 2001. by f .4 & â‚¬40- I 1.7 / *~ 1. 1: -1. f AA~Th/1~ 4 99 :1 4.. 4 t 4 r. .44# 4 ., f. *'**23Â¥ â€¢U~, . r : I T..17 - , , . 47.*4'~1 I % f 4 f .Ap WITNESS MY HAND AND OFFICIAL SEAL ' . ' ' &4 /- I - --f - A Â·t kiNk = 1. ..1 r,Â·- .: '~,"1''~6~' f '4* u"': . My Commission expires: \\0\,1,1111 m,4 40K L.Uff/,t> Â·4OTAR;'Â·., 24 10< r j.0 2/ Notary Public PUB L\0 / i 4........ 1%7 OF CO\. 0 44,"li,"11%'"'# MY COMMISSION EXPIRESÂ· October 8: 2002 J '0'*,â€ž11111"44* *4 PUBLIC NOTICE RE: 332 WEST MAIN STREET FINAL HI'C DESIGN REVIEW NOTICE IS HERBY GIVEN that a public hearing will be held on Wednesday, March 14, 2001 at a meeting to begin at 5:00 p.m.,before the Aspen Historical Preservation Commission, City Council Chambers, City Hall, 130 S. Galena Street, Aspen, to consider an application submitted by Dr. & Mrs. John R. Seals, represented by Harry Teague Architects, requesting Final HPC approval for the property located at 332 W. Main Street. The property is described as lots K and west half of L, Block 44, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Development Department, 130 S. Galena Street, Aspen, CO (970) 920 - 5102, fred@ci.aspen.co.us. B/Suzannah Reid. Chair Aspen Historic Preservation Commission Published in the Aspen Times on February 24. 2001 NAME PARCEL ACCOUNTNO OWNERNAME Aspen 273512452005 R001337 ALG SECOND QUAL PERS RES TRUST Aspen 273512491002 R010757 ASPEN HOMEOWNERS' ASSOCIATION Aspen 273512434004 R000889, BARKER JACK 1/2 INT Scott Building 273512450005 R008691 BARTON META PACKARD Aspen 273512442004 R000108Â· BECK GLENN A Aspen 273512491031 R010786 BLAU SETH J Aspen 273512436002 R010664. BLEVINS J RONALD & PHYLLIS M Aspen 273512491007 R010762. BLONIARZ JOHN W & DONNA L Aspen 273512452003 R000187, BRAFMAN STUART REVOCABLE TRUST Aspen 273512491110 R010765 BROWDE DAVID A Aspen 273512442006 R000231 CARINTHIA CORP Aspen 273512491019 R010774 CHAMBERS PETE Copeland-Twining Pioneer 273512480851 R009961 CITY OF ASPEN Herron Apartments 273512452012 R001250 CLICK JANE Aspen 273512442005 R000313 COMCOWICH WILLIAM L Aspen 273512491023 R010778 CONDER CANDIDA E Aspen 273512491008 R010763. CRETE ASSOCIATES LP Shadowview 273512452013 R000347 CROWLEY SUE MITCHELL Aspen 273512491034 R010789 CRUSIUS FRANKLIN G Herron Apartments 273512452008 R001262 DEREVENSKY PAULA Aspen 273512491006 R010761 DEROSE VINCENT Aspen 273512434006 R000285 DOBBS JOHN C & SARA F Weaver 273512480003 R01Â·4345 FISCHER SISTIE Shadowview 273512452016 R001287 FLECK KATHRYN Aspen 273512491018 R010773 GOLD RANDAL S Aspen 273512491033 R010788 HANSEN WERNER AND HARRIET Herron Apartments 273512452010 R001343, HUGGIN H SCOTT Aspen 273512491022 R010777 JACOBY FAMILY LTD PARTNERSHIP Scott Building 273512450004 R008690 JOHNSTON FAMILY TRUST Aspen 273512491025 R010780, KARP MICHAEL Shadowview 273512452015 R001069 KASPAR THERESA DOSS Aspen 273512491015 R010770 KEIM JAMES T Herron Apartments 273512452007 R000119 MARTIN SCOTT M Aspen 273512441005 R000424Â· MCDONALD FAMILY TRUST Herron Apartments 273512452006 R000246 MOUNTAIN STATES COMMUNICATIONS INC Aspen 273512491013 R010768 PEITZ H QUINN JR Aspen 273512436001 R010720 POTVIN SALLY ALLEN Aspen 273512491035 R010790 PRICE DOUGLAS L AND VALERIE Aspen 273512491029 R010784 RICKEL DAVID Aspen 273512441704 R000332Â· RISCOR INC Aspen 273512441001 R010202 RIVA PARTNERS LP Aspen 273512491039 R011756 ROGERS REGINA Herron Apartments 273512452009 R001344 ROSENTHAL DIANNE Shadowview 273512452014 R000722 SAMIOS CAROLE Scott Building 273512450008 R008692 SCOTT MARY HUGH Aspen 273512441007 R000937 SEALS JOHN R & CAROLYN 1 Aspen 273512491026 R010781 SHEEHAN WILLIAM J AND Aspen , 273512491020 R010775~ SILVERSTEIN PHILIP . 6 ( Aspen 273512491028 R010783 SIMON LOUIS & EILEEN Aspen 273512491014 R010769. SLOVITER DAVID Aspen 273512491003 R010758c SLOVITOR DAVID AND ELAINE Aspen 273512442002 R001293.. STRANDBERG JOHN J & JANE T Aspen Medical Center 273512453007 R010466 TAD PROPERTIES LTD LIABILITY CO Aspen Medical Center 273512453004 R010463Â· TAD PROPERTIES LTD LLC Aspen 273512491111 R010766. TEMPKINS HARRY Herron Apartments 273512452011 R001460- THALBERG KATHARINE Aspen A 273512452017Â·R001408 TORNARE RENE Aspen 273512491037 R011754 TWIN COASTS LTD Aspen 273512441003 R010204Â· WHYTE RUTH Aspen 273512442003 R000622t WOLOFSKY MOIRA 50% INT ' LAubergerbAspen 273518281004 LAuberge DAspen 273518281005 LAuberge DAspen 273518281010 LAuberge DAspen 273518281011 LAuberge DAspen 273518281003 LAuberge DAspen 273518281016 LAuberge DAspen 273518281006 LAuberge DAspen 273518281017 LAuberge DAspen 273518281009 Alk +1010.c,,3 L,e-p z.i. ~ G,XY;Vt. Â£ S 4,1.. A LAuberge DAspen 273518281012 t - A- Cbrp wgchkA LAuberge DAspen 273518281002 LAuberge DAspen 273518281015 48 6 IAI 04 J" St ( LAuberge DAspen 273518281007 LAuberge DAspen 273518281018 C.(a-<14/6 816,1 1 LAuberge DAspen 273518281008 LAuberge DAspen 273518281013 LAuberge DAspen 273518281014 LAuberge DAspen 273518281019 VI D MEMORANDUM TO: Aspen Historic Preservation Commission JAg THRU: Joyce Ohlson, Community Development Deputy Director FROM: Fred Jarman, Planner f 3Â· RE: 332 West Main Street -Final Review / PUBLIC HEARING DATE: March 141 2001 ..A :41 ..,.:41% : Â·* TYPE OF REVIEW: Conceptual Review 1 9 991 / . I 1 ~~ ZONING: Office Zone District with Main PROPERTY LOCATION' 332 West Main St. 0 . Street Historic Overlay l. 11 1 REQUEST: 1) Partial Demolition il i -' 2) New Addition " ~1111'WI 3) 500 FAR Bonus 71* Â·f - ~-92*11it.'-~*Fl -_,2-1, mil. 1.: 4) Variances 44 1 STAFF RECOMMENDATION: Approval 1...91 SUMMARY Or KEQUEST The applicant, John and Carolyn Seals, represented by Harry Teague Architects, is requesting Conceptual Review for the renovation and addition to a residence located at 332 West Main Street. Specific land use requests include al) partial demolition of front porch and second addition in the rear, 2) construction of a new addition in the rear, 3) 500 square foot FAR bonus. and 4) setback variances for a property located on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen. OACKGROUND The subject property contains a two-story structure, built in 1888, and is currently designated as a Historic Landmark on the City's Inventory of Historical Sites and Structures. It is situated on a 4,500 square foot lot in the Office Zone District and within the Main Street Historic Overlay District. The structure was originally built as a single- family structure and is approximately 3,261 square feet in size. It is currently used as an office with five separate office rooms, three smaller work rooms, and a single story residence in the rear of the structure. The HPC conducted a site visit to the property, reviewed the application in a worksession, and approved the project for conceptual th review during a public hearing on January 10 , 2001. 1 0 51-Arr COMMENTS The following section discusses the main elements of the project and the main issues discussed at the conceptual review held on January 1Oth. Specific concerns ofthe HPC included discussion on: 1) the two-story connector hallway from the main house to the two-story garage / bedroom on the rear of the site; 2) the proposed glass infill between vertical panels on the top of the gable form on the front faGade (south elevation); 3) leaving the chimney in its current location; 4) restudying the west elevation where the mudroom connects to the main house to consider a possible jog in the wall to better define the structures evolution separating the old from the new; 5) the size of the new two-story addition to the north; and 6) the restoration / rehabilitation of the front porch. Partial Demolition of Addition Over the course of time, two additions have been made to the original house. The first addition occurred shortly after the house was built and is consistent with the original house as it maintains a consistent roof slope line with the original part of the house. The second addition is not as compatible with the original house in architectural character; specifically the newer addition is a rather distinct departure from the original house in its 0 massing, detailing, and proportions and does not significantly contribute to the original house's historic fabric. The applicants wish to demolish the second, most recent addition that extends offthe rear of the house and construct a new addition to include a two-story hallway connector to a garage with bedroom above. During this construction, the applicants wish to lift the main house in order to excavate to accommodate a full basement. The house will then be lowered back to its original foot print. This proposal intends to maintain the existing house in its exact location / footprint with the exception of the new two-story addition located in the rear of the house towards the rear of the lot. The applicants shall be expected to present adequate information to the HPC regarding the new foundation as indicated in the Historic Preservation Design Guidelines referring to foundations. During conceptual review, the HPC raised concerns over the two story "connector" hallway from the main house to the two-story garage / bedroom on the rear ofthe site. This submission for final review includes a restudied "connector" that was redeveloped to allow for roof-deck access and modified window fenestration that is balanced with adequate wall space. Requested Variances The existing residence currently maintains non-conforming encroachments into the west 0 side yard setback by 1' 3" and rear yard setback by 13'. The new addition at the rear of 2 0 the lot will actually bring the development further (into compliance) from the rear property line than the existing carport. The rest of the addition conforms to the underlying zoning's dimensional requirements. This proposal will require setbacks as described in the matrix below. Staff finds that the requested variances are appropriate in this case as to maintain the current faGade line of the front of the house with the other similar houses along Main Street. The applicants are asking