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Home My WebLink Aboutagenda.hpc.20230222AGENDA ASPEN HISTORIC PRESERVATION COMMISSION February 22, 2023 4:30 PM, City Council Chambers 427 Rio Grande Place Aspen, CO 81611 I.ROLL CALL II.MINUTES III.PUBLIC COMMENTS IV.COMMISSIONER MEMBER COMMENTS V.DISCLOSURE OF CONFLICT OF INTEREST VI.PROJECT MONITORING VI.A Project Monitor List VII.STAFF COMMENTS VIII.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED IX.CALL UP REPORTS X.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS XI.OLD BUSINESS XI.A 205 W. Main Street | Historic Preservation Conceptual Major Development | Relocation | Certificates of Affordable Housing Credits | Growth Management Quota System | Special Review | Transportation and Parking Management, PUBLIC HEARING CONTINUED TO MARCH 22, 2023 XII.NEW BUSINESS XII.A333 W. Main Street- Minor Development, PUBLIC HEARING PROJECT MONITORING.doc 333 W Main_Memo_Feb 22 2023.pdf 333 W Main_Resolution_X_Series of 2023.pdf Exhibit A_Application.pdf 1 1 XII.BSummary of Colorado Preservation Inc. 2023 Conference sessions- Jeff Halferty and Roger Moyer XIII.ADJOURN XIV.NEXT RESOLUTION NUMBER TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS (1 Hour, 10 Minutes for each Major Agenda Item) 1. Declaration of Conflicts of Interest (at beginning of agenda) 2. Presentation of proof of legal notice (at beginning of agenda) 3. Applicant presentation (20 minutes) 4. Board questions and clarifications of applicant (5 minutes) 5. Staff presentation (5 minutes) 6. Board questions and clarifications of staff (5 minutes) 7. Public comments (5 minutes total, or 3 minutes/ person or as determined by the Chair) 8. Close public comment portion of hearing 9. Applicant rebuttal/clarification (5 minutes) 10. Staff rebuttal/clarification (5 minutes) End of fact finding. Chairperson identifies the issues to be discussed. 11. Deliberation by the commission and findings based on criteria commences. No further input from applicant or staff unless invited by the Chair. Staff may ask to be recognized if there is a factual error to be corrected. If the item is to be continued, the Chair may provide a summary of areas to be restudied at their discretion, but the applicant is not to re-start discussion of the case or the board’s direction. (20 minutes) 12. Motion Updated: November 15, 2021 2 2 HPC PROJECT MONITORS -projects in bold are permitted or under construction 2/17/2023 Kara Thompson 931 Gibson 300 E. Hyman 201 E. Main 333 W. Bleeker 234 W. Francis Skier’s Chalet Steakhouse 423 N. Second 135 E. Cooper 101 W. Main (Molly Gibson Lodge) 720 E. Hyman 304 E. Hopkins 930 King 312 W. Hyman 520 E. Cooper Jeff Halferty 533 W. Hallam 110 W. Main, Hotel Aspen 134 E. Bleeker 300 E. Hyman 434 E. Cooper, Bidwell 414-420 E. Cooper, Red Onion/JAS 517 E. Hopkins Lift 1 corridor ski lift support structure 227 E. Bleeker 211 W. Hopkins 211 W. Main 204 S. Galena 215 E. Hallam 500 E. Durant 413 E. Main Roger Moyer 300 W. Main 227 E. Main 110 Neale 517 E. Hopkins Skier’s Chalet Lodge 202 E. Main 305-307 S. Mill, Grey Lady 320 E. Hyman (Wheeler Opera House, solar panels) 611 W. Main 132 W. Hopkins 500 E. Durant Sheri Sanzone 110 W. Main, Hotel Aspen 209 E. Bleeker 820 E. Cooper 125 W. Main Skier’s Chalet Steakhouse Skier’s Chalet Lodge Lift One Park 423 N. Second 121 W. Bleeker 3 HPC PROJECT MONITORS -projects in bold are permitted or under construction 2/17/2023 Jodi Surfas 202 E. Main 305-307 S. Mill, Grey Lady 320 E. Hyman (Wheeler Opera House, solar panels) 611 W. Main 602 E. Hyman Peter Fornell 304 E. Hopkins 930 King 135 W. Francis 233 W. Bleeker Barb Pitchford 121 W. Bleeker 312 W. Hyman 132 W. Hopkins 4 Page 1 of 3 427 Rio Grande Place, Aspen, CO 81611 | cityofaspen.com Memorandum TO: Aspen Historic Preservation Commission FROM: Amy Simon, Planning Director MEETING DATE: February 22, 2023 RE: 333 W. Main Street– Minor Development Review PUBLIC HEARING APPLICANT /OWNER: Herron Condominium Association REPRESENTATIVE: Suzannah Reid, Reid Architects LOCATION: Street Address: 333 W. Main Street Legal Description: Herron Condominiums, City and Townsite of Aspen, Colorado Parcel Identification Number:2735-124-52-801, Herron Condominium Association common element CURRENT ZONING & USE MU, Mixed Use Multi-family residential PROPOSED ZONING & USE: No change SUMMARY: The applicant requests approval for Minor Development to add a permanent supplemental handrail to the front entry