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HomeMy WebLinkAboutagenda.hpc.20011128ASPEN HISTORIC PRESERVATION COMMISSION November 28, 2001 REGULAR MEETING, 5:00 p.m. COUNCIL CHAMBERS SITE VISITS - Please go by 317 N. Fourth (southwest corner of Fourth & W. Francis) on your own. 5:00 I. Roll call II. Approval of minutes -October 24, 2001 III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring - (Next reso will be #53) VII. OLD BUSINESS A. 53 Review of changes to the Historic Preservation Ordinance, Designation Criteria, And Benefits - Public Hearing 5-4-- Crat » 040' 76.,c€ d/501 h; 6:05 B. a.5233 W. Main, InnsbrucR Inn - Conceptual Review, Public Hearing 6:25 C. 56 735 W. Bleeker - Final Review, Public Hearing 6:45 D. 59409 E. Hyman Ave. - Minor Review, Public Hearing 7:00 VIII. WORKSESSION A. 317 N. Fourth Street 7:30 X. ADJOURN aRROJECT MONITORING Suzannah Reid 414 N. First- POLE 312 S. Galena 78 and Main 330 Lake Avenue 620 W. Bleeker Historical Society 328 Park Ave. - Lane 515 Gillespie 205 S. Third 935 E. Cooper Jeffrey Halferty 414 N. First- POLE 920 W. Hallam- Guthrie 312 S. Galena 620 W. Bleeker - Historical Society 213 W. Bleeker 200 E. Bleeker 328 Park Ave. - Lane 209 S. Galena 332 W. Main 101 E. Hallam Lisa Markalunas 939 E. Cooper- Langley 200 E. Bleeker 302 E. Hopkins 110 W. Main 104 S. Galena - St. Mary's Church 620 W. Bleeker 214 E. Hopkins Wagner Park Gilbert Sanchez 312 S. Galena 333 W. Bleeker Street 501 W. Main Christiania Lodge 330 Lake Ave. 609 W. Bleeker- Ernie Frywald 200 E. Bleeker 214 E. Hopkins Wagner Park Rally Dupps 501 W. Main Street - Christiania Lodge 129 W. Francis 435 W. Main 0 104 S. Galena St. Mary's Church 302 E. Hopkins 610 W. Smuggler 232 W. Main - Christmas Inn 935 E. Cooper Melanie Roschko Teresa Melville 513 W. Bleeker 515 Gillespie 232 W. Main - Christmas Inn Neill Hirst 450 S. Galena 101 E. Hallalm 205 S. Third CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: C Legal Procedures (Submit affidavit o f notice for PH - conceptual) Swear In Staff presentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion 0 RECEIVED NOV 2 6 2001 0 VAUGHAN ASPEN / PITKIN COMMUNITY DEVELOPMENT VAUGHAN & BUSHNELL MANUFACTURING COMPANY RO. BOX 390 •11414 MAPLE AVENUE •HEBRON, ILLINOIS 60034-0390 •PHONE 815 648-2446 • FAX 815 648-4300 November 21, 2001 Ms. Amy Guthrie Historic Preservation Officer City of Aspen 130 S. Galena Aspen, CO 81611 Re: Heidi Vaughan/Lots F & G, Block 53, City and Townsite of Aspen Dear Ms. Guthrie, The Vaughan Family owns a small "Panapode" home on Lots F & G, Block 33 in the City of Aspen and our family has enjoyed this home for many years. The purpose of this letter is two-fold. The first is to let you know that neither I or any other member of my family will be able to attend any of your study sessions or meetings. This is a busy time of the year for our 0 business and will not allow me to travel to Aspen in the foreseeable future. In our absence we have authorized our attorney, John Kelly, to act on our behalf. So with this in mind, we would appreciate if you could copy all notifications affecting our property to Mr. Kelly with whom I am sure you are familiar, and he is fully authorized to act on our behalf. Secondly, since we are apparently being considered for designation as a post VWVII historic property, we would like to personally state our family's position on this matter. We would like to point out we like our little house the way it is and until recently we had no plans for the sale or redevelopment of our property. Our family does, however, strongly object to the inclusion of our home on any historical inventory. This is not because we do not like our home as it stands, but because we believe it is detrimental to and unfair to restrict our properly to "Panapode" type development for future generations. We are confused by all legalities of the situation but we do know we do not wish to have our property restricted to the existing style of development which in our opinion is insignificant architecturally. We are also unaware of any event of historical importance 0 connected with our property. ATRADITION OF FINE TOOLS SINCE 1869 Page two Our family wanted to state our feelings directly and because of this we are sending copies to the members of the Historic Preservation Commission and City Council. Thank you for your attention to this letter. Sincerely, Howard A. Vaughan , Jr. HAVJR:cam Enclosure P.S. We also enclose the questionnaire which you sent to us. Copies to: Aspen City Council Aspen Planning & Zoning Commission Historic Preservation Commission PROPERTY OWNER OPINION SURVEY Please help us understand which of the following benefits that could be offered to properties with historic designation would seem most valuable to you. Indicate your top five choices below. Financial #5 Provide funding, in the form of grants or loans, to private property owners for building repair. INhat does anergency mean? #1 Establish a city fund to acquire historic properties on an "emergency" basis. Allow a reduction, deferral, or other relief from property tax liability for historic properties. Developmental Provide exemptions from the Growth Management Quota system (GMQS), to allow for a simpler review process and to provide reductions or waivers of certain development costs #3 Allow variances from dimensional requirements (such as setbacks and maximum floor area.) #2 Grant additional development rights, such as the right to subdivide and sell a portion of the property for the development of another residence. #4 Allow transfer of development rights, wherein a property owner could sell undeveloped floor area from their site for use on another Aspen property in 250 square foot increments. Value will be determined by the market. 0 Allow exemptions from certain requirements of the Uniform Building Code. Technical Provide educational materials, or technical expertise, through City staff or contract services at the City's expense, on subjects related to maintaining, rehabilitating or restoring historic properties. Provide assistance in the preparation and submittal of applications for state and federal tax credits. Promotional Facilitate partnerships among various local businesses and organizations to promote Aspen as a destination for those interested in heritage tourism. Prepare brochures and other information promoting Aspen's historic character. Provide markers, plaques, and signage to identify historic properties and districts. Comments: Properti es such as ours ( Panapode constructi on) shoul d not be designated at all!!!! However, if designated, the above we have numbered in order of preference. PLEASE FOLD IN THIRDS, TAPE OR STAPLE CLOSED, AND MAIL BACK 0 TO US WITH CITY HALL ADDRESS VISIBLE. 9 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: HPC Endorsement of the Proposed New Historic Preservation Program- PUBLIC HEARING DATE: November 28, 2001 Since last January, the City has been working with Debbie Abele and Grady Gammage, consultants with significant national experience in historic preservation, to improve our program. We have made good progress in developing an objective system for evaluating properties for inclusion on the inventory, on identifying areas for improvement in our ordinance, and on producing a stronger list of benefits for private property owners. There were 15 public events over the course of the summer to give the community more information and input into the project. A draft new historic preservation ordinance has been prepared and was discussed in a joint City Council, Planning and Zoning Commission, and HPC worksession on November 5th. An informational meeting to present the ordinance to the public was held on November 6th. The Community Development Department has stated that our goal is to have all aspects of the new program in place around the end of 2001/early 2002, and that no hearings about designating specific sites will commence until after that has been accomplished. The purpose of this meeting is to ask HPC for an endorsement of the ordinance, benefits package, and forms related to the criteria for historic designation. The Planning and Zoning Commission is scheduled to hold a hearing on December 118, and the City Council hearing is on January 28th. This ordinance will entirely replace the current chapters related to historic preservation; Sections 26.415 and 26.420 of the Land Use Code. Numerous other sections of the code will need to be amended in minor ways to be consistent with the new procedures and terminology. These amendments are not substantive in nature and will be discussed at the Planning and Zoning and Council public hearings as those are the review bodies formally charged with reviewing and approving amendments to the Land Use Code. Following is a basic summary of the changes that will be made to our current operations. Primarily, the ordinance is being re-written to eliminate vague language and confusing procedures that are found in the current document. We hope to make the ordinance more r readable, to allow as many types of reviews as possible to be done at the staff level approval or at one hearing before HPC, and to improve the overall efficiency, effectiveness, and fairness of the process. SUMMARY OF NEW FEATURES OF THE ORDINANCE Purpose and Intent- The "Purpose and Intent" statement currently exists in the Code, in the section that establishes the Powers and Duties of HPC. It is moved to this chapter to introduce the ordinance. Definitions- There is a general "definitions" section at the beginning of the Land Use Code. Some definitions of terms as they specifically relate to historic preservation are being listed in the ordinance for clarity. Designation of Historic Properties- Currently our system is confusing in that we have two forms of designation. A property may be listed on the "Inventory of Historic Sites and Structures," or it may be listed on the Inventory and also be declared a "Historic Landmark." While the review process for the two forms of protection are the same, one, the Landmarks, have access to benefits that the others do not. There is not a clear measure for why some properties are landmarked and some are not, and the standards for both forms of designation are vague. The ordinance now proposes more specific criteria that must be met for designation. These criteria address the overall importance of the structure in terms of architectural merit and historical importance, but do not require that the property be a specific age. Currently, the ordinance says that a property younger than 50 years old can be designated if it is an "outstanding example" of the building type, but no definition of "outstanding" is given. !9m Century buildings will be evaluated as to their "integrity" based on the attached fonns. They will only have to meet a threshold score of 50 out of 100 points to be eligible for designation. 208 century properties will be evaluated first to determine if they meet the critieria of Section 26.415.030(B)(2), which has been further detailed through the attached "Historic Context Evaluation for Twentieth Century Resources" and then to see if they meet the threshold score on the appropriate integrity assessment fonn. These more recent buildings should have fewer alterations and will have achieve 75 out of 100 points on the integrity form. (Note that we are not going to use the "outstanding, excellent, and notable" ranking system that was discussed for 2001 century properties at HPC's November 14th meeting.) The new ordinance will require individual public hearings to add any property to the inventory, rather than the large group review held previously. If the City or HPC are initiating an application for designation, public notice must be provided further in advance (at least 30 days) than if the owner of the property requests listing. The Planning and Zoning Commission will no longer be required to review applications for historic designation. Rescinding Designation- A clearer process for how and when an application may be made to "de-list" from the inventory is included. The "de-listing" process and ability of the boards to make consistent decisions will benefit significantly from the more objective standards and scoring process described above. Design Guidelines- A process is established for adoption and periodic amendment of the Design Guidelines. The new ordinance states that a project that requires review must conform with the guidelines, a clearly written and illustrated document, rather than the more vague review standards in the current ordinance. Special Consideration- The new ordinance includes statements of the City's intent to provide benefits for historic structures and to do what is in its power to facilitate owner's efforts to preserve buildings, by granting certain waivers, financial benefits, and other forms of assistance. The benefit package has been written in more detail and is attached for your review. Council will likely have to make some decisions about how these activities will be prioritized for implementation and how they will be funded. Development involving Designated Historic Property- The same activities currently exempted from any kind of review are exempt in the new ordinance; interior remodeling and exterior painting. More activities are allowed the possibility of being approved by staff, if there are no negative impacts to a historic resource. Projects that must go before HPC are divided into "Minor" and 'Major" (currently we say "minof' and "significant"). In granting a conceptual approval for a "Major" project, the HPC will be bound to some general agreements about the bulk and massing of the project so that the owner has some assurances that these will not be subject to further review as they move into Final. Currently, that is not the case and significant issues may be brought up at Final. We believe this will put the applicant at less risk. Amendments, Insubstantial and Substantial- A clearer process is laid out for how one gets approvals to amend a project. HPC currently assigns members of the board to act as "project monitors" during construction, and allows the monitors to approve certain changes. The process for monitoring is made more clear in the new ordinance. Staffmay approve some very minor changes as well. Demolition of Designated Historic Properties- Some more clear criteria are being proposed for when a demolition may be approved. This section has proved confusing and problematic in the past. Temporary Restraint of Demolition- This is a new section to address the sort of problems that came up during the last attempt to update the historic inventory. The HPC will, on a more regular basis, discuss the types of historic resources present in the community that may warrant protection. A "staf' may be placed on the demolition of a certain building type or particular structure under study for a period of 6 months to allow a thorough exploration of the merits of the issue, and public discussion without the threat of demolition. This threat was the major motivating factor for Staff in planning the hearings in the fall of 2000, but resulted in anger and distrust by the affected property owners. Procedures for Obtaining a Certificate of Economic Hardship- It is important to have a means in place to allow a property owner to prove that designation creates a taking. The proposed process has been altered from what was discussed on November 501 Now the basis of the claim will be on the concept of a "taking" as established by the courts and will be heard by an unbiased third party (hearing officer.) The HPC will not review these applications. Relocation of Designated Properties- This section has not significantly changed. Demolition by Neglect- The ordinance currently contains language prohibiting "demolition. by neglect," howeyer, very little guidance is given as to what level of deterioration constitutes a violation of the regulations, or how a property owner will be informed of the issue and what action will be taken. A clear process is laid out in the new ordinance, including a hearing before a third party to determine if a violation has occurred. The proposed "benefit package" will include new financial awards, such as grants, to be made available to address any building neglect that is caused by financial need. This provision is very important to the overall success of the program. It is unfair to allow someone to circumvent the preservation process by allowing a structure to fall down. These "minimum maintenance" standards will be enforced when deterioration is of a nature that threatens the building. It should be noted that a historic preservation "reserve" will be needed to ensure funds are available to eligible property owners. Benefits- The City already has a good package of"incentives" for historic properties. We intend to change this term to "benefits," as suggested by a property owner, and have discussed new ideas with Council and HPC that will even more clearly demonstrate the City's commitment to assisting private property owners whose property is listed on the Inventory. The proposed benefits package includes grants for repairs to a historic property, reductions or deferrals ofproperty taxes, historic landmark lot splits in all residential zone districts, TDR's, technical preservation and construction advice, marketing efforts to target visitors interested in "Heritage Tourism," and historic markers provided by the City to recognize designated places. We have sent a survey out to 370 property owners asking them to indicate their preferences. The results of the survey are in your packet. Note that the attached benefit package shows the entire list of services that the City could offer. It is likely that some of these may be eliminated or deferred by Council who will have to consider issues such as funding and staffing. Appeals, Notice to City Council and Call-Up- This section has not substantially changed other than a clarification that building pennits will not be issued during the time when Council may call up a decision ofHPC (up to 30 days after the hearing date.) Variances- This section has not changed other than that the criteria for the granting of variances includes consideration of adjacent historic properties. Penalties- This section has not changed, however, there is some discussion about increasing the penalty for undertaking a demolition without approval from a five year moratorium on construction on the affected property, to 10 years. This is the timeframe that is used in Telluride and may serve as a better deterrent to prevent problems like that which developed on the Schelling property, given our high property values. STAFF RECOMMENDATION: Staff recommends the HPC endorse the new historic preservation program. , ATTACHMENTS: Proposed Ordinance Proposed Benefits Results of Property Owner Survey on Proposed Benefits Historic Context Evaluation for Twentieth Century Resources Worksheet Integrity Assessment Forms: 19th Century Miner's Cottage, 19th Century High Style Residence, 19th Century Commercial Structure, Chalet, Modern, Rustic/Log Kit Chapter 26.415 Sections: 26.415.010 Purpose and Intent 26.415.020 Definitions 26.415.030 Designation of Historic Properties 26.415.040 Recordation of Designation 26.415.050 Rescinding of Designation 26.415.060 Effect of Designation 26.415.070 Development Involving Designated Historic Properties 26.115.080 Temporary Restraint of Demolition 26.415.0980 Demolition of Designated Properties 26.415.1020 Relocation of Designated Properties 26.415.4-100 Demolition by Neglect 26.415.1210 Benefits 26.415.1320 Appeals, Council Notice and Call Up 26.415.1430 Variances Granted by Qether City Review Bodies 26.415.1550 Penalties 26.415.010 Purpose and Intent The purpose of this chapter is to promote the public health, safety and welfare through the protection, enhancement and preservation of those properties, areas and sites which represent the distinctive elements ofAspen's cultural, educational, social, economic, political and architectural history. Under the authority provided by the Home Rule Charter ofthe City of Aspen and Section 29-20-104Ecill of the Colorado Revised ~~ GStatutes to regulate land use and preserve areas of historical. architectural.-and archaeological. engineering and cultural importance, this chapter sets forth the procedures to: A. Recognize, protect, and promote the retention and continued utility of the historic buildings and districts in the city; B. Promote awareness and appreciation of Aspen's unique heritage; C. Ensure the preservation ofAspen's character as a historic mining town, early ski resort and cultural center; D. Retain the historic, architectural and cultural resource attractions that support tourism and the economic welfare of the community; and | E. Encourage productive, economical and attractive reuse of historic structures. 26.415.020 Definitions The following definitions are specific to the terms as used in this Chapter and in the field of Historic Preservation. Alteration - A change to an existing building, structure or feature that modifies its original appearance or construction. Aspen Inventory of Historic Landmark Sites and Structures Chief Building Official 1 Certificate of Appropriateness -An official form issued bv the City stating that the proposed work on a designated historic property is compatible with its historic and architectural character and. therefore. the work.mav be completed as specified in the Certificate and the City may issue any permits needed to do the work specified in the Certificate. Certificate ofNo Negative Effect - An official form issued by the City stating that the proposed work will have no detrimental effect on the character-defining features of a designated property and, therefore. the work may proceed as specified in the Certificate without obtaining further approvals under this Chapter and the City may issue any permits needed to do the work in the specified Certificate. Certificate of Demolition approval - An official form issued by the City authorizing the issuance of a demolition permit for a designated historic property or for a building or structure located in a designated historic district. Certificate of Economic Hardship - An official form issued by the City. in connection with a Certificate ofDemolition Approval. that allows the demolition of a designated historic property as the owner has demonstrated that maintaining it will impose an economic hardship. Contributing Resource - A building. site, structure or obiect that adds to the historic associations. historic architectural qualities or archaeological values for which a property or district is considered significant Dcmolition or Dcmolish Demolition Pennit Designated Propeity - A property listed on the Aspen Inventory of Historic Landmarks Sites and Structures. Desig*-G,Welines Dewelepmen# Historic District - A collection. concentration. linkage or continuity of buildings. structures, sites or obiects united historically or aesthetically bvplan or physical development. Historic Preservation Officer Historic Preservation Commission Historic Property Integrity - The ability of property to convey its significance relative to the aspects of location. setting, design, materials, workmanship and association. Aa,Wmatk Monitorin£ Committee - A subcommittee appointed by the Historic Preservation Commission of lip to two (2) Commission members and the Historic Preservation Officer to provide oversight in the implementation ofrehabilitation Non-contributing Resource - A building, structure. site or obiect that does not add to the historic architectural qualities or historic associations for which a property or district is significant because it was not present during the period of significance or does not relate to the documented significance: or due to alterations, additions. disturbaces or other changes. it no longer possesses historic integrity. Obiect - A term used to distinguish buildings and structures from those constructions that are primarily artistic in nature or small in scale and simply constructed. It mav be bv nature or design movable. but it is associated with a specific setting and environment. 