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Home My WebLink Aboutagenda.hpc.20010725ASPEN HISTORIC PRESERVATION COMMISSION July 25,2001 REGULAR MEETING, 5:00 p.m. COUNCIL CHAMBERS ~ SITE VISITS - NOON - 513 W. Bleeker Street Innsbruck Inn Please site visit on your own. 5:00 I. Roll call II. Approval of minutes - none III. Public Comments IV. Commission member comments and project monitoring V. Disclosure of conflict of (nterest (actual and apparent) 1 1 Qu jir VI. OLD BUSINESS Mt*66'hj OL-At- . A. 610 W. Smuggler - Final and Temporary relocation, Public Hearing 3.1 A 5 0 0,10 /Zatt~r- #4/4 p, ble~ 4 VII. NEW BUSINESS 5:25 A. 513 W. Bleeker Street - Minor 9evelopment and Variances, Public Hearing Lt,0 33 4141 #7.- P\4 lanie- 5:45 B. 233 W. Main, Innsbruck Inn - Conceptual, Public Hearing C 6-33 0 VIII. WORKSESSION 6:35 A. Infill Program 7:00 IX. ADJOURN 0 e JUL-03-2001 TUE 08:10 AM FAX NO, County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26*304.060(E) I,, t34-t/,0 (57 260 4 _, 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 ofnotice, acopy ofwhich is attached hereto, by first-olass postage prepaid U.S, Mail to all owners ofproperty within thxes hundred (300) feet ofthe subject property, as indicated on the attached list, on the _~ day of, u|H/~ , 2001_ (which is -14 days prior to the public headng date of 1~ 01.S~O I ). 2. By posting a sign in a conspicuous place on the subject property (as it could be seen ttom 1he nearest public way) and that the said sign was posted and visible continuously ftom the ~_ day of (-1%17 31001-1 tothelS#of vA5 , 200-LÂ· (Must be posted for at least ten (10) full'days before the hearing date). A photograph of the posted sign i~ached hereto. /3 -a ~IN Signature (Attach photograph here) Signed before me this21~ay of jÂ£* _ . 2001. by -~*l .01 0~7 ~ - -- U U WITNESS MY HAND AND OFFICIAL SEAL My Commission expires:~3005 Be, 0 : F Notary Public !,fe , :0 0:0 . 4/8 OF GCN JUL-03-2001 TUE 08:09 AM FAX NO, P. 02/04 PUBLIC NOTICE RE: 610 W. SMUGLER FINAL HPC & TEMPORARY RELOCATION OF HISTORIC MINER'S COTTAGE NOTICE IS HEREBY GIVEN that a pubjic hearing will be held on Wednesdays July 25, 2001, at a meeting to begin at 5:00 p.m, before the Aspen Historic Preservation Commission, City Council Chambers, City Hall, 130 S. Galena St, Aspen, to consider an application submitted by Richard Wax requesting final design approval and approval to temporarily relocate a historio miner's cabin to place a basement and foundation below it. The properly is described as Unit C, Smuggler Condos, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO, (970) 920- 5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservati?n Commission Published in the Aspen Times on July 7,2001 i city or Aspen 0 0 ~JG-14-2001 11:00 FROM: TO:970 920 5197 P.001 i el .l,4216 WN 7 ..4 MCLEAN CHARLES M MUSGRAVE MARJORY M OXLEY DEBBY M 50% BOX 11687 629 W NORTH ST 1300 WILLIAMS TOWER I EN, CO 81612-9478 ASPEN, CO 81611 TULSA, OK 74103 PACIFIC DEVELOPMENT GROUP LLC PLENK HENRY P & AGNES M POPE WILLIAM H C/O CHRISTOPHER HEWETT PO BOX 2577 ASPEN, CO 81611 875 DONNER WAY 1403 540 W SMUGGLER RANCHO SANTA FE, CA 92067 SALT LAKE CITY: UT 84108 SALTER JAMES 60% SILVERMAN JACK E SFP 1996 PERSONAL RESIDENT TRUST 1/2 INT 500 NORTH ST 612 W FRANCIS ST ASPEN, CO 81611 ASPEN, CO 81611 i #2 PINE Â¥ 11LL LANE HOUSTO:4, TX 77019 SMAU ALBERT H & SHIRLEY S SMITH CHRISTOPHER H & LESLIE M ST CLAIR STEVEN T TRUSTEE 7116 GLENBROOK RD 234 WES HOPKINS AVE 4001 MAC ARTHUR BLVD STE 100 BETHESDA, MD 20814 ASPEN, ( O 81611 NEWPORT BEACH, CA 92660 WEST END 111 PARTNERSHIP LLC WHIPPLE RALPH U & LYNNE C WEST SMUGGLER LOT SPLIT LLC 420 W FRANCIS ST PO BOX ' 1509 C/O LEONARD WEINGLASS 855 GIBSON AVE 2PEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 Post-it' Fax Note 7671 Date i/14 4364 2- From 8 Â¢â‚¬ 6/6/6. coj247'21,1 Â£.kJA~,4 Co 6,6,0- ALVA. Ohone# Phorie # 12,0 0.50 07- Fax H _ 91.0 -9-97 Fax # ~ 2.0 Â· 3,0'; Pfed ' G 1 0 Wee tÂ· 5-ind< 1kuLJ 04- I 1~ bC/0 j lEe. 1 /'Wto(A,6 64;-r pat <46,/c- *0110,4 - AUG-14-2001 11:00 FROM: TO:970 920 5197 P.002 609 CORPORATION BERLINER ARTHUR S BASS RAIFIEL I C/O WALDEN ~LORADO CORPORATION 606 E HYMAN 750 BATTERY ST #700 ~ ~ BOX 1819 ASPEN, 20 81611 SAN FRANCISCO. CA 94705 1~EN, CO 81612 BLANK ROBERT S & NANCY L BROOKS LAURENE B CHRIST EPISCOPAL CHURCH 1 C/O WHITCOMB PARTNERS SHERIDAN SUSAN B 110 W 51ST ST ROOM 4310 421 DETROIT ST 536 NORTH ST NEW YORK, NY 10020 DENVER, CO 80206 ASPEN, CO 81611 CORBIN MARCIA A CROWN TAPPER PATRICIA DOREMUS FAMILY LTD PARTNERSHIP gO BOX 9312 5 POLO CLUB DR LLLP ASPEN, CO 81612 DENVER. CO 80209 85 GLEN GARRY DR ASPEN, CO 81611 FOX SAM GOLDSMITH ANDREW LUBIN 1/3 ELLIOTT ELYSE A FOX MARI LYN 610 NORTH ST 1344 N DOHENY DR ASPEN, CO 81611 LOS ANGELES, CA 90000 7701 FO KSYTH BLVD STE 600 CLAYTON, MO 63105 HAGERMAN PASS EQUITY VENTURE HALL CF.ARLES L HARMAN ANDREW J LLC PO BOX 1819 563 HOMER AVE C/O LEONARD WEINGLASS ASPEN, DO 81612 PALO ALTO. CA 94301 PO BOX 11509 ASPEN, CO 81612 ~dILZBERG SHIRLEY BUSH TRUSTEE HOFFMAN JOHN L IBBOTSON ANNE B VUALIFIED PERSONAL RESIDENCE 1035 W 57TH ST 505 N 5TH ST TRUST 5805 MISSION DR KANSAS CITY, MO 64113 ASPEN, CO 81611 SHAWNEE MISSION, KS 66208 *MEL CHARLES B JJDG LLLP KOEHLER DAVID R TRUST 522 W FRANCIS STREET 263 E GORE CREEK DR 618 W SMUGGLER ST ASPEN, CO 81611-1235 VAL CO 81657 ASPEN, CO 81611 LANGENKAMP FAMILY REVOCABLE LEWIS A DAM LEWIS TOBY O TRUST 1/2 C/O 1OA1, ILEEN HONOHAN @NATIONAL 633 NORTH ST CITY BANK SHAKER HEIGHTS. OH 44122 18930 S WOODLAND RD ASPEN, CO 81611 1900 E 9 -H ST LOC 2030 CLEVELAID, OH 44114 LOWREY JAMES E JR TRUSTEE MAC CARTHY LYNDA M LUETKEHEYER JOHN A JR & SUZANNE F 50% 1390 ENCLAVE PICm 626 W FRANCIS ST HOUSTON, TX 77077-2025 ASPEN, CO 81611 SCHREIE ER EUGENE H & STANFORD D 50% 17 W PENNSYLVANIA AVE TOWSON, MD 21204 IIL.IRKALUNAS JAMES J & RAMONA I MCCARTY DANIEL L MCCARTY DANIEL L v.< W NORTH ST PO BOX :t051 PO BOX 4051 ASPEN, CO 81611 ASPEN, 1 :O 81612 ASPEN, CO 81612 JUL-03-2001 TUE 08:09 AM FAX NO, P. 02/04 0 PUBLIC NOTICE RE: 610 W. SMUGLER FINAL HPC & TEMPORARY RELOCATION OF HISTORIC MINER'S COTTAGE NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, July 25, 2001, at a meeting to begin at 5:00 p,m. before the Aspen Historic Preservation Commission, City Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Richard Wax requesting final design approval and approval to temporarily relocate a historic miner's cabin to place a basement and foundation below it. The property is described as Unit C, Smuggler Con(los, City and Townsite of Aspen. For further information, contact Ainy Gu~rie at the Aspen/Pitkin Communily Devclopmont Department, 130 S. Galena St., Aspen, CO, (970) 920- 5096, amyg@ci.aspen.co.us. ,/Snzannah Reid, Chair Aspen Rigtoric Preservation Commission Published in the Aspen Times on July 7,2001 City orAspen 0 Post-itÂ® Fax Note 7671 166- 1311- CA. [Fat L_-L---2---~---+-'-1-FEE~ J - Fax # 9 f NIP fler Lum /im ottl) 73 0-f : 7 I Gle / 0 Fl- 11./ -1 -1 -1 _1 -3 -1 j _1 -1 < ./ -1 -1 -1 -1 -1 -1 -1 J -1 -1 -1 -1 -1-3-1 -1 0 -1 -1 0 -10 -1-1 2 -1 -1 14 -1 -1 .1 3 J -1 3 3 -1 3 J a -3-3-10.-1-1.14 jÂ¢-10-1 -1 ,Â· -1 JJB / ' 9 -1 -3 -1 1- -1 -1 . 3-1-1-1 -- I. 2 11 06/lu'll= L . 1 - -4,4 4.00 7., 1 , t . G< 0 W,SHU Qete,t PUBLIC NOTICE DATE. 7Â·25Â·01 , TIME E :00 4 , PLACE Clry HALL t PURPOSE TEM R:)RAE> RELOCA-MON OF HISTORe ~ I MINERS CABIN 4 BASEÂ· MENT ADD moN. I 4 FOR FLATIER WORMATIOk CONTACT THE ASPEN/PITKN PLA-NG OFFICE ~ 130 SOUTH GALENA ASPEft CO (970) 920 5090 1'41 . 344,4 .~ 4 I > 149 h ~y: - ~ t mID:'.'4~ ' 1Â£ I . i. I ./ . â‚¬ e . Lat . . . *91'21 . ~. '. ~ 4 f.. . ' ' 3#i .i. Â· I . I. .A. Â¥ 4*r 4- 1. 54*.4//OL t.t,t. -,-1. e. .2, 2, 4 >9 ittEÂ· /t ~Â¥ 11 1233:MIZ h t .4 472. -2 . ~ 37 - -B.4 i I .0 , I 4 - *%94... Ill- C ] 'C 1 . =20 4Â¥-.nrB#*tÂ¢r -Â·4 +M/'I""I""5 1N2 44.49 1, .,29,- 1 Â¥ 4 â€¢ Ii-- 4 . .. .#*-'.. *t --- ..h; 0.- 1 , , , tr 06- r i : :. 9 4,Â»la , '#Irt'',A=Â·54*EJ rÂ»1 ' A :V . I . . * F' . 4* l 4 011!1 '* .*74>/4/Ej/#*tr# k- aL /0 lit./-1,4*-Â·.1 ' -Â£ 63"0 12' - /2 M:%*5&1!1~)24/ .. , -WHI't'. '' 4 4.. :0142.-494- ...4..f?e:. Ili L.kl -* I g -/' ~' .. * 4j'P rdfj 10Â» 0 '- I ./ I 0 4 , 4 1 I Â¥ I--- .Lib - 1.11- * li*Vull. 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[ EXHIBIT * 1 ~ TR*42 149491 < 13~3 46 0 ,Â·Ul , ,- 84/ rrvÂ®i]. . 1 .39 u **r 11 1~ AP WD FL '.#t r StD - -1 r 0 k RicharHTLax-- CA Relocation Plan < L, ' ~ rENCE B~R~E- 1 68 610 W. Smuggler Ave '& SHED r sHE .-QU~ 74 . r Aspen, CO 81611 ~4 ' 880 BAR-. 970-920-0236 1 PROPOSED / 35 8Â£*1 1 36 Al/ 0 9 Ap| BRICK 4 1 1 .1 10 19 PATIO < 1 STORY WOO1 1 1 3/' , 0 UNI TS A 01 0 9 ADDRESS 1111 lill~. 1 1 93 3 0 1, 7'-'Â»IFG 23.8' 0 11 ~ rnÂ° EXISTING/ E 2 En ..0 / - v 0.3, A~ =O 0 6.75' e I #41 1 STORY 6000 0 UNIT C r E. L u. FRAME HOUSE LINE 27 ~\ AND L. C E. UNITS O AP ~ k A&B C NO DI VISION EXISTING ~ 0.45 12.0' PL,f, 2, ED LOT R 0 7. 