The URL can be used to link to this page

Home My WebLink AboutLand Use Case.233 W Hallam St.0009.2013.AHPC0009.2013.AHPC 233 W HALLAM CERT OF APPROP AND RELOCATION 273512435001 5CCA Atud .3//W A-u 4 BOK t-\- f --14 9 431 v~V\Â»-1 i kt / ~j L( / /0\ .41Â»CNY.-1~ C// Â»oÂ»Â« FnÂ«-0 -v -fo-n~~ QN\\Pe< Ok-Q . A_-, 1 60- .. THE CITY OF ASPEN[ City of Aspen Community Development Department CASE NUMBER 0009.2013.AHPC PARCEL ID NUMBERS 2735-12-4-35-001 PROJECT ADDRESS 233 W HALLAM ST PLANNER SARA ADAMS CASE DESCRIPTION CERTIFICATE OF APPROPRIATENESS REPRESENTATIVE HAAS LAND PLANNING DATE OF FINAL ACTION 08/28/13 CLOSED BY ANGELA SCOREY ON: 12/16/2015 .. 2-73 TÂ· r 2. 4- Â· 3 r- Â· 00 i 000 9 Â· 20 Â£ g . 414 P c r 7 - . = m Permits Ble Edit Secord Navigate Fgrm Repo* Format Iab Melp 2 3 >x > 9 23 41,4.-L 3 .2 -5 Â· ~ 1 Â· Â· Â·< 3 81 jump l j;? ,i 0 ~6; 12 41 2 J d j *113 f . A A 'i QÂ®ting Status Fees Fee Summ:8[Y ~ bdions Abchment5 Routing History YaluÂ®on kh/Eng Custom Fields Sub fermits Parcels I Permit * 2 Aspen Histodc Land Use Permit# 100092013.AHPC :il-~ Address |233 W HALLAM ST .Ap#suite i CM ASPEN State ICO ~ Zip 81611 Q Permit Information D Master permit c Routing queue asiu(17 .Applied ~03,98/2013 0 r Status pending Approved Prwed Z 0 Description APPLICATON FOR HPC CERTIFICATE OF APPROPRIATENESS -RELOCATION Issued | Closed/Final , Submitted ~MELESA 303 355 2460 1 - i clock ~ Days J---40~ Expires '03/03/2014 I Owner f Last name KUMIN FirM name SOLOMON 12 CUMMINGS POINT RD i Phone (203) 406-5163 j AIFORD CT 8902 .Address Applicant Â® Owner is applicant? Il Con#adoris applicant? 1; 1 Lost name KUMIN First name ~SOLOMON 12 CUMMINGS POINTRD ~STAMFORD CT 06902 Phone |(2031406-5163 I Cust Â¢ 129451 | AddrpÂ« I 1 Last name 1 | First name I Phone 11 1- Address Enterthepermit description AspenGold5 (save(- arigel~s ~ 1 of 1 -,:i 006 * 15- 5-9- 1~ace-*, p Â·â‚¬,653 \ Â£ 94~27 AB. sdnal,â‚¬5 qull 0 0 MEMORANDUM TO: Mayor Skadron and Aspen City Council FROM: Sara Adams, Senior Planner THRU: Chris Bendon, Community Development Director RE: Notice of Call Up - HPC approval of Conceptual Major Development, Relocation, FAR Bonus and Demolition for 233 W. Hallam Street, HPC Resolution #26, Series of 2013 MEETING DATE: October 28,2013 BACKGROUND: On August 28,2013, the Historic Preservation Commission (11PC) approved Conceptual Major Development, Relocation, 500 square feet FAR Bonusa setback variance and Demolition, for a residential development at 233 W. Hallam St. 233 West Hallam Street is located on the corner of Hallam and Second Streets. It is a 9,700 square feet lot with a heavily altered 1886 historic landmark. The applicant received approval from HPC to remove non-historic additions, restore the historic Victorian, relocate the Victorian to its original location according to historic maps, and construct a new single family residence at the corner of the lot. The project was heard by HPC three times with requests to reduce the mass and scale of the new residence. The application was conceptually approved on August 28th after significant revisions to the project. A copy of the approved site plan and elevations is attached as Exhibit A. The HPC Resolution and Minutes are attached as Exhibits B and C, respectively. PROCEDURE: This is not a public hearing and no staff or applicant presentation will be made at the October 28th Council meeting. If you have any questions about the project, please contact the staff planner, Sara Adams. 429-2778 or sara.adams@cityofaspen.com. Pursuant to Section 26.412.040(B), notification of this HPC approval must be placed on City Council's agenda within 30 days, or as soon thereafter as is practical under the circumstances. City Council has the option of exercising the Call Up provisions outlined in Section 26.412.040(B) within 15 days of notification on the regular agenda. City Council may vote to Call Up the project at their October 28th meeting. If City Council does not exercise the Call Up provision, the 1Â·1PC Resolution shall stand, and the applicant will move forward with a Final design application, ATTACHMENTS: Exhibit A: Conceptual Design Exhibit B: HPC Resolution #26, Series of 2013 Exhibit C: Draft HPC minutes from August 28,2013 Wthy,8 / IAM U WEST HALLAM 4TREET 41 4 1 3 0-3 P.2::-CEÂ» 41(1 42?2\ - 114-rp i 10 Y 2 --Â«zt~f~~, /1 f ./ 2 4 // 413,1 -- _ ~ ~ ji ~, -- 11 1 0--J L -i- 733> rÂ£ 1~_~_*Â»Il>z - ,?i .#4.4:i-----_ :IL r.10 fRTpr--Â»-_ )- '(47 -/) rÂ»Luot'... 794Â©h 1 6 Â«1%44.3 1..,/ 1. / P391.t'.02.~ f.~it?Â·9(f,1133%(2#Lt)92Â·3%? ~fi lf*:'111 .. ..1.v..:IK i'' E{blitif~~,,~,;,& Ffi@*fiti f~ ~ t~Â·24--4,1,r fj Â·rtill I Rti**f*ibf~i l.iti?.1~1~'1,11..'....t.'.li~[- :- 2 k 1- 1 - -1,~.ffi Â¤%3243*j Klf..1(.0 -- .4.* NEWâ„¢) - 0/1 1 11 2-ORYHOUSE - / L j .Â·i 1 4 a 51 1/:11''Vik,,4.lÂ·q:/-Â» 1, I. 44<4:, 4.â€¢4Â·Â· s.%Â¥,i./iltÂ©Â·gwh=, E-~ I j 2 1-- 7 w-. -4-22-: / / I -/ 1,11111-1,1,1111:~?:1111'TI-7 ----4 16 ecr,~~TI....%Le. . -iwit[1411-~F~ ' ' :VW:1:a: ,1 1%1411 - 0 wiuu,W<5218*: i~f:*WhÂ·r--i;i-Â·:Aj -%' # " -9-It.li:fri:~t.~ i<kAg : IIi 1 p: : f 2-:34:212: ,:~,h...:1 : 0-rom,i I ~ ~ DHR /21 ARCHITECTURE I .49/40.07 1 3200 CHERRY CREEK SOUTH DRIVE i *repr, j 6/ SUITE.0 DENVER, 00. 80209 ~El.ErlioNF .3 3552460 C 0& 1 PR=ne...MI FAC. 11.HLE 303 3862546 REAAS.... A ./0...10-' Comen.ATION - D.nARCHITECTURE COM KUMIN RESIDENCE 233 WEST HALLAM ST, ASPEN,CO SITE PLAN 3/8" = 1Â·-0" 1,0 -1. ~rn A=:1~R:r,~~-r~nÂ· 1 ....SUBIJITTAL 08{nÂ·2013 U 1/8Â·=1'-0" 2012.024.847 leall.PLAN- . 