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Home My WebLink Aboutagenda.hpc.20010912ASPEN HISTORIC PRESERVATION COMMISSION Septeniber 12, 2001 REGULAR MEETING, 5:00 p.m. COUNCIL CHAMBERS SITE VISITS - NOON - 205 S. Third and 130 W. Hopkins - If you cannot meet at the Site, please site-visit on your own. 5:00 I. Roll call II. Approval of minutes - August 8, 2001 - August 22, 2001 III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring VII. OLD BUSINESS A. / 735 W. Bleeker - Final Review - Public Hearing to be continued to a ~/ date certain. VIII.~N EW BUSINESS 5:10 ~ A. 517 E. Hopkins - Minor Review & 0 3 k-39 5:15 < B. 205 S. Third - Conceptual, Partial Demolition, Public Hearing 46' d /9 5:55 C. 135 W. Hopkins - Conceptual, Partial Demolition, Variances, Public Hearing IX~ WORKSESSION 6:35 735 W. Bleeker 6:55 1~ 329 Lake Avenue ':15 X. ADJOURN -ROJECT MONITORING Suzannah Reid 414 N. First- POLE 312 S. Galena 78 and Main 330 Lake Avenue 620 W. Bleeker Historical Society 328 Park Ave. - Lane 515 Gillespie Jeffrey Halferty 414 N. First- POLE 920 W. Hallam- Guthrie 312 S. Galena 620 W. Bleeker - Historical Society 213 W. Bleeker 200 E. Bleeker 328 Park Ave. - Lane Lisa Markalunas 939 E. Cooper- Langley 200 E. Bleeker 419 E. Hyman - Paragon 302 E. Hopkins 110 W. Main 104 S. Galena - St. Mary's Church 620 W. Bleeker Gilbert Sanchez 312 S. Galena 333 W. Bleeker Street 501 W. Main Christiania Lodge 330 Lake Ave. 609 W. Bleeker- Ernie Frywald 200 E. Bleeker Rally Dupps 419 E. Hyman - Paragon 501 W. Main Street - Christiania Lodge 129 W. Francis 435 W. Main 104 S. Galena St. Mary's Church 302 E. Hopkins 610 W. Smuggler ~elanie Roschko Teresa Melville 513 W. Bleeker 515 Gillespie Neil Hirst CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: HPC Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staff presentation Applicant presentation Board Questions and Clarifications aPH opened and closed 1~oard Comments Applicant Comments Motion 0 TRE /4 MEMORANDUM 0 TO: Aspen Historic Preservation Commission THRU: Julie Anne Woods, Community Development Director Joyce Ohlson, Deputy Planning Director 4 THRU: Amy Guthrie, Historic Preservation Officer FROM: Christina Amato, Historic Preservation Intern RE: 517 E. Hopkins - Minor Review, Public Hearing DATE: September 12, 2001 SUMMARY: This non-historic structure is located within the Commercial Core Historic District. The applicant requests HPC approval to convert an existing window opening to a door with matching side light windows. APPLICANT: Susan Horsey, owner; represented by Pedersen Architectural Services L.L.C. 0 LOCATION: 517 E. Hopkins, Lots D, E and F, Block 94, City and Townsite of Aspen. ZONING: The property is zoned "CC, Commercial Core," with a historic district overlay. MINOR DEVELOPMENT No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with 0 the historic landmark and the neighborhood than would be development in 1 accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(21 for detached accessory dwelling units. Response: The existing building will remain essentially unchanged. The proposal only involves switching out existing windows to french doors and matching side light windows. This is a contemporary building that does not reflect the architectural characteristics of the Victorian era downtown. It would not be appropriate to require the new door and windows to match the 19th century model, with a kick plate, transom, etc., because these features are unrelated to the overall design of 517 E. Hopkins. Nor would it be necessary for the changes to reflect the style of adjacent historic structures as there are none. The project will meet the following design guideline: 13.16 Develop the ground floor level of all projects to encourage pedestrian activity. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposed changes will not affect the character of the neighborhood. There are no historic structures on the half block where 517 E. Hopkins is located. Across the street, City Hall and the three Connor cabins are historic, but are non- commercial buildings. 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. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: The proposal will not impact the architectural integrity of any designated structure. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the application as submitted. 2 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 517 E. Hopkins Avenue as proposed. RECOMMENDED MOTION: "I move to adopt Resolution # , Series of 2001, finding that the review standards have been met." Exhibits: Resolution # , Series of 2001 A. Staff memo dated September 12, 2001. B. Application. 3 03*EN â‚¬99221 0 11 9-2=2*/1 County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT|~~~~~~â€ž....J } SS. TO ASPEN LAND USE REGULATIONS-- State of Colorado } SECTION 26.304.060(E) I, c 1-rb'a: L.:fEN T-%*94=â‚¬Kl XI~~-FFIS:f~~ ng 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) ofthe Aspen Municipal Code in the following manner: 1. By~IiIRRing-ef-notice. a copy of which is attached.heretaSE first-class postage prepaid U.S. Mail to all owners of property withreeunfeetof the subject property. as indicated on the attach*LList--ari-Ee _ day of , 200_ (which isfrior to the public -heanng date of ). 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 E.Siay of 7Â¥12 -CT-Â· 200 j . to the - day of 5~1+ Â· 12-,.00_LÂ· (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. Signature Signed before me thisUBday of c 11*dj PUBLIC NOTICE DATE zin_ 0_123 TIME PLACE.-E__- PURPOSE-u- 3 pears,I0 44 .â€ž1 WITNESS MY HAND AND-OFFICIAL SEAL My Commission expires: NOM,yahâ€¢4411SS ION EXPIRES: 2 0/ c , A \32 s 11: 0 1 ' iti $ O% r ' 2 /08 Vbz....0 :**/ - ATTACHMENT 1 LAND USE APPLICATION FORM 6-OLOO.*PC) câ‚¬:*28*941040YF L.L. CL. 1. Project name C.,rf Â¥ LA:1 Ac 871> U--r 1J~14,0 2. Project location 45 1 7 E. Etail=-1 6)9, 6-'Ti Â£22 /64Â¥+0 TMA,(r- 11- L.Â£7Tb Li E. 1~ (indicate street address, lot'anci block number or metes and bounds description) 3. Present zoning ZLe/A CaPTL 4. Lot size 5. Applicant's name, address and phone number 9Â©'EpAR A or'r=230 ds ,1 8-. 1-*OÂ¥ic+KS' A-\E Ot-Le -101 12 6. Representative's name, address, and phone number Tapties=ea 'AEâ‚¬C-1.+-)78301*L- fh,nrcu KLE=> Â¢BB# 112 ,MAY,J fr. rE Mae*>N-8 -,C.=1 94423> 10+102-41 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD / Minor HPC Stream Margin - Final PUD - Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) zz-Orl 1,01 e irr T.pâ€¢.L--C=rpwl.EE- Ne 7491=*43 aer-*!L - 9. Description of development application VW 1*leit (A?Ft- ,&.*zpr-T-,-Art e F- pnort -r-e) 02<1901- 1 14 4 11>1 NOOK.3 DYâ‚¬â€¢3 1-16 r:P . 