7. o ,/ FoÂ®f 7 /1 Mi / / 1-1 1-1-1 ''Le--2-2Â£ f AP HSE C L. C E UNI D Â¢9 410 0 3 E 5 (89,99') 16 ,Â® -30') -=1. _____._2L-75009'11'E) 117 -0 - C epy 0,40 AP WD FLU SEr CP*BAR So le Lift & Move only existing HISTORIC house to the back of the -E 4 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning DirectorJ44 FROM: Amy Guthrie, Historic Preservation Officer RE: 610 W. Smuggler- Final Development and Temporary Relocation- Public IIearing DATE: July 25,2001 SUMMARY: 610 W. Smuggler was recently part of a historic landmark lot split application. The outcome of the lot split was to allow this 3,000 square foot site to be separated off from the 6,000 square foot property to the east, and to establish a total FAR of 1,340 for the historic house. HPC granted Conceptual, Partial Demolition, and Variance approval on May 9, 2001 by a vote of 6 to 0. Please note that the applicant has decided to lift the house and excavate a basement, which was not planned when HPC last viewed the application. APPLICANT: Richard Wax, represented by Dave Gibson. PARCEL ID: 2735-124-05-010. ADDRESS: 610 W. Smuggler, Lot Q, Block 20, City and Townsite ofAspen, Colorado. ZONING: R-6 (Medium Density Residential). SIGNIFICANT DEVELOPMENT (FINAL) No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.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 0 buildings on the lot, exceed the allowed floor area by uptofive 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 Staff Finding: The project involves changing windows on the old house, demolishing non-historic construction, and making a new addition at the rear of the property. This project in general is a great illustration of the benefits of historic landmark lot splits. The original house is roughly 600 square feet, and the addition about 740 square feet. This relationship between the size of the addition and the historic resource is much more sympathetic than is the case with the vast majority of projects that come before HPC. The addition is all one story (except for a small loft over the garage) and is in scale with the miner's cottage. HPC conceptual approval was granted with three conditions that related to the design; the original double hung window on the east faGade must be retained, the trim on new windows on the historic house must be slightly different than what is found on the original windows, and there must be an indent of the walls of the one story connector on 0 the east side, to align with the east wall of the great room (a small indent was already indicated on the plans for the west side of the connector.) Staff finds that these conditions have been met. However, there have been two alterations to the design that must be corrected. The elevations now show the original double hung window on the south elevation, and one on the west elevation replaced with easement windows. This is inappropriate. All the original windows must be retained, as was represented on May 9: The following guideline is relevant to this issue: 3.1 Preserve the functional and decorative features of a historic window. â€¢ Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operation and groupings of windows. â€¢ Repair frames and sashes rather than replacing them, whenever conditions permit. e Preserve the original glass, when feasible. 0 Also, HPC has typically required the use of wood windows, not clad, on the historic portions ofthe building, which is supported by the following guideline: 3.5 In a replacement window, use materials that appear similar to the original. â€¢ Using the same material as the original is preferred, especially on character- defining facades. However, a substitute material may be considered if the appearance of the window components will match those of the original in dimension, profile and finish. Staff otherwise finds that this project complies with the design guidelines and is very effective in its use of a one story connecting element and modest, contemporary architecture. The small garage building will make a positive contribution to the alleyscape. With the correction on the windows, this standard is met. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development, and Staff Finding: The surrounding neighborhood contains a mix of old and new homes, and a wide variety of architectural styles. This project preserves the character and small scale of the type of home that used to be common in this area and will be a jewel along this block. This standard is met. 0 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 preserves the building as a representation of the typical miner's cottage. This standard is met. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Staff Finding: There are minor alterations proposed for the historic resource, and the architectural integrity ofthe building is intact. This standard is met. TEMPORARY RELOCATION Since the conceptual review, the applicant has determined that the existing foundation is inadequate. The house will be temporarily moved to build a basement and then returned to its original location. No approval for temporary relocation shall be granted unless HPC finds that the following standards are met: 0 3 1. The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation. Response: A structural report will be required as a condition of final approval and/or information about how the house will be stabilized during relocation may be provided by the housemover. 2. 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. Response: A bond or letter of credit in the amount of $30,000 will be a condition offinal approval. The relocation plan must detail how and where the buildings will be stored. It is staffs understanding that the basement will be excavated in two phases, so that the house can be stored on site. RECOMMENDATION: Staff recommends HPC grant final approval and temporary relocation approval, finding that the review standards have been met, with the following conditions: 1. The HPC has approved a 3'7" rear yard setback variance and a 7'3" combined front and rear yard setback variance. 2. The three historic windows, one on the east, one on the south, and one on the west, must be retained and may not be altered, other than necessary repairs approved by staff and monitor. 3. The new windows that have been approved for the historic house must be wood, not clad. 4. Provide a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover. 5. Provide a bond or letter of credit in the amount of $30,000 to insure the safe relocation ofthe structiges. 6. Provide a relocation plan detailing how and where the buildings will be stored. 7. Information on all venti iig locations and meter locations not described in the approved drawings shal I be provided for review and approval by staff and monitor when the information is available. 4 8. Submit a demolition plan, as part of the building permit plan set, indicating 0 exactly what areas of the historic house and barn are to be removed as part ofthe renovation. 9. 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 retainfrepair all original materials and replicate only those that are determined by HPC staffand monitor to be beyond salvage. 10. No elements are to be added to the historic house or barn that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staffand monitor. 11. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 12. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 13. 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. 14. 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 0 conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 15. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. RECOMMENDED MOTION: "I move to approve Resolution Noll, Series of 2001, finding that the review criteria have been met." Exhibits: Resolution #322-Series of 2001 A. Staffmemo dated July 25, 2001 B. Application 0 5 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR FINAL DEVELOPMENT AND TEMPORARY RELOCATION FOR THE PROPERTY LOCATED AT 610 W. SMUGGLER STREET, LOT Q, BLOCK 20, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID #2735-124-05-010 RESOLUTION NOd:Q, SERIES OF 2001 WHEREAS, the applicant, Richard Wax, represented by Dave Gibson, has requested Final Development, Partial Demolition, and Variances for the property located at 610 W. Smuggler, Lot Q, Block 20. City and Townsite of Aspen, Colorado. The property is a designated landmark; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(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 developmeiit 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 ofthe neighborhood ofthe parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, no approval for temporary relocation shall be granted unless HPC finds that the following standards of Section 26.415.010.E.9 are met: 1. Standard: The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation; and 2. Standard: 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, Amy Guthrie, in her staff report dated July 25, 2001, performed an analysis of the application based on the standards, and recommended approval of the project with conditions; and WHEREAS, at their regular meeting on July 25, 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, with conditions, by a vote of _ to _. NOW, THEREFORE, BE IT RESOLVED: That Final Development and Temporary Relocation for the property located at 610 W. Smuggler, Lot Q, Block 20, C ity and Townsite of Aspen, Colorado be approved with the following conditions: 1. The HPC has approved a 3'7" rear yard setback variance and a 7'3" combined front and rear yard setback variance. 