2 4 6 6 7 8 9 ~FC SUBMIT. 8~201~ 1~22:.pM 4 -11 -#1~ . 41 -11 1 2.~ fl:~~' ~~ ~~~ ./3- 1-~ -- Â·'i It. Â· I i =rmic/, 61 1 ~ ~_i-~~~--~~--~-4- ~~-~~-~~- ~~~~ ~ IF- --:-:-I=--il-f~-444-il ---~|~~ ~~~-~~-~-~~-~~"~~ ~~~~T~~E~--~-~~-~~~i~-~-;-~-~~-~ /--4---3.-i -Lr-f- ~;i:~Ii-i---~ ' ~~~~ 7--ILA---UI==In-73 11:: 1~ , NEWSECOND -lf Â«;14 --1 -~7-6---~ -1 1-44-_thly-~-4-11~1. 1=,â‚¬.,C- - I- -nlw_1314 9 FLOOR L -71 - . , ~9 1 - - .. . - 0 1 ~~~~ 54>iful~ ~....Â·~ ~~ 1 1.1 p--.3 3] E=--- FIRSTFLOOR /) n NORTH ELEVATION ~ 1/4 11'-0'Â· , - Arbyl'G %Mt - -~ l. -}wo 46# fawli 19 Â« El-ff U~,1All,* Of ~a-,ANTÂ¥ Of A-I,r*,1â€žâ€¢,um,p~DolluT DHR -7\ ,, AR CH~/ ECTURE 1177/Ff-iÂ·, , i: ;,: li':i: '11 1~11 0 #An:e=M= DR% - I Â· I TELEPHONE 303 355 2480 -41 C *h i i ' i A 1 I ' FACSIMILE Â®3 35~2548 7 I PAO"/ILINAL ./.PORATION - Â· Â· f-CT--4---Â·1' --~~'} EEL+ZE---*77.--2 -M-ZEZZ--EZZZ-_LL7-Â· 2:.-ZIJII[-323 VWVW ......ECTURE. COM KUMIN RESIDENCE N SECOND 233 WEST HALL.AM ST. 4 174" ~ .- ASPEN. CO 1 11 1 - 1 1 1 1 11?4 i NEW HOUSE ELEVADONS 1/40' = 1,/ 1 4. 1 1 11 1 os - Ina 2012.024.847 ~ELOOR ~ ..971.,1. ., - -' . ' Ir-i ** I | r<~r 3 6 6 /A EAST I EVATION 8 6' 1/4'1 â€¢1'4 4Â« 9 / is . \6 1 1 r Ii..!..1 1 111 .NEW S~EN m;Il 174'~- - - - 7 -' ~- _- ' SECOND FLOOR /, 1 10Â§7-" L=Â«1 =- 1 :1111'11:111:' l'11,1 b. 1 , i m41111!14 i fl |'il ' 11 'Ill _ l.-1 1 ~ jr ~. i, 447:~'11:' ~~,ill, ' .B,JI"Ey*:111 - 11* R.'*lili, :11.11 1 1"d "Ill"Il'11 i 1 11'lill :11 11 .11111 1 1 I lilli lilli 111 ~1111 - ERE ELQQR - 100'-0" - 1,!1111"!' IiÂ·.~11, i ~ SOUTH ELEVATION -- .---.- .-5 L fJ Ill' r ' .;I' :~7~J--ri' 1~7-;7;7-,:.' 'ir,; ; 211 1, 1,;11 % cer,~laMT,/,1...I~,En// r. ~*=====4=*==il 91 11;1 1 1-" 2 Â·3<~9*4> 1 DHR 1- .... .= ..~ - - .. . .. 1 1 1 11 lill 111..:.!11 1 -= ... ..11 1 - ... -4 ARCHITECTURE dtÂ« TELE'HONE 003 36*460 SU!TE 410 DENVER .0 80208 - Â· FACSIMILE 303 3.%548 EWSEcoto ,, *LOOR Â· 1 1 1 - __*<__4_ ~ ~__ LII'~ 1_1_1 i ~ -~-1_~-~~- ~--, -~--~--~ , WWW. DIRARCHITECTURE COM . p. O, U..,ON .' 0 6 Rpo M A T in ~ 0'-112---ur- --- -2. 2//-j-] -74-]-4 -1-1-- 1-9-11--1-19 77.-. - LUL .3.9--t717 2~i4f:Er----_-_- ==1.11* 11- 1 1 -'93==.9.-- E-flij~ 1~ 1- I:; IFFEII#= .v: ,:1~' ---- KUMIN RESIDENCE 1 11 1 .1 lilli ASPEN. CO 233 WEST HALLAM ST 11 -1 $ 1 III -1.1~ 'ill lili!11;1 ::. ~-,r.--Â·.,-Â·I.,=EÂ·///9 i 1 1 :111- .: i I * 1/4" 2 1'Â·0' . 1 1 I i I 1: .1 NEW HOUSE ELEVAIONS iE /1.OOR U. No --Â· - -rkr, -1-ti,ni 2012 024 847 1 H./SUB./. 0602Â·2~10 2 ~\ MST ELEVATION _- ____ W #4' @TIO" 5 6 (A3.1 ) 8 CM) 9 HF'CSUBMITIAL I....#/AM f ' 4,4., : c. :' :40:Â·4~ ~.~1151;,:LG~Â·'t ~n~gi;~r, .~1,#.1..#; 460.I~i442:\ ~ | hillÂ· f \ i.ii~â‚¬ ,@h;, 'rviv -- - , 1 .1'Al? 1 -1., 10* / '1: 1 1 ..A....11.1 --? ...\ ...11 4..0 0111 1 1 ".9.99 Â·Â· Â·Â· .05 P., i . .1 . 1 1.1 .,Ill. : 41 43 1.. 1 1.-141 ~ NORTH 2ND STREET. ELEVATION. 1 A .18- W|;Um#:iâ€ž ~ ~4 $ &'Â· 24*y, 11 11 1.:fl,fidgi. ''A/' '1 4;j:.3 -~e.it.talt.\ - V..0... :' '11 1. . :4.4 :. 9.:1Â·i~ .1 1 . 1. 1 ''I ,~1 ~ ~ ~1 - ~41,!1 :. .%% 0(~AXONOMETRICVIEW 11 (- . 1:.~~1 1~1-1 L..4 - ........au..191.1{4 I. .11' ~ INA!J - . ':12.1 .;;: -A 1 1 / 14 111 -- 4= 2-2 .?10 - - irtÂ·IÂ·Â· 2 lil~ ,- i (14iii-u~j~lt.#31 12197# 1...1 1/ dl-:-d lit 1. LEâ€¢11- 1 I u-TAnÂ©,10-MWT,-ViT lili:.1...ill Huf -Â·- I~,~,T,*Il Â·-Â·Â·Â· 1 14 1 ,~â€ž*.,â€ž~4|lili|,1'~. '~'-i''I |~' ~~~~~ ~ 'Cral@)ff./......â„¢.*,G 2-4.k~.2.1.- .1.- .'Â·I-,=-,c. n:Â·. 1-'.2 64.:11! .r; 1 .1 .F-1.110 - - HALLAM STREET- ELEVATION ....4-,â€ž--* 3200 ClIERRY CREEK SOUTH DR(VE (eff*- i 21 - fl~ 0 1 SUITE410 DENVER, 0 80200 TELEPIÂ«ONE 303 355 2400 FACS!,All E 303 G55 &8 vmvii, D~,RA,tchilECTO,~E coM 9 24Â·'723Â·ni f N, , ! 1.1 -11 . b..Sh. -- 41.-1 . r,-1,\ 7,11 1 ....,...,/â€ž.' .......... C-I R.] 1 1,4 1 r.râ€¢. 1 â€¢ 4 Â« v/\ *0.,1,~10. -1-T KUMIN RESIDENCE I '' r . i'. Nk 233 WEST HIALLAM ST. ASPEN. CO Litditum----*tfi,i~W~hi-] IN.ip i ~.Â·1-0~ j.ipfQ# ~11~--~4~~~'42%,f'Lf-fj~ -- ~~ ~?~ 'It ,Emw,91 43,4 -PRD ta '4 =.0 1-1 nir i 1,4.. 1.1 PERSPECTIVES 'A-krt ?DY:fa*-.IÂ· !Â·-- \ A=Aâ„¢:rs,1,0.-;TE $Â£64 e:{liti*+41'~1#Rif.flf ill~i-4il 4 4~-,:a- m;l 13 #ra~H#A :~ Ir 4-4 010Â£121 Ia]~1 - Â·,~vi ~%4!:11,1,8 4' IN-~tf 1 HPC 6LIBWTTAL osm~1013 2012.024.847 8 8 A HALLAM STREET - STRf ETSCAPE 9 .r . C ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 28,2013 Chairperson, Jay Maytin called the meeting to order at 5:00 p.m. Commissioners in attendance: Sallie Golden, Patrick Sagal, Jane Hills, Nora Berko ,Willis Pember and John Whipple. Jim DeFrancia was absent. Staff present: Debbie Quinn, Assistant City Attorney Amy Guthrie, Historic Preservation Officer Kathy Strickland, Chief Deputy City Clerk 233 W. Hallam - Conceptual Major Development, Relocation, Partial Demolition, Floor Area Bonus, Residential Design Standards Variances and Setback Variances, continued public hearing. Amy said the lot is about 9,000 square foot and has a Victorian house on it that has been remodeled and not in its original location. The intent is to pick the house up and move it to where it original was and strip it down and restore it. There is a detached new house on the corner and the review was continued to restudy breaking down the mass. The garage in the back is now detached from the house which was a request from the board. There is a FAR bonus and a setback variance request on the east lot line in order to put the Victorian where it originally was. Staff is in support ofthe project. DHR Architecture - Melissa Mabe-Sabanosh Melissa said they took all the comments from the board and created a more subservient house that has been pulled back from the corner seven feet. When you come down to the comer you now see the historic house first. We took the center form from a two story to a single story form to lessen the mass. We also broke up the back portion to create a symmetry and make the mass smaller from the Second Street side and also from the alley side. We also changed the pitch of the garage in order to make the garage less prominent in the back ofthe house. The chimney has also been moved from the front ofthe house to the side ofthe house and it is no longer stone. The new house is 30 feet to the peak and the existing historic house is 25 feet to the peak. Nora said the impact on the site still remains a three car garage. 1 .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 28, 2013 Amy said it is a two car enclosed garage and then there are two uncovered spaces one on each side of it. One is covered. It is not as much mass as a three car garage would be. It is up to the board to decide ifthe additional roof is uncharacteristic. Patrick asked ifthey would have the ability to come in and enclose the car port. Amy said they would need HPC approval but a car port and an enclosed garage count the same as floor area. Chairperson, Jay Maytin opened the public comment section o f the agenda item. There were no public comments. Patrick agreed with staff and all the recommendations. Jay said we need to comment on the setback variance and the 500 square foot bonus. Sallie said the applicant listened to everything we said and she likes the design and also likes the third car port that looks like a lean-to. Sallie is for the bonus and setback variance. Nora said she is not comfortable with the design but the applicant listened to everything the HPC had to say. Nora thanked the applicant for changing the things we talked about. Jane said she also likes the project and is looking forward to seeing the details of the finishes and the exterior materials. Jane also supports the FAR bonus and setback variances. The applicant has worked hard and you have been here three times and you heard everything. Jane thanked the applicant for listening. Willis said in general he is in support of the project and it has come a long way since the first meeting. You have taken out the overtly stylistic references that have nothing to do with the history of Aspen and therein lies your success. It is a great job. John said he reviewed the project and it is very impressive and he likes this rendition. He is also in favor of the Far bonus and setback variance. 2 .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 28,2013 Jay pointed out that the applicant embraced our comments. MOTION: Patrick moved to approve resolution #26 as written by staff and that includes the FAR bonus and the setback variance. Motion second by Jay. Roll call vote: Patrick, yes; John, yes; Willis, yes; Jane, yes; Nora, yes; Sallie, yes. Jay, yes. 7-0. 206 Lake Avenue - Minor Development and Hallam Lake Bluff Review Debbie said the affidavit of posting is in order and the applicant can proceed. Amy said there was a site visit at NOON. This is a one-step review in terms of the architectural changes to the house. There is also a Hallam Lake review involved because it overhangs the ACES property. It is also on the National Register which is an honor. The house is a large example of Victorian architecture that survived in Aspen and has not had many changes. It is an important property. There are a few proposed changes to the house that we feel are not in keeping with the history ofthe building and it is moving further away from its original integrity with the proposed changes. Skylights are proposed in a non-historic addition on the side ofthe house. Alterations to a garage or carriage house feature are proposed and aiterations to the front porch and the proposed new metal roof. Amy said we don't have a Sanborn map to show you and not a lot of photographs. Nora has provided us with some pictures from the 50"s. In 1980 when the inventory was done the house looks intact with few alterations to the porch and the house. Currently there is no on-site parking on the site, just the head in parking at the intersection of the two streets in the front. The applicant would like an on-site garage which would come off the Triangle Park end of the property. There may be a way to accommodate that with a free standing one stall garage or uncovered parking or a car port. The option proposed is to reuse the original carriage house opening that was actually within the enclosed home. It was not a detached structure. The existing door slides open to get whatever was needed from the house. There is a request to convert that back into a garage but it is not deep enough to use as a garage at this point so the proposal is to pull the wail out and enlarge the house and demolish that fa~ade and changing the original doors. Staff is not in support of that. We feel that is too much ofan impact on the building for 3 RECEPTION#: 60306-~/04/2013 at 12:36:58 PM, 1 OF 7, R $41.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO 50$/.