10. Have you completed and attached the following? ~,/ Attachment 1 - Land use application form 0 - Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachment 4 11111111 - 61~51, ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: Address: Zone district: Lot size: Existing FAR: Allowable FAR: t~- Proposed FAR: P A- Existing net leasable (coMmercial): UL* Proposed net leasable (commercial~f 'MA- Existing % of site coverage: Proposed % of site coverage: Existing % of open space: ~ Proposed % of open space: 13/+ Existing maximum height: Principal bldh: +30tz Accesory bldg: F~-4- Proposed max. height: Principal bldg: 10 A- Accessory bldg: k~IAÂ· Proposed % of demolition: Â£ Mt'%' Existing number of bedrooms: &35AYF Proposed number of bedrooms: Nep K) E- On-site parking spaces required: ~- Existing on-site parking spaces: Setbacks Existing: Minimum required: Proposed: Front: p Front: Front: Rear: Reac Rear: Combined Combined Combined Front/rear: Front/rear: Front/rear: Side: Side: Side: Side: Side: Side: Combined Combined Combined Sides: Sides: Sides: Existing nonconformities or encroachments: Variations requested: (HPC has the ability to vary the following requirements: setbacks, distance between buildings, 0 FAR bonus of up to 500 sq.ft, site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) ATTACHMENT 3 GENERAL SUBMISSION REQUIREMENTS All development applications must include the following information (Section 26.304.030): 1. Contained within a letter signed by the applicant, the applicant's name, address and telephone number, and the name, address, and telephone number of any representative authorized to act on behalf of the applicant. 2. The street address, legal description, and parcel identification number of the property proposed for development. 3. A disclosure of ownership of the parcel proposed for development, consisting of a current certificate from a Title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the ownefs right to apply for the Development Application. 4. An 8 1/2" x 11" vicinity map locating the subject parcel within the City of Aspen. 5. A site plan depicting the proposed layout and the projecfs physical relationship to the land and its surroundings. ~C A site improvement survey certified by a registered land surveyor, / licensed in the State of Colorado, showing the current status of the parcel including the current topography and vegetation. (This requirement, or any part thereof, may be waived by the Community Development Director if the project is determined not to warrant a survey document.) 7. A written description of the proposal and a written explanation of how the proposed development complies with the review standards relevant to the development application. 8. Additional materials, documentation, or reports as deemed necessary by the Community Development Director. ATTACHMENT 4 SPECIFIC SUBMISSION REQUIREMENTS: MINOR DEVELOPMENT REVIEW All applications for minor development review must include the following information: 1. If determined appropriate by the Community Development Director, a site plan or survey showing property boundaries and predominant existing site characteristics. 2. An accurate representation of all major building materials, such as samples and photographs, to be used for the proposed development. 3. A scale drawing of the proposed development in relation to any existing structure. 4. If applicable, a statement of the effect of the proposed development on the original design of the historic structure and character of the neighborhood. 0 0 ATTACHMENT 5 DEVELOPMENT REVIEW STANDARDS No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the HPC finds that all of the following standards are met: 1. 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 a "H," Historic Overlay District, or is adjacent to a 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 500 sq.ft., or exceed the allowed site coverage by up to 5%, HPC may grant such vatiances 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. 2. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development; and 0 3. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels; and 4. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. "HISTORIC DISTRICT AND HISTORIC LANDMARK DESIGN GUIDELINES" HAVE BEEN ADOPTED BY THE CITY AND ARE AVAILABLE AS A FURTHER EXPLANATION OF THE INTENT OF HPC AND GENERAL PRINCIPALS OF HISTORIC PRESERVATION. ALL APPLICANTS SHOULD CONSULT THIS RESOURCE, COPIES OF WHICH ARE AVAILABLE IN THE COMMUNITY DEVELOPMENT DEPARTMENT. 0 ATTACHMENT 6 GENERAL SUMMARY OF ONE STEP HPC APPLICATION PROCESS 1. The following are the types of development applications which are processed in one step by the HPC: â€¢ Minor development review â€¢ Partial demolition â€¢ On-site or temporary relocation 2. Development review procedure summary. The one step HPC review procedure is as follows: â€¢ Attend a pre-application conference. The purpose of this one-on-one meeting with the historic preservation planner is to determine the review process into which your development proposal fits and to identify the materials staff will need to review your application. 0 â€¢ Submit development application. Based on your pre-application conference, respond to the appropriate portions of the application package and submit the requested number of copies, and fee if applicable, to the Community Development Department. â€¢ Determination of completeness. Within five working days of the date of your submission, the application package will be reviewed by Staff to determine if all required information has been included. You will be notified in writing when additional materials are necessary. â€¢ Complete notice requirements. â€¢ Review of development application. Once the application is determined to be complete, the item will be scheduled on the soonest HPC agenda available. The submission due date is a minimum of nine days prior to the HPC meeting date to allow for staff review and memo preparation. It is the planner's task to review the application with respect to ifs compliance with land use regulations and to write a memo to the Historic Preservation Commission. In the memo, the planner will recommend approval, approval with conditions, tabling, or denial of the application. The memo is normally available at the 0 end of the week prior to the HPC meeting. The planner will call the applicant or representative when the memo is ready and can also provide the expected agenda time for the item. 3. At the meeting, staff will make a brief presentation of the case and then the Chair will ask the applicant or representative to make a presentation or to clarify any aspects of the project. HPC members will comment on the proposal and then vote on an action. 4. Receipt of building permit. Once the approval of HPC has been received, a building permit application may be submitted. At this time the proposal will be reviewed for compliance with the Uniform Building Code and zoning regulations. Fees for water, sewer, park dedication fees, and employee housing will be collected if due. Any document, such as a plat, deed restriction, or other agreement which is required to be filed, must be recorded before the building permit will be issued. 