2 Ownep Rehabilitation - Making a building or structure sound and usable without attempting to restore to a particular period appearance while retaining the character-defining features. Relocation- Moving a building or structure from its original eF . historically significant, or existing location to another location. Repair - To restore to a sound or good state after decay. dilapidation or partial destruction. Restore - The repair or recreation of the original architectural elements or features of a historic property so that it resembles an appearance it had at some previous point in time Signficance-The documented importance of a property for its contribution to or representation ofbroad patterns of national. regional of local history. architecture, engineering. archaeology and culture Site - The location of a significant event. a prehistoric or historic occupation or activity or a building or structure, whether standing, ruined or vanished, where the location itself possesses historic, cultural or archaeological value regardless ofthe value of any existing structure. Structure - A term used to.distinguish from buildings those functional constructions made for purposes other than creating human shelter. 26.415.030 Designation of Historic Properties The designation ofproperties to an official list, that is known as the Aspen Inventory of Historic Landmark Ssites and Structures and maintained by the City of Aspen, is I intended to provide a systematic public process to determine what buildings, areas and features ofthe historic built environment are ofvalue to the community. Designation 0 provides a means of deciding and communicating, in advance of specific issues or conflicts, what properties are in the public interest to protect. A. Establishment of the Aspen Inventory of Historic Landmark Sites and Structures. The Aspen Inventory of Historic Landmark Sites and Structures has been established by City Council to formally recognize those districts, buildings, structures, sites and objects located in Aspen that have special significance to United States, Colorado or Aspen history, architecture, archaeology, engineering or culture. The location ofproperties listed on the Inventorv are indicated on maps on file with the Community Development Department. B. Criteria. To be eligible for designation on the Aspen Inventory of Historic Landmark Sites and Structures, an individual building, site, structure or object or a collection ofbuildings, sites, structures or objects must have a demonstrated quality of significance. The significance ofproperties will be evaluated according to the following criteria: 1. A property is deemed significant for its antiquity, in that it is: a. More than 100 years old; and b. It possesses an appropriate degree o f integrity o f location, setting, design, materials, workmanship and association, given its age gr 0 3 2. A property, whatever its age. that possesses sufficient integrity of location. setting. design, materials. workmanship. and association and is asseeiated- related to with one or more of the following: a. An event, pattern or trend that has made a significant contribution to local, state, regional or national history: en€Vef b. People whose specific contribution to local, state, regional or national history can be identified and documented; en€Vel? | c. A physical design that embodies the distinctive characteristics of a type, period or method of construction, or represents the technical or aesthetic achievements of a recognized designer, craftsman or design philosophy:- ggld d. It possesses sufficient integrity o f location, setting, design, materials, workmanship, and association. C. Application The property owner(s), the Historic Preservation Commission (HPC) or the City Council may file an application for designation of a building. district. site. structure or obiect on I the Aspen Inventory of Historic Landmark Sites and Structures. The application for the designation of a property or collection of properties shall include the following: 1. The applicable information required in Section 26.304.030(B)(1),(2),(3) and (4). 2. Site or historic district boundary map. 3. Property or district description including narrative text, photographs and/or other graphic materials that document its physical characteristics. 5. Identification of the character-defining features that distinguish the entity which ~ 4. Written description of how the property meets the criteria for designation. and--that should be preserved. D. Review, Public Hearings & Notice. 1. An application for designation on the Aspen Inventory ofHistoric Landmark Sites and Structures will be transmitted to the Community Development Director to determine if the application is complete. For applications filed with sufficient information, a report will be prepared by City staff for transmittal to the HPC with | the relevant information on the proposed historic property or district with a recommendation to approve or disapprove and the reasons for the recommendation. 2. A date for a public hearing on a completethe application will be scheduled | before the HPC. Notice ofthe hearing shall be provided according to the provisions of Section 26.304.060.E3 (a)(b)(c) except when the HPC or City Council is the applicant. When the HPC or City eCouncil is the applicant, notice 1 of the hearing will be mailed to the property owner(s) within 300 feet of the property and posted on the subject property for at least thirty (30) days prior to the hearing. Notice to the propery owner shall be by registered mail. In the event that there is no evidence that the property owner received actual notice. the HPC may 0 specify that additional measures be taken. 4 3. The HPC shall evaluate the application to determine ifthe property or district meets the criteria for designation. At the public hearing the property owner, parties of interest and citizens shall have an opportunity to provide information about the property or district's eligibility for designation. The HPC may recommend approval, disapproval or continuance of the application to request additional information necessary to make.a decision to approve or deny. Their recommendation will shall be forwarded to City Council. | 4. Upon receipt of the decision, report and recommendations of the HPC, the City Council will shall schedule a hearing on the application in accordance with the | notice requirements for adopting an ordinance. Council shall evaluate the application to determine if the property or district meets the criteria for designation. At the public hearing the property owner, parties of interest and citizens shall have an opportunity to provide information about the property or district's eligibility for designation. The Council may approve, disapprove or continue the application to request additional information necessary to make a decision to approve or deny. 5. If an application is denied. the HPC or City Council may not file a reapplication for designation on the Aspen Inventory ofHistoric Landmark, Sites and Structures for five (5) years from the date of the City Council disapproval. 26.415.040 Recordation of Designation Upon the effective date of an ordinance by City Council designating a property on the Aspen Inventory ofHistoric Landmark Sites and Structures, the City Clerk shall record with the real estate records ofthe Clerk and Recorder ofPitkin County, Colorado, a certified copy of the ordinance including a legal description ofthe property. The location ofproperties designated by ordinance also will shall be indicated on the official maps of | the City that are maintained by the Community Development Department. 26.415.050 Rescinding Designation A. Application and Review. An application for Femeving the removal of a property from the Aspen Inventory of | Historic Landmark Sites and Structures shall follow the same submission requirements and review procedures as for designation described in this Chapter except that with respect to Section 26.415.030(C)(4) an explanation shall be provided describing why the property no longer meets the criteria for designation and in Section 26.415.030 (D)(3) and (4)1-the HPC and City Council wilishall determine if sufficient evidence exists that the property no longer meets the criteria for designation and. if so. shall remove the property from the Inventory. B. Reapplication. If a request for rescinding designation is denied, an application cannot be filed again for a period oftwo years from the date ofthe denial by the City Council. The time limitation of this subsection may be waived by a majority vote of the City Council when such action is deemed necessary to prevent injustice or facilitate the proper development of the 5 City of Aspen. 26.415.060 Effect of Designation A. Approvals Required. Any development involving properties designated on the Aspen Inventory of Historic Landmark Sites and Structures as an individual building or located in a historic district unless determined exempt, requires the approval of a Development Order and either a | Certificate of No Negative Effect or a Certificate of Appropriateness before a building permit or any other work authorization will be issued by the City. B. Design Guidelines 1. The HPC has adopted design guidelines. herein and after referred to as the City of Aspen Historic Preservation Design Guidelines. in accordance with the procedures for notice and public hearings set forth in Section 26.304.060.E (3)(a). These guidelines-that set forth the standards necessary to preserve and maintain the historic and architectural character of designated properties and districts. The standards apply to the exterior features and/or notable streetscape and landscape elements of the designated historic property an(For district. These guidelines are intended to offer assistance to property owners undertaking construction, rehabilitation, alterations, changes in exterior appearance or any other development involving designated historic properties or districts. The guidelines will be periodically reviewed by the HPC and amendedr at a public hearing. as needed= 2. The "City of Aspen Historic Preservation Design Guidelines," as amended, which are on file with the Community Development Department, will be used in the review of requests of Certificates of No Negative Effect or Certificates of Appropriateness. Conformance with the applicable guideline& and the Common Development Review Procedures set forth in Chapter 26.304 will be necessary for the approval of anyproposed work. C. Special Consideration 1. To preserve and maintain the historic and architectural character of designated properties, the HPC andtor City Council may approve variations from the develepment ~ GtandeF€15 dimensional requirements set forth in the Land Use Code and may make recommendations to the Chief Building Official who has the authority to grant certain exceptions from the Uniform Building Code (UBC) through the provisions of the Uniform Code for Building Conservation (UCBC). These modifications may not change the applicable safety and permit requirements and must also follow the procedures provided for modifications set forth in the UCBC. 2. Designated historic properties arewill-be eligible for and have priority to participate in | City programs related to financial, developmental or technical assistance that will serve to preserve, maintain or enhance their historic and architectural character. 3. All City authorities, including City Council may take such action, to the extent they ~ have the legal authority to do so. are authorized to grant economic and developmental 6 benefits to designated historic properties or grant these benefits conditional upon the subsequent designation of the property. 26.415.070 Development involving Designated Historic Property No building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information has have been submitted to the Community Development Director 1 and approved in accordance with the procedures established for exempt activities, minor work and minor or major development. An application for a building permit cannot be ~ submitted without a Development Order. A. Exempt Development 1. Selected activities are exempted from the development review procedures including interior remodeling, paint color selection, exterior repainting or replastering similar to the existing finish or routine mintenance such as caulking, replacement of fasteners, repair ofwindow glazing or other such minimally intrusive work. 2. If there is any question if a work activity qualifies as exempt the Community Development Director shall make the determination as to its eligibility. B. Certificate of No Negative Effect 1. An application for a Certificate ofNo Negative Effect may be made to the Community Development Director for approval ofwork that has no adverse effect on the physical appearance or character-defining features of a designated property. An application for a Certificate of No Effect may be approved by the Community Development Director with no further review if it. meets the requirements set forth in the following ASection 26.415.070 (B)(2): | 2. The Community Development Director wi#shall issue a Development Order | based upon a Certificate ofNo Negative Effect within fourteen (14) days after receipt of a complete application if: a. It is determined that the activity is an eligible work item and meets the City ofAspen Historic Preservation Design Guidelines, and b. Any modifications to the proposed work requested by the Community Development Director are agreed to by the owner/applicant, and c. The proposed work will not diminish, eliminate or adversely affect the significant historic and/or architectural character of the subject property or historic district in which it is located. 3. An application for a Certificate ofNo Negative Effect shall include the following: a. The general application information required in Section 26.304.030. b. Elevations or drawings ofthe proposed work. c. Photographs, building material samples and other exhibits, as needed, to accurately depict location, extent and design ofproposed work. 7 4. The following work may-be-apppeged shall be considered for-asa Certificate of | 0 No Negative Effect: a. Replacement or repair of architectural features which creates no change to the exterior physical appearance of the building or structure. b. Replacement or repair of architectural features that restores the building or structure to its historic appearance. c. Installation of awnings, eanepies or similar attachments provided no | significant feature is damaged, removed or obscured by the installation. d. Fencing that has no adverse effect on the historic or architectural character ~ of the property e. Mechanical equipment or accessory features that have no impact on the character-defining features ofthe building or structure. f. Signs which have no effect on the character-defining features of the historic property. g. Alterati(ms to non-contributing buildings within historic districts that have ~ no adverse effect on its historic or architectural character. h. Alteration to no more than two elements of non-primary fa~ades of a designated building. 5. The Development Order and associated Certificate ofNo Negative Effect shall expire and become null and void after three (3) years from the date of issuance by ~ the Community Development Director unless a building permit is issued within that time. O issue determines that the issuance a Certificate ofNo Negative Effect is not 6. In the event that the Community Development Director is unable or unwilling to appropriate, the owner may apply for a Certificate of Appropriateness from the HPC. C. Certificate of Appropriateness for a Minor Development-Gertifieate-ef A#FGpfiateness 1. The review and decision on the issuance of a Certificate of Appropriateness for Minor Development shall begin with a determination by the Community Development Director that the proposed project constitutes a Minor Development. Minor Development work includes: a. Expansion or erection of a structure wherein the increase of the floor area ofthe structure is two hundred and fifty (250) square feet or less, or b. Alterations to a building fagade, windows, doors, roof planes or material, exterior wall materials, dormer porch, exterior staircase, balcony or ornamental trim when three (3) or fewer elements are affected and the work does not qualify for a Certificate ofNo Negative Effect, or c. Erection or installation of aim combination or in multiples of awning, canopies, | mechanical equipment, fencing, signs, accessory features and other attachments to designated properties such that the cumulative impact does not allow for the issuance of a Certificate of No Negative Effect, or 8 d. Alterations that are made to non-historic portions of a designated historic property that do not qualify for a Certificate ofNo Negative Effect, or e. The erection of street furniture, signs, public art and other visible improvements within designated historic districts of a magnitude or in numbers such that the cumulative impact does not allow for the issuance of a Certificate of No Negative Effect. The Community Development Director may determine that an application for work on a designated historic property involving multiple categories ofMinor Development may result in the cumulative impact such that it is considered a Major Development. In such cases, the applicant shall apply for a Major development review in accordance with Section 26.415.070 (D). 2. An application for Minor Development shall include the following: a. The general application information required in Section 26.304.030. b. Scaled elevations and/or drawings of the proposed work and its relationship to the designated historic buildings, structures, sites and features within its vicinity. c. An accurate representation of all building materials and finishes to be used in the development d. Photographs and other exhibits, as needed, to accurately depict location, extent and design of proposed work. 3. The procedures for the review ofMinor Development projects are as follows: a. The Community Development Director will review the application materials and if they are determined to be complete, schedule a public hearing before the HPC. The subject property shall be posted pursuant to Section 26.304.060(E)(3)(b). b. 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 Ceode Sectionss. This report will be transmitted to the HPC with relevant | information on the proposed project and a recommendation to approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic | Preservation Design Guidelines. c. The HPC shall approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. d. The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance | with the procedures set forth in Chapter 26.316. D. Certificate of Appropriateness for Major Development 1. The review and decision on the issuance of aCertificate gf_Appropriateness for I Major Development shall begin with a determination by the Community 9 Development Director that the proposed project constitutes a Major Development. A Major Development includes one or more of the following activities: a. The construction of a new structure within a historic district; and/or b. Alterations to more than three (3) elements ofa building fa~ade including its | windows, doors, roof planes or materials, exterior wall material, dormers, porches, exterior staircase, balcony or ornamental trim; and/or c. The expansion of a building increasing the floor area by more than two hundred and fifty (250) square feet; and/or d. Any new work performed upon the lot of a demolished designated historic M.VVW'.1 5 -1- V. e. Any new 'work performed upon a lot from which a designated historic property has been relocated; and/or €1. Any new development that has not been determined to be Minor Development. 2. The procedures for the review ofMajor Development projects include a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. If a Major Development project involves additional City Land Use approvals, the Community Development Director may consolidate andtor I modify the review process accordingly, pursuant to Section 26.304.060 (B). 3. Conceptual Development Plan Review a. An application for a Conceptual Development Plan shall include the following: 1. The general application information required in Section 26.304.030. 2. A site plan and survey showing property boundaries, the location and orientation of existing and proposed improvements and predominant site characteristics. 3. Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including its--thetheir height, massing, scale, proportions and | roof plan; and the primary features of all elevations. 4. Preliminary selection of primary building materials to be used in construction represented by samples and/or photographs. 5. SupplementalFy materials to provide a visual description of the context | surrounding the designated historic property or historic district including at least one (1) ofthe following: diagrams, maps, photographs, models or streetscape elevations. b. The procedures for the review of Conceptual Development Plans for Major Development projects are as follows: 1.The Community Development Director shall review the application materials submitted for Conceptual or Final Development Plan approval. Ifthey 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)(a),(b), and (c). 10 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 Ceodes 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 I 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 of Aspen 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. c. The effect of approval of a Conceptual Development Plan is as follows: 1. Approval of a Conceptual Development Plan shall not constitute final approval of a Major Development project or permission to proceed with the development. Such authorization shall only constitute authorization to proceed with the preparation of an application for a Final Development Plan. 2. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form ofthe envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part oftheir review of the Final Development Plan unless agreed to by the applicant. If the applicant chooses to makes substantial amendments to the Conceptual Design after it has been approved, a new Conceptual Development Plan hearing shall be required. 3. Unless otherwise specified in the Resolution granting Conceptual Development Plan approval, a development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. 4. Final Development Plan Review a. An application for a Final Development Plan shall include: 1. The general application information required in Section 26.304.030. 2. Final drawings of all proposed structures(s) and/or addition(s) included as part ofthe development, at W' = 1.0' scale | 11 3. An accurate representation of all major building materials to be used in the development, depicted through samples or photographs. 4. A statement, including narrative text and/or graphics, indicating how the Final Development Plan conforms to representations made andtor I stipulations placed as a condition of the approval of the Conceptual Development Plan. b. The procedures for the review of Final Development Plans for Major Development projects are as follows: 1.The Commimity Development Director shall review the application materials submitted for 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 br provided pursuant to Section 26.304.060(E)(3)(al.(b) and (gl 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 Ceode- Sectiona 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 of Aspen | 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. If the application is approved, the HPC shall issue a Certificate ofAppropriateness and the Community Development Director shall issue a Development Order. 4. A resolution of the HPC action will be forwarded to the City Council in accordance with Section 26.415.130 and no pennit will be issued for construction of the project until the thirty (30) day Call Up period by City Council has expired. 