-0- A RESOLUT]ON OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING CONCEPTUAL MAJOR DEVELOPMENT, ON-SITE RELOCATION, DEMOLITION, FLOOR AREA BONUS AND VARIANCE APPROVAL FOR THE PROPERTY LOCATED AT 233 WEST HALLAM STREET, LOTS A, B AND C, AND THE WEST 6.64 FEET OF LOT D, BLOCK 50, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #26, SERIES OF 2013 PARCEL ID: #2735-124-35-001 WHEREAS, Solomon and Elizabeth Kumin, represented by DHR Architecture and Haas Land Planning, have requested Conceptual Major Development, On-site Relocation, Demolition, Floor Area Bonus and Variances for their property at 233 West Hallam Street, Lots A, B and C, and the West 6.64 feet of Lot d, Block 50, City and Townsite of Aspen, Colorado; and WHEREAS, the property is a designated landmark; 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 Conceptual Major 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 Ilistoric Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The 1-IPC 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, in order to approve Relocation, the Historic Preservation Commission must find that the review standards at Section 26.415.090.C, Relocation ofa Designated Property, are met; and WHEREAS, in order to I)emolish structures, or portions of structures on a designated property, the application shall meet the requirements of Section 26.415.080.A.4, Demolition of Designated Historic Properties or Properties within a Historic District; and WHEREAS, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects complying with Section 26.415.110.F, Floor Area Bonus; and, WHEREAS, in order to receive approval for setback variances, the application shall meet the requirements of Section 26.415.110.C.1.a, Variances; and 233 W. Hallam HPC Resolution #26, Series of 2013 Page 1 of 3 .. WHEREAS, the HPC may approve variances to the Residential Design Standard Variances according to Section 26.410.020.D.2; and WHEREAS, Sara Adams, in her staff report to HPC dated August 28, 2013, performed an analysis of the application, found that the review criteria are met and recommended approval; and WHEREAS, at a regular meeting on August 28,2013 continued from May 22,2013 and June 26,2013, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and granted approval, with conditions, by a vote of 7 to 0, NOW, THEREFORE, BE IT RESOLVED: HPC hereby grants Conceptual Major Development, On-site Relocation, Demolition, Floor Area Bonus and Variances for the property located at 233 W. Hallam Street with the following conditions: 1. The site plan, mass and scale are conceptually approved as shown in Exhibit A. 2. Conditions of approval for Final Review: a. Continue to refine the restoration plan for the Victorian, particularly window proportions. b. Specify the foundation profile, material, and style for the historic home for review at Final Review. c. Restudy the lightwell on the west side of the Victorian to either recess it further from the street, break it up into smaller lightwells, or detail in a way that minimizes the visual impact of the feature. d. Provide floor plans to demonstrate that Hallam is the primary entrance point into both homes for review during Final Review. 3. Relocation of the historic home is approved with the following conditions. a. Provide a letter from a structural engineer demonstrating that the building is able to moved. b. At building permit, provide a $30,000 letter of credit or cashier's check to insure the safe relocation of the house, as well as a plan for protection of the building from a housemover or structural engineer. 4. Demolition of the non-historic additions is approved. 5. A 500 square feet FAR Bonus is approved. 6. An east sideyard setback variance of 3 feet is approved, where 7 feet is provided and 10 feet is required. 7. Residential Design Standard variances for the historic home related to front porch and first story element, Land Use Code Sections 26.410.040.D. 1.b and D.2, are approved. 8, A development application for a Final Development Plan shall be submitted within one (1) year of the date o f approval o f 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 o f the expiration date for 233 W. Hallam HPC Resolution #26, Series of 2013 Page 2 of 3 .. 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. APPROVED BY THE COMMISSION at a regular meeting on the 28th day of August, 2013. 941AAR.L Jay Mpytin,\Chair Approved as to Form: 1 All 4- V I DebliN Quinn, Assistant City Attorney ATTEST: 0/16Â»641_-_~ Kathy Strickland, Chief Deputy Clerk Exhibit A: conceptual approval. 233 W. Hallam HPC Resolution #26, Series of 2013 Page 3 of 3 .... - i -4 .0- - <UV \ 3 0 f.ky'w. 41 + - 1-\f - 233 WEST HALLAM ST. ASPEN, CO 1 1 I I - - 1- 11. \ / , I \.\ - r '.i. K.i.t:: 'P & I. 4 / _,.. RECENED . h *Lt.' 1 Â·7 Â· 11 - - -- 4= - ----- ctij<1 Pj; 59 &.If- 1:...1 f -!Â· iÂ·4 i fr -Â· ?. _'~| i |r--qir lil 4 *#13 1 - 41-~ . AUG 2 2 2013 1 2.- 1, /. Â· IP-' . 1 1.:..'d,Ill.,4:1- ' 1 - / MENT , -- . 1 7 - CITY OF ASPEN & y- 1 COMMUNITY DEVELOP 22 6r-rl . . L ~ -'7â€¢Â·IMM- '-.1 -- ----. 241 i. ~: Fl...,72 ......:- -1-3.Â¥1.-1 - -Ii 1 fa:~~:- 7 i 1 11: 11': 1 -'--1-: ' 1, i - -I- !-CF-it - 1 - 1 -- Â· 1 2-2.-112_ ' 1 1:1 F:-t.. - 1 1 1 . Â·r 1,1 1 , . 2. 4%-: 1.' i, , , E R ----- . -- -1 - f ..1.11 j 1'1 - _Â·r Iti~ ,..Â·- -1 :N+Tii . :-â€ž it-rlÂ·':Â·.Â· - ' 5 b.j; 1 -- 1: -.- i:{ 1. I ... -- --1 --1 : 6 ': 11 6 1 9 ~ 11 U ii: .':Â· fi-: ~ ~ U d tzi :-/ i iÂ·~Â·i i I --t i . ..:...Â· U,ITATION OF -0-,TY Of ARCHITECT, WO< PRODUCT - 1 - 1 , ~ ' '--7 " _1 ~,WI,Dli~A.1~W F-,10Mometlyr~tll,I~-~,rldl~-,h,Ilab,0-th,Art-ah=n=-r-*fort}le --cn-....In -*........