2. The three historic windows, one on the east, one on the south, and one on the west, must be retained and may not be altered, other than necessary repairs approved by staff and monitor. 3. The new windows that have been approved for the historic house must be wood, not clad. 4. Provide a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover. 5. Provide a bond or letter of credit in the amount of $30,000 to insure the safe relocation ofthe structures. 6. Provide a relocation plan detailing how and where the buildings will be stored. 7. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staffand monitor when the information is available. 8. Submit a demolition plan. as part of the building permit plan set, indicating exactly what areas of the historic house and barn are to be removed as part of the renovation. 9. Submit a preservation Flan. as part of the building permit plan set, indicating how the existing materials, rvliich are to be retained, will be restored. The requirement is to retainfrepair all original materials and replicate only those that are determined by HPC staffand monitor to be beyond salvage. 10. No elements are to be added to the historic house or barn that did not previously exist. No existing exterior niaterials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 11. HPC staff and monitor nitist approve the type and location of all exterior lighting fixtures. 12. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 13. 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 tile purpose of construction. 14. 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. 15. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservatign prior to receiving a building permit. 1 L _ 01.1 vÂ»Â» t..2 / Adejos /24,L- h'/'-0 A' (75'-~ APPRdVED BY THE COMMISSION at its reguAa/ - m the25th day of July, 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 ARCHITFCTS. II C June 15, 2001 Historic Preservation Commission 130 S. Galena Street Aspen, CO 81611 Re: FINAL REVIEW 610 West Smuggler Addition, Lot Q, Block 20 Dear Commissioners: Our final submission for review of the proposed addition to the Contributing Historic Structure is enclosed. In response to the Conceptual Review and Conditions, several adjustments have been made: 1. Original double hung window on east faGade is retained. 2. Trim on proposed new windows is increased to 2x material to give a bolder relief pattern. 3. A 12" indent is introduced to the one-story connection element where it meets the historic cottage. In addition, we have determined that foundation below the historic structure to be very shallow and precarious and have decided to create an engineered concrete foundation to support the cottage. In so doing, we will be creating a full basement below. The resulting above-grade impacts of the added basement area will be two window wells on the east, and some added fenestration on the west. We look forward to meeting with you to discuss the Project. Respectfully su~*ted, VOICE 1%/ 370 1 ./R 320 - 3007 David F. Gibson, AIA 201 N. MILL ST. #101 ASPEN, CO 81611 www.gibson-architects.com Encl. 12 copies Ce: Richard Wax -ACSIMILE 370 320 3103 -WIT-~ A) MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director J~ FROM: Amy Guthrie, Historic Preservation Officer RE: 513 West Bleeker- Minor Review, Public Hearing DATE: July 25,2001 SUMMARY: The proposal includes minor exterior alterations to the house at 513 W Bleeker. These exterior modifications are being done in order to make the appearance of the carriage house more compatible with the surrounding architecture. Staffrecommends HPC approve the proposal, with conditions. APPLICANT: Thomas Bailey, represented by Brad Randall. LOCATION: 513 W. Bleeker, East M of Lot E, All of Lot F & G, Block 30, City and Townsite of Aspen. PARCEL ID: 2735-124-43-003 MINOR DEVELOPMENT No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all ofthe following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. Response: The historic house is not being altered in this project. Alterations are being made to the landscaping and the existing historic carriage house. The proposed exterior work, and the staff evaluation, is as follows: â€¢ Change the dormers on the carriage house to match the main house. Staff views this as an improvement over the existing architecture and an alteration which is in keeping with the design guidelines, which recommend that dormers match the primary roof form and be subordinate elements of the roof. â€¢ Change windows and doors on the carriage house to reflect the character of the main house. These alterations will help the outbuilding resemble the type of architecture present on the main house. â€¢ Extending a deck and adding flagstone at the base of the deck stairs. This has no impact on the historic structure. â€¢ Grass paver path at existing grade. This has no impact on the historic structure. â€¢ Removal of hot tub. This has no impact on the historic structure. â€¢ Removal of roof between office and garage. The guidelines support maintaining outbuildings as detached structures. Staff finds that this standard is met. b. The proposed development rellects and is consistent with the character of the neighborhood ofthe parcel proposed for development. Response: The proposed changes will not affect the character of the neighborhood. The development taking place will make the character of this house more consistent with its surroundings. Staff finds that this standard is met. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The proposal will not affect the significance of any designated structure. The construction date of this house is estimated at 1888. It is representative of the type of home built for the upper class in the Late Victorian era. Staff finds that this standard is met. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: None of the changes negatively impact the architectural integrity of the historic structures. The addition of the dormers and removal of the roof between the 2 0 office and the garage will go a long way towards restoring some of the original character ofthis house. Staff finds that this standard is met. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the minor development application for 513 W. Bleeker, and Resolution #_, Series of 2001, finding that the review standards have been met with the following conditions: 1. No existing exterior materials other than what has been specifically approved 0 herein may be removed without the approval of staff and monitor. Clarification is needed as to how existing openings will be patched if siding is historic. 2. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 3. The 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. 4. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 5. The General Contractor and/or Superintendent shall be required to obtain a soecialty license in historic preservation orior to receiving a building permit. 6 1*4*j-,1* 1,00 tut ilueye,4 24â€¢ AL S A-P'- RECOMMENDED MOTION: "I move to adopt Resolution # lt, Series of 2001, finding that the review standards have been met." Exhibits: Resolution # *4 Series of 2001 A. Staffmemo dated July 25% 2001. B. Application. 0 LJ RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION 0 APPROVING AN APPLICATION FOR MINOR DEVELOPMENT LOCATED AT 513 W. BLEEKER, THE EASTERLY HALF OF LOT E AND LOTS F AND G, BLOCK 30, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2735-124-43-003 RESOLUTION NO.I~, SERIES OF 2001 WHEREAS, the applicant, Thomas Bailey, represented by Brad Randall, has requested minor development approval for the property located at 513 W. Bleeker, the Easterly half of Lot E and Lots F and G, Block 30, City and Townsite of Aspen. The property is listed on the "Inventory of Historic Sites and Structures," and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(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 0 subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, Amy Guthrie, in her staff report dated July 12, 2001, performed an analysis of the application based on the standards, and recommended approval of the project with conditions; and WHEREAS, at their regular meeting on July 25, 2001, the Historic Preservation Commission considered the application, found the application to meet the standards, and 0 approved the application with conditions by a vote of NOW, THEREFORE, BE IT RESOLVED: That minor development for 513 W. Bleeker, the Easterly half of Lot E and Lots F and G, Block 30, City and Townsite of Aspen, be approved with the following conditions: 1. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. Clarification is needed as to how existing openings will be patched if siding is historic. 2. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 3. The 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. 4. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 5. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. APPROVED BY THE COMMISSION at its regular meeting on the 25th day of July, 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 ARCHITECT: Strang Architects 393-B 102 road Carbondale. Colorado, 81623 tel.: 970.963.9822 fax.: 970. 3 0 513 W. Bleeker St, e-mail.:lathropstrang@earthlink.net CLIENT: Tom Bailey 0 Aspen, CO 81611 0 0, tr-1 - 0 0 n CEP i, * \ 19 00 0 BAIL Y 513 W ST BLEEKER - OFFICE/LANDSCAPE 07 8=:%% ff#afam'Eve,go\521 - 0\E \\g DATE ISSUE - ..3 -Fith *31.01-lirmit-NOFOF-Construction 19 Â©3-4 UNI' 91*64\ 935\44:y(*2 0 - G-* lt'U 7-21&REEZE&Zila Wpil 4] 0-22~k - 0 F '311~32%~%7]=9] ag] Â»Mi:(PÂ°,p- \J 09Â°i +3* }849 *09*427' I ) 9048Â¢71 33Â»J 0 i En]~1923 1 E.-1=*rrl pr==1 * i 1 991 WI 513 W. BLEEKER ST. GENERAL NOTES_ ZONING 1. THERE IS NO CHANGE TO THE TWO-STORY HOUSE ZONE: R-6 2. THERE IS NO CHANGE TO THE EXISTING GARAGE LOT SIZE: 7500 SQ. FT. 3. THERE ARE NO CHANGES TO THE EXISTING TREES/GRADES NOTE: THERE IS NO SQ. FT. INCREASE. SCOPE OF WORK LEGAL DESCRIPTION A. EXTENSION OF DECK WITH NO ADDITIONAL THE EASTERLY 1/2 OF LOT E AND PORCH ROOF LOTS F AND G, BLOCK 30, CITY AND TOWNSITE OF ASPEN, COLORADO B. CHANGE DORMERS TO MATCH MAIN HOUSE. REMOVAL OF LOFT LEVEL. CHANGE WINDOWS AND DOORS TO REFLECT THE CHARACTER OF THE MAIN HOUSE. 4-_36 deg C. FLAGSTONE AT THE BASE OF DECK STAIR @ . -7 . 7 EXISTING GRADE . / D. GRASS PAVER PATH @ EXISTING GRADE - E. REMOVE HOT TUB F. REMOVE ROOF BETWEEN OFFICE AND GARAGE TRUE NORTH WEST BLEE~ STREET ~ Â· ' T~7% 1 .L=LL-~.. Â£ .942-k.. 1. 1411-- 4 / ~4 EXJdi-ING~4ES 1 ~A ~\plÂ© CHANG#' try- \- \\- 4 yÂ«- â‚¬l + - 0 Â· 1 0,. 4. f .1 -jjj . h'tD---7 . 0*7409' 11#E â‚¬B-*-7. '9~ 0 0 *b./.Â« 1 V 9. 1 #Ul A ,-2 1/\. LOT G 4< ED 77%1 - / 1 + + 1 1 - 1 -4. / 1 ~l=g~ 9 L Â·tÂ»( 4-/ ~: 4154 ' 1 1 1 1 \ EXISTING TREES ~ '~52~ 1 1 1 \ \ N \ NO CHANGE ~/0/ -4.0,9 - 1 1 1 7 1 1 1 /-1 1 1 1/1 I 1 - 1 1 1 / - - - - - - - --1--4 1 / 1 1 1/ 1 1 // 4---- 1 ~0*Abv, . 1 1/\ /'\ 1 6' - 0" wOOD FAAME , \ HOUSE 4 ' \ 1 L- - I' -# lSÂ¥ FL EL = - - - - - -~ 0 10%32 $ F \I 1 -- 1 i -------1 1 1/ 1 71 - 4 1 1 1 1 1 / \ , 11 / ''K, , # 1 1 '' vyE+TING iâ‚¬IJE EXTENSION OF 1 \/ / i i l/ NO QHANGE :EXISTING DECK i 1 1 \ / \ I I I / 1/ 4_41,_i '1-At -1 1 1 1 1 ii r-lf\\ Ip 1 11 1 1 11 / LL -____ \\i 1 1\ 1 1 1 / / 14// 1 \/2 1 \ \ /7 / \ / WOOD DECK ,\ 1 1 EL= 101.11 ~ / i 1 1 1 1 1 \ 1 1 / \1 9'-3" . 1.- EIN 1- - -- - - - -- 1 NO WORK i GARAGE ' L__ _ __ _ -/ -REMOVE ONE STORY - WOOD FRAME ~ ~ ~ HOT TUB BUILDING W/LOFT M___--~ --_-THTFLEL= ____-_i ,~, m - I, ' ~ 100.33 t Â«REIGOVE 1----~ i ROOF BETWEEN 1. 1 ~ OFFICE AND GARAGE . 1 --- -1- ---- N 7509'11"W ALLEY - BLOCK 30 0 10 20 40 SCALE: 1"=10'-0" 31'-1 1/4" ... 1 1 A 4- BATH F- 0 STACKED W/D OFFICE 00 REF. J -E KITCHENETTE I UP 1 23'-3" 1 . EXISTING OFFICE PLAN - LEVEL ONE LINE OF DORMER ABOVE - 1 LINE OF DORMER ABOVE 1 1 1 1 1 1 1 1 1 1 1 DN V 1 1 1 1 - 23'-3" 4 . EXISTING OFFICE PLAN - LEVEL TWO 0 5 10 15 SCALE: 1/4"=1'-0" 4--~deg. 4 TRUE NORTH 11'-0" â€ž0-, I I 00 L-V ... T.O. PEAK 11683' T.O. PLATE 109.83' 1 1 F.F.E. 100.33 1 1 .+ IU -1 EXISTING NORTH ELEVATION A 7\ 1 '-I.I----------- -- -1 EXISTING WEST ELEVATION I 0 5 10 15 SCALE: 1/4"=1'-0" ... 1 1 1 -1 EXISTING SOUTH ELEVATION 1 -1- LJ----------------U EXISTING EAST ELEVATION I 0 5 10 15 SCALE: 1/4"=1'-0" ... 23'-3" line of shelves above LIGHT TABLE Cl C2 88 X 34 MAC SCREEN DESK 73 X 33 UE ff- 1-Of/-1 .i-4 1.-3- PROPOSED OFFICE PLAN GENERAL NOTES: The intention of this office project is to bring this building into the same language of design as the main house. 1. All siding and trim details to match the main house 2. All windows and doors to match the main house. 3. The height of the building remains unchanged. 4. The gabled dormers increase the non-compliance as indicated by the dashed lines. I 0 5 10 15 SCALE: 1/4"=1'-0" â€ž0-, I I LOE-V ... T.O. PEAK 116.83' T.O. PLATE 109.83' 1 1 - -1 - - == 6 , 1 9 i -1 1 1, !1 / \\ r , -- 1 i / / / / F.F.E. 100.33 1- -I ~--------------------------------% L -1 PROPOSED NORTH ELEVATION 1 - 2Â» l l l l 1 1 LJ ------ I PROPOSED WEST ELEVATION 0 5 10 15 SCALE: 1/4"=1'-0" ... 5 1 U r 8- ~24 -- 1/1% 4 4 -.*--1.3 il F 11 III - SIZE 11 1 E d.m- 21 m --1.- m - eÂ» - r 1 1 1- I/ r---------------------------------' u -1 PROPOSED SOUTH ELEVATION 1 1 PROPOSED EAST ELEVATION 0 5 10 15 SCALE: 1/4"=1'-0" Innsbruck Inn Review Process Historic Preservation Commission - Public Hearing Review for Conceptual Development Plan and exemption from Partial Demolition Standards Review concentrates on general massing of project, architectural style, context of Historic District. Result: HPC decision on a conceptual development plan. Planning and Zoning Commission - Public Hearing Review for Planned Unit Development and Growth Management Review will concentrate on all dimensions of the project (height, FAR, parking ratios), architectural style, operational issues such as snow removal, trash collection, and growth impacts such as affordable housing. Result: 1) Final decision on growth management allotments for lodge expansion and affordable housing units. 2) Recommendation to City Council on Planned Unit Development. City Council - Public Hearing Review for Planned Unit Development. Review will concentrate on all dimensions of the project based on recommendation from P&Z. Result: Final decision on Planned Unit Development (subject to final review by HPC). Note: An Ordinance requires two readings, the second being a public hearing. Historic Preservation Commission - Public Hearing Review for Final Development Plan. Review will concentrate on details of the project. Result: Decision on final development plan. Public Hearings: Each public hearing listed above requires public notice be mailed to land owners within 300 feet of the development. Each hearing listed above may take several meetings. Public hearings can be continued from one meeting to the next without additional notice being served to adjacent land owners. Public hearing dates have not been established (as of July 25th) for P&Z or City Council. Definitions: Planned Unit Development: A land use review process in which all dimensional aspects of the zoning can be modified based on a site specific development plan. Dimensions include height, setbacks, FAR, parking, etc. Process requires public hearings at the Planning and Zoning Commission and at City Council. SIr 153 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director Amy Guthrie, Historic Preservatipn Officer FROM: Chris Bendon, Senior Planner (~1 AARA RE: Innsbruck Inn Redevelopment - Public Hearing Conceptual Development Exemption from Partial Demolition DATE: July 25,2001 SUMMARY: The Innsbruck Inn is a non- & - designated building within the Main Street ~ Historic District. The applicant has applied for L ..9 an expansion of the lodge to accommodate F A....o.*.r. il.. ; **, ma A ..i ; 1 i... additional lodge rooms consistent with the City's / + *9 â€¢â€¢p â€¢;Â£~ '..Â©4**12 Lodge Preservation (LP) Program. The LP D- 44: ,â€¢ t,>in :12. t.7:v Nifi~ program allows for individual lodge properties to ./-4/in.il.'~3-/fli:-01- adjust their zoning specific to their circumstance ~ 0 - ~24Â·iza.