5. Before an application for a building permit can be submitted, a final set of plans reflecting any or all required changes by the HPC or City Council must be on file with the City. Any conditions of approval or outstanding issues which must be addressed in the field or at a later time shall be noted on the plans. E. Amendments, Insubstantial and Substantial There are two processes for amending plans that·have-been approved pursuant tofef a ~ Development Order and an associated Certificate of Appropriateness. All requests for amendments, insubstantial or substantial, must be in writing and accompanied by drawing(s) and elevations. as specified below. | 1. Insubstantial Amendments a. Insubstantial amendments are minor modifications to HPC approved plans that: 12 1. Address circumstances discovered in the course ofconstruction that could not behave been reasonably anticipated during the approval process, | or 2. Are necessary for conformance with building safety or accessibility codes and do not materially thange the approved plans, or 3. Approve specific building materials, finishes, design of ornamental trim and other such detail not provided in the HPC approved plans, or 4.Change the shape, location or material of a building element or feature but maintains the same quality and approximate appearance of that found in the approved plans. b. The Community Development Director may authorize insubstantial amendments to approved plans. c. Monitoring Committees established by the HPC, composed of up to two members of the Commission and the Historic Preservation Officer or assign, may also authorize insubstantial amendments. d. Decisions ofthe Community Development Director or Monitoring Committee are binding. The Community Development Director or Monitoring Committee | may determine that the proposed changes qualify as a substantial amendment and remand the matter to the HPC. e. Disapproval of a request for an insubstantial amendment may be appealed to the HPC to be considered in accordance with the procedures for substantial amendments- f. Approval ofinsubstantial amendments ofplans will be reported to the HPC at their regularly scheduled meetings. 2. Substantial Amendments a. All changes to approved plans that materially modify the location, size, shape, materials, design, detailing and/or appearance of the building elements as originally depicted must be approved by the HPC as a substantial amendment. b. An application for a substantial amendment shall include the following materials, as determined appropriate by the Community Development Director: ~ 1. A revised site plan 2. Revised scaled elevations and drawings 3. Representations ofbuilding materials and finishes 4. Photographs and other exhibits to illustrate the proposed changes c. The Community Development Director shall review the application materials submitted for approval of a substantial amendment and waive any submittals not considered necessan, for consideration.. 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. d. Notice for the review of an application for a substantial amendment will include publication, posting and mailing pursuant to Sections 26.304.060 (E) (3) (a)(b)(c). e. Staff shall review the submittal material and prepare a report that analyzes the extent of the changes relative to the approved plans and how the proposed revisions affects the project's conformance with the design guidelines and other I 13 applicable Land Use codes. This report will be transmitted to the HPC with relevant information on the proposed revisions and a recommendation to continue. approve, disapprove or approve with conditions and the reasons for the | recommendation. f. 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 ofAspen Historic Preservation Design Guidelines. | 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. 26.115.080 Temporary Restraint of Demolition While it is the intent of this ordinance to preserve properties of demonstrated significance, it is also recognized that all buildings and areas o f importance to the general welfare, prosperity and civic pride of its citizenry can not be identified, evaluated, documented and designated at one time. However, it is important to protect properties, which potentially qualify for designation, against needless loss until review and hearings ean+e-eempleted: A. No demolition will be permitted for ptoperties under consideration for designation to the Aspen Inventory of Historic Landmark Sites and Structures unless demolition approval is issued by the Historic Preservation Commission or Gity·€etmeil. B. These procedures shall apply to any building located within an area under preliminary application for designation from the time the application is filed until the time action is taken on the application by the City Council. C. If a public hearing to consider the application for designation is not held by the City Council within six (6) months of the application for demolition, the demolition permit will be deemed approved. The six month stay period may be extended by City Council in the form of a resolution, at a public hearing, with a showing of good cause. 26.415.0980 Demolition of Designated Historic Properties 1 It is the intent of this ordinance to preserve the historic and architectural resources that have demonstrated significance to the community. Consequently no demolition of properties designated on the Aspen Inventory ofHistoric Landmark Sites and Structures will be allowed unless approved by the HPC in accordance with the standards set forth in this section. A. Procedures for Considering Requests for Demolition of Designated Properties. 1. An application for a demolition permit for designated properties will be filed with or referred to the Community Development Director by the Chief Building Official. The applicant will be provided a written response within fourteen (14) days of the request for a demolition permit describing the submittal materials needed for consideration. 14 2. An application for demolition approval shall include: a. The general application information requested in Section 26.304.030 and 0 hz-Wwritten documentation that the Chief Building Official has determined the | building an imminent hazard, RI e.b.Narrative text, graphic illustrations or other exhibits that provide evidence 1 that the building, structure or object is ofno historic or architectural value or importance. 3. When complete application materials are on file, a public hearing before the HPC shall be scheduled. Notice for the hearing will include publication, mailing and posting pursuant to Section 26.304.060 (E)(3)(a)(b) and (c). The staff shall review the submittal material and prepare a staff report·that analyze's the request relative to the the criteria for approval.- 7 4. The HPC shall review the application, the staff report· and hear evidence I presented by the property owners, parties of interest and members ofthe general public to determine if the standards for demolition approval have been met. Demolition willshall be approved, if it is demonstrated that the application meets anyone ofthe following criteria: of a c below and all of criteria d g: a. The property is-an has been determined by the City to be an imminent hazard to public safety and the owner/applicant is Hewitting-eF unable to make the needed repairs in a timely manner, RI b. The structure is not structurally sound despite evidence ofthe owner's efforts to properly maintain the structure, or c. The structure cannot practically be moved to another appropriate ~ location in Aspen, or and | 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: e. The structure does not contribute to the significance of the parcel or historic district in which it is located, and f. The loss of the building, structure or object would not adversely afTect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and g. Demolition of the structure will be inconsequential to the historic preservation needs of the area. 5. The HPC shall approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to consider the demolition request. 6. If the HPC approves the demolition request then a resolution of the HPC action will be forwarded to the City Council in accordance with Section 26.415.1320 and | no demolition permit will be issued until the thirty (30) day Call Up period by City Council has expired.: 0 15 0 7. If the demolition request is denied because it does not meet the aforementioned standards, the applicant may request demolition approval based upon a finding of "Economic Hardship," as set forth below. 8. Before a demolition permit will be issued, a Certificate ofAppropriateness for the redevelopment or reuse plan, as provided for in Section 26.415.070(D), must be approved. When a demolition permit must be issued because the building, structure or object is an imminent hazard, orbecause ofthe issuance of a Certificate of Economic Hardship, the permit may be received prior 12.the approval of an acceptable re-use plan. B. Procedures for Obtaining a Certificate of Economic Hardship 1. Purpose: It is the policy ofthe City ofAspen to respect private property rights. | The City recognizes, therefore, that there may be some circumstances in which the operation of this ordinance could create an undue economic hardship. This provision is created to provide property owners with a means of demonstrating that such a hardship may exist, and that they should be allowed to demolish a designated historic property because of that hardship. It is the intent of this provision to insure that no private property is taken without just compensation-, as that prohibition is interpreted by the Courts of Colorado and the United States 2. Standard ofReview The standard ofreview for a determination of economic hardship will be whether · refusing to allow the property owner to demolish the property would result in a 0 violation ofthe prohibitions of the U.S. and Colorado Constitutions against taking of private property for public use without iust compensation. as those prohibitions are interpreted bv the courts of Colorado and the United States. In applying the standards, the economic benefits of financial. developmental and technical assistance from the City and the utilization of any federal and state rehabilitation tax credit programs may be considered. .3. Application: 64·. The property owner seeking a Certificate of Economic Hardship must provide sufficient information to support the application for a hardship determination. The HPC shall maintain a written policy statement identifying the types ofmaterials required for the consideration of an application for Certificate of Economic Hardship. These submittal requirements will bo reviewed annually to determine their effectiveness in providing the information needed to evaluate an application and revised, as needed. Different submittal materials may be required depending upon whether the property is residential, commercial or otherwise held fo income producing purposes. Necessary studies, evaluation and the compilation of required information will be conducted by the owner at his or her expense. hte. Upon receiving a request for a Certificate of Economic Hardship, the | Community Development Director shall provide a written response within 0 fourteen (14) days as to the submittal materials required. -When-eempleted | 16 application materials arc on file, a public hearing will bc scheduled before the HPC. Notice for the hearing will include publication, mailing and posting of the 0 property pursuant to Section 26.301.060 (E)(3)(a)(b) and (c). c. Within five (5) days after receipt of an application for a Certificate of Economic Hardship. the Community Development Director shall determine whether the application is complete. If he or she determines that the application is not complete, the Director shall notify the applicant in writing ofthe deficiencies. The Director shall take no further steps to process the application until the deficiencies have been remedied. d. The application fee shall be set to defray all costs of the review process. including the fees of an independent Hearing Officer. 4. Administrative Process a. When the application is complete. the Community Development Director will refer the application to the Historic Preservation Officer and the City Attorney for review. The Historic Preservation Officer and City Attorney shall iointly prepare a report setting forth the City's response. b. In the event the City response concludes that the application does not demonstrate a case of economic hardship, the application will be set for a public hearing before a Hearing Officer. c. The Hearing Officer will be contracted by the City to conduct an impartial quasi-iudicial hearing on the question of economic hardship. The Officer shall have sufficient legal and technical experience to conduct a fair hearing in accordance with appropriate standards of due process. The application, all support materials and the City's report shall be provided to the Hearing Officer in advance ofthe hearing. At the hearing. the applicant will be provided with an opportunity to present his application, and may be represented by counsel. The City position will be presented by the City Attorney. 5. Appeal An applicant may appeal the decision ofthe Hearing Officer to Superior Court within thirty (30) days ofissuance ofthe Hearing Officer decision. 3. Staff will review the information submitted and prepare a report that analyzes the evidence to establish economic hardship and whether the burden of proof test has been met. The application and staff report will be transmitted to the HPC with a recommendation to approve, disapprove or approve with conditions and the reasons for the recommendation. 3. The HPC will review the application and hear evidence presented by the property owners, parties of interest and the general public to determine if 0 17 preservation ofthc property creates an undue hardship on the property owner. Tho 0 standards to establish economic hardship for a designated historic property is the demonstration that: a. No beneficial use can be made of it in its present condition or if Fehabilitatedi€ b. A reasonable rate of return cannot bc obtained on the property owners reasonable investment in the property in its present condition or if FehabilitatedrE c. The denial of a Dcmolition Approval has resulted in the decrease of the value ofthc property by a significant percentage below the owner's reasonable investment backed expectations. 4. Demonstration of an.economic hardship shall not be based on or include any of the following circumstances: a. Willful or negligent acts by the owner. b. Purchase of the property for substantially more tha:n fair market value. c. Failure to perform normal maintenance and repairs. d. Failure to diligently solicit and retain tenants. c. Failure to provide normal tenant improvements. 5. In calculating the economic return or fair market value of the property for Section 26.115.090 (B) (3), the following factors must bo included in the analysis: a. Utilization of the financial, developmental and technical assistance available from the City through its Historic Preservation Benefits and 0 b. Utilization of the Federal and State Rehabilitation tax credit programs. C. Procedures for Considering Request for Demolition ofProperties Under Consideration for DesiEnation. While it is the intent of this ordinance to preserve properties of demonstrated significance, it is also recognized that all buildings and areas of importance to the general welfare. prosperity and civic pride of its citizenry cannot be identified. evaluated. documented and designated at one time. However. it is important to protect properties which potentially qualify for designation against needless loss until review and hearings can be completed. A. No demolition will be permitted for properties under consideration for designation to the Aspen Inventory of Historic Landmark Sites and Structures unless demolition approval is issued bv the Historic Preservation Commission or City Council. B.All properties under consideration for designation and. therefore. subiect to the temporary stay of demolition will be identified on a list maintained by the Chief Building Official. Property owners will be notified by registered mail that their property is under consideration for designation and have an opportunity to review all materials compiled at that time to verify accuracy. 0 18 C. These procedures shall apply to any building located within an area under preliminary application for designation from the time the application is filed until the time action is taken on the application bv the City Council. D. If a public hearing to consider the application for designation is not held by the City Council within six (6) months of the initiation of the stay. the stay will expire the application for demolition, the demolition permit will be decmed approved. An-additional six-month stav period maybe extended by City Council in the form of a resolution. at a public hearing. with a showing of good cause. 26.415.400090 Relocation of Designated Properties I The intent ofthis ordinance is to preserve designated historic properties in their original locations, as much of their significance is embodied in their setting and physical relationship to their surroundings as w611 as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. A. Application An application for relocation shall include: 1. The general application information required in Section 26.304.030. 2. A written description and/or graphic illustrations ofthe building, structure or object proposed for relocation. 3. A written explanation of the type ofrelocation requested (temporary, on-site or off-site) and justification for the need for relocation. 4. A written report from a licehsed engineer or architect regarding the soundness of the building, structure or object, itis the ability to withstand the physical move | and its rehabilitation needs, once relocated. 5. A conceptual plan for the receiving site providing preliminary information on the property boundaries, existing improvements and site characteristics and the associated planned improvements. 6. If the applicant does not own the receiving site, proof from the site's property owner of the willingness to accept the relocated building, structure or object. 7. Evidence that the applicant has or is seeking the necessary approvals to place the building on the identified receiving site. If the site is outside of the City limits, verification that the building will be preserved on its new site through a formal action of the other jurisdiction or an preservation easement. | 8. Evidence ofthe financial ability to undertake the safe relocation, preservation and repair of the building, structure or object; site preparation and construction of necessary infrastructure through the posting of bonds or other financial measures deemed appropriate. 9. Supplementary materials to provide an understanding of the larger context for the relocated property and its impact on adjacent properties, the neighborhood or streetscape. 19 B . Procedures for the Review of Relocation Request 1. The Community Development Director shall review the application materials submitted for relocation 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. 2. Notice for the review of the Relocation Request shall include publication, posting and mailing pursuant to Sections 26.304.060 (E) (3) (a)(b) and (c). 3. If the relocation request is part of a Major Development project, the Community Development Director may consolidate endtor modify the review | process accordingly, pursuant to Section 26.304.060 (B). 4. Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the Standards for Relocation approval, set forth below; the City of Aspen Historic Preservation Ddesign Gguidelines and other applicable Land Use codes 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 report and the evidence presented at the hearing to determine if the standards for relocation have been met. 5. The HPC shall approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. 6. A resolution of the HPC action will be forwarded to the City Council in accordance with Section 26.415.1320 and no relocation will occur until after the | thirty (30) day Call Up period of the City Council has expired. C. Standards for the Relocation of Designated Properties Relocation for a building, structure or object will be approve(it if it is determined that it meets any one ofthe following standardg 1 1 and all ofthe following standards 5 7: 1. It is considered anon-contributing element of ahistoric district and its relocation will not affect the character of the historic district; RI 2. It does not contribute to the overall character ofthe historic district orparcel 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 ofEconomic Hardship; gr 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 Additionallv. for approval to relocate all o f the following criteria must be met: 5. It has been determined that the building, structure or object is capable of withstanding the physical impacts ofrelocation; and 6. An appropriate receiving site has been identified; and 20 7. An acceptable plan has been submitted providing for the safe relocation, repair and preservation ofthe building, structure or object including the provision of the necessary financial security. 26.415.140® Demolition by Neglect I It is the intent of this ordinance to address the range of circumstances that affect the preservation of the community's significant historic and architectural resources. It is - further recognized that many historic buildings and structures are lost because of deterioration from lack of maintenance. Whether this occurs unintentionally or through deliberate decisions, the result is the same: the loss of community assets. Consequently, it is declared that the exterior features of any designated building or structure shall be preserved against decay and deterioration and kept free from structural defects. The designated structures shall receive reasonable care, maintenance and upkeep appropriate for their preservation, protection, perpetuation and use. A. Standards for Reasonable Care and Upkeep 1. The owner, or such other person who may have legal possession, custody, and control thereof of a designated property shall, upon written request by the City, repair the following exterior features if they are found to be deteriorating, or if their condition is contributing to deterioration such that it is likely to compromise the building's structural integrity or as to create orpermit the creation of any hazardous or unsafe condition to life, health or other property. These features include, but are not limited to: a. Deterioration of exterior walls, foundations, or other vertical supports that causes leaning, sagging, splitting, listing, or buckling. b. Deterioration of flooring or floor supports, or other horizontal members that causes leaning, sagging, splitting,.listing or buckling. c. Deterioration of external chimneys that cause leaning, sagging, splitting, listing or buckling. d. Deterioration or crumbling of exterior plasters or mortars. e. Ineffective waterproofing of exterior walls, roofs and foundations, including broken windows or doors. f. Defective protection or lack ofweather protection for exterior wall and roof coverings, including lack of paint or weathering due to lack of paint or other protective covering. g. Rotting, holes and other forms of decay. h. Deterioration of exterior stairs, porches, handrails, window and door frames, comices, entablatures, wall facings, omamental trim and other architectural details that cause delamination, instability, loss of shape and form or crumbling. B. Enforcement Procedures 1. The HPC may file a petition listing specific defects, in accordance with Section 26.415.110 (A), with the Chief Building Official, requesting that the official act 21 under the following procedures to require the correction ofthe defects or repairs to designated propertiesi: 2. Whenever a petition is filed, the Chief Building Official shall attempt to make direct personal contact with the owner or other such persons having legal | possession, or custody and/or his representative. Ifpersonal contact cannot reasonably be accomplished, then written notification of the specific defects purported by the HPC and a request to inspect the property within 10 days will be mailed to the owner and other such persons having legal possession, custody and control and will be posted at a conspicuous location appropriate to the identified defects. In the written notification~ the ChiefBuilding Official shall document the | nature of the specific defects and the corrective action ordered. 