HomeMy WebLinkAboutLand Use Case.HP.442 W Bleeker St.HPC44-92 CASELOAD SUMMARY SHEET
City of Aspen Historic Preservation Committee
DATE RECEIVED: 8/27/92 CASE NUMBER: HPC44-92
DATE COMPLETE: PARCEL ID#:
PROJECT NAME: Pioneer Park Minor Development
Project Address: 442 W. Bleeker St.
APPLICANT: Bruce Berger
Applicant Address: 314 W Gillespie, Aspen, CO 81611
REPRESENTATIVE: Dick Fallin, Sutherland, Fallin
Representative Address/Phone: 1280 Ute Avenue
Aspen, CO 81611 5-4252
TYPE OF APPLICATION: 1 STEP: x 2 STEP: 3 STEP:
HPO Insubstantial Amendment or Exemption:
HPC Meeting Dates:
P&Z Meeting Date: CC Meeting Dates: 1st 2nd
REFERRALS:
Planning Building Zoning
City Engineer Parks Dept. City Attorney
DATE REFERRED: INITIALS: DUE:
FINAL ROUTING: DATE ROUTED: INITIAL:
City Atty City Clerks Office
Other:
FILE STATUS AND LOCATION:
COMMENTS:
APPLICATION TO CITY OF ASPEN HISTORIC
PRESERVATION COMMITTEE FOR REVIEW OF
MINOR HISTORIC DEVELOPMENT
ADDITIONS AND ALTERATIONS TO EXISTING
PIONEER PARK RESIDENCE
442 WEST BLEEKER STREET
ASPEN, COLORADO
TABLE OF CONTENTS*: PAGE
A. LAND USE APPLICATION FORM 2
B. APPLICANT INFORMATION 3
C. ADDRESS AND LEGAL DESCRIPTION 4
D. DISCLOSURE OF OWNERSHIP 5
E. LETTER AUTHORIZING APPLICATION 6
F. VICINITY MAP 5
G. GENERAL DESCRIPTION OF PROPOSAL 5-6
H. DISCUSSION OF REQUESTED VARIANCES 6-7
I. RESPONSE TO REVIEW STANDARDS 7-8
* ACCOMPANYING THIS APPLICATION ARE:
1. IMPROVEMENT SURVEY
2. AS-BUILT FLOOR PLANS AND EXTERIOR ELEVATIONS
3. PROPOSED FLOOR PLANS
4. PROPOSED EXTERIOR ELEVATIONS
5. PROPOSED LANDSCAPE PLANS
Submitted 8/27/92
By: Bruce C. Berger
Page 1
A. SUPPLEMENT TO HISTORIC PRESERVATION
DEVELOPMENT APPLICATIONS
IMPORTANT
Three sets of clear, fully labeled drawings must be submitted in a format no larger than
11"x17", OR one dozen sets of blueprints may be submitted in lieu of the 11"x1 T format.
APPLICANT: Bruce C. Berger
ADDRESS: 314 W. Gillespie, Aspen, CO 81611
ZONE DISTRICT: R-6
LOT SIZE(SQUARE FEET): 17,602 SF
EXISTING FAR: 4,986 SF
ALLOWABLE FAR: 4,150 SF
PROPOSED FAR: 4,980 SF.
EXISTING NET LEASABLE(commercial): N/A
PROPOSED NET LEASABLE(commercial): N/A
EXISTING%OF SITE COVERAGE: 23.3%
PROPOSED%OF SITE COVERAGE: 23.3%
EXISTING%OF OPEN SPACE(Commercial): N/A
PROPOSED%OF OPEN SPACE(Commer.): N/A
EXISTING MAXIMUM HEIGHT. Principal ,: 28.0 FT /Ac0e=yW: 11.5 FT
PROPOSED MAXIMUM HEIGHT: Principal Bldg.: 28.0 FT /Accessory Bldg: 11.5 FT
PROPOSED%OF DEMOLITION: 20%
EXISTING NUMBER OF BEDROOMS: 7
PROPOSED NUMBER OF BEDROOMS: 6
EXISTING ON-SITE PARKING SPACES: 7
ON-SITE PARKING SPACES REQUIRED: 5
SETBACKS:
EXISTING: ALLOWABLE: PROPOSED:
Front: 26.75 Ft. Front: 10 MIN Front: 26.75 Ft
Rear: 0.0 & 20.2 Ft. Rear: 10 MIN Rear: 10.08 Ft.