5. HPC assigns a member of the Commission to be the "project monitor" for each project. The monitor (and Staff) may periodically visit the site as work is under construction. If any aspects of the project change after the HPC approval, the applicant, Staff, and the project monitor will attempt to address them without returning to HPC. 0 ATTACHMENT 7 DEFINITION OF MINOR DEVELOPMENT Minor development shall be defined as follows: â€¢ Remodeling of a structure where alterations are made to no more than one element of the structure, including but not limited to a roof, window, door, skylight, ornamental trim, siding, kickplate, dormer, porch, staircase, and balcony; â€¢ Expansion or erection of a structure wherein the increase in floor area of the structure is two hundred fifty (250) square feet or less; or â€¢ Erection or remodeling of combinations of, or multiples of no more than three (3) of the following features: awnings, canopies, signs, fences, and other similar attachments; or windows, doors, skylights, and dormers. Erection of more that three (3) of the above listed features may be defined as minor if there is a finding that the cumulative impact on such development is minor in its effect on the character of the existing structures. â€¢ Unless the community development director determines that the development is to be reviewed as a significant development, the erection of street furniture, signs, benches, public art, or similar development which is to be placed in the Commercial Core or Main Street Historic Districts. ATTACHMENT 8 PUBLIC NOTICE REQUIREMENTS Minor development review requires notice by posting of the property. Following is a description of the notice requirements. Posting. Posting of a sign in a conspicuous place on the property is to be done 10 days prior to the hearing. It is the applicanfs responsibility to obtain a copy of the sign from the Community Development Department, to fill it in correctly and to bring proof (preferably a photograph) to the hearing to show that the posting took place. PLEASE NOTE THAT A PUBLIC HEARING CANNOT BE HELD WITHOUT PROOF OF NOTICE ON AN AFFADAV1T FORM PROVIDED BY THE CITY, PRESENTED AT THE MEETING. .. Ul Z i~# m g iti UP -â‚¬3- -- ---- -- - --1 It F. gE W ./MaWg..mg=/.- 1 0w IR 0N 0g EXISTING LOADING ~~EXIST. 11 ((DEXIDT Ill X 11 18 El 0 1 -Â· HC. BATH r 'tc. Â®An, 1/ _Ill 1 TRASH 42 EXISTING ASPEN TITLE CORPORATION TO REMAIN ~ Â· ., 1 f l. I mH Â«6 V='---~- â„¢'~ENE... 91* 41 - . \ ./Tro DOCA 0 i TO I.'UN EXIST. OFFICE L_' ) .,-*~5~1 - G~~ET .) ENTRY LOBB)Â· < ' I .1. CO'.Â©CI AREAS 1 11 \ r.. . .LAM *\ 6-1-â€ž | r---- - I \........ 4. ZW T 'Et:11:44. . TO RE,144 1 1 ao d EXIST. avicE i~1 ~ Â· 1 V 1204>\ 55-21 JO E Q f+ILIDâ€¢11*FT. i' 1 HI .- v â‚¬OWÂ® - -*m.B**'ig&/MI~'44" 0 11 h. 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TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26304.060(E) I, 6-Fâ‚¬00UFF .i]AN Of~- -F , 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 of the subject property. as indicated on the attached list on the 1 1 day of A U G . 2001 (which is 1 7 days prior to the public hearing date of 1 ~11<of )Â· 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 Z 7 day ~ of 'A Un . 200_1, to the / 3 day of S EFT . 2OOjj . (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. Signature +YA f Signed before me this 21 day df bucqu- i f . 2001. by , 8 PUBUC NOTICE fle-Â«CU AC\-0-+7 41.nuf\- DATE TIME PLACE PURPOSE 44 ~ WITNESS MY HAND-AND OF-*B ye-fâ‚¬h . ~ -I. Q ~ My Commission expires: fO~~Fle} Vi~la ~ 6,P U i KENNEY ion 21*4 Adh .:65 M Notary Public 4- &11 \6 â€¢-~ - ' 7\ r b - - 2 My Commission Expires 05/07/2005 ALG SECOND QUAL PERS RES TRUST ALH HOLDING COMPANY GUNNISON ASPEN HOMEOWNERS' ASSOCIATION C/O GILDENHORN ALMA L A COLORADO CORPORATION A COLO NON PROFIT CORPORATION 2030 24TH ST NW 435 W MAIN ST 311 W MAIN ST JEASHINGTON DC 20008 ASPEN CO 81611 ASPEN CO 81611 BARTON META PACKARD BEHRENDT H MICHAEL BEHRENDT MICHAEL H 6507 MONTROSE AVE 334 W HYMAN AVE 334 W HYMAN AVE BALTIMORE MD 21212 ASPEN CO 81611 ASPEN CO 8 I611 BLAU SETH J BLONIARZ JOHN W & DONNA L BOOMERANG LTD BLAU JUDITH 1839 N ORLEANS ST 500 W HOPKINS AVE 3896 DOGWOOD LN CHICAGO IL 60614 ASPEN CO 81611 DOYLESTOWN PA 18901 BRAFMAN STUART REVOCABLE TRUST BROWDE DAVID A CHAMBERS PETE BRAFMAN LOITA BEA REVOCABLE 176 BROADWAY PO BOX 10086 TRUST NEW YORK NY 10038 MCLEAN VA 22106 161 E CHICAGO #30B CHICAGO IL 60611 CHAPMAN JOAN M CITY OF ASPEN CLEARY THOMAS P REV LIVING TRUST 55-435 TANGLEWOOD 130 S GALENA ST 70 N STEVENS ST LA QUINTA CA 92253 ASPEN CO 81611 RHINELANDER WI 54501 COLORADO MOUNTAIN NEWS MEDIA CONDER CANDIDA E PI/W MAIN ST 500 DOUBLE EAGLE CT 19816 GRAND VIEW DR ASPEN CO 81611 WASHOE NV 89511 TOPANGA CA 90290-3314 CRETE ASSOCIATES LP CONNER WILLIAM E II LIVING TRUST CRETE ASSOCIATES LP C/O UNIVERSITY CITY HOUSING CO 264 VILLAGE BLVD STE 104 3418 SANSON ST PO BOX 1524 INCLINE VILLAGE NV 89451 PHILADELPHIA PA 19104 BRYAMAWR PA 19010 CRUSIUS FRANKLIN G CROWLEY SUE MITCHELL DEREVENSKY PAULA CRUSIUS MARGARET J 409 S GREENWOOD AVE 1128 GRAND AVE 5855 MIDNIGHT PASS RD APT 507 COLUMBIA MO 65203 GLENWOOD SPRINGS CO 81601 SARASOTA FL 34242 DEROSE V F FLECK KATHRYN FRANKEL KATHY REVOCABLE TRUST 1209 N 14TH AVE 27 N MOORE TOWER B 444 N WELLS #303 MELROSE PARK IL 60160 NEW YORK NY 10013 CHICAGO IL 60610 GOLD RANDAL S AIIIBERG JORDAN V GOLDENBERG STEPHEN R & CHERYL J EPSTEIN GILBERT AND MOLLIE IIX 907 430 W HOPKINS AVE PO BOX 9813 '11~DNA BEACH CA 92652 ASPEN CO 81611 ASPEN CO 81612 HANSEN WERNER AND HARRIET GRAMIGER HANS R HAISFIELD AUDREY LEA WINTER ERNST & SON INC C/O 739 25 RD 435 E MAIN ST ORDINGER WEG 12 GRAND JUCTION CO 81505-9511 ASPEN CO 81611 HAMBURG GERMANY 22609 0 HOPP ROSALIND JACOBY FAMILY LTD PARTNERSHIP HUGGIN H SCOTT HOPP CLEMENT A JR AS JOINT TENANTS CASPER J JACOBY III 205 S MILL ST #1 107 S WARBLER LN PO BOX 248 ASPEN CO 81611-1978 SARASOTA FL 34236 ALTON IL 62002 JOHNSON STANFORD H 25% JOHNSTON FAMILY TRUST KARP MICHAEL PO BOX 4859 2018 PHALAROPE 3418 SANSOM ST ASPEN CO 81612 COSTA MESA CA 92626 PHILADELPHIA PA 19102 KENDIG ROBERT E KASPAR THERESA DOSS MARCUS RENEE A KENDIG MARILYN SUE PO BOX 1637 432 W HOPKINS C/O ASPEN MANAGEMENT - 802 E ASPEN CO 81612 ASPEN CO 81611 COOPER-#4 ASPEN CO 81611 MARTIN SCOTT M MARTEN RANDOLPH PATERSON CHARLES G C/O PARAMOUNT PICTURES 129 MARTEN ST 500 W HOPKINS 5555 MELROSE AVE MONDOVI WI 54755 ASPEN CO 81611 HOLLYWOOD CA 90038 il._1IPS PATRICE PRICE DOUGLAS L AND VALERIE ROSENTHAL DIANNE ~11~bALTANE 8611 MELWOOD RD PO BOX 10043 WEST BLOOMFIELD MI 48323 BETHESDA MD 20817 ASPEN CO 81612-7311 SAMIOS CAROLE SCOIT MARY HUGH SHEEHAN WILLIAM J AND SAMIOS NICHOLAS A C/O RUSSELL SCOIT III & CO LLC SHEEHAN NANCY E P O BOX 867 38 SUNSET DR 10 GOLF VIEW LN WESTMINSTER MD 21158 ENGLEWOOD CO 80110-4026 FRANKFORT IL 60423 SILVERSTEIN PHILIP SHERWIN JENNIFER EVE 47.9% SIMON LOUIS & EILEEN SILVERSTEIN ROSALYN 7017 ARANDALE RD 1576 CLOVERLY LN 25 KNOLLS CRESCENT BETHESDA MD 20817-4701 RYDAL PA 19046 BRONX NY 10463 SLOVITER DAVID SLOVITOR DAVID AND ELAINE SNYDER GARY SLOVITER ROSALIE 1358 ROBIN HOOD RD 8324 BROODSIDE RD 1358 ROBINHOOD RD MEADOWBROOK PN 19046 ELKINS PARK PA 19027 MEADOWBROOK PA 19046 STASPEN LIMITED PARTNERSHIP SWISS CHALET/KITZBUHEL TAD PROPERTIES LTD LIABILITY CO ~h)HN STATON PARTNERSHIP PO BOX 9978 I=#.ACHTREE ST STE 4900 333 E DURANT AVE ASPEN CO 81612 7M'[ANTA GA 30303-1763 ASPEN CO 81611 TAD PROPERTIES LTD LLC TEMPKINS HARRY THALBERG KATHARINE TOWNE CENTRE PROPERTIES LLC TEMPKrNS VIVIAN 221 E MAIN ST 323 W MAIN ST #301 420 LINCOLN RD STE 258 ASPEN CO 81611 CO 81611 MIAMI BEACH FL 33139 TORNARE RENE TWIN COASTS LTD YOUNG PAUL III 308 W HOPKINS AVE 110 W C ST STE 1901 13355 NOEL RD LB 28 ASPEN CO 81611 SAN DIEGO CA 92101 DALLAS TX 75240 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 205 S. Third Street- Condeptual, Partial Demolition, PUBLIC HEARING DATE: September 12, 2001 SUMMARY: This property contains a house historically known as the "Matthew Callahan Log Cabin." It is a local landmark and is listed on the National Register of Historic Places. The owner proposes to make a small addition, which exceeds the size that would classify the review as "minor." (Please note that