=........... Nal- . I ~~~~c*~ I ..40:aÂ»,ri C.........2910......1~1ECTURE, P. Â£/râ„¢y/-41--.mn/*h-~ '''~ DHR RESTORATION AND REMODEL OF HISTORIC 3200 CHERRY CREEK SOUTH DRIVE l 010'4/ j ARCHITECTURE 1 6#40. 7 SUITE 410 DENVER, CO. 80209 \4-/// TELEPHONE 303 355-2480 FACSIMILE 303 355-2546 WmV DHRARCHITECTURE.COM HOME & NEW RESIDENCE i.0.//7/.t I PROF.8810/AL CORPORATION PRDJECT KUMIN RESIDENCE 233 WEST HALLAM ST. ASPEN, CO HPC SUBMI 1 1 AL A.:,Â«TECT....JECT,.1 2012.024.847 HPC SUBMITTAL REVISED 08.02.13 REVISED 08.02.2013 8/5/201312:2554 PM .... WEST HALLAM STREET 43 -IN - ~~~1~~~ 4-71# fF---- 6 wit K .1 6 * r\\\ ---- - 1 1 / / 6, 9 60 , 0 ---0.- FR(*"Ii,Jigi - 81. 31/2 417- / - 23' ~ 1. . I I. 1 . I. .': ...'. I ./ ..' ' - f . 12 Â· ,-'/%/414%3634:-Ufl-t;'4Â»,Â·,97 6%11....1 Ir. . fiâ‚¬.1.:â€¢.:2.-,-4, ...:.a.....:0511,1 1 16'-2 1/2" h. t.i393%~*42>~%11}Ul.PihÂ»62- 1 ~ 1, -- -KifÂ» : ':-:ii ,;-' :o-*-'.-&2..&-tz - It . -':t -91.--94Â·.: .Â· :..:ti~ it::it: lii-1 P.1 2xit;.- Ir-:2 i 2*97:.a:PÂ·.twlÂ·/-~ ~ Â£;6'.if.â‚¬39.-2.-iJ~~.14(- 9Â·:A-,q .y..:t-e-ks.. . -Â· . 1.24,9.23.:.Â·-3,Â·0..6-417~*'92.- , I ./4. /' 1 "77.5 . 1 , 4, p.&. 1 4.Â»21 till pi,67!rÂ·.4.Zit,A,~.%~..P49=9 2t~,Â·-11tÂ·/4:.~4.-4~...4 -- --'. - 1. ,/ V ' .r rt9~Â·Al#'. ' I '~-' I.'Â· .-I ..tÂ·*.I .. 71-:Al.f*3*14.2 29-7 - '' -.' <:-:2 .'f~9Mt': =.Il' - 11 EW TWO- STORY HOUSE 1 1 .. 1 j 1 1 r 1 1- .... i *,9..9.ati...46. 1 .21 4 I. UBTERRANEAIL~ STRUCTURE / .14 -lit :;:f;:f}ii:::16: i.:.:an:1Â·j ir##IN;y: 19 413*-46 j -' i.:fÂ· ,;;;:,,be...2Â·!:1,54Â·i,Ilif:jit.,:,i:-Pift:Ft-t>#-At-~ 19Â«4224.. 1 1:7997/bf' ' i le I qalm,NWE UMITATION OF IM,U,WrrY OF ARCHITECr, WORK PRODUCT b-**Â»de.;.6.' 1 1 /*, il 4%,9:2.:Wbay,!.Mi:'. -Â· , '~+46:'N,(*4:/6 , 'P' - c>Â£Â©es-rtiep*i; ./PliftÂ·Zr, 5 1 11,1.1., 7 i 5 -4 - e=-c....... / 1 L'Â·42:,f4,4.Mi:1 1 , ---~ <%#MN<8%4*#TIMB*#R f .----x ; ",479#latt/fÂ«~ f-----7 l - 6 11 ***#-ohoo~--dhâ€¢r- 0 '' ' ~ , COVERED i' = -44/ .. - Mil ./ AM N A PROFIGIONAL coRPoeAT,ON - :3331@PACE: 9, 1/09/ j DHR / +F-, A A RCHI T ECTURE < Â·*~'6~\9>' \ 6 ---1 1 3200 CHERRY CREEK SOUTH DRIVE , 03,â‚¬41 j SUITE 410 DENVER, CO. 80209 7 j REARGE talâ„¢ TELEPHONE 303 355-2480 FACSIMILE 303 355Â·2546 WWW. DHRARCHITECTURE COM PROJECT INFO.U.... - KUMIN RESIDENCE 233 WEST HALLAM ST. ASPEN, CO DRANNG 11'n-z: SITE PLAN - 1/8"=1'-"1 (i) TE PLAN NO. 1/SLE DES.R.'110" DATE: tTEC=PROJECTA~ /8" = 1'-0" 08 02.2013 2012.024.847 1 EP.C. SUBMITTAL 2 3 4 5 6 7 8 9 HPC SUBMITTAL 8/5/201312:22:45 PM NORTH 2ND ST. 4./4 21â„¢222*-*---- .... . iF f 7%94 0 78&4 r- ... I - 7,0710fp 12 0;k| 2 7,9Â·0 3 /1 , \ 1/12Â·F ,\ < 12 0Â£1 1/ "Pr.1 . 1 / 3% - L/al,~ - ~ d>Ar~- * TREE LEGEND P 12'01 2 1 ---- ---1----, 43~D , 249 9Â«7 -- - 41 F/$43 26' DL - e Â°9 i j a - 3 4 / DECIDUOUS TREE TO BE REMOVED 0 - k 9DL- Il 1 ----- 13 2 --- 1 l /=/ HISTO / HOU 0 A & L / (122,9,& 6 3 EVERGREEN TREE 1 0 TONEW ___ * r* --1 TOBEREMOVED L ~~ ~ j 741< R ' OCA Er ./7.. r I ) IG 1 . 1 1 r , Â· 1 2\ N 3/ I 1 11 6 1 I NEW LOCATION . OF RENOVATED 1 1/ HISTORIC 4 ~ U 6-0- -1 HOUSE r- f ~ f 17 DL r.' 1 toJ DECIDUOUS TREE A k Â· 0/ Â· 1~4 _..4 'Ill f~ ~ To REM,~N ~~ <NON-1 l]STORIC+KA;.A,â€¢*~AxAA,xÂ·~x,AA,/%,9vbe . rf- 3/ 37 I Uy/.3 , AREA TO BEK - DEMOLISHED ... ....... /g Lcit J 1 r. k:.<:==4::SL-D:2-XEE-Iy=EMU=S.'-->1 / \ ~ ECIDUOUS TREE 100 d. / ~Â«007 3 20 DL TO REMAIN 12DL ~ 7884 , 04**55*pewoooÂ©Qq<DÂ©99<A>QÂ©V'Â»1 1 U f -- /-J -1- t U.[â„¢110/ OF.....OF A.C....WORK PMODUCT prorn- 1.-4. 1 1 1 ' 1 1 11 1 i .rÂ·,FaG,~r,M,ta DMI~AFÂ¥~%EN-,C r: 81) 1 I DHR L 1 02,1.~ 0 1 / ARCHITECTURE 2 -ul 3200 CHERRY CREEK SOUTH DRIVE C '*21Â« 1 0-0- ; SUITE 410 DENVER. CO. 80209 TELEPHONE 303 355-2480 1211 - 1~~ 12-1 1 / 4 /4 /1 FACSIMILE 303 355-2546 WWW. DHRARCHITECTURE. COM / ... ... -- . PROFESSIONAL CORPORATION --J ID , ..0 Mt71w1 7 1 J-~~741.*.~7-2/2'- MODL J /1 J 1 2 PRCUECT 11/'I-'10/ . C ~14- f ( ph .4-rer -9--- WOL L / hiM- '0 104 #1& 7013/4-*-,-5- , rot 4 M L. 1 |' 64 1 1 44 1 KUMIN RESIDENCE \ 12' Ct% 233 WEST HALLAM ST. ~/ - .1- 1-'lla,%5LKC - - L 2 ASPEN, CO -' LW- - DRA.NO 1~1'LE: DEMOLITION AND TREE REMOVAL PLAN 1885 ~CME 1/8" = 1 '-0" NO. ISSUE DIC'.nON: Ch~TE: .t/'IC'/PIC.ECT Nel Â· 2012.024.847 1 H.P.C. SUBMITTAL 08.02.2013 3 4 5 6 DEMOLITION AND TREE REMOVAL PLAN Ed I ICD 7 ~ 1/8" = 1'-0" 8 . le 32 9 HPC SUBMITTAL 8/19/2013 3:09:55 PM & 4 2-- /\ 25'-81/2 24' -0 4 11 - V 14'.81/2Â· 4'-111- , 20-41/7 5 -8. . .. iÂ· e . 71(Fff# 4 z 1. r ed , 4 i . /~ 8'-2- 0/ S .5 1/2'- 50 -9Â· k _ . -4 1 11 1 1 i b 23-31/2" , I 1 ' ' 22_ 1 1 Ej 3 43--Â· -- --Af'2- Â· ----- --1 ------U. â€¢__ __-1 6 1 Â·WÂ· --- -- 1 241 1-- ----9 W - I up . Â·h I - b 491 1 - 7 1 6 11 ~11 7 R - b 1 N 1 N 1 f-\_Â· 5-7- ~~ 11 1 Â· 11 Â·-/- - 4...441-1 - 941 - 4 K.7-1- 1. 1 .. : 23' - 71/r 3 -71/2Â» .,~ ~ s.e 5-01/2- ,â€¢, 4 4' , 1 , \C 7'-0" --1 4 # 1 5-11/2. 6 9 n 1 - 1 + E . .W--- 6 | b | 1 i . 1/ 1 & 1 , I -4 & 1 0. k %. 1 .========: 1-1 . 1 -1 - 1 6Â· -41/7 I 11 .3'-2Â· ' <13-0-7 17' - r 5'-11/2" 1 11 I / . 1 1 u P' ' U-TATIONOFI,IMAN,YOFARCHITECT,INIPRODUCT _ -2_22-_.u-4. .P. e 23 -31/T C m .. . b - * con,uaâ€ž~.liz MANT'irâ„¢crual. Ic . h irtf* ***d h,1- 1 / \ d- /01 8â€¢-0â€¢ | Â· + Atm *~7 - DHR 1 0 6 11 11 2 1 1 1 4 1 I 9tly _ r-/ 4. ARCHITECTURE C 049) | ~ ~~ â€¢ ~ SUITE 410 DENVER CO 80209 3200 CHERRY CREEK SOUTH DRIVE C 0 00.107 a ---M. *** 1 1 . 1 --- 1 11 ~ H TELEPHONE 303 355-2480 lilli 1-11 11 FACSIMILE 303 355-2546 1 11 VMIW. DHRARCHITECTURE. COM 1 1 1 11 liz z -qu- . . A PROF'/SIONAL CORPORATION 1 --- - I b . 1....k b b 1 KUMIN RESIDENCE 233 WEST HALLAM ST. ASPEN, CO mET OC , 1 DRAV.NO 10-9 . -31/2. . 