steps of the subject historic structure. This building, the 1892 Finley Residence, is one of the more grand Victorian era homes remaining in Aspen and was divided into apartments many years ago. Staff permitted a temporary railing to be installed in 2019, to assist a resident who needed help entering the building. It was understood that the railing would eventually have to be removed, or a better solution approved by HPC. Repairs to the stair structure, risers and treads, which have been rebuilt in the past, are also anticipated. STAFF RECOMMENDATION: Staff supports the project and recommends approval as proposed. Site Locator Map – 333 W. Main 333 5 Page 2 of 3 427 Rio Grande Place, Aspen, CO 81611 | cityofaspen.com BACKGROUND: 333 W. Main is a roughly 5,000 square foot lot containing a Victorian mansion and carriage house. The historic resource maintains a high level of architectural integrity on the street and side facades. A non-historic addition is visible at the rear of the building. Below left is a historic photograph of the home, and below right is an image from 2015. REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC): The Applicant is requesting the following approval: • Minor Development (Section 26.415.070.C) to add a handrail mid-span of the historic front steps and to repair the stair treads and risers, which are non -historic material, as needed. The Historic Preservation Commission (HPC) is the final review authority. The scope of this application is not subject to Notice of Call-Up at City Council. STAFF REVIEW: According to Section 26.415.070.C.3 of the Aspen Municipal Code, the procedures for the review of minor development projects are as follows: 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 Code sections. 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 6 Page 3 of 3 427 Rio Grande Place, Aspen, CO 81611 | cityofaspen.com presented at the hearing to determine the project's conformance with the City 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. The project is a very small scope of work, however given the alteration to a character defining feature at the front of the property, staff determined that a decision by the Historic Preservation Commission would be necessary to proceed. The relevant historic preservation design guidelines are: Staff finds that the design guidelines are met. The new handrail does not destroy original features. It alters the stair, but has been designed to be minimal and elegantly detailed so as to support, not detract from the original design. As noted in the application, the stairs themselves have been rebuilt in the past and need in-kind repair again. This can be done without impacting historic fabric. It appears that the stair is open below the stringer. Historically, this space was likely enclosed, as noted by the applicant. Staff recommends a solid material be installed where indicated with the red arrow. RECOMMENDATION: Staff recommends the Historic Preservation Commission (HPC) approve this application as proposed, with the addition of enclosing the underside of the stair. ATTACHMENTS: Resolution #____, Series of 2023 Exhibit A – Application 5.5 If new steps are to be added, construct them out of the same primary materials u sed on the original, and design them to be in scale with the porch or balcony • Steps should be located in the original location. • Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc. • Brick, red sandstone, grey concrete, or wood are appropriate materials for steps. 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. • If handrails or guardrails are needed according to building code, keep thei r design simple in character and different from the historic detailing on the porch or balcony. 7 HPC Resolution #X, Series of 2023 Page 1 of 3 RESOLUTION #X, SERIES OF 2023 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING MINOR DEVELOPMENT REVIEW FOR THE PROPERTY LOCATED AT 333 W. MAIN STREET, HERRON CONDOMINIMS, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2735-124-52-801 WHEREAS, the applicant, Herron Condominium Association, represented by Reid Architects, has requested HPC approval for Minor Development for the property located at 333 W. Main Street, Herron Condominiums, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “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 have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for Minor Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.C of the Municipal Code and other applicable Code Sections. 