the original submittal, which showed an addition of under 250 square feet was revised as shown in the addendum.) APPLICANT: Walter and Kitty Sherwin, represented by Mark Conklin and Steve Danuff. LOCATION: 205 S. Third Street, the east /2 ofLot G, Lot H, and Lot I, Block 39, City and Townsite of Aspen. PARCEL ID: 2735-124-65-003. DEVELOPMENT REVIEW STANDARDS All development in an "H," Historic Overlay District or development involving a historic landmark must meet all four of the following Development Review Standards, from Section 26.72.010(D) ofthe Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, 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 1 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 Response: The National Register form states that this is the oldest existing hand hewn log structure left in Aspen and dates its construction at 1885 or earlier. There are two small wood frame additions that have been made to the original house on the west and south sides. The applicant proposes to build on at the southwest corner of the cabin, adjoin earlier additions to the log building. No dates are available for when those additions were made. This block is not included on the Sanborne map. The existing home is about 1,000 square feet in size and the owner wishes to expand by 312 square feet. This is a very modestly sized expansion and the owner's effort to preserve the scale and character ofthis important historic building is very commendable. In terms of the location proposed for the addition, it is appropriate to set it in the back corner of the structure, where it is not visible to the street and does not change the overall dimensions of the structure as viewed by the public. The building is able to maintain a fairly small footprint. Staff has a number of concerns with the design of the proposal. First, in terms of the plan form, the angled wall on the northwest corner of the new construction is out of character with the structure and should probably be revised. The applicant may have proposed it in response to a staff comment about trying to expose the corners of the existing construction, but it does not have that effect. There should be some discussion about whether it is important to reveal the corners ofthe additions being affected by this work or not. Staff has some concern with the proportion of the shed addition and the long roofline that is created by it. The roofing and siding should probably be something other than board and batten and wood shingles, to set off the addition as more recent construction and not add more confusion to the evolution ofthe building. One ofthe relevant design guidelines is: 10.4 Design a new addition to be recognized as a product of its own time. o An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 2 0 All of the windows on the addition should be double hung, which is the style appropriate to the period ofthe historic house. All of the lightwells should have metal grates over them, as opposed to railings that are visible above grade. In regard to the staircase that is proposed along the back of the addition, it should be redesigned to be a much smaller element than what is proposed. It should probably run along the west side of the new construction, tucked close to the building. All windows needed for the basement could be located within the stairwell. The application mentions an alteration needed on some area ofthe existing construction, but the drawing is not clear. There is mention of a desire to place skylights on the addition, but they are not shown on the drawings. The applicant and the HPC should be sensitive the requirements for review of a project, as stated in the design guidelines. Although an architect is not required, all drawings must adequately convey the scale and character of what is proposed. No features that are proposed to be added or altered can be omitted from the drawings. Because of the concerns described above, staff finds that this standard is not met by the current proposal. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 0 Staff Response: There are few historic buildings in this immediate vicinity. The property is special in the sense that it is a very early and unusual structure, and much about the overall setting of the log cabin is still in place. The small size and sensitive location of this addition will preserve that character. Staff finds that this standard is met. 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. Staff Response: Because of the small size of the addition, staff finds that it does not diminish one's ability to perceive this building as a modest 19~h century home. Staff finds that this standard is met. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Staff Response: Staff has identified some concerns in regard to the integrity of the structure under "Standard 1." 0 3 RECOMMENDATION: 0 Staff recommends that IiI'C continue the conceptual review for 205 S. Third Street to a date certain with the following direction: 1. Eliminate the angled wall on the northwest corner ofthe new construction 2. HPC should discuss whether it is important to reveal the corners of the existing additions being affected by this work or not. 3. HPC should discuss the proportion of the shed addition and the long roofline that is created by it. 4. The roofing and siding should probably be something other than board and batten and wood shingles, to set off the addition as more recent construction and not add more confusion to the evolution of the building. 5. All of the windows on the addition should be double hung, which is the style appropriate to the period ofthe historic house. 6. All of the lightwells should have metal grates over them, as opposed to railings that are visible above grade. 7. The staircase should be redesigned to be a much smaller element than what is proposed. It should probably run along the west side of the new construction, tucked close to the building. All windows needed for the basement could be located within the Stairwell. 8. Any skylights on the addition or other features proposed must be clearly shown on the plans. 0 RECOMMENDED MOTION "I move to continue the review of 205 S. Third Street to a date certain." Exhibits: A. Staffmemo dated September 12,2001 B. Application 0 4 . 0 Sherwin Residence Addition 205 S. 3rd Street Aspen Co. Addendum Upon a recent visit and site inspection, the property owners have decided to make a few small changes to the addition proiect. The first change is to increase the addition building depth from 12' to 16'. The increase is 80 sq. feet. The total addition size would now be 312 sq. feet. The owners asked to have the dilapidated shed from the south side of the building removed. It is not actually attached to the main structure or its additions, and will not cause any damage to any exterior materials. The main change in this addendum is to the crawl space of the addition. The owners would like a full basement below the addition. The space would be used for seasonal storage, and to help replace storage lost due to removal of the shed alonq the house. It will also be used to house the utilities involved in the addition. This change requires an 0 exterior entrance to the basement. I placed this entrance on the south sidq, to prevent roof runoff from entering the stairwell, and to facilitate ease of access. This placement will also allow maximum sunlight into the area below. Other window wells are centered at regular window openings above for symmetry. The stairwell structure is built of treated landscape timbers, and contains qravel infill for drainaqe. The railinq design is straightforward. There is no railing on this building to match or compare to, and not much in the neighborhood in general to compare to either. We propose a simple railinq of redwood posts, rails and balusters for around the stairwell. In conclusion, we feel the addendum changes to the proposal are minimal, and ove rail do not strongly affect the character of project. Thank you for your time and attention in reviewing this proposal. Sincerely, Steve A. Danuff August 24,2001 EXHIBIT-7> tor 1 9-/9 32/ SUE-Al,JA A.LE}Tjct] *ACK. V ! 