for the following variances and requests: Dimensional Required Existing Proposed Variance Requirements requested Rear Yard Setback 15' 2' 5' 10' West Side Yard Setback 5' 4' 9" 4' 9" 1' 3" PAR The allowable FAR for a single-family residence on a 4,500 sq. ft. lot in the office zone district is 2,820 sq. ft. The current house maintains a non-conforming FAR of 3,261 sq. ft. This project would actually reduce the overall FAR to 3,084 sq. ft. If the HPC awards the project a 500 sq. ft. bonus for outstanding merit, the total allowable FAR would be 3,320 sq. ft. Therefore; the applicant would only be using 264 sq. ft. of the bonus. Restoration / Rehabilitation of Existing Front Porch As a result of structural deterioration due to normal exposure to the elements, the applicants wish to restore the porch in its exact location and proportions as possible. Staff 0 would like to commend the applicant for attempting to preserve, the original portions of the porch while restoring it to its original form as currently depicted. After further Staff review and discussion, Staff does not believe the porch would have to be dismantled to be repaired and restored. Staff would like the HPC to encourage the applicant not "detach" the porch and explore restoring it as it is in its current location to the extent possible. In any case, it will be important to take great care in any dismantling of the porch and conduct careful labeling of its parts so that successful reconstruction and reassembly may occur. Staff shall require the applicant to provide a restoration plan on the building permit set specifically related to the porch rehabilitation. 51-Arr RECOMMENDATIONI Staff recommends the HPC approve the requests for 1) restoration of the existing front porch, 2) partial demolition of a second addition in the rear ofthe main house, 3) construction of a new addition in the rear, 4) 500 square foot FAR bonus, and 5) setback ' variances for a property located on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen. with the following conditions: 1. Any further development for the historic structure shall be subject to further review as required by Section 26.415 ofthe Aspen Land Use Code; 0 2. That the HPC herein and pursuant to this Resolution, grants the applicant approval for a five (10) foot rear yard and 1' 3" west side yard setback variances and 3 approval to maintain all other existing non-conforming setbacks as related to the original house; 3. That the Historic Preservation Commission grants approval to the applicants for a 500 square foot FAR bonus; 4. That the applicant shall submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the second addition of the historic house are to be removed as part of the renovation; 5. That the applicant shall submit a preservation plan, as part of the building permit plan set, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retain/repair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage; 6. That no elements are to be added to the historic house that did not previously exist outside of approval granted by the HPC and no existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor; 7. That the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 8. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 9. That the preservation plan described above, as well as the conditions of approval, will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction; 10. That the applicant shall be required to provide the contractor with copies of the HPC Resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit; 11. That the site General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 12. That all representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions; 13. That the applicant agrees that any restoration has to comply to the UCBC 1997 version; 4 14. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; 15. That the applicant agrees that prior to issuance of a Certificate of Occupancy, the applicant shall sign a sidewalk, curb and gutter construction agreement (if applicable) and pay the applicable recording fees; and 16. That the applicant will provide the Community Development Department with an agreement regarding actions taken to mitigate for any potential impacts to trees on the site as a result of this land use request with the City of Aspen Parks Department prior to submission for building permits; 17. That the HPC does not approve the glass infill in the upper gable on the front elevation. This feature shall be reptored to its original form as shown in historic pictures. 3 L Du Â£ n. A- 43 /& - RECOMMENDED MOTIONI "I move to approve Resolution No, 3, Series 2001, approving the requests for 1) restoration of the existing front porch, 2) partial demolition of a second addition in the rear of the main house, 3) construction of a new addition in the rear, 4) 500 square foot FAR bonus, and 5) setback variances for a property located on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen. with the conditions stated herein." REVIEW CRITERIAAND STArr MINDING,5 EXHIBIT A - PARTIAL DEMOLITION EXHIBIT B - PORCH REPLACEMENT & REPAIR EXHIBIT C - BUILDING ADDITIONS EXHIBIT D - DESIGN IN THE MAIN STREET HISTORIC DISTRICT EXHIBIT E - FOUNDATIONS EXHIBIT F - MINUTES FROM CONCEPTUAL APPROVAL EXHIBIT G - RESOLUTION NO. , SERIES OF 2001 EXHIBIT H - APPLICATION 5 EXM'bITA PARTIALDEMOUTION No partial demolition of any structure included on the Inventory of Historic Sites and Structures of the City of Aspen shall be permitted unless the partial demolition is approved by the Historic Preservation Commission in accordance with the standards set forth in this Chapter. The applicant shall be required to address the following Standards for review of partial demolition. No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all ofthe following standards are met: a) 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, and Staff Finding The applicant is requesting the ability to conduct a partial demolition of an addition on the rear of the house. The addition proposed for demolition located at the rear of the house does not significantly contribute to the historic fabric of the house and its demolition would not detract from its current historical contribution. It is an addition that has been constructed to an earlier addition and is not connected to the original house. Staff finds this criterion to be met. 0 b) The applicant has mitigated, to the greatest extent possible: (1) Impacts on the historic signijicance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions, and Staff Finding The applicant intends to demolish an addition to the house which is not part of the original house. This demolition will not impact the historic significance ofthe house. Staff finds this criterion to be met. (2) Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions that are compatible in mass and scale with the historic structure. Staff Finding The applicant intends to construct a new addition at the rear ofthe house. This new addition will not impact the architectural character or integrity of the structure. It will be identifiable as a new addition rather than a continuation of the original house in its architectural style. Stafffinds this criterion to be met. 0 6 EXHIBIT 5 rOKCM REFLACE-MENT & REVAIR Historically, porches were popular features in residential design. A porch protects an entrance from snow and provides shade in the summer. It also provides a sense of scale and aesthetic quality to the facade of a building. A porch catches breezes in the warmer months, while providing a space for residents to sit and congregate. Finally, a porch often connects a house to its context by orienting the entrance to the street. Because oftheir historical importance and prominence as character-defining features, porches should receive sensitive treatment during exterior rehabilitation and restoration work. In the case of 332 West Main Street, the porch has suffered over the years due to constant exposure to sun, snow and rain as has parts of the main house. Furthermore, there is considerable paint peeling and in some areas the porch itself may experience sagging and deterioration of wood structure. As a result of these issues, the applicant wishes to partially repair / restore the porch in its current historic form. In doing so, they intend to preserve as much of the original porch as possible so that the historic fabric is maintained. The Historic Preservation Guidelines indicate that after discovering structural or cosmetic problems with a porch, the applicant should formulate a strategy for its treatment. The most sensitive strategy is to repair the porch. This treatment is preferred, rather than replacing it altogether. This approach is preferred because the original materials contribute to the historic character of the porch. Even when replaced with an exact duplicate, a portion of the historic building fabric is lost; therefore, such treatment should be avoided when feasible. 5.1 Preserve an original porch. The applicant intends to replace deteriorated portions of the porch where appropriate and demolish portions that are beyond repair. The size of the porch will remain exactly as it currently exists. Staff believes the porch does not need be completely dismantled to be repaired and restored. While the effort on the part of the applicant is commendable for trying to restore the porch, they shall be required to take great care in conducting the porch repair and restoration that does not require dismantling the porch. 