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; and WHEREAS, Community Development Department staff reviewed the application for compliance with applicable review standards and recommended approval as proposed; and WHEREAS, HPC reviewed the project on February 22, 2023. HPC considered the application, the staff memo and public comment, and found the proposal consistent with the review standards and granted approval as proposed by a vote of X to X. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Minor Development for 333 W. Main Street to add a supplemental handrail at the mid-span of the historic front entry steps, as proposed in the application. HPC also approves in-kind repair of the existing stair treads and risers, which were rebuilt in the past, and installation of a simply detailed solid wood surface on the stair sides, below the stringers. Section 2: Material Representations All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Historic Preservation Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. 8 HPC Resolution #X, Series of 2023 Page 2 of 3 Section 3: Existing Litigation This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 5: Vested Rights The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 333 W. Main Street. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. 9 HPC Resolution #X, Series of 2023 Page 3 of 3 APPROVED BY THE COMMISSION at its regular meeting on the 22nd day of February, 2023. Approved as to Form: Approved as to Content: ________________________________ ________________________________ Katharine Johnson, Assistant City Attorney Kara Thompson, Chair ATTEST: ________________________________ Mike Sear, Deputy City Clerk 10 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 LAND USE APPLICATION APPLICANT: REPRESENTIVATIVE: Description: Existing and Proposed Conditions Review: Administrative or Board Review Required Land Use Review(s): Growth Management Quota System (GMQS) required fields: Net Leasable square footage Lodge Pillows Free Market dwelling units Affordable Housing dwelling units Essential Public Facility square footage Have you included the following? FEES DUE: $ Pre-Application Conference Summary Signed Fee Agreement HOA Compliance form All items listed in checklist on PreApplication Conference Summary Name: Address: Phone#: email: Address: Phone #: email: Name: Project Name and Address: Parcel ID # (REQUIRED) The Herron Condominium building is a historic building located on Main Street. The current front porch has its historic details, including a low decorative railing at the perimeter of the porch. This railing is not compliant with current codes for guard rail height. This application does not propose to change or alter the existing historic railings, but to add a minimal code compliant handrail to the center of the existing wood entry steps. The current steps are 6' wide, allowing the addition of a central handrail to provide stability for users of the building. The current entry steps are not historic and in deteriorated condition. The application also proposes to replace deteriorated stair materials and structure to provide a safe condition. The steps and handrail will be painted to match existing, no changes to the historic components is anticipated. Aspen HPC n/a X X XX $1,950 Herron Condominium Association 333 W Main St Aspen, CO 273512452801 Herron Condominium Association 333 w Main Street Aspen, CO 81611 doug@dtconstruction.net Reid Architects, inc Suzannah Reid 412 N Mill Street 970 920 9225 vkr@reidarchitects.com 11 City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020 City Use: Fees Due: $ Received $ Agreement to Pay Application Fees An agreement between the City of Aspen (“City”) and Property Phone No.: Owner (“I”): Email: Address of Billing Property: Address: (Subject of (send bills here) application) I understand that the City has adopted, via Ordinance No., Series of 2011, review fees for Land Use applications and payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $ flat fee for $ flat fee for $ flat fee for $ flat fee for For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $ deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. $ deposit for hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. City of Aspen: Property Owner: Phillip Supino, AICP Community Development Director Name: Title: Herron Condominium Assn Doug