HomeMy WebLinkAboutagenda.hpc.201907241
AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
July 24, 2019
4:30 PM, City Council Meeting Room
130 S Galena Street, Aspen
I.SITE VISIT - 12:00 PM
I.A.Please meet at 1020 E. Cooper Avenue at noon
II.ROLL CALL
III.DRAFT MINUTES FOR JUNE 26TH
III.A.Draft Minutes for June 26th
coa.hpc.min.062619.docx
IV.PUBLIC COMMENTS
V.COMMISSIONER MEMBER COMMENTS
VI.DISCLOSURE OF CONFLICT OF INTEREST
VII.PROJECT MONITORING
VII.A.Project Monitor list
PROJECT MONITORING.doc
VIII.STAFF COMMENTS
IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED
X.CALL UP REPORTS
XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS
XII.OLD BUSINESS
XIII.NEW BUSINESS - 4:40 PM
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XIII.A.1020 E. Cooper Avenue, Conceptual Major Development, Demolition, Relocation
and Variations- PUBLIC HEARING
HPC Memo.pdf
Exhibit A_HP Guidelines Criteria.pdf
Exhibit B_Relocation Criteria.pdf
Exhibit C_Demolition Criteria.pdf
Exhibit D_Public Comment.pdf
Exhibit E_Application.pdf
XIII.B.Overview of historic preservation benefits amendments - 6:10 PM
XIV.ADJOURN - 6:30 PM
XV.NEXT RESOLUTION NUMBER
Typical Proceeding Format for All Public Hearings
1)Conflicts of Interest (handled at beginning of agenda)
2) Provide proof of legal notice (affidavit of notice for PH)
3) Staff presentation
4) Board questions and clarifications of staff
5) Applicant presentation
6) Board questions and clarifications of applicant
7) Public comments
8)Board questions and clarifications relating to public comments
9) Close public comment portion of bearing
10) Staff rebuttal/clarification of evidence presented by applicant and public comment
11) Applicant rebuttal/clarification
End of fact finding.
Deliberation by the commission commences.
No further interaction between commission and staff, applicant or public
12) Chairperson identified the issues to be discussed among commissioners.
13) Discussion between commissioners*
14) Motion*
*Make sure the discussion and motion includes what criteria are met or not met.
Revised April 2, 2014
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Chairperson Greenwood opened the meeting at 4:30 p.m.
Commissioners in attendance: Roger Moyer, Bob Blaich, Scott Kendrick, Jeffrey Halferty, Gretchen
Greenwood. Absent were Nora Berko, Kara Thompson, Sheri Sanzone and Richard Lai.
Staff present:
Nicole Henning, Deputy City Clerk
Andrea Bryan, Assistant City Attorney
Sarah Yoon, Historic Preservation Planner
Amy Simon, Historic Preservation Officer
APPROVAL OF MINUTES: Mr. Blaich motioned to approve the minutes from June 12, Mr. Halferty
seconded. All in favor, motion carried.
PUBLIC COMMENT: None.
COMMISSIONER COMMENTS: Mr. Blaich said incase people missed it, Rowland& Broughton put an
announcement on Linked In about the HPC awards. if anyone wants to look at it, he will have it. He said
they posted a picture of him presenting.
Mr. Halferty asked about the sidewalk in front of Kemosabe. He is good with the hitching post, etc., but
asked how the paving works and what is the position of staff on this. Ms. Simon said she reached out to
engineering and expressed interest in a standardized pattern. They weren’t in agreement and HPC
doesn’t have purview over this. We are looking for a certain cohesiveness. Ms. Greenwood said it’s a
little late. She thinks it’s kind of cute. She watched the whole process and it was noisy. She’s tired of
this because it’s an unbearable amount of noise. Ms. Simon said she will make a note to talk policy. We
did have issue with a granite sidewalk in front of the Jerome years ago, so it would be good to have a
clearer opinion about it.
Mr. Moyer mentioned that the speakers have yet to be changed at Clark’s. Ms. Simon said they are
aware and will follow up with them.
Ms. Greenwood said the dilapidation on Main Street by Ted Guy is unacceptable. To see the building be
a slum is just not ok. Ms. Simon said it has been vacated and the building permit is moving towards
issuance and they will be demolishing it soon.
Mr. Moyer asked about the Main Street Bakery. Ms. Simon said there was a change in ownership and
the new application is in to complete the basement and add some square footage and redo the
courtyard space. You’ll be seeing this in August.
Mr. Halferty said he wants to commend the board on the White House Tavern grass because it looks
really nice. He thinks it’s really well done.
DISCLOSURES: None.
PROJECT MONITORING: 232 E. Main
Amy Simon
Ms. Simon said this is for the replacement of the Conner gas station next to Carl’s. She had concerns
with some changes that haven’t been reviewed by HPC or the project monitor. They have pulled back
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on some things, but we already had the ball in motion to come speak to the board and Chris Bendon will
give details on all of this.
APPLICANT PRESENTATION:
Chris Bendon of Bendon Adams
Mr. Bendon showed animage on screen of the approval. He explained and described all of the changes
to the ground floor. There will be two tenants in the building, the floor level has been raised, a
mechanical room has been relocated, the doors on Main St. are operable, the roof eave is thicker. The
changes to the second floor include an outdoor terrace where there was a flat roof. It will be difficult to
see from Main Street. There is a new dormer that would convert the entrance to that level. On
Monarch Street, the head height to the windows has been reduced by about 4 inches to accommodate
floor thicknesses, the access overrun and the entrance to the second tenant space and retractable
awning. Along the alley, you can see the new dormer that accesses the outdoor patio. The trash
enclosure entrance has shifted slightly.
Ms. Simon said that Mr. Halferty is the project monitor and the list was a little longer before but are now
items that are off the table. Typically, this would have been something that she and Mr. Halferty would
have reviewed and approved together.
Mr. Blaich asked if the function has changed. Mr. Bendon said no, it’s still a 100% commercial building.
He said it’s expected to be a bank in the larger space. We were hoping for a boutique deli/grocery type
place and that could come around, but this is the current tenant planned.
Ms. Greenwood said that is unfortunate and thinks it’s absurd to occupy that much space with a bank.
It’s such a bizarre thing. She asked Ms. Simon what staff’s opinion is on the proposed changes. Ms.
Simon the facia detail was to be thicker than what is being shown now and that was a concern, but the
3-inch difference is probably acceptable. She doesn’t think anyone will be able to see the dormer at all
except maybe from the alley, so the overall form of the building seems to be unchanged from the public
perspective. She said she doesn’t have any issues with the proposal.
Mr. Moyer said he concurs with staff.
Mr. Blaich said ditto.
Mr. Halferty asked ifthere any changes to the approved landscape plan. Ms. Simon said that some of
the changes are in the right of way, which aren’t really HPC’s concern. Mr. Bendon said they had to
make some of the planters larger to accommodate the storm water runoff parameters on both sides.
He showed on screen where the larger planter boxes will be.
MOTION: Mr. Blaich motioned to approve, Mr. Moyer seconded. All in favor, motion carried.
Ms. Simon said there are no other project monitoring items.
STAFF COMMENTS: Ms. Simon said there will be no meeting on July 10th and we will see you next on
July 24th. She wants to take a few moments to go over the new historic preservation ordinance that we
briefly discussed in May. We can discuss this at the end of the meeting.
CERTIFICATES OF NO NEGATIVE EFFECT: Ms. Simon said they issued one for some ground-floor window
changes on the former Rustique space, which is a non-historic structure.
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CALL UPS: Ms. Simon said there was one Monday night for 135 E. Cooper and council did not ask to call
it up.
PUBLIC NOTICE: Ms. Bryan said she has all necessary items.
NEW BUSINESS: 105 E. Hallam Street
Amy Simon
Ms. Simon said this is for final review of a project that we saw back in April for conceptual. Final review
focuses on landscape, lighting, fenestration and materials, for the most part. In general, this is
consistent and there are just a few things to discuss. We are recommending approval, but there is a
long list of conditions. Regarding landscaping, there is relatively little landscaping proposed for the site.
The applicant is planning to lift the historic resource and dig a basement slightly bigger than the
footprint and make some minor landscape improvements on the site. They are showing a gravel
perimeter around the resource to make sure that no plants get too close. We have recommended that
if this idea changes, HPC will need to review any larger intentions. The applicant is proposing the
basement to extend slightly forward of the resource and had been working with parks on an air spading
that was recently done to expose some of the roots of a cottonwood tree. Parks is asking that the
basement be held back a little short of what was originally planned. Moving on to lighting, they are
proposing several modest sconces and a pendant around the historic building. The lighting is shown the
same on the resource and the addition, but she thinks maybe they should be different. On the topic of
fenestration, both the historic house and the shed in the back, have all original windows. There is one
window on the back of the historic home which will be removed. We would like HPC to have a
discussion about that because normally, removing historic windows isn’t allowed. Either you can accept
the proposal, or they could do a new door next to the existing window and compromise, but there
should be a discussionon this topic. We also want to make sure on the new construction, that everyone
is clear about how the new and old are distinguished to each other. They plan to meet this guideline
through form and that was discussed at some length at HPC and will be using a gable roof. The
materials have some relationship to the historic structure and the fenestration is quite different from
the resource. We’ve made some suggestions that there isn’t enough of a checkmark in each of these
boxes. There should be a discussion about another material, such as, brick be used to create a better
relationship. There are very few brick Victorian’s in town, so we wouldn’t suggest a red brick, but
maybe HPC can come up with something else. There is some deterioration of the brick on the historic
home and the shed. We would like to see a preservation plan submitted for repairs. We will want to
see physical samples of all exterior materials. We want representations of all exterior vents, lightwells
and all are listed in the proposed resolution. This house is being lifted up and there is a 30,000
assurance and we’ve repeated the setback variations. The last thing is regarding the parking pad, but
it’s not the dimension that meets the city’s minimums. The applicant is providing one space, so we need
to know that you accept one space in this design.
Ms. Greenwood asked if we did this at conceptual and Ms. Simon said no. Ms. Greenwood said this
seems like a very long list to take care at final. Ms. Simon asked if they should assign this to staff and
monitor to manage this list.
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APPLICANT PRESENTATION: Seth Hmielowski and Melanie Noonan with Z Group Architects.
Mr. Hmielowski showed the details of the fenestration and lighting plan on screen. Ms. Noonan walked
the board through the existing and proposed plans. She showed where the cottonwood tree is located,
which is to be removed. They will work with the parks department to build within their parameters.
They showed the storm drainage plan and said it has been approved by the engineering department.
Ms. Noonan showed the landscape plan and stated that it is fairly simple. They are planning for small
and minimal plantings. We are looking at leaving the existing metal fence. They wanted to restore the
porch exactly as they see it here. They showed pictures of an earlier porch from 1963 and 1980. We
would like to have some discussion about how to restore the porch. We wouldn’t be opposed to going
back to this original look, so the roof doesn’t sag. The detailing of the porch matches the edging of the
facia. All of the details on the door would be kept and reused. Everything looks to be in good shape
regarding the windows, but they are in desperate need of sanding and painting. Everything will be
restored and reused. They showed the garage on screen and described the details. The idea is to move
to a more natural wood siding, which has a lot of variation and texture to it because of the brick and
mortar drawings. Mr. Hmielowski said they did look at putting brick on the addition, but it looked like a
mistake and seemed a little strange. By having the two different sizes, it gives a little more texture. Ms.
Noonan passed around some samples for the board to view.
Ms. Simon said the roof will be greatly improved by going back to the historically accurate material.
Also, they have not asked for a floor area bonus and they are currently under the allowed FAR but are
going to restore the historic front porch. We have listed a lot of conditions of approval, but we have no
real conflicts. The door leading to the back patio and the materials on the new addition are the only
items which need discussion.
Mr. Kendrick asked if they are planning to raise the house once it’s on the new foundation. Mr.
Hmielowski said yes, we are raising the house.
Mr. Moyer brought up removing the soffit for fire rating and replacing with drywall. There has to be a
better solution than removing historic wood and replacing with something else. Ms. Noonan said this is
just on the shed and not the house. Ms. Simon said they do have to meet the fire code. Mr. Moyer
brought up the stucco wrap and asked if it is synthetic and Ms. Simon said yes, it’s not that old. Mr.
Moyer asked if the spindles on top are the same diameter as the spindles below. Ms. Noonan said they
are round and very decorative.
Mr. Halferty asked what the method is for the brick. Ms. Simon said they will go underneath the brick
and support it with a wood frame. We will see more detail with staff and monitor approval.
Ms. Greenwood asked about roof penetrations. Ms. Noonan said there is only one on the roof that they
are proposing for a new flue and showed them on screen.
Ms. Simon because there is no floor area bonus requested, we can’t require them to restore the porch,
so we are fortunate that they are willing to do this and work with the board on it. Ms. Greenwood said
they are asking for variations. Ms. Simon said the criteria for setbacks has to do with neighborhood
context and impacts. Ms. Greenwood said she finds this to be incongruous with HPC’s role to not to see
restoration done on these old buildings. Ms. Simon they are doing the restoration, however and Ms.
Greenwood said she realizes this, but there is still a huge disconnect for her.
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PUBLIC COMMENT:Denise Deers
Ms. Deers said the horse may already be out of the corral on this because she was layed up for three
months. She resides in the alley in one of the carriage houses. She wants the board to realize the
consequences of the decision they make regarding parking and for the setbacks on the rear lot line. She
had to cancel physical therapy because the RFTA transit van couldn’t fit into the alley because of the
three boxes that have been approved at the west end of the alley. Those people shovel into the alley
and park their cards there. She has talked to parking and the police and working on it this summer with
the fire department. We don’t enforce our own regulations. The problem with the 5-foot setback, is
that even with a double garage, people still park their cars behind their house and stick out into the
alley. We need to address the parking issues. The construction is also a huge problem because she got
blocked in. This historically has a big puddle on Aspen and Hallam street and the city spent money to
recreate the drainage to have the water flow from there down to a grate at Hallam and Garmisch. It’s a
chronic problem all winter to get the water to flow and not back up into their basements. If you’re
going to create more flow from this lot, what are we doing to increase the capacity on this storm drain.
Mr. Hmielowski said they are improving the storm drain on the street.
Ms. Greenwood closed the public comment.
Ms. Greenwood said she wasn’t in favor of this project and didn’t vote for it. She thought it was
premature. She’s not a fan of putting in double doors, she thinks it’s a floor plan issue that could have
been solved in another way. Regarding the proposed wood siding on the historic resource, she doesn’t
feel this project is ready. The linking to the historic resource is very clumsy on the east side. They are
losing the form and she doesn’t think the materials enhance it. There should be more study on adding a
compatible brick to the building versus having three different types of materials and the clunky black
facia detail that doesn’t relate to the historic resource at all. There needs to be more information
provided including penetrations. These projects should be more complete before they are brought to us
for final review.
Mr. Moyer said he is concurrence with Ms. Greenwood. He feels this needs to continue to another date.
He doesn’t have an issue with the setbacks.
Mr. Moyer said staff and monitor needs to be necessary for #1, #2 we can delete. Ms. Simon said there
are a few examples of pendants in Aspen and the house has a pendant right now, which inspired this.
Condition #5 is one of the sticklers with the window on the back. Condition #6 is regarding the
materiality of the addition, condition #7, will see them present physical samples of what they’re
proposing, condition #8, they have agreed to work on the restoration of the front porch. Condition #9,
they talked about the den’s deck being installed on the eaves and this is being directed by the building
department. Condition #10 is regarding them labeling their drawing. Mr. Moyer said #9 and #10, they
can scratch out and Ms. Simon said yes. Condition #11, this has been completely vetted at this point.
Ms. Greenwood said this should be provided before final. Condition #12, they will need to see
information on the vent locations and the rest of the conditions, are carrying forwards from conceptual
and #15 is the boiler plate development order condition. Ms. Greenwood said they don’t have any
problem with the setbacks.
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Mr. Kendrick said he does accept staff recommendation on form. The materials he does struggle with a
little bit.
Mr. Moyer said we have a connecting link, so we have a separation. Ms. Simon said we want this to be
different. The most recent guidelines try to provide some parameters to it. This still allows a lot of
room for coloring and creativity, so you have to feel they have come close enough. It is physically
separated, and they have done that. Brick houses are very unique here and they shouldn’t do a red
brick addition.
Mr. Blaich verified that Ms. Greenwood doesn’t like the design. She said they should do something
more creative with the brick. Mr. Blaich said he doesn’t have a problem with the brick as long as it
doesn’t look like the original brick. Mr. Moyer said he agrees with Ms. Greenwood. Mr. Kendrick said
he likes the design, he’s just having trouble envisioning it.
Mr. Halferty said he thinks the project has been pretty well developed and the fact that they are under
the FAR and restoring the historic porch, are great. Yes, there are variances granted, but he agrees with
a lot of staff’s comments. He is in agreement with the rest of the board on the penetration in the
courtyard and in the back. He is fine with staff and monitor making decisions on the materials. He
doesn’t want this project to turn out like the Hotel Jerome. He feels this is a product of its own time and
he is ok with staff and monitor on this. The only issue he has is the drainage, as the neighbor has stated.
Ms. Simon said there is a larger neighborhood problem, so everyone is willing to work together on this.
He is ok with the rest of the conditions, as far as approval.
MOTION: Mr. Halferty motioned to approve resolution #13, series 2019 with the conditions indicated on
the memo with #2, modification of #5 and review on #6, review on #7, Mr. Kendrick seconded. Mr.
Moyer made an amendment to have staff and monitor make a decision on condition #6 and bring it to
the board for approval. Everyone is in agreement on this. Ms. Simon said there is one on-site parking
space for this project, so we also need to add this condition, so Mr. Halferty added this amendment as
well.
Roll call vote: Ms. Greenwood, no; Mr. Blaich, yes; Mr. Halferty, yes; Mr. Moyer, no; Mr. Kendrick, yes.
3-2, motion carried.
Mr. Halferty and Mr. Moyer are the project monitors.