3. After receiving agreement from the owner, his representatives or other such persons having legal possession, custody and control of the property for an inspection, the Chief Building. Official and the HP Officer shall within ten (10) working days conduct an investigation and prepare a written report determining whether the property requires work to address conditions set forth in Section 26.415.14·000 (A)(1). 4. If the property is found to contain conditions needing correction, the owner, his representative or other such persons having legal possession, custody and control of the property will be served within fourteen (14) days with a complaint | identifying the property deficiencies and providing notice that a hearing will be held before a Hearing Officer of the City within forty-five (45) days. The purpose of the hearing is to: a. Receive evidence concerning the charge of deterioration, and b. Develop a plan and schedule for making the needed repairs in a timely fashion, such that the building is stabilized and the deterioration is arrested, and c. Ascertain whether the owner and/or other parties intend to make application for financial assistance from the City to correct the building defects. 5. Following such notice and hearing, the Hearing Officer will make a determination ifthere are any corrections required pursuant to Section 26.415.110 (A)(1) and shall state in writing the findings of fact in support of that determination. If it is determined that the building or structure is undergoing deterioration or if its condition is contributing to deterioration, the owner or other parties of interest will be served an order to repair those defective elements of the structure within a reasonable specified time frame. 6. If the owner fails to make the necessary repairs within the identified time frame, the City may undertake the work to correct the deficiencies that create any hazardous and unsafe conditions to life, health and property. The expense of this work will be recorded as a lien on the property. C. Appeal Within 30 days, the owner may appeal the decision of the Hearing Officer to the Board of Appeals and Examiners pursuant to the process established in Section 8.08 of the Aspen Municipal Code. 22 26.415.120 Benefits The City of Aspen is committed to providing support to property owners to assist their efforts to maintain, preserve and enhance their historic properties. Recognizing that these properties are valuable community assets is the basic premise underlying the provision of special procedures and programs for designated historic properties and districts. A. Historic Property Lot Split This provision provides an exemption ftom the Subdivision and Growth Management Quota System, pursuant to 26.480.030 and 26.470.070 allowing owners of designated historic properties to create a second unit in addition to the historic building on their lot through the subdivision of the property. 1. An application for a lot split of a designated historic property may be filed by the owner by providing the standard information se,fefth-in required in Section ~ 26.480.·030(A*®304. 2. The procedure for the review of a historic lot split application is a two-step process including a public hearing before the HPC and the City Council. Notice for these hearings includes publication, mailing and posting pursuant to Section 26.304.060 (E)(3) (a)(b) and (c). 3. Staff will review the submittal material and prepare a report with relevant information and a recommendation to continue. approve, approve with conditions or disprove and the reason for the recommendation. M. The HPC may approve a resolution, recommending that City Council approve, approve with conditions or disapprove the application. 42. The City Council may, by ordinance, approve, approve with conditions or | disapprove the application. B. Fariances Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district ~ than what would be required withhY the underlying zoning's dimensional standards. 1. The HPC may grant variances ofthe Land Use code for desigiated properties to allow: a. Development in the side, rear and front setbacks; b. Development that does not meet the minimum distance requirements between buildings; c. Up to five (5) percent additional site coverage; d. Less open space than required for the on-site relocation of commercial historic properties. 2. In granting a variance, the HPC must make a finding that such a variatienance: ~ a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character ofthe historic property. an adioining designated historic properly or historic district. 23 C. Parking Parking reductions are permitted for designated historic properties on sites unable to contain the Fequifed number of on-site parking spaces required by the underlying zoning. 1 Commercial designated historic properties may receive waivers ofpayment-in-lieu fees for parking reductions. 1. The parking reduction and waiver of payment-in-liue fees may be approved! upon a finding bv the HPC that it will enhance or mitigate an adverse impact on the historic significance or architectural character of a designated historic property. an adioining designated property or a historic district. D. Conditional Uses A variety of conditional uses are allowed for designated historic properties. These uses are identified in Section 26.710 E. Floor Area Bonus 1. 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: at. The design ofthe project meets &11 applicable design guidelines; and b.2. The historic building is the key element of the property and the -addition is is incorporated in a manner that maintains the visual integrity ofthe historic building incorporated in a manner that maintains the visual integrity of the historio building and/or £3. The work restores the existing portion of the building to its historic appearance; and/or d.4. The new construction is reflective of the proportional patterns found -in the historic building's form, materials or openings historic building': form, materials or openings; and/or e.6. The construction materials are of the highest quality; and/or f.6. An appropriate transition defines the old and new portions ofthe building: and/or andvef 2. The project retains a historic outbuilding; and/or h.8. Notable historic site and landscape features are retained. 2. Granting o f additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple elements described above will have a greater likelihood ofbeing awarded additional floor area. 3. The decision to grant a Floor Area Bonus for Major Development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to 24 Section 26.415.070(D). No development application that includes a request for a Floor Area Bonus may be submitted until after the applicant has met with the HPC is a work_session to discuss how the proposal might meet the bonus | considerations. E. Exemption from Growth Management Quota System Requirements Certain types of development on designated historic properties are exempt from the Growth Management Quota System and have reduced impact mitigation requirements. ~ Refer to Section 26.470(C) and (D) for further information. ¥. Waiver of Fees Designated historic properties may apply for the waiver ofvarious City fees if it can be demonstrated the waiver shall assist in the preservation of the designated historic property . 26.415.13020 Appeals, Notice to City Council and Call-Up I A. Appeal Any action by the HPC in approving, approving with conditions or disapproving a development order and an associated Certificate of Appropriateness for Major Development, Demolition Approval, or Relocation Approval may be appealed to the City Council by the applicant or a property owner within three hundred (300) feet ofthe subject property in accordance with the procedures set forth in Chapter 26.316. B. Notice to City Council Following the adoption of a resolution approving, approving with conditions or disapproving a development application for a Certificate of Appropriateness for Major Development, Demolition Approval or Relocation Approval of a designated property, the HPC shall promptly notify the City Council of its action to allow the City Council an opportunity to avail itself ofthe Call Up procedure set forth in Section 26.415.1320(C I , and (D). C. Call-Up The City Council may order Ceall_12-up of any action taken by the HPC as described undetin Section 26.415.01030(:A) within thirty (30) days of the decision, action or determination. Consequently no associated permits can be issued during the 30-day call up period. D. City Council Action on Appeal or Call-Up \ The City Council shall consider the application on the record established before the HPC. The City Council shall affirm the decision ofthe HPC unless there is a finding that there was a denial of due process, or the HPC has exceeded its jurisdiction or abused its discretion.. The City Ceouncil shall take such action as is deemed necessary to remedy | said situation, including, but not limited to: 1. Reversing the decision, 2. Altering the conditions of approval 3. Remanding the application to the HPC for rehearing 25 26.415.140® Variances by other City Review Bodies | If an application for a variance involving a designated property is before the Board of Adjustment or the Planning and Zoning Commission, the HPC will be given the opportunity to make a written recommendation as to its approval. The Board of Adjustment or the Planning and Zoning Commission will not take action on said development application for a variance pursuant to Chapter 26.314, without receiving the written recommendation from the HPC. 26.415.15040 Penalties | Any person violating the provisions of Sections 26.415.070 through 26.415.100 will be subject to the general penalty provisions ofthis Title. A. Additional Penalties Additional penalties for the violation of Sections 26.415.070 through 26.415.100 include: 1. Any person who constructs, alters, relocates, changes the appearance or demolishes a designated property in violation of any section may be required to restore the building, structure or setting to its appearance prior to the violation. 2. Following notice and public hearing, the HPC shall prohibit the owner, successor, or assigns from obtaining a building permit for the subject property for a period ofup to ten (10) years from the date of the violation. The City shall | initiate proceedings to place a deed restriction on the property to ensure enforcement ofthis penalty. The property owner shall be required to maintain the property during that period of time in conformance with the Standards for Reasonable Care and Upkeep set forth in Section 26.415.100(Al. 3. 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We believe in meeting the needs ofhistoric property owners halfway. Aspen's preservation benefits are in response to tight historic preservation controls that have been legislated by City Councils since 1972. The Community Development Department and Historic Preservation Commission (HPC) are dedicated to assisting the property owner in renovating and maintaining their property. Aspen is unique. Its historic resources and spirit of community cannot be duplicated elsewhere in the world. It is this basic character that has helped make this town both economically vital and cherished by many. All properties listed on the "Aspen Inventory of Historic Landmark Sites and Structures" are eligible for the benefits listed below. 0 0 FINANCIAL BENEFITS *Rehabilitation Grant Fund (# 4 Priority on the Survey) The City will offer Rehabilitation Grant Funding Assistance for privately owned properties. The source of money for this program will be a grant from the State Historical Fund and/or a contribution from the City General Fund. The Community Development Department will establish a basic application form for grant funding. The grant money must be used for preservation related improvements to the exterior of the building. The owner must provide a 25% cash match. For any building which the public has access to, the cash match may be spent on the interior for any activity. For private homes, the cash match shall be for preservation related improvements to the exterior o f the building. The grant funds shall be awarded on a competitive basis and the maximum award for any one project shall be 25% of the overall cost of qualified work. The Historic Preservation Commission shall review applications on a bi-annual basis and make a recommendation to City Council as to the priority for funding. Council shall fund the grants recommended by HPC if money is available that calendar year. *Rehabilitation Loan Fund (#4 Priority on the Survey) City Council may approve a zero interest loan in an amount up to $25,000 for any property that is violation of Section 26.415.100 of the Land Use Code, "Demolition by Neglect" or for any property which is recommended for grant funding by HPC but cannot receive that money because the annual grant fund has been exceeded. The property owner must indicate financial need to qualify. These one-time loans are repaid at time of transfer-of-title or at the end of ten years, whichever comes first. *Special Tax Valuation Program (#1 Priority on the Survey) All properties listed on the "Aspen Inventory of Historic Landmark Sites and Structures" shall receive a refund of the City portion of their property tax on an annual basis. *Conservation Easement Program The City will accept a "Conservation Easement" from a property owner who wishes to forgo any of the allowed square footage on their property in exchange for a Federal Tax deduction. A deed restriction will be filed on the site to show that future development is limited. The 500 square foot floor area bonus cannot be donated as a conservation easement. *Acquisition/Relocation Fund (#13 Priority on the Survey) The City will create a funding source to provide the opportunity to acquire or relocate a historic property that is of significance to the town as a whole in order to prevent demolition when a "Certificate of Economic Hardship" has been issued. The City could resell the property to an owner who is willing to rehabilitate the structure. *Citv-owned Building Rehabilitation Fund The City shall give priority in the Asset Management Plan to budgeting the funds necessary to adequately maintain, rehabilitate or restore City-owned designated properties. DEVELOPMENTAL BENEFITS Dimensional Variances (#2 Priority on the Survey) The following variances can be approved if it is shown that they are part of a proposed development which has no negative impact on the character-defining features of the designated property or historic district.: Side, rear and front yard setbacks Minimum required distance between buildings Maximum floor area may be exceeded up to 500 sq. ft. Variance to exceed the allowed site coverage by up to 5% o Parking waivers and waivers of cash-in-lieu fees are permitted on sites unable to contain the required number of on-site parking spaces required by underlying zoning o Open space dimensional requirements may be varied for the on-site relocation of commercial landmarks Increased density (#9 Priority on the Survey) Two detached single family dwelling units or a duplex are allowed on smaller size lot than is required for a non-designated property in the following zone digtricts: lit- 6, R-15, R-154 RMF, O *Historic Landmark Lot Split (#9 Priority on the Survey) When a designated parcel is at least 9,000 square feet in size, subdivision into two parcels, neither ofwhich is smaller than 3,000 square feet in size, for the purpose of creating up to three residential dwelling units is allowed in the following zone districts: R-6, R-15, R-154 RMF, O. Waiver of Fees Waiver of Park Dedication Fees may be approved by City Council. Conditional Uses Certain land uses may be permitted in a given zone district only for designated properties. Refer to the zone district information in the Land Use Code for a complete list. 0000 Exemption from the Growth Management Ouota System (#3 Priority on the ~ Survey) Change-in-use with no expansion of net leasable square footage requires no impact mitigation. Expansions of designated properties are only required to mitigate growth impacts whdn net leasable and floor area ratios are increased. When a development is required to mitigate for affordable housing, the amount of housing that must be provided on site or through a cash-in-lieu payment is reduced by 1% for every 1 % the project is under the maximum allowed floor area. Designated properties do not have to compete for Growth Management Quota System Allocations. *Transfer of Development Rights (TDR) (#7 Priority on the Survey) Owners of designated properties will be allowed to sell unused development rights in increments of 250 sq. foot to "receiving sites" in the downtown where the City wishes to facilitate greater density. The free market will determine the value ofthe TDR's. A deed restriction will be filed on the "sending site" to show that future development is limited. The 500 square foot floor area bonus cannot be sold as a TDR. TECHNICAL ASSISTANCE *Design Services (#10 Priority on the Survey) The City will establish a fund to provide design services to assist property owners in planning and undertaking improvements to designated HP Properties. The program will 0 initially be made available only to small lodges for work that includes identification of specific types of improvements needed, for instance compliance with ADA, preparation of a "Historic Structures Report," which assesses the overall condition of the building and provides long term guidance in planning or undertaking maintenance or improvements. The City will use an RFQ process to identify professionals who have expertise in historic preservation and who would be available to complete this work on a contract basis. The maximum expenditure for any one property will be $10,000. This money cannot be used for the planning of any new construction unless it is restorative in nature. *Tax Credit Applications (#5 Priority on the Survey) City Planning Staff will assist property owners in participating in state and federal rehabilitation tax credit programs by helping with the preparation of application materials, undertaking the necessary reviews and obtaining certification. A 20% State Rehabilitation Income Tax Credits is available for locally designated properties and may be combined with a 20% Federal Income Tax Credit which is available for income producing properties listed on the National Register of Historic Places. *Communitv Initiated Development The City will consider opportunities to be involved in public-privately funded rehabilitation efforts, building expansion or infill projects that demonstrate good historic preservation practices. 0 0 Building Codes (#6 Priority on the Survey) The Uniform Building Code (UBC) provides for flexibility in its application to historic structures. In addition to the UBC, the City has adopted the Unifonn Code for Building Conservation (UCBC) to assist owners in making repairs in a manner which minimizes intrusion into the historic structure. PROMOTIONAL EFFORTS *Cultural Heritage Tourism (#11 Priority on the Survey) Through grants or other outside sources of funding, the City will facilitate collaborative partnerships among tourist industry sectors, historic property owners and cultural heritage attractions to create a marketing strategy and marketing products to attract visitors interested in the distinctive historic character ofAspen. *Public Education (#12 Priority on the Survey) The City will prepare brochures, publications and video program that educate residents and visitors about the significance of designated historic properties. Preservation Honor Awards The Aspen Historic Preservation Commission will present an awards luncheon on an annual basis to recognize exemplary historic preservation efforts. 0 *Historic Markers (#8 Priority on the Survey) The City will provide a historic marker of a standard design for any owner of a designated historic property to install on their building. The City may also develop a marker or signage program to recognize designated historic districts. * Indicates a new benefit. 0 PREFERENCE FOR HISTORIC PRESERVATION BENEFITS BASED ON A PROPERTY OWNER SURVEY* 1. Allow a reduction, deferral, or other relief from property tax liability for historic properties. 2. Allow variances from dimensional requirements (such as setbacks and maximum noor area.) 3. Provide exemptions from the Growth Management Quota system (GMQS), to allow for a simpler review process and to provide reductions or waivers of certain development costs. 4. Provide funding, in the form of grants or loans, to private property owners for building repair. 5. Provide assistance in the preparation and submittal of applications for state and federal tax credits. 6. Allow exemptions from certain requirements of the Uniform Building Code. 7. Allow transfer of development rights, wherein a property owner could sell undeveloped floor area from their site for use on another Aspen property in 250 square foot increments. Value will be determined by the market. 8. Provide markers, plaques, and signage to identify historic properties and districts. 9. Grant additional development rights, such as the right to subdivide and sell a portion of the property for the development of another residence. 10. Provide educational materials, or technical expertise, through City staff or contract services at the City's expense, on subjects related to maintaining, rehabilitating or restoring historic properties. 11. Facilitate partnerships among various local businesses and organizations to promote Aspen as a destination for those interested in heritage tourism. 12. Prepare brochures and other information promoting Aspen's historic character. 13. Establish a city fund to acquire historic properties on an "emergency" basis. *83 out of 370 surveys were returned. Historic Context Evaluation for Twentieth Century Resources Properties which are listed, or are under consideration for listing, on the "Aspen Inventory of Historic Landmark Sites and Structures," and which are associated with the 19th century will remain designated or be nominated for designation unless they do not meet a minimum level of "integrity," as evaluated through an "Integrity Assessment Form." These properties will not have to prove that they individually played a significant role in Aspen's history because it has been agreed that their antiquity in and of itself is vitally important to the town. Properties which are under consideration for listing on the "Aspen Inventory of Historic Landmark Sites and Structures" and which are associated with Aspen in the 20th century will be evaluated through a two step process. First, the properties will be reviewed in relationship to the following worksheet to assess their role in the history of the community. The property must achieve at least two checkmarks on the worksheet below to be pursued further. Second, an integrity assessment will be completed to detennine how altered or intact the resource is based on its architectural style. The property must reach the minimum threshold score identified on the "Integrity Assessment Form" to be discussed for designation. Following the completion of the preliminary evaluation process, the Historic Preservation Commission will, in public meetings, develop a preservation plan to prioritize which resources should be nominated for designation. WORKSHEET ~ Yes No Can the property be documented to be associated with an important event, pattern of events, or a historic trend in Aspen's, Colorado's, or the Nation's development? The Development ofAmerican Tourism in the 2001 Century O 0 The Automobile's Influence on Postwar America O 0 The Expansion of Western Communities in the latter 20th O O Century The Development of 20th Century American Recreation and Leisure Pursuits O 0 The Development of the Ski Industry O 0 The Development and Spread of the Corporate Humanism Ethic O 0 Briefly comment on the way in which the property is 0 associated with the theme: Does the property have a strong association with the life of any of the following people who have made contributions to National, State, Regional or Local history? Aspen Hall of Fame Members, including: Herbert Bayer Elizabeth and Walter Paepcke Friedl Pfeifer Andre Roch Ted Ryan Fritz Benedict DRC Brown Tom Sardy Frank Willoughby ~ Courtlandt Barnes 0000000000 0000000000 Dick Durrance 0 Fred Iselin Marge and Henry Stein Fred Braun Rose and Edgar Stanton John Herron Paul H. Nitze Eve Homeyer Peggy and Red Rowland Mortimer Adler Billy Fiske TJ Flynn Jeanne and Wilton Jaffee Hildur Anderson Franz Berko Svea and Lawrence Elisha Mona Frost Ruth Humphreys Brown Betty Pfister Nancy and Bob Oden Ruth Whyte Claire Sandersen Jack dePagter Steve Knowlton 0 Marian and Ralph Melville Joy and Sam Caudill Whip Jones John and Frank Dolinsek Bil Dunaway Tage Pedersen Ilarold Whitcomb Isabel and Stuart Mace Alberta and Jim Moore Klaus Obermeyer Any 1 0th Mountain division members Aspenites in the Colorado Ski Hall of Fame. including: Bob Beattie Fredric "Fritz" Benedict Darcey Brown Adolph Coors III Dick Durrance William Hodges, Jr. Fred Iselin 0 Steve Knowlton 0000000000000000000000000000000000 0 00000000 0000000000000000000000000000000000 0 00000000 Bill Marolt Bob Maynard Andy Mill Klaus Obermeyer Walter Paepcke Freidl Pfeifer Harold "Red" Rowland Ted Ryan Gale "Spider" Spence Frank Willoughby Briefly comment on the association between the person and the property: Does the property clearly have the distinctive physical characteristics of a building form or type, architectural style, engineering technique or example of artistic values that may be said to have shaped the identity of Aspen? A lodge An institutional building A ski mountain building Log construction Log Kit construction Rustic Style Wrightian Style International Style Chalet style Commercial-Themed Architecture Campus planning The work of a recognized designer Briefly comment on what the physical characteristics are: Does the property have some superlative quality, such as being the "first, 9, 66 last," or "only," example? 