~ through a Minor Planned Unit Development ~- process. This process requires hearings before the Planning and Zoning Commission and City Council. Conceptual Approval from the Historic Preservation Commission is the necessary first step in this process. This HPC review will establish the appropriate massing, height, scale, and architectural character of the project. This will help the P&Z and City Council review the PUD application and determine the appropriate zoning dimensions for the project. The applicant is proposing a third floor and an addition to the west side of the building. Staff has little concern about the expansion on the west side of the building. Staff is concerned about the mass of the third floor addition, but not necessarily about the third floor itself. The additional height plus the pitch of the new roof significantly changes the character of the building and may detract from the significance of the neighboring Historic Landmark and of the Main Street Historic District. The applicant may be able to reduce these impacts by lessening the internal floor to ceiling dimensions and by reducing the pitch of the roof. Staff is recommending the applicant gather input from the HPC with regards to the massing of the project and re-study those issues for a continued public hearing. 1 APPLICANT: Innsbruck Holdings, LLC. Represented by Mitch Haas, Haas Land 0 Planning, and Dave Gibson, Gibson Architects. PARCEL ID: 2735.124.54.001 ADDRESS: 233 West Main Street ZONING: Office (O), Main Street Historic District CURRENT AND PROPOSED LAND USE: Lodge 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 0 yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up tofive 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 titan 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. Staff Finding: The applicant is proposing a 3rd floor addition to the Innsbruck Inn. In so doing, maintaining the existing character of the building, the neighborhood, and the District is a challenge. Staff comments for this criterion are divided into the following categories: Massing: The new building appears to be significantly more massive than the existing building. The steeper roof pitch proposed for the third floor significantly raises the ridge height of the building and gives the appearance of more "weight." The current roof pitch is more shallow and minimizes the effect of the building from a pedestrian and auto viewpoint. However, a more shallow pitch may not be the solution for adding another floor as it may 0 have the effect of raising the eaves and further contributing to the appearance of bulkiness. Staffbelieves the appearance of significantly more mass may not be consistent 2 with the Historic Preservation Guidelines for Main Street and is suggesting the applicant investigate ways to reduce the appearance of mass. Some of this additional height may be the result of large plate heights on the second and third floor. The scaled drawings indicate potential excess space between the second and third floor with maintenance of the existing roof system. The ceiling height of the third- floor units could also be contributing to the overall height. Architectural Character: The addition seems to deviate from the Chalet style of the existing building. This is largely due to the pitch of the new roof. The building, however, is not listed on the Inventory of Historic Sites and Structures and deviating from the existing architectural character is not necessarily discouraged. Historic Design Guidelines: This building is 34 years old and not listed on the Inventory of Historic Sites and Structures. The Historic Preservation Design Guidelines section concerning the Main Street Historic District provides advice in several aspects of development. The Goal of the Guidelines Section addressing Main Street states: 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. Further describing the goals for Main Street, the Guidelines state: A similarity of building forms also contributes to a sense of visual continuity along Main Street. In order to maintain this feature, a new building should have basic roof and building forms that are similar to those seen traditionally. . .In each case, the roof pitch, its materials, size, and orientation are all important to the overall character of the building. . . New structures and their roofs should be similar in character to their historic neighbors. The following guideline may help the HPC in reviewing this project: 12.15 (Building Scale) On larger structures, subdivide larger masses into smaller "modules" that are similar in size to single family residences or Victorian era commercial buildings seen traditionally on Main Street. o Other, subordinate modules may be attached to the primary buildingform. o Each identifiable mass should have its own entrance. Staff suggests the applicant be directed to restudy the massing and roof pitches of the proposed addition to meet this criterion. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3 Staff Finding: The block face consists of the Innsbruck Inn and two historic residential buildings to the east. The scale and massing of the existing Innsbruck Inn does not reflect and is not consistent with the scale and massing of its immediate neighbors. Main Street, however, is characterized by this eclectic mix of building types, sizes, and uses. To that extent, the existing Innsbruck is consistent with the eclectic mix of the neighborhood and of the District. The Historic Preservation Guidelines recognize that lodges are anomalies in the District. They should not be remodeled into Victorian-style buildings, but must not be expanded in a way that detracts significantly from the characteristics of the 1 9tli Century structures within the District. The proposed addition to the Innsbruck substantially increases the mass of the building and may not be in character with the Main Street neighborhood. This is not to say that a third floor cannot be achieved, but that the current massing may be too aggressive and too much of a deviation from typical buildings on Main Street. c. The proposed development enhances or does not detract urâ€žCÂ« 1. , 44,1 , .- *Â«C.. -2.1. 4. 246.Z dÂ·, from tile historic significance ..0, a a. 46 4#11*, . '1, 11/11,78;. of designated historic ~9 1,9 14.=.41 1,1 1111 11â‚¬. 11 42.-J: %====cyr '44*f903,-* Â¢ 4 4 t:Willi,' 7* 44. on adjacent parcels. f .1. '416*46'.,t' 6 Staff Finding: The parcel is not 9:'01~ ~~-42~*1# ~~~~ ~*~~ ~ 71 ,4/J 0 4*4/.'Reast identified as a historic resource and, -: '/8~4~~I/,9/*~~',4 042= I-/'91â€¢,Wgi~ therefore, the redevelopment of the site "Vir//-1~8"*Ini"92~1.~~1: *1- will not detract from historic resources on the subject parcel. The adjacent parcel to the east is a Historic Landmark developed to the shared r '.V ... /Â· property line. The proposed ...3.2~t ... ;.;Li?~172 development of the Innsbruck Inn will ..1. *-r,%~ .. . r.: Â·Â·jÂ·?L.Â· 4,1.. . have an effect onthis resource and this Â·Â·Â·, 0 =.Â· 0, .... 1 "~-11~.Â·1.*t ' )':' .*. fâ€žN effect maydetract from the significance 1.*.4'*: 4, . . 44Â·ct. - 4â€¢~2..Â·.,-24 6-04 4 Â·2 6' .i of the adjacent Landmark building. ~ 4.... b .#Li.t.~ e WITS,t: 4, I.:lot.'. . , 14Â¥ '. 5 *'*' rGN F.h . 1. 4.... 1.. I Reducing the massing of the proposed r:16.2,: 24.1. i, r..6,1 N Â§*9 Innsbruck addition on this side may 'ill,al,0/4 -- ~ .~ ~~ reduce the effect and demonstrate 1'~21.11=- 1,1,11 1~111,11 1 11;,- ~1 ..42- 4-- 4 .1.1 1.1~....144. + r compliance with this standard. The relationship between the east end of the Innsbruck and the adj acent Historic Landmark may be a characteristics for the applicant to further explore. 4 d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Staff Finding: The subject parcel is not listed as a historic resource and the proposed development will not effect the character of designated historic resources. EXEMPTION FROM PARTIAL DEMOLITION The demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation of a structure located within an "H," Historic Overlay District, may be exempt from meeting the applicable standards in Section 26.415.020(B), (C), (D), (IE) or (F) ifthe Historic Preservation Commission finds that the following conditions have been met: a. The structure is not identified on the Inventory of Historic Sites and Structures. Staff Finding: The property is not listed on the Inventory. b. The structure is considered to be non-contributing to the historic district. c. The structure does not contribute to the overall character of the historic district, and its demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation does not impact the character of the historic district. Staff Finding: The Innsbruck is a prominent building and contributes to the identity of Main Street. The building is not listed on the inventory of Historic Structures and the Architectural Inventory Form (completed in June, 2000) does not describe this building as contributing to the overall character of the Historic District. While this is a prominent building affecting Main Street, the building has not been identified as important to the character of the Historic District and staff believes this criterion is met. i The demolition, partial demolition, off-site relocation, on-site relocation or temporary relocation is necessary for the redevelopment of the parcel Staff Finding: The partial demolition is necessary to accommodate the redevelopment proposed. e. The redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010. Staff Finding: The applicant has applied for Significant Development Review. 