They will cover the code amendments at the next meeting.
MOTION: Mr. Kendrick motioned to adjourn, Mr. Blaich seconded. All in favor, motion carried.
_______________________________
Nicole Henning, Deputy City Clerk
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HPC PROJECT MONITORS-projects in bold are under construction
Nora Berko 1102 Waters
602 E. Hyman
210 S. First
333 W. Bleeker
Bob Blaich Lot 2, 202 Monarch Subdivision
209 E. Bleeker
300 E. Hyman, Crystal Palace
128 E. Main, Sardy House
Gretchen Greenwood 124 W. Hallam
411 E. Hyman
300 E. Hyman, Crystal Palace
101 W. Main, Molly Gibson Lodge
201 E. Main
834 W. Hallam
420 E. Hyman
517 E. Hopkins
529-535 E. Cooper Avenue
Jeff Halferty 232 E. Main
541 Race Alley
208 E. Main
517 E. Hopkins
533 W. Hallam
110 W. Main, Hotel Aspen
105 E. Hallam
Roger Moyer 500 W. Main
223 E. Hallam
300 W. Main
105 E. Hallam
Richard Lai 122 W. Main
211 W. Main
Scott Kendrick 517 E. Hopkins
419 E. Hyman
302 E. Hopkins
304 E. Hopkins
210 W. Main
Sheri Sanzone 549 Race Alley
110 W. Main
Kara Thompson 981 Gibson
Need to assign:
134 W. Hopkins
422/434 E. Cooper
305/307 S. Mill
534 E. Cooper
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Simon, Historic Preservation Officer
MEETING DATE: July 24, 2019
RE: 1020 E. Cooper Avenue– Conceptual Major Development Review, Demolition,
Relocation, Variations, PUBLIC HEARING
APPLICANT /OWNER:
1020 E. Cooper LLC
REPRESENTATIVE:
Brewster McLeod Architects
LOCATION:
Street Address:
1020 E. Cooper Avenue
Legal Description:
The east 13.79 feet of Lot O and
all of Lot P, Block 34, East Aspen
Addition to the City of Aspen
Parcel Identification Number:
PID# 2737-182-32-006
CURRENT ZONING & USE
Single-family home,
RMF: Residential Multi-Family
PROPOSED LAND USE:
No change
SUMMARY:
The applicant has requested Major Development, Demolition,
Relocation and Variation review for a project which involves
demolishing two sheds on the property, relocating the historic
structure forward and onto a new basement, and constructing a
new addition. A floor area bonus is requested.
STAFF RECOMMENDATION:
Staff recommends continuation for additional research on the
historic home and restudy of the addition and floor area bonus.
Site Locator Map – 1020 E. Cooper Avenue
1020
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
1020 E. Cooper Avenue is a 4,379 sq. ft. lot
located in the RMF zone district. The site
contains a Victorian era home and two sheds of
an unknown construction date. The house has
been heavily altered in terms of replacement of
exterior materials and features, and enclosure of
the original front porch. This area of town was
not included in the historic Sanborn maps and no
historic photos of this house have been located.
The home, in its current appearance is depicted
at right.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) for removal of a portion of the non-historic addition,
and construction of a new addition to the rear of the historic home. A 500 square foot floor area
bonus is requested.
• Demolition (Section 26.415.080.A) to remove two outbuildings from the property.
• Relocation (Section 26.415.090.C) to move the historic home forward 7 feet and westward 2 feet.
The Historic Preservation Commission (HPC) is the final review authority, however this project is subject
to Call-up Notice to City Council.
STAFF COMMENTS:
Following is a summary of staff findings. Please see Exhibits A, B and C for more detail.
Site Planning, Demolition, Relocation: The applicant proposes to demolish a portion of the non-historic
addition to the resource, retain a portion and convert it to a flat roof, lift the historic house on this site,
move it 7’ forward and 2’ westward, and place it on a new basement. Two sheds along the alley are to
be demolished and two trees are proposed to be removed from the site.
Staff supports the demolition of the two sheds and the relocation of the historic resource as described
in Exhibits B and C to this memo. The sheds appear to have been built in about the mid-20th century,
based on the limited information that is available. They are not Victorian era and because of this they
do not contribute to the representation of the property as a 19th century home. Their preservation
should not be required.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Staff finds that relocating the historic home forward on the site is appropriate and will not disturb any
historic patterns on this block, which includes two large apartment buildings that are of a different scale
and placement than the adjacent landmarks. The proposal meets the site planning guidelines which are
applicable to Conceptual Review. Additional detail regarding landscape will be discussed at Final.
Historic Landmark Alterations and New Addition: The resource is a cross gabled structure that would
have originally had an open front porch. The form of the building is somewhat unlike most other
examples of this building type in Aspen, making investigation of framing particularly important for an
accurate direction for the project to be determined. Staff finds that the proposal, for instance the
decision to change the height and width of the east facing gable end on the historic resource as seen
below, to be too speculative to meet the guidelines. Typically the ridge height of the cross gables are
equal, which is not the proposal. The rear portion of the existing house, which does appear to be an
addition to some extent, is to be retained as a connector, but with a flat roof that is taller than the east-
west ridge of the resource, whereas a connector is expected to be secondary to the resource, tucking
below its eaves. Staff finds that an investigation of the building framing is needed in order to build
evidence that the historic resource is being fully preserved and that the design guidelines are met.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
As mentioned above, there is very little photographic or mapped documentation of this property to help
determine its original appearance. Physical inspection of the historic structure is key to determining an
appropriate preservation approach. Staff finds that the application does not contain adequate
information that could be collected from an in-depth inspection of the structure to assess many aspects
of the proposal including the location of original windows, the character of the front porch, etc. The
materials proposed for the historic resource, particularly the synthetic shingle roof and the metal clad
windows also conflict with the guidelines and the addition does not meet guideline 10.6, which requires
strong compatibility between the resource and the addition in terms of form, fenestration and materials,
pick two. Only the gable forms are clearly associated. The addition also exceeds the size that is
supported by guideline 10.4, which indicates that an addition should not be larger than the historic
structure itself.
The applicant has requested a 500 square foot floor area bonus, the criteria for which are listed below.
Staff finds restudy is necessary before findings supporting any bonus could be made.
FAR BONUS
In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of
allowable floor area for projects involving designated historic properties. To be considered for the
bonus, it must be demonstrated that:
a. The design of the project meets all applicable design guidelines;
b. The historic building is the key element of the property and the addition is incorporated in a
manner that maintains the visual integrity of the historic building;
c. The work restores the existing portion of the building to its historic appearance;
d. The new construction is reflective of the proportional patterns found in the historic
building's form, materials or openings;
e. The construction materials are of the highest quality;
f. An appropriate transition defines the old and new portions of the building;
g. The project retains a historic outbuilding; and/or
h. Notable historic site and landscape features are retained.
REFERRAL COMMENTS:
The application was referred out to other City departments to preliminarily identify requirements that
may affect permit review. Applicant follow-up on these comments is needed prior to the next hearing.
Building: Building will require a 1 hour fire resistance rating on any eaves or walls that are less than 5’
from a property line.
Parks: The Parks Department will consider the issuance of tree removal permits as requested, however
the input of the neighbors to the east of this site is needed regarding the tree that is located on the
common lot line.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Zoning:
• Detailed Floor area calculations will be required at permit review.
• The applicant must demonstrate that they are not triggering demolition by removing more than 40% of
the existing structure. This would have a significant impact on allowed floor area.
• There appears to be a setback violation related to the depth of the eave at the north end of the building,
as an eave may only project 18” into a required setback.
• A feature over a garage window on the east elevation may intrude into the setback.
• The trellis over the west patio makes the patio count in deck calculations. The applicant must verify the
project remains within the limits for deck exemption.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission continue the project for additional research
on the historic home and restudy of the addition and floor area bonus.
ATTACHMENTS:
Exhibit A – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit B – Relocation Criteria/Staff Findings
Exhibit C –Demolition Criteria/Staff Findings
Exhibit D- Public Comment
Exhibit E – Application
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Exhibit A
Historic Preservation Design Guidelines Criteria
Staff Findings
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26.415.070.D Major Development. No building, structure or landscape shall be erected, constructed,
enlarged, altered, repaired, relocated or improved involving a designated historic property or a
property located within a Historic District until plans or sufficient information have been submitted to
the Community Development Director and approved in accordance with the procedures established
for their review. An application for a building permit cannot be submitted without a development
order.
1. Conceptual Development Plan Review
b) The procedures for the review of conceptual development plans for major development
projects are as follows:
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1) The Community Development Director shall review the application materials submitted
for conceptual or final development plan approval. If they are determined to be
complete, the applicant will be notified in writing of this and a public hearing before the
HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section
26.304.060.E.3 Paragraphs a, b and c.
2) Staff shall review the submittal material and prepare a report that analyzes the project's
conformance with the design guidelines and other applicable Land Use Code sections.
This report will be transmitted to the HPC with relevant information on the proposed
project and a recommendation to continue, approve, disapprove or approve with
conditions and the reasons for the recommendation. The HPC will review the
application, the staff analysis report and the evidence presented at the hearing to
determine the project's conformance with the City Historic Preservation Design
Guidelines.
3) The HPC may approve, disapprove, approve with conditions or continue the application
to obtain additional information necessary to make a decision to approve or deny.
4) A resolution of the HPC action shall be forwarded to the City Council in accordance
with Section 26.415.120 - Appeals, notice to City Council, and call-up. No applications for
Final Development Plan shall be accepted by the City and no associated permits shall
be issued until the City Council takes action as described in said section.
Relevant Historic Preservation Design Guidelines:
1.1 All projects shall respect the historic development pattern or context of the block,
neighborhood or district.
• Building footprint and location should reinforce the traditional patterns of the neighborhood.
• Allow for some porosity on a site. In a residential project, setback to setback development is
typically uncharacteristic of the historic context. Do not design a project which leaves no
useful open space visible from the street.
1.2 Preserve the system and character of historic streets, alleys, and ditches.
When HPC input is requested, the following bullet points may be applicable.
• Retain and preserve the variety and character found in historic alleys, including retaining
historic ancillary buildings or constructing new ones.
• Retain and preserve the simple character of historic ditches. Do not plant flowers or add
landscape.
• Abandoning or re-routing a street in a historic area is generally discouraged.
• Consider the value of unpaved alleys in residential areas.
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1.5 Maintain the historic hierarchy of spaces.
• Reflect the established progression of public to private spaces from the public sidewalk to a
semi-public walkway, to a semi private entry feature, to private spaces.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on
residential projects.
• Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical
of the period of significance.
• Use paving materials that are similar to those used historically for the building style and install
them in the manner that they would have been used historically. For example on an Aspen
Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete,
brick or red sandstone are appropriate private walkway materials for most landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential
properties. A wider sidewalk may be appropriate for an AspenModern property.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces rather
than many small unusable areas.
• Open space should be designed to support and complement the historic building.
1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be better
integrated into the proposal. All landscape plans presented for HPC review must include at
least a preliminary representation of the stormwater design. A more detailed design must be
reviewed and approved by Planning and Engineering prior to building permit submittal.
• Site designs and stormwater management should provide positive drainage away from the
historic landmark, preserve the use of natural drainage and treatment systems of the site,
reduce the generation of additional stormwater runoff, and increase infiltration into the
ground. Stormwater facilities and conveyances located in front of a landmark should have
minimal visual impact when viewed from the public right of way.
• Refer to City Engineering for additional guidance and requirements.
1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could
interfere with or block views of historic structures are inappropriate.
• Site furnishings that are added to the historic property should not be intrusive or degrade the
integrity of the neighborhood patterns, site, or existing historic landscape.
• Consolidating and screening these elements is preferred.
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1.11 Preserve and maintain historically significant landscaping on site, particularly landmark
trees and shrubs.
• Retaining historic planting beds and landscape features is encouraged.
• Protect historically significant vegetation during construction to avoid damage. Removal of
damaged, aged, or diseased trees must be approved by the Parks Department.
• If a significant tree must be removed, replace it with the same or similar species in coordination
with the Parks Department.
• The removal of non-historic planting schemes is encouraged.
• Consider restoring the original landscape if information is available, including original plant
materials.
1.17 No fence in the front yard is often the most appropriate solution.
Reserve fences for back yards and behind street facing façades, as the best way to preserve the
character of a property.
1.18 When building an entirely new fence, use materials that are appropriate to the building
type and style.
• The new fence should use materials that were used on similar properties during the period of
significance.
• A wood fence is the appropriate solution in most locations.
• Ornate fences, including wrought iron, may create a false history are not appropriate for
Aspen Victorian landmarks unless there is evidence that a decorative fence historically existed
on the site.
• A modest wire fence was common locally in the early 1900s and is appropriate for Aspen
Victorian properties. This fence type has many desirable characteristics including
transparency, a low height, and a simple design. When this material is used, posts should be
simply detailed and not oversized.
1.19 A new fence should have a transparent quality, allowing views into the yard from the street.
• A fence that defines a front yard must be low in height and transparent in nature.
• For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the
picket.
• For Post-WWII properties where a more solid type of fence may be historically appropriate,
proposals will be reviewed on a case-by-case basis.
• Fence columns or piers should be proportional to the fence segment.
1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of
important features of a designated building.
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• A privacy fence should incorporate transparent elements to minimize the possible visual
impacts. Consider staggering the fence boards on either side of the fence rail. This will give
the appearance of a solid plank fence when seen head on. Also consider using lattice, or other
transparent detailing on the upper portions of the fence.
• A privacy fence should allow the building corners and any important architectural features that
are visible from the street to continue to be viewed.
• All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B.
2.1 Preserve original building materials.
• Do not remove siding that is in good condition or that can be repaired in place.
• Masonry features that define the overall historic character, such as walls, cornices, pediments,
steps and foundations, should be preserved.
• Avoid rebuilding a major portion of an exterior wall that could be repaired in place.
Reconstruction may result in a building which no longer retains its historic integrity.
• Original AspenModern materials may be replaced in kind if it has been determined that the
weathering detracts from the original design intent or philosophy.
2.2 The finish of materials should be as it would have existed historically.
• Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone
that was not historically painted shall not be painted.
• If masonry that was not painted historically was given a coat of paint at some more recent time,
consider removing it, using appropriate methods.
• Wood should be painted, stained or natural, as appropriate to the style and history of the
building.
2.3 Match the original material in composition, scale and finish when replacing materials on
primary surfaces.
• If the original material is wood clapboard for example, then the replacement material must be
wood as well. It should match the original in size, and the amount of exposed lap and finish.
• Replace only the amount required. If a few boards are damaged beyond repair, then only those
should be replaced, not the entire wall. For AspenModern buildings, sometimes the
replacement of a larger area is required to preserve the integrity of the design intent.
2.4 Do not use synthetic materials as replacements for original building materials.
• Original building materials such as wood siding and brick should not be replaced with synthetic
materials.
2.5 Covering original building materials with new materials is inappropriate.
• Regardless of their character, new materials obscure the original, historically significant
material.
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• Any material that covers historic materials may also trap moisture between the two layers. This
will cause accelerated deterioration to the historic material which may go unnoticed.
2.6 Remove layers that cover the original material.
• Once the non-historic siding is removed, repair the original, underlying material.
3.2 Preserve the position, number, and arrangement of historic windows in a building wall.
• Enclosing a historic window is inappropriate.
• Do not change the size of an original window opening.
3.3 Match a replacement window to the original in its design.
• If the original is double-hung, then the replacement window must also be double-hung. If the
sash have divided lights, match that characteristic as well.
3.4 When replacing an original window, use materials that are the same as the original.
3.5 Preserve the size and proportion of a historic window opening.
• Changing the window opening is not permitted.
• Consider restoring an original window opening that was enclosed in the past.
3.6 Match, as closely as possible, the profile of the sash and its components to that of the
original window.
• A historic window often has a complex profile. Within the window’s casing, the sash steps back
to the plane of the glazing (glass) in several increments. These increments, which individually
only measure in eighths or quarters of inches, are important details. They distinguish the actual
window from the surrounding plane of the wall.
• The historic profile on AspenModern properties is typically minimal.
3.7 Adding new openings on a historic structure is generally not allowed.
• Greater flexibility in installing new windows may be considered on rear or secondary walls.
• New windows should be similar in scale to the historic openings on the building, but should in
some way be distinguishable as new, through the use of somewhat different detailing, etc.
• Preserve the historic ratio of window openings to solid wall on a façade.
• Significantly increasing the amount of glass on a character defining façade will negatively
affect the integrity of a structure.
4.2 Maintain the original size of a door and its opening.
• Altering its size and shape is inappropriate. It should not be widened or raised in height.
4.4 When replacing a door or screen door, use a design that has an appearance similar to the
original door or a door associated with the style of the building.
• A replica of the original, if evidence exists, is the preferred replacement.
• A historic door or screen door from a similar building also may be considered.
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• Simple paneled doors were typical for Aspen Victorian properties.
• Very ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
4.5 Adding new doors on a historic building is generally not allowed.
• Place new doors in any proposed addition rather than altering the historic resource.
• Greater flexibility in installing a door in a new location may be considered on rear or secondary
walls.
• A new door in a new location should be similar in scale and style to historic openings on the
building and should be a product of its own time.
• Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the
openings on a character defining façade negatively affects the integrity of a structure.
5.1 Preserve an original porch or balcony.
• Replace missing posts and railings when necessary. Match the original proportions, material
and spacing of balusters.
• Expanding the size of a historic porch or balcony is inappropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
• Match original materials.
• When reconstructing an original porch or balcony without historic photographs, use
dimensions and characteristics found on comparable buildings. Keep style and form simple
with minimal, if any, decorative elements.
6.4 Repair or replacement of missing or deteriorated features are required to be based on
original designs.
• The design should be substantiated by physical or pictorial evidence to avoid creating a
misrepresentation of the building’s heritage.
• When reconstruction of an element is impossible because there is no historical evidence,
develop a compatible new design that is a simplified interpretation of the original, and
maintains similar scale, proportion and material.