Side: 1.0, 3.25 & 45.33 Ft. Side: 47.5 Total Side: 51.7+Ft.
Combined Front/Rear: 30 Ft. Combined FrURr: 30 Combined Front/Rear. 30 Ft,
EXISTING NONCONFORMITIES/ F.A.R. , Site coverage, setbacks at Carriage and
ENCROACHMENTS: existing addition to Carriage, Garage setbacks.
VARIATIONS REQUESTED(eligible for Landmarks Only:character compatibilily finding must be made by HPC):
FAR: —0— Minimum Distance Between Buildings: N/A
SETBACKS: Front: —0— Parking Spaces: N/A
Rear: 10.0 Open Space(Commercial): N/A
Side: 11.25 Height (Cottage lnfill Only): N/A
Combined FrtlRr: 10.0 Site Coverage (Cottage lnfill Only): N/A
Page 2
HPC APPLICATION FOR REVIEW OF MINOR HISTORIC DEVELOPMENT
Applicant: Bruce C. Berger
B. APPLICANT INFORMATION
TO: Aspen Historic Preservation Committee
c/o Roxanne Eflin, Historic Planner
Aspen Planning Department
Aspen, Colorado 81611
FROM: Bruce C. Berger
314 West Gillespie Street
Aspen, Colorado 81611
Phone: 920-3623
Required Information:
I am the applicant to HPC for review of Minor Historic Development of
proposed alterations and additions to Lot 1 of the Pioneer Park property
further described in this application.
Any questions regarding the application should be addressed to me
directly or through my representative, Sutherland Fallin, Inc., c/o Dick
Fallin, 925-4252.
Very truly yours,
Bruce C. Berger
Applicant
Page 3
HPC APPLICATION FOR REVIEW_ OF MINOR HISTORIC DEVELOPMENT
Applicant: Bruce C. Berger
C. ADDRESS AND LEGAL DESCRIPTION
Address:
442 West Bleeker Street
Aspen, Colorado 81611
Legal:
Lot 1, Weaver Subdivision, according to the plat thereof recorded
in Plat Book 12 at Page 58, and Amended Plat for Weaver
Subdivision recorded in Plat Book 20 at Page 1.
Page 4
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HPC APPLICATION FOR REVIEW OF MINOR HISTORIC DEVELOPMENT
Applicant: Bruce C. Berger
G. WRITTEN DESCRIPTION OF PROPOSED DEVELOPMENT
This development is best described as an amendment to the vested
Development Plan approved May 1991. The following are items to be
amended:
1. Existing Garage Structure
a. The approved plan included demolition of the existing 4-car
garage.
b. This proposal will retain the garage structure. The garage will be
re-sided with lap siding to match main house, will be re-roofed
with new material to match existing, a new floor slab installed and
new heating and lighting installed.
2. Carriage House
a. This proposal makes no changes to vested plan.
3. Addition to Carriage House
a. The approved plan converted this structure from two bedrooms,
one bath and mechanical space to a new 3-car garage and moved
the south wall out 5 feet and the east wall out 3'-6". The new south
wall repeated the existing size and locations of existing door and
window openings and added one new door opening at the
easterly end; the roof line contained a new "arch" on the facade.
b. This proposal will not convert the structure to a garage. The
structure will be altered to contain two Bedrooms and two
Bathrooms. The south wall will be moved out 2.7 feet to align with
the face of the Carriage House and the east end will not be
moved. The "recess" detail at the west end will be retained.
The easterly door will be deleted and the "barn" doors will be
changed to glass "french" doors as presently exist. An existing
window on the east end will be removed and replaced with two
new double hung windows to comply with light, ventilation and
egress code-requirements. Three large existing "bubble" type
skylights will be removed as will the existing chimney at the
Mechanical room. Three new smaller ventilation skylights are to
be installed--two in the westerly Bedroom to comply with light and
ventilation code requirements and one in the easterly Bedroom.
No changes in materials are proposed.
Page 6
HPC APPLICATION FOR REVIEW OF MINOR HISTORIC DEVELOPMENT
Applicant: Bruce C. Berger
4. Main House
a. Changes to the Main House occur primarily at the rear and in the
Basement, as shown on the plans and elevations attached.