5.3 Avoid enclosing a historic front porch. The applicant does not intend to close the porch. Staff finds this guideline to be met. 5.4 The use of a porch on a residential building in a single-family context is strongly encouraged. The applicant intends to maintain this structure as a residential use and the front porch will serve as access to the primary entrance to the residence. Staff finds this guideline to be met. 7 EXHINT C BUILDING ADDITIONS Many historic buildings in Aspen experienced additions over time as the need for more space occurred. In some cases, owners added a wing onto a primary structure for use as a new bedroom, or to expand a kitchen. Typically, additions were subordinate in scale and character to the main building. It is important, however, that a new addition be designed so that it preserves the historic character of the original structure and do not detract from the character of the building or obscure significant features There are a few basic principles for new additions that are prescribed by Aspen's Historic Preservation Guidelines. In general they include minimizing negative effects that may occur to the historic building fabric, the addition should not affect the perceived character ofthe building, and keep the size ofthe addition small in relation to the main structure. Specifically, the guidelines indicate: 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. Staff finds that the proposed new addition does not reflect the exact character of the historic house but is not too inconsistent with the historic character of the primary building. Further, the addition does not attempt to portray an earlier period than that of the primary building or imply an inaccurate variation of the primary building's historic style should be avoided. Stafffinds that the proposed addition meets this guideline. 10.4 Design a new addition to be recognized as a product of its own time. The proposed addition is made distinguishable from the historic building, while also remaining visually compatible with these earlier features. In addition, the addition maintains changes in setbacks, materials, and architectural style from the historic building that help define a change from old to new construction. Staff finds that the proposed addition meets this guideline. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. Clearly, the most visible side ofthis house are the South (Main Street facing) and west (Third Street facing) elevations. The proposed addition will be located in the rear of the historic resource. Staff maintains that the addition does not interfere with the Main Street facade allowing the original proportions and character to remain prominent. However, the addition will be seen mostly from Third Street. This addition will take the place of an older addition that is proposed to be demolished. Staff finds that the proposed addition meets this guideline. 8 0 10.9 Roof forms should be similar to those of the historic building. Staff finds that the roofs proposed are appropriate in their gable configuration similar to the gable forms on the original house. Staff finds that the proposed addition meets this guideline. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. The proposed addition is currently attached to an even older addition and not directly attached to the original house. This new proposed addition does not result in the loss or severe alteration of architectural details, comices and eavelines. Staff finds that the proposed addition meets this guideline. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. The applicant will use new materials similar to the original materials. Staff finds that the proposed addition meets this guideline. 10.14 The roof form and slope of a new addition should be in character with the historic building. Staff finds that the rooftop gable forms are slightly subordinate in scale and not highly visible from Main Street so that it does not detract from the historic nature of the house. However, it will be largely seen from Third Street but is still a smaller form that the 0 original house which is appropriate according to the guidelines. Staff finds that the proposed addition meets this guideline. 0 9 EXHINT D DISIGN IN TME MAIN STREET MISTORIC DISTRICT Development in what is now called the Main Street Historic District began with housing built during the early mining era in Aspen. Soon a few small, commercial businesses sprang up on corners in the neighborhood. Trees, typical of a residential area, dominated the early streetscape in this area. Starting in the 1940s, development of lodging occurred, either as stand-alone hotels and motels or as bed and breakfasts. While some of these more recent buildings may also be of significance, they do not establish the historic context for Main Street. The primary period of significance for Main Street is the mining era in Aspen. The primary goal is to preserve this character while accommodating compatible changes. In addition, individual buildings from later periods may also be of historic significance and should be preserved. The Historic Preservation Guidelines discuss the following elements that should be respected with any new development in this district: Building Width, Building & Roof Form, Materials, Architectural Details, and Windows & Doors. Specific guidelines include: 12.1 Respect historic settlement patterns. The applicants propose to maintain the original structure in its exact historic footprint as it is currently located. This is so that it remains situated in a way similar to historic buildings in the area. This includes consideration of building setbacks, entry orientation and open space. Staff finds this guideline to be met. 12.2 Preserve the historic district's street plan. The applicants intend to preserve the three distinct street grids intersect in the neighborhood (Main Street, side streets and alleys). Staff finds this guideline to be met. 12.3 Where one exists, maintain the traditional character of an alley. There is an alley directly adjacent to the rear of the property that services residences between Second and Third Streets. Staff highly encourages the applicant to take advantage of the alley for vehicular access to the garage located at the rear of the lot and as a new part of the addition. Staff finds this proposed addition complies with this guideline; however, it deviates from the intent the alleys serve to provide. 12.8 Provide a front yard that is similar in depth to its neighbors. The applicants intend to maintain a consistent front fagade line similar to their neighbors. Staff finds this guideline to be met. 10 INMINT E FOUNDATIONS The applicant wishes to lift the original structure in order to construct a basement then lowering the structure to its original location. This certainly involves the foundation of the house. The Historic Preservation Guidelines contain language referring to foundations ofhistoric structures. The guidelines specifically indicate: 9.1 Proposals to relocate a building will be considered on a case-by-case basis. This particular request for lifting the original structure then setting it back down on a newly finished basement is of an individual structure in a historic district. The applicant intends to maintain the historic structure with the exception of placing an addition in the rear. In doing so, this relocated building shall be carefully rehabilitated to retain original architectural details and materials. In addition, the applicant, as a condition of approval, shall provide a plan to secure the structure and provide a new foundation, utilities, and to restore the house. Staff finds that the proposed relocation meets this guideline. 9.4 Site the structure in a position similar to its historic orientation. As proposed, the house will face the same direction and have a relatively similar setback as its current location. Staff finds that the proposed relocation meets this guideline. 9.5 A new foundation should appear similar in design and materials to the historic 0 foundation. The applicant intends to reposition the house onto a new basement similar to the basement. Staff finds that the proposed relocation meets this guideline. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. The elevation heights will not be drastically changed as a result of the newly relocated house on to its new foundation thereby maintaining its current historic significance. Staff finds that the proposed relocation meets this guideline. 9.7 A lightwell may be used to permit light into below-grade living space. The applicant proposes one light well in order to provide light and ventilation to the subgrade basement. The lightwell is not on the front fa,ade of the house (per the Residential Design Standards). Staff finds that the proposal meets this guideline. 0 11 1* EXHIBIT G RESOLUTION NO. , SERIES OF 2001 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING A 1) RESTORATION OF FRONT PORCH, 2) PARTIAL DEMOLITION OF SECOND ADDITION IN THE REAR, 3) CONSTRUCTION OF A NEW ADDITION IN THE REAR OF THE MAIN HOUSE, 4) 500 SQUARE FOOT FAR BONUS, AND 5) SETBACK VARIANCES FOR A PROPERTY LOCATED ON LOT K AND WEST IIALF OF LOT L, BLOCK 44, CITY AND TOWNSITE OF ASPEN, COLORADO Parcel ID: 2735-124-41-007 WHEREAS, the applicant, John and Carolyn Seals, represented by Harry Teague Architects, is requesting Final Review for the renovation and addition to a residence located at 332 West Main Street. Specific land use requests include a 1) restoration of the front porch, 2) partial demolition of the second addition in the rear ofthe main house, 3) construction of anew addition in the rear ofthe main house, 4) 500 square foot FAR. bonus, and 5) setback variances for a property located on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen. WHEREAS, the property is currently listed as a Historic Landmark on the City of Aspen's Inventory ofHistorical Sites and Structures; and WHEREAS, the applicant received conceptual approval for this significant development at a regular public hearing before the Historic Preservation Commission on January toth, 2001; and WHEREAS, in a staff report dated March 141 2001, the Community Development Department determined the application for a Significant Development Final Review met the applicable review standards, and recommended approval with conditions; and WHEREAS, at a public hearing, which was legally noticed and held at a regular meeting of the Historic Preservation Commission on March 1412001, at which time the HPC considered and found the application to meet the review standards, and approved the 1) restoration of the front porch, 2) partial demolition of the second addition in the rear of the main house, 3) construction of a new addition in the rear ofthe main house, 4) 500 square foot FAR bonus, and 5) setback variances for a property located on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen with conditions by a vote of to (_to_). 