Throm, President doug@dtconstruction.net 333 W Main St Aspen, CO 81611 $1,920 6 Doug Throm Association President 12 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 DIMENSIONAL REQUIREMENTS FORM Complete only if required by the PreApplication checklist Project and Location Applicant: Zone District: Gross Lot Area: Net Lot Area: **Please refer to section 26.575.020 for information on how to calculate Net Lot Area Please fill out all relevant dimensions Single Family and Duplex Residential 1) Floor Area (square feet) 2) Maximum Height 3) Front Setback 4) Rear Setback 5) Side Setbacks 6) Combined Side Setbacks 7) % Site Coverage Existing Allowed Proposed Multi-family Residential 1)Number of Units 2)Parcel Density (see 26.710.090.C.10) 3)FAR (Floor Area Ratio) 4)Floor Area (square feet) 4)Maximum Height 5)Front Setback 6)Rear Setback Existing Allowed Proposed 8) Minimum distance between buildings Proposed % of demolition 7) Side Setbacks Proposed % of demolition Commercial Proposed Use(s) Existing Allowed Proposed 1) FAR (Floor Area Ratio) 2) Floor Area (square feet) 3) Maximum Height 4) Off-Street Parking Spaces 5) Second Tier (square feet) 6) Pedestrian Amenity (square feet) Proposed % of demolition Existing non-conformities or encroachments: Variations requested: Lodge Additional Use(s) 1)FAR (Floor Area Ratio) 2)Floor Area (square feet) 3)Maximum Height 4)Free Market Residential(square feet) 4)Front setback 5)Rear setback 6)Side setbacks 7)Off-Street Parking Spaces 8)Pedestrian Amenity (square feet) Proposed % of demolition Existing Allowed Proposed 333 W Main Street Aspen, CO • Entry handrail Herron Condominium Association 6,000 sq ft no change to existing conditions MU 13 To: City of Aspen Community Development Department Re: 333 Main St Authorization Letter Date: January 26, 2022 To Whom It May Concern: I authorize Suzannah Reid of Reid Architects, Inc at 412 North Mill St, 970 920 9225, as my agent for the purpose of land use and building permit applications for my project at 333 W Main St, Aspen Colorado Thank you, Doug Throm Herron Condominiums, HOA President 333 W Main St Aspen, Colorado Owner Unit 1B 14 Doug Throm doug@dtconstruction.net 970 920-1719 333 W Main Street 1/31/2022 Doug throm 15 To: City of Aspen Community Development Department Re: 333 Main St Authorization Letter Date: June 20, 2022 To Whom It May Concern: The Majority of the owners of the Herron Condominiums HOA (7 total units) approve of the HOC land use application for the design of a code compliant entry stair railing and stair railing. Thank you, Doug Throm I approve HOA President Owner Unit 1B Karen & Chris Mohr We approve Owner Unit B Wendy Valliere I approve Owner Unit 1A Jane Click Owner Unit 2A Jim Arden I approve Representative Unit 2B Dianne Rosenthal Owner Unit 3 Sam Denby Owner Carriage House 16 City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020 City Use: Fees Due: $ Received $ Agreement to Pay Application Fees An agreement between the City of Aspen (“City”) and Property Phone No.: Owner (“I”): Email: Address of Billing Property: Address: (Subject of (send bills here) application) I understand that the City has adopted, via Ordinance No., Series of 2011, review fees for Land Use applications and payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $ flat fee for $ flat fee for $ flat fee for $ flat fee for For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $ deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. $ deposit for hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. City of Aspen: Property Owner: Phillip Supino, AICP Community Development Director Name: Title: Herron Condominium Assn Doug Throm, President doug@dtconstruction.net 333 W Main St Aspen, CO 81611 $1,920 6 Doug Throm Association President 17 PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Sarah Yoon, sarah.yoon@cityofaspen.com DATE: July 30, 2019 PROJECT LOCATION: 333 W. Main Street REQUEST: Minor Development DESCRIPTION: 333 W. Main is a designated landmark, built as a Victorian era mansion and later divided into condominiumized apartments. A temporary supplemental handrail was allowed to be installed at the staircase leading to the main entrance to the structure during the winter of 2018/2019 to assist an injured homeowner. There is interest in permanently installing this or another rail. A permanent alteration to the historic front steps is not considered to be eligible for a Certificate of No Negative Effect staff level review due to the potential adverse effect on the physical appearance of the landmark and its character defining features, as described at Section 26.415.070 of the Municipal Code. Following is guidance on the submittal of an application for a Certificate of Appropriateness, Minor Development review in front of the Historic Preservation Commission. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304 Common Development Review Procedures 26.415.070.C Historic Preservation – Minor Development For your convenience – links to the Design Guidelines. Land Use Application and Land Use Code are below: Historic Preservation Design Guidelines Historic Preservation Land Use Application Packet Land Use Code Review by: Staff for completeness and recommendation HPC for decision Public Hearing: Yes, posting of public notice 15 days before the hearing Referrals: No Planning Fees: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours will be billed/ refunded at a rate of $325 per hour.) Referral Agencies Fee: $0. Total Deposit: $1,950 18 APPLICATION CHECKLIST: Below is a list of submittal requirements for HPC review. Please email the complete application as one PDF to sarah.yoon@cityofaspen.com. The fee will be requested after the application is determined to be complete. Completed Land Use Application and signed Fee Agreement. Pre-application Conference Summary (this document). Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application. Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant. HOA Compliance form (Attached). An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen. Drawings of the proposed railing and a written description of the proposal (scope of work) and written explanation of how the proposed development complies with the review standards and design guidelines relevant to the application. Once the copy is deemed complete by staff, the following items will then need to be submitted: 1 digital PDF copy of the complete application packet. Total deposit for review of the application. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. X X X X X X X 19 Location Map 333 W Main Street Main Street Aspen Mountain n 333 W Main Street • Herron Condominium Association3rd Street20 Aspen Mountain n333 W Main Street • Herron Condominium Association 333 W Main Street • Herron Condominium Association 3rd StreetMain Street the area of construction is considered a "general common element" owned by the Association and subject to their oversight Partial Plat Map bk3 pg 323 & 324 Lots A & B, Block 45 of the Aspen Townsite PID: 273512452801 21 22 23 24 25 R E I D A R C H I T E C T S, inc 412 North Mill Street • PO Box 1303 • Aspen, CO 81612 970 920 9225 • vkr@reidarchitects.com Herron Condominium Association 333 W Main Street Aspen, CO Application for Aspen HPC review of a proposed exterior handrail on a Historic Building Summary of the Project: The project proposes to add a permanent steel handrail to the front entry steps of the Herron Condominium Building located at 333 W Main St. This rail will replace a previously installed temporary handrail, that has been in place since 2018/2019 to accommodate an injured homeowner. Summary of Historic Conditions: The building is a significant Victorian era mansion that has been converted to condominium apartments. The main entrance faces Main Street and is generally intact in its original condition. The porch and entry door are set approximately 35” above grade and accessed by a set of 6’ wide wood steps. The porch is centered on the façade and rimmed with a low decorative railing. Three turned porch posts support the hipped porch roof, along with two pilasters at the main wall. The entry stairs align with the west side of the porch. Two of the turned posts are located to each side of the entry steps. The low railing runs from the posts to wood newel posts at the bottom of both sides of the stair. A simple curved bracket spans between the posts, adding another decorative element to the roof line. The turned posts, brackets, decorative railing, hipped roof and building façade seem original to the building. The porch deck has most likely been replaced at some point in time but is a ¾” tongue and groove wide plank and appears to be an older vintage. The entry steps are of contemporary construction, while the railings alongside are historic. It may be that the newel posts on either side of the stair run are not historic but are stabilized by steel