Simply said, there will be no full basement under the entire
structure; therefore, eliminating the need to completely raise the
structure for excavation and foundation work under the vested
plan. The new basement will occupy the rear area of the house
and will require simpler stabilization plans. All areaways under
the vested plan are deleted and one new stair/areaway is
proposed at the northeasterly side of the house. Two previous
wood sided additions at the east (kitchen) west (family room) and
north (family room, covered walks and basement stair) are to be
removed. The new structures will be a combination of wood frame
with wood siding and wood frame with brick veneer siding, with
detailing to match the vested plan. Interior remodeling is
extensive, as was the vested plan, but functions and locations
have been altered.
There is proposed to be a deed restricted caretaker unit in the
Basement.
5. Landscape Plan
a. This proposal contains a revised landscape plan prepared by
Design Workshop, Inc. In addition to changing locations and types
of planting areas and materials, it is proposed to change the new
pool fence from the approved brick pier/wood infill to brick pier
with brick infill, with no change in heights previously approved.
H. DISCUSSION OF SETBACKS EXISTING
NONCON FORM ITIES/ENCROACHMENTS AND VARIATIONS
REQUESTED
As approved under the vested plan, variations were described as follows:
a. Variances Resulting from Existing Conditions
1. "Reduction of rear yard setback for existing Addition to
Carriage House from 5 feet to zero feet".
This structure under this application will remain as living
area, will not be extended to the east and will technically
require that the "from 5 feet to zero feet" be changed to
"from 10 feet to zero feet", the lesser being for garages.
Page 7
HPC APPLICATION FOR REVIEW OF MINOR HISTORIC DEVELOPMENT
Applicant: Bruce C. Berger
2. "Reduction of rear yard setbacks for existing Carriage
House, which will continue under this proposed plan as,
residential, from 10 feet to zero feet".
This variation to remain under this application.
3. "Reduction of side yard setback for Carriage House from 15
feet to existing 3-feet 3-inches for the building".
This variation to remain under this application.
4. This application requires variation for setbacks at existing
garage structure. Applicant requests that the Planning
Office advise the applicant regarding correct terminology for
rear and side yard.
b. Variances Resulting from Proposed Additions were approved for
the following:
1. "Reduction of rear yard setback for 3-foot 6-inch wide
building extension to Addition to Carriage House (proposed
garage and rear entry roof) from 5-feet to zero feet. This
extension widens the new garage to facilitate its connection
with the proposed new addition to the rear of the Main
House".
This variation is not required under this application.
2. "Allow a 2-foot 2-inch reduction in side yard overall setback
requirements from 47-feet 6-inches to 45-feet 4-inches due
to the west side property line setback of chimney".
This variation is not required under this application. The
total overall setback requirement is met due to the re-design
of the northeasterly area of the Main House.
3. "Increase allowable fence height from 6-feet 0-inches to 7-
feet 0-inches at fence piers as measured from the inside
grade to accommodate design requirements of HPC".
This variation to remain under this application.
J. REVIEW STANDARDS RESPONSE
a. The essential elements of this application remain, with variations,
as approved in May, 1991. The variations presented in this
proposed development remain committed to the spirit of and the
Page 8
HPC APPLICATION FOR REVIEW OF MINOR HISTORIC DEVELOPMENT
Applicant: Bruce C. Berger
conditions set forth in the above mentioned approval. The setback
encroachments are more fully described in attached Exhibit A.
b. The proposed development reflects and is consistent with the
character of the neighborhood of the parcel...
This application shows that the development specifics depicted on
the plans and when compared to the previous approved plans are
clearly consistent with the previous finding.
C. The proposed development enhances or does not detract from the
cultural value of designated historic structures located on the
parcel proposed for development or adjacent parcels.
The proposed development in this application continues the
previously approved objectives regarding the cultural value of
these structures and maintains the objectives of this applicant to
upgrade and introduce such required living spaces and modern
amenities so thoroughly reviewed in the vested plan. The
demolition of various previous alterations, reduction in scale of the
proposed additions appropriate to the existing original structures
and rehabilitation of the existing structures all lead to renewing the
cultural vitality of this important residential property.
d. The proposed development enhances or does not diminish or
detract from the architectural integrity of a designated historic
structure or part thereof.