13 5. 11,1111 I 13' - 5" 19'-1" 10'-71/2' 41 6 *P LOWER LEVEL PLAN .... 1/4" = 1'-0" . . . .4 NO. -UE DISCRI.nON: DATE ARÂ£'ITECT. P.-/ITE 2012.024.847 1 HP.C. SUBMITTAL 0802.2013 6'-4- 0' -4" 1 .:, 2 ' 3 1 , 4 6 5 Al.0 1 0 b 16 8 R K . 7 ~Â© LOWER LEVEL 9 L_________- HPC SUBMITTAL 8/5/2013 12:23:43 PM U 1/4" = 120" - El ! 1 LE- --- 8 10 25-10" 25 91/2" IL]-t-_-2/: 9 0 .2,4 OI - ,89 1/1 Ok-BL 1T-71/2- 25-11* , 24'-0" 1 1 % 11Â·-0" ~ 14'-11' - â€¢ 11.- W,. . I 1 0 0 .. :U C e ,-'IM 1 - o Il'~11 \ 0 2'.0 ,:~ 6'-51/7 , ~_ujul 0 r=-- - UP 1 -1 FRONT PORCH/ ENTRY -.il- . - 1 - -- 1 I 1 - .L nor 11 11 0 ..1------------/:i; 1 1 2 11 11 -= - 10 I . 12 -61/2. . . 3-0 1/2'~16 3' -7- IL-- ---I /1 -lr ON \lili b COVERED L --m--g. 11 - 1 PORCH M 11 --1 - -8 1 1 (N 0 11 1 0101 b It .7- 23'-1' 1 1 . r. 7 ih 1 1 1 1 0,0 11 1-1 /7-------_m 10 -5 1/2 1381/~ 1 I. GS.1 -1 1 UPh I k F , 1 \ i 1 -1 1 -=2*X-==- -r- E - - =ED J 2 ts r (c J SECONDARY ACCESS / r 1 SIDE DOOR i -J,L-JCC(lAI_9,1 ~ 1 1 -1- -1 FLAGSTONE 1 STEPPING STONES r--------- 1] 11~- ~ 1 7 - 11 # 1 5 6" 13-81/2 i 1 â€ž U.TATION'/va#W)0/ARCHITECT......CT 11 1. _ In,-not- F-./promplly,-,th,*ch-of,uo~con~lon,#I,b-,#Argi-..-r-~fgah, /7 ./.-c,-ne- I -h 'Ln. Ac#./1- -1- - knoÂ¥tdo, and 0--~ 01 - .1.-I el .1 00,4,-- I - .fl-â€ž 11 1 1 11 11 1 COPY,nOHT, 201 2 DMI ./RE, IC 1 - c,~ed * tion -7-1 mr,-h Im- to ~uch ,- Re- r,produ M . Oub-tion I eny mm:- 1/ ~hrlle . I per, 1, prohbW ~'lf- -n,tiâ€žÂ·~ Â«>n,er,1 of DHR Am * rm. PO - I tho * nl,irl, * DI ~,W*,aure. PC ']Ihout -. I 71- F in- -=-7 20 - 0' Â· I 14'-111/2-3 , . 5-rf / . - 6. 10 -4 ' 1 111 .- 1.- , , 0 ~ COVERED ~F/~ 0 111 .- ~ - -- - / /\49 j 1 DHR -21 111 -\\4, b 461- 1 - -1 -- 11 1 1 ARCHITECTURE PORCH 3200 CHERRY CREEK SOUTH DRIVE DAPÂ» j l A PROF...1.NAL CORPORATION TELEPHONE 303 355-2460 SUITE 410 DENVER CO. 80209 C ** / FACSIMILE 303 355-2546 VWVW. DHRARCHITECTURE COM b PROJECT b 1- --- -----1 F-- ..... -------.1 1 KUMIN RESIDENCE 233 WEST HALLAM ST. 4 SURFACE ~ ~ ~ ~ ~ ASPEN, CO ~Â·--- PARKING -~ 1 SPACE 1 1 11 1 1) 1 DR-NG Trru: 1 0 - 0- . 8-21/2" :' 1 1 5 1 , FIRST FLOOR PLAN ~ 4 ' ' 15-0â€¢ 811 8. Ir, \ 1. lili 1 1/4" = 1'-0" 1-3 -7 '6===421 k NO. 1881. ON: ~TE .'IC.........Â£'.< 2012.024.847 1 HP.C. SUBMITTAL 08.02.2013 2 3 /\ / 1 4 b 5 b 16 ~Al.1~ 7 - 25-11' 10-4 21'.21/2 8 - Ed- 1 LEL--- ''r FIRST FLOOR 9 L 1/4"= 1'-0" HPC SUBMITTAL 8/5/201312:23:54 PM 8 10 25'-1012 25 - 10 1/2' 4-1- ., â€ž2/1, OL - uLZ /6,4 6 - .92 11_1 .1.,L 1 1 1 1 fI 47*24 ttli~I E_I. -1 /1 1 1 72 -12[ ~Trl , . !3 . 1~ 111 - 5 -111/7 3Â·-41/2- 1 li to ih 1 1 11 -1 1~ 111 -6 6 Ne 11 111 1 20 9 -61/2. 4-14 , 1 2-6- 3' - 0 ... 1 1 111 1 IN 1 11 1 b 1(7-51/7 13-81/7 DN 1 hi 1 1 111 111 l Ili I $ 111 4-4- 2 10 in 1 11 23 1 I 1 1 1 0 1 1 UL I - - - - - - - OPENTO 1 BELOW ---3 1 ' / 0 ~h 1 1 1 40 -71/2Â· U 1 P<f 1 1 1 - 1 1 1 Ill 1 11 1 11 1 5'- 6Â· 1 1 1 1 1 1 11 11 1 1 1 1 1 1 1 1 1 U...M OF VaRR,Nrf Of ARCHITECT, WORK PRODUCT 1 1 Tl- -hE- *hi, =,u~-- do n,t -1â€žnt .mr- -=qdn- 0~th, v,o~ prodUal h.- b.,ond. 1 - -- .- - 1 .â€ž,3na~1* I~,rlce ./..-1-. 0,5-iom. an,Uor /= ID' I. 10./ 10.. within the wol grod L,cl the ArcNI*d ... - - - pr-1,/d, 1 -r~ I p-mplly r-ly th, Arch~< of -h =,I.N,h,Il ~b,ohr* 11- Alohl- Rom -y r#.. for th- L_____ __311 work 00*.d . f,=rr,-1-10- 11~11 b-oin, th, iâ€žper,IU:y râ€¢>1 of 14, Ar,NÂ»06 tu of th, p-- t,k~10 -id --n 1 474 .4- 17 h 40 -6" 11/Zizzz I Z 311 111 9 -op ~ COPYRIa'~0*201""1/-â„¢CTU/4 FC 11 . 111 k U 1 Th, u- of /1 ir,~*I,Ution b, R .1-m or W!11Â»n ~pp-ing h,1-n ~1- b, ,-Irlc- I tli~ 011~1 09,01 - 1* WI,oh -4 rVorm,-1 1 111 - prmp,Ied a. public~lon Ih,1-11 el,pl-,h, ~m- te,u:h 1- Re-, f-oducle or 0,**~110# rly ,-~1 1/,t- . I pmrt. I pfohib~cd - ,0,1 h den co,-F~ of DHR Arcl:kÂ»=,re. PC - to the Di~, rern~n, wm~ OtÂ·R,~rch~~ct,le, PC ,11=t *-bot- D-, pl--1 non-- *1*-a-- ApÂ¢W- of -1,1 --r --, appl,I 11 1 . 1 11 111 111 1 11 1 *1~ *Int.il-on 001,t~â€žd h,r-. 1 111 111 1 1 . , 4 1 1 1 -2-8-8--- /'.0~ N ARCHITECTURE 1 1 1 0 11 11 * | WiEHERRYGREEKSOUTHDRIVE- \ 9~ 4~0~ ~ 1 TELEPHONE 303 355-2480 SUITE 410 DENVER, CO. 802D9 %0 FACSIMILE 303 355-2546 WWW. DHRARCHITECTURE COM A PROFESSIONAL CORPORATION 1-1 15-2 6 9-0 PROJmCT W.'..... 12 1 KUMIN RESIDENCE 1 4 233 WEST HALLAM ST. ASPEN, CO 1 1 4 1 mLE: / 1- 19-7 ; f I SECOND FLOOR PLAN 1 1 . *012 1/45 1'-0" 1 ... - --- - ----------4-- --- ---------------- J NO. -UE ./SCR,ITION: -TE Am=~'1Â·EcTÂ·,p,~ErT~1: 2012.024.847 1 1 hiP.C. SUBMITTAL 08 02.2013 1 2 3 4 5 Al.2 1 6 7 8 HPC SUBMITTAL 8/15/2013 11:56:46 AM SECONDFLOORE-->\ 9 1 1/4"=1'-0" 0 4' E 10 15 - 9 4' -41/2 4'-111/r 13â€¢ 7 . U 41 14 ' F *400644 , 14 Ii.Â· J 14 1 4 B '' 0 1. L ~ ' I 1 - 1 1, fooii#;Dwitfifff]Â·{fl 4- ( 7 : 'r-[7--1 .-:_ -- . .i..,~ ~''. HJ,..~, : :. ,:, 5, , .I,~t-'~:-tirD+~~ fi'*.41 i â€ž3,Â·I --IÂ·~|'. AI:2Â«- If.k iÂ« 4 1 1 1 .4 - r ,, Â·Â· 1- *~r~* -2 4 r' I * Iâ‚¬*1.- - f 1 .1.1â€ž1-J."1,1 .1,4 i. " 1'. i F 61 pwn.7,,.Lf -lit.4-7.1.- y~A~ ~ ' 1 - r ~ 4 -4 1 4 - 44-- Â»},1 --4 4- + - ~*RE-frfh 11{11]0{11]Â·0-Off}{21(tr[C ..: ; L.tb : EL-. r. b I., ..'| .,+i Li: j -12 Zi-~:- 'v~44#5- f fit. 2-fiytj I -- - 4*441-4 1 'I' I' /'1 - - - 1]7. r 1 -1 v M f ir iri,Ntl~-.4 - r 1 -r-r,rrrr,Trrir~lILI[Ul-[ULD Â· 1 6-1 1 p H Ink -Â©Â©i-41 22~.IJ 1 -4-4 va --Et-A-7,LV-n Â»~ft r 51 1- 1 8 -UÂ»64 5-Hiu X-[F'-Â·Â·tl-,M ~:d14 , 0 lt~*ci-I_13 -1 1 64 1 1 4.91Â»4 11 I E tfu 7 17 - 1 ri | I '*Arri~-inÂ·11 --1:â‚¬Â·.45#'- iT_Â©I rl .