angles set into the ground. The temporary wood handrail is affixed to the porch deck and the bottom of the stair by metal post bases. The historic porch components do not provide any stability for people using the stairs and the stairs themselves are suffering from some deterioration, both on the surface and in the under structure. Two existing conditions allow for a remedy of the unsafe conditions without impacting the historic fabric of the entry. First, the width of the stair allows a central handrail to be added without interference with any of the historic railing components. Second, the contemporary construction of the stair itself is not integrated into the historic railing. This will allow the repair of the stairs themselves without any impact to the historic components. There is no intention of modifying the existing historic posts or railing components as part of this project. 26 R A 412 North Mill Street • PO Box 1303 • Aspen, CO 81612 970 920 9225 • vkr@reidarchitects.com The relevant guidelines are found in Chapter 5: Porches & Balconies: 5.1 Preserve an original porch or balcony The proposal does not alter the existing historic porch or its historic details. 5.2 Avoid removing or covering historic materials or details The proposal does not remove or cover any historic materials or details. 5.3 Enclosing a porch or balcony is not appropriate. No enclosure is proposed. 5.4 If reconstruction is necessary, match the original form, character, and detail. The proposal is to repair the existing wood stair. This may require substantial replacement of non-historic structural members and visible tread and riser materials. The stairs that were built to replace the historic stair (date unknown) were built in the same dimension as the original stair, demonstrated by the relationship to remaining historic elements. The non-historic stair is constructed of similar materials, using similar detail to that found on other local examples, as suggested by the guideline. Any new materials used to repair the stair will be wood, in the same configuration as the existing stair. The HPC may find it desirable to enclose the currently open ends of the stair, if so the applicant will happily take direction on that detail. 5.5 If new steps are to be added, construct them out of the same primary materials used on the original. No new steps are being added, but the repair of the existing non-historic stair will respect the materials requirement. 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. The proposal is for a new handrail on the street facing façade of the building. The handrail is desired as a matter of safety for the building residents, since the stair is north facing with a substantial run, creating difficult conditions for some of the residents. The design does reflect current code requirements for multifamily buildings in its configuration. Several design decisions were made to minimize the impact of the handrail, but to provide an appropriate level of detail, separating it from a generic solution. A newel post is located at the top of the run, allowing the rail to start at the post, eliminating a 12” loop at the top of the stair. A smaller newel post is located at the bottom of the stair. This post is lower and allows the rail to run past the required amount, a thin steel strap at the bottom provides the safety return. These details provide an alternative to large radiused railing ends that are typically seen in new construction. The newel post at the top would have a blind connection to the structure, while the bottom would have visible (painted) bolt heads at the bottom. This reduces the complexity of the connection and allows for a smaller profile to be used. The only area where the proposed handrail comes into contact with historic materials is at the porch deck in the same location as the existing temporary post connection. The choice of steel materials was made to minimize the profiles of the support structure and to minimize 27 R A 412 North Mill Street • PO Box 1303 • Aspen, CO 81612 970 920 9225 • vkr@reidarchitects.com connections. The whole assembly will be painted dark grey to further reduce the visual impacts. There is no intention to add guard rails to the porch, which would otherwise be required by the building code in this situation. The current guardrails are highly decorative and distinctive, providing a strong visual component to the façade. This element further distracts from the proposed handrail. See attached drawings and photos for detailed information. 