The applicant's development drawings reflect the modifications
necessary to his living requirements and respects the integrity of
this structure. The applicant agrees with previous applicants
findings with few exceptions and feels that the reduction in scope
will further enhance the architectural integrity and diminish
possible harmful effects to the structure. This application
continues the specific approved conditions in the vested plan
regarding rehabilitation, detailing and methods used to execute
this new amendment.
Page 9
MEMORANDUM
To: Aspen Historic Preservation Committee
From: Roxanne Eflin, Historic Preservation Officer
Re: Worksession: Pioneer Park, Lot 1, Weaver Subdivision
(442 W. Bleeker St. ) , Minor Development revisions to
Final vested plan
Date: May 29, 1991, Special Meeting
SUMMARY: On May 29, 1991, at a special meeting of the HPC, Final
Development approval was granted, with conditions, for the property
known commonly as Pioneer Park. Since that time, the applicant and
Les Kaplan, the developer, are no longer working together on this
project, and the entire parcel is now under contract by Bruce C.
Berger.
Dick Fallin, who was the architect under the Kaplan development for
this parcel, has been retained by Mr. Berger to receive HPC
approval for the changes they propose to the final vested plan.
Staff finds that the revisions are generally appropriate, and meet
the Development Review Standards and Guidelines, however, as a
complete application was not submitted to staff prior to the
preparation of this review memo, the HPC is being asked to simply
take a look at the proposal in worksession format. A letter from
the owner is missing, of which the applicant is aware. None of
your comments will be binding at this time, however, the applicant
seeks your general feelings for the revisions. Basically, they are
doing less to the National Register structure than the Kaplan plan.
A copy of the May 29, 1991 Final Development staff review memo is
attached for reference.
PROJECT MONITOR: Don Erdman
RECOMMENDATION: The Planning Office recommends that the HPC review
the revisions and offer any comments to the applicant they wish,
either in general support or not, understanding that their comments
are strictly non-binding.
memo.442wb. fd.revised
r ,
MEMORANDUM
To: Aspen Historic Preservation Committee
From: Roxanne Eflin, Historic Preservation Officer
Re: Final Development: Pioneer Park, Lot 1, Weaver
Subdivision (442 W. Bleeker St. )
Date: May 29, 1991, Special Meeting
APPLICANT'S REQUEST: HPC's Final Development approval for Pioneer
Park, Lot 1, Weaver Subdivision (442 W. Bleeker St. ) including
partial demolition, rear yard and sideyard setback variations, FAR
variation, and demolition of (non-historic) detached garage.
It should be noted that the property (Lot 1) currently exceeds its
maximum FAR and site coverage, and existing structures encroach
into the rear and side (west) yard setbacks. The fence encroaches
onto the public right-of-way. Increases in these non-conformities
are proposed, requiring HPC variation approval.
PROJECT MONITOR: Don Erdman
LOCATION: 442 W. Bleeker St. , Lot 1, Weaver Subdivision, according
to the Plat thereof recorded in Plat Book 12 at Page 58, and
Amended Plat for Weaver Subdivision recorded in Plat Book 20 at
Page 1, Aspen, Colorado.
APPLICANT: Mary Weaver and John F. Weaver, represented by Lester
M. Kaplan
ZONING: R-6. "H", Historic Overlay (designated landmark) . This
parcel is listed on the National Register of Historic Places.
SITE, AREA AND BULK CHARACTERISTICS: Please refer to Exhibits A
and B, following page 15, in the applicant's Final Development
proposal.
ELIGIBILITY FOR STATE REHAB TAX CREDITS: The applicant should
consider applying for the 20% state rehab tax credit allowed for
the renovation of National Register and CLG Landmarked historic
structures. Provided substantial demolition does not occur to the
interior, this property would be considered eligible for the tax
credit, with application review taking place through the HPC and
staff. An application may be obtained at the Planning Office.
Approval is required prior to the start of work.
BACKGROUND and EXISTING CONDITIONS: "Pioneer Park" , a local
landmark listed on the National Register of Historic Places, was
once the home of Honorable Henry Webber, mayor of Aspen who was
also responsible for the construction of the Elks Building (Webber
Block) , and another "Webber Block" , housing the Isis Theatre today.
In 1946, Walter and Elizabeth Paepcke purchased the property and
owned it until 1964 . The carriage house was converted to a
dwelling unit, where Albert Schweitzer stayed during his only visit
to the United States for the 1949 Goethe Convocation. It was
renamed "Schweitzer Cottage" . "Shorty" Pabst owned the property
after the Paepcke's until 1969, when it was purchased by the
current owners. The 1963 and 1965 additions added 632 sq. ft. to
the rear of the main house.