- ,--'UN+li,L ~.L/FL Â»-aul . lr~~,-IL-ft-â‚¬01-1.t-,-4/ 4 1 -1 4 1.4 V 446 4 1 - I- _~Ilicr~~~L I - ct 2-'-1 2 m L'' 12,I -1- - I_ U I qÂ·<044.*-1 . Egil/Ef*3.3.5:- 19# ~ fyÂ« -%1-f I urb=,DI 1 3/~ .-. 1 2-1- *4 'f"tj 1-i ~ r 64 5,-~Â·i1i~~12~~.I-t.#4 ZIE~~ID.-7 1 1 I - NE41- -1 --Ir h -r ---1-1 - 1-1 -4-4- - M ~Â·74 4 --4 " 4- + Ir 1 4-64-'-1 -4, - r ..,A . - - .f ..: - --r- _ - rÂ·HJLL-- 1 -,Hu - 6. 1 1 1 -9--- . .- - - U I 1 1 01.91 2 1 2 7 - 11 +F i tr i 1 1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 I I Um/110/0,/'IR'Ir/OFARCHITECT/v-Fet'RODUCT ~ ~~~r~,clandhi,corÂ»,1~1*,der,t,v--or,J,~p-~111â€¢â€¢=acy,n~Gor,1-r=-0,~-rk,Iod~r,~D~yundi 1 ' 1 11-7.4 $ . - - -- - - 1 . . - -, 1,-on,hia /~,Â»ne, I.....N on...lor. ~db .. t~~ ./ lund 10 -..... the -rk .... I. An*~-~ .41 b. 1/ In 21'-M - ' 4 r -2 .14 : : A. EX i -Id. F-r,lo~om/-0--of----11--Al--1--/h~ 1 12 -'-h./. M-tak- ...... ka~-0,ee, ......... - ...e.,a~ I I.-I * I# . r,corr,1~1*1~10- lh,11 - 1,0 F,â€¢pe-*y r..t ofthe AnN-1 - gf the -- t,lk, *- * E Li; ltâ€ž r4 1 ET=Â»r -*-U J 4 341 1-- 1 411 J-1 1 ~ 1,--of-1-~bonied-w--hrigh-,Ir,-b*-e-'ll-er,0~Mo,Ict-fel-~ah-Id,-m-n .- 0-,ied,In thel- i. ec... 1.- toluch - Re- -./.I or Dubication........In.10. I p.,1 I.~0~-ed v,,1~~~ - -ten cori,- ~ DHRA,th-n,i.. PC. â„¢, to - gl-Â»f-,~**01Â·0~ Are*,*n. PC wmmn 1 Ki--MI*#V*PLP#<.Es**r *p.7% .t,4* * 4 | r V ~| V ~| | ~~~~| -* | r,wdlen~nla~led 11~ COPYRIO,rr,2012 ............ I .*Il .-1 00.~ft ./ .-I. I. *....n, f,o~ --lo~ of D- =c,pl-~ af.Id ~~tkr~- 11 0-, appl,r to - "M-M-I-lrri-In-r4.I -- -11 -17 84%.-44,44 -jIL-47-74-'flA _il r tril LILLÂ»ifÂ»P ''Whri Â«*24~41~5~~ ~~2~~~4~#B~$%%2=~ . 14 14%24---4*X.11-P ~ 0 |LE=1|6349014Â«Â«4Â»Â«Â« r ni -- M ,_rL-_p ifX : r#ihi'k-2-iNL___I DII It / 4 A --- < 0441\0 1 ARCHITECTURE 1 3200 CHERRY CREEK SOUTH DRIVE 11 .1 SUITE 410 DENVER, CO 80209 TELEPHONE 303 355-2460 1 HH.Â·Â· r:Â·1--1'lr lj~ H t.l-' 4- - -' - b 'fi,1 h I FACSIMILE 303 355-2546 I. r VWWV, DHRARCHITECTURE , COM M Â·~46---1---FF-IE 4 PR~ECT A PROF./.1/NAL CORPORATION "'.I'.... M-'4hllÂ· ,1 KUMIN RESIDENCE 233 WEST HALLAM ST. ASPEN, CO HEEHEEIEEEIEEIEEft1E#TBFiiF. 162:Ifli,2-,in~422; Â»t -4*Lil 1 ", 71. .~trp.IF4rf " .11-rv.P W.1{ 1 W M.~1 r ril -k - '~ | DI-NO ury-' H H P ~ ROOF PLAN 12 - 10-0' + I ~ ICALE: 1/4" = 1 '-0" 1 ~1.44 44Â®Ill- r â‚¬ 41 01 ~ | 2012.024.847 NO. ISSUE DE,/1//"I" DATE .'..rECTS PRO.E.I 1 kip.C. SUBMITTAL 08,02,2013 O - i | 2 - 3 4 5 b ~6 Al.3 b 7 1 +BOOEBL*L---------------Â£=1--IZE~1-------1--4*) 47 1/4"=11-0 8 -~-~-~-~-~-~-~-~-~-~- 2-2---11-----~ 0 9 HPC SUBMITTAL 8/5/2013 12:24:12 PM .... /10 \% X $ 1 \\ 1 % 1.\ / //S \ â‚¬ 4 /L.. \4 M - -- ~i Â· izz) 0 i x - /..P.\ ~* Â·. ... I \ 1.. , , i L -- -1 \\ 11 1 11 1 o NEW SECOND --- _ . - - i | FLOOR E rh SECOND FLOOR ; - - - 7 -7 -- - - - __ _ __ _ - _ - -T - - ~4 - - - - - t- -110'-11/4" 4. .7- 1-091.611 ''' 1 -1 j E .,4 1 4 lili 111 | |~ V~ - - . 1 , 1 , 1. 0 I It 1 1 1 4. .-1 . ~ 1 1 ,-/1 Â· ' FIRST FLOOR 81 > 1 ' ' . 100'Â·8~-7 Â® Nt'HH'~L-EVATION 4 U.TATION OF.....O/ ARCHITEÂ¢11 ....P~ODUCr '' ' , Wem~In....T' '' l. 1.1 '11 ~-C,~11Â¤,I ...... A'Â· ~ { Â· i , , , Copmetir/201...ARCIETECTURE, IC 9 - / ~ DHR / 4 AA 3 I t 91 60/iÂ¥ 1 ARCHITECTURE (kit*0 1 =. ' I . 3200 CHERRY CREEK SOUTH DRIVE ~ ~ , I SUITE 410 DENVER. CO 80209 40*/ / TELEPHONE 303 355-2480 I . 11 ' 1 A PR OFEIGIONA' CORPORATION lili,1 1 :1 . , I 1 1 , / J It KUMIN RESIDENCE ASPEN, CO /L' 110'-1 1/4" " DRANNO mLE: . 1 k - Â· ~ NEW HOUSE ELEVATIONS ICALE: 1/4" = 1'-0' '' V 1 110 1,1*UEDE--mONÂ· DAIE: .'.1/rECTIPICU'IT 'Â£ I. 'flly of'. 1//cm-onoollt-~d h.- '' ~ / 7,-- 1 1 VmW. DHRARCHITECTURE .COM FACSIMILE 303 355-2546 t Â· PRCUICT 1.1 233 WEST HALLAM ST. 4.. 2012.024.847 08.02,2013 ii 1 HP.C. SUBMITTAL ---- H 1 W- 11 1 - 2 11 - ' 3 Â· rk FIRST FLOOR .noe@- 1 ~3.0 5 6 7 (i) 97-1~!~ATION 8 9 HPC SUBMITTAL 8/5/2013 12:24.24 Phil .ZA L + Dt . 2 - lAir ar .... 1 I / \ te 12 // - \0% 122Â« . \1 1 1 -zz: I_ 1 / 1 j -7 1 . ./ 1 NEW SECOND - Â· 4 i ' _FLOOR Â· ~ ~ ~11/417-- --- -7-2 -- -1-- - -- SECOND FLOOR , E-- 109'-6 .1 1. li ' Ill I Il I ! IÂ· i 1 ~111 i 11:1 . 11 1 1 11.: i i ilill c 1.; H .. I f i .111 1# 1 1 1.r 11!1 11 li 11:1 1 /1 FIRST FLOOR _ â€¢ -6.. , . V./ 100'-0" /jÂ·% SOUTH ELEVATION , U=------ -- 1 ---- - -in. -74" MÂ· 1 ~ Â· - Â· ' i U~TAT-10.-i*mOF,RCHITECT.....PRODUCT ~n,m n,-d. r I .1 , '' ' COFfRK]MT.2012 DIRAM=HITe..< IC A 1 1-10. , 1- ' Â· r 4 1 ~ ~ - - _ r- ---.... 1 .....' ./. I.IN,1-on =-~d h,-. 141!-- M 1 1 DHR F, 91 , ! 4 J Ill 1 f .lilli 1 1 7 dil 1 1 1 .,1 -4[-1 3200 CHERRY CREEK SOUTH DRIVE \ eve 1:1 im 1 ARCHITECTURE I 1 I SUITE 410 DENVER CO 80209 u 1 1 )=.~i FACSIMILE 303 355-2546 \O "- y ~Â· ~-~ a TELEPHONE 303 355-2480 < ~~ NEW SECOND '1 1 1 . VMW . DHRARCHITECTURE . COM ELOOR 1 . PROF./.10/AL CORPORATION '11601 1/4. 1/08-Â·TÂ»I -- -- -- * - KUMIN RESIDENCE In 7 I -Tl :; ~| | /1,1 .. 1 . i ASPEN, CO 233 WEST HALLAM ST. 1 1 11 1 111. . . 1 J Al'.11.i (';'~ .'"i'~ 1 ~ ~ : I Â· DRA'ING 11 i 1 t' ; 1 1111 1 - 11 ? 1 . ...111 ~]11~ 1 . - - NEW HOUSE ELEVATIONS SCALE= 1/4,1 = 1 Ch FIRST FLOOR VU 100'-O" "Â°Â· -UE DESÂ©-TION: ChATE ARcl,rEcr,PRo.E:T,n: 2012.024.847 1 HP.C. SUBMITTAL 0802.2013 2 - WEST ELEVATION 3 ~ 1/4" =1'-0, 4 5 6 ,7 8 9 HPC SUBMITTAL 8/15/2013 11:57:08 AM .... 12 8 4 ' Â· Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â· tÂ· 12 Fg Â· 112 1- -----4 L--2 . ., SE(X)ND FLODS '- ---- -- ~-- ---- --- 1 SECOND ELÂ®11_ _ : - 9 109Â·-6" C 109'-6" r= 1 r_~_ -FIBST_FLOOEL _ - -- ' p ~ 100'-01' 1 '-*_FIRST FLOOR 9-/ 100'-0 -!