0 0 Briefly comment on what that quality is: 0000000000 000000000000 0000000000 000000000000 INTEGRITY ASSESSMENT- 19 TH CENTURY MINER'S COTTAGE 0 Integrity is the ability of a property to convey its significance. • LOCATION Location is the place where the historic property was constructed or the place where the historic event occurred. 5- The structure is in its original location. 4- The structure has been moved within the original site but still maintains the original alignment and proximity to the street. 3- The structure has been moved to another site, still within the historic Aspen townsite. 0- The structure has been moved to a location which is dissimilar to the original site. TOTAL POINTS (maximum of 5) = • DESIGN Design is the combination of elements that create the form, plan, space, structure, andstyle of a property. BUILDING FORM 10- The original plan fonn, based on Sanborne maps or other authenticating 0 documentation, is unaltered and there are no recent additions. 8- The structure has been expanded but the original plan form is intact and the addition(s) would meet the current design guidelines. 6- The plan form has been more altered, but the addition would meet the design guidelines. 4- The structure has been expanded in a less desirable manner, but if the addition were removed, at least 50% ofthe building's original walls would remain. 2- The structure has been expanded and the addition overwhelms the original structure , destroying more than 50% of the building's original walls. 0- Two historic structures have been linked together and the original character of the individual structures is significantly affected. ROOF FORM 10- The original gable, or cross gable, roof form and the original porch roof are unaltered. 8- The original main roof is intact but the porch roof has been altered. 6- Dormers have been added to the structure or additions have been made that alter the roof form, but the changes would meet the design guidelines. 2- Alterations to the roof have been made in a less sensitive manner, not in conformance with the design guidelines. 1 0- Less than 50% of the original roof form remains. SCALE 5- The original one story scale of the building, and its character as a small cottage is intact. 4- The building has been expanded, but the ability to perceive the original size of the 3 or 4 room home, is preserved. 3- The building has been expanded and the scale of the original portion is discernible. 0- The scale of the building has been dramatically affected by a large addition, whose features do not reflect the proportions ofthe historic structure. FRONT PORCH 10- The front porch is not enclosed and original decorative woodwork remains. 8- The front porch is enclosed but maintains an open character and some original materials. 6- The front porch is not original, but has been restored in an accurate manner, per the design guidelines. 2- The front porch has been enclosed and most original materials are gone. 0- The original front porch is completely gone or replaced with a porch which would not meet the design guidelines. DOORS AND WINDOWS 10- The typical door and window pattern on the original house is intact- two doors off the front porch, large double hung windows in gable ends, and tall, narrow double hung windows placed "sparsely" on building walls. 8- Less than 50% of the door and window openings on the original building are new and the original door and window openings are intact. 2- More than 50% of the door and window openings on the original building are new and/or some of the original opening sizes have been altered. 0- Most or all of the original door and window openings have been altered. - SIMPLICITY OF DESIGN 5- The overall sense of "modestf' in design and detailing on the original structure is intact. 0- New, non-historic trim and other decoration have been added to the building and have altered its character. TOTAL POINTS (maximum of 50) = 2 • SETTING Setting is thephysicalenvironment of a historicproperty. 0 PROXIMITY TO SIMILAR. STRUCTURES 5-· The structure is one of a set (at least three) of buildings from the same period in the immediate area. 3- The building is part of a neighborhood that has numerous remaining buildings from the same period. 0- The building is an isolated example from the period. HISTORIC LANDSCAPE FEATURES 5- A number of elements of the original landscape are in place, including, historic fences, walkways, plant materials and trees, and ditches. 3- Few or no elements of the original landscape are present, but the current landscape supports the historic character of the home. 0- The current landscape significantly obscures views of the structure. TOTAL POINTS (maximum of 10) = • MATERIALS Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. EXTERIOR WOODWORK 0 10- Most of the original woodwork, including clapboard siding, decorative shingles in gable ends, trim, fascia boards, etc. remain. 6- Original siding has been replaced, but trim and other elements remain. 6- Original siding is intact but trim or other elements have been replaced. 0- All exterior materials have been removed and replaced. DOORS AND WINDOWS 10- All or most ofthe original door and window units are intact. 8- Some window and door units have been replaced, but with generally accurate reconstructions of the originals. 6- Most of the original windows have been replaced, but with generally accurate reconstructions of the originals. 0- Windows and/or doors units have been replaced with inappropriate patterns or styles. TOTAL POINTS (maximum of 20) = 0 3 • WORKMANSHIP Workmanship 'is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. 0 DETAILING AND ORNAMENTATION 5- The original detailing is intact. 3- Detailing is discernible such that it contributes to an understanding of its stylistic category. 0- New detailing has been added that confuses the character of the original structure. 0- The original detailing is gone. FINISHES 5- All exterior woodwork is painted and masonry unpainted. 4- All exterior woodwork is painted and masonry is painted. 3- Wood surfaces are stained or modern in appearance but masonry is unpainted. 2- Wood surfaces are stained or modern in appearance and the masonry is painted. TOTAL POINTS (maximum of 10) = • ASSOCIATION Association is the direct link between an important historic 0 event or person and a historic property. 5- The property would be generally recognizable to a person who lived in Aspen in the 19th century. TOTAL POINTS (maximum of 5) = • BONUS POINTS UNIQUE EXAMPLE 5- The design of the building is unique or one of a small group among the miner's cottages. (i.e.It has Italianate or Second Empire detailing.) OUTBUILDINGS 4- There are outbuildings on the property that were built during the same period as the house. MASONRY 5- Original brick chimneys and/or a stone foundation remins. PATINA/CHARACTER 5- The materials have been allowed to acquire the character of age and are obviously weathered. 4 0 MAXIMUM NUMBER OF POINTS= 100 (and up to 20 bonus points) MINIMUM THRESHOLD FOR DESIGNATION= 50 POINTS 0 0 5 INTEGRITY ASSESSMENT- 19TH CENTURY HIGH STYLE RESIDENCE Integrity is the ability of a properly to convey its signijicance. 0 • LOCATION Location is the place where the historic property was constructed or the place where the historic event occurred. 5- The structure is in its original location. 4- The structure has been moved within the original site but still maintains the original alignment and proximity to the street. 3- The structure has been moved to another site, still within the historic Aspen townsite. 0- The structure has been moved to a location which is dissimilar to the original site. TOTAL POINTS (maximum of 5) = • DESIGN Design is the combination of elements that create the form, plan, space, structure, and style of a property. BUILDING FORM 10- The original plan form, based on Sanborne maps, is unaltered. There is no recent addition. 8- The structure has been expanded but the original plan form is intact and the addition(s) would meet the design guidelines. 6- The plan form has been altered, but the addition would meet the design guidelines. 4- The structure has been expanded in a less desirable manner, but if the addition were removed, at least 50% of the building's original walls would remain. 2- The structure has been expanded and the addition overwhelms the original structure and has destroyed more than 50% of the building's original walls. 0- Two historic structures have been linked together and the original character of the individual structures is significantly affected. ROOF FORM 10- The original roof form and the original porch roof are unaltered. 8- The original main roof is unaltered but the porch roofhas been altered. 6- Dormers have been added to the structure or additions have been made that alter roof form that would meet the current design guidelines. 2- Alterations to the roof have been made in a less sensitive manner. 0- Less than 50% of the original roof form remains. 0 1 SCALE 5- The original scale and proportions of the building are intact. 4- The building has been expanded, but the overall impression of it as a l M or 2 story structure, with a relatively small footprint, is retained. 3- The building has been expanded and the scale of the original portion is discernible. 0- The scale of the building has been negatively affected by a large addition, whose features do not reflect the scale or proportions of the historic structure. FRONT PORCH 10- Front porch is not enclosed and original decorative woodwork remains. 8- Front porch is enclosed but maintains open character and some original materials. 6- The front porch is not original, but has been restored in an accurate manner, per the design guidelines. 2- Front porch has been enclosed and most original materials are gone. 0- Original front porch is completely gone. DOORS AND WINDOWS 10- The original door and window pattern is intact. 8- Less than 50% of the doors and windows are new and the original openings are intact. 2- More than 50% of the doors or windows have been added and/or some of the original opening sizes have been altered. 0- Most of the original door and window openings have been altered. COMPLEXITY OF DESIGN 5- The overall sense of "elegance" in design and detailing is intact. 0- Detailing has been removed and the building has a "plain" appearance. TOTAL POINTS (maximum of 50)= • SETTING Setting is the physical environment of a historic property. PROXIMITY TO SIMILAR STRUCTURES 5- The structure is one of a set (at least three) of buildings from the same period in the immediate area HISTORIC LANDSCAPE FEATURES 5- Certain elements of the original landscape are in place, including, historic fences, walkways, plant materials and trees, and ditches. 2 3- No elements of the original landscape are present, but the current landscape supports the historic character ofthe home. 0 0- The current landscape significantly obscures views of the structure. TOTAL POINTS (maximum of 10) = • MATERIALS Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. EXTERIOR WOODWORK 5- Most of the original woodwork, including siding, decorative shingles, trim, fascia boards, etc. remain. 4- Original siding has been replaced, but trim and other elements remain. 3- Original siding is intact but trim or other elements have been replaced. 0- All exterior materials have been removed and replaced. Note that this factor alone may eliminate a building from consideration, unless the original form of the building is very intact. DOORS AND WINDOWS 5- All or most of the original door and window units are intact. 4- Window and door units have been replaced but with generally accurate reconstructions of the original windows or doors. 3- Windows and/or doors units have been replaced with inappropriate ~~ patterns or styles. 1- Most of the original windows have been replaced and/or new windows have been added. 0- The size and configuration of most of the original door and window units or openings have been altered. MASONRY 5- Original brick chimney and/or stone foundation remains. 0- Original brick chimney and/or stone foundation are gone. TOTAL POINTS (maximum of 15) = • WORKMANSHIP Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. DETAILING AND ORNAMENTATION 10- Original detailing is intact. 8- Detailing is discemable such that it contributes to an understanding of its stylistic category. 3 ' 0- New detailing has been added that confuse the character of the original house. FINISHES 5- All exterior woodwork is painted and masonry unpainted. 3- Wood surfaces are stained or modern in appearance but masonry is unpainted. 3- Masonry is painted. TOTAL POINTS (maximum of 15) = • ASSOCIATION Association is the direct link between an important historic event or person and a historic property. 5- The property would be generally recogizable to a person who lived in Aspen in the 19th century. TOTAL POINTS (maximum of 5) = • BONUS POINTS UNIQUE EXAMPLE 5- The style of the building is unique or one of a small group among the19th century high style homes left in Aspen. (i.e. It is Second Empire, Dutch Revival, or another unusual style.) OUTBUILDINGS 5-There are outbuildings on the property that were built during the same period as the house. PATINA/CHARACTER 5- The materials have been allowed to acquire the character of age and are obviously weathered. MAXIMUM NUMBER OF POINTS= 100 (and up to 15 bonus points) MINIMUM THRESHOLD FOR DESIGNATION= 50 POINTS 4 INTEGRITY ASSESSMENT- 19 TH CENTURY COMMERCIAL Integrity is the ability Of a property to convey its significance. • LOCATION Location is the place where the historic property was constructed or the place where the historic event occurred. 10- The structure is in its original location. 8- The structure has been moved within the original site but still maintains the original alignment and proximity to the street. 5- The structure has been moved to another site, still within the historic Aspen townsite. 0- The structure has been moved to a location which is dissimilar to the original site. TOTAL POINTS (maximum of 10) = • DESIGN Design is the combination of elements that create the form, plan, space, structure, and style of aproperty. BUILDING FORM 10- The original plan form, based on Sanborne maps, is still intact. 8- The structure has been expanded in plan, but the original form is easy to perceive and the addition(s) would meet the current design guidelines. 6- The structure has been expanded in a less desirable manner, but the character of the form of the building from the streetview has been preserved. 0- The structure has been expanded to the detriment of the streetscape elevation. ROOF FORM/CORNICE LINE 10- The original roof form and decorative cornice are unaltered. There is no rooftop addition. 8- The roof form has been altered by a rooftop addition, but the addition would meet the design guidelines. 2- The rooftop addition conflicts with the characteristic roof form of the building. SCALE 5- The original scale and proportions ofthe building are intact. 0- The scale of the building has been negatively affected by a large addition, whose features do not reflect the scale or proportions of the historic structure. 1 STOREPRONT 10- The original storefront and associated features (recessed entry, kickplates, transom windows, etc.) remains. 5- The storefront has been altered, but some original materials remain. 0- The original storefront is completely gone. DOORS AND WINDOWS 10- The original door and window pattern is intact. 8- Less than 50% of the doors and windows are new and the original openings are intact. 4- More than 50% of the doors or windows have been added and/or some of the original opening sizes have been altered. 0- Most of the original door and window openings have been altered. TOTAL POINTS (maximum of 45)= • SETTING Setting is the physical environment of a historic property. PROXIMITY TO SIMILAR STRUCTURES 5- The structure is one of a set (at least three) of buildings from the same period in the immediate area. PATTERNS AMONG SURROUNDING BUILDINGS 5- The building contributes to creates a continuous pattern of elements with adjacent buildings by aligning windows, cornicelines, etc. TOTAL POINTS (maximum of 10) = • MATERIALS Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. EXTERIOR SURFACES 10- The original primary wall materials remain and are in good condition. 5- The original primary wall materials, if the building is masonry, have been sandblasted or are in very poor condition. 0- Less than 50% of the original primary wall materials remain. EXTERIOR WOODWORK 5- Most of the original woodwork, including siding, trim, fascia boards, etc. 0 remain, 4- Original siding has been replaced, but trim and other elements remain. 2 3- Original siding is intact but trim or other elements have been replaced. 0- All exterior woodwork has been removed and replaced. Note that, if wood 0 was the primary exterior material, this factor alone may eliminate a building from consideration, unless the original form of the building is very intact. DOORS AND WINDOWS 5- All or most ofthe original door and window units are intact. 4- Window and door units have been replaced but with generally accurate reconstructions of the original windows or doors. 3- Windows and/or doors units have been replaced with inappropriate patterns or styles. 1- Most of the original windows have been replaced and/or new windows have been added. 0- The size and configuration of most of the original door and window units or openings have been altered. TOTAL POINTS (maximum of 20) = • WORKMANSHIP Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. DETAILING AND ORNAMENTATION 5- Original detailing is intact. 3- Detailing is discernable such that it contributes to the understanding of its stylistic category. 0- New detailing has been added that confuse the character of the original building. FIIVISHES 5- All exterior woodwork is painted and masonry unpainted. 3- Wood surfaces are stained or modern in appearance but masonry is unpainted. 3- Masonry is painted. TOTAL POINTS (maximum of 10) = • ASSOCIATION Association is the direct link between an important historic event or person and a historic property. The property would be generally recognizable to a person who lived in Aspen in the 19th century. TOTAL POINTS (maximum of 5) = 3 • BONUS POINTS UNIQUE EXAMPLE 5- The design of the building is unique or one of a small group among the 19th century commercial buildings (i.e.It is false front or has Italianate or Second Empire detiling.) PATINA/CHARACTER 5- The materials have been allowed to acquire the character of age and are obviously weathered. MAXIMUM NUMBER OF POINTS= 100 (and up to 10 bonus points) MINIMUM THRESHOLD FOR DESIGNATION= 50 POINTS 4 INTEGRITY ASSESSMENT- CHALET Integrity is the ability of a property to convey its signijicance. • LOCATION Location is the place where the historic property was constructed or the place where the historic event occurred. 5 - The structure is in its original location. 3 - The structure has been moved within the original site but still maintains the original alignment and proximity to the street. 0 -The structure has been moved to a location that is dissimilar to its original site. TOTAL POINTS (maximum of 5) • DESIGN Design is the combination of elements that create the form, plan, space, structure, and styte Of a property. BUILDING FORM 10 - The original plan form, based on authenticating documentatio, is still intact. 6 - The plan form has been altered, but the addition would meet the design guidelines. 0 - Alterations and/or additions to the building are such that the original form of the structure is obscured. ROOF FORM 10 -The original roof form is unaltered. 6 - Additions have been made that alter roof form that would meet the current design guidelines. 0 -Alterations to the roof have been made that obscure its original form. SCALE 5 - The original scale and proportions of the building are intact. 3 - The building has been expanded but the scale of the original portion is intact and the addition would meet the design guidelines. 0 - The scale of the building has been negatively affected by additions or alterations. EXTERIOR BALCONIES AND WALKWAYS 5- The exterior balconies, walkways and their decorative form are intact. 3- The exterior balconies and walkways have been enclosed but maintains open character and retains some original materials. 1- The exterior balconies and walkways have been enclosed or most original materials are gone. 0- Original exterior balconies and walkways are gone. DOORS AND WINDOWS 10- The original door and window pattern are intact. 8- Some of the doors and windows are new but the original openings are intact. 4- More than 50% of the doors or windows have been added and/or the original opening sizes have been altered. 0- Most of the original door and window openings have been altered. CHARACTER-DEFINING FEATURES 3- The form and features that define the Chalet style are intact. 3- There are minor alterations to the fonn and features that define the Chalet style. 1- There have been major alterations to the form and features that define the Chalet style. TOTAL POINTS (maximum of 45) = • SETTING Setting is the physical environment of a historic property. 5- The physical surroundings are similar to that found when the structure was originally constructed. 3-There are minor modifications to the physical surroundings but the changes 0 conform to the design guidelines. 0- The physical surroundings detract from the historic character of the building. TOTAL POINTS (maximum of 5) = • MATERIALS Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. EXTERIOR SURFACES 15- The original combination of exterior wall materials and the decorative trim materials are intact 10- There have been minor changes to the original combination of exterior wall materials and the decorative trim materials. 5- There have been major changes to the original combination of exterior wall materials and the decorative trim materials. 0- All exterior materials have been removed or replaced. Note that this factor alone may eliminate a building from consideration, unless the original form of the building is very intact. 0 DOORS AND WINDOWS 10-All or most of the original doors and windows units are intact. 