28 Alley 3rd Street 323 Main 333 Main existing walkway approximate property line on site parking area of new construction no change to exisiting historic building Site Plan 1:2001 existing outbuildings, no change W Main Street A.0 2/8/22 Site Plan & PhotosHerron Condominiums • Handrail • 333 W Main St Aspen, ColoradoReid Architects, inc. • PO Box 1303 • Aspen, CO • 970 920 9225 • vkr@reidarchitects.com View of Herron Condominiums looking southeast Location Map site location Project Scope: • Provide a new permanent handrail to provide a code compliant condition at the entry steps. • Rebuild, to the extent needed, the non-historic wood entry steps. Herron Condominiums 333 W Main St Aspen, Colorado PID: 2735 124 52 801 Project Team: Architect: Suzannah Reid Reid Architects, inc 412 N Mill St Aspen, Colorado 970 920 9225 Owner: Herron Condominium Association Doug Throm, HOA President 333 W Main St Aspen, Colorado n29 A.2 2/8/22 Detail Plan & Rail DetailsHerron Condominiums • Handrail • 333 W Main St Aspen, ColoradoReid Architects, inc. • PO Box 1303 • Aspen, CO • 970 920 9225 • vkr@reidarchitects.com 6'-0 1/4"11'-10 3/8"10'-3 3/8"6'-10" existing historic railing - no change existing covered front porch - no change existing entry door - no change existing historic stair railing - no change existing possibly non-historic newel posts - no change existing non-historic steps carry through to outside face of historic railing existing non-historic paving stones - no change existing plan w/new railing 1/4" = 1'-0"1 eq eq 1'-1 1/2"new newel post new newel post new handrail no change to existing overall dimensions inspect existing non-historic stair framing conditions, repair replace as needed remove existing non-histoirc treads, install new 2x12 wood treads, paint to match existing provide well anchored treated solid blocking for new newel post connector historic porch framing to remain new through bolt connection to new solid blocking new 2x2 steel tube newel post, verify wall thickness with fabricator new 1/4" radiused bar return to newel post, verify thickness with fabricator 11 1/4" min new 3x3 steel tube newel post, verify wall thickness with fabricator new ball finial cap weld new handrail to newel post, or create sleeved connection, verify with fabricator new 1 1/2" diameter steel tube handrail +/- 1'-0" verify bend location in field blind connect new newel post at new sleeve connection, verify with fabricator detail section at new handrail 3/4" = 1'-0"3 powder coat all steel elements, black remove existing post base connection, add well anchored blocking to existing framing as needed, through bolt sleeved connection for new newel post 2'-10"existing grade - no change note: all railing dimensions represent code required minimums for multi-family dwellings all metal components will be painted with the same color, variation shown here for clarity historic siding and door beyond - no change front view 3/4" = 1'-0"2 n30 existing historic porch posts existing hipped porch roof existing entry door existing historic porch railing No change to historic elements existing exterior wall existing temporary handrail existing non-historic steps existing t&g porch deck section @ existing entry stair 3/8" = 1'-0"1 interior existing stair framing, v.i.f. under deck area enclosed by lattice existing newel post beyond, possibly not historic - no change proposed existing 2x12 stair treads existing 1x or 2x riser infill, v.i.f. A.1 2/8/22 Existing Conditions & New Section Herron Condominiums • Handrail • 333 W Main St Aspen, ColoradoReid Architects, inc. • PO Box 1303 • Aspen, CO • 970 920 9225 • vkr@reidarchitects.com condition @ top of temp railing2 existing temporary porch & post connection existing non historic steps existing temporary handrail condition @ bottom of temp railing3 existing temporary porch & post connection existing non-historic steps existing temporary handrail existing non-historic steps section @ proposed handrail 3/8" = 1'-0"5 interior proposed metail handrail, replaces existing wood temp handrail 1'-0"11 1/4" min code required extensions 1 1/2" diameter metal railing new 3x3" steel newel post with ball finial new 2" square steel newel post2'-10"condition @ non-historic stair end4 existing non-historic stair is independent of the historic railing assembly existing historic decorative rail existing historic porch post 31