6.5 Do not guess at “historic” designs for replacement parts.
• Where scars on the exterior suggest that architectural features existed, but there is no other
physical or photographic evidence, then new features may be designed that are similar in
character to related buildings.
• Using ornate materials on a building or adding new conjectural detailing for which there is
no documentation is inappropriate.
7.1 Preserve the original form of a roof.
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• Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen
from the street.
• Retain and repair original and decorative roof detailing.
• Where the original roof form has been altered, consider restoration.
7.2 Preserve the original eave depth.
• Overhangs contribute to the scale and detailing of a historic resource.
• AspenModern properties typically have very deep or extremely minimal overhangs that are key
character defining features of the architectural style.
7.8 New or replacement roof materials should convey a scale, color and texture similar to the
original.
• If a substitute is used, such as composition shingle, the roof material should be earth tone and
have a matte, non-reflective finish.
• Flashing should be in scale with the roof material.
• Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non-
reflective finish.
• Design flashing, such as drip edges, so that architectural details are not obscured.
• A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for
a secondary structure from that time period.
• A metal roof material should have a matte, non-reflective finish and match the original seaming.
9.2 Proposals to relocate a building will be considered on a case-by-case basis.
• In general, on-site relocation has less of an impact on individual landmark structures than those
in a historic district.
• In a district, where numerous adjacent historic structures may exist, the way that buildings
were placed on the site historically, and the open yards visible from the street are
characteristics that should be respected in new development.
• Provide a figure ground study of the surrounding parcels to demonstrate the effects of a
building relocation.
• In some cases, the historic significance of the structure, the context of the site, the
construction technique, and the architectural style may make on-site relocation too impactful
to be appropriate. It must be demonstrated that on-site relocation is the best preservation
alternative in order for approval to be granted.
• If relocation would result in the need to reconstruct a substantial area of the original exterior
surface of the building above grade, it is not an appropriate preservation option.
9.3 Site a relocated structure in a position similar to its historic orientation.
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• It must face the same direction and have a relatively similar setback. In general, a forward
movement, rather than a lateral movement is preferred. HPC will consider setback variations
where appropriate.
• A primary structure may not be moved to the rear of the parcel to accommodate a new building
in front of it.
• Be aware of potential restrictions against locating buildings too close to mature trees. Consult
with the City Forester early in the design process. Do not relocate a building so that it becomes
obscured by trees.
9.4 Position a relocated structure at its historic elevation above grade.
• Raising the finished floor of the building slightly above its original elevation is acceptable if
needed to address drainage issues. A substantial change in position relative to grade is
inappropriate.
• Avoid making design decisions that require code related alterations which could have been
avoided. In particular, consider how the relationship to grade could result in non-historic
guardrails, etc.
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
• On modest structures, a simple foundation is appropriate. Constructing a stone foundation on
a miner’s cottage where there is no evidence that one existed historically is out of character
and is not allowed.
• Exposed concrete or painted metal flashing are generally appropriate.
• Where a stone or brick foundation existed historically, it must be replicated, ideally using stone
salvaged from the original foundation as a veneer. The replacement must be similar in the cut
of the stone and design of the mortar joints.
• New AspenModern foundations shall be handled on a case by case basis to ensure
preservation of the design intent.
9.6 Minimize the visual impact of lightwells.
• The size of any lightwell that faces a street should be minimized.
• Lightwells must be placed so that they are not immediately adjacent to character defining
features, such as front porches.
• Lightwells must be protected with a flat grate, rather than a railing or may not be visible from
a street.
• Lightwells that face a street must abut the building foundation and generally may not “float”
in the landscape except where they are screened, or on an AspenModern site.
9.7 All relocations of designated structures shall be performed by contractors who specialize
in moving historic buildings, or can document adequate experience in successfully relocating
such buildings.
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• The specific methodology to be used in relocating the structure must be approved by the
HPC.
• During the relocation process, panels must be mounted on the exterior of the building to
protect existing openings and historic glass. Special care shall be taken to keep from damaging
door and window frames and sashes in the process of covering the openings. Significant
architectural details may need to be removed and securely stored until restoration.
• The structure is expected to be stored on its original site during the construction process.
Proposals for temporary storage on a different parcel will be considered on a case by case
basis and may require special conditions of approval.
• A historic resource may not be relocated outside of the City of Aspen.
10.1 Preserve an older addition that has achieved historic significance in its own right.
10.2 A more recent addition that is not historically significant may be removed.
• For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps
to determine which portions of a building are historically significant and must be preserved.
• HPC may insist on the removal of non-historic construction that is considered to be detrimental
to the historic resource in any case when preservation benefits or variations are being
approved.
10.3 Design a new addition such that one’s ability to interpret the historic character of the
primary building is maintained.
• A new addition must be compatible with the historic character of the primary building.
• An addition must be subordinate, deferential, modest, and secondary in comparison to the
architectural character of the primary building.
• An addition that imitates the primary building’s historic style is not allowed. For example, a
new faux Victorian detailed addition is inappropriate on an Aspen Victorian home.
• An addition that covers historically significant features is inappropriate.
• Proposals on corner lots require particular attention to creating compatibility.
10.4 The historic resource is to be the focus of the property, the entry point, and the
predominant structure as viewed from the street.
• The historic resource must be visually dominant on the site and must be distinguishable against
the addition.
• The total above grade floor area of an addition may be no more than 100% of the above grade
floor area of the original historic resource. All other above grade development must be
completely detached. HPC may consider exceptions to this policy if two or more of the
following are met:
o The proposed addition is all one story
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o The footprint of the new addition is closely related to the footprint of the historic
resource and the proposed design is particularly sensitive to the scale and proportions
of the historic resource
o The project involves the demolition and replacement of an older addition that is
considered to have been particularly detrimental to the historic resource
o The interior of the resource is fully utilized, containing the same number of usable floors
as existed historically
o The project is on a large lot, allowing the addition to have a significant setback from the
street
o There are no variance requests in the application other than those related to historic
conditions that aren’t being changed
o The project is proposed as part of a voluntary AspenModern designation, or
o The property is affected by non-preservation related site specific constraints such as
trees that must be preserved, Environmentally Sensitive Areas review, etc.
10.6 Design a new addition to be recognized as a product of its own time.
• An addition shall be distinguishable from the historic building and still be visually compatible
with historic features.
• A change in setbacks of the addition from the historic building, a subtle change in material, or
a modern interpretation of a historic style are all techniques that may be considered to help
define a change from historic construction to new construction.
• Do not reference historic styles that have no basis in Aspen.
• Consider these three aspects of an addition; form, materials, and fenestration. An addition
must relate strongly to the historic resource in at least two of these elements. Departing from
the historic resource in one of these categories allows for creativity and a contemporary
design response.
• Note that on a corner lot, departing from the form of the historic resource may not be allowed.
• There is a spectrum of appropriate solutions to distinguishing new from old portions of a
development. Some resources of particularly high significance or integrity may not be the
right instance for a contrasting addition.
10.8 Design an addition to be compatible in size and scale with the main building.
• An addition that is lower than, or similar to the height of the primary building, is preferred.
10.9 If the addition is taller than a historic building, set it back from significant façades and
use a “connector” to link it to the historic building.
• Only a one-story connector is allowed.
• Usable space, including decks, is not allowed on top of connectors unless the connector has
limited visibility and the deck is shielded with a solid parapet wall.
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• In all cases, the connector must attach to the historic resource underneath the eave.
• The connector shall be a minimum of 10 feet long between the addition and the primary
building.
• Minimize the width of the connector. Ideally, it is no more than a passage between the historic
resource and addition. The connector must reveal the original building corners. The
connector may not be as wide as the historic resource.
• Any street-facing doors installed in the connector must be minimized in height and width and
accessed by a secondary pathway. See guideline 4.1 for further information.
10.10 Place an addition at the rear of a primary building or set it back substantially from the
front to minimize the visual impact on the historic structure and to allow the original
proportions and character to remain prominent.
• Locating an addition at the front of a primary building is inappropriate.
• Additions to the side of a primary building are handled on a case-by-case basis and are
approved based on site specific constraints that restrict rear additions.
• Additional floor area may also be located under the building in a basement which will not alter
the exterior mass of a building.
10.11 Roof forms shall be compatible with the historic building.
• A simple roof form that does not compete with the historic building is appropriate.
• On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed
structure if the addition is entirely one story in height, or if the flat roofed areas are limited,
but the addition is primarily a pitched roof.
10.12 Design an addition to a historic structure that does not destroy or obscure historically
important architectural features.
• Loss or alteration of architectural details, cornices, and eavelines must be avoided.
Staff Finding: The lack of photographs and mapping information to help understand this heavily
altered historic property presents a challenge to accurate restoration. This elevates the importance
of physical inspection of the building to guide all decisions. Staff recommends the project be
continued until this research is complete so that HPC can make findings on the appropriateness of the
work. As noted above, many guidelines regarding the extent of the house that will be retained and all
alterations that are proposed to be made to it are in question without more documentation of the
building. Staff also finds that many guidelines related to the addition are not met, in particular
guideline 10.4, which restricts an addition to no more than equal in size to the historic resource, while
the proposed addition is three times the size of the resource and includes a request for a 500 square
foot floor area bonus. Additional study is needed.
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Exhibit B
Relocation Criteria
Staff Findings
26.415.090.C. Standards for the relocation of designated properties. Relocation for a building,
structure or object will be approved if it is determined that it meets any one of the following standards:
1. It is considered a noncontributing element of a historic district and its relocation will not affect
the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on which it is
located and its relocation will not have an adverse impact on the Historic District or property; or
3. The owner has obtained a certificate of economic hardship; or
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4. The relocation activity is demonstrated to be an acceptable preservation method given the
character and integrity of the building, structure or object and its move will not adversely affect
the integrity of the Historic District in which it was originally located or diminish the historic,
architectural or aesthetic relationships of adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of withstanding the
physical impacts of relocation;
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation
of the building, structure or object including the provision of the necessary financial security.
Staff Finding: The applicant proposes removal of a portion of non-historic addition at the rear of the
house and relocation of the remaining preserved structure approximately 10’ towards the front lot line
and 2’ away from the east lot line. No variations are requested.
There are two other Victorian era homes on this blockface, though a non-historic apartment building
sits between 1020 and those other resources, disrupting any strong relationship between them.
Based on the 1896 Willit’s map seen at right,
and the current aerial image below, buildings
on this blockface have historically lacked a
consistent front setback. (Please note that
this map also demonstrates that the existing
outbuildings were not present in the
Victorian era.) Staff finds that the proposed
on-site relocation of this home will provide
more adequate space for an appropriately
placed new rear addition, and will improve
the visibility of the historic structure.
Staff finds that the criteria highlighted above
are met and recommends HPC approve
relocation. Standard conditions of approval
regarding appropriate relocation techniques,
and a security to be held by the City during
construction are included in the resolution.
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Exhibit C
Demolition Criteria
Staff Findings
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26.415.080. Demolition of designated historic properties or properties within a historic district.
It is the intent of this Chapter to preserve the historic and architectural resources that have
demonstrated significance to the community. Consequently, no demolition of properties designated on
the Aspen Inventory of Historic Landmark Site and Structures or properties within a Historic District will
be allowed unless approved by the HPC in accordance with the standards set forth in this Section.
4. The HPC shall review the application, the staff report and hear evidence presented by the
property owners, parties of interest and members of the general public to determine if the
standards for demolition approval have been met. Demolition shall be approved if it is
demonstrated that the application meets any one of the following criteria:
a) The property has been determined by the City to be an imminent hazard to public safety
and the owner/applicant is unable to make the needed repairs in a timely manner,
b) The structure is not structurally sound despite evidence of the owner's efforts to properly
maintain the structure,
c) The structure cannot practically be moved to another appropriate location in Aspen or
d) No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance and
Additionally, for approval to demolish, all of the following criteria must be met:
a) The structure does not contribute to the significance of the parcel or Historic District in
which it is located and
b) The loss of the building, structure or object would not adversely affect the integrity of
the Historic District or its historic, architectural or aesthetic relationship to adjacent
designated properties and
c) Demolition of the structure will be inconsequential to the historic preservation needs of
the area.
Staff Finding: Two outbuildings at the rear of the property are proposed for demolition. The
construction date of these buildings is unknown. Neither appear on historic maps from the Victorian
era, demonstrating that they were not built concurrent with the primary home. The buildings are
not seen in 1920s era photos of the site available from the Aspen Historical Society. They are in
place in a 1974 aerial photo of the site.
The property was designated as a representation of the 19th century development of Aspen,
therefore staff finds that removal of these structures meets the criteria highlighted above. Staff
finds that the criteria highlighted above are met and recommends HPC approve demolition.
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July 10th, 2019
Re: 1024 E Cooper Ave Proposal
Dear Historic Preservation Commission Members,
As citizens of Aspen, we have always admired the steadfast work you have
done to maintain the integrity of our city’s culture and history. As immediate
neighbors to this property on Cooper and Hyman, we reviewed the proposal for
1020 East Cooper Avenue as a group and consolidated our concerns below. We
know after reading this you will share many of the same concerns and decide
accordingly to maintain the consistency, beauty and integrity of our block. We look
forward to hearing staff and HPC recommendations at the upcoming meeting on
July 24th.
Sincerely,
Scott McDonald 1000 E Cooper Mary Stover 1006 E Cooper
Greg Lucas 1024 E Cooper Baron Concors 1024 E Cooper
Len Horowitz 1024 E Cooper Laura Sumner 1007 E Hyman
Joelle McDonough 1007 E Hyman
-----------------------------------------------------------------------
Aspen Historic Preservation Guideline:
1.1 All projects shall respect the historic development pattern or context of the
block, neighborhood or district.
Citizen Concerns: Moving the house forward will make it inconsistent with the
block compared to other homes and violate section 1.1. The submitted proposal is
inaccurate by saying the home will be overshadowed by homes to the East and West.
1020 E Cooper is already several feet forward of the home to the West (See Exhibit
1) and the building to the East is a condominium complex and not comparable. No
other home on the block has been moved forward and similar requests in the past
on Cooper Ave were rejected by HPC.
35
Exhibit 1: 1020 E Cooper is already several feet forward of home to the West
Aspen Historic Preservation Guideline:
1.2 Preserve the system and character of historic streets, alleys, and ditches.
- Retain and preserve the variety and character found in historic alleys,
including retaining historic ancillary buildings or constructing new ones.
Citizen Concerns: 1020 E Cooper Ave has two historic miner sheds representing a
period of historical significance for Aspen. Previous requests to demolition rear
sheds from immediate neighbors’ projects were rejected by HPC as they violated
section 1.2. 1000 E Cooper Ave previously submitted a proposal to demolish its rear
shed. HPC rejected the demolition but allowed the shed to be reconstructed (See
Exhibit 2). We feel this precedent should be enforced for 1020 E Cooper as well.
Reconstruction should be permitted but demolition should not be allowed.
36
Exhibit 2: Previous proposal to remove sheds from 1000 E Cooper was rejected by
HPC but reconstruction was allowed
Aspen Historic Preservation Guideline:
1.11 Preserve and maintain historically significant landscaping on site, particularly
landmark trees and shrubs.
- - If a significant tree must be removed, replace it with the same or similar
species in coordination with the Parks Department.
Citizen Concerns: The proposal to remove a sixty foot evergreen tree in the rear of
the property violates section 1.11. This tree is the only one of its size and stature on
the rear alley for the entire block (See Exhibit 3). It serves as beautiful landscape for
many of the neighbors along Cooper and Hyman. This request should not be
allowed without replacing it with a similar size tree. In Exhibit 19 of the proposal,
there is an email from David Coon from the Parks Department with approval to
remove this tree as well as a neighbor’s tree. This needs to be questioned /
investigated as permission from the neighbor was not obtained and many similar
requests in the past to remove trees smaller than this have been rejected by the
Parks Department.
37
Exhibit 3: Views of 60-foot Evergreen tree on 1020 E Cooper Ave
38
BREWSTER MCLEOD ARCHITECTS, INC.
office@brewstermcleod.com – www.brewstermcleod.com
112 South Mill Street, #B Top Floor – P.O. Box 697 – Aspen, CO 81611 – T 970/544.0130 – F 970/544.9201
M E M O R A N D U M
Date: June 6, 2019
To: Amy Simon, Historic Preservation Officer
City of Aspen
130 S Galena Street
Aspen, CO 81611
Project: 1020 E Cooper Ave
Re: Conceptual Application for HPC Major Development, Relocation, Demolition, Variations
From: Jamie L. Brewster McLeod
Brewster McLeod Architects, Inc.
Attachments:
Exhibit 1: Proof of Ownership
Exhibit 2: Authorization Letter for Brewster McLeod Architects, Inc.
Exhibit 3: Pre-Application Summary
Exhibit 4: Land Use Application
Exhibit 5: Fee Agreement
Exhibit 6: HOA Compliance Form
Exhibit 7: Adjacent Property Owners
Exhibit 8: Previous Land Use Approvals
Exhibit 9: Improvement Survey
Exhibit 10: 1896 Willits Map of Aspen
Exhibit 11: Structural Integrity Report
Exhibit 12: Photos of the Existing Conditions
Exhibit 13: Existing and Proposed Site Plans, Floor Plans and Exterior Elevations
Exhibit 14: Site Vicinity Map
Exhibit 15: Proposed Exterior Materials
Exhibit 16: Existing and Proposed Renderings
Exhibit 17: Evidence of Financial Ability
Exhibit 18: Preliminary Stormwater Design
Exhibit 19: Tree Removal Approval from City Forester
Exhibit 20: Historic Preservation Guidelines Compliance
Ms. Simon—
Please accept this request to redevelop the property located at 1020 E Cooper Ave. The
redevelopment request consists of relocating the historic resource, adding a foundation, and an addition
to the historic resource and removing two non-historic sheds.