5- Most of the original door and windows have been replaced but the new units would meet the design guidelines. 0- Most of the original door and window units have been replaced with units that would not meet design guidelines. TOTAL POINTS (maximum of 25) = • WORKMANSHIP Workmanship is the physical evidence Of the crafts of a particular culture or people during any given period in history or prehistory. DETAILING AND ORNAMENTATION 15- Original detailing and ornamentation is intact 10- There have been some alterations or loss ofthe original detailing and alteration. 5-Some detailing is discernible such that it contributes to its understanding its stylistic category FINISHES & COLOR SCHEME 5- The finishes and color scheme that define the Chalet style are intact 3- There have been minor alterations to the finishes and color scheme that define the Chalet style. 2- There have been substantial alterations to the finishes and color scheme 0 that define the Chalet style. TOTAL POINTS (maximum of 20) MAXIMUM NUMBER OF POINTS= 100 MINIMUM THRESHOLD FOR DESIGNATION= 75 POINTS 0 INTEGRITY ASSESSMENT- MODERN (WRIGHTIAN & INTERNATIONAL) Integrity is the abilio; of a propeny to convey its significance. • LOCATION Location is the place where the historic property was constructed or the place where the historic event occurred. 5 - The structure is in its original location. 3 - The structure has been moved within the original site but still maintains the original alignment and proximity to the street. 0 -The structure has been moved to a location that is dissimilar to its original site. TOTAL POINTS (maximum of 5) • DESIGN Design is the combination ofelements that create theform, plan, space, structure, and style of a property. BUILDING FORM 10 - The original plan form, based on authenticating documentatio, is still intact. 6 - The plan form has been altered, but the addition would meet the design guidelines. 0- Alterations and/or additions to the building are such that the original form of the structure is obscured. ROOF FORM 10 -The original roof form is unaltered. 6 - Additions have been made that alter roof form that would meet the current design guidelines. 0 -Alterations to the roofhave been made that obscure its original form. SCALE 5 - The original scale and proportions of the building are intact. 3 - The building has been expanded but the scale of the original portion is intact and the addition would meet the design guidelines. 0 - The scale ofthe building has been negatively affected by additions or alterations. SOLID/VOID PATTERN 10 - The original pattern of glazing and exterior materials is intact. 6 - The original pattern of glazing and exterior materials has been altered but in a manner that would meet the design guidelines 0- The original pattern of glazing and exterior materials is altered. 0 CHARACTER-DEFINING FEATURES 10 - The horizontal or geometric form, minimalist detailing and features that relate the building to its environment are intact. 6 - There are minor alterations to the horizontal or geometric form, minimalist detailing and features that relate the building to its environment. 0 - There have been major alterations to the horizontal or geometric form, minimalist detailing and features that relate the building to its environment. TOTAL POINTS (maximum of 45) = • SETTING Setting is the physical environment of a historic property. 5- The physical surroundings are similar to that found when the structure was originally constructed. 3-There are minor modifications to the physical surroundings but the changes conform to the design guidelines. 0- The physical surroundings detract from the historic character of the building. TOTAL POINTS (maximum of 5) = • MATERIALS Materials are the physical elements that were·combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. EXTERIOR SURFACES 15- The original exterior wall materials and glazing are intact 10-There have been minor alterations to the original exterior wall materials and glazing made in a manner that conform to the design guidelines. 5- There have been major replacement ofthe original exterior wall materials and glazing made in a manner that conform to the design guidelines. 0- All exterior wall materials and glazing has been replaced. DOORS AND WINDOWS 10- All or most of the original doors and windows units are intact. 5 - Some of the original door and windows have been replaced but the new units would meet the design guidelines. 0 - The original door and window units have been replaced with units that would not meet design guidelines. TOTAL POINTS (maximum of 25) = • WORKMANSHIP Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. COMPOSITION 15 - The structural composition that distinguishes the stylistic category of Modernism is intact. 10- There have been some alterations to the structural composition that would meet the design guidelines 0 - There have been some alterations to the structural composition that would not meet the design guidelines FINISHES & COLOR SCHEME 5 - The neutral or monochromatic color scheme and finishes that define the stylistic category of Modernism is intact. 3 - There have been minor alterations to the neutral or monochromatic color scheme and finishes that define the stylistic category ofModernism. 0- There have been significant alterations to the neutral or monochromatic color scheme and finishes that define the stylistic category of Modernism. TOTAL POINTS (maximum of 20) MAXIMUM NUMBER OF POINTS= 100 MINIMUM THRESHOLD FOR DESIGNATION= 75 POINTS INTEGRITY ASSESSMENT- RUSTIC/KIT LOG Integrity is the ability Of a property to convey its significance. • LOCATION Location is the place where the historic property was constructed or the place where the historic event occurred. 5 - The structure is in its original location. 3 - The structure has been moved within the original site but still maintains the original alignment and proximity to the street. 0 -The structure has been moved to a location that is dissimilar to its original site. TOTAL POINTS (maximum of 5)= • DESIGN Design is the combination of elements that create the forms plan, space, structure, and style Of a property. BUILDING FORM 10 - The original plan form, based on authenticating documentatio, is still intact. 6 - The plan form has been altered, but the addition would meet the design guidelines. 0 - Alterations and/or additions to the building are such that the original form ofthe structure is obscured. ROOF FORM 10 -The original roof fonn is unaltered. 6 - Additions have been made that alter roof form that would meet the current design guidelines. 0 -Alterations to the roof have been made that obscure its original form. SCALE 5 - The original scale and proportions of the building are intact. 3 - The building has been expanded but the scale of the original portion is intact and the addition would meet the design guidelines. 0 - The scale of the building has been negatively affected by additions or alterations. DOORS AND WINDOWS 10-For Rustic structures, the typical door and window pattern on the original structure is intact with multi-paned fixed or easement windows located sparingly around the building. 10- For Kit Log structures, the typical door and window pattern on the original structure is intact, with a primary, street-facing multi-paned 1 window and smaller multi-paned windows located sparingly around the 0 building. 8- Less than 50% of the door and window openings on the original building are new and the original door and window openings are intact. 2- More than 50% of the door and window openings on the original building are new and/or some of the original opening sizes have been altered. 0- Most or all of the original door and window openings have been altered. SIMPLICITY OF DESIGN 5- The overall sense of "modestf' in design and detailing on the original structure is intact. 0- New, non-original trim and other decoration have been added to the building and have altered its character. CHARACTER DEFINING FEATURES 10-The simple form, minimal detailing and features that are characteristic of the building type are intact. 6 - There are minor alterations to the simple form, minimalist detailing and features that are characteristic of the building type. 0 - There have been major alterations to the simple form, minimalist detailing and features that are characteristic of the building type. TOTAL POINTS (maximum of 45) = 0 • SETTING Setting is the physical environment of a historic property. 5- The physical surroundings are similar to that found when the structure was originally constructed. 3-There are minor modifications to the physical surroundings but the changes conform to the design guidelines. 0- The physical surroundings detract from the historic character of the building. TOTAL POINTS (maximum of 5) = • MATERIALS Materials are the physical elements that were combined or deposited during a particular period Of time and in a particular pattern or configuration to form a historic property. EXTERIOR SURFACES 10- The original exterior materials, be they hand hewn logs, machine cut logs, or board and batten siding, and wood trim remain. If the building is Rustic, original masonry foundations or chimneys remain. 2 5- Some original exterior materials have been replaced. 0- All original exterior materials have been removed and replaced. DOORS AND WINDOWS 10- All or most of the original doors and windows units are intact. 5 - Some of the original door and windows have been replaced but the new units would meet the design guidelines. 0 - The original door and window units have been replaced with units that would not meet design guidelines. TOTAL POINTS (maximum of 25) = • WORKMANSHIP Workmanship is the physical evidence Of the crafts of a particular culture or people during any given period in history or prehistory. DETAILING AND ORNAMENTATION 10- The basic characteristics of the construction method are intact. For Rustic structures, the hand hewn/ hand-crafted quality of the log work or wood siding is evident. For Kit Log structures, the uniform, machine made quality ofthe logs is evident. 8- Detailing is discernible such that it contributes to an understanding of its stylistic category. 2- New detailing has been added that confuses the character of the original 0 structure. 0- The original detailing is gone. FIN-ISHES 10- All exterior wall surfaces have a natural finish, trim is painted, and masonry, if any exists, is unpainted. 5- All exterior wood is painted and masonry is unpainted. 0- All exterior wood is painted and the masonry is painted. TOTAL POINTS (maximum of 20) = MAXIMUM NUMBER OF POINTS= 100 MINIMUM THRESHOLD FOR DESIGNATION= 75 POINTS 0 3 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning Directord» A.my Guthrie, Historic Preservation Officer FROM: Chris Bendon, Senior Planner CCjibvl RE: Innsbruck Inn Redevelopment - Public Hearing (cont. from 10.10.01) Conceptual Development Exemption from Partial Demolition DATE: November 28,2001 SUMMARY: The Innsbruck Inn is a non- ~ B. designated building within the Main Street 0 .:. 14 4..0- Historic District. The applicant has applied for ii . ' S:-:I?(·al ·~ 7.:9~-,m .~ an expansion of the lodge to accommodate ¥ additional lodge rooms consistent with the City's 44#2#6--.- ..lf Lodge Preservation (LID Program. The LP ~ program allows for individual lodge properties to -iliwill"'ll""Ililirilwilpilliligilill adjust their zoning specific to their circumstance ~ .¢14 1,~ through a Minor Planned Unit Development mit,1,"76&:2'-Li,wup--im-""1~imill-Imi process. This process requires hearings before the Planning and Zoning Commission and City Tfe--*** *.4 Council. Conceptual Approval from the Historic Preservation Commission is the necessary first step in this process. This HPC review will establish the appropriate massing, height, scale, and architectural character of the project. This will help the P&Z and City Council review the PUD application and determine the appropriate zoning dimensions for the project. The applicant has significantly revised tlie application and is no longer proposing a new third floor. The addition to the west side of the building is now the entire proposed development and staff continues to have little concern about this expansion. The addition is proposed in the same character as the existing structure and is expected to have minimal impact upon the Main Street Historic District. The proposal complies with the Historic Preservation Design Guidelines. Staff is recommending approval of the Conceptual Development Plan and Exemption from the Partial Demolition Standards. APPLICANT: Innsbruck Holdings, LLC. Represented by Mitch Haas, Haas Land Planning, and Dave Gibson, Gibson Architects. PARCEL ID: 2735.124.54.001 ADDRESS: 233 West Main Street ZONING: Office (O), Main Street Historic District CURRENT AND PROPOSED LAND USE: Lodge SIGNIFICANT DEVELOPMENT (CONCEPTUAL) No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all ofthe following standards (Section 26.415.010.C.5) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a,finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. Staff Finding: The applicant is proposing an extension o f the building to the west in the same form and character as the existing building. The following categories of analysis have been provided: Massing: The proposed expansion continues the same massing as the current structure. Architectural Character: The addition is consistent with the Chalet style of the existing building. The building, however, is not listed on the Inventory of Historic Sites and Structures and deviating from the existing architectural character is not necessarily discouraged. Historic Design Guidelines: This building is 34 years old and not listed on the Inventory of Historic Sites and Structures. The Historic Preservation Design Guidelines section concerning the Main Street Historic District provides advice in several aspects of development. 2 The Goal ofthe Guidelines Section addressing Main Street states: The primary period of significance for Main Street is the mining era in Aspen. The primary goal is to preserve this character while accommodating compatible changes. In addition, individual buildings from later periods may also be of historic significance and should be preserved. Further describing the goals for Main Street, the Guidelines state: A similarity of building forms also contributes to a sense of visual continuity along Main Street. In order to maintain this feature, a new building should have basic roof and building forms that are similar to those seen traditionally. . . In each case, the roof pitch, its materials, size, and orientation are all important to the overall character of the building. . . New structures and their roofs should be similar in character to their historic neighbors. The following guideline may help the HPC in reviewing this project: 12.15 (Building Scale) On larger structures, subdivide larger masses into smaller "modules" that are similar in size to single family residences or Victorian era commercial buildings seen traditionally on Main Street. c Other, subordinate modules may be attached to the primary building form. c Each identifiable mass should have its own entrance. Staff believes the proposed addition is highly compatible with the character of the existing building. Differentiating this addition from the existing portion may actually detract from the overall design of the building. Staff believes the proposal meets Design Guidelines. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Staff Finding: The block face consists of the Innsbruck Inn and two historic residential buildings to the east. The scale and massing of the existing Innsbruck Inn does not reflect and is not consistent with the scale and massing of its immediate neighbors. Main Street, however, is characterized by this eclectic mix of building types, sizes, and uses. To that extent, the existing Innsbruck is consistent with the eclectic mix of the neighborhood and of the District. The Historic Preservation Guidelines recognize that lodges are anomalies in the District. They should not be remodeled into Victorian-style buildings, but must not be expanded in a way that detracts significantly from the characteristics of the 19th Century structures within the District. The proposed addition to the Innsbruck is substantially consistent with the existing building and staffbelieves this criterion has been met. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 3 Staff Finding: The parcel is not identified as a historic resource and, therefore, the . 41 I redevelopment of the site will not 4. detract from historic resources on the ' t subject parcel. The adjacent parcel to 4 .1 .h,• 1 ' ~ r i; the east is a Historic Landmark . .~ developed to the shared property line. The proposed development is limited to „ the western portion of the lot and staff , 't does not believe the character of the ' ·-- 3 W adjacent landmark will be negatively · affected. '1' r d. The proposed development enhances or does not diminish or detract from the .. .,..rf architectural character and , 13, T £> integrity of a designated A A historic structure or part ·21»404* AA,¢E':64 4 ' 0 thereof. fr=U W.Zi~.*~* t./. ' A Staff Finding: The subject parcel is f .. 642:. '. e --< p i . 4 -F. , not listed as a historic resource and the f proposed development will not effect ~ ~ : • '44 V the character of designated historic ....ud..1...d..uu..,. resources. EXEMPTION FROM PARTIAL DEMOLITION The demolition. partial demolition, off-site relocation, on-site relocation, or temporary relocation o f a stnicture located within an "H," Historic Overlay District, may be exempt from meeting the applicable standards in Section 26.415.020(B), (C), (D), (E) or (F) if the Historic Preservation Commission finds that the following conditions have been met: a. The structure is not identified on tile Inventory of Historic Sites and Structures. Staff Finding: The property is not listed on the Inventory. b. The structure is considered to be non-contributing to the historic district. c. The structure does not contribute to the overall character of the historic district, and its demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation does Hot impact the character of the historic district. 4 Staff Finding: The Innsbruck is a prominent building and contributes to the identity of Main Street. The building is not listed on the inventory of Historic Structures and the Architectural Inventory Form (completed in June, 2000) does not describe this building as contributing to the overall character of the Historic District. While this is a prominent building affecting Main Street, the building has not been identified as important to the character of the Historic District and staff believes this criterion is met. i The demolition, partial demolition, off-site relocation, on-site relocation or temporary relocation is necessary for the redevelopment of the parcel Staff Finding: The partial demolition is necessary to accommodate the redevelopment proposed. e. The redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010. Staff Finding: The applicant has applied for Significant Development Review. RECOMMENDATION: Staff recommends the Conceptual Development Plan and Exemption from Partial Demolition Standards be approved. RECOMMENDED MOTION "I move to approve Resolution -, Series of 2001, approving the Conceptual Development Plan and Exemption from Partial Demolition Standards for the Innsbruck Inn Expansion." EXHIBITS: A. Revised Application (Note: The application may still have some references to the third floor expansion. Those should be ignored.) 5 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT AND EXEMPTION FROM PARTIAL DEMOLITION FOR AN EXPANSION OF THE INNSBRUCK INN LODGE, 233 WEST MAIN STREET, LOTS A, B, C, D, AND E, BLOCK 52, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID #2735.124.54.001 RESOLUTION NO. , SERIES OF 2001 WHEREAS, the applicant, Innsbruck Holdings LLC, represented by Mitch Haas of Haas Land Planning and Dave Gibson of Gibson Architects, has requested conceptual development approval and an exemption from the partial demolition standards to accommodate an expansion of the Innsbruck Inn, a non-designated building within the Main Street Historic District located at 233 West Main Street, lots A, B, C, D, and E, Block 52, City and Townsite ofAspen, Colorado; and, WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.415.010.B.4 of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.520. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, development within the "H" Historic Overlay District may be exempted form the standards of demolition and partial demolition upon determination by the Historic Preservation Commission that the following criteria are met: a. Standard: The structure is not identified on the Inventory of Historic Sites and Structures. b. Standard: The structure is considered to be non-contributing to the historic district. c. Standard: The structure does not contribute to the overall character ofthe historic district, and its demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation does not impact the character of the historic district. d. Standard: The demolition, partial demolition, off-site relocation, on-site relocation or temporary relocation is necessary for the redevelopment of the parcel. e. Standard: The redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010. WHEREAS, Chris Bendon, in his staff report dated November 28, 2001, performed an analysis of the application based on the standards, and recommended approval of the application; and, WHEREAS, at a duly noticed public hearing and regular meeting on October 10, 2001, and continued to November 28, 2001, the Historic Preservation Commission considered the application, comments made by the applicant, comments offered by the general public, found the application to meet the standards, and approved the application, by a vote of_ to _ L_-_D. THEREFORE, BE IT RESOLVED: That the HPC approves conceptual development and exemption from the standards of partial demolition for the Innsbruck Inn Expansion, 233 West Main Street lots A, B, C, D, and E, Block 52, City and Townsite ofAspen, Colorado, finding that the review standards are met. APPROVED BY THE COMMISSION at its regular meeting on the 28th day of November, 2001. 0 Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: Kathy Strickland, Chief Deputy Clerk 0 0 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning Director AP FROM: Amy Guthrie, Historic Preservation Officer RE: 735 W. Bleeker- Final review and Variances, PUBLIC HEARING DATE: November 28, 2001 SUMMARY: In 1998, HPC held several worksessions, site visits, and hearings to consider a redevelopment ofthe property at 735 W. Bleeker Street. Numerous plans were presented that involved making very large additions to the historic house on the site, all of which were rejected. The applicant (the former owner of the property), ultimately pursued HPC's recommendation to create two completely detached structures, with a limited amount of square footage added to the old house. After the conceptual approval, the property was sold to the current owner, Randall Bone. Mr. Bone chose to focus on the new unit first and completed construction in 2000. He received one extension of conceptual approval for the old house, and submitted an application for final review before that extension expired. The final development application for the historic house was reviewed by HPC in January 2001. The board expressed concerns with the impacts of the addition on the historic house, and the applicant asked for more time to explore options. A new buyer is under contract to purchase 735 W. Bleeker and plans to build a smaller addition than was previously discussed. APPLICANT: Randall Bone, owner. LOCATION: 735 W. Bleeker Street, Unit 735 of the 106 N. 7th/735 W. Bleeker Common Interest Community, Block 18, City and Townsite ofAspen. ZONING: "R-6," Historic Landmark. SIGNIFICANT DEVELOPMENT (FINAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District and all development involving historic landmarks must meet all four Development Review Standards in order for HPC to grant approval. 