5 RECOMMENDATION: Staff recommends the public hearing be continued to August 22, 2001, with the following direction to the applicant: 1. Further study ways to minimize the mass of the 3rd story addition by reducing floor-to-plate heights. 2. Further study roof pitches and methods of reducing the appearance of mass caused by the roof configuration. RECOMMENDED MOTION "I move to continue the Innsbruck Inn review for Conceptual Development and Exemption from Partial Demolition to August 22, 2001, and direct the applicant to restudy the issues identified by staff." EXHIBITS: A. Project elevations showing proposed floors and ceilings B. 2000 Architectural Inventory Form C. Application D. Letter from adjoining neighbor 6 JUL-03-2001 TUE 10:16 A FAX NO ~---EXHIBIT f < 15;pjtpack County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT ..i.RA } SS. TO ASPEN LAND USE REGULAT[ONS State of Colorado } SECTION 26.304.060(E) , being or representjng an Applicant to the City of Aspen, pei'sonally certify that I have complied with the public notice requireirients pursuant to Section 26304.060(E) of the Aspen Municipal Code in the following inaliiier: 1. By mailing ofnotice, a copy of which is attached hereto, by first<lass postage prepaid U.S. Mail to all owners ofproperty within three hundred (300) feel of the subject property, as indicated atA on the attached list, on the /-0-day of_.U~Ly , 2001_ (whichis lt flays prior to the public hearing date of 4~2Â·5~07 1 2. By posting a sign in a conspicuous place on the subject propeity (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously jivm the -2?hay of JUGY , 2001, to the2gRiay of JLÂ¥ , 2-00.~-0 (Must be posted for at least ~ ten (10) full days before the hearing date). Aphotograph of the posted sign is attached hereto. Signature Rk#../1 j Signed before me thi~ji day of ./2,>Â¢~ 200Â£.by ~PUBLâ€¢..1,VICEK 1-~IIIIIIIIIII'I ~ m n ...... 1 4ulÂ«/th--3 WITNESS MY HAND AND OFFICIAL SEAL My Commission expires: -4~~iN=Exnq-A \4 Mi~j,YAN,liTA Notary Public . . . - * 9. o~ ~'â€¢se.c'< My Commission E,im 021~005 PUBUC NOTICE RE: THE 1NNSBRUCK INN CONCEPTUAL HPC & PARTIAL DEMOLITION EXEMPTION NOTICE IS HEREBY GlVEN that a public hearing will be held on Wednesday, July 25, 2001 at a meeting to begin at 5:00 p,m. before the Aspen Historic Preservation Commission, City Council Chambers, City Iiall, 130 S. Galena St., Aspen, to consider an application submitted by Tnnsbruck Holdings LLC requesting Conceptual HPC design approval to expand the Innsbruck Inn on the west side and add a new third floor. The applicant is also requesting a partial demolition exemption from the IWC, The property is located at 233 W. Main St and is legally described as I.ots A-E, Block 52, City and Townsite of Aspen. For further infomiation, contact Chris Bendon at ihe Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920- 5071. s/Suzannah Reid, Chair Aspen Ilistoric Preservation Commission Published in the Aspen Times on July 7,2001 City of Aspen Account 0 0 ALG SECOND QUAL PERS RES TRUST ASPEN HOMEOWNERS' ASSOCIATION 135 HOPKINS LTD C/O GILDENHORN ALMA L A COLO NON PROFIT CORPORATION 6476 MIMOSA LN 2030 24TH ST NW 311 W MAIN ST '1"AAS, TX 75230 ASPEN, CO 81611 WASHINGTON, DC 20008 ASPEN MAIN LP BERNSTEIN ARNOLD A & POLLY A BLAU SETH J CO MR H SCHMIDT LIVING TRST BLAU JUDITH PO BOX 2768 C/O ARNOLD A & POLLY A BERNSTEIN 3896 DOGWOOD LN ASPEN, CO 81612 1870 JACKSON ST #304 DOYLESTOWN, PA 18901 SAN FRANCISCO, CA 94109 BRAFMAN STUART REVOCABLE TRUST BLONIARZ JOHN W & DONNA L BROWDE DAVID A BRAFMAN LOTTA BEA REVOCABLE 1839 N ORLEANS ST 176 BROADWAY STE 7A TRUST NEW YORK, NY 10038 CHICAGO, IL 60614 161 E CHICAGO #308 CHICAGO, IL 60611 BUCHHOLZ EARL H & MARILYN E BUDINGER WILLIAM & PEYTON CHAMBERS PETE CO SWAIM BROWN & ELLIOTT PA 2306 DELAWARE AVE PO BOX 10086 PO BOX 6404 MULONN, VA 22106 WILMINGTON, DE 19806 SPARTANBURG, SC 29304 CHISHOLM EDITH 1/2 INT CLICK JANE COLORADO AZURE LTD 205 W MAIN ST 333 W MAIN ST PO BOX 11236 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 UINDER CANDIDA E CONNER WILLIAM E 11 LIVING TRUST CRETE ASSOCIATES LP 19816 GRAND VIEW DR 264 VILLAGE BLVD STE 104 3418 SANSON STREET TOPANGA, CA 90290-3314 INCLINE VILLAGE, NV 89451 PHILADELPHIA, PA 19104 CRETE ASSOCIATES LP CRUSIUS FRANKLIN G CROWLEY SUE MITCHELL CO UNIVERSITY CITY HOUSING CO CRUSIUS MARGARET J 409 S GREENWOOD AVE PO BOX 1524 5855 MIDNIGHT PASS RD APT 507 COLUMBIA, MO 65203 BRYNMAWR, PA 19010 SARASOTA, FL 34242 DEAN FAMILY LIMITED PARTNERSHIP DE WOLF NICHOLAS DEREVENSKY PAULA LLLP 233 W BLEEKER ST 1128 GRAND AVE 590 DELLWOOD AVE ASPEN, CO 81611 GLENWOOD SPRINGS, CO 81601 BOULDER, CO 80301 DIMITRIUS RALLI DEROSE V F DHM INVESTMENTS LP 90% HUEBNER-DIMITRIUS JO-ELLAN 1209 N 14TH AVE 15 INMAN CIR NE 200 S SIERRA MADRE BLVD MELROSE PARK, IL 60160 ATLANTA, GA 30309 PASADENA, CA 91109 DURANT AND ORIGINAL ASSOCIATES ~~TELLI ROBERT A & SUSAN J FARLAND MARISA J INC 1Bt WASHINGTON DR PO BOX 3542 PO BOX 7846 CENTERPORT, NY 11721 ASPEN, CO 81612 ASPEN. CO 81612 GOLD RANDAL S FLECK KATHRYN FRANKEL KATHY REVOCABLE TRUST EPSTEIN GILBERT AND MOLLIE 27 N MOORE TOWER B 444 N WELLS #303 PO BOX 9813 YORK, NY 10013 CHICAGO, IL 60610 ASPEN, CO 81612 HANSEN WERNER AND HARRIET GROSVENOR DENIS GUERRA DONNA WINTER ERNST & SON INC C/O PO BOX 3071 4220 GLENWOOD AVE ORDINGER WEG 12 ASPEN, CO 81612 DALLAS, TX 75205 HAMBURG GERMANY, 22609 HITE HENRY H & ANGELA R HUGGIN H SCOTT INNSBRUCK HOLDINGS LLC PO BOX 155 205 S MILL ST #1 435 E MAIN ST WOODY CREEK, CO 81656 ASPEN, CO 81611-1978 ASPEN, CO 81611 JACOBY FAMILY LTD PARTNERSHIP 1<ARP MICHAEL KASPAR THERESA DOSS CASPER J JACOBY 111 3418 SANSOM ST PO BOX 1637 PO BOX 248 PHILADELPHIA, PA 19102 ASPEN, CO 81612 ALTON, IL 62002 KEIM JAMES T KING LOUISE LLC KETTELKAMP GRETTA M PEITZ H QUINN JR A COLORADO LIMITED LIABILITY CO 3408 MORRIS AVE 17550 BAR X RD PO BOX 1467 PUEBLO, CO 81008 COLORADO SPRINGS, CO 80908-1500 BASALT, CO 81621 ENTERPRISES INC MARTIN SCOTT M MARTEN RANDOLPH wv; ORADO CORPORATION C/O PARAMOUNT PICTURES 129 MARTEN ST 233 W BLEEKER 5555 MELROSE AVE MONDOVI, WI 54755 ASPEN, CO 81611 HOLLYWOOD, CA 90038 MOUNTAIN STATES COMMUNICATIONS MCDONALD FAMILY TRUST MELTON DAVID INC 320 W MAIN ST 135 W MAIN ST PO BOX E ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 PEITZ H QUINN JR NEWKAM CLAIRE M OLIVER WILLIAM THOMAS & ANN GARY KEIM JAMES T PO BOX 2808 542 WARNER AVE 17550 BAR X RD ASPEN, CO 81612 LOS ANGELES, CA 90024 COLORADO SPRINGS, CO 80908-1500 POTAMKIN ALAN PRICE DOUGLAS L AND VALERIE RICKEL DAVID 1 CASUARINA CONCOURSE 8611 MELWOOD RD 8324 BROODSIDE RD CORAL GABLES, FL 33143 BETHESDA, MD 20817 ELKINS PARK, PA 19027 R INC ROGERS REGINA ROSENTHAL DIANNE RESCENT CT STE 1320 6 WOOD ACRES RD PO BOX 10043 DALLAS, TX 75201 GLEN HEAD, NY 11545 ASPEN, CO 81612-7311 SAMIOS CAROLE SAUNDERS MARGARET W SCHELLING RONALD L & LORI L SAMIOS NICHOLAS A 24523 BRITTANY 231 ENCINO AVE P OX 867 SAN ANTONIO, TX 74609 PLAINFIELD, IL 60544 IINSTER, MD 21158 SHEEHAN WILLIAM J AND SILVERSTEIN PHILIP SEVEN SEAS INVESTMENT LLC SHEEHAN NANCY E SILVERSTEIN ROSALYN 1017 ELMWOOD AVE 10 GOLF VIEW LN 25 KNOLLS CRESCENT WILMETTE, IL 60091 BRONX, NY 10463 FRANKFORT, IL 60423 SLOVITER DAVID SIMON LOUIS & EILEEN SLOVITOR DAVID AND ELAINE SLOVITER ROSALIE 1576 CLOVERLY LN 1358 ROBIN HOOD RD 1358 ROBINHOOD RD RYDAL, PA 19046 MEADOWBROOK, PN 19046 MEADOWBROOK, PA 19046 SMITH CHRISTOPHER H SMITH CHRISTOPHER H SMITH CHRISTOPHER BEUTTAS DIANA H BEUTTAS DIANA H PO BOX 130 234 WEST HOPKINS AVENUE PO BOX 12366 SNOWMASS, CO 81654 ASPEN, CO 81611 ASPEN, CO 81612 TAD PROPERTIES LTD LLC TEMPKINS HARRY TAD PROPERTIES LTD LIABILITY CO TOWNE CENTRE PROPERTIES LLC TEMPKINS VIVIAN PO BOX 9978 323 W MAIN ST #301 420 LINCOLN RD STE 258 ASPEN, CO 81612 ASPEN, CO 81611 MIAMI BEACH, FL 33139 BERG KATHARINE TORNARE RENE TWIN COASTS LTD 221 E MAIN ST 308 W HOPKINS AVE 110 WEST C ST STE 1901 ASPEN, CO 81611 ASPEN, CO 81611 SAN DIEGO, CA 92101 VAUGHAN HEIDI 1996 TRUST WALGREEN JOANNE WEESE KATE B IRREV TRUST NO 2 N2322 SYLVAN LN 2258 N FREMONT 314 WWILLOW RD LAKE GENEVA, Wl 54137 CHICAGO, IL 60614 CHICAGO, IL 60614 WILLE O LOUIS & FRANCES LYNETTE WHYTE RUTH WILLE RAOUL 32% INT PO BOX 202 200 W MAIN ST 200 W MAIN ST ASPEN, CO 81612 ASPEN, CO 81611 ASPEN, CO 81611 WILLIAMS DAVID & BONNIE JO 222 W HOPKINS AVE APT 5 ASPEN, CO 81611-1757 JUL-03-2001 TUE 10:17 AM FAX NO. f. U j ATTACHMENT 7 Public Heaiing Notice Requirements Three forms of notice are required by the Aspen Land Use Regulations: publication in the newspaper, posting of the property, and mailing to surrounding lando#,=s. You can determine whether your application requires notice, and lhe type ofnotice it requires, from Table 1. whicli is attached to this summaty. Following is a summary of the notice requirements, including identification of who is responsible for conipleting the notice. 