12 / .6 0 NOW, THEREFORE, BE IT RESOLVED: That the Aspen Historic Preservation Commission approve the requests for 11) restoration of the front porch, 2) partial demolition of the second addition in the rear ofthe main house, 3) construction of a new addition in the rear of the main house, 4) 500 square foot FAR bonus, and 5) setback variances for a property located on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen with the following conditions: 1. Any further development for the historic structure shall be subject to further review as required by Section 26.415 of the Aspen Land Use Code; 2. That the HPC herein and pursuant to this Resolution, grants the applicant approval for a five (10) foot rear yard and 1' 3" west side yard setback variances and approval to maintain all other existing non-conforming setbacks as related to the original house; 3. That the Historic Preservation Commission grants approval to the applicants for a 500 square foot FAR bonus; 4. That the applicant shall submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the second addition of the historic house are to be removed as part of the renovation; 5. That the applicant shall submit a preservation plan, as part of the building permit plan set, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retain/repair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage; 6. That no elements are to be added to the historic house that did not previously exist outside of approval granted by the HPC and no existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor; 7. That the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 8. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 9. That the preservation plan described above, as well as the conditions of approval, will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction; 0 10. That the applicant shall be required to provide the contractor with copies of the HPC Resolution applicable to this project. The contractor must submit a letter 13 addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit; 11. That the site General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 12. That all representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions; 13. That the applicant agrees that any restoration has to comply to the UCBC 1997 version; 14. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; 15. That the applicant agrees that prior to issuance of a Certificate of Occupancy, the applicant shall sign a sidewalk, curb and gutter construction agreement (if applicable) and pay the applicable recording fees; and 16. That the applicant will provide the Community Development Department with an agreement regarding actions taken to mitigate for any potential impacts to trees on the site as a result of this land use request with the City of Aspen Parks Department prior to submission for building permits; 17. That the HPC does not approve the glass infill in the upper gable on the front elevation. This feature shall be restored to its original form as shown in historic pictures. APPROVED BY THE COMMISSION at its regular meeting on thUZ~ day of March, 2001. Approved as to Form: David Hoefer, Assistant City Attorney 0 14 HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Deputy City Clerk C:\My Documents\Current Cases\HPC\332 West Main Street Conceptual;332 West Main Final Memo.doc 0 0 15 5%4 & li~t NÂ· 0 332 West Main Street APPLICATION FOR H.P.C. FINAL REVIEW 3? CONTENTS: Attachment Five: -Project Description and Conceptual Responses -Architectural Site Plan -Site Survey -Floor Plans -Elevations t ATTACHMENT 1 LAND USE APPLICATION FORM 1. Projedname â‚¬:>15Â·ALÂ» '0:66/DEA logr Â»loh,#7, 27 41Â»/72â€¢4/ 2. Project location 5 32. MA/4 fir. j 2-61- /< ..,D P!Â¥67- #41,4 aF Lor L . 66Â·04* 44- : A.r'- (indicate street address, lot'and block number or metes and bounds description) 3. Present zoning of' ce 4. Lot size +500 5. Applicanfs name, address and phone number .1.1.. R. 9.g/6, H.12 4-4-to Mel,Bxl brive â‚¬>u-ite lot); 9.# A.+.01. i-lD< 762Â·20 (+18) 619-2-22.2. 6. Representative's name, address, and phone number 10~ E-N 1-~ ad,~. e A.140H 4-1 7- KL *1(1 0-p ... 990 J,25\3 2105-4 7. Type of application (check all that apply): Conditional Use Conceptual SPA X Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin , Final PUD Relocation HPC Subdivision- Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Â· Condominiumization- Design Review Lot SpliVLot Line Appeal Committee Adjustment 8. Description of existing uses (number and type oT existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) 64Â§ 28.7 4 .cA-66 4 1 *08 + 2 a..LI., f./.0.t s 04.42<+Tie L. #-pfa./ of A,Â¢)#ya,e;zo,-246.4 624 / . ft . 2.9. 54..14. At./,1.1 -41 5, 1.152-6 râ€¢â€¢.cl '4- 1, -â€¢~~.r- I Â© 9. Description of development application 10. Have you completed and attached the following? Attachment 1- Land use application form Attachment 2- Dimensional requirements form Response to Attachment 3 ' Response to Attachments 4 and 5 Ulll1llll ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: *644 i 4-1.i 9 GAR-el.4,3 Address: 4440 #Ath,604. be-,46 4â€ž1-6 40 5..14*red,01~% 1Â·st,7 Zone district: Lot size: Asoo 4 Existing FAR: 3 zÂ» 1 91Â· 44. Allowable FAR: 16 2,5 44 / Ft Proposed FAR: 2-624:4 ftÂ· i ppi Existing net leasable (commercial). Proposed net leasable (commercial): 22,1. Existing % of site coverage: 41. s â€¢16 C i se, l +4504 Proposed % of site coverage: 5$ Va Y1 9 09 + 45=?5 Existing % of open space: â‚¬*.2 71 Proposed % of open space: 62 7. Existing maximum height: Principal bldg: 24' Accesory bldg: 13' Proposed max. height: Principal bldg: 2.4- Accessory bldg: n .23' Proposed % of demolition: ~+07 % (480 + 3 2-9 U Existing number of bedrooms: 1 Proposed number of bedrooms: + Existing on-site parking spaces: 2. On-site parking spaces required: Z. Setbacks zmul:ng:2 3, 6 4 Minimum required: Proposed:- / u Front: 1 0' Front 2 5 4 Rear: 2' Rear: 15, Rear: 5 ' Combined / Combined , Combined , Fron#rear: 2 6.6 Front/rear: 2 5 FronVrear: 26'6 Side: C' Side: 45' Side: 5 ' Side: ~' Side: S\de. (04 w;+14 al(.w- ce. ~0Â·' Combined , Combined < ~ Combined _, U;*, b. 4 Sides: ~ Sides: 1) 4& Sides: 1/.6, 4Â» c r 00.-0-Â«l +D re,MaiA Existing nonconformities or encroachments:_.. 662% >101?54*VAÂ¢Â£ e711<~ Variations requested: 46,5 AÂ¥Â¥*20Â£0016747 - (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft, site coverage variance up to 5%, height variations under the cottage infll program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) 2 1 HARRY TEAGUE ARCHITECTS 412 north mill aspen co 81611 t 970 925 2556 f 970 925 7981 mail@teaguearch.com 332 West Main Final Review Application Attachment 5 Written Description of Proposal This proposal is for a renovation and addition to the residence at 332 West Main, Aspen, Colorado. The existing structure, built in 1888 as a single-family residence, then undergoing two subsequent additions, has come to be primarily used as office space today. Including an attached dwelling with separate entrance, the floor area of the existing building is 3,261 square feet, as stated in the HPC records. The original structure was two full stories, plus a small basement and an attic space. The new residence is to consist of 4 bedrooms and an F.A.R. of 3,084 square feet. This number includes the total area of the garage, on account of the fact that it is accessed from the street rather than from the alley and therefore does not qualify for the F.A.R. reduction. The first addition, done shortly after the original house, is not insensitive to the original house in that it follows the old slope of the. roof at the rear. The second more recent addition diverges from the architectural character of the original in terms of scale, massing, detailing, and proportions. Accordingly, the owner proposes to demolish the latter addition, conserving and renovating, and then adding to the historic building. After demolition of the addition, the portion to remain is to be lifted sufficiently to excavate for and build a basement beneath, then lowered to its original position. The porch will have been carefully measured, documented, and, to the degree feasible, portions of it preserved. It will then be restored to its original condition. The primary mass of the addition is to be a two-story volume with garage at ground level and bedroom/bathroom above. The rest of the addition consists of bedroom, entry area, and mudroom at ground level with a narrow linking element above, flanked on either side by roof decks. This response serves to clarify and enhance the identity of the original design by providing a simple extension of the street level fa~ade while allowing the original roof form to read clearly in the forefront. The remodel will restore the integrity of the original Shingle Style residence. In addition to returning it to its original function, the proposed design responds sensitively to the original form's scale and proportions, and respects traditional patterns such as carriage houses addressing the street. The intention is to create a balance of continuity and distinction such that the span of time between the old and the new is not necessarily obvious, but becomes apparent with more careful consideration. For example, the detailing of the addition does not attempt to recreate that of the historic building, but rather to complement it. There is to be a similarity in use of materials between the old and the new, with minimal, contemporary details that offer an expression of individual identities of each era. The intention is to provide a contemporary and harmonious addition to a unique and valuable historic resource in our community. In response to the conditions made during the conceptual review, the restoration of the south fa~ade will not include the addition of glass in the gable end wall. The west fa~ade steps back 6 inches to delineate the juncture of the historic and new construction. The fenestration of the second story connector was redeveloped to allow for access to a roof deck while maintaining a balance of glass and wall. t alley --.9-Ii--- --I- S 75d 09' 11- E Ii----I - 0 45.00' he of rear setback 9 2 & a. >11. \ 1 ADOITICI *wmux HISTORIC 1 1 L. .4:#4*6:-/:>) 5 =9 , 5'-0" . I 1 1-: 1 0 : 1 'W: AVAVAW.V.V.W.V.W.WA' 5. g & '','"Â·X<â€¢:Â·>:tWAI:.