1 2 Ek- 5,0 f.... C t> C~V *K z ST f NG K <Le P - 1 45/v 2-ye-_VE-NE __9Â«61 6_-- 42 \ 0Â« + 44-2 ~4#- i -1 i.i , , .A\. / - 1- /3 \ /-1 \1 : 1 J Â· '~61 1 ACC -â„¢\14 - - 45. -~p:* r -1 - 1 1 11 1~ k:., 1 3 97 113:LDCA ' + -'p 1 1 ' 1 f . ft ! 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Uf 1 11 33 /1 , ..7 A, t.-7 L, 11 4 i P < i , : OLD Ci ' :l ; E iii A. li / / 11 1 % 1--i qi 1 1 , ~ 11 -3 -1 - , It I .A * 3, ' :1.1 4 1 1 ; I......22-1--~ li ' I W' i h H 1 1 11 i 1 .1 1 1, 1 17--~ 1 11 1 1 11 i '1 -1 11 !'11 1 2 1 : 111 1!E:11:1 Â»â„¢ 11 It 11 1 11 1 N !1 U 1 1 1 - q '*Li//1//1.1 1 It 11 - b- 1 . 1 ..1 \1 114 ' e... 1 ~ e:- i ~._D t-1 L.- LD 4 f RO Polâ‚¬D A D D I1--10 N - / / \\ SUER*ch ADD Z~~OrJ .' 0 SHERWIN RESIDENCE ADDITION 205 S. 3rd STREET ASPEN, COLORADO 81612 0 CONTRACTOR: CONKLIN CONSTRUCTION DESIGNER & CONSULTANT: CCRS STEVE A .DANI OFF 0 To whom it may concern; The intent of this letter is to fulfill the general submission requirements for an Aspen Historic Preservation Commission, minor development review, attachment 3, items 1 thru 7. 1. Applicant: Mark Conklin/Conklin Construction POB 247 Basalt Co 81621 970 948 2247 Authorized Representative: Steve A. Danuff POB 1926 Basalt Co 81621 970 379 3931 2. Address: 205 S. Third St. Aspen Legal Description: Lots 1, H, and e. ]4 lot G, block 39 Parcel Id. # 2735-124-65-003 3. Enclosed 4. Enclosed 5. Enclosed 6. Portions enclosed 7. Enclosed Thank you, 1/ Ul V - I 0 ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name 5 14'ER LO # N A D 0 i -r t o W 2. Project location 20 5 5 - 3 Cd aft ASÂ·PEEN Ca 8 Â£41 1 104:S th-G ; N : I 3,1-0 e_ 1<4 39 (indicate street address, lot and block number or metes and bounds description) PARGEL 16* 2735-12-4-45'003 3. Present zoning 14- 15 4. Lot size 75 00 2 Fr 5. Applicant's name, address and phone number ~00 N K.Li /0 ~ONS-ILUCr lad 1% A.5 ALT C Â£5 948 -1147 6. Representative's name, address, and phone number 901-EVE PAN UP F 410 g . 19'14 T,%A LT 00 379-393 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD ,>â‚¬ Minor HPC - Stream Margin - Final PUD - Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) A MA/4 14885â‚¬ S-r,Wdl-uÂ« - 3 BED goomS/oNE-300[-H A. PPROX . 1 DOD Sck rr s ENER-AL OTHâ‚¬8~ AU T BURL D/ N 45 ACE.tsAR.~60~ .35(/Dcl 3 25-- 5â‚¬FFT 9. Description of development application ADD A D Mr 4 Rzoom 42 r-4 M j L~ 12..0 o nA 10. Have you completed and attached the following? 4 Attachment 1 - Land use application form __ Attachment 2- Dimensional requirements form ~ Response to Attachment 3 Response to Attachment 4 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: CONKLAN CE}va'r Aue-110..h/~Si mliS bANUF:-F Address: 29 6 5 .aCQ' Al.PerJ co Zone district: 'R- 1 6 Lot size: *7 5 DO strf- Existing FAR: 1000 Pa.,ACIPAL I 315 -rel'A Â£- Allowable FAR: 31 5-0 Proposed FAR: 1 2 3 2- PR, N CA PAL 1557 -r o iAL Existing net leasable (commercial): AÂ¢01 Proposed net leasable (commercial): ./A Existing % of site coverage: /38 9. - 18.0 0/17018 c Proposed % of site coverage: 21340 Existing % of open space: . 8.1~55 Proposed % of open space: 79 7. Existing maximum height: Principal bldg: / 5 (+ Accesory bldg: // 47 Proposed max. height: Principal bldg: / 5 44 Accessory bldg: /~ *. Proposed%ofdemolition: Les' 5 1-HAN / 0% Existing number of bedrooms: 3 Proposed number of bedrooms: - 3 Existing on-site parking spaces: 2 On-site parking spaces required: 0 Setbacks Existing: Minimum required: Proposed: Front: A Front: Front: 8 Rear: 40 Rear: Rear: 3 6 Combined Combined Combined Front/rear: Front/rear: Front/rear: Side: 1 2 Side: Side: 2- Side: 4 -7 Side: Side: 4 7 Combined Combined Combined Sides: Sides: Sides: Existing nonconformities or encroachments: NONE O/4/ 'FRJ N C. 'PAL B LD 4. fENC#-oACAA M 'gvl 04 ACX:- ESAR-,9 7505 4 . D Variations requested: FJON K E<(Lub HOG EXTS1 //44 (HPC has the ability to vary the following requirements: setbacks, distance between buildings; FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) ria --- Commitment for Title Insurance ~Â£-1 Fidelity National Title Insurance Company A Stock Company COMMITMENT FOR TITLE INSURANCE FIDELITY NATIONAL TITLE INSURANCECOMPANY, a Corporation, herein called the Company,for valuable consideration, hereby commitsto issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed insured named in Schedule A, as owneror mortgagee of theestateor interest covered hereby in theland described or referred to in Schedule A, upon paymentof the premiums and chargestherefore; all subject to the provisions of Schedules A and B and to the Conditions and Stipu/ations hereof. This Commitment sha// be effective on/y when the identity of the proposed /nsured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either atthetime of the issuance of this Commitment or by subsequent endorsement. This Commitment is preliminarytothe issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six (6) months after the effective date hereof or when the policy ~ or policies committed for sha// issue, whichever first occurs, provided that the fai/ure to issue such po/icy or po/icies is not the fau/t of the Company. This Commitment sha//not be va/id orbindingunti/ countersignedbyan authorized officer or agent. /N W/TNESS WHEREOF, the Companyhas caused this Commitment to besignedandsea/ed, to become va/id when countersigned by an authorized officer or agent of the Company, all in accordance with its By-Laws. This Commitment is effective as of the date shown in Schedu/e A as "Effective Date." FT * * Pitkin County Title, Inc. ~t.*MInf . 4~ 601 E. Hopkins Ave. 3rd Floor 8--. i,4 Aspen, Colorado 81611 Fidelity National Title InsuranceCompany 79~- ~ 66 970-925-1766/970-925-6527 Fax 9 9123 C 1:(SEA]~ /~/ ATTEST President *ty-- -Wor (,A. 1-â€¢ A Crbl-/ Countersigned Secretary Auth~~ature FORM 27-83-66 (9/94) ALTA COMMITMENT - 1966 Valid Only if Schedule A and B are Attached The conditions of this commitment require that the premium and charges be paid prior to the issuance of the title policy(s). Therefore, no policy(s) will be issued until the charges have been remitted to the issuing agent 0 COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1. Effective Date: May 1, 2001 at 8:00 AM Case No. PCT16069 2. Policy or Policies to be issued: (a) ALTA Ownefs Policy-Form 1992 Amount$ 0.00 Premium$ 0.00 Proposed Insured: Rate: (b) ALTA Loan Policy-Form 1992 Amount$ 0.00 Premium$ 0.00 Proposed Insured: Rate: Tax Certificate: $10.00 3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: WALTER J. SHERWIN and KITTY P. SHERWIN and MARK SHERWIN and JENNIFER EVE SHERWIN 4. Theland referred to in this Commitment is situated in the County of State of COLORADO and is described as follows: LOTS H AND I, AND THE EAST 1/2 OF LOT G, BLOCK 39, CITY AND TOWNSITE OF ASPEN PITKIN COUNTY TITLE, INC. Schedule A-PG.1 601 E. HOPKINS This Commitment is invalid ASPEN, CO. 81611 unless the Insuring 970-925-1766 Provisions and Schedules 970-925-6527 FAX A and B are attached. AUTHORIZED AGENT 0 O 9/4Â«Wl /9 AD DiT)0/4 205 C 2 rd 3. O - Vicinity Map (Not to Scale) i MlNl I o I mock 3 8 Ipl 8 -~~j s ~ #opkins St. ~Kl 75.10* (Fled) 77.65' (Record) A B C / D 1 . E I G G\ H \ \I 1 i t ock Found Rebar & tic Cae LS. 19598 IAI L soo-1-rÂ¥:*9:38, IBI M N ; ci OP Bloc 4/ R /0 1 0 ~ ~M~N\ l K 0 1 100;Igs PIE 'Ly V - 1 0 1--21 1-11, 29 rl AAâ€ž l l <60.GLN 1.00 -gl -x - 139 * . 