1. Publication - Publication ofnotice ina paper ofgeneral circulation in the City of Aspen is to be done at least jifrecn (15) days prior to the hearing. The legal notice will be written by the Community Development Department and we will place the notice in the paper within the appropriate deadline. 2. Posting - Posting of a sign in aconspicuous place on theproperty is to be done ten (10) days prior to the hearing. It is tile applicaufs responsibility to obtain a copy of the sign from the Community Developmenl Department, to fill it in correctly and to bring proof to the healing that posting took place (use attached aftidavit). 3. Mailing- Mailing of noticeistobemadetoall owners ofproperly within 300 feet of the subject development parcel by the applicant. It is the applicanfs responsibility to obtain a copy ofthe notice from the Community Development Depallment, to mail it according to the following standards, and to bring proof to the hearing that the mailing took place (use attached affidavit). .2andmris for notice shall be as follows: Any fedent agency, state, county or municipal government service district or quasi governmental agency that owns properly within 300 feet ofthe subject propenymust be mailed notice fifteen (15) days prior to the hearing. 2. All other landowners within 300 feet of the subject property must be mailed notice ten (10) days prior to the hearing, unless notice is given by hand delivery, in which case it must be sent five (5) days prior to the hearing. 3. Subdivision applications only also require notice by registered mail to all smface owners, mineral owners and lessees ofmineral owners of the subject property. Thenames and addresses ofproperty owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of public hea,ing. 0 101 02:16P ROBERT A DONATELLI 516 921 2221 P.01 . 1 11 *le 0 / Â£ ~ f Â£,l 9 19*00 0,Â¥ CiP/k)Â£ 92o - SY 37~ ~ MÂ·f-tuf ~F\--Uk -@ouj-~ ~Â·04*4,*.iÂ§ Daug[*uga l.--- 1 30 9 G- 4- LeA L 3-4-. G.se QÂ« 1 00*4ed,5 9. 1 Te, 43.-vu,S ,6â‚¬. c.#- 4-{4 cgy * Lic i ~14 fL el l Ok -6 -Â«,A-*4) ittd-â€¢KIL'eld 4 i De A-A- Clie - BQJ 64 1 - ,#l,,4 ..(A) C, 41 1.6 1 - =t- o U VY c.0 : A.!29( 4 1 LI~ 2.1 5 D- UÂ° f~0(45 ' 4-i feN b 2 3 1- 0 (pose 4-Â· 01* s Uu 4. 14 (cQi ,4 26, El 0 ~'' CA~ ~~ Coct-ca,K \ord +42- &((o .4, C 49 /1-2 f f cpy & '' : / . 07 0- c. 4.Â« c-~- /e .pfre 9 ~t~A- C< A or J 0-1. 47 4 ) 1.1 /J \ 119 1 i?ily h 4 01/32 6 â‚¬ 2 4 9 4. i f + 1-1 1--2 6. f te-A- 1 Â· i et f Ae,- 44/ y ~ 62 y %(A (1 61- 4- (toR_ Dl ~3 (f i D ~ /12/2 e * c f A-,> /gl-REQ ~/0 0-cU /< afl ROO A 9 u -11? 44 1. â‚¬ 04 Ct A 4 9< 9 2~- ad 4 41 1,0 al' uu ~ 42 / # AÂ« 0 (9- Lou-f- +424, 1Â«sÂ·464 rl k (?L uo(u~av $(AL.9 00(Dit ced - i , 701 02:16P ROBERT A DONATELLI 516 921 2221 P.03 r f 7/9 2-3 1 ..**Â· A. 4.-/ t . ._ 0-0 j _~MA' /we M Uc// .~ Â·Â·- ~142 - 4-upat -&4 0 44-&9 00' 44stÂ£P .. -4 ...... ... .D * _a. 2.9- +3*C C.2 L l 4; 2 GlÂ¥ p_2694----44 4-Cr-'.9/9â€žN./4/2-ck~ \ 0. \ -e.la,4 4404 , 6 4 . 1/4-44*~f- tltfx 1 r . I Q.MIL â‚¬f. 1167 -271-2- /40 \-- 1 .J ..... 1 L -/44.*__~-_ci~ ~.0~ dyÂ» ,.r-- 4~-0-2 4..6 s 6 4.6..cLA # izadcÂ·4=__,O e.0,Â«u .__-00.~_.irÂ«- ~-c:g,-fz cy~.Â·> 44A0 6/5 J -_.... e=xul.* __S Â·f-Â£-02 N __./LERÂ« /CIR. S _~r- 1-<4 i k ---__- ' .i.(134 i._olfc â‚¬ 14 ~44 1 -7 ............... 4 I \ . Les ,Â£*s:j __A--c k_. 0 u N icti_,4 2 td=eÂ£.312 _ ..-... i.-Â£:2 w i/_~ au-fack-c 4 _~ 0-4 4Â«,A*.got- ~ 4-212Â£~ 6-j_-- dbi~Â¤6dUL-1-~-_ - Â¥t akkil- 4-_le Jit--2343 --- - i J.f 6.-f Â¢ . f\l .-41) - %(1(C--Ll@--1 -L ....AX-e (415~ .._SO 80424-S ' f -4... +9 & 43,_A~ ~- ~ill -90[u WAA- cl 91#0 tes-- ..2. G44 Â«Aul@ 4 Ldi 16- uteu % fEd-- --- ll 1 . t -25-01 02:16P ROBERT A DONATELLI 516 921 2221 1 f fhe; 1 ORA. kue-t~ 94 ~ 30Â® 1 4 0 de#f 6 4 04 LL.f Atzb j i 45-n~Â»AA (47 fA, D ~R- \ 0 'i /LJ ,&1-Â¤ 6,4.4 4 ~ 16- rd estrb A,\5 Â© 6, 1 0dkR_ G~ 90 ((1.ok-teÂ«R'Q <A t- Â«lu- A* 0.Â«~ 11_ OU.&211 it-1 T .64-2-,Mo 3 +6- build 6-~- ~u~ld 041 (k Al'\ sta-- 4 94-el. /1.ou (4 10Â·0401 ~- . 1 65 C A C -''Licd Â·r-0 6-I <2 4 , ~ f/2-Â·CÂ»& 64:70'LS f 1 (4\ ~ i olk_I ll i 0 L 1 . C 'cr v _. 1 l i , i DONALD & SELENE MORGAN 237 WEST HOPKINS ASPEN, COLORADO 81611 RECEIVED JUL 2 4 or,-, July 22, 2001 ASPEN ; ATI<IN COMMUNITY DEVELOP ?WENT Mr. Chris Bendon Aspen / Pitken county Community Development Department 130 S. Galena Street Aspen, Colorado 81611 RE: OPPOSITION TO INNSBRUCK INN CONCEPTUAL HPC & PARTIAL DEMOLITION Dear Mr. Bendon: Thanks very much for your time on the phone this week. My wife and I are writing, as you suggested, to voice our opposition to the expansion of the Innsbruck Inn and especially the addition of a third floor to the building. We live behind the Innsbruck across West Hopkins at 237 West Hopkins. The proposed changes will adversely effect the use and enjoyment of our house and we vehemently oppose the addition of a third floor to the Innsbruck. I am sure others will be voicing their concerns regarding negative community impact of the expansion of the Innsbruck building such as increased traffic, increased street parking in the adjacent neighborhood, etc. Our primary objection to what the Innsbruck proposes is the addition ofa third floor. You told me thai the present roof height is 25 feet and the developers now propose a 50-foot height. Perhaps I am cynical, but I assume that they have requested such an ridiculous height in hopes that they can negotiate what they really hope to obtain. We oppose the addition ofanother floor or any increase in height. Their new roof, as proposed, doubles the height of the present rooftop! It will be woefully out of scale with the entire neighborhood. It will block the wonderful views of Red Mountain that many homeowners south ofthe Inn enjoy. It will set a precedent on building entargement that could contribute to further harming the small town look and feel of Aspen. Please express our opposition and ask that the Commission vote against raising the height ofthe Innsbruck Inn. Singrely, 14 (rk 1 /(/roc~â‚¬11 *4"l-/ h#65 e- 1 3 7-1 1- 4, t:K W 'Ollm ,1\ el- 150'-51/2 1 1 1 1 .111 1 It 1 1 1 1 1.11 1 L ' 1 0' III 4" LL ----'--- ------- . 0. 20/2 1 1 1 1 1 :.11.1 1 111 . 1 11 1/1 h.1 Ill 1 1 1 ! 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CaCE,CO AVE. 1ELUM".Cf10, f~~rÂ¥-r'rÂ·r=r 51 w'ot - n 81459 910Â·72&6,501 . ~ 1 GeACE F.â€¢Ciat .EE# 910728-6658 ' Ic/Â·/ 1 IL= 1 1 1 1"1 WEST ELEVATIONI - ~ 99. 0- l_= - ~17Â·~rj- 1 1 ~ SCALE, 3/ 16'- 1 ' -0' 1 51â‚¬Er NO. 1 1 1 1 1 1 1 =.1 1 1 1 -_--L-------------------------------- ------------------------0 ~ fPHASE-*1 Eg 30018 21221' i A- - Exw 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 Dis#ict 1. IDENTIFICATION 1. Resource number: 5PT.1009 2. Temporary resource number: 233.WMA 3. County: Pitkin 4. City: Aspen 5. Historic building name: 6. Current building name: Innsbruck Inn 7. Building address: 233 West Main Street Aspen. Colorado 81611 8. Owner name and address: Innsbruck Holdings LLC 435 W. Main Street Aspen. CO 81611 11. Geographic Information 9. P.M. 6 Township 10 South Range 85 West SE M of NW lA of SE M of SE W of Section 12 10. UTM reference Zone 13;342450mE433942 5 mN 11. USGS quad name: Aspen Quadranale Year: 1960, Photo Rev. 1987 Map scale: 7.5' X 15' Attach photo copy of appropriate map section. 12. Lot(s): A,B, C.D. & E Block: 52 Addition: Year of Addition: 13. Boundary Description and Justification: Site is comorised of Lots A. B. C. D. & E: Block 52 of the Citv and Townsite of Aspen. Assessors office Record Number: 2735-124-54-001 This description was chosen as the most specific and customary description of the site. 111. Architectural Description 14. Building plan (footprint, shape): Irreaular 15. Dimensions in feet: Length x Width 16. Number of stories: Two Storv 17. Primary external wall material(s) (enter no more than two): Stucco 18. Roof configuration: (enter no more than one): Gable Roof 19. Primary external roof material (enter no more than one): Svnthetic Roof 20. Special features (enter all that apply): Resource Number: 5PT.1009 Temporary Resource Number: 233.WMA Architectural Inventory Form (page 2 of 2) 21. General architectural description: This structure is made up of a series of volumes. a lona flat roofed structure running the length of the site (easU west) with a wina (facing north) returnina to the street on the east end. A central low-pitched qable volume sits in the center of the lona structure, and is the focal point and main entrv to the structure. The central volume has three bavs marked bv three round arched ogeninas on the lInDer level and two seamental arched openinas on the ground level with a square opening in the center. The openings are aligned vertically on the stucco facade. The central square opening is infilled with two lame windows. otherwise the openings are uninterrupted. Another stucco wall plane sits iust behind the openings and serves as the enclosure for the buildina, at arade square windows match the segmented arch openings, similar to the front window: the unner level has a similar pattern. Decorative liaht fixtures reinforce the pattern of the bays on both levels. The central volume roof overhana is supported bv the extension of beams that reinforce the bav spacing. The remainder of the building has balconies runnina the length of the facade with decorative cut-out railinas. and deep overhanas. creatina a dark background to offset the central stucco volume. Horizontally proportioned windows arouped with doors create a repetitive pattern across the facade. the stairs run un to the balconv level parallel to the facade with similar cut-out detailing. The north facing wina has a similar pattern with a cut-out rail balconv servina two uDDer units. with stairs on the west wall. An arched chimnev can rises above the central volume roof on the west side. The roofs on the wings have exposed Durlins and simple fascia boards. 