The property is located at 1020 E Cooper Ave (see Exhibit 14: Site Vicinity Map). The property’s
Pitkin County Parcel ID# is 2737-182-32-006. The property is zoned RMF (Residential Multi-Family). The
39
Page 2 of 5
property was designated as an Historic Landmark was accomplished pursuant to Ordinance 34, Series of
1992 (see Exhibit 8: Previous Land Use Approvals).
The property is owned by 1020 Cooper LLC (hereinafter, “the applicant”). Proof of the ownership of
the property, together with the property’s legal description, is provided in the attached Title information (see
Exhibit 1: Proof of Ownership). Authorization for Brewster McLeod Architects, Inc. to submit this application
on behalf of the applicant is provided in the letter attached as Exhibit 2.
You provided us a Pre-Application Conference Summary (see Exhibit 3: Pre-Application Summary)
which states the following provisions of the Land Use code be addressed in this application:
Common Development Review Procedures pursuant to Section 26.304
Nonconforming Lots of Record pursuant to Section 26.312.050
Historic Preservation-Major Development pursuant to Section 26.415.070.D
Demolition of Designated Historic Properties pursuant to Section 26.415.080
Relocation of Designated Historic Properties pursuant to Section 26.415.090
Historic Preservation-Benefits pursuant to Section 26.415.110
Growth Management-Administrative Applications pursuant to Section 26.470.090
Calculations and Measurements pursuant to Section 26.575.020
Residential Multifamily Zone District pursuant to Section 26.710.090
Please note, we have a separate land use application pending for a Boundary Adjustment for the City to
recognize property along the west edge of the lot line that was acquired through a Quitclaim action, recorded
at the Pitkin County Clerk and Recorder in December 2005. This application is to be reviewed at the
administrative level.
The applicant’s responses to the applicable provisions of the Municipal Code follow below:
Common Development Review Procedures, Section 26.304
26.304.020 Pre-Application Conference
Conference was completed on April 30, 2019; Pre-application Summary is included in this
application as Exhibit 3.
26.304.030 Application and Fees
The Pre-Application Summary (Exhibit 3) outlines application requirements, deposit fee required,
and number of copies required for application submittal. The items noted in the Application Checklist
portion of the Pre-Application Summary are included as Exhibits to this application and listed on the first
page of this document.
Nonconforming Lots of Record, Section 26.312.050
The lot located at 1020 E Cooper is recognized by the City of Aspen as Nonconforming Lot of
Record because, at 4,379 square feet, it is smaller than the standard lot size of 6,000 square feet for the
RMF Zone District. The proposed relocation and addition to the historic resource conforms with the allowable
uses as detailed under 26.312.050.A and C: the lot is under separate ownership from adjacent lots, the
proposed development is a single family home that complies with dimensional requirements of the RMF Zone
District and the lot contains a historic resource listed on the Aspen Inventory of Historic Landmark Sites and
Structures.
Historic Preservation-Major Development, Section 26.415.070.D
The proposed development has been determined to be a Major Development as it contains
alternations to more than (3) elements of the building façade (including window replacement, door
40
Page 3 of 5
replacement, roof plane alterations, exterior wall materials), and the proposed addition increases the floor
area by more than two-hundred and fifty (250) square feet.
This application is for Conceptual development plan review, the first step in a multiple-step
process. The proposed development is included in the following exhibits:
Survey showing property boundaries and existing conditions—Exhibit 9: Improvement Survey
Proposed Site Plan showing property boundaries, relocation of the historic resource, and
proposed addition— Exhibit 13: Existing and Proposed Site Plans, Floor Plans and Exterior
Elevations
Scaled drawings of proposed development including renovation of historic resource and proposed
addition— Exhibit 13: Existing and Proposed Site Plans, Floor Plans and Exterior Elevations
Preliminary selection of exterior materials—Exhibit 15: Proposed Exterior Materials
Supplemental materials to provide a visual description of the historic context—Exhibit 16:
Proposed Rendering
This project is exempt from the Residential Design Standards as it is on Aspen Register of
Landmark Properties
After HPC grants Conceptual approval, the following items will be submitted for Final development
plan review:
Final drawings of all proposed structures and additions at 1/4” scale
Final exterior material samples or graphic representation
A lighting plan and landscape plan, including any visible stormwater features
Responses to indicate that the final development plan conforms with the Conceptual approvals as
well as any conditions of approval.
Demolition of Designated Historic Properties pursuant to Section 26.415.080
The applicant is not proposing to demolish the historic resource. The applicant is requesting
approval to demolish the two (2) sheds located at the rear of the property. The sheds are of unknown age but
believed to have been built significantly later than the original house. This area of town was not included in
the Sanborn Insurance maps so they cannot be used to verify if the structures existed in the late 1800s or
early 1900s. We did obtain the 1896 Willits map of Aspen from the Aspen Historical Society, see Exhibit 10:
1896 Willits Map of Aspen, and the only structure depicted on this lot is the house, the sheds are not shown.
In addition, the sheds are located such that they cross the North property line and extend into City
Right of Way in the alley and extend into the side yard setbacks on both East and West. By removing the
non-confirming sheds, the applicant has more opportunity to relocate the historic entity and redevelop the lot
in a manner consistent with the surrounding neighborhood and compliant with the Land Use code and
Historic Preservation Guidelines.
Relocation of Designated Historic Properties pursuant to Section 26.415.090
The applicant is requesting approval for the relocation of the historic resource within the boundaries
of the parcel. The existing location of the historic resource extends into the side yard setback on the East
(see Exhibit 9: Improvement Survey) and is overshadowed by the large buildings to the East and West as it is
set more than seventeen (17) feet back from the South property line on Cooper Avenue.
The proposed location for the historic resource, shown Exhibit 13: Existing and Proposed Site Plans,
Floor Plans and Exterior Elevations, pushes the historic resource forward on the site and away from the East
property line. This will allow the restored historic resource to be move visible from the sidewalk and will not
appear dwarfed by the buildings to the East and West (see Exhibit 16: Existing and Proposed Renderings).
The proposed setbacks are compliant with the RMF zone district dimensional requirements.
The existing structure will be temporarily stored on-site. The final details of the temporary relocation
and storage will be provided for the building permit review.
The applicant has provided structural verification, see Exhibit 11: Structural Integrity Verification, that
the historic structure is capable of withstanding the physical impacts of relocation. The proposed location and
restoration/ addition are included in Exhibit 13: Existing and Proposed Site Plans, Floor Plans and Exterior
41
Page 4 of 5
Elevations. The applicant has provided evidence of financial ability to undertake the safe relocation,
preservation and repair of the building, site preparation and construction of the necessary infrastructure, see
Exhibit 17: Evidence of Financial Ability.
Historic Preservation-Benefits pursuant to Section 26.415.110
The applicant has reviewed all the benefits of the Historic Designation listed on Section 26.415.110
and would like to apply for the following:
Floor Area Bonus: Bonus of up to 500 square feet for exemplary projects
o The applicant would like to be considered for a 500 square feet Floor Area bonus as the
proposed redevelopment meets the following criteria listed in 26.415.110.F:
a) The design of the project meets all applicable design guidelines
The proposed restoration and addition to the historic resources meets all
applicable Historic Preservation design guidelines and the dimensional
requirements of the underlying zone district
b) The historic building is they key element of the property and the addition is
incorporated in a manner that maintains the visual integrity of the historic building
The historic entity is the key focal point from Cooper Street. The restored
front porch and roof lines highlight the historic form and mass of the historic
entity. The proposed addition is located toward the rear of the property,
behind the historic entity.
c) The work restores the existing portion of the building to its historic appearance
The proposed restoration restores the front porch and historic roof forms
that were concealed by additions the late 1960s.
d) The new construction is reflective of proportional patterns found in the historic
building’s form, materials, and openings
During the 1960s, there was an extensive remodel and addition completed
on the historic resource which included replacing windows and doors,
enclosing the front porch, over-framing the existing roof forms, and adding
an addition the rear of the historic entity. Because there is no photographic
record of the house prior to this remodel and addition, we are unable to
deduce the original sizes of the door and windows.
The proposed restoration includes restoring the front entry porch and the
historic roof forms. This is depicted in Exhibit 13: Existing and Proposed
Site Plans, Floor Plans and Exterior Elevations.
The existing addition that was added to the structure will be retained and
act as the transition between the historic and the proposed addition to the
rear of the property.