1 1 03 1 1 /0 * i / 1. 0- ~ * ON-IN |36801-1 4 * 1<313@ONOO. C +9 L 6 ON f 1 3AIV@3 DOOM 4 4 f 1 121016 3NO * 03HS I DOOM t '61.93 X Â·Y -1 // 9 - / 1 , 2 1 i <3 - 1 .. C ! 1 ....I, A .. 2 & 9.1 i 4 3 1 /1 1 4 0 /1, 1 f. 1 1 (h k .79 ; 3 Â·OX ! / Â¢34/ (/1 Fl (0 1 / I#~1 1 .r-,<: 4 1 < 1\ , 0 i p ., il ,/9*9l 03HS ' ~ < 2% 3 " , , 7977797 *Nlil j i / 1.-Il ' ;\? f - .Nlp 01!jj/ 4 >1030 / ' ' I ' MT ' CIOOM 1 4 -1. '63 1%0 , M 02 1/1// / i Invi .=11,5 / ,0 4,1 1 /1 :f,i: ft ..' / 1 't ; 4. 14 , ' , 1 1111 /p , m 8 011 I ' loNVN-l-*3 -l.V u N-9444 eciv Â»*- 1OH A y < It i 43 H S *Â·-Â· 3,704034,0 - 310013 HSINIzi ' /14/ GOOM ~ r . Rn --- 1 9 3Snop' iq i - 3181Â¥&13 QOOM ONÂ¥ ch < 07 901 16]016 3NO -'* 11 : ,06'8 -31(311 /f 4 / 2 v : N o 1 1,1 a g V /41 /\AÂ»H O 1 / C 61 i Ut gl/F . 4 , 1-FEE Â®11 -9.fIELL O 902: f â€¢ 1 V13 IAI m '00'02 j ,00*Gl 0 02 L 00*CL 9. (114~1 3, L l, 60.29 - , ,00 00 L Mâ€ž 69,09.9 L S ,OLGE \ /1 Â»,\ 1 f 1 \ 1. 1./ 1 1 ] t' 1 7..... 40# ---/1 \ 1' t: 3 1 1 ...Â·- Fl 1 1 b i 1.\ ~Â· -3 1 [It:f 0 1 1 Â». I .*b. lilli ti Â«Â» \- 1 ?7 It \4X %4. %, \ 1 \ it ! t * 1.1 5 %4 R.. . 1 0 11 :1 :1 4 1- 4 -0- 1! 11 :. 1 j 1 )1 4 1 -1.-1-1-I -I.I-J -.r-2-- ; 3 71 i t,9 01 /' H . , i I 1 1 ! - . -- </1 l. i i 11 1 4 i - 11 1 l i--i ~-Ii-* C---- - : ./-...---11 ..V, 1 1 '' 4 i 1 1 8 11. 1/ 1 1 ffiof35*D ~ ADDIT IDN < 60 UT-U 9 1â‚¬19 NE'Al K EX OT) A.Ki O trE th â‚¬21,3Tj0c~ bLED(L , . . DEE] A ADD 19). . Sherwin Addition Proposal The primary reason for this addition is to add a bathroom to the house to help meet the needs of a qrowing family. The rest of the small addition is to be a family room, and will also contain an enclosed washer/dryer closet, as well as a mudroom by the door. A floor hatch in this area will provide access to the crawl space below. The new roofline on the addition will also serve to prevent damage to the existing wall structure on the west side, bv moving water away. Also needed to prevent further problems, is a small (under 15sq.ft) roof renovation between the two peaks, as noted by the asterisks in the drawings. The oldest part of the building is truly a classic log structure which will not be impacted by the proposed addition. The existing additions are of their own era, and style. The proposed addition is not visible from directly out front, the classic view as shown in the guidelines pamphlet on page 26. The roof restoration proposed will not be visible from here either. The vertical board and batten sidinq used on all the existing older additions to the building as well as outbuildinqs will be matched in design. Using some different width back boards will help match the existing asymmetrical pattern, and a wide top trim detail will also match. With using rough sawn western red cedar, I hope to match existing material texture. By usinq it in its current as-milled dimensions as the batten boards I hope to subtlety distinguish the new building section from the old. The existing battens are approximately 7/16" thick, and average 2 34" wide. New material is 11/16"thick, by 3 14"wide. The south wall and roofline are visible from Third St. near the alley, so the roof overhanq details and other roof dimensioning will closely match the existing on that face. The new roof slope will be considerably less than the existing roof it adioins, and will appear as the classic shed roof addition. Roofinq shinqles of cedar to match existing will be used. As the roof is unseen, they will be left to match existing naturally. The roof overhanq on the west side is longer than the rest for both the reason of practicality, and to distinguish between buildings. The qable roof entry protector ties into the feel of the existing west face. All windows will be wood frame. The windows on the south side are a double or single hung type, and will be close to the 2 to 1 proportions appropriate to the style. Windows in the back wall are not as architecturallv significant so they will be similarly proportioned, but as large as can be managed. A small 2 to 1 type proportioned fixed window with an arched top is planned for the small 45 degree wall. 0 Skyliqhts in the new roof, if allowed by glass area ratios, have no visual impact from any public area. The new exterior door should match existing doors in wood type glass area, and finish. Existing screen door details should be applied as well. Ove rail, this is a small, tucked in the back addition. I believe there is minimal visual impact, especially from public areas. It will be consistent enough with existing additions so as not to be an evesore, but just different enough to be noticeably added on. It will in no way alter or obscure the original log structure. Thank you, 0 ~#t/~ Steve A. Banuff 0 SEr 12-2Uul WED 02:45 PM FAX NO, P. 01 I ' - I I . - 9 - rmmÂ«-~ 1' 28.22Â« 1 0 00001 . C Â£ unty ofPitkin } AFFIDAVIT OF NOTICE PURSUANT } 35. TO ASPEN LAND USE REGULATIONS S :,ite of Colorado } SECTION 26.304.060(E) I. Qrdakeâ€¢n 9 rte~ w oe J , being or representing an 5 pplicant to the City of Aspen, personally certify that I have complied with the public norice rt e uirements pursuant to Section 26304.060(E) of the Aspen Municipal Code in the following n i nner: I By mailing ofnotice, a copy of which is attached hereto, by first-class postage prepaid U.S. A i il to all owners ofproperty within three hundred (300) feet of the subject property, as indicated o i the attached list, on the 25'day of /9uquit, 2001_(which is l fdays prior to the public h ;iring date of 1 0 /1 Â· O/ ) 2 By posting a sign in a conspicuous place on the subject property (as it could be seen from tl e nearest public way) and thar the said sign was posted and visibte continuously from the J~ day o 'A~Â¢U.fll , 200Â£. tothe/2 day of 5~_-, 200 4. (Must beposted for at teast |~ t, r (10) full days before the hearing date). A photograph ofthe posted sign is attached hereto. -- -- - Signahirg~ j<53--2 Signed before me this L Z- day of 5122/ - 2001.by 3-4) 4 -- <2- - 0 2 1 WITNESS MY HAND AND OFFICIAL SEAL el - -:..74'* ..- My Commission expires: /-2 9 -2 003 - -.~ Notary Public . 