22. Architectural style/building type: Modern Movements: Noveltv 23. Landscaping or special setting features: The central structure faces the street with a paved area frontinq the buildina. A substantial sgruce tree and a smaller fir bracket the central volume and further reinforce the pattern of the architecture. A series of street trees runs alona the western side of the site. A solid fence runs alona the Main Street edge on the western side of the lot enclosina a courtvard in front of the lonq structure. 24. Associated buildings, features, or objects: none IV. Architectural History 25. Date of Construction: Estimate Actual 1967 Source of information: Aspen/Pitkin Community Development Department Files 26. Architect: Unknown Source of information: 27. Builder/Contractor: Unknown Source of information: 28. Original owner: Unknown Source of information: Resource Number: 5PT.1009 Temporary Resource Number: 233.WMA Architectural Inventory Form 0 (page 3 of 3) 29. Construction history (include description and dates of major additions, alterations, or demolitions): Minimal records exist. A roof extension and porch enclosure was permitted in 1975. it is not clear where the work was done. 30. Original location X Moved Date of move(s): V. Historical Associations 31. Original use(s): Domestic: Hotel 32. Intermediate use(s): 33. Current use(s): Domestic: Hotel 34. Site type(s): Main Street. Mixed Small Lodae, Office. Commercial and Residential 35. Historical background: This structure is representative of Aspen's early development as a ski resort. The 1932 Winter Olympics in Lake Placid. NY soarked an enthusiasm for skiing and European style in the US. and skiers as well as lodge owners came to Aspen and brought the characteristic building style of the Tyrol to the area. Small lodges provided the tourist base to support the growth of the skiing industry. 36. Sources of information: Aspen's Architectural Context. Post WWII. part of the 2000 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 anistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or D. Has yielded, or may be likely to yield, information important in history or prehistory. Qualifies under Criteria Considerations A through G (see Manual) Does not meet any of the above National Register criteria 39. Area(s) of significance: Architecture 40. Period of significance: Mid 1900's Skiina Development 41. Level of significance: National State Local X 0 Resource Number: 5PT.1009 Temporary Resource Number: 233.WMA Architectural Inventory Form (page 4 of 4) 42. Statement of significance: This structure is sianificant for its position in the context of Aspen's development as an international skiina resort. It is indicative of the Europeans who came to participate in the development of the ski resort, and brought this European stvle with them. During this time manv resorts were based on this stvle of buildina. and ultimatelv the snort and the architectural style became svnonvmous. 43. Assessment of historic physical integrity related to significance: Structure is intact 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 VI11. Recording Information 47. Photograph numbers: R15: Fl 0,11 Negatives filed at: Aspen/Pitkin Community Develogment Dept. 48. Report title: Citv 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 / 2 4*f~. ~1 . 1 v )4 I "i I , . 1 1,1 1,1,7 0 P . 1-/t .. iÂ· ti,Â· . , 1 - *1 + h044. .....1- a "7 ./ ll,nshruck , ~4 8./9, allENA - , ....... .. . . .. ..... ., .....4.04.1 ....4 Â· 1 - L U 9 1 4 4*- .el .1 .1 . 4% I L 17. 1=--4- IS , , ., -li Al. - f 22= j.-7... :Milll.---- . RECEIVED JUL 1 3 2001 ASPEN / Pin<IN COMWUNITy DEVELORWENT Wkk; c &#ersTÂ©~ge BEAD#J Se,alce Loocs $2-aGS PLeÂ»#:42 Pbrcp AspeÂ« cao- 04"*2*/3,0 9#A\D.. la. 9; love CID,LY 12-9,20<31 ~EGROOTÂ©G TRE TObJSE,=d,; 3,41 60:>i:*ze 0 PResweueinD,1 AppUCATic,6 Voet Eppagstow, PwupreeD ay &+Ras LAdD PLA~Â»UG,LLC. 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PLepae Abcgn Pblc;Fe> 12Abcles,20 SHOU>maG THE; 10â€¢y THE- peâ‚¬*=CUG rs ccÂ©EurreD Ar lite =Desl;*zucic. Tbig She*> Rer<Ice PRE aÂ©Gniwe pâ„¢581.-ah~ 06:> 1-Ue EAST 2ec,V Etal>PretÂ» c:* THS Abale pâ„¢>pCGAL. Twip DES:.WIE; 9 2<Dows TH*,F PRIE OUERWaÂ¢GIAG Vecs,4 0-NE Â£-TRUCTueas eÂ©Ge P*JO h,fy rueg S+Lria> CRh Irce 13rnâ€¢.Ve 46 00.2 â„¢SdES <32 THE SIDEE C;F a,2 WUSE. Als<5 KbeiVE THE THREN UÂ»beac,bS CAST&*E Eesr kleoperots. -rUertÂ· uxuu> Look tbac.,a c.b owet <itga 0 Ded.= e,at> 1.oleal:& 0,846 -Vw*=Â»2, Al,>py ouÂ¥z rauÂ»CY- 1 16 04*UECO,4 16+9 4033682(lck r 0,1 0:ses ~oxix Sjp TAW C:*21*bAL OGÂ»EBS le, BE R S #44Â£ 6-br 12 L *,1 A OUTGUSc>EW:,c>b Sli*jibG. E.acltÂ©pw'ros PLEPGER keep c.48 nus empeWe TH*,64 -LAW 694,2**rw Clfâ€¢fas, PA,G Sccyâ‚¬*3;4.9, 0 ... 4 1% - i . 4 , 't .1 . -*I. . I - rammi 1. :.4, I ' . - 4 / ' --_ 43@4/ . P. ................/RE - I / A 1. , 4, 1 - : P , .. 9 , 4/1 k Â·.4 . f. - .4 . â€¢ W ..0:Â· I *23 : ... ...?60 . ' $454,~*i'fit,r,lf 4, ~'. u.'/ gL . 1*. 1... th... 02 k r, 4-3% '1 4%,4 14 41 1 1.. , 4 c :Â«29. r : d 71#ive> 64 hW)~4 Wl Wier- Â£.1. - MEMORANDUM TO: Historic Preservation Commission FROM: Chris Bendon, Long-Range Planner BIAIAA 1.J RE: Infill Work Session DATE: July 25, 2001 SUMMARY: The Community Development Department is working with a citizen task force to identify changes to the City's development regulations to encourage projects within the Original Townsite. Changes being considered include all aspects of zoning, development review process, and new incentives such as Transferable Development Rights (TDRs). The two Historic Districts are an integral part of this study area and will be influenced by these potential new regulations. This is a continuation of the work session and is intended for 30 minutes. Further discussion on the following issues is being suggested. Time constraints may limit this discussion in which case staff will schedule addition discussion at a later date. REVIEW PROCESSES: 15 MINUTES A significant barrier to Infill development revolves around development review processes. There is a certain level of uncertainty experienced by developers uncertainty associated with extended reviews, public hearings, and the costs and time of gaining approvals. The Infill Group strongly believes that the HPC process has significant value and doesn't want to affect HPC's jurisdiction. The Group is, however, interested in how the process could be simplified, shortened, and/or provide more assurance to developers. Discussion: m Can there be a simpler (quicker) process for non-historic projects in District? â€¢ Can Conceptual Approval "lock-in" the building's massing with Final Review for exterior design? COMMERCIAL CORE: 15 MINUTES The Commercial Core may provide the greatest opportunity for development serving multiple community goals for affordable housing, rejuvenated commercial buildings, quality open space, and pedestrian vitality. Its also the most visible area oftown and greatly contributes to the image of Aspen. Discussion: o Commercial Core Goals â€¢ Encourage adaptive re-use of historic buildings â€¢ Allow for redevelopment of"tired" non-historic buildings. â€¢ Street-level vitality â€¢ Land TDRs in the CC. o Review Criteria â€¢ Does the HPC want height flexibility to allow for larger 1St floors, to match existing plate heights, to permit parapet walls, and to hide mechanical equipment? â€¢ Can a residential unit on top of a commercial building exceed current height limit? o Incentives: â€¢ TDRs - for residential rights â€¢ Process - reliance on conceptual massing â€¢ GMQS - Continue commercial incentives 2