o The proposed addition requires the removal of an existing
evergreen tree. The applicant has reviewed the three with the City
of Aspen Forester and has been approved to remove the tree.
Approval include in Exhibit 19: Tree Removal Approval.
e) The construction materials are of the highest quality
All materials used on the property will be of the highest quality.
The preliminary images of the exterior finishes can be seen in Exhibit 15:
Proposed Exterior Materials.
f) An appropriate transition defines the old and new portions of the building
The proposed development utilizes the existing addition to the historic
structure as the transition element between the old and new portions of the
building. This transition is clearly defined and can be reviewed in the
exterior elevations included in Exhibit 13: Existing and Proposed Site Plans,
Floor Plans and Exterior Elevations.
g) The project retains a historic outbuilding
Not applicable; the site does not contain a historic outbuilding
h) Notable historic site and landscape features are retained
42
Page 5 of 5
Not applicable; the property does not contain any notable site and/or
landscape features
Exemption from Growth Management Quota System Requirements: see specific section addressing
this request
Waiver of Impact Fees: the applicant is requesting an exemption from Impact Fees pursuant to
Section 26.610.030 as the property is listed on the Aspen Inventory of Historic Landmark Sites and
Structures.
Transferrable Development Right (TDR): The applicant would like to retain the right to apply for a
TDR at the completion of the proposed redevelopment. At that time, the applicant will provide a
detailed floor area analysis to confirm that remaining floor area that is undeveloped and may be
severed from this property and developed on a different property in the City of Aspen.
Growth Management-Administrative Applications pursuant to Section 26.470.090
The applicant is requesting administrative approval of the proposed relocation and addition to the
historic resource as it listed on the Aspen Inventory of Landmark Properties. The applicant is requesting an
exemption from affordable housing mitigation as they applied for all the necessary approvals pursuant to
Chapter 26.415 and the parcel contains an historic resource.
Calculations and Measurements pursuant to Section 26.575.020
The proposed relocation and addition to the historic resource will comply with all the applicable
regulations listed in Section 26.575.020. These will be confirmed during building permit review.
Residential Multifamily Zone District pursuant to Section 26.710.090
The proposed relocation and addition to the historic resource will comply with all the applicable
regulations listed in Section 26.710.090. These will be confirmed during building permit review.
Summary and Conclusion
The applicant is requesting conceptual HPC approval for the redevelopment for the property
located at 1020 E Cooper. The property contains a small historic cabin and two sheds that are not historic
but are of unknown age. The proposed development includes relocating and restoring the historic
resource and adding an addition to the North, as well as demolishing the existing non-historic sheds.
The historic mass and form of the cabin will be restored by opening the front porch that was
previously enclosed and restoring the original roof forms that were previously disguised by over-framing.
The previous addition to the north side of the historic cabin will be retained and serve as the transition
between the old and new construction.
As documented in written narrative and depicted in the attached exhibits, the proposed
redevelopment complies with the Historic Preservation Design Guidelines and the City of Aspen Land
Use Code, as applicable.
The applicant feels that this design is the best way to enhance the historic resource and looks
forward to restoring a piece of Aspen’s history.
Upon request, we will provide any additional information that may be required during the review.
Sincerely,
Jamie L. Brewster McLeod, AIA
President
Brewster McLeod Architects, Inc.
43
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Exhibit 2: Authorization Letter
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Ϯϲ͘ϯϬϰŽŵŵŽŶĞǀĞůŽƉŵĞŶƚZĞǀŝĞǁWƌŽĐĞĚƵƌĞƐ
Ϯϲ͘ϯϭϮ͘ϬϱϬEŽŶĐŽŶĨŽƌŵŝŶŐ>ŽƚƐŽĨZĞĐŽƌĚ
Ϯϲ͘ϰϭϱ͘ϬϳϬ͘,ŝƐƚŽƌŝĐWƌĞƐĞƌǀĂƚŝŽŶʹDĂũŽƌĞǀĞůŽƉŵĞŶƚ
Ϯϲ͘ϰϭϱ͘ϬϴϬĞŵŽůŝƚŝŽŶŽĨĚĞƐŝŐŶĂƚĞĚŚŝƐƚŽƌŝĐƉƌŽƉĞƌƚŝĞƐ
Exhibit 3: Pre Application Summary
57
Ϯϲ͘ϰϭϱ͘ϬϵϬZĞůŽĐĂƚŝŽŶŽĨĚĞƐŝŐŶĂƚĞĚŚŝƐƚŽƌŝĐƉƌŽƉĞƌƚŝĞƐ
Ϯϲ͘ϰϭϱ͘ϭϭϬ,ŝƐƚŽƌŝĐWƌĞƐĞƌǀĂƚŝŽŶʹĞŶĞĨŝƚƐ
Ϯϲ͘ϰϳϬ͘͘ϬϵϬ'ƌŽǁƚŚDĂŶĂŐĞŵĞŶƚ͕ĚŵŝŶŝƐƚƌĂƚŝǀĞƉƉůŝĐĂƚŝŽŶƐ
Ϯϲ͘ϱϳϱ͘ϬϮϬĂůĐƵůĂƚŝŽŶƐĂŶĚDĞĂƐƵƌĞŵĞŶƚƐ
Ϯϲ͘ϳϭϬ͘ϬϵϬZĞƐŝĚĞŶƚŝĂůDƵůƚŝͲ&ĂŵŝůLJŽŶĞŝƐƚƌŝĐƚ
&ŽƌLJŽƵƌĐŽŶǀĞŶŝĞŶĐĞʹůŝŶŬƐƚŽƚŚĞ>ĂŶĚhƐĞƉƉůŝĐĂƚŝŽŶĂŶĚ>ĂŶĚhƐĞŽĚĞĂƌĞďĞůŽǁ͗
>ĂŶĚhƐĞƉƉůŝĐĂƚŝŽŶ >ĂŶĚhƐĞŽĚĞ ,ŝƐƚŽƌŝĐWƌĞƐĞƌǀĂƚŝŽŶĞƐŝŐŶ'ƵŝĚĞůŝŶĞƐ
ZĞǀŝĞǁďLJ͗ ^ƚĂĨĨĨŽƌĐŽŵƉůĞƚĞŶĞƐƐĂŶĚƌĞĐŽŵŵĞŶĚĂƚŝŽŶƐ
,WĨŽƌĚĞĐŝƐŝŽŶƐ
ŝƚLJŽƵŶĐŝůĨŽƌŶŽƚŝĐĞŽĨƚŚĞ,WŽŶĐĞƉƚƵĂůĂƉƉƌŽǀĂů͘ŽƵŶĐŝůŚĂƐƚŚĞ
ĂƵƚŚŽƌŝƚLJƚŽƌĞŵĂŶĚƚŚĞĚĞĐŝƐŝŽŶďĂĐŬƚŽ,WĨŽƌĨƵƌƚŚĞƌĐŽŶƐŝĚĞƌĂƚŝŽŶ͘
WƵďůŝĐ,ĞĂƌŝŶŐ͗ zĞƐ͘
EĞŝŐŚďŽƌŚŽŽĚKƵƚƌĞĂĐŚ͗ EŽ͘
ZĞĨĞƌƌĂůƐ͗^ƚĂĨĨǁŝůůƐĞĞŬƌĞĨĞƌƌĂůĐŽŵŵĞŶƚƐĨƌŽŵƚŚĞƵŝůĚŝŶŐĞƉĂƌƚŵĞŶƚ͕ŽŶŝŶŐ͕
ŶŐŝŶĞĞƌŝŶŐĂŶĚWĂƌŬƐƌĞŐĂƌĚŝŶŐĂŶLJƌĞůĞǀĂŶƚĐŽĚĞƌĞƋƵŝƌĞŵĞŶƚƐŽƌ
ĐŽŶƐŝĚĞƌĂƚŝŽŶƐ͘dŚĞƌĞǁŝůůďĞŶŽĞǀĞůŽƉŵĞŶƚZĞǀŝĞǁŽŵŵŝƚƚĞĞŵĞĞƚŝŶŐ
ŽƌƌĞĨĞƌƌĂůĨĞĞƐ͘
WůĂŶŶŝŶŐ&ĞĞƐ͗ Ψϭ͕ϵϱϬĨŽƌϲďŝůůĂďůĞŚŽƵƌƐŽĨƐƚĂĨĨƚŝŵĞ͘;ĚĚŝƚŝŽŶĂůͬůĞƐƐĞƌŚŽƵƌƐǁ ŝůůďĞ
ďŝůůĞĚͬƌĞĨƵŶĚĞĚĂƚĂƌĂƚĞŽĨΨϯϮϱƉĞƌŚŽƵƌ͘Ϳ
ZĞĨĞƌƌĂůŐĞŶĐŝĞƐ&ĞĞ͗ ΨϬ͘
dŽƚĂůĞƉŽƐŝƚ͗ Ψϭ͕ϵϱϬ͘dŚŝƐĨĞĞǁŝůůďĞƌĞƋƵŝƌĞĚǁŝƚŚƚŚĞŽŶĐĞƉƚƵĂůĂŶĚ&ŝŶĂůĂƉƉůŝĐĂƚŝŽŶƐ͘
WW>/d/KE, <>/^d͗ĞůŽǁŝƐĂůŝƐƚŽĨƐƵďŵŝƚƚĂůƌĞƋƵŝƌĞŵĞŶƚƐĨŽƌ,WŽŶĐĞƉƚƵĂůĂŶĚ&ŝŶĂůƌĞǀŝĞǁƐ͘
ƚĞĂĐŚƌĞǀŝĞǁƐƚĞƉ͕ƉůĞĂƐĞƐƵďŵŝƚŽŶĞƉĂƉĞƌĐŽƉLJŽĨƚŚĞĂƉƉůŝĐĂƚŝŽŶƚŽƚŚĞŝƚLJŽĨƐƉĞŶŽŵŵƵŶŝƚLJ
ĞǀĞůŽƉŵĞŶƚĞƉĂƌƚŵĞŶƚĨŽƌĂŶŝŶŝƚŝĂůĚĞƚĞƌŵŝŶĂƚŝŽŶŽĨĐŽŵƉůĞƚĞŶĞƐƐ͘
ŽŵƉůĞƚĞĚ>ĂŶĚhƐĞƉƉůŝĐĂƚŝŽŶĂŶĚƐŝŐŶĞĚ&ĞĞŐƌĞĞŵĞŶƚ͘
WƌĞͲĂƉƉůŝĐĂƚŝŽŶŽŶĨĞƌĞŶĐĞ^ƵŵŵĂƌLJ;ƚŚŝƐĚŽĐƵŵĞŶƚͿ͘
^ƚƌĞĞƚĂĚĚƌĞƐƐĂŶĚůĞŐĂůĚĞƐĐƌŝƉƚŝŽŶŽĨƚŚĞƉĂƌĐĞůŽŶǁŚŝĐŚĚĞǀĞůŽƉŵĞŶƚŝƐƉƌŽƉŽƐĞĚƚŽŽĐĐƵƌ͕ĐŽŶƐŝƐƚŝŶŐŽĨ
ĂĐƵƌƌĞŶƚ;ŶŽŽůĚĞƌƚŚĂŶϲŵŽŶƚŚƐͿĐĞƌƚŝĨŝĐĂƚĞĨƌŽŵĂƚŝƚůĞŝŶƐƵƌĂŶĐĞ ĐŽŵƉĂŶLJ͕ ĂŶ ŽǁŶĞƌƐŚŝƉ ĂŶĚ
ĞŶĐƵŵďƌĂŶĐĞƌĞƉŽƌƚ͕ŽƌĂƚƚŽƌŶĞLJůŝĐĞŶƐĞĚƚŽƉƌĂĐƚŝĐĞŝŶƚŚĞ^ƚĂƚĞŽĨŽůŽƌĂĚŽ͕ůŝƐƚŝŶŐƚŚĞŶĂŵĞƐŽĨĂůů
ŽǁŶĞƌƐ ŽĨ ƚŚĞ ƉƌŽƉĞƌƚLJ͕ ĂŶĚ Ăůů ŵŽƌƚŐĂŐĞƐ͕ ũƵĚŐŵĞŶƚƐ͕ ůŝĞŶƐ͕ ĞĂƐĞŵĞŶƚƐ͕ ĐŽŶƚƌĂĐƚƐ ĂŶĚ ĂŐƌĞĞŵĞŶƚƐ
ĂĨĨĞĐƚŝŶŐƚŚĞƉĂƌĐĞů͕ĂŶĚĚĞŵŽŶƐƚƌĂƚŝŶŐƚŚĞŽǁŶĞƌ͛ƐƌŝŐŚƚƚŽĂƉƉůLJĨŽƌƚŚĞĞǀĞůŽƉŵĞŶƚƉƉůŝĐĂƚŝŽŶ͘
ƉƉůŝĐĂŶƚ͛ƐŶĂŵĞ͕ĂĚĚƌĞƐƐĂŶĚƚĞůĞƉŚŽŶĞŶƵŵďĞƌŝŶĂůĞƚƚĞƌƐŝŐŶĞĚďLJƚŚĞĂƉƉůŝĐĂŶƚƚŚĂƚƐƚĂƚĞƐƚŚĞŶĂŵĞ͕
ĂĚĚƌĞƐƐĂŶĚƚĞůĞƉŚŽŶĞŶƵŵďĞƌŽĨƚŚĞƌĞƉƌĞƐĞŶƚĂƚŝǀĞĂƵƚŚŽƌŝnjĞĚƚŽĂĐƚŽŶďĞŚĂůĨŽĨƚŚĞĂƉƉůŝĐĂŶƚ͘
,KŽŵƉůŝĂŶĐĞĨŽƌŵ;ƚƚĂĐŚĞĚͿ͘
>ŝƐƚŽĨĂĚũĂĐĞŶƚƉƌŽƉĞƌƚLJŽǁŶĞƌƐĨŽƌďŽƚŚƉƌŽƉĞƌƚŝĞƐǁŝƚŚŝŶϯϬϬ͛ĨŽƌƉƵďůŝĐŚĞĂƌŝŶŐ͘
ŶϴϭͬϮ͟ďLJϭϭ͟ǀŝĐŝŶŝƚLJŵĂƉůŽĐĂƚŝŶŐƚŚĞƉĂƌĐĞůǁŝƚŚŝŶƚŚĞŝƚLJŽĨƐƉĞŶ͘58
^ŝƚĞŝŵƉƌŽǀĞŵĞŶƚƐƵƌǀĞLJŝŶĐůƵĚŝŶŐƚŽƉŽŐƌĂƉŚLJĂŶĚǀĞŐĞƚĂƚŝŽŶƐŚŽǁŝŶŐƚŚĞĐƵƌƌĞŶƚƐƚĂƚƵƐ͕ĐĞƌƚŝĨŝĞĚďLJĂ
ƌĞŐŝƐƚĞƌĞĚůĂŶĚƐƵƌǀĞLJŽƌ͕ůŝĐĞŶƐĞĚŝŶƚŚĞƐƚĂƚĞŽĨŽůŽƌĂĚŽ͘
ǁƌŝƚƚĞŶĚĞƐĐƌŝƉƚŝŽŶŽĨƚŚĞƉƌŽƉŽƐĂů;ƐĐŽƉĞŽĨǁŽƌŬͿĂŶĚǁƌŝƚƚĞŶĞdžƉůĂŶĂƚŝŽŶŽĨŚŽǁƚŚĞƉƌŽƉŽƐĞĚ
ĚĞǀĞůŽƉŵĞŶƚĂŶĚĂŶLJƌĞƋƵĞƐƚƐĨŽƌǀĂƌŝĂƚŝŽŶƐŽƌďĞŶĞĨŝƚƐĐŽŵƉůŝĞƐǁŝƚŚƚŚĞƌĞǀŝĞǁƐƚĂŶĚĂƌĚƐĂŶĚĚĞƐŝŐŶ
ŐƵŝĚĞůŝŶĞƐƌĞůĞǀĂŶƚƚŽƚŚĞĂƉƉůŝĐĂƚŝŽŶ͘
ƉƌŽƉŽƐĞĚƐŝƚĞƉůĂŶ͘
^ĐĂůĞĚĚƌĂǁŝŶŐƐŽĨĂůůƉƌŽƉŽƐĞĚƐƚƌƵĐƚƵƌĞ;ƐͿŽƌĂĚĚŝƚŝŽŶ;ƐͿĚĞƉŝĐƚŝŶŐƚŚĞŝƌĨŽƌŵ͕ŝŶĐůƵĚŝŶŐƚŚĞŝƌŚĞŝŐŚƚ͕
ŵĂƐƐŝŶŐ͕ƐĐĂůĞ͕ƉƌŽƉŽƌƚŝŽŶƐĂŶĚƌŽŽĨƉůĂŶ͖ĂŶĚƚŚĞƉƌŝŵĂƌLJĨĞĂƚƵƌĞƐŽĨĂůůĞůĞǀĂƚŝŽŶƐ͘
ǁƌŝƚƚĞŶĚĞƐĐƌŝƉƚŝŽŶĂŶĚͬŽƌŐƌĂƉŚŝĐŝůůƵƐƚƌĂƚŝŽŶƐŽĨƚŚĞďƵŝůĚ ŝŶŐ͕ƐƚƌƵĐƚƵƌĞŽƌŽďũĞĐƚƉƌŽƉŽƐĞĚĨŽƌ
ƌĞůŽĐĂƚŝŽŶ͘
ǁƌŝƚƚĞŶĞdžƉůĂŶĂƚŝŽŶŽĨƚŚĞƚLJƉĞŽĨƌĞůŽĐĂƚŝŽŶƌĞƋƵĞƐƚĞĚ;ƚĞŵƉŽƌĂƌLJ͕ŽŶͲƐŝƚĞŽƌŽĨĨͲƐŝƚĞͿĂŶĚ
ũƵƐƚŝĨŝĐĂƚŝŽŶĨŽƌƚŚĞŶĞĞĚĨŽƌƌĞůŽĐĂƚŝŽŶ͘
ǁƌŝƚƚĞŶƌĞƉŽƌƚĨƌŽŵĂůŝĐĞŶƐĞĚĞŶŐŝŶĞĞƌŽƌĂƌĐŚŝƚĞĐƚƌĞŐĂƌĚŝŶŐƚŚĞƐŽƵŶĚŶĞƐƐŽĨƚŚĞďƵŝůĚŝŶŐ͕
ƐƚƌƵĐƚƵƌĞŽƌŽďũĞĐƚ͕ŝƚƐĂďŝůŝƚLJƚŽǁŝƚŚƐƚĂŶĚƚŚĞƉŚLJƐŝĐĂůŵŽǀĞĂŶĚŝƚƐƌĞŚĂďŝůŝƚĂƚŝŽŶŶĞĞĚƐ͕ŽŶĐĞ
ƌĞůŽĐĂƚĞĚ͘
ǀŝĚĞŶĐĞŽĨƚŚĞĨŝŶĂŶĐŝĂůĂďŝůŝƚLJƚŽƵŶĚĞƌƚĂŬĞƚŚĞƐĂĨĞƌĞůŽĐĂƚŝŽŶ͕ƉƌĞƐĞƌǀĂƚŝŽŶĂŶĚƌĞƉĂŝƌŽĨƚŚĞ
ďƵŝůĚŝŶŐ͕ƐƚƌƵĐƚƵƌĞŽƌŽďũĞĐƚ͖ƐŝƚĞƉƌĞƉĂƌĂƚŝŽŶĂŶĚĐŽŶƐƚƌƵĐƚŝŽŶŽĨŶĞĐĞƐƐĂƌLJŝŶĨƌĂƐƚƌƵĐƚƵƌĞƚŚƌŽƵŐŚ
ƚŚĞƉŽƐƚŝŶŐŽĨďŽŶĚƐŽƌŽƚŚĞƌĨŝŶĂŶĐŝĂůŵĞĂƐƵƌĞƐĚĞĞŵĞĚĂƉƉƌŽƉƌŝĂƚĞ͘
^ƵƉƉůĞŵĞŶƚĂůŵĂƚĞƌŝĂůƐƚŽƉƌŽǀŝĚĞĂǀŝƐƵĂůĚĞƐĐƌŝƉƚŝŽŶŽĨƚŚĞĐŽŶƚĞdžƚƐƵƌƌŽƵŶĚŝŶŐƚŚĞĚĞƐŝŐŶĂƚĞĚŚŝƐƚŽƌŝĐ
ƉƌŽƉĞƌƚLJŝŶĐůƵĚŝŶŐƉŚŽƚŽŐƌĂƉŚƐĂŶĚŽƚŚĞƌĞdžŚŝďŝƚƐ͕ĂƐŶĞĞĚĞĚ͕ƚŽĂĐĐƵƌĂƚĞůLJĚĞƉŝĐƚůŽĐĂƚŝŽŶĂŶĚĞdžƚĞŶƚŽĨ
ƉƌŽƉŽƐĞĚǁŽƌŬ͘
&ŽƌŽŶĐĞƉƚƵĂů͕ƚŚĞĨŽůůŽǁŝŶŐŝƚĞŵƐǁŝůůŶĞĞĚƚŽďĞƐƵďŵŝƚƚĞĚŝŶĂĚĚŝƚŝŽŶƚŽƚŚĞŝƚĞŵƐůŝƐƚĞĚĂďŽǀĞ͗
'ƌĂƉŚŝĐƐŝĚĞŶƚŝĨLJŝŶŐƉƌĞůŝŵŝŶĂƌLJƐĞůĞĐƚŝŽŶŽĨƉƌŝŵĂƌLJĞdžƚĞƌŝŽƌďƵŝůĚŝŶŐŵĂƚĞƌŝĂůƐ͘
ƉƌĞůŝŵŝŶĂƌLJƐƚŽƌŵǁĂƚĞƌĚĞƐŝŐŶ͘
&Žƌ&ŝŶĂůZĞǀŝĞǁ͕ƚŚĞĨŽůůŽǁŝŶŐŝƚĞŵƐǁŝůůŶĞĞĚƚŽďĞƐƵďŵŝƚƚĞĚŝŶĂĚĚŝƚŝŽŶƚŽƚ ŚĞŝƚĞŵƐůŝƐƚĞĚĂďŽǀĞ͗
ƌĂǁŝŶŐƐŽĨƚŚĞƐƚƌĞĞƚĨĂĐŝŶŐĨĂĐĂĚĞƐŵƵƐƚďĞƉƌŽǀŝĚĞĚĂƚЬ͟ƐĐĂůĞ͘
&ŝŶĂůƐĞůĞĐƚŝŽŶŽĨĂůůĞdžƚĞƌŝŽƌŵĂƚĞƌŝĂůƐ͕ĂŶĚƐĂŵƉůĞƐŽƌĐůĞĂƌůLJŝůůƵƐƚƌĂƚĞĚƉŚŽƚŽŐƌĂƉŚƐ͘^ĂŵƉůĞƐ
ĂƌĞƉƌĞĨĞƌƌĞĚĨŽƌƚŚĞƉƌĞƐĞŶƚĂƚŝŽŶƚŽ,W͘
ůŝŐŚƚŝŶŐƉůĂŶĂŶĚůĂŶĚƐĐĂƉĞƉůĂŶ͕ŝŶĐůƵĚŝŶŐĂŶLJǀŝƐŝďůĞƐƚŽƌŵǁĂƚĞƌŵŝƚŝŐĂƚŝŽŶĨĞĂƚƵƌĞƐ͘
KŶĐĞƚŚĞĐŽƉLJŝƐĚĞĞŵĞĚĐŽŵƉůĞƚĞďLJƐƚĂĨĨ͕ƚŚĞĨŽůůŽǁŝŶŐŝƚĞŵƐǁŝůůƚŚĞŶŶĞĞĚƚŽďĞƐƵďŵŝƚƚĞĚ͗
59
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60
EŽǀĞŵďĞƌϮϬϭϳ City of AƐpen|130 S. Galena St.|(970) 920 50ϵ0
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
LAND USE APPLICATION
WƌŽũĞĐƚEĂŵĞĂŶĚĚĚƌĞƐƐ:_________________________________________________________________________
Parcel ID # (REQUIRED) ͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺ
APPLICANT:
Name:______________________________________________________________________________________________
Address: _______________________________________________________________________________________________
Phone #: ͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺĞŵĂŝů͗ͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺ
REPRESENTIVATIVE:
Name: _________________________________________________________________________________________________
Address:________________________________________________________________________________________________
Phone#: ͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺĞŵĂŝů͗ͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺ
ĞƐĐƌŝƉƚŝŽŶ: džŝƐƚŝŶŐĂŶĚWƌŽƉŽƐĞĚŽŶĚŝƚŝŽŶƐ
ZĞǀŝĞǁ: ĚŵŝŶŝƐƚƌĂƚŝǀĞŽƌŽĂƌĚZĞǀŝĞǁ
Have you ŝŶĐůƵĚĞĚ the following?FEES DUE: $ ______________
Pre-Application Conference Summary
Signed Fee Agreement
,KŽŵƉůŝĂŶĐĞĨŽƌŵ
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ZĞƋƵŝƌĞĚ>ĂŶĚhƐĞZĞǀŝĞǁ;ƐͿ:
'ƌŽǁƚŚDĂŶĂŐĞŵĞŶƚYƵŽƚĂ^LJƐƚĞŵ;'DY^ͿƌĞƋƵŝƌĞĚĨŝĞůĚƐ͗
EĞƚ>ĞĂƐĂďůĞƐƋƵĂƌĞĨŽŽƚĂŐĞͺͺͺͺͺͺͺͺͺ>ŽĚŐĞWŝůůŽǁƐͺͺͺͺͺͺ&ƌĞĞDĂƌŬĞƚĚǁĞůůŝŶŐƵŶŝƚƐͺͺͺͺͺͺ
ĨĨŽƌĚĂďůĞ,ŽƵƐŝŶŐĚǁĞůůŝŶŐƵŶŝƚƐͺͺͺͺͺ ƐƐĞŶƚŝĂůWƵďůŝĐ&ĂĐŝůŝƚLJƐƋƵĂƌĞĨŽŽƚĂŐĞͺͺͺͺͺͺͺͺ
1020 E Cooper Ave
2737-182-32-006
1020 Cooper LLC
639 N 4th Street, Aspen CO 81611
Brewster McLeod Architects, Inc.