â€¢.~F<*UNÂ·'Â·'Â·WÂ·'AWAWAÂ·.Â·.Â·.Â·2 C& 42 :t Â·Â·Â· .w.v Â·uwmwmuv.uÂ·.Â·,Â·,eÂ·mÂ·.01 .......V......... UU WN. MUWUm.-ft.:.:mi m W.>, 1 /VAVA'/UW.W.VAVAWAV.Â·.1 i 21 - - Cl 1,-:M 1 - -.:>3>-23556 -r-:Eggg#p'Â·' .:02020 X0202â‚¬â‚¬02,3,3/&- 6 yr f . lk; Â·'â€¢ Z 0 z i C ' line of front setback 1,75~52 1' W C i ~ concrete sidewalk - main street 26:E & Z SEALS RESIDENCE M 4/1 4 i 1 v 4 332 WEST MAIN STREET #S i2*E ASPEN COLORADO Â§9 it ... r--54 concrete drh/eway ' vio gino Uu#!XI AeN.@App mejouoo ueid ells third street ke of side setback S 14 1 of siduetbEL 10'-0' concrete walk L-OdH ON.LO hid 970 925 2556 FAX ARCHITECTS HARRY TEAGUE HA R Ry~ TEAGUÂ·Â·~ ARCHITECT ~ 412 N MILL ST ASPEN CO 81511 / 970925 2556 FAX 070 925 7981 ..'01"g-ch com .-22212.-i:7rt~44 M2.22 2,21 ' >' 0,>0 >0 7 : r>0 7 >1>9 --- --I--- le ':gr:,:,:/,id- -r ~'enÂ»~;~:=nnM Â·.- 22222Â¥225[71271 . - - - 7 11 1 '1 4 1 : walk4n-closet mechanical room | ~ 1 208 1 E I l3 *orage _906_1 4~ garage , 1 _108 / 11 , 10 1:1 0'' 101 :N CONSULTANT INFORMATION master bedroom 1 H â€ž i [--1 Nem_k.zzz. Nbathroom 7 \ Ll.(MU ti ;Â¤1 --9.7..a,9â€ž'/,TY ..._._. #. .. 7 1 107 I Ikaj.. , I , 4 7 : - ...., in ; \ 7 , , Iii. - \ ... --1 guest bedroom 1, M Ir/TIP'j -905-1 5 1 x/\ w l....2.2.0... i 1 di -i -.1 i. , , guest bedroom U 1 E If j 5 -- bathroom ~ 1__12LI powder M t..003 1 1 i 1:.. i 1% - 'lad 1 F /%1 a i: ill Jz.,61 1 2 ~Q-QU<33 L It 911 1 i 6:zzQJ......--....t':ric:zul:=r =z c=zzz:zz:z~ \1.7~ , ~ ~ powder / ~;i 414ry 1 00 Z ~~i-1 - -#'...iL_ <0 5%i /1 - El r-i r-1 r-1 r7 17 1 k b -J.......... -- L_092.-1 ' L._19L L.~.1 enrty foyer \ (~~4 1 203 1 1_d f dining room Eli '- 1 to 4 1 walk-in-closet , 4 6-J k==1 6=l L=J U 1 1 R Â¥4 8 Â»f 04 . __ n h . 1 r ==if 4.2.. 1 i -- ' media room fÂ· 2 ~ L_001_1 .1 ' ! . 21 4 - /brary iving room A: master bedroom L_EL_I Lj91._I L_121_J ~4 M. 4 11 r--1 71 .. 1../ 1 / E--1 49/ - 7 1- UÂ» DATE ISSUE 15 nov 2000 -C-1 11 / giF:12 L / .1/ 1/j- 2001 %2 14,nar 2001 IPS&,â€¢I PROJECT NO: 0012 Â· DRAWN BY HT' e floor plans t 1/4-=1'4 3 basement level floor plan ~ ground level floor plan ~ main level floor plan 1/4- = 1'-0- HPC-3 1/4-=1'4 HPC-3 1/4-=1'-0- H PC-3 4...4..44*4444.EEEL-- 33N301 13381S AA tee 00Â¥1010 HARRY TEAGUE ARCHITECTS i . 412-:ST ASPEN CO 81G11 Existing Conditions Map 970 m 2556 F,13( 870 925 7981 -10-9-rch.com Lot K and the west 15 feet ot Lot L, Block 44 i City and Townsite of Aspen 9 1 Pitkin County, Colorado Ti?/â‚¬,Wel & -7 3/ 0 - flap 1 .e!*verÂ·jn FEGe. 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Vu 4 1 4 CLERK: Katt G â„¢=11 STAFF: f KU_ 4- u.,ti k 41 /u_ WITNESSES: (1) 414 v* i 8245--vi 46 (2) 5-hso t l-Gl (10 k ,~ -fea (3) (4) (5) EXHIBITS: 1 Staff Report 6+1Check If Applicable) 2 Affidavit of Notice C Ll-*Check If Applicable) 3 Board Criteria Sheet C ) (Check If Applicable) 4 5 MOTION: VOTE: YES L/' NO SUZANNAH REID YES led NO - ---Â¥1927Ng--- SUSAN DODINGTON YES / NO GH,~all-6*NemCZ---Â¥ES~r-NO-:r LISA MARKALUNAS YES l/' NO JEFFREY HALFERTY YES -NO YES-NO- --Â¥ES-Zz-NCY - MELANIE ROSCHKO YES .V<NO - ._BALLY-DUPP-zzz-NOUL HPCVOTE VIE MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director Jto FROM: Amy Guthrie, Historic Preservation Officer RE: 328 Park Avenue- Historic Landmark Designation, Conceptual Development, Partial Demolition, On-site relocation, Demolition exemption, Variances - Public Hearing DATE: March 14, 2001 SUMMARY: The subject site currently contains five apartment units, two of which are housed within buildings that were moved to the property. The proposal is to demolish all of the existing construction except for one miner's cottage, which will be relocated on the site and restored. A new single family home and detached ADU will be added to the property. There are two other related review processes, which will not be addressed by HPC; the granting of a growth management exemption for housing mitigation that must be provided as a result of demolishing four of the existing apartment units, and the approval ofthe deed restricted housing units themselves. Note that staff has found the project to be in compliance with the Residential Design Standards, which will not be discussed further in this memo. APPLICANT: 328 Park LLC, represented by Paul Nicoletti, Studio B Architects, and Haas Land Planning. PARCEL ID: 2737-181-00-045. ADDRESS: 328 Park Avenue, a metes and bounds parcel within the City of Aspen, Colorado. ZONING: RMF-PUD. CURRENT LAND USE: A 14,090 square foot parcel containing five legal dwelling units. 1 0 REVIEW PROCESS: The HPC will review the project according to the standards for Historic Landmark Designation, Conceptual Development, Partial Demolition, On-site relocation, Demolition exemption, and Variances and make: 1. A Decision as to whether the standards are met for Conceptual Development, Partial Demolition, On-site relocation, Demolition exemption, and Variances; and 2. A Recommendation to the Planning and Zoning Commission and City Council for Landmark Designation. LANDMARK DESIGNATION Any structure or site that meets two (2) or more of the following standards may be designated as "H," Historic Overlay District, and/or historic landmark. It is not the intention of the Historic Preservation Commission to landmark insignificant structures or sites. HPC will focus on those, which are unique or have some special value to the community. A. Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social, or political histoo of Aspen, the 0 State of Colorado, or the United States. Staff Finding: Staff and the applicant are unaware of any historical significance in connection with this site with respect to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Staff finds this standard is not met. B. Architectural importance. Based on the building form, use, or specimen, the structure or site rejlects 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. Staff Finding: The original house has numerous features that are typical of 19~ century residences in Aspen, such as a simple plan, decorative front porch, double hung windows, and transom over the front door. Staff finds this standard is met. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Staff Finding: 0 The original designer is unknown, therefore this standard is not met. 2 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. Staff Finding: The property is located in Aspen's Smuggler neighborhood. There are only a handful of Victorian era structures in the area, some of which were moved from other parts of town. While the presence of these relocated buildings gives some indication of what the earlier character of the neighborhood might have been, and contributes its current character, the buildings are not integral to the historic significance of the Smuggler area. Staff finds this standard is not met. E. Community 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. Staff Finding: The house is representative of the modest scale, style, and character of homes constructed in the late 1800's, which is Aspen's primary period of historic significance. Staff finds this standard is met. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all ofthe following standards (Section 26.415.010.C.5) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessail variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units, and Staff Finding: The project involves demolishing all existing construction except for a miner's cottage. The cottage will be moved to a new location on the site and restored, 3 0 and a small addition will be made. A new one story cottage will be built next to the miner's cottage, and a new two story home behind it. Staff finds this project to be outstanding in several respects. The historic cottage will be preserved with only very minor alterations. No significant addition will be allowed to detract from its character as a small home. A more thorough description of the restoration requirements on the historic cottage must be presented at final review. Detailed information on how the existing materials will be treated, and the materials for the small new addition will be required and all of the work must be in keeping with the Design Guidelines, Chapters 2-10. The new construction on the site is contemporary in character. It is important that the new ADU structure in particular meet the design guidelines in terms of compatibility with the historic resource because of the two buildings' close proximity to each other. The guidelines state that a new building should relate to the fundatmental characteristics of the historic resource while also conveying the stylistic trends of today. Staff finds that the orientation of the ADU to Park Avenue, its front porch and street facing entrance, and overall mass and scale compliment the miner's cottage. Staff can find no other examples in town of an instance where a miner's cottage has been preserved intact, with a new structure of the same modest size built right next to it. The new single family home is not particularly related architecturally to the miner's 0 cottage, but is completely detached, is set far back on the site and is fairly simple in design and detailing. The fact that this neighborhood does not have a strong historic context allows for greater flexibility in the design of new structures on this historic parcel. The new house has advantages for the neighborhood as a whole, since on Midland Avenue, it is one story, creating a positive environment for pedestrians. To accomplish the project as proposed, the applicant requests setback variances and a floor area bonus. The setback variances are influenced by the fact that the owner is being asked to grant the City land for an improved right-of-way along Park and Midland Avenues. The land dedication is 13 feet on Park Avenue and 8 feet on Midland. If that land was not given up, the project would meet the setbacks. HPC is asked to approve a 5 foot front yard variance for the historic house on Park Avenue, a 10 foot front yard variance for the new ADU on Park, and a 5 foot rear yard setback variance for the structures on Midland Avenue. Also, there is a request to allow there to be just 6 feet of separation between the new house and its garage, instead of the required 10 feet. Staff finds that this is appropriate because creating a detached garage is another way to break the massing on the site down into smaller freestanding structures. The applicant would like to receive the 500 square foot floor area bonus. Staff finds that it is merited in this case because of a clearly outstanding preservation effort. The site is also large enough to accommodate the extra square footage with no negative impacts on 0 the cottage. 