41 Â· M /4 r E Or 135 HOPKiN . LTD ASPEN BLUE SKY HOLDINGS LLC ASPEN SKIING COMPANY 6476 MIMI).5 d LN PO BOX 8238 PO BOX 1248 DALIA T> 75230 ASPEN, CO 81612 ASPEN, CO 81612 AVIIIS MC..LY GIBSON LODGE LLC BACON SHIRLEY R BARZELL WINSTON 101 W MAIN F,T 3 GROVE ISLE DR #1608 7360 POINT OF ROCKS RD ASPEN, CO Al 611 COCONUT GROVE, FL 33133 SARASOTA, FL 34242 BERNSTEIN ARNOLD A & POLLY A BEAVER E P ART AND JOAN S LIVING TRST BEUTTAS DIANA H 937 WILL(W ;T C/O ARNOLD A & POLLY A BERNSTEIN PO BOX 12366 PO BOX 1.44 1870 JACKSON ST #304 ASPEN, CO 81612 LEBANON, I /: 17042-1140 SAN FRANCISCO. CA 94109 BUCHHOLZ EARL H & MARILYN E BOWMAN A : BRENNAN JAMES C C/O SWAIM BROWN & ELLIO'IT PA 3580 NW 1 07 : AVE 417 ROYALE ST PO BOX 6404 OAKLAND P ARK. FL 33309 NEW ORLEANS, LA 70130 SPARTANBURG, SC 29304 BUDINGE]t r,ILLIAM & PEYTON BUTT CYNTHIA W CASSIDAY BENJAMIN B JR TRUST 50% 728 EAST l'R ~ NCIS 944 HARMAN AVE 5621 KALANIANAOLE HWY ASPEN, CO 2 1 611 DAYTON, OH 45419 HONOLULU, Hl 96821 CHISHOLM I {jITH 1/2 INT CHRISTENSEN ROBERT M & CANDICE L CITY OF ASPEN 1240 MOUNTAIN VIEW DR 130 S GALENA ST ~ 2 1 611 ASPEN, CO 81611 ASPEN, CO 81611 COLES ELA(}-L COLORADO AZURE LTD COOPER ROBERT J & JOHN A 2929 E HART ORD AVE PO BOX 1 1236 2633 TRENTON AVE MILWAUK.El , Wl 53211 ASPEN, CO 81612 PHILADELPHIA, PA 19125 DEAN FAMILY LIMITED PARTNERSHIP DE TURRJS I MILIO DHM INVESTMENTS LP 90% LLLP 31 BRAMBL] .N 15 INMAN CIR NE 590 DELLWOOD AVE MELVILLE. 1<7 11747 ATLANTA,GA 30309 BOULDER, CO 80301 DIMITRIUS 1 ,ali DONATELLI ROBERT A & SUSAN J ERB JANE 200 S SIERR/ dADRE BLVD 1234 WASHINGTON DR PO BOX 3207 PASADENA A 91109 CENTERPORT, NY 11721 ASPEN, CO 81612 FRIEDLANDER & SINGER LTD FARLAND M 4 RISA J GLICKENHAUS & CO P.O.BOX 197 PO BOX 3542 6 E 43RD ST 5-11 ST. GEORGES ST CO 1 1612 NEW YORK, NY 10017 DOUGLAS ISLE OF MAN, Fify HAAN R E TRUST GROSVEh 0 1 DENIS GUERRA DONNA ATTN: DOUG DARLING PO BOX 307 4220 GLENWOOD AVE 2001 UNION ST SUITE 340 ASPEN. COÂ·; I 612 DALLAS. TX 75205 SAN FRANCISCO, CA 94123 0 HITE HENO H & ANGELA R INNSBRUCK HOLDINGS LLC INVENTRIX LLC PO BOX 1 55 435 E MAIN ST 315I3 STMARGARET WOODY CR} I:K, CO 81656 ASPEN, CO 81611 ST CLAIR SHORES, MI 48082 KOENIG RAYMOND J AND IVES THEOI DRA H LAMPTON PATRICIA TRAGGIS ELIZABETH G 1874 SPINDR T DR 929 GREY FOX RD P O BOX 284 LA JOLLA: CA 92037 LUGOFF, SC 29078 NEW LONDON, CT 06320 LANTER RE: A H& CHRISTOPHER R LEWIS BRETT H LEWIS EILEEN PO BOX 1 1 1; 1 548 FRANKLIN ST 108 WHYMANAVE#9 ASPEN, CO 5 2612 DENVER, CO 80218 ASPEN, CO 81611 LIPTON DIÂ» AH & MARILYN G TRUSTEES MARK CAROL KRAUSS MELTON DAVID LIPTON Dot LLAS GREGG&RANDALL CO PO BOX 9283 135 W MAIN ST TRUSTEES ASPEN, CO 81612-9283 ASPEN, CO 81611 1600 WOO[)3 33 RD ST LOUIS, M 3 63114 ~IIELS01 ROBERTA L & MEL I MULLINS MARGARET ANN NEWKAM CLAIRE M ~~EG Sl ]:RWIN 1909 FOREST PKWY PO BOX 2808 DENVER, CO 80220 ASPEN, CO 81612 BOULDER, C 5 80306 NICHOLSON WILL F JR & SHIRLEY B OLIVER WILLIAM THOMAS & ANN GARY PASS FAMILY PARTNERSHIP LP 37 POLO CLI B CIR 542 WARNER AVE 10610 OAK GATE LN DENVER. G, 80209 LOS ANGELES, CA 90024 ST LOUIS, MO 63131 PIETRZAK R 13ERT J & SUSAN R POOL MARKELL L 22.5% POTAMKIN ALAN 1796 E SOPR] i CREEK RD 10 MEADOWVIEW LN 1 CASUARINA CONCOURSE BASALT, CO >1621 LITTLETON, CO 80121 CORAL GABLES, FL 33143 RANCE CAR,>1. SEGUIN JEFF W ROSS PAULINE FLAT 48 MC ENTAIN LODGE SEGUIN MADALYN B AS JOINT TENANTS PO BOX 9969 44 MTKELLE I RD PO BOX 8852 ASPEN, CO 81612 THE PEAK F ONG KONG, CHINA ASPEN. CO 81612 Sl :RDEN 4 :S J & LEAH E SHADOW MTN HOMEOWNER ASSOC SHOAF THOMAS & SUSAN N ~~AT G ) SHORE DR 232 W HYMAN AVE 3507 EDGEWATER ST IUIU. CA 70265 ASPEN, CO 81611 DALLAS, TX 75205-4314 SMITH CHRI' ' 'OPHER SPEARS NANCY M STRAUCH ELAINE B 234 W HOPK] 4 S AVE 50 HURT PLZ SE STE 1220 4327 S YOSEMITE CT ASPEN, CC E 1 611 ATLANTA. GA 30303-2952 ENGLEWOOD, CO 80110 0 0 TIPTON JOHZ K FAMILY TRUST 1/2 VAUGHAN HEIDI 1996 TRUST WALGREEN JOANNE 6477 E MANC k DR N2322 SYLVAN LN 2258 N FREMONT ENGLEWOOP, CO 80111 LAKE GENEVA. WI 54137 CHICAGO, IL 60614 WILKE JOHN H AND BONNIE K WARSHAW L YNN A 19.8% WEIGAND ASPEN TRUST TRUSTEES OF WILKE LIVING TRUST 236 ELVIN C 150 N MARKET 153 S BEACHWOOD DR LANSING. M 48912 WICHITA, KS 67202 LOS ANGELES, CA 90004 WILLIAMS D 4 VID & BONNIE JO WINKELMAN WENDY L 222 W HOPKI NS AVE APT 5 108 W HYMAN AVE #8 ASPEN, CC E lili-1757 ASPEN, CO 81611 0 0 0 PUBLIC NOTICE RE: 135 W. HOPKINS-CONCEPTUAL REVIEW, LANDMARK DESIGNATION, PARTIAL DEMOLITION REVIEW & TEMPORARY RELOCATION. NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, September 12, 2001 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by John Key, requesting conceptual design approval, landmark designation, partial demolition, and temporary relocation for the property located at 135 W. Hopkins, Lots A, and the west 22 !4 feet of Lot B, Block 60, City and Townsite of Aspen. The following variances are requested: 3' front yard setback variance, 4'6" rear yard setback, 17'6" combined front & rear setback, and 5'6" west side yard setback. 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 Preservation Commission Published in the Aspen Times on August 25,2001 City of Aspen Account g:\planning\aspen\notices gâ‚¬iji g MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director m:*3 FROM: Amy Guthrie, Historic Preservation Officer RE: 135 W. Hopkins Avenue- Landmark Designation, Conceptual Development, Partial Demolition, Variances - Public Hearing DATE: September 12, 2001 SUMMARY: The subject property contains a Victorian era miner's cottage and an outbuilding along the alley. The applicant proposes to restore features that have been altered on the historic house, to construct a basement under it, and to make an addition. The outbuilding is to be demolished. APPLICANT: John Key, owner, represented by Gretchen Greenwood, architect. PARCEL ID: 2735-124-59-112 ADDRESS: 135 W. Hopkins Avenue, Lot A and the west 22 14 feet of Lot B, Block 60, City and Townsite ofAspen, Aspen, Colorado. ZONING: "R--6," Medium Density Residential and listed on the "Inventory of Historic Sites and Structures. 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 structures which are unique or have some special value to the community, as put forth in the standards. 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 Colorado, or the United States. Staff Finding: This structure is not commonly associated with important persons or events in the history of Aspen, therefore this standard is not met. 1 - Al(. LL- /1Â« 0 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. Staff Finding: This house has numerous features that are typical of 19th century residences in Aspen, such as a simple floor plan, front porch, and decorative bay windows. 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: The original designer is unknown, therefore this standard is not met. D. Neighborhood character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is importantfor the maintenance of that neighborhood character. Staff Finding: The property is located in the Shadow Mountain neighborhood. There are numerous 19th 0 century homes immediately surrounding 135 W. Hopkins. Staff finds this standard is 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, 0 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," 2 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 tofive (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 house is currently in a deteriorated condition and has had a number of alterations made to original materials. The applicant proposes to reverse some of this damage and make a restoration effort, based on historic photographs. This will result in the preservation of the historic structure, which is benefit to the neighborhood and the community. A basement is to be added under the historic house, which is typical practice, and a small addition is proposed on the east side of the original cottage. Some members of the HPC may recall that an earlier version of this project was reviewed a few years ago, and that a larger amount of square footage was proposed in this location. The architect has reduced the size of the eastern addition and given it a contemporary character. This "pop-out" is relatively modest in size and does not remove any significant windows or other features. Staff does has some concerns with its effect on the plan form of the cottage, but, based on the following guideline, it may not detract significantly from the historic resource. 