PO Box 697, Aspen CO 81612
970-544-0130 jamie@brewstermcleod.com
Boundary adjustment to recognize a portion of the property that was acquired via
quitcliam. No change to the existing structures.
x
x
x
x
1,950.00
Major Development, Relocation, Demolition and Variation
Exhibit 4: Land Use Application
61
Exhibit 5: Fee Agreement
62
Exhibit 6: HOA Compliance Form
63
Pitkin County Mailing List of 300 Feet Radius
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From Parcel: 273718232006 on 06/04/2019
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Exhibit 7: Adjacent Property
Owners
64
TROUSDALE JEAN VICK LVG TRUST
ASPEN, CO 81612
PO BOX 9983
WEISS BERNIE
ASPEN, CO 81611
625 E MAIN ST 102B #211
BAYLEY CAROL A
MALDEN , MA 02148
2 BOWER ST
ASPEN VILLAGER LLC
ASPEN, CO 81611
1001 E COOPER AVE # 6
BALDWIN MELINDA LLC
WINNETKA, IL 60093
835 ASH ST
MEAD GEORGE
WISCONSIN RAPIDS, WI 54404
550 THIRD ST SO
VINCENTI CONDO ASSOC
ASPEN, CO 81611
1015 E HYMAN AVE
PARGITER SALLY J
ASPEN, CO 81611
943 E COOPER #C
COATES NELIGH C JR REV TRUST
SAN ANTONIO, TX 782303045
2702 COMDALO BLVD #300
PHARR MARK R TIGER III & ALLYSON
LAFAYETTE, LA 70508
101 BONNER DR
SCHULTZ BRIAN & ELIZABETH
DALLAS, TX 75220
9301 MEADOWBROOK DR
SEID MEL
ASPEN, CO 81611
1104 DALE AVE
UTE 202 LLC
TAMARAC, FL 33321
7457 GRANVILLE DR #301
PRESUTTI DANA
ASPEN, CO 816112119
1001 E COOPER AVE #4
HYMAN AVENUE VICTORIAN CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
990 E HYMAN AVE
CHILES JAMES T & JENNIFER ALBRECHT
DALLAS, TX 75202
901 MAIN #2600
SUNRISE CONDO ASSOC
ASPEN, CO 81611
1007 E HYMAN AVE
EHRMAN HOPE J
LAKE FOREST, IL 60045
170 MARION AVE
MEYERSTEIN FAMILY TRUST
ASPEN, CO 81611
115 BOOMERANG RD #5103
PALMERO KEN
CARBONDALE , CO 81623
11 OLD ORCHARD RD
MONTGOMERY JOHN
MEMPHIS, TN 38103
41 UNION AVE #200
JDG LLC
ASPEN, CO 81611
1035 E HOPKINS
BOUSTEAD DOUGLAS
ADIRONDACK, NY 12808
PO BOX 186
1039 E COOPER LLC
COLORADO SPRINGS, CO 80906
2003 PINE GROVE AVE
MOUNTAIN TO CLIMB LLC
OMAHA, NE 68114
10250 REGENCY PKWY DR #500
POLICARO FRANCO G
ASPEN, CO 81611
1004 E DURANT AVE #2
LITZENBERGER JOHN
ASHEVILLE, NC 28804
125 HOWLAND RD
PORTER FRANK H JR
CHAGRIN FALLS, OH 44022
33970 MEADOW LN
BROWN MARY JO REV TRUST
SHAWNEE MISSION, KS 66208
5651 OAKWOOD RD
HOLSTEIN MATTHEW & KATE
ASPEN, CO 81611
947 E COOPER AVE 65
COOPER AVE VICTORIAN CONDO ASSOC
ASPEN, CO 81611
1012 E COOPER AVE
WISE PEGGY S QPRT
WINNETKA, IL 60093
1401 TOWER RD
NORTHROCK HOLDINGS LLC
WARWICK WK 06 BERMUDA,
UNIT 22 MIZZENTOP
MIZZENTOP DR
SPEARS NANCY M
ASPEN, CO 81612
PO BOX 2630
BAYLEY LORI A
MALDEN, MA 02148
2 BOWER ST
LUMEN LLC
SAN FRANCISCO, CA 94105
455 MARKET ST 23RD FLOOR
KANIPE J STEPHEN & PATRICIA
ASPEN, CO 81611
1015 E HYMAN AVE #3
TACHE MARK C
ASPEN, CO 81611
1001 E HYMAN
WICKAM BRENTON M
HILLSBOROUGH, CA 94010
10 GREENVIEW LN
SILVER GLEN TOWNHOUSES CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
E HYMAN AVE
26 EAU CLAIRE LLC
NEW ORLEANS, LA 70130
600 PORT OF NEW ORLEANS PL #9F
BROWN ROBERT GST TRUST
SHAWNEE MISSION, KS 66208
5651 OAKWOOD RD
PACK R MICHAEL
SAN DIEGO, CA 92108
5005 TEXAS ST STE 305
CONCORS BARON V & LESLIE
DALLAS, TX 75205
4144 SAN CARLOS
BERNI SHAEL MORGAN
GREENWICH, CT 06830
660 STEAMBOAT RD 4TH FL
NARK WILSON JANIS A
ASPEN, CO 81611-4117
1039 E COOPER #5
KESSLER CONDOS ASSOC
ASPEN, CO 81611
950/960 E DURANT AVE
LUNDQUIST MARGARET B TRUST
CHICAGO, IL 606115175
500 N LAKE SHORE DR #401
ARKIN JONATHAN
ASPEN, CO 816111935
625 E MAIN ST #102B
EUBANK CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
1022 E HYMAN AVE
PORTER FRANCES H
CHAGRIN FALLS, OH 44022
33970 MEADOW LN
RK PARTNERS LLC
SHORT HILLS, NJ 07078
31 WASHINGTON AVE
PETITIE ROCHE CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
926 E COOPER AVE
TENG NANCY H TRUST
ELMHURST, IL 60126
1050 S EUCLID AVE #5108
A F INC
WICHITA, KS 67211
1608 E LEWIS
MCGAFFEY FAMILY & CO NO C LLC
SEATTLE, WA 98109
2465 NOB HILL AVE NORTH
TCDC HOLDINGS INC
KANSAS CITY, MO 64108
2345 GRAND BLVD
ASPEN VALLEY LAND TRUST
CARBONDALE, CO 81623
320 MAIN ST #204
LERNER JAY R & BOBETTE S
OMAHA, NE 68154
10855 W DODGE RD #270
GLEASON FRANK J JR
SIDNEY, OH 45365
235 OVERLAND DR 66
SMILIOS PENNY WHITE
ASPEN, CO 81611
1007 E HYMAN AVE #2
306 ASSOCIATES LLC
BLOOMFIELD HILLS, MI 48302
PO BOX 7067
GERBER-MCMANUS SUE
EL CAJON, CA 92020
1111 CRYSTAL LN
CHATEAU EAU CLAIRE CONDO ASSOC
ASPEN, CO 81611
1034 E COOPER ST
SUNRISE CONDO #8 LLC
ASPEN, CO 81611
623 E HOPKINS
BARBERA IVANA
CHATTANOOGA, TN 37405
345 FRAZIER AVE #206
CHATEAU ROARING FORK LLC
NEW ALBANY, OH 43054
8000 WALTON PKWY #100
WETWISKA JAMES R
HOUSTON, TX 77019
1801 SHARP PL
THOMPSON ARTHUR JR & HASSELINE
TUSCALOOSA, AL 35406
7200 COMMODORE DR
PLATINUM IRREV TRUST
SAN DIEGO, CA 92123
5482 COMPLEX ST # 113
ASPENEYES LLC
HOUSTON, TX 77079
13410 TAYLORCREST RD
IRREVOCABLE TRUST
WEST LEBANON, NH 03784
21 TECHNOLOGY DR #6
LIB LLC
PALO ALTO , CA 94301
314 LYTTON AVE #200
NOORI ABDUL RASOL & MANDANA
CARBONDALE, CO 81623
330 MILBURN
SEGUIN WILLIAM L & MARILYN A
ASPEN, CO 81611
1001 E COOPER #7
COLETTA CAROL
MEMPHIS, TN 38103
41 UNION AVE #200
CRF TOWNHOUSE LLC
ASPEN, CO 81612
PO BOX 4450
BELSHER ELIZABETH S TRUST
PHOENIX, AZ 85018
4919 E GRANDVIEW LN
VILLAGER TOWNHOUSE CONDO ASSOC
ASPEN, CO 81611
1001 E COOPER AVE
HANDZUS MICHAL
HERMOSA BEACH, CA 90254
123 29TH ST
LASHER KELLY G
ASPEN, CO 816121127
PO BOX 1127
PORTNOY GERALD A REV TRUST
MINNEAPOLIS, MN 554145138
222 2ND ST SE #701
PBIA & CO
PALM SPRINGS, FL 33461
1732 S CONGRESS AVE #323
CHATEAU EAU CLAIRE CONDO ASSOC
ASPEN, CO 81611
1034 E COOPER ST
KARASIK CHARLES
SIOUX FALLS, SD 57186
BOX 00794325
SECOND LIFE LLC
SCOTTSDALE, AZ 85251
PO BOX 5961
PARADIGM PARTNERS
DENVER, CO 80202
1543 WAZEE ST #400
INDEPENDENCE CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
1104 DALE AVE
VAN DEUSEN CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
1006 E HYMAN AVE
PINE GLEN TOWNHOUSE CONDO ASSOC
ASPEN, CO 81611
COMMON AREA 67
NAGER DEBBIE TRUST
LEAWOOD, KS 66211
11712 OVERBROOK RD
MOLNY CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
1020 E HYMAN AVE
RANGER LIVING TRUST
ST LOUIS, MO 63017
445 WHITESTONE FARM DR
SACK FAMILY TRUST
ASPEN, CO 816112118
1010 E HYMAN AVE
PETERS JULIE
ASPEN, CO 81612
PO BOX 1643
JOHNSON SALLYANNE C
ASPEN, CO 81612
PO BOX 5050
DI LORENZO MICHAEL
OAKWOOD, OH 45419
609 GARDEN RD
CHATEAU ROARING FORK CONDO ASSOC
ASPEN, CO 81611
1039 E COOPER AVE
PIERCE ANITA M
OMAHA, NE 681376310
5062 S 108TH ST #122
HORWITZ LEONARD REV TRUST
KANSAS CITY, MO 64112
310 W 49TH ST #1005
FISHER JAMES B
JAMESTOWN , NC 27282
2709 ST ANDREWS CT
DERBY INVESTMENT INC
WICHITA, KS 672181032
4601 E DOUGLAS AVE #111
HANDELIN MARY M LIVING TRUST
FORT BRAGG, CA 95437
16299 PEARSON LN
ILLMER NANCY & RICHARD
DALLAS, TX 75201
1918 N OLIVE ST #1003
CRAFT HAROLD D
DALLAS, TX 75252
17235 LECHLADE LN
BGC III IRREVOCABLE TRUST
WEST LEBANON, NH 03784
21 TECHNOLOGY DR #6
LEAL FAMILY INVESTMENTS LLC
COCOA, FL 32926
3224 FAIRFAX LN
BERENS MARILYN REV TRUST
MIAMI BEACH, FL 33140
4925 COLLINS AVE #6A
913 NEVADA TRUST
HENDERSON, NV 890741745
55 ANCIENT HILLS LN
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
MURACO JULIE DECLARATION TRUST
NEW YORK , NY 10023
41 CENTRAL PARK W #10E
MAXON PATRICIA A
TELLURIDE, CO 81435
PO BOX 4059
WOOD JEFFREY R & SHANA B
HOUSTON, TX 77056
4900 WOODWAY DR #880
IPMD 2018 PROPERTY TRUST
TORONTO ONTARIO CANADA M9P1R5,
10 WESTMOUNT PARK RD
GRANTHAM CHARLES EDWARD
RALEIGH, NC 27617
5849 LEASE LN
TEN SIXTEEN EAST HYMAN
SPEN, CO 81611
COMMON AREA
1016 E HYMAN AVE
GML ASPEN PROPERTY LLC
FT WORTH, TX 76107
3815 LISBON ST #203
LEVY MITCHELL & ELISSA
SANTA MONICA, CA 90402
201 OCEAN AVE #1203P
PEARLSTONE RICHARD
ASPEN, CO 81611
1001 E COOPER AVE #2
TRT OF COLORADO LLC
TUSCALOOSA, AL 35406
7200 COMMODORE DR 68
STEEL JOAN E TRUST
CHICAGO, IL 60611-6690
161 E CHICAGO AVE #60N4
HENRY CASADY M
ASPEN, CO 81611
525 W HALLAM ST
OLSON PETER W & CANDICE C
ASPEN , CO 81611
1022 E HYMAN AVE UNIT 1
BARASH JAMES ROBERT & BETTEANNE
COLORADO SPRINGS, CO 80906
50 W CHEYENNE MTN BLVD
TYE MARK M TRUST
ASPEN, CO 81612
PO BOX 8992
THREE BEES LLC
BAY SHORE, NY 11706
103 HARBOUR LN
SCHULTZ BRIAN & ELIZABETH
DALLAS, TX 75220
9301 MEADOWBROOK DR
FISHER WINSTON & JESSICA
NEW YORK, NY 10171
299 PARK AVE 42ND FL
BMB 1 LLC
DALLAS, TX 75248
6923 SPANKY BRANCH CT
CHATEAU ROARING FORK CONDO ASSOC
ASPEN, CO 81611
1039 E COOPER AVE
OZIER FAMILY COLORADO LP
WICHITA FALLS, TX 76310
2896 WRANGLERS RETREAT
YPSI ANN ASSOCIATES
BLOOMFIELD HILLS, MI 48304
39577 WOODWARD AVE #300
WEIL LORNE
NEW YORK , NY 10107
250 WEST 57TH STREET #2223
UTE 303 LLC
SOUTHAMPTON, NY 11968
19 DEVON PL
STOVER RAYMOND J H JR & MARY L
ASPEN, CO 81612
PO BOX 1941
HICKS LESLIE
ASPEN, CO 81612
PO BOX 8225
ARKIN ERIC
ASPEN, CO 816111935
625 E MAIN ST #102B
GOLDSTEIN BARRY J
DENVER, CO 80246
950 S CHERRY #320
SILVERSTREAM TOWNHOMES CONDO ASSO
ASPEN, CO 81612
PO BOX 49
SANDELL LINDA JO
SAINT LOUIS, MO 63108
4624 PERSHING PL
MURPHY RICHARD P & MARY K
OMAHA, NE 68132
6720 DAVENPORT ST
WW-WPB LLC
ASPEN, CO 81611
570 S RIVERSIDE AVE
ABELMAN STEPHEN C & HELENE P
SAINT PETERSBURG, FL 33703
400 BAY LAUREL CT NE
LITTLE JEWEL CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
1004 E DURANT AVE
GREGORY-CONZELMAN GWEN TRUST
LAKE FOREST, IL 60045
410 LEXINGTON
MCPHEE SHARON S 1985 TRUST
HONOLULU, HI 968211173
4389 MALIA ST #463
PONY OIL LLC
DALLAS, TX 75205
4245 N CENTRAL EXPY #320 BOX #109
OLSON PETER W & CANDICE C
ASPEN , CO 81611
1022 E HYMAN AVE UNIT 1
AC ONE LLC
LITTLE ROCK, AR 72203
PO BOX 3417
SCHONWALD ALEXANDER REV TRUST
SAINT LOUIS, MO 63124
828 CELLA RD 69
POLICARO DOMINIC FRANK
ASPEN, CO 81611
1004 E DURANT #3
CHATEAU ROARING FORK CONDO ASSOC
ASPEN, CO 81611
1039 E COOPER AVE
ASPEN RIVERSIDE LLC
ASPEN, CO 81611
1024 E COOPER # 6
MCDONOUGH JOELLE
ASPEN, CO 81611
1007 E HYMAN AVE #7
MORK HALBERT L FAMILY TRUST
ROLLING HILLS, CA 90274
77 ASPEN WY
KANTOR MITCHELL A TRUST
BLOOMFIELD HILLS, MI 48301
5595 SHADOW LN
CHATEAU ROARING FORK CONDO ASSOC
ASPEN, CO 81611
1039 E COOPER AVE
WILMERDING PATSY R REV TRUST
ASPEN, CO 81611
203 S CLEVELAND
DORNEMANN MICHAEL
GREENWICH, CT 06830
390 LAKE AVE
TAT TRUST
ASPEN, CO 81612
PO BOX 7813
3 PEAKS LLC
SUNFISH LAKE, MN 55118
260 SALEM CHURCH RD
GUTNICK ERIC I LIVING TRUST
FORT BRAGG, CA 95437
16299 PEARSON LN
WEAVER WENDY WILLMANN
ASPEN, CO 81612
PO BOX 2477
EAST COOPER COURT CONDO ASSOC
ASPEN, CO 81612
PO BOX 2021
BARBERA LAURA
CHATTANOOGA, TN 37405
345 FRAZIER AVE #206
JPS NEVADA TRUST
HENDERSON, NV 890745991
1701 N GREEN VALLEY PKWY #9C
PURINS ANSIS
ASPEN, CO 81611
1001 E COOPER AVE #4
TEAM SACHS LLC
CARLSBAD, CA 92009
6671 HALITE PLACE
NORMAN JEFFREY L & ANNA M
ASPEN, CO 81611
730 E DURANT AVE
THOMPSON MARGARET M REV LVG TRUST
ASPEN, CO 81611
1020 E DURANT AVE # 103
FISHER ELIZABETH B
CHAPEL HILL, NC 275178502
23120 UMSTEAD
GILLIAM KRISTI
ASPEN, CO 81611
1024 E COOPER #8
ASPEN KABIN LLC
NEW YORK, NY 10005
15 WILLIAM ST # D-4
KANTOR MITCHELL A TRUST
BLOOMFIELD HILLS, MI 48301
5595 SHADOW LN
MOON ROBERT DENNIS & LAURA SUMNER
DALLAS, TX 75205
4520 FAIRFAX AVE
KANTOR NANCY L TRUST
BLOOMFIELD HILLS, MI 48302
5595 SHADOW LN
SILVERSTREAM TOWNHOMES CONDO ASSO
ASPEN, CO 81612
PO BOX 49
CARSON YOST EXEMPT LIFETIME TRUST
FORT WORTH, TX 76107
116 RIVERCREST DR
MCCUTCHIN TRACY L
DALLAS, TX 75248
5710 BENT OAK PL
ASPEN RESIDENCE LLC
DALLAS, TX 75205
3429 UNIVERSITY BLVD 70
BLUE SKY CO I LLC
PARADISE VALLEY , AZ 85253
6702 E FEZ WAY
ABELMAN STEPHEN C & HELENE P
SAINT PETERSBURG, FL 33703
400 BAY LAUREL CT NE
LEAL FAMILY PARTNERS LTD
COCOA , FL 32926
3224 FAIRFAX LANE
OGBURN TOM & CAROLYN
WESTLAKE, TX 762624804
2000 BRAZOS CT
DORAN MICHAEL H ASP TEST TRST
NORCROSS, GA 30092
4280 GUNNIN RD
WEISS LYNN
ASPEN, CO 816111935
625 E MAIN ST #102B
COOPER TACHE CHRISTEN
ASPEN, CO 81611
1001 E HYMAN
COHEN STEPHAN L QRT
MIAMI BEACH, FL 33140
801 ARTHUR GODFREY BLVD #200
SYLVESTER JAMES W
POUGHKEEPSIE, NY 12603
758 FREEDOM PLAINS RD
SCHRAGER TERRI L
OMAHA, NE 68127
3217 S 101ST ST
THOMPSON BRAD H REV LVG TRUST
ASPEN, CO 81611
1020 E DURANT AVE # 103
RIVERSIDE CONDO ASSOC
ASPEN, CO 81611
1024 E COOPER AVE
SMITH MICHAEL B & TIFFANY S
HOUSTON, TX 77057
6134 WILLERS WAY
VANHEES JOANNE G & ARNOLD
NEW YORK, NY 10014
95 HORATIO ST #9K
MCCORMICK MURIEL E
ASPEN, CO 81612
PO BOX 3515
TYE MARK M TRUST
ASPEN, CO 81612
PO BOX 8992
UTE CONDO ASSOC
ASPEN, CO 81611
1020 E DURANT AVE
WHITE JALEH REV TRUST
ASPEN, CO 816112053
960 E DURANT AVE #7
ERNEMANN MICHAEL FREDERICH
LONDON EC #2A 4LX ENGLAND,
LONDON FLAT 4 GALAXY HOUSE
32 LEONARD ST
INDEPENDENCE GATE CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
922 E COOPER AVE
SCHROY BRIAN
BOULDER, CO 80304
1718 MAPLETON AVE
MILANO MARY & MICHELANGELO
KENILWORTH, IL 60043
315 RICHMOND RD
26 EAU CLAIRE LLC
NEW ORLEANS, LA 70130
550 BIENVILLE ST
CAULFIELD JENNIFER & JOHN
ASPEN, CO 81611
1020 E DURANT AVE #101
SHAPIRO GANT LLC
MINNEAPOLIS, MN 55436
5704 DEVILLE DR
COLETTA BRANDY
MEMPHIS, TN 38103
41 UNION AVE #200
CHADVALE REALTY INC
ASPEN, CO 81612
PO BOX 11976
KANTOR NANCY L TRUST
BLOOMFIELD HILLS, MI 48302
5595 SHADOW LN
MCDONALD SCOTT
PARK CITY, UT 84098
4666 MCKINNEY CT
VILLAGER 3 LLC
ASPEN, CO 81611
625 E HYMAN #201 71
DOLGINOW SCOTT TRUST
ASPEN, CO 81611
203 S CLEVELAND
HANN SANG E DR & ANN K
LAKE FOREST, IL 60045
555 MAYFLOWER RD
LITZENBERGER DREW & VIRGINIA
ASHEVILLE, NC 28804
125 HOWLAND RD
KOFFRON ROBERT & PAULETTE
FARMINGTON HILLS, MI 48331
28009 HICKORY DR
PULLEN CLAUDIA
CHATTANOOGA, TN 37405
345 FRAZIER AVE #206
SEID MEL
ASPEN, CO 81611
1104 DALE AVE
HINMAN JACQUELINE C REV TRUST
ENGLEWOOD, CO 80113
15 CHERRY HILLS FARM DR
L & E PROPERTIES LTD
DENVER, CO 80237
3701 S NARCISSUS WAY
PONDROM CYRENA N & LEE G
MADISON, WI 53705
210 PRINCETON AVE
ELLSWEIG DAVID
ASPEN, CO 81611
1020 E DURANT AVE #102
MARTIN MONICA A
NEW YORK, NY 10021
301 E 79TH ST #35P
72
Exhibit 8: Previous Land Use
Approvals
73
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95
1981.059.0015 Map .F.
One 34" x 30.5" 1896 Willits map of Aspen. Made by W.C. Willits, a civil engineer from Denver. "Note- Lot letters