4 Other variances will be necessary to complete this project and will have to be addressed in a separate hearing in order to complete noticing requirements. These variances will be discussed at the end ofthe memo. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development, and Staff Finding: There is great variety in the building types and architectural styles found in this neighborhood. As stated above, staff finds the project makes a positive contribution to this area by creating small scale homes and an interesting streetscape along Park and Midland Avenues. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels, and Staff Finding: The project will enhance the historic significance of the home by removing some inappropriate alterations that have occurred over the years. i The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Staff Finding: The project will enhance the architectural character and integrity of the miner's cottage by completing much needed restoration work and by siting it more prominently. PARTIAL DEMOLITION No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all of the following standards are met: A. 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. Staff Finding: The elements of the project slated for partial demolition are concrete block additions that were made on the property within the last fifty years and which are inappropriate for the 19th century building. B. The applicant has mitigated, to the greatest extent possible: 5 (1) Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions, and (2) Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions that are compatible in mass and scale with the historic structure. Staff Finding: No negative impacts result from the proposed demolition. ON-SITE RELOCATION No approval for on-site relocation shall be granted unless the Historic Preservation Commission finds all of the following standards are met: A. The relocation activity is demonstrated to be the best preservation 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. Staff Finding: The house is to be moved so that it faces onto Park Avenue. Because the building is not original to the site, the move does not in any way affect its integrity. It will be more visible to the public than it currently is. B. 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. Staff Finding: Said report shall be a condition of final approval. C. A relocation plan shall be submitted, including posting a bond or other financial security approved by HPC with the engineering department, 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. Staff Finding: The relocation plan and letter of credit shall be conditions of final approval. DEMOLITION OF A NON-CONTRIBUTING STRUCTURE Section 26.415.010.E.11 allows the HPC to approve the demolition of a structure which is located on a historic parcel, but which is considered "non-contributing." "Non- 6 contributing" means that the building does not add to the historic significance of the parcel, or a historic structure which has a complete loss of integrity. The applicant proposes to demolish the larger of the two gable roofed buildings on the site, which was moved to 328 Park Avenue. The 1991 inventory form did not identify it as historically significant, and the 2000 form addressed the building but also did not elaborate on its relevance. The HPC held at site visit in January, at which time the board indicated that they felt the building was non-contributing. Staff recommends its demolition be approved. ADDITIONAL VARIANCES Earlier in this memo, staff noted that the applicant is being asked to dedicate a significant amount of the property to the City for additional right-of-way. Both Park and Midland Avenue are substandard in width. The applicant is willing to do this, but it does have impacts on the redevelopment plan. A small amount of floor area is lost due to the dedication, but more importantly, an issue that relates to the floor area calculation on the new house comes up on Midland Avenue. Floor area is calculated from natural grade, so that, generally speaking, all areas above natural grade are counted at a ratio of 1:1, and all areas completely below grade are exempted. When you expose portions of a basement level to view, for instance when you create a lightwell or a walk-out basement, some of the basement level does count in floor area. Because this site is generally flat, all areas of the new house should count as 1: 1 because they are above the existing ground level. However, along Midland Avenue, the applicant will be dedicating a strip of land and then backfilling to the house to create a level surface. This is appropriate to allow for a sidewalk if the City desires one in the future, and creates a better situation visually than would building a large retaining wall and railing for the length of the property on that side. The result is that the ground level of the new house is fully exposed on the courtyard side, but buried into a hill on the Midland side. The applicant requests that his floor area be calculated to reflect that situation. The land use code requires that we measure floor area from the lower, natural grade, rather than the grade created by the fill, so the project is over the allowed FAR. The applicant will return to HPC with a request for a floor area variance based on the hardship created by the Midland right-of-way. Staff agrees that it is appropriate to acknowledge that the house will be partly below grade and to allow the variance. The square footage needed will be 1065.5 square feet. This is in addition to the HPC bonus, which is granted for outstanding preservation efforts. The project as drawn may also require a height variance for the tallest portion of the new house. This is because a low pitched roof is limited to the same height (25 feet) as a flat rooÂ£ At this time staff has not been presented with an argument which proves that there 7 0 is a hardship related to height, but the issue will be presented to HPC along with the relevant standards. (Please note that the application represents that both height and floor area regulations are met by the proposal, which was subsequently determined to be inaccurate.) RECOMMENDATION: Staff recommends that HPC approve Historic Landmark Designation, Conceptual Development, Partial Demolition, On-site relocation, Demolition exemption, and Variances, finding that the review standards and design guidelines are met, with the following conditions: 1. HPC grants a 5 foot front yard variance for the historic house on Park Avenue, a 10 foot front yard variance for the new ADU on Park, and a 5 foot rear yard setback variance for the structures on Midland Avenue, a 4 foot variance on the required distance between buildings on the new house and its garage, and a 500 Kl.L~ 1. A public hear\n~*kÂ·le<R-t~63,7*~~~1P3E130*Â¤26~and 112*6 square foot floor area bonus, finding that the review criteria are met. va,@ame, which can Only be grantecrWKn--preeal,RaFesnip. 0 3. A more thorough presentation of the restoration of the historic cottage must be presented at final review. Detailed information on how the existing materials will be treated, and the materials for the small new addition will be required. RECOMMENDED MOTION "I move to approve Resolution # , Series of 2001." Exhibits: A. Staffmemo dated March 14, 2001 B. Application 0 8 0 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR HISTORIC LANDMARK DESIGNATION, CONCEPTUAL DEVELOPMENT, PARTIAL DEMOLITION, ON-SITE RELOCATION, DEMOLITION EXEMPTION, AND VARIANCES FOR THE PROPERTY LOCATED AT 328 PARK AVENUE, A METES AND BOUNDS PARCEL WITHIN THE CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. - SERIES OF 2001 WHEREAS, the applicants, 328 Park Avenue LLC, have requested Historic Landmark Designation, Conceptual Development, Partial Demolition, On-site relocation, Demolition exemption, and Variances for the property located at 328 Park Avenue, a metes and bounds parcel within the City and Townsite of Aspen. The property is currently listed on the "Inventory of Historic Sites and Structures"; and WHEREAS, Any structure or site that meets two (2) or more of the following standards may be designated as "H," Historic Overlay District, and/or historic landmark. A. Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social, or political history of Aspen, the State of 0 Colorado, or the United States. B. Architectural importance. Based on the building form, use, or specimen, 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. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. 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. E. Community 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; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of 0 Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units, and 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WIIEREAS, No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all of the following standards are met: A. The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance ofthe parcel. B. The applicant has mitigated, to the greatest extent possible: (1) Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions, and (2) Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions that are compatible in mass and scale with the historic structure; and WHEREAS, No approval for on-site relocation shall be granted unless the Historic Preservation Commission finds all of the following standards are met: A. The relocation activity is demonstrated to be the best preservation 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. B. 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. C. A relocation plan shall be submitted, including posting a bond or other financial security approved by HPC with the engineering department, 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; and WHEREAS, Section 26.415.010.E.11 of the Land Use Code allows the HPC to approve the demolition of a structure which is located on a historic parcel, but which is considered "non-contributing;" and WHEREAS, Amy Guthrie, in her staff report dated March 14, 2001, performed an 0 analysis of the application based on the standards, and recommended approval of the project; and WHEREAS, at their regular meeting on March 14, 2001, the Historic Preservation Commission considered the application, found the application to meet the standards, and to be consistent with the "City of Aspen Historic Preservation Design Guidelines" and approved the application by a vote of_ to _. NOW, THEREFORE, BE IT RESOLVED: That Historic Landmark Designation, Conceptual Development, Partial Demolition, On- site relocation, Demolition exemption, and Variances for the property located at 328 Park Avenue, a metes and bounds parcel within the City and Townsite of Aspen be approved with the following conditions: l. HPC grants a 5 foot front yard variance for the historic house on Park Avenue, a 10 foot front yard variance for the new ADU on Park, and a 5 foot rear yard setback variance for the structures on Midland Avenue, a 4 foot variance on the required distance between buildings on the new house and its garage, and a 500 square foot floor area bonus, finding that the review criteria are met. 2. A public hearing will be held to review the floor area variance and height variance, which can only be granted with proof of hardship. 3. A more thorough presentation of the restoration of the historic cottage must be presented at final review. Detailed information on how the existing materials will be treated, and the materials for the small new addition will be required. APPROVED BY THE COMMISSION at its regular meeting on the 14th day of March, 2001. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk OCT-12-2000 THU 11:20 AM FAX NO. P. 1 0,1 U tk 01â‚¬_ , F~Â» 1 County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT ~ } SS. TO ASPEN LAND USE REGULA'nONS State of Colorado } SECTION 26.304.060(E) 1, FAM L A) i Ca & rr-71 , being or representing an Applicant to the City of Aspen. personally certity that I have complied with the public notice requirements put-Sliant to Section 26.304.060(E) of the Aspen Municipal Code in the following manIier 1. By mailing ofnotice, a copy of which is attached hereto, by first-class postage prepaid U.S. , Mail to all owners of property within three hundred (300) feet ofthe subject property, as indicated on the attached list, ontlie .29-day of fi#AUM,7, 2001(whichis / ~ days piior to the public hearing date of 3-/Â¥- 0 / 2. By posling a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible Continuously from the27 day of ~6 AMÂ·07 . 2001, to the . l W*day of ffI AfLOH , 200. ( . (Must be posted for at least ten (10) full days beforethehearing date). A photograph of the posted sign is attached hereto. Signature - /C--- 4/4_-9 Signed before me thisUL day of Fkbfu ft /(11 i < 2~~-' by PALL L N Z CO L eflj [- 1 "' V#'\ 14*-1111 A Agul/if - V I p-LIC .K,Tir, A j. 9:i: , 4 PLACE 1,1.-S. 1 WITNESS MY iIAND AND OFFICUUMIML C . . a..9X My Conimission expires: 1~ Â·' PRISCILLA ': U f DAWN Notary Public PROHL .. My Commission Expires 6/25/2003 Priscilla Dawn Prohl / Notary Public .- Aspen, CO 81611 601 E. Hopkins 1 328 PARK AVENUE LLC AMORY LEE R ANSON DAVID G 614-B E COOPER AVE 403 PARK AVE APT 2 516 VINE ST -PEN, CO 81611 ASPEN, CO 81611-2423 ASPEN, CO 81611-1593 ASPEN/PITKIN COUNTY HOUSING BECKER ISSUE TRUST FOR BRIAN BANNEROT KARIN SOFIA AUTHORITY BECKER 43A SMUGGLER GROVE RD 530 E MAIN ST #001 2000 W LOOP SOUTH ~\SPEN, CO 81611 SUITE 1300 ASPEN, CO 81611 HOUSTON, TX 77027 ~EHRHORST AMY BEIDLEMAN NEAL J BIBBIG DIETER 403 PARK AVE #8 PO BOX 4362 PO BOX 175 ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81612 ~BIRACH KAREN BLITSTEIN ANNE B REVOCABLE TRUST BOYD JEFFREY R 122 MIDLAND PARK PL 6447 N KENTON AVE PO BOX 8361 ASPEN, CO 81611-2414 LINCOLNWOOD, IL 60712 ASPEN, CO 81612 BOYD SHAWNN BRAINARD LOUISE BUCKLEY BETTY J PO BOX 2204 PO BOX 11354 326 MIDLAND AVE #303 ASPEN, CO 81612 ASPEN, CO 81612 ASPEN, CO 81611 IIEK LAURA E CHAZEN DAVID FRANKLIN 11 CARDWELL ROBERT A LLCOX DENNIS AS JOINT TENANTS C/O CHAZEN CAPITAL PARTNERS LLC 1672 LOUISE ST 2 MIDLAND PARK PL 767 FIFTH AVE LAGUNA BEACH, CA 92651 PEN, CO 81611-2472 NEWYORK, NY 10153 FY OF ASPEN CLARK OTHELLO R CORBIN MARCIA A ) S GALENA ST 403 PARK AVE #3 PO BOX 9312 PEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 DINERSTEIN JACK & NANCY FAMILY :YSTAL PALACE CORPORATION DETWEILER DIRK INVESTMNT . J BOX 32 PO BOX 812 6363 WOODWAY #1000 ASPEN, CO 81612 ASPEN, CO 81612 HOUSTON, TX 77057 pODINGTON SUSAN M EISENBERG NORTON AND JANET ELA CHARLES S k21 MIDLAND PARK PL 407 PARK AVE #A 1208 E HOPKINS kSPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 ~<INS CHRISTINE FEINSTEIN JEROME D FAMILY TRUST FERLISI MARY SANDRA /2 SHADOW CREEK DR #302 120 SPRING ISLE TRAIL 326 MIDLAND AVE #307 BOULDER. CO 80303 ALTAMONTE SPRINGS, FL 32714 ASPEN, CO 81611 A FLUG MARTIN FLYNN BRIAN J JUNE 1992 NON FRENZEL OTTO N 111 & MARY ANN EXEMPT TRUST 11330 TEMPLIN RD 616~AN AVE 676 MICHIGAN AVE STE 4000 ZIONSVILLE, IN 46077 ASPMWO 81611 CHICAGO, IL 60611 GARTON SARA B GODFREY DIANE A & ANDREW H GOODMAN DREW I 00101 MIDLAND PARK PL 1250 REGENT STREET 9538 EAST HIDDEN HILL LANE ASPEN, CO 81611 ASPEN, CO 81611-2439 LITTLETON, CO 80124 GORBITZ HEIDI GOODROE SHIRLEY A GRAYE JOHN A JR GORBITZ PATRIC 524 WASHNGTON MALL PO BOX 9464 PO BOX 647 CAPE MAY, NJ 08204 ASPEN, CO 81612 ASPEN, CO 81612 GRENELL BERNARD B AND BARBARA GRUBBS MATTHEW F & MARK M HACH STEPHEN C TRUSTEES OF GRENELL FAMILY TRUST GRUBBS AMEY E AMES MARTHA E 702 N BEVERLY DR 333 MIDLAND AVE #3 23 SMUGGLER GROVE RD BEVERLY HILLS, CA 90210 ASPEN, CO 81611-2412 ASPEN, CO 81611 HAGEN CATHERINE ANNE HALPERIN ALEXANDRA HANCOCK LISA K & JAMES D 210 MIDLAND PARK PL B-10 PO BOX 2210 407 PARK AVE #B ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81611 HARRIS GEORGE WALTER 111 HECK JAMES C HEMMING GREGG S PO BOX 11005 PO BOX 8416 PO BOX 622 ASPEN, CO 81612 ASPEN, CO 81612 ASPEN, CO 81612 HERR PAUL HOLLINGER JONATHAN HOUBEN CYNTHIA MICHELE 403 PARK AVE #9 403 PARK AVE #1 PO BOX 9616 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 ICHIMARU SETSUO DR & TOMOKO HYDER GENE MICHAEL JOHNSON PAUL N & DELORES I 4-3-15 SUMIYOSHI 320 MIDLAND AVE PO BOX 99 HOYA ASPEN, CO 81611 ASPEN, CO 81612 TOKYO 202 0005JAPAN, KALTENBOCK ERNST JOHNSON WILLIAM E KALNITSKY EUGENE & LINDA BUDIN 1612 WOODBINE HEIGHTS BLVD PO BOX 1285 1701 S FLAGLER DR APT 1601 TORONTO ONTARIO CANADA, M4B ASPEN, CO 81612 WEST PALM BEACH, FL 33401 3A4 KANG SINJA KELLY JESSIE M KELLY JESSIE M LTD PARTNERSHIP #1 336 MIDLAND AVE #6 3310 COUNTY RD 191 1657 W CALLE DEL GRAJO ASPEN, CO 81611 HILLSIDE, CO 81232 GREEN VALLEY, AZ 85614 KING WALLACE M KNUTSON RODNEY D KRIGEL PEGGY REVOCABLE TRUST 41 THE POINT RD 640 S GARFIELD STREET 400 W 49TH TER #2054 LWICHNSW 2110 DENVER, CO 80209-3509 KANSAS CITY, MO 64112-2303 ALIA, KROMELOW BASIL M & LAUREANNE L LANE JOAN BALL LAWRENCE THEODORE 55 W DELAWARE PL 325 PARK AVE 331 MIDLAND AVE CHICAGO, IL 60610 ASPEN, CO 81611 ASPEN, CO 81611-2491 LOW RICHARD B MARTHINSSON LILA MCCORMICK MURIEL OSBERGER MADELEINE 403 PARK AVE #6 PO BOX 3515 PO BOX 8744 ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81612 MCGAVOCK MARGARET MCDONALD FRANCIS B MCDONNELL NANCY ALBERT ELIZABETH A PO BOX 4671 50 RIVERSIDE DR #6B PO BOX 533 ASPEN, CO 81612 NEW YORK, NY 10024 ASPEN, CO 81612 MCLAUGHLIN KEVIN MCPHERSON GREGORY J MOHWINKEL CLIFF 403 PARK AVE #4 PO BOX 2073 2363 PEACHTREE LN ASPEN, CO 81611 ASPEN, CO 81612 SAN JOSE, CA 95128 NEY TIMOTHY NEWELL GEORGE S NICHOLS SCOTT A '0 BOX 8931 PO BOX 2179 PO BOX 3035 SPEN, CO 81612 BOULDER, CO 80306 ASPEN, CO 81612 OBERMEYER KLAUS JR OLDFIELD BARNEY PATTEN DAVID N 115 AABC 326 MIDLAND AVE #206 810 MIDLAND PARK PL SPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 PFEIFER LINDA GENEVA & EUGENE M 111 PHILLIPS ARTHUR R AND GRANO EARL JILL ONESOURCE HOME & BUILDING HELEN B 1207 E HOPKINS AVE CENTERS PO BOX 8245 ASPEN, CO 81611 16300 CANTRELL RD ASPEN, CO 81612 LITTLE ROCK, AR 72212 POLICARO DOMINIC F & AMY S 50% RITTER JEANNE MARIE ROSELLE VERONICA L PO BOX 11704 811 MIDLAND PARK PL 28 SMUGGLER GROVE ASPEN, CO 81612 ASPEN, CO 81611 ASPEN, CO 81611 SMITH JACK L/SMITH DIANE M AS JT MATTHEW N SELINKO VERA L TENANTS MIDLAND PARK PLACE 7700 SAN FELEPE STE 340 434 COTTONWOOD DR SPEN, CO 81611 HOUSTON, TX 77063 EVERGREEN, CO 80439 STROH STACEY STROPPEL SCOTT SWIFT LARRY ~ PO BOX 9946 403 PARK AVE #10 PO BOX 2711 ~ASPEN, CO 81612 ASPEN, CO 81611 ASPEN, CO 81612 ITHIEMER FRED EDWARD 1/2 TRIPODI CATHLEEN W VALLEY DOUGLAS J 326 MIDLAND AVE #302 PO BOX 4493 111 MIDLAND PARK PL#All ~ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81611-2413 ~WALKER JOHN S WASTVEDT MICHAEL G WERNING JOHN R PO BOX 11538 326 MIDLAND AVE - APT 306 905 E HOPKINS ASPEN, CO 81612 ASPEN, CO 81611-2430 ASPEN, CO 81611 WILSON FREDRICK C ZUCCO JESSE J 100 S SPRING ST STE 2 PO BOX 8362 ASPEN, CO 81611-2067 ASPEN, CO 81612 r i' r .5*11071-J-Tt:-~~.i.