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. o Locating an addition at the front of a structure is inappropriate. o Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. o Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. The application shows a restoration of the front porch on the old house and installation of more historically accurate siding and roof materials. Staff is in support of this effort in general, and more discussion can be had about details at final review. This property is just less than 6,000 square feet in size, therefore there is no option to do two detached homes, which has been a successful way to reduce the size of an addition on other properties. The proposal is to make an addition at the rear of the historic house. There is no new linking element being added between the new and old construction, 3 although the back piece of the historic house, which is one story in height and which has a relatively small footprint, does serve to provide some visual separation between the larger parts of the structures. Staff recommends that there be some restudy of the connection, so that maybe the old roof isn't extended right into the new, and that perhaps there can be more of a "slot" of some kind created between the buildings. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. o A 1 -story connector is preferred. o The connector should be a minimum of 10 feet long between the addition and the primary building. o The connector also should be proportional to the primary building. In regard to the proposed new addition, staff finds that there are some aspects of it which are very successful and meet the design guidelines. It does appear to be a clearly separate mass, it is fairly simple in design and detailing, and it references roof shapes, window proportions, solid to void relationships, and other characteristics of the historic house. The most significant concern on staff' s part is the height of the new construction. The second floor plate appears to be about 10 feet. Reducing this number, and possibly looking at the character of the main east/west ridgeline as viewed from the north and south ends of the property, could resolve the problem and make the addition more successful. 10.6 Design an addition to be compatible in size and scale with the main building. o An addition that is lower than or similar to the height of the primary building is preferred. Some other minor adjustments, such as using grates instead of railings on the lightwells, considering some other type of railing than the very contemporary metal one shown, and possibly lowering the height of the hot tub deck, could also go a long way towards making the addition more sympathetic to size of the historic resource. This project requires a few variances. A 2'6" front yard setback variance and 5'6" west sideyard setback variance are needed to maintain the house in its current location, and a 17'6" combined front and rear yard variance is needed to allow the new construction to be pushed as far back on the lot as possible. Staff finds these variances to be generally appropriate. The application requests approval to demolish an outbuilding located along the alley, which will be discussed in further detail under the "Partial Demolition" standards. b. The proposed development reJlects and is consistent with the character of the neighborhood Of the parcel proposedfor development, and 4 Staff Finding: As pointed out in the application, there are some large condominums on the east and south of the property. However, there are miner's cottages on all four corners of the First and Hopkins intersection. The preservation of the subject house is therefore important to maintain the strong relationship between these buildings. 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 house is significant as an example of a modest 19th century home. With some adjustments described above, one's ability to perceive the original character of the building will not be destroyed by the new addition. 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 does require some restudy, however, the proposed restoration work will enhance the architectural character and integrity ofthe building. 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 project involves totally demolishing a structure located along the alley. The Sanborne map is attached for reference. It appears that the western 2/3rds of the existing building may be the same structure shown on Lot A on the 1904 map. Building permit files indicate some work on the structure in 1958, which appeared to be related to closing in what was a carport at the east end ofthe building. Requiring the applicant to maintain this large structure would significantly hinder the location of a new addition as close to the alley as possible. The applicant represents that the outbuilding is not a historic structure, which could be confirmed through a site visit. If it is a 19~h century structure, the HPC will have to evaluate whether it has significance and to what degree it must be maintained, or whether allowing its demolition would facilitate a better addition to the more important resource, the house. 5 8.1 If an existing secondary structure is historically significant, then it must be preserved. o When treating a historic secondary building, respect its character-defining features. These include its primary and roof materials, roof form, windows, doors and architectural details. o If a secondary structure is not historically significant, then its preservation is optional. 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. Staff Finding: This issue is addressed under the conceptual review standards. RECOMMENDATION: Staff recommends HPC continue the hearing on 135 W. Hopkins Avenue to a date certain with the following direction: 1. Restudy of the connection point between the old house and new construction to provide some kind of visual "slot" between the buildings. 2. Reducing the plate height of the upper story on the addition and look at the character of the main east/west ridgeline as viewed from the north and south ends of the property to reduce the "bulkiness" of that roofline. 3. Use grates instead of railings on the lightwells, consider some other type of railing than the very contemporary metal one shown for the stairs and decks, and possibly lower the height of the hot tub deck to make the addition more sympathetic to size of the historic resource. 4. Confirm the age and significance ofthe outbuilding. Exhibits: A. Staff memo dated September 12,2001 B. 1904 Sanborne map C. Application 6 V U e ~ 4 Its L--3 . 1 \4 P / 4 9 1* ts + E-4-1--Il & 1-1 XI 4 04 - /*N (.~ 1 2 ty' IZ 99, Â£_I - 1\ Â£/ TAL,0 4 1213Â£21 0 > 1 + tc> . 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