marked thus -- in the Fractions Blocks are the Lot Letters shown on the Record of Aspen Townsite Plat. The other
Letters appear in the Deeds given by County Judge."
Description
Aspen Historical SocietyCopyright
AS 7 : MC : Drawer 8 (Aspen)Home Location
H:\COLLECTIONS\PP5\IMAGES\020\19810590015.JPG06/22/2017 15:38:28
Exhibit 10: 1896 Willits Map of
Aspen
96
1020 E Cooper
97
Exhibit 11: Structural Integrity
Report
98
99
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Exhibit 12: Photos of Existing
Conditions
100
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Exhibit 14: Site Vicinity Map
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Exhibit 15: Proposed Exterior
Materials
124
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Exhibit 17: Evidence of Financial
Ability
127
Page | 1
An Employee-Owned Company
Civil Engineering Report
To: Aspen HPC
From: Roger Neal, PE
Date: May 27, 2019
Project: 1020 E. Cooper Ave
Parcel No.: 273718232006
Subject: Proposed Drainage Plan
HCE Project: 2191017.00
I. Purpose
The purpose of this report is to address the access, water supply, wastewater disposal, other utilities,
storm water drainage, and public services, for 1020 E. Cooper. The applicant, 1020 Cooper LLC,
intends to construct a single-family residence on the lot.
II. Location
The property is located in the EAST ASPEN ADDITION Block: 34 A portion of Lot O AND all of
Lot: P and a portion of Cooper Ave Victorian condos. See attached survey of property. The Location
is shown below.
Civil engineering Land surveying
1020 E.
Cooper
Exhibit 18: Preliminary Stormwater
Design
128
Page | 2
III. Access
Vehicular access to the site is currently provided via the alley accesses of S. Cleveland Street. There is
also parking along Cooper Ave. Adjacent to the lot.
The applicant intends to construct a new garage and fully remodel and move the existing residence.
IV. Water Supply
This residence is served by City of Aspen Water and a single wa ter service with curb stop is located on
the Cooper Avenue side of the property. This service will likely be replaced with the construction.
This service goes to the mainline located within E. Cooper Ave and will require a CDOT utility permit
to replace and abandon the existing service.
V. Wastewater Disposal
The existing residence is served by Aspen Consolidated Sanitation District and the service line is
located within the alley. This service will likely be replaced (due to age) and the design will coordinate
with the district requirements.
VI. Other Utilities
The lot at 1020 E. Cooper is currently served by other utilities including: telephone gas and electricity.
The existing buried electric line crosses into the property from the northeast side. This electric line is
owned, operated and maintained by City of Aspen Electric. The applicant has no plans to alter this
public service. Phone likely runs with the electric service. A gas line also currently serves the property
and will continue to serve the proposed residence.
VII. Storm Water Drainage
The applicant intends to construct storm water improvements in conjunction with the proposed single
family residence. Anticipated storm drainage improvements include storm drainage swales, ditches,
culverts and a bio-retention pond.
According to the Soil Survey of Aspen-Gypsum Area, Colorado published by the U.S. Department. Of
Agriculture, Soil Conservation Service, the surface soil type within 1020 E. Cooper is Uracca, moist
Mergel Complex, and is identified as being within hydrologic soil groups A and B.
129
Page | 3
Soil Survey Map
130
Page | 4
FEMA Firmette
We have reviewed the FEMA mapping for the site and determined the site is not within the 100 year
floodplain of the Roaring Fork River as shown above on the attached firmette.
The increase in storm water runoff is to be mitigated via a proposed bio-retention pond located in the
northwest corner of the property that would overflow to the alley if inundated through a wier.
Otherwise the pond will percolate after being treated by the pond into the type A or B soils below.
Runoff from the proposed single family residence will be directed to the bio-pond to limit the runoff
rates to the pre-developed condition of the site.
VIII. Conclusion
It is our professional opinion that the proposed Activity Envelope is situated at an adequate location;
from the aspects of access, water supply, wastewater disposal, utilities, storm drainage and public
services. Please let me know if you have questions.
IX. References:
Survey Tuttle Surveying,dated 5-16-19
Soil Survey of Aspen-Gypsum Area, U.S. Dept. of Agriculture, Soil Conservation Service, 1992
Precipitation - Frequency Atlas Western United States, National Oceanic & Atmospheric Admin, 1973
Urban Hydrology for Small Watersheds, TR 55, Natural Resource Conservation Service, 1986
131
Page | 5
City of Aspen, Colorado: Design and Construction Standards, June 2005.
City of Aspen, Colorado: Urban Runoff Management Plan. April 2010, Sept 2014 Update.
WRC Engineering, Inc. “Storm Drainage Master Plan for the City of Aspen, Colorado”. November
2001.
UDFCD. www.udfcd.org.
Sincerely,
Roger Neal, P.E.
High Country Engineering, Inc.
132
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Utility Notification
Center of Colorado
2191017.00
GR-01
C.1.002CITY OF ASPEN, COLORADO1020 EAST COOPERGRADING, DRAINAGE AND EROSION CONTROL PLANGEBRDN05-24-2019GR-01.dwgBIO RETENTION
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Exhibit 19: Tree Removal
Approval
134
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BMA: The proposed relocation and addition to the historic entity respects the historic
context of the neighborhood. The relocation brings the existing structure into compliance
with the side yard setbacks while maintaining the larger side yard along at the west side
of the property. Moving the historic house forward on the lot to the front 10’ setback line
helps the house to not be overshowed by the buildings to the East and West. The
removal of the sheds off the alley on the North, will be replaced with a garage that
complies with the rear 5’ and 10’ setback lines.
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BMA: The historic character of the streets and alleys will be preserved. No ditches are
present on the site.
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BMA: Not applicable.
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BMA: The proposed driveway apron complies with all setbacks and will be accessed from
the alley. It will not be visible from the street facing façade
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BMA: The proposed renovation to the historic Miner’s Cottage restores and preserves the
historic hierarchy of spaces by restoring the entry porch and re-establishing it as a semi-
public space. The other elements of the hierarchy will be maintained.
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Exhibit 20: Historic Preservation
Guidelines Compliance
135
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BMA: The prosed walkway runs perpendicular from the street to the front entry. It will be
of a simple material that matches the historic palette.
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BMA: The house is set to the East setback like to allow for positive space on the West
side of the property.
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BMA: A preliminary stormwater design was submitted as part of the conceptual
application.
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BMA: Not applicable
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BMA: The proposed exterior fireplace does not interfere with or block views of the historic
structure.
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BMA: Not applicable as there is no existing historically significant landscaping.
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BMA: The proposed renovation and addition reflects the significant layout for historic
properties. The historic resource is highly visible from the street while the new addition is
contained within the rear yard. The addition will be further concealed by a privacy fence
leaving the historic resource visible.
$GGLWLRQVRISODQWPDWHULDOVWRODQGVFDSHWKDWFRXOGLQWHUIHUHZLWKRUEORFNYLHZVRIWKH
KLVWRULFVWUXFWXUHVDUHLQDSSURSULDWH
BMA: There are no tress or large shrubs proposed between the front façade of the
historic resource and Cooper Avenue.
0LQLPL]HWKHYLVXDOLPSDFWVRIODQGVFDSHOLJKWLQJ
BMA: All proposed exterior lighting and landscape lighting will have minimal visual
impacts.
3UHVHUYHRULJLQDOIHQFHV
BMA: Not applicable as there are no original fences remaining on the property. A new
fence, complying with the design and zoning regulations, is proposed on all sides of the
property.
:KHQSRVVLEOHUHSOLFDWHDPLVVLQJKLVWRULFIHQFHEDVHGRQSKRWRJUDSKLFHYLGHQFH
BMA: There are no historic photos of this property to show what the historic fence may
have looked like.
1RIHQFHLQWKHIURQW\DUGLVRIWHQWKHPRVWDSSURSULDWHVROXWLRQ
BMA: Because Cooper Avenue is a busy thoroughfare, we are proposing a 42” picket
fence along the South front property line; it will continue along the East and West sides
for the full depth of the historic resource. A 6’ fence is proposed along East, West and
North sides of the property for privacy along the addition.
:KHQEXLOGLQJDQHQWLUHO\QHZIHQFHXVHPDWHULDOVWKDWDUHDSSURSULDWHWRWKHEXLOGLQJ
W\SHDQGVW\OH
BMA: The proposed fence is a wood picket fence painted white to match the color palette
of the house and is consistent with the Miner’s Cottage type and style
$QHZIHQFHVKRXOGKDYHDWUDQVSDUHQWTXDOLW\DOORZLQJYLHZVLQWRWKH\DUGIURPWKH
VWUHHW
BMA: The picket fence will have a transparent quality and allow the house to be viewed
from the street
$Q\IHQFHWDOOHUWKDQ´VKRXOGEHGHVLJQHGVRWKDWLWDYRLGVEORFNLQJSXEOLFYLHZVRI
LPSRUWDQWIHDWXUHVRIDGHVLJQDWHGEXLOGLQJ
BMA: A 6’ privacy fence is proposed for the rear yard and will not block views of the
historic resource
3UHVHUYHRULJLQDOUHWDLQLQJZDOOV
BMA: Not applicable
136
3DJHRI
:KHQDQHZUHWDLQLQJZDOOLVQHFHVVDU\LWVKHLJKWDQGYLVLELOLW\VKRXOGEHPLQLPL]HG
BMA: Not applicable
5HJUDGLQJWKHVLWHLQDPDQQHUWKDWFKDQJHVKLVWRULFJUDGHLVJHQHUDOO\QRWDOORZHGDQG
ZLOOEHUHYLHZHGRQDFDVHE\FDVHEDVLV
BMA: The site requires minimal regrading for the stormwater management design that
will be consistent with the historic grading patterns on the site.
3UHVHUYHKLVWRULFDOO\VLJQLILFDQWODQGVFDSHVZLWKIHZRUQRDOWHUDWLRQV
BMA: Not applicable
1HZGHYHORSPHQWRQWKHVHVLWHVVKRXOGUHVSHFWWKHKLVWRULFGHVLJQRIWKHODQGVFDSHDQG
LWVEXLOWIHDWXUHV
BMA: Not applicable
3UHVHUYHWKHKLVWRULFFLUFXODWLRQV\VWHP
BMA: The proposed parking is within an attached 2-car garage that is accessed off the
alley; it will not be visible from the street.
3UHVHUYHDQGPDLQWDLQVLJQLILFDQWODQGVFDSLQJRQVLWH
BMA: Not applicable
&KDSWHU %XLOGLQJ0DWHULDOV
3UHVHUYHRULJLQDOEXLOGLQJPDWHULDOV
BMA: The original siding and roof covering have previously been removed. If during
restoration original building materials are identified, they will be preserved.
)LQLVKRIPDWHULDOVVKRXOGEHDVLWZRXOGKDYHH[LVWHGKLVWRULFDOO\
BMA: The proposed exterior siding will be wood clapboard siding as was typical of
Miner’s Cottages.
0DWFKWKHRULJLQDOPDWHULDOLQFRPSRVLWLRQVFDOHDQGILQLVKZKHQUHSODFLQJRQSULPDU\
VXUIDFHV
BMA: The proposed exterior siding will be wood clapboard siding as was typical of
Miner’s Cottages.
'RQRWXVHV\QWKHWLFPDWHULDOVIRURULJLQDOEXLOGLQJPDWHULDOV
BMA: No synthetic materials are proposed for the exterior of the building with the
exception of the synthetic shake roofing. This is further described under the Section 7.8.
&RYHULQJRULJLQDOEXLOGLQJPDWHULDOVZLWKQHZPDWHULDOVLVLQDSSURSULDWH
BMA: The original materials have previously been removed. If during restoration original
building materials are identified, they will be preserved.
5HPRYHDOOOD\HUVWKDWFRYHUWKHRULJLQDOPDWHULDO
BMA: The original materials have previously been removed. If during restoration, original
building materials are identified, the layers of coverings will be removed.
&KDSWHU :LQGRZV
3UHVHUYHWKHIXQFWLRQDODQGGHFRUDWLYHIHDWXUHVRIDKLVWRULFZLQGRZ
BMA: Not applicable as there are no original windows, as they were previously removed.
There is no photographic evidence of the function or features of the original windows.
The proposed windows are in context of typical window shapes and sizes found in
historic Miner’s Cottages.
3UHVHUYHWKHSRVLWLRQQXPEHUDQGDUUDQJHPHQWRIZLQGRZVLQDEXLOGLQJZDOO
BMA: The proposed windows in the historic resource are in general locations as the
existing windows, which are not historic. If during restoration original window locations
are identified, they will be preserved.
0DWFKDUHSODFHPHQWZLQGRZWRWKHRULJLQDOLQLWVGHVLJQ
BMA: Because there is no photographic record of the original windows, we have
proposed double-hung windows as was typical of a Miner’s Cottage.
:KHQUHSODFLQJDQRULJLQDOZLQGRZXVHPDWHULDOVWKDWDUHWKHVDPHDVWKHRULJLQDO
BMA: As there are no remaining historic windows to match, we are proposing aluminum
clad double-hung windows. These windows will provide an increased level of energy
efficiency and provide an appearance similar to historic double-hung windows.
3UHVHUYHWKHVL]HDQGSURSRUWLRQRIDKLVWRULFZLQGRZRSHQLQJ
137
3DJHRI
BMA: When the original windows were replaced, it appears that the shape and
proportions were changed. If the original size and proportions can be discerned from the
framing, they will be replicated in the new windows.
0DWFKDVFORVHO\DVSRVVLEOHWKHSURILOHRIWKHVDVKDQGLWVFRPSRQHQWVWRWKDWRIWKH
RULJLQDOZLQGRZ
BMA: As the original windows have been removed and cannot be matched, the proposed
sash profile of the new windows will be very simple as would be have been found in a
Miner’s Cottage.
$GGLQJQHZRSHQLQJVRQDKLVWRULFVWUXFWXUHLVQRWJHQHUDOO\DOORZHG
BMA: No additional openings are proposed in the historic entity.
8VHDVWRUPZLQGRZWRHQKDQFHFRQVHUYDWLRQUDWKHUWKDQUHSODFHDKLVWRULFZLQGRZ
BMA: Not applicable.