Â»--24Â»-Â·-- -Â·fi. ;i 9 1 -1. 0 ., e . . 11: , 4 r e U,L 'f or :11,1 . 4 lilli 944 '14. i 5 r Â¢Q' 3.11 1 11 -411- 1. % '~ . 11Â·il;,8,111~01'1 , 1, ;f 1 ' 11 d 1~, J' 'I ' ~ i r 1 * 1, , , .111 11 i Â·46:A '1 111 - 1. . 1 4 - 1,',,11' 1,1 6 h :.Di / U 11 .: 1 ? . n.1 11 >; AL'll 'r .- ~ 1.1 1 1 11 1 'li 'Ni:J .. 61?19,111 - 1 -Â£ 1 , it, , Ali.:. 9.1. e,F ,# i}*. imilill'm .--2 - i 1 trlitttlithilli i Â·Â·-Â· AM), 1 ~11 t P B li lli ' a ' 0 ~' ' U''Idall,4,111 . 4641'17"*AN"'I"a. \ DWI[il~1'~111'- Ill J r-:I~(-4 itilit{11\\INEPrl 1 11/j' 49/f Und 41144Wmt#<-, 1 2 .4161Â·.1-Â·-Â·~~mi'[~ # 1; i" 'ff,//"Le tti 1 .9,-Ill'"11-Y- 6% C ''&'- a." ~ 1 44. â€ž : 4', ' ,~ , . ... 4.14.404~j.......... * fj#* 1,14 jitfjl44 ~' g .-b'*tte'llfir'Ii.- 1 ilt FF,;'iE'; i ?~10tt~jit~,i~~y-~ iiilif~\1111 \it,t'j' .. - , F B /4 /J.f'livv 119. wIL 1 1 QI , . ., 1 M./5.HAM' 4,4 11~ 11'.1.1 ' 1, , 1 ~ ~ ~~ 21111\% 4 41.3 1-- 1~ 1~ ~ :Ilm,Â®mill# ~/A 21 Â£ 4 .,IN h~ 1 + , 14 j ... b 1. 95 I. V M ~. -- Â¢ . %?13!Rll't-,11 ' ~ ' ''11 4,le , Â¢1 ' , 3 4. L 1, .1, .4 5.1~ .. - , . .t Â» h' 1,4 - , 4 1'.,1.. 11- 1 11 4 J~i ' 111 '. 1 1, 11.6 t i â‚¬ VII A MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning Director-Â·~0 FROM: Amy Guthrie, Historic Preservation Officer RE: 935 E. Cooper Avenue- worksession DATE: March 14, 2001 SUMMARY: Attached are the most recent inventory form, the Sanborne map, and a redevelopment proposal related to 935 E. Cooper Avenue. The HPC is scheduled to hold a site visit to this property on the day of the meeting. At that site visit, the board will see that, while the original house on the site is still distinguishable, there have been additions on the side and back of the home, the clapboards have been covered with asphalt, and there is decorative trim that is probably not original to the building. The owner wishes to demolish some existing (non-historic) dormers and second floor living space right at the back end of the old house, and to build a new addition. The location of the proposed construction is influenced by the fact that the house has been divided into apartments and the owner wishes to retain certain elements, like the staircase, in their current configuration. Until the passage of the recent ordinance that suspends action on requests to be removed from the inventory, the owner of 935 E. Cooper Avenue had intended to approach the board for de-listing. As a result of the ordinance, the HPC must either review the project as any other inventoried property, or the owner may approach Council and appeal to have his request for removal considered. The Planning staff is concerned with compatibility of this project and the original house. The new construction is replacing existing elements that are not particularly sympathetic to the old house, but those elements are fairly "quiet" and low in height. The new proposal is larger and the architecture is contemporary. While HPC in general encourages contemporary additions, those additions are always separated from the historic resource in some manner, if not completely detached from it. This addition is directly attached to the old house, and in staff' s opinion does not meet our design guidelines. There is little to no relationship in terms of roof forms, materials, windows, etc. If the structure maintains its integrity as a historic resource, this addition is damaging to that integrity. While there have been quite a few alterations to this 19th century structure, certain elements are still in place. For HPC to tackle the question of its integrity now will be 0 difficult considering the plan to look at that issue, and the inventory as a whole, in greater depth over the next few months. However, it is staff's opinion that either the owner must work with the HPC to complete an appropriate addition, or the question of the building's inclusion on the inventory must be resolved now. 0 0 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 1. IDENTIFICATION 1. Resource number: 5PT.201 2. Temporary resource number: 935.ECO (935.EC) 3. County: Pitkin 4. City: Aspen 5. Historic building name: 6. Current building name: 7. Building address: 935 East Cooper Street, Aspen, Colorado 81611 8. Owner name and address: Art Realtv c/o Mark Tve PO Box 8992 Aspen, CO 81612 11. Geographic Information 9. P.M. 6 Township 10 South Range 84 West NE G of SE G of NE G of NW G of Section 18 10. UTM reference Zone 1 3;343430mE4338880mN 11. USGS quad name: Aspen Quadranale Year: 1960, Photo Rev. 1987 Map scale: 7.5' X 15' Attach photo copy ofappropriate map section. 12. Lot(s): H&1 Block: 118 Addition: East Aspen Addition Year of Addition: 13. Boundary Description and Justification: Site is comprised of Lots H & I, Block 118 of the East Aspen Addition to the Citv of Aspen Assessors office Record Number: 2737-182-37-004 This description was chosen as the most specific and customarv description of the site. 111. 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): Asphalt 18. Roof configuration: (enter no more than one): Gable Roof 19. Primary external roof material (enter no more than one): Asphalt Roof Resource Number: 5PT.201 Temporary Resource Number: 935.ECO Architectural Inventory Form (page 2 of 4) 21. General architectural description: A two storv, wood frame front gable structure with a shed roof volume on the left (east) side. The porch runs along the west side of the front gable. with a single entry door. A three part bay sits on the main facade, with a single window on the upper level. The shed roof volume has a single picture window with a door on the right and a double hung window on the left. A shed roof dormer extends to the east off the rear of the peak. Asphalt siding with a random pattern of rectangles covers most of the wall surface, and the verqeboards, porch details, and other decorative features are all large scale chalet style elements. A garage sits to the east, with a flat roof, on the side of the shed roof form. 22. Architectural style/building type: Late Victorian 23. Landscaping or special setting features: A number of mature spruce in typical street tree location. Whitewash picket fence tvgical of Victorian era. 24. Associated buildings, features, or objects: none IV. Architectural History 25. Date of Construction: Estimate 1 880's Actual Source of information: Based on building stvle 26. Architect: Unknown Source of information: 27. Builder/Contractor: Unknown Source of information: 28. Original owner: Source of information: 29. Construction history (include description and dates of major additions, alterations, or demolitions): Replacement of windows, reconstruction of Dorch, additions to east side. asphalt sidinq, garage addition, and CMU addition to rear. All pre 1980 30. Original location X Moved Date of move(s): V. Historical Associations 31. Original use(s): Residential 32. Intermediate use(s): 33. Current use(s): Residential 34. Site type(s): Residential Neighborhood 35. Historical background: The structure represents the tvgical size. shape. and orientation of mining era residential structures. It is indicative of the materials, construction methods and architectural style of the time. Resource Number: 5PT.201 Temporary Resource Number: 935.ECO Architectural Inventory Form (page 3 of 4) 36. Sources of information: Pitkin County Courthouse records: Sanborn and Sons Insurance Maps: 1990 and 1980 Citv 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 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 represents a form typical of Aspen's mining era. It indicates the tvpe, scale, and context of residential structures in Aspen in the late 1800's. 43. Assessment of historic physical integrity related to significance: This building has been significantly altered through insensitive repairs and alterations. and deferred maintenance. Additions interfere with the massing and form of the structure, and d6corative elements confuse the period. Basic form and porch relationship are recognizable. 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 Resource Number: 5PT.201 Temporary Resource Number: 935.ECO Architectural Inventory Form (page 4 of 4) VI11. Recording Information 47. Photograph numbers: Rl 1; F4 Negatives filed at: Aspen/Pitkin Community Development Dept. 48. Report title: City of Aspen Update of Survev of Historic Sites and Structures, 2000 49. Date(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 13 11 4 5 141 f.1 1 . I 4 14 0 4 1 * , 0 .1 , i IN...1 2 4 9 1 -~11 L L =1 - 11 -il EC-22Â£1 1.1 w %6 Il *I 4-- , \ 1 -Â· T[,_ 12] X -- -' i v. 1 . 2'i t. p' 8-- R 1 1 * 2 2 14 , r7-7 21] A - 1 1 ,9 11â€ž. 1 1\ 1 8/8 820 822 824 826 6'28 830 832 834 300 302 904 906 808-to Blt 9/4 318 020 822 924 926 828 930 332 934 i (3/67 1904 \. h AV, Scale of Feet. ..... 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LL_Â£ .Lify-61 ZEL_Â£ \ 31_Â£ 1.-IZE 56.27 3 B - L- - __iL_Â£ 75' '6 4/8 820822 824 826 828 830 832 834 900 90% 804 906 908 910 812 9/4 9/6 218 820 822 924 32G 932 334 9Â»938 3381 00# (824-6) ~928-30) (338*940) 1 AV. =t2= - . E 11 V A r mE~EREESJEE~4VATEILOjNT CJO1~IMKIESJSJILOJNT MEETING DATE: NAME OF PROJECT: CLERK: STAFF: WITNESSES: (1) (2) (3) (4) (5) EXHIBITS: 1 Staff Report C ) (Check If Applicable) 2 Affidavit of Notice C ) (Check If Applicable) 3 Board Criteria Sheet C ) (Check If Applicable) 4 5 MOTION: VOTE: YES NO SUZANNAH REID YES- NO - YES NO SUSAN DODINGTON YES NO GILBERT SANCHEZ YES NO LISA MARKALUNAS YES NO JEFFREY HALFERTY YES NO YES NO YES NO MELANIE ROSCHKO YES NO RALLY DUPPS YES NO HPCVOTE