PREVIOUS HPC ACTION: On March 13 , 1991, the HPC granted Conceptual
Development approval for Pioneer Park, Lot 1, subject to 26
conditions to be met at Final. These conditions and the
applicant's response have been detailed in their proposal,
beginning on Page 7. Please compare the narrative closely to the
plans.
The Planning Office finds that the conditions of Conceptual have
generally been met, however, we ask the HPC to carefully review
these. Staff's concerns focus on the following conditions, but
are not limited to these alone:
Condition 11: Windows and storm windows. All original glass
shall remain in place. The HPC shall consider the applicant' s
proposal to restore the early storm windows (exterior) .
Condition 12 : Lintel design above windows on addition to the
main house: The HPC shall consider whether a slight design
change is appropriate here, even in light of the cumulative
design alterations that indicate new vs. historic. The
applicant argues in favor of a lintel design to match the
original; staff voiced this concern at Conceptual and asks the
HPC to reconsider this aspect.
Condition 13: Basement level windows and lightwells: A major
concern of staff, the number of new windows indicated in the
plans are not compatible with the structure, and we strongly
recommend their number and size be reduced. We are
recommending this issue be restudied and resubmitted as a
condition of Final approval. Perhaps less basement space
should be made habitable by building code standards to force
the design change of additional windows at garden level.
Condition 18: Brick wall around pool area: Staff finds this
feature as proposed to be incompatible, and continues to
recommend an alternate solution. We understand their need for
privacy, however, we feel that a more compatible fence design
and landscape screening may accomplish this goal.
Condition 19: Bond or financial security regarding
excavation: The HPC shall clarify this issue for the
applicant, per his request. The financial security shall be
2
in a form approved by the City Attorney in an amount
sufficient to warrant repair or replacement of the structure
(or part thereof) due to failure caused by excavation and
foundation work. This shall be required prior to the issuance
of a building permit, and will be made a part of the Final HPC
approval.
Condition 22: Preservation Plan - Additional clarification
is required here, specifically regarding brick cleaning,
replacement and mortar repair.
Demolition of non-historic garage: Staff finds that the demolition
of the non-historic, detached garage located on the outparcel north
of the alley meets the criteria for "Exemption" from the demolition
standards. We recommend that the HPC make this finding and allow
the demolition to occur as the applicant proposes.
ALTERNATIVES: The HPC may consider the following alternatives:
1) Approve the Final Development application and variations
as proposed, finding that the Development Review and
Partial Demolition standards have been met, and finding
that the setback and FAR variations are more compatible
in character with the historic landmark that would be
development in accord with dimensional requirements.
2) Approve the Final Development application (as stated
above in Alternative #1) with the conditions as detailed
in staff.'s recommendation below, to be approved by staff
and the project monitor prior to the issuance of a
building permit
3) Table action to allow the applicant time to restudy
specific areas of concern, and submit a revised
application for HPC review.
4) Deny Final Development approval, finding that the
Standards and conditions of Conceptual Development
approval have not been met.
RECOMMENDATION: The Planning Office recommends that the HPC grant
Final Development approval and variations for Pioneer Park, 442 W.
Bleeker St. , (Lot 1, Weaver Subdivision) , with the following
findings:
1) The Development Review and Partial Demolition standards
have been met.
2) The demolition of the non-historic detached garage meets
the criteria for "Exemption" from the demolition
standards.
3
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3) The side yard and rear yard setback variations and FAR
variation as proposed are more compatible with the
historic landmark than would be development in accord
with dimensional requirements.
The Planning Office further recommends that the following
conditions be made a part of the HPC's motion for Final Development
approval, to be approved by staff and the project monitor prior to
the issuance of a building permit:
1) The bond or other financial security shall be in a form
approved by the City Attorney in an amount sufficient to
warrant repair or replacement of the structure (or part
thereof) due to failure or damage caused by excavation
and foundation work.
2) Clarification and HPC approval of brick cleaning (PSI) ,
replacement and mortar repair
3) Restudy of internal brick wall design around pool
4) Restudy and reduce the number and size of the basement
(garden level) windows
Additional comments:
memo.hpc.442wb.fd
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