&KDSWHU 'RRUV
3UHVHUYHKLVWRULFDOO\VLJQLILFDQWGRRUV
BMA: Not applicable. There are no original doors or door openings onsite.
0DLQWDLQWKHRULJLQDOVL]HRIDGRRUDQGLWVRSHQLQJ
BMA: Not applicable.
:KHQDKLVWRULFGRRURUVFUHHQGRRULVGDPDJHGUHSDLULWDQGPDLQWDLQLWVJHQHUDOKLVWRULF
DSSHDUDQFH
BMA: Not applicable.
:KHQUHSODFLQJDGRRURUVFUHHQGRRUXVHDGHVLJQWKDWKDVDQDSSHDUDQFHVLPLODUWR
WKHRULJLQDOGRRURUDGRRUDVVRFLDWHGZLWKWKHVW\OHRIWKHEXLOGLQJ
BMA: The proposed entry door in the restored front porch will be designed in a simple
style associated with the Miner’s Cottage style of the historic structure.
$GGLQJQHZGRRUVRQDKLVWRULFEXLOGLQJLVJHQHUDOO\QRWDOORZHG
BMA: Not applicable.
,IHQHUJ\FRQVHUYDWLRQDQGKHDWORVVDUHFRQFHUQVXVHDVWRUPGRRULQVWHDGRIUHSODFLQJ
DKLVWRULFHQWU\GRRU
BMA: Not applicable.
3UHVHUYHKLVWRULFKDUGZDUH
BMA: Not applicable.
&KDSWHU 3RUFKDQG%DOFRQLHV
3UHVHUYHDQRULJLQDOSRUFKRUEDOFRQ\
BMA: The original entry porch was previously enclosed. The proposed renovation will
restore the front porch to its assumed historic appearance.
$YRLGUHPRYLQJRUFRYHULQJKLVWRULFPDWHULDOVDQGGHWDLOV
BMA: Not applicable.
(QFORVLQJDSRUFKRUEDOFRQ\LVQRWDSSURSULDWH
BMA: Not applicable. The entry porch was previously enclosed. The proposed
renovation will restore the front porch to its historic appearance.
,IUHFRQVWUXFWLRQLVQHFHVVDU\PDWFKWKHRULJLQDOLQIRUPFKDUDFWHUDQGGHWDLO
BMA: The front porch will be reconstructed with very simple form and minimal
architectural detail.
,IQHZVWHSVDUHWREHDGGHGFRQVWUXFWLRQWKHPRXWRIWKHVDPHSULPDU\PDWHULDOVXVHG
RQWKHRULJLQDODQGGHVLJQWKHPWREHLQVFDOHZLWKWKHSRUFKRUEDOFRQ\
BMA: Not applicable.
$YRLGDGGLQJKDQGUDLOVRUJXDUGUDLOVZKHUHWKH\GLGQRWH[LVWKLVWRULFDOO\SDUWLFXODUO\
ZKHUHYLVLEOHIURPWKHVWUHHW
BMA: Not applicable.
138
3DJHRI
&KDSWHU $UFKLWHFWXUDO'HWDLOV
3UHVHUYHVLJQLILFDQWDUFKLWHFWXUDOIHDWXUHV
BMA: Not applicable as all architectural features, except building form, were removed in
previous renovations.
:KHQGLVDVVHPEO\RIDKLVWRULFHOHPHQWLVQHFHVVDU\IRULWVUHVWRUDWLRQXVHPHWKRGV
WKDWPLQLPL]HGDPDJHWRWKHRULJLQDOPDWHULDO
BMA: Not applicable.
5HPRYHRQO\WKHSRUWLRQRIWKHGHWDLOWKDWLVGHWHULRUDWHGDQGPXVWEHUHSODFHG
BMA: Not applicable.
5HSDLURUUHSODFHPHQWRIPLVVLQJRUGHWHULRUDWHGIHDWXUHVDUHUHTXLUHGWREHEDVHGRQWKH
RULJLQDOGHVLJQ
BMA: Not applicable.
'RQRWJXHVVDW³KLVWRULF´GHVLJQVIRUUHSODFHPHQWSDUWV
BMA: Simple architectural design and details are being proposed to stay within the
context of the historic form, as we have no historic details to match.
&KDSWHU 5RRIV
3UHVHUYHWKHRULJLQDOIRUPRIWKHURRI
BMA: The original roof form will be restored. The proposed renovation removes the
previously installed over-framing from the historic roof.
3UHVHUYHRULJLQDOHDYHGHSWK
BMA: The existing eave depths will be preserved; we do not know if these are original.
0LQLPL]HWKHYLVXDOLPSDFWVRIVN\OLJKWVRURWKHUURRIWRSGHYLFHV
BMA: No skylights will be located in the historic roof. Skylights are being proposed to the
addition.
1HZYHQWVVKRXOGEHPLQLPL]HGFDUHIXOO\SODFHGDQGSDLQWHGDGDUNFRORU
BMA: The proposed fireplace vent is placed on the North of the historic roof to minimize
the visibility from the South front façade and will be painted a dark color.
3UHVHUYHRULJLQDOFKLPQH\VHYHQLIWKH\DUHPDGHQRQIXQFWLRQDO
BMA: Not applicable.
$QHZGRUPHUVKRXOGUHPDLQVXERUGLQDWHWRWKHKLVWRULFURRILQVFDOHDQGFKDUDFWHU
BMA: Not applicable.
3UHVHUYHRULJLQDOURRIPDWHULDOV
BMA: Not applicable.No original roofing materials remain.
1HZRUUHSODFHPHQWPDWHULDOVVKRXOGFRQYH\DVFDOHFRORUDQGWH[WXUHVLPLODUWRWKH
RULJLQDO
BMA: We are proposing a synthetic shake shingle; the scale color and texture will be
similar to the historic cedar shake shingles as were typical on Miner’s Cottages.
$YRLGXVLQJFRQMHFWXUDOIHDWXUHVRQDURRI
BMA: Not applicable.
'HVLJQJXWWHUVVRWKDWWKHLUYLVLELOLW\RQWKHVWUXFWXUHLVPLQLPL]HGWRWKHH[WHQWSRVVLEOH
BMA: No Gutters are being proposed on the historic structure.
&KDSWHU 6HFRQGDU\6WUXFWXUHV
,IDQH[LVWLQJVHFRQGDU\VWUXFWXUHLVKLVWRULFDOO\VLJQLILFDQWWKHQLWPXVWEHSUHVHUYHG
BMA: There are two shed structures located at the rear of the property. These structures
were built significantly later than the historic Miner’s Cottage and are not believed to be
historic. We propose these structures to be removed as they extend across the property
line and encroach into the alley.
3UHVHUYHDKLVWRULFVHFRQGDU\EXLOGLQJDVDGHWDFKHGVWUXFWXUH
BMA: Not applicable as the existing secondary structures are not believed to be historic.
'RQRWDGGGHWDLOLQJRUIHDWXUHVWRDVHFRQGDU\VWUXFWXUHWKDWDUHFRQMHFWXUDODQGQRWLQ
NHHSLQJZLWKWKHRULJLQDOFKDUDFWHUDVDXWLOLWDULDQVWUXFWXUH
BMA: Not applicable.
:KHQDGGLQJRQWRDVHFRQGDU\VWUXFWXUHGLVWLQJXLVKWKHDGGLWLRQDVQHZFRQVWUXFWLRQ
DQGPLQLPL]HUHPRYDORIKLVWRULFIDEULF
139
3DJHRI
BMA: Not applicable.
3UHVHUYHWKHRULJLQDOEXLOGLQJPDWHULDOVRUPDWFKLQNLQGZKHQQHFHVVDU\
BMA: Not applicable.
3UHVHUYHRULJLQDOGRRUDQGZLQGRZRSHQLQJVDQGPLQLPL]HQHZRSHQLQJV
BMA: Not applicable.
,IDQHZJDUDJHGRRULVDGGHGLWPXVWEHFRPSDWLEOHZLWKWKHFKDUDFWHURIWKHVWUXFWXUH
BMA: Not applicable.
$GDSWDWLRQRIDQREVROHWHVHFRQGDU\VWUXFWXUHWRDIXQFWLRQDOXVHLVHQFRXUDJH
BMA: Not applicable.
&KDSWHU ([FDYDWLRQ%XLOGLQJ5HORFDWLRQDQG)RXQGDWLRQV
'HYHORSLQJDEDVHPHQWE\XQGHUSLQQLQJDQGH[FDYDWLQJZKLOHWKHKLVWRULFVWUXFWXUH
UHPDLQVLQSODFHPD\KHOSSUHVHUYHWKHKLVWRULFIDEULF
BMA: Not applicable as the proposed redevelopment of the lot includes moving the
historic entity from its current location to comply with the setback regulations of the zone
district.
3URSRVDOVWRUHORFDWHDEXLOGLQJZLOOEHFRQVLGHUHGRQDFDVHE\FDVHEDVLV
BMA: We are requesting approval for the relocation of the historic resource within the
boundaries of the parcel. The existing location of the historic resource extends over the
East setback.
6LWHDUHORFDWHGVWUXFWXUHLQDSRVLWLRQVLPLODUWRLWVKLVWRULFRULHQWDWLRQ
BMA: The relocated structure is in a similar position as the historic structure and
maintains the original orientation.
3RVLWLRQDUHORFDWHGVWUXFWXUHDWLWVKLVWRULFHOHYDWLRQDERYHJUDGH
BMA: The historic structure appears to have sunk overtime as it does not have a
foundation. The historic structure will be minimally raised to allow for appropriate
preservation of existing materials, allow for the restoration of the front porch and to allow
for site water to drain away from the building.
$QHZIRXQGDWLRQVKDOODSSHDUVLPLODULQGHVLJQDQGPDWHULDOVWRWKHKLVWRULFIRXQGDWLRQ
BMA: The proposed foundation will be of concrete and not visible above grade.
0LQLPL]HWKHYLVXDOLPSDFWRIOLJKWZHOOV
BMA: The proposed lightwells will be set back from the front façade and have access
grates vs. railing, to minimize the visual impact.
$OOUHORFDWLRQVRIGHVLJQDWHGVWUXFWXUHVVKDOOEHSHUIRUPHGE\FRQWUDFWRUVZKRVSHFLDOL]H
LQPRYLQJKLVWRULFEXLOGLQJVRUFDQGRFXPHQWDGHTXDWHH[SHULHQFHLQVXFFHVVIXOO\
UHORFDWLQJVXFKEXLOGLQJV
BMA: The relocation will be performed by a contractor who specializes in the relocation of
historic buildings.
3URSRVDOVWRUHORFDWHDEXLOGLQJWRDQHZVLWHDUHKLJKO\GLVFRXUDJHG
BMA: Not applicable.
&KDSWHU %XLOGLQJ$GGLWLRQV
3UHVHUYHDQROGHUDGGLWLRQWKDWKDVDFKLHYHGKLVWRULFVLJQLILFDQFHLQLWVRZQULJKW
BMA: The 1960s addition will be retained and utilized as a connector element to the
proposed addition.
$PRUHUHFHQWDGGLWLRQWKDWLVQRWKLVWRULFDOO\VLJQLILFDQWPD\EHUHPRYHG
BMA: The 1960s addition will be retained and utilized as a connector element to the
proposed addition.
'HVLJQDQHZDGGLWLRQVXFKWKDWRQH¶VDELOLW\WRLQWHUSUHWWKHKLVWRULFFKDUDFWHURIWKH
SULPDU\EXLOGLQJLVPDLQWDLQHG
BMA: The new addition is designed such that this character of the Miner’s Cottage
remains intact.
7KHKLVWRULFUHVRXUFHLVWREHWKHIRFXVRIWKHSURSHUW\WKHHQWU\SRLQWDQGWKH
SUHGRPLQDQWVWUXFWXUHDVYLHZHGIURPWKHVWUHHW
140
3DJHRI
BMA: The historic resource is the focal point of the property. The restoration of the front
porch will enhance the visual predominance from the street. The proposed addition will
be set back to the North of the property, away from the front façade.
2QDFRUQHUORWQRSRUWLRQRIDQDGGLWLRQWRDRQHVWRU\UHVRXUFHPD\EHPRUHWKDQRQH
VWRU\WDOOGLUHFWO\EHKLQGWKDWUHVRXUFHXQOHVVFRPSOHWHO\GHWDFKHGDERYHJUDGHE\D
GLVWDQFHRIDWOHDVWIHHW
BMA: Not applicable.
'HVLJQDQHZDGGLWLRQWREHUHFRJQL]HGDVDSURGXFWRILWVRZQWLPH
BMA: Through the application of different exterior details, window forms and the addition
of stone, the proposed addition will be recognized as a product of its own time.
:KHQSODQQLQJDQDGGLWLRQWRDEXLOGLQJLQDKLVWRULFGLVWULFWSUHVHUYHKLVWRULFDOLJQPHQWV
RQWKHVWUHHW
BMA: The historic alignment to the street is preserved.
'HVLJQDQDGGLWLRQWREHFRPSDWLEOHLQVL]HDQGVFDOHZLWKWKHPDLQEXLOGLQJ
BMA: The proposed addition is compatible in scale and size with the historic building.
,IWKHDGGLWLRQLVWDOOHUWKDQDKLVWRULFEXLOGLQJVHWLWEDFNIURPWKHVLJQLILFDQWIDFDGHVDQG
XVHD³FRQQHFWRU´WROLQNLWWRWKHKLVWRULFEXLOGLQJ
BMA: The proposed additional utilizes the previous addition that was added in the late
1960s as a connector element between the old and new buildings.
3ODFHDQDGGLWLRQDWWKHUHDURIDSULPDU\EXLOGLQJRUVHWLWEDFNVXEVWDQWLDOO\IURPWKH
IURQWWRPLQLPL]HWKHYLVXDOLPSDFWRQWKHKLVWRULFVWUXFWXUHDQGWRDOORZWKHRULJLQDO
SURSRUWLRQVDQGFKDUDFWHUWRUHPDLQSURPLQHQW
BMA: The proposed additional is placed to the rear of the property and allows the historic
structure to remain the focal point of the property as viewed from the street.
5RRIIRUPVVKRXOGEHFRPSDWLEOHZLWKWKHKLVWRULFEXLOGLQJ
BMA: The propose additional has a gabled roof form that is compatible with the historic
building.
'HVLJQDQDGGLWLRQWRDKLVWRULFVWUXFWXUHWKDWGRHVQRWGHVWUR\RUREVFXUHKLVWRULFDOO\
LPSRUWDQWDUFKLWHFWXUDOIHDWXUHV
BMA: The proposed additional does not destroy or obscure historically important
architectural features as these features were previously removed in a renovation in the
late 1960s.
:KHQFRQVWUXFWLRQDURRIWRSDGGLWLRQNHHSPDVVDQGVFDOHVXERUGLQDWHWRWKDWRIWKH
KLVWRULFEXLOGLQJ
BMA: Not applicable.
6HWDURRIWRSDGGLWLRQDOEDFNIURPWKHVWUHHWIDFLQJIDFDGHVWRSUHVHUYHWKHRULJLQDOSURILOH
RIWKHKLVWRULFUHVRXUFH
BMA: Not applicable
7KHURRIIRUPRIDURRIWRSDGGLWLRQPXVWEHLQFKDUDFWHUZLWKWKHKLVWRULFEXLOGLQJ
BMA: Not applicable.
&KDSWHU 1HZ%XLOGLQJVRQ/DQGPDUNHG3URSHUWLHV
BMA: This chapter is not applicable.
&KDSWHU $FFHVVLELOLW\$UFKLWHFWXUDO/LJKWLQJ0HFKDQLFDO(TXLSPHQW6HUYLFH$UHDVDQG6LJQDJH
$GGUHVVDFFHVVLELOLW\FRPSOLDQFHUHTXLUHPHQWVZKLOHSUHVHUYLQJFKDUDFWHUGHILQLQJ
IHDWXUHVRIWKHKLVWRULFEXLOGLQJVDQGGLVWULFWV
BMA: Not applicable.
2ULJLQDOOLJKWIL[WXUHVPXVWEHPDLQWDLQHG:KHQWKHUHLVHYLGHQFHDVWRWKHDSSHDUDQFH
RIWKHRULJLQDOIL[WXUHVWKDWDUHQRORQJHUSUHVHQWDUHSOLFDWLRQLVDSSURSULDWH
BMA: Not applicable.
([WHULRUOLJKWIL[WXUHVVKRXOGEHVLPSOHLQFKDUDFWHU
BMA: Exterior lighting will be minimal and simple in character.
0LQLPL]HWKHYLVXDODSSHDUDQFHRIXWLOLWDULDQDUHDVVXFKDVPHFKDQLFDOHTXLSPHQWDQG
WUDVKVWRUDJH
141
3DJHRI
BMA: The mechanical equipment will be located on the North roof of the garage and
concealed by a parapet wall. The trash storage will be located such that it is not visible
from the street.
$ZQLQJVPXVWEHIXQFWLRQDO
BMA: Not applicable.
6LJQVVKRXOGQRWREVFXUHRUGDPDJHKLVWRULFEXLOGLQJIDEULF
BMA: Not applicable.
6LJQOLJKWLQJPXVWEHVXEWOHDQGFRQFHDOHG
BMA: Not applicable.
/RFDWHVLJQVWREHVXERUGLQDWHWRWKHEXLOGLQJGHVLJQ
BMA: Not applicable.
3UHVHUYHKLVWRULFVLJQV
BMA: Not applicable.
3OHDVHOHWPHNQRZLI\RXKDYHDQ\TXHVWLRQVRQWKHGHPRQVWUDWLRQRIFRPSOLDQFHWRWKH+LVWRULF
3UHVHUYDWLRQ*XLGHOLQHV:HDUHKDSS\WRVXEPLWDGGLWLRQDOLQIRUPDWLRQDVUHTXHVWHG
6LQFHUHO\
-DPLH/%UHZVWHU0F/HRG$,$
3UHVLGHQW
%UHZVWHU0F/HRG$UFKLWHFWV,QF
142