=QY/El) LEVEL ~ ~ 1 LOWER LEVEL , ~6' 89'-10 3/4 VI 89'-10 3/411 - - - - - - - - - - - - - - --- - - - - - - - - - - - - - - - - - - - -- - - 4 - ri_HISTORIC HQUSE NORTH ELEVATION r21 HISTORIC HOUSE_EAST ELEVATION 0 1/4" = 1-0 L j 1/4" -1'-0" ..........-....... HISTORIC HOUSE OBJECTIVE: RESTORE AND OR RECREATE HOUSE FOOTPRINT FEATURES AND DETAILS 1 RESEARCHED TO BE PERIOD-CORRECT TO THE ORIGINAL 1904 STRUCTURE. ALL 12 x ~ Â· Â· Â· Â· WORKTO BE COORDINATED VWTH THE HISTORIC PRESERVATIONOFFICERAND . .. . .. THE HISTORIC PRESERVATION COMMITTEE 12 illgrATION OF WARRANTY OF ARCHITECT'S WORK PRODUCT I ' I I Â· reaâ€¢ch:ecia jhisccns':al./500 0//rfarill gia'=Iluccuracyandoompletere#ollhewÂ¢.FoculÂ»cÂ·or oeyoncl reasenane di gence if any misÂ·res omission5 anc ordlsimpancies are 4id ~0 e, stv,Rlillrewo+ pred~cl me Aâ€¢crrteCl $~0| te pÂ·cro~yrclied a . toororotlynolltyme Archlectot,ur~conoron' shall ~bsove,he Arsnectlroi oryrespons,oillly'ore, @ â€¢ :cosectences ofs.cr e .re AarnsÂ·Aken/'! 0-11hf knoledgealÂ·dcons/ntof,he Arclillect or ncon,racid leth/Arcnitell . i. i . , 1:: : Â·Â· i woÂ·k arcd.Mor recerr Ing:tio.ss.2 becore thele'porâ€¢/ Dill:yrÂ·ololÂ·,il ArchÂ·8[1. bljto| Â·Il palies |al,ng Ball' IC'li, COPYIGHT : 2012 DIll ARCHrrECTURE, PC 32 ' . WIS-DerecalÂ·dip;,bicaton:hereolle.my!,mlled:es..:- W F~e..Se recred,sue .0 0.,beatonbyanynlerâ€¢00 nwlâ€¢o,ecr i Tae'ee'llintolatcnbeitj'aircr~Â·i. aa,~81. eÂ·eÂ·9~/loeercted-ctrecÂ·g a:prowÂ¢(s~e~or~,chsa,din~oÂ·mat/n oal. rspronibledwthcaÂ·rewrrercorÂ·5â‚¬,~tol>RA,chle{-6'e'C -illetclÂ·epa-S ellen,wthDHRAI.nilecture/Cw,1/u "elud:ce Vis' al c:oitact wrth â€¢.es' 01/ W 'ral c:]"51 Â·K te pr ra lac e ev dance c' ira acceple, ce c' S.d re;tic' 0016 as Â·hey ~Liply k tho em rely 01 re inÂ·armanon con,~r e hered' . : ... . 4 ::: -: DHR Fl h A SECOND FLOOR ----- 1 SECOND FLOOR ,/ ~ 109'-6"------ -- - - 71; 109'-6" - : ARCHITECTU RE 3200 CHERRY CHEEK SOUTH DRRVE sole SUITE 410 DENVER. 2 2 ( ~fÂ« ,Â·Â· TELEPHONE 303 355-2460 E. ' E. - 1. t~ . FACSIMILE 303 355-2546 WWW. DHRARCHITECTURE. COM A ..OFFSS INAL ./.POPATiON P.OJECT 1 1 INFORMATION KUMIN RESIDENCE 47-100-oil - , ------ _- 233 WEST HAL-LAM ST h FIRST FLOOR 2 FIRST FLOOR ASPEN, CO 1 4- t' 100'-0" DRAWING TiTLE: 1 1 1 HISTORIC HOUSE ELEVATIONS 1 1 1 SCALE 1/4" = 1'-0- 1 1 1 NO ISSUE DESCIPTION: DATE ARCHTECTÂ·S P.OJECT NO.: 1 1 HPC SUBMITTAL 08.02 2013 2012,024.847 L ' : 1 . 2 1 Â·3 1 3 LOWER LEVEL __ _ ------ -- -- --4--- --------------------------- 4 _LOWER LEVEL C 891-10 3/4" : ~ 89'-10 3/4" c A3.2 1 t-5 1 6 7 0 1/4=1-0 HISTORIC HOUSE SOUTH ELEVATION rD HISTORIC HOUSE WEST ELEVATION 8 41" - 1-0 9 HPC SUBMITTAL 8/21 201311 19 49 AM .... 09,4 4/ 4 *.. 1 /1 1. . \ ..4~jld %2 ,~ m~~w'~r --~ ~ ~ ~ ~ \ 1 . /1 1 , 11,1 . i 1 41,1 1. .1 1 1 4-; * D."~ M. ! 1 JJL / 1 1, i lit; 7% ... '- - .:-Â·/ i-4-4-**fi.6.-Zi. : I j' Â·:- 1' . I r , 1 3 r : " y. 0 . Â·Â· 'I r ' Â· 1 . 1 | ~ ~~ ~ ~ | ~ /1. . - 1 , )53 . 1. 1.~-~ -- . ii \- A /1 *-# N V .\ ~ NORTH 2ND STREET - ELEVATION. / 1 4 14 l 14-4--9 91 1/ Â» / I i. 1 141 A 4% / 1 ..149 1 \ 1 \4. 11 y... , , // . 1 \ \ . .001 11 N.\ ~ AXONOMETRIC VIEW ..4 .\ , \1 1 1. 1 1. \41 4 -. 1 0/ 1. -- 11 '' P T ./ i /1 11< 11 !1 ' 1 2 1 4.4 ~1 Â·Â· 11' 1 [ f 1 ,â€ž1417 10~4-1 1 1 1 ... 11<Ii I '- r / - -- I - * 1 - 1 1 . F 91% ' 1 1 P Â· u I i I ~ 4(~ Â·. 1: i b- 7- 1 f...11 ./.ATION Or ./INTY OF ARCHIECT,VI. PRODUCT p - irin 'Int , i Â·. l .1 . i 01 41 1 ' 01*n,myr,0-4, F,lk,1,~ ,omptiy 1-4 1- Archbot la- =~-r~-JI,-1-th~ Al,nh~Re,n -1-- 2 r i Â· ~or-,--Â£-'-ch'll -c-/......................Aâ€ž~-...~~~1-n......... 1 . . . 1. 12 2 - CopÂ·floom.2010 ....Re,.c - -- , _ ~ w }L _ , ~ ' ..femmied/nd pubic~lon ....f i, 04-,1, ./.110//h u- Re-,1~100....oubk~n bâ„¢,Â¥ â„¢thed in.010'll .t. I pi-*od v'tho" -*'I ....i of O.R *h-'I. PC - to . GÂ¢'- r-L.1.-h ..:u.. Fâ€¢C.... th~ ir*1~ly of - Inb,-d - Â® HALLAM STREET - ELEVATION DHR " ARCHITECTURE ~ 0<%190, ~1 3200 CHERRY CREEK SOUTH DRIVE , 62 4 r SUITE 410 DENVER CO 80209 | TELEPHONE 303 355-2480 FACSIMILE 303 355-2546 WWW, DHRARCHITECTURE . COM , . 11 1 It. 1- ''. ,. PRDFE68[0NAL CORPORATION [4 1 + r -5 ' ..1 .b #: 1 PRoJECT 1 1 IN.O..... , , , 1...1 / . \ .: . KUMIN RESIDENCE 1 1 233 WEST HALLAM ST. . ASPEN, CO 1 $ - 1:- !.. 1 1 1 11: :--...7.r- - - ..------1----,--Aâ€ž... ---. r 0 , :...Â»-i./HiiI.--: ' p 0 -4.. 11 C ~ ! 1' t.1 12-li! i. ~-Â·Â·3 LAÂ·-1 --:0-1[-r s- 2 zf, BE=-4.1. Â·Â·11 Â·04 DRAUING mle: d PERSPECTIVES 1..#-- 1 1 :c: ..I:Â·i . ~ f * '<k:,1 .~ d Â· , Â·: ~ \Â· : IL,1.f .-Â·Â·-: Â·i j~: -':1 11] 1 14 -527 -: -... .., I :: -13:10., 69 / ... ...1/.,3 ....~ .:1-~2 ~Â° - '- *-~ 4 Â·Â·~h ~~I #60 - 4 ' lili 1 Â· -- Â· NO .SUE./.'ll/noN DATE: A,Ic,Er/cl. PRI'llrt -1 123-- ..- .- .- . -/ I - .- - - - -1-:I:Â» r ~~''''~~ 1 H,P.C. SUBMITTAL 08 022013 I 8 1 --Â·11 il Â· : -4. :11 i ,i 2012.024.847 , : : Â· Â·.92Â· ~ - 1~ k. r--1 ' Â·Â·I - .'tr I 1 Dthi, 11 -7.Â·.:1 0 ,> t %*it) il ... 2 i 03-11 .t ' ~.4.1%1 11 3 0 . U.- , ~....Â« --0..1....Â» ~ 1 . I. ifÂ·~26:. ;.Â·:.-Â·ril .lIN... 2 1 --Â·Â· LiL-:1. -- u=1 L -- 5 ~0 6 8 ~ HALLAM STREET - STREETSCAPE 9 HPC SUBMITTAL 8/5/2013 12:25:12 PM 0 + 0 DHR ARCHITECTURE 233 West Hallam Design Revisions Summary To: Ms. Sara Adams and the Aspen Historic Preservation Commission From: Sol Kumin, Owner of 233 West Hallam Street Thru: Melissa Mabe-Sabanosh, DHR Architecture Mitch Haas, Haas Land Planning, LLC Date: August 21, 2013 Re: 233 W. Hallam Street Conceptual Review e The