1 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). Response: As noted above, HPC reviewed several different re-development schemes for this property in 1998, the earliest ofwhich were found to have very negative impacts on the historic structure. The decision to split the construction into two units was viewed as a "win-win" plan. The project that was conceptually approved allocated the allowed floor area on the site approximately equally between the old and new structures. Approval was granted to demolish an addition on the southeast corner of the historic house and to move the building forward about 2'6" towards Bleeker. Though the HPC felt that the proposal to create two detached structures was a good one, there were still concerns with the design of the addition on the historic house at the time that Conceptual was granted. The current owner, Randall Bone, has worked very hard to address those issues. In a significant compromise, the second floor addition and the garage that was once proposed for the old house has been deleted. The design of the remaining one story addition is very simple and contemporary in style. The result of this project is that instead of the 2,200 square foot addition that could have been made to 735 W. Bleeker, only about 600 square feet above grade square feet is added. The applicant is leaving approximately 200 square feet of FAR unbuilt. This project is the model that staff feels HPC should be aiming for so that there are miner's cottages preserved in town in a manner that still conveys their original small scale and character. A few variances are needed to complete this project. The applicant requests a 3 foot east sideyard setback variance. As stated above, staff supports the project and supports the granting of variances that help preserve the historic structure. There is no other appropriate location available to add onto the house other than on the east side, and, as a one story structure, it should have minimal impact on the neighboring site. The project also needs a waiver of the "Residential Design Standards" in regard to fences and lightwells, which will be addressed below. 2 Staffhas one concern that the board should discuss and that is the fact that the Conceptual approval included the representation that the historic front porch, which is currently enclosed, would be opened back up. The Final drawings do not include the porch restoration. Staff finds that the porch should be required to be opened up because that was a representation that was made to the board and may have influenced their earlier decisions. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The character of the neighborhood is a mix of mining era cottages and large newer second homes. The overall concept of this plan was to preserve the scale of the historic house, to build a similarly sized residence next to it, and to reflect the building density that was historically characteristic of the neighborhood. Staff finds that this standard is met. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: By maintaining the old house in its original orientation and very close to its original location, and by taking most of the mass that could be added to it and placing it in a detached home, the intent of the project is to protect the building as a representation of 19th century mining era housing. Stafffinds that this standard is met. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: Staff finds that the proposed addition does not diminish the architectural character and integrity of the original design. The building is preserved as a one story structure. Staff finds that this standard is met. RESIDENTIAL DESIGN STANDARDS VARIANCES The following standards shall be used when considering granting a variance from the "Residential Design Standards:" A. The proposed design yields greater compliance with the goals of the Aspen area Community Plan (AACP); or, B. The proposed design more effectively addresses the issue or problem a given standard or provision responds to; or, C. The proposed design is clearly necessary for reasons of fairness related to unusual site specific constraints. 3 The application requires a variance from two standards, "Fences" and "Lightwells." Fences. Fences, hedgerows, and planter boxes shall not be more than forty-two inches (42") high, measured from natural grade, in all areas forward ofthefront facade of the house. Man-made berms are prohibited in the front yard setback. Staff Response: The applicant proposes to have a 6 foot tall fence running along their section of the property line on 7 A 6 foot fence could be approved in this area th street. only up to the point where it would align with the front of the miner's cottage, then, to meet the design standard, it would have to drop to 42" for the last 12 feet up to the corner No design has been provided for the fence, which makes it difficult for the HPC to make a determination. There is currently a 42" tall fence along the property line in front of the yellow house (106 N. 7tb. While it is understandable that the owner of 735 W. Bleeker will want some screening for their sideyard, there may be other ways to accomplish that than a solid 6 foot fence. Perhaps a lower fence with some trellis along the top would achieve their goals without creating a solid wall. Staff finds that more information is needed to show how this variance request meets any of the review standards. Lilihtwells. All areaways, lightwells and/or stainvells on the street facing facade(s) of a building shall •4 be entirely recessed behind >,41 the frontmost wall of the building. T . < No Staff Response: The lightwell on the front of the new addition does not meet this standard. Staff finds that it does not have a negative impact on the streetscape because it is small in size and will be covered with a grate, rather than a railing, minimizing it's visibility. Staffrecommends that this variance be granted under criteria B. STAFF FINDINGS AND RECOMMENDATION: Staff finds that the review standards are met by the project and recommends approval with the following conditions: 1. Complete the restoration and re-opening of the front porch, as has been previously discussed. 4 'E 2. Submit a design for the proposed fence, to be reviewed at a public hearing by the full board, to determine if a variance from the "Residential Design Standards" can be granted. 3. HPC hereby grants a 3 foot east sideyard setback variance for the new addition and a variance from the "Lightwell" standard in the Residential Design Standards. 4. Provide a structural report demonstrating that the miner's cottage can be moved and information about how the house will be stabilized from the housemover. 5. Provide a bond or letter of credit in the amount of $30,000 to insure the safe relocation ofthe structure. 6. Provide a relocation plan detailing how and where the building will be stored during construction. Measures must be taken to fence around the building, cover windows with plywood, and otherwise protect it from damage. Any off-site storage location will have to approved by HPC and the applicant will need to monitor the building on a regular basis. 7. Information on all venting locations and meter locations for the miner's cottage shall be provided for review and approval by staff and monitor when the information is available. 8. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house are to be removed. 9. Submit a preservation plan, as part of the building permit plan set, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retain/repair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage. 10. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 11. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 12. HPC staff and monitor must approve a landscape plan. Trees and large shrubs cannot be planted in locations that block views o f the house from the street or in locations that could damage the house. 13. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 14. The preservation plan described above, as well as the conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 15. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 16. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 17. The HPC monitors for this project will be and 5 0 Exhibits: Resolution #_, Series of 2001 1. Staff memo dated November 28, 2001 2. Final application. 3. As-built drawings of 735 W. Bleeker. 4. Conceptual approval. 0 6 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR FINAL DEVELOPMENT AND VARIANCES FOR 735 W. BLEEKER STREET, UNIT 735 OF THE 106 N. 7™/735 W. BLLEKER COMMON INTEREST COMMUNITY, BLOCK 18, CITY AND TOWNSITE OF ASPEN, ASPEN, COLORADO PARCEL ID#2735-124-45-001 RESOLUTION NO. - SERIES OF 2001 WHEREAS, the applicant, Randall Bone, represented by Consortium Architects, has requested final significant development for 735 W. Bleeker, Unit 735 of the 106 N. 7~9735 W. Bleeker Common Interest Community, Block 18, City and Townsite of Aspen. The property is a designated historic landmark; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, the following standards shall be used when considering granting a variance from the "Residential Design Standards:" A. The proposed design yields greater compliance with the goals of the Aspen area Community Plan (AACP); or, 0 B. The proposed design more effectively addresses the issue or problem a given standard or provision responds to; or, C. The proposed design is clearly necessary for reasons of fairness related to unusual site specific constraints; and WHEREAS, Amy Guthrie, in her staff report dated November 28, 2001, performed an analysis of the application based on the standards, and recommended approval of the project with conditions; and WHEREAS, at their regular meeting on November 28, 2001, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of.Q. to £2. NOW THEREFORE, BE IT RESOLVED: That final significant development approval and variances for 735 W. Bleeker, Unit 735 of the 106 N. 7th~735 W. Bleeker Common Interest Community, Block 18, City and ~ . Townsite of Aspen, be approved with the following conditions: #frb) G O 4- °444\£~0 +J,1- A Yok hpippross ify? „ u jo 1. Cotke2e e restoration and re-opening ofthe iront porch, as has been previously it*k (4~ b . discussed) 694$ + 0Ln•L,·0~44 50 n.=4/34- A- / 2. Submit a design·*pfhe proposed fence, to be reviewed at a public hearing by the full board, to det€rhilhe if a variance from the "Residential Design Standards" can be granted. 3. HPC hereby grants a 3 foot east sideyard setback variance for the new addition and a variance from the "Lightwell" standard in the Residential Design Standards. 4. Provide a structural report demonstrating that the miner's cottage can be moved and information about how the house will be stabilized from the housemover. 5. Provide a bond or letter of credit in the amount of $30,000 to insure the safe relocation ofthe structure. 6. Provide a relocation plan detailing how and where the building will be stored during construction. Measures must be taken to fence around the building, cover windows with plywood, and otherwise protect it from damage. Any off-site storage location will have to approved by HPC and the applicant will need to monitor the building on a regular basis. 7. Information on all venting locations and meter locations for the miner's cottage shall be provided for review and approval by staff and monitor when the information is available. 8. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house are to be removed. 9. Submit a preservation plan, as part of the building permit plan set, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retain/repair all original materials and replicate only those that are determined by 0 HPC staff and monitor to be beyond salvage. 10. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than whai has been specifically approved herein may be removed without the approval of staff and monitor. 11. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 12. HPC staff and monitor must approve a landscape plan. Trees and large shrubs cannot be planted in locations that block views of the house from the street or in locations that could damage the house. 13. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 14. The preservation plan described above, as well as the conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 15. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 16. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receivjng a building permit. 17. The HPC monitors for this project will be ~1*« and ~,0~~6££;~, APPROVED BY THE COMMISSION at its regular meeting on the 28th day of November 2001. Approved as to Form: David Hoefer, Assistant City Attorney Approved at to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: Kathy Strickland, Chief Deputy Clerk -0. 1 1 f il , , 4.4 1, 2#.1 ..6. 1.Al IL] b i 1,1 m 9 73120 . 11 4. .LE 0 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LANI) USE CODE ADDRESS OF PROPERTY: 7 3 s- (A/Clk--EC.U.'C~- , Aspen, CO SCHEDULED PUBLIC HEARING DATE: Nov 28 +4 , 2001_ STATE OF COLORADO ) ) SS. County of Pitkin ) I, jN D 4-60- ~~N e (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) ofthe Aspen Land Use Code in the following manner: Publication ofnotice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days priorto thepublic headng. A copy ofthe publicationis attached hereto. ,><' Posting ofnotice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least ten (10) days prior to the public hearing and was continuously visible from the 14<1 day of , 200_L to and including the date and time ofthe public headng. A photograph of the posted notice (sign) is attached hereto. >C Mailing ofnotice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least ten (10) days prior to the public hearing, notice was hand delivered or mailed by first class, postage prepaid U.S. mail to all owners ofproperty within three hundred (300) feet ofthe property subject to the development application, and, at least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet ofthe property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy ofthe owners and governmental agencies so noticed is attached hereto. (continued on nextpage) Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. «2--Jil Signature The foregoing "Affidavit ofNotice" was acknowledged before me this€8 day of Utba €1~~ \De-CZ- , 2001_,by 7240-9 Cl 4 Ll--264 E WITNESS MY HAND AND OFFICIAL SEAL My commission expires: C\- \ b · Z.£30 ~ 0 Notary Pubg~~~_~~0~~,~,..,~.,.1 laM MARIE DISAIMO Notary Pubac State of Colorado ATTACIIMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL 0 0 PUBLIC NOTICE RE: 735 West Bleeker / 106 N 7th NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, November 28th, 2001 at a meeting to begin at 5:00pm before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen to consider an application submitted by Randall Bone requesting final design approval for the renovation of the home at 735 West Bleeker including partial demolition and onsite relocation, 3 foot side yard east setback variance and variances to the design standards relating to a front light well and a side yard fence along 7th street for 735 West Bleeker. The property is located at 735 West Bleeker and 106 North 7th and is described as Lots A & B, Block 18, City of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin County Community Development Department, 130 S. Galena St., Aspen, CO 970 920 5102 amvg@ci.aspen. co.us S/Suzannah Reid. Chair Aspen Historic Preservation Commission 0 Published in the Aspen Times City of Aspen Account 0 * 915 W MAIN LLC ANSON WESTON T & SUSAN BAILEY ASPEN HISTORICAL SOCIETY 715 W MAIN ST STE #201 8030 EL PASEO GRANDE 620 W BLEEKER ST ASPEN CO 81611 LA JOLLA CA 92037 ASPEN CO 81611 BAVARIAN AFFORDABLE HOUSING LLC BAYOUD GEORGE S & JOAN BONE RANDALL 308 S GALENA ST 3525 TURTLE CREEK BLVD 5526 N LAKE BLVD ASPEN CO 81611 DALLAS TX 75219 CARNELIAN BAY CA 96140 BOSSART TODD L BREIDENBACH WARREN C BUTLER MARIE 814 W BLEEKER ST #E4 #4 WOLF PEN LN 814 W BLEEKER #C-4 ASPEN CO 81611 PROSPECT KY 40059 ASPEN CO 81611 CHRISTIAN SCIENCE SOCIETY COHEN RICHARD A & ELIZABETH A CITY OF ASPEN ASPEN/SNOWMASS INC 130 S GALENA ST PO BOX 1806 734 W MAIN ST " ASPEN CO 81611 ASPEN CO 81612 ASPEN CO 81611 .. 4 EICHNER SAMUEL L COULTER G LYNNIE DAILY KIMBERLY DAWN EICHNER SUSANA STERN DE PO BOX L3 814 W BLEEKER RL E2 FUEN'IE PIRAMIDES 243 ASPEN CO 81612 ASPEN CO 81611 TECAMACHALCO MEXICO CITY 53950 TEIN MARC L REVOCABLE TRUST #1 FATAHI AMENEH GELLER SCOTT N 6TH ST PO BOX 8080 29 BARKLEY CIR EDI CO 81611-1103 ASPEN CO 81612 FORT MYERS FL 33907-7531 HAYES MARY FAMILY PARTNERSHIP HEISLEY MICHAEL E HEISLEY MICHAEL E LTD LLLP C/O K J LONG LONG, K J C/O PO BOX 497 2004 DIANA DR 2004 DIANA DRIVE ASPEN CO 81612 MENDOTA IL 61342 MENDOTA IL 61342 HOGGA'IT JERRY S HOOK BRADLEY K & PAMELA D HORSEY SUSAN H 175 14TH STREET 782C NORTH.KALAHEO 815 W MAIN ST NEW ORLEANS LA 70124 KAILUA · HI 96734 ASPEN CO 81611 HUTCHESON RICHARD L KHALAF ALEXANDER R & FAHIMA KLEIN HERBERT S & MARSHA POBOX 161930 408 E HYMAN AVE 201 N MILL ST STE 201 AUSTIN TX 78716-1930 ASPEN CO 81611 ASPEN CO 81611 KRUIDENIER CHARITABLE FOUNDATION KURTZ KENNETH T & KAREN KUDISH DAVID J REVOCABLE TRUST 75% BRAKUR CUSTOM CABINETRY INC C/O 1325 N ASTOR ST LOCUST ST 18656 S RT 59 CHICAGO IL 60610 -S MOINES IA 50309 · SHOREWOOD IL 60435 ' ~LARNER JACQUELINE L LICHTENWALTER GARY R LONG FAMILY INVESTMENTS LLLP 376 DAHLIA 350 HOUBOLT RD 0190 SAGE SWALE DENVER CO 80220 JOLIET IL 60431-8305 CARBONDALE CO 81623 LUU TONG KHON U INVESTMENTS LLC MAEWEST LLC TRAN TUYET LE i E MAIN ST PO BOX 3153 814 WEST BLEEKER - B4 PEN CO 81611 ASPEN CO 81612 ASPEN CO 81611 NGONE PARTNERSHIP LP MCMANUS JAMES R MEANS GRAEME 87 W CEDARDR#100 ' 285 RIVERSIDE 189 MEADWOOD DRIVE KEWOOD CO 80228 WES1'PORT CT 06880 ASPEN CO 81611-3341 4NESOTA MATERNAL MITrON JOSEPH & PATRICIA 1/2 INT MURRY PAUL J IL MEDICINE FRANKLE DAVID 1/2 INT MURRY BONITA J 5 DWIGHT LN 1015 VOLTZ RD 814 W BLEEKER ST C-5 4NETONKA, MN 55305., NORTHBROOK IL 60062-4722 ASPEN CO 81611 OLSHAN BURTON D 1/2 MHAN BURTON D 1/2 P B HOLDINGS LLC 8 OLD LEEDS RD 725 WBLEEKER ST OLSHAN KATHLEEN W 1/2 M[NGHAM AL 35210 ASPEN CO 81611 5408 OLD LEEDS AD BIRMINGHAM AL 35210 * RSON MARK M & LEES M RK ASPEN LLC POLSE KENNETH A & JOYCE L REVOC 1992 TST W MAIN ST 4411 WROOSEVELT ~!SPEN CO 81611 PHOENIX AZ 85043 452 SCENIC AVE PIEDMONT CA 94611 SCHAFFER WILLIAM H SCHROEDER SARA SIVART HOLDINGS LTD PARTNERSHIP 34 BLACK BEAR DR #1111 634 MAIN ST #2 21 BREEZY KNOLL WALTHAM MA 02451 ASPEN CO 81611 AVON CT 06001 SMALL WILLIAM H STEINBERG EDWARD M STOJSAVLIJEVIC JOSEPHINE 814 WEST BLEEKER 1068 HOLLY ST 1107 E 5TH ASPEN CO 81611-1185 DENVER CO 80220 ESCONDIDO CA 92025 ! TOMCICH WILLIAM ' TOPELSON ALEJANDRO TRAN HONG HUONG PO BOX 1498 814 W BLEEKER ST #Cl TOPELSON REBECA ASPEN CO 81612-1498 ASPEN CO 81611 4725 S MONACO ST #330 DENVER CO 80237-3468 UHLER FRANCES M ~~ W BLEEKER 6075 LA JOLLA SCENIC DR WALTZ+THOMAS A & NELL F WEIEN J ROBERT IIT 82 709 W MAIN ST LA JOLLA CA 92037 ASPEN CO 8161 I -SPEN CO 81611-3115 11 I . . I - 73% - 66,16344 f~¥771 11 07=20. 1 A RA & c»vnru.5 = - 11 41 - 11€ 71 1.11 .1 ! 1 ! 1 , I 1 f - 11 : 1 : -t I- . 2 - 41 L :;1 1 - E 1 11 1 11 1 Iii i -3 E-4 3 I r - __1__3 nt Byl coneartlumi 970 825 8797; Cot-25·01 8:48PME Pag• 2/4 inT my: Monsortium; 970 925 8707; oct-28·01 5:40PM; Page 2 ' I./- -Ill- I.I.- ..-- - - rw:rr ~]17.1-7 [7- 7-- ' 1 ¥ 1 11 /\ , I. 1 1 1 '11 1 11 . - 11--I'.-Il- 1 --- 1 1 FL _[-1...C~Tl-L I -1.-6 1 LT--r' - t 1 I r711-r~~il,-171. '-~E 1 11 , 1 .1, L 1 11 6.-~ i . - ·-P./mn 1 11 1 - Lildibilihi Lr- - -...... 117 - 1 N .1 1,1- ...1 1 - 1 -- -t-: I- 0.0 I ..1 -1 1 -- 11- - -- 1 - - . .LF .1 = = .1 Le ----1-J 1 C. r 01, i[1/1 31,41= 1\ 1 -,1 .,I- 4 1/ 1 . =4 1 11- --I- ,- --4 A--- '- ' '- 1 ,------1 1 -1 _ _r- - 1 1 L.=u==Jt : Er. 11\\1/'. 1 I - . 1 D- 6 1 HPC FINAL DESIGN PACKAGE 11-28-2001 HISTORIC HOME RENOVATION 735 west bleeker st aspen, colorado . 1 consortium 1 architects 1 P.O.B. 3662, aspen colorado 81612 (970) 925.6797 fa x: (970) 925 6797 ~ e-mail: rally@aspeninfo. com 0 0 12 ~~ 12 /\~-1-L- u i~11 L.,-_1-4_j-4...__£j__1-LJ-L_43-_.2-.u_L-Ll-_1-11-1_.4-»-l._.»-,0/ki =/32«4-112 -liau- LUL1UIULLL11 /«10-21-2140»12»09__ 111_11 I 2 ~ T.O. PL. 9_D_ORMER V.---r«~ ,~f;~ 12 ' ELEV. 112'-5" MOOD FASCIA XI I 11 11 IT 11 11 1 1 11 lili 11 11 1 1 11 11 1 1 -- -VJ U U U LL] Lil_LLI _Lt_Utill[ i ts · ~ T.O. PLATE -Y- ELEV. 108'-5" 1 - i MOOD BOARD 4 - f _ NO CHANGES ARE - BATTEN SIDING - / - f . /. 2 _ - PROPOSED FOR - - -7/ PORCH 2 013/ -- ///1 I\ 2 Fl - 1 - METAL FLASHING - - * T.O. F.F. 7- j ----- ELEV. 100'-0" FOUNDATION BELOA - 1/ 11 1 -0 7-t f + *11-lif 1 1 /1 1 1 71 1~1 1 1 1 19- - - -123 1 1 1 L______ 4 -______ 4 -_______3 ~ NORTH ELEVATION 1/411 = 1 -011 ./ STANDING SEAM METAL ROOFING --flal-LUCCLUIEILLUE 1 METAL VALLEY 1- '' " '' '' 8 '' '' 8 ' '1L1]_11_111 1112[L[U]_11_12111211_111211-1 0 [L[1_11_14- FLASHING MOOD SHINSLE ROOFINe ~1411_L 1 fLIFIL-- 11 11 I' LULLULL[LLL_Lill-~fEt Llf' 1- STANDINe SEAM 24_LL -_- 11©4 ...~--:~~2- METAL ROOFING 12 i-l z<<n11 AOOD FASCIA s E-- _di_]111-11_ - BOARD 111_11 «»44/1 1111111111 - - 74000 BOARD 4 - 1~ BATTEN SIDING METAL FLASHING - ////e * T.O. F.F. --- // FOUNDATION BELOR ELEV. 100'-O"----. - 1 f- 1 E-7-31 4 ~» L____________________ ~ 1--3 . 0 EAST ELEVATION 1/4" = 1'-O METAL CAP FLASHINS METAL GUTTER »loop TRIMI PROFILE OF $ DOANSPOUT SK¥2161-IT LOM E INSULATED SLAZINS , 12 12 STANDING SEAM lit/>Al 12 E-- --112 METAL ROOFING 1 / 12 MOOD FASCIA 1-4 I, BOARD MOOD SHINGLE I ,1 .~ 1 T.O. FL. @ DORMER ROOFING 1 -- - T ELEV. 112'-5" STANDING BEAM METAL ROOFING ~ T.O. PLATE REUSE EXISTING O 00 7 ELEV, 103'-5" REAR PORCH COLUMNS MOOD BOARD 4 BATTEN SIDING 9 88 FINISH GRADE ak T.o. F.F. 9' ELEV. 100'-0 FOUNDATION ~~ METAL FLASHING - /-- BELOR 1 Ilk 11 11 11 METAL FIREPLACE f__ - -1 2-__L--3 0 + SOUTH ELEVATION METAL FIREPLACE APPLIANCE FLUE --O NER SKYLIGHTS -1 1 1 1 4 1\ : 1 1! 11 11 ii lilill '' '' I L-_LL-Ll \ I \ Mooccurci -f--4 _1 1_lt ~12_11_1 111 1_111_12 --.-.ill i J / 11 LELL»Lit I 1 LL_LILI- M#J 1 1 1 1 1 1 1 1 1 11 \»\H 11 1 11 -21 1 3 11 1111 Ull»LL__ ;11! 12 '15¢» Jil--2:~ - »5157 i , t~ - 9 * T.O. F.F. ELEV. 100'-0" 1-1 1 f 1 1 T -6 0- 0 4 T.O. 00§91 2___________1__________1__ ELEV,go'-O' t REET ELEVATION 1/411 = 11-OIl . 1 i-l 1 N BATH 0 0 -49 CLOS. -40»129 0= !.' ROOM AREA= 21.5 S.F. % LISHT AREA REQUIRED, 21.5 S.F. -< 4 LIGHT AREA PROVIDED• 21.4 S.F 4 BEDROOM r--* A/C 1 f STALS \ CE]\ -ll il - L._~ I BATH +Apa- 2 ~//////~ TUB -- CLOS. LT. RELL ~ PLAYROOM L BEDROOM I ROOM AREA= 215 S.F. CLOS. _ LIGHT AREA REQUIRED= 21.5 3.F. ~ LIGHT AREA PROVIDED= 21.5 S.F. ROOM AREA== 210 S.F. ~~~ '~ LIGHT AREA REQUIRED= 21 5.F. LIGHT AREA PROVIDED= 26.4 S.F. LT. INELL EJ it li-- li i[ LT. MELL LT. RELL . NORTH ~ MAIN LEVEL PLAN 1/4" = ILA V 0 Ill Il li 72 -- -- - | ENTRY 1 -n 'ITI'El'El[I[-iliti [-I] Il--11 lb---11 1 - /07 ¥TAIR// 1 1-1 1 »-4 1 1 0 / \£ SHOMEK~ ON FIREPLACE ~i ~ -f TUS 0=: ==C] \ 73 APPLIANCE - 1 1~ I DINING J 90 a 01 LIVING 31 0 M. BATH Er ~ 4-1 10 0-40 U 011 1 1 )7 COUNTER 1 0 -7 1 ul /1 i. 12 I PN/0 1 CLOS. | | -1 0/,4 KITCHEN 1~. 1 I ~..i' 111 . 11 liE-- - :1 1 SINK P ............1. 1 1%93· L 1-1 1 -----------1 M. BEDROOM 1 L__ B RANGE / OVEN ~ - ---1- -- 4 111 FV KITCHEN HOOD --'~ ~ ABOVE I 70 1 1 1 'REF. I Ill 1 2 UL IULL - 112 1 ll!' d 11' ITT--FE--- --1-1 60 PORCH r LIGHTFNELL W MIETAL GRATE ---_~ ESCAPE HATCH - TYP. 1. il:1.1 ~1114 I_ :.~!lilli ' 1 '\;,; 1 ; ..~ I.-/4-f~1 ®WINNI/lin- --- T trky r L SAS LOG APPLIANCE NORTH f'D fit MAIN LEVEL FLAN 1/4" = 1'-0" A EST BLEEKER STREET // F FNALKMA¥ NOTE: SITE PLAN TO BE VERIFIED FV NEFN SITE IMPROVEMENT SURVEY ~~~ ~ 42" HISH FENCING TO BE INSTALLED ALONG r-LOT LINE INEST BLEEKER l lENARE LOT AREA = EXISTING TREE 43 2 99 010 S.F. t~ 1 vvy- 1 1 1 1 1 HOUSE Tq BE MOVED 3'-0. SIOE YARD 1~ORTHRARD -a VARIANCE ~~~~«1__ _233 r~- PORCH tar Z h i NE»1 LOCATION .j~Ic-1 UN ITI 6'-O" FENCING TO BE ~~ F UNT 1 ROOF ABOVE / 11 INSTALLED AT REAR ~ YARD PROPERTY LINE I OUTLINE OF 1 1 1 4 ALONG 1-04¥ 82 / j r- -1 - CURRENT LOCATION 1 L _ N 1 1 OF UNIT I 1 /~--t-7- 1 1 ' -7-1//f NEIGHBORING ~ NEA LIGHTHELL ~ -12 E P'/ METAL GRATE « prp. \' 1 LOT i NEPV LIGHTMELL 046/ METAL GRATE PORCH -TYP. DUPLEX LOT LINE - REF. SITE 1 IMPROVEMENT SURVEY | 1 r-- 1 fl -- _J Fl___J Pl EXISTING DRYMELL 1 -m--4-~ TIE HOUSE INTO 1 L__ 3 1 1 / 1 1 1--1 1 LIGHT RELL ¢ ENTRY STAIRS FOR j OUTLINE OF L- NEIGHBORING UNI T 2 HOUSE 1 1 1 1 UNIT 2 -- PORCH LOT LINE 1- r- ENTRY ~ EXI91 ING GARAGE 1 ~ ROOF ABOVE 1 1 L DRIVEWAY ALLEY BLOCK 1 8 NORTH g~% SITE PLAN K \ / CA) 1/5" = GO" (60 HIGHAA¥ 82) NORTH SEVENTHI STREET NOTE: F.A.R. CALCULATIONS UNIT I = HISTORIC HOUSE UNIT 2 - NEW HOUSE SITE COVERAGE: UNIT I: 1205 S.F. UNIT 2: 1001 S.F. TOTAL: 2204 S.F. < 2400 S.F. (40% OF 6000 5.Fj ALLORABLE F.A.R. UNIT I: 1552 S.F. UNIT 2: 1688 S.F. TOTAL: 3240 S.F. PORCHES ¢ DECKS: PORCHES = EXEMPT < BELOR eRADE CALCULATIONS: GROSS S.F. = IBM S.F. MALL HEIGHT = q'-o. TOTAL MALL LENGTH = 1-71'-6" TOTAL SUBSRADE MALL AREA= 171'-6" x ¢1'-0"= 15'18 S.F. EXPOSED MALL AREA = I14 S.F. 95 OF EXPOSED TO TOTAL AREA = 1-74 S.F. / 15¢98 S.F. (100) = 11% SUBGRADE F.A.R. = 11% (1319 S.F.) = 145 S.F. ABOVE GRADE CALCULATIONS: ABOVE 6RADE GROSS S.F. = 1203 S.F. TOTAL F.A,R, : 1340 S.F. ALLORABLE F.A.R, 1343 S.F. < 1552 S.F. ry\% FAA. CALOULATIONS 0 El 0 /// METAL VALLE¥ 2 FLASHINe E. Fd*44fff41 L | lit//fir-SLPPE -s==En- 1 r 2 6 -9 1-2 E- fl 11~ U li li U Li li U.-1111 U li li 11 111..1 1 1111/2/ LI Il l U 'IN'41111,] 11 li l i 11 li li 11 N 1-1 U li li [LE« l i lli lilill IlITII IlIT 1111 ITII lili 11 lili 11 1·4> 3=ZE~- 1 1 STANDING SEAM - 011 3'11=g 11' lilli I Il -- METAL ROOFING SLOPE 3 12 1 -1- || lilli lili B 11 -- , ==4*6- 12- ~ 34=2 3--4 -- L LI 1 1 - _ _ i' 1 D- -1172- -- - - - METAL VALLE¥ - - -9 2 FLASHINS EXISTING 41 392.21 1 1 11 SKYLISHT P ==J- -29-59,= 11 4 1 =CAE#== -0 IL _ 34 4 05, --a -r-~-~ZE:L 47 2 9/4-4-1 U 1 ..1--7---4 -0-[k ZIZE] - - 9 0 j» 1-// 4 J E ~lat»-2 24419 M ~ 2 11 7 -_-!F-9=J= 1-4-- lirtt©9 4 --- H--1 ~~61~*HAPE£= _ U DASHED LINE OF 1 I FF=zj ~ 4 LEVEL BELOR 0 4-2 - «* 01 - NEW SKYLIGHTS - 9~445 491 7- - 3:!2 - 2244 / Au=.=3«-- - STANDING SEAM u- METAL ROOFING 44« 33 i#390/ PEL SLOPE NE»1 PNOOD SHINGLE -~~ 1 - 3-1 ROOF-ING 3211&~ Eli/294/1 - 1 451 =-diE ] 9-,/23--du-=-- 1 3-9.-2--4 11334 01 0 -11--7-3 CAP FLASHING -1 bE 46-4 «4 4420»391 Izj-1-1- NEFN MOOD SHINSLE 1- I 11-- ROOFING W 9 BJ\LT-UP _~ 0 16 6 ASPHALT CRICKET STANDING SEAM ~3~ ~ METAL ROOFING ~- STANDING SEAM METAL ROOFING NORTH 6 0 ROOF PLAN 1/4" = 1 '-0 " \0 EXISTING < --.- FIREPLACE FLUE MOOD SHINGLES -7 2/\\1 11111111111111111 1 HAN'111 1 11. 41 1 1 1 1 1 1 lili l l \ 'a 1 l i l l i 1 1 1 1 1 1 | | i | - ASPHALT SHINGLE /41 20«001 1 ~11 1 lilli 1 - ROOF INS 1 1 lilli 1 1 1 ZE //flu«»-«\ 1 ilil' 11 i 111 1 1 1 III M 1 1 11111111 -//1 111111 1-/F l l 1 1.1 1 1 Ir 1-- _- 1 11'111'll- \4411111 1 1 1 1 111 lilli 111 1 STANDINS BEAM 11 1 . \. 11 -- VETA_ ROOFINe 1-/.,\ W r - l- 1- - - -LAP SIDINe /.1- \ HORIZ. MOOD U ' STONE FLOMER Box 1 2 l -1 \ STONE FLOAER eRADE 1 j. 2 / - Bohk /// EXISTINS NORTH ELEVATION 0 99 2/411 = 2 1=OIl CAP FLASHING - 1-1 1 1 1 1 1 1 1 1 1 1 lilli 1 1 1 1 1 1 1 1 1 1 lilli lilli l l lili 1 1 1 1 1 1 1 1 1 ~ 1 1 1 1 11[1 1 1 1 1 1 i 1 1 1 1 1 1 1 1 1 i ASPHALT SHINGLE 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I | 1 | 1 I I | 1 | 1 I I ROOF ING- 1 I | | | I I | | | | | | | I | 1 | | | | | | | 1 | 1 1 | | | 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 lilli lilli \\\ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 l i l l i 1 hu l l 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Ill 1 1 1 1 1.1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 lilli 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Ill lilli lilli Ill MOOD FASSIA El'1 1'111'11111'111'111'11 1, Ill'll'll'll Ill' 1 < 1 ~ 1 ~ 1 ~ 1 ~ 1 ~ 1 ~ 1 ~ 1 ~ 1 ~ 1 ~ ~ 1 ~ ~ ~ 1 ~ ~ ~--~ ~ ~ ~ 1 ~ 1 ~ 1 ~ 1 ~111'll'll'll'll ~ A 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 lilli 1 1 1 1 lilli 1 L 1 1 1 1 1 1 1 1 1 1 1 1 L Ill 1 1 -/ lili 1 1 1 /«11* -1=222»» TURNED MOOD - HORIZ.MOOD COLUMN -7 - -- ~-- LAP SIDING 4 - - 1 1 - STONE FLOAER . j/-BOX -7 STONE STEPS / 4 BEYOND l n / L_ FOUNDATION 2 ------- . 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CLOE - 1 0 0 0--4 0 1 1 1 1 2 L- ---$----1%--%-3- PATIO 0 6 NORTH ~ EXISTINS MAIN LEVEL PLAN 1/4" = 1'-O" ... f 4-21 0 0 0 STANDINe SEAM .Z METAL ROOFINe -~ m R LIU L_L_L \ •- - - - - 1\\9--4.--1---SE©41. lf€*4-141 1_-f ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 1~ ~ 1 ~ 11 1111 1 ~1 \\t-EX.*Tl» _ Exle.Il-Re_ _ _~_ lilli'Al 111 lilli 1,1 ,„ ---- -2-2-34-11'44 i 1311 ill~kl El 1 1 1 1 1 lilli' 1 \\\ 911111111111 1 Illi - I I I Inixl I 1 1 1 1 1 1 1 1 1 Ii'i' 146, _-2-2_~_~--2-1-1 1lllgqlllllllllll 11 111 1,11111 1.1 111,1111111.1.1.1.111 3\441. ------1.-~-~-1-2 1111111111411 111111:1111111111111 7/ - I I I' Ly, '*A'LI~[:4 444 |V 1// \\L Ill 1 1/2\1 Ill ~ g. 1---1~~1~~ -~-1-11-~ 1 1 1 1&1101 1 1 1 Ill J</X \\1 1 1 1' ' '/,L~ ~ -----c-i·-i-t-T-i- 1 lili 1301 lili -1 -\1 1 1/ I i I linltul I I I I 4/5~- 1,1 1 1 I % 1 1 1·>f_ 3- -2(24*/t< 0 111111 1//>5E ---- \Ny/EXIE¥*&_-_-1|-I-6-1-1-f-- -*7 - -\\/ r /33 - - - - -1 - - -El - - -71- 7 -71- 1-1- 4-1- -ky«f- Ir* -11 ff- I - m - -ilt - - 2 - - m ----------- ASPHALT SHINeLE ROOFING - -- -- ~ ~ ~ ~ ~ ~ ~ -SLOPE --- --- - - L - - - - - - - - - - -EX SPING- - - - - --SLaPe- - SOPE - - -9------------ -a>ee-\Ne-3 - ·- EX~:IN~-I -1--t_--~-_-1-1--1-211-«41- 21(eE €AP-F - - ------ MALLS BELOW -~ 1--- 21«t--1«19«i~ 22«2~»F~««i©«2«55«««-221€9 45- =-1 -1 1 01 1 1 101wl 1 1 0 NORTHI ~ EXISTING ROOF PLAN SLOPE it 0 9~ k Vii i -1 44** 14,03„.3. ~8 ~*Emb«+Idget 6-·E.C-5@Eke·'3.7·:·- ·· 445 ,kzzz=Ezzl:£-I--u-------M-3 --- 4 U 1~ 1 , 1 hi MOR;ZONTAL wOOD 5/0/AG - WATCH N EXETiNG COLOR - 0 C< I«_CU!&15=~121214=181( LU LL TURNED WOOD 'OSTS- LL ErISTING HOR}ZONTAL 5/aNG --_ /f---1 2 PE-USE FROW DEIO OF REAR POEM 2 ~11111 Ili· lilillili:P.'11' f lili AM E- p 1=1======61 Ill - SONG 011227 Il 111111'11 -1- th I -1.- 1 --1 1 1 -- ,-=--1 23 UNIT 1 - UNIT 1 - 2 PROPOSED EAST ELEVATION PROPOSED NORTH ELEVATION IE --U 01 4 a OIl . I . LId a -CICI*Int- t. 1, \ 2 4------J 1 3 4«----r--71=r DELL =={JIE» o C HORI ZONTAL #'000 , FULE ULLIE- SJOING - WATCH SID.¥G - VATC,9 2 EXISTING COLOR EXISANG COLER -- E==L====LIZEd 0(- 1 LE- IC StaNG -- - f EXISrlNG HORIZONTAL B EXISTING HORIZONTAL Si[JiNG 00 9 - 11212-1- no« E - 21[31 -LJ 11 11»-- 1***---21 -19LNQ.--9836 DATE 10-9-98 SHEET NO. UNIT 1 - UNIT 1 - PROPOSED WEST ELEVATION PROPOSED SOUTH ELEVATION A3.1 --------- 0, 4 1 01 4 1 E-0-1 GaL...1.0,%,/ CH......0 in,10123:-E--327-42.--30.2-17lf-w--__----_-_ ___ -__.- 9209 5760#6 :rr·i . 0655-9LS{)26 :1111 . 1[911 00 'Nid<Y . lof 311(15 . ]AY NYV,IMI{ 19¥3 OLS 15 3 16: M £994-971026 :3703 . grZE···RIZ#/6 En]I . 5[HU ()3 03(11)!flrl] L . 11,1y (Xmoloil 3 OZZ 007801 '422~r~- MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohison, Deputy Planning Director.,#.o FROM: Amy Guthrie, Historic Preservation Officer RE: 409 E. Hyman Avenue - Minor Review, Public Hearing DATE: November 28,2001 (continued from October 24, 2001) SUMMARY: This non-historic structure is located within the Commercial Core Historic District. The applicant requests HPC approval to remodel the front faGade. APPLICANT: Birkwood Associates, owner; represented by Wedum and Associates LOCATION: 409 E. Hyman, the west 16' of Lot C, Block 89, City and Townsite of Aspen. ZONING: The property is zoned "CC, Commercial Core," with a historic district overlay. MINOR DEVELOPMENT No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all ofthe following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H, 1, Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. 1 0 Response: The proposal involves removing the existing exterior materials, redesigning the storefront and upper floor windows and cladding the building with new materials. Some open porches on the rear of the building are to be enclosed. This building currently does not contribute to the historic character of the downtown in that it does not reflect any of the proportions or features typical of the 19th century buildings in the area. Remodeling this building is a good idea to the extent that its relationship to the neighborhood can be improved. At the last meeting the architect was asked to address the following points: (1) Restudy the storefront. It should include some opaque elements, such as a kick plate and "heavief' window frame system. Entry doors should be parallel to the street; (2) The upper wall should be predominantly a flat, masonry surface; and (3) Carry the columns to the ground. The proposal that has been submitted still shows a plate glass storefront, with a minimal "frame," but the upper wall has been addressed in the manner that was requested by the board. The columns have been eliminated. Staff finds that this revision has addressed the design guidelines that have been under discussion. The windows on the second story are more vertically proportioned and there is some wall surface breaking the windows apart. The materials used are consistent with what appears on surrounding buildings. Because the upper floor has been simplified, the 0 ground floor, and the modern storefront is more successful. Staff has no concerns with the proposed alterations at the back of the building. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposal has the potential to enhance the character of the neighborhood by reinforcing the building patterns established by the 19th century structures in the area. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The proposal will not affect the significance o f any designated structure. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: The proposal will not impact the architectural integrity of any designated structure. 0 2 ALTERNATIVES: The HPC may consider any ofthe following alternatives: • Approve the application as submitted. • Approve the application with conditions to be met prior to issuance of a building permit. • Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) • Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC grant minor development approval for 409 E Hyman with the following condition: 1. Any exterior light fixtures must be approved by staff and the HPC project monitor. Exhibits: A. Staffmemo dated November 28, 2001. B. Application. 3 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT LOCATED AT 409 E. HYMAN AVENUE, THE WEST 16' OF LOT C, BLOCK 89, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID# 2737-182-16-004 RESOLUTION NO. , SERIES OF 2001 WHEREAS, the applicant, Birkwood Associates, represented by Weedum and Associates, has requested minor development approval for the property located at 409 E. Hyman Avenue, the west 16' of Lot C, Block 89, City and Townsite of Aspen. The property is located in the Commercial Core Historic District; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. 2. Standard: The proposed development reflects and is consistent with the character ofthe neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, Amy Guthrie, in her staff report dated November 28, 2001, performed an analysis of the application based on the standards, and recommended approval of the project with conditions; and WHEREAS, at their regular meeting of November 28, 2001, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of to NOW, THEREFORE, BE IT RESOLVED: That minor development for 409 E. Hyman Avenue, the west 16' ofLot C, Block 89, City and Townsite of Aspen, is approved with the following condition: 1. Any exterior light fixtures must be approved by staff and the HPC project monitor. 144\'ll )144,6 Y APPROVED BY THE COMMISSION at its regular meeting on the 28th day of November, 2001. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk 0 REVISION - 3 APPLICATION FOR APPROVAL OF REMODEL FRONT AND BACK MINOR DEVELOPMENT APPLICATION HISTORIC RIVIEW 409 EAST HYMAN November 14,2001 Prepared By: WEDUM & ASSOCIATES Arch. & Development 101 Independence Place Aspen, CO 81611 970-925-1961 0 OWNER: BIRKWOODS ASSOCIATES P.O. BOX 3421 ASPEN, CO 81612 P. 970-935-8032 ARCHITECT: WEDUM & ASSOCIATES ARCHITECTURE & DEVELOPMENT 101 INDEPENDENCE PLACE ASPEN, CO 1611 P. 970-925-1961 FAX 970-925-8454 WEDUM €=I==1. 02 : ARCHITECT & ASSOCIATES ~~ 101 indepndence Plact Asoen. Co. 816 1 I Phone: 303-925-7961 Fax: 303-923-8454 i REVISION 3 - DISCRIPTION OF PROPOSED REMODEL ~ I November 14,2001 The intent of the Applicant is to remodel the exterior fagde of the building on 409 East Hyman Street, Aspen, Colorado. The building has an existing double ~ j arch brick fagade, which is not historic. The curtain wall behind is all anodized aluminum with glass for the entire front, which goes up two stories with no break for the floor. The owner wants to remove the false brick fagade and replace the existing curtain wall with a new storefront on the main level, with a recessed entry for the upper tenant. The entry wall to the main level will be lowered for handicap access and will be front on the walkway in the same location as present as shown on drawings. The second entry to the upper level store will be where the existing door is, but set back in as shown on plan. The rest of the front is storefront glass, is one piece, as it is only 6 feet wide and 8 feet tall, which is the size of a normal bay window. The fa¢ade will be flanked with pitched faced stone red sand stone to match the Wheeler Opera House on the end of the structural walls about 12" wide. The stone detail above upper windows will be the smooth cut red sand stone to match the Wheeler as well. The brick on the upper level will be red brick to match the stone similar to the brick on the Wheeler Opera House. At the top of the building to tie into the metal cornice piece is a two level brick detail course. This is repeated below the windows as part o f the belt course. The windows on the upper level are punched in to the brick faQa(le. They are narrow windows to accent the verticality of the building at 2' wide units, which are operable for ventilation. The entire metal frame for windows, canopy and cornice are finished with sealed rusted steel finish. J frame coming out approximately 3.75 feet. The grill is steel with 34" holes coated The canopy, which goes out flat from the building with a grill on top of the with pre-finished plastisol coating. It is supported with metal brackets at the ends, and hung on stainless steel cables in the middle bay. It is optional as to cover the grill with opaque glass for weather considerations. The final element is a decorative cornice, which is made to match the canopy with brace brackets and stainless steel cables holding up a grill that is the same as 0 the canopy. REVISED - DISCRIPTION OF PROPOSED REMODEL November 14, 2001 2 On the back of the building at the alley tile existing covered, and partially walled area which is now used for storage, is going to be enclosed. This will clean up the existing unfinished walls and cover up the clutter of storage and cleaning equipment left out on these areas now. RESPONSE TO COMMENTS BY STAFF AND H.P.C. MEETING October 2001 1. H.P.C. board were concerned by the plaster faQade. The fa,ade is now brick with smooth and pitched red sand stone to match the Wheeler Opera House. 2. H.P.C. was concerned with the upper curtain wall windows. The upper bay window has been broken into three bays, as requested by the board, the side units have also been reduced in size and all window units are 2' modules to accent the vertical, and give the visual image of holes pocked into a solid surface. 3. The H.P.C. was concerned with the height of the parapet wall above the upper windows. The height of the parapet fapide has been lowered, and a decorative brick course has been added to the top, which also ties into the cornice. When letter surface signage is placed on the upper parapet it takes up the entire area, which also makes it smaller. 4. The H.P.C. was concerned with the stone band above the canopy below the windows. This has been changed to a brick sill detail as part of the brick fagade, and matches the one at the top of the building as part of the cornice. This also adds to the band course that was brought up. 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RED SANDSTONE - PITCHED - MATCH WHEELER OPERA HOUSE 2. RED SANDSTONE - SMOOTH MATCH WHEELER OPERA HOUSE 3. RED BRICK - MATCH COLOR OF SANDSTONE SIMILAR TO WHEELER RUSTED AND SEALED 4. 4" X 4" STEEL TUBE SUPPORT RUSTED AND SEALED 5. 2" X 2" STEEL TUBE BRACHET RUSTED AND SEALED FRAME 6. OPERABLE STEEL FRAME WINDOW 7. STAINLESS STEEL CABLE 8. PERFORATED METAL GIRILL WITH 34" DIA. HOLES -WITH PLASTISOL HEAT-FUSED FINISH OR EQUAL OPTIONAL DIFFUSED GLASS PANEL FOR WEATHER 9. 2" X 2" TUBE STEEL TUBE BRACKET RUSTED AND SEALED 10. 4" X 4" STEEL TUBE SUPPORT RUSTED AND SEALED 12. 14" GLASS CURTAIN WALL WITH STEEL FRAME - RUSTED & SEALED 13. FRAMLESS GLASS DOORS, TYP. WITH BASE LOCK PLATE 14. CUSTOM STEEL DOOR HANDLE RUSTED AND SEALED 14 li ''11~1{~ i) 1 1 800 2 37 3821) Nh.i ill ) Il 1/'ll'llot J .1.' ' 1 Perforated Metal ~ Round Hole |||llf,Italic)11:; 4 'H?.1 1 loill S lock Shipinent!" 11'hi I'•:i S,itilic I,i,.10 (l)/A £ 4:11 411") I. .1.....lilli. ........ ......... 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T," \- 1 tn + 95 - i 6 9-1 , U % t.g~--\9.0/ 435 Ur \ 425 4/5 417 409 4(1 t Of 1 02 105 '9 L ./ 111 OAHP1403 Official eligibility determination Rev. 9/98 (OAHP use only) Date Initials COLORADO CULTURAL RESOURCE SURVEY Determined Eligible- NR Determined Not Eligible- NR Determined Eligible- SR Architectural Inventory Form Detennined Not Eligible- SR (page 1 of 4) Need Data Contributes to eligible NR District Noncontributing to eligible NR District 1. IDENTIFICATION 1. Resource number: 5PT.268 2. Temporary resource number: 319.NFO (319.NF) 3. County: Pitkin 4. City: Asoen 5. Historic building name: 6. Current building name: 7. Building address: 317 and 319 North Fourth Street Aspen Colorado 81611 8. Owner name and address: 319: Carol Reed PO Box 2472 Aspen, CO 81612 317: Robert I. & Janet S. Blaich 319 N. Fourth Aspen, CO 81611 11. Geographic Information 9. P.M. 6 Township 10 South Range 85 West NE 1/1 of SE W of NW Wt of SE M of Section 12 10. UTM reference Zone 13;342250mE4339725mN 11. USGS quad name: Aspen Quadrancile Year: 1960, Photo Rev. 1987 Map scale: 7.5' X 15' Attach photo copy of appropriate map section. 12. Lot(s): A&Bof Clark's Addition Condominiums Block: 28 Addition: Clark's Addition Year of Addition: 13. Boundary Description and Justification: Site is comprised of Lots A&Bof Clark's Addition Condominiums: Block 28 of Clark's Addition of the Citv of Aspen. Assessors office Record Number: 2735-124-25-012 & 2735-124-25-011 This descriotion was chosen as the most specific and customary description of the site. 111. Architectural Description 14. Building plan (footorint, shape): Irregular 15. Dimensions in feet: Length x Width 16. Number of stories: One story 17. Primary external wall material(s) Center no more than two): Horizontal Wood Sidinq 18. Roof configuration: (enter no more than one): Gable Roof 19. Primary external roof material (enter no more than one): Wood Shinqle Roof 20. Special features (enter all that apply): Porch Resource Number: 5PT.268 · Temporary Resource Number: 319.NFO Architectural Inventory Form (page 2 of 2) 21. General architectural description: 319: A tvoical single story wood frame Miner:s Cottage form. A_cable end faces the street (east) with a three Dart casement window in a shallow bav. A shed roof takes offfrom the front qable and covers a oorch running alonq the side of the front cable. Another cable runs Darallel to the street. off the front qable to the south, with a similar bav. The north side is the extension of the front qable with a qable dormer, an enclosed entry porch under another small qable, another small proiecting cable corch. and a front aable garage at the end. The south side has a shallow bay, consistina of a fixed window flanked bv casement windows, the bav extends to the ground. The hipoed roof of the bav has wood shinqies, the base has scallooed shinqles. 317: A form similar to a Miner's Cottage, with the front cable and a Dorch in the eli, in front of the side qable. All details are simplified, and a qable extension sits under the front cable infillinq the entire form. with three easement windows and a half round light above. Metal roof, horizontal sidinq, with some scalloped shinqles. 22. Architectural styleibuilding type: Late Victorian 23. Landscaping or special setting features: Two mature soruce at corner. Large Aspens qrouoed at south corner of house. Two lilac shrubs along allev. Historic allev. Straight brick path to street. 24. Associated buildings, features, or objects: The second structure sits to the south at the alley, and set back from the street, described above. IV. Architectural History 25. Date of Construction: Estimate 1893 Actual Source of information: Sanborn & Sons Insurance Maps 26. Architect: Unknown Source of information: 27. Builder/Contractor: Unknown Source of information: 28. Original owner: Unknown Source of information: 29. Construction history (include description and dates of major additions, alterations, or demolitions): Enclosed partial corch, windows replaced, bay windows added, sidinq replaced, single story connection to adiacent two sen/ structure, late 1980's 30. Original location X Moved Date of move(s): V. Historical Associations 31. Original use(s): Domestic 32. Intermediate use(s): 33. Current use(s): Domestic Resource Number: 5PT.268 Temporary Resource Number: 319.NFO Architectural Inventory Form (page 3 of 3) 34. Site type(s): Residential Neighborhood 35. Historical background: This structure is reoresentative of Asoen's minina era character. The building represents a typical type known locallv as the "Miner's Cottacle", characterized by the size, simple plan, and front aable / porch relationship 36. Sources of information: Pitkin County Courthouse records; Sanborn and Sons Insurance Maps; 1990 and 1980 City of Asoen Survey of Historic Sites and Structures VI. Significance 37. Local landmark designation: Yes X No Date of designation: 1981 Designating authority: Aspen Citv Council 38. Applicable National Register Criteria: A. Associated with events that have made a significant contribution to the broad pattern of our history; B. Associated with the lives of persons significant in our past; X C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or that possess high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or D. Has yielded, or may be likely to yield, information important in history or prehistory. Qualifies under Criteria Considerations A through G (see Manual) Does not meet any of the above National Register criteria 39. Area(s) of significance: _ Architecture 40. Period of significance: Late 1800's Silver Mining Era 41. Level of significance: National State Local X 42. Statement of significance: This structure is significant for its position in the context of Aspen's mining era. It describes the nature of the life of an average family or individual durina that Deriod, as well as the construction techniques. materials available and the fashion of the time. 43. Assessment of historic physical integrity related to significance: Additions. replacement of character defining features, connection to larger structure: all interfere with the original character of the structure. The basic form exists on the street and connects it to its historic context, however, all other integrity ·is gone. VII. National Register Eligibility Assessment 44. National Register eligibility field assessment: Eligible Not Eligible X Need Data Rehource Number: 5PT.268 Temporary Resource Number: 319.NFO Architectural Inventory Form (page 4 of 4) 45. Is there National Register district potential? Yes No X Discuss: If there is National Register district potential, is this building: Contributing Noncontributing 46. If the building is in existing National Register district, is it: Contributing Noncontributing Vlli. Recording Information 47. Photograph numbers: R18: Fl and R19: F19. 20 Negatives filed at: Asoen/Pitkin Community Development Dent. 48. Report title: City of Asoen Undate of Survey of Historic Sites and Structures, 2000 49. Date(s): 6/29/2000 50. Recorder(s): Suzannah Reid and Patrick Duffield 51. Organization: Reid Architects 52. Address: 412 North Mill Street, PO Box 1303, Asnen CO 81612 53. Phone number(s): 970 920 9225 NOTE: Please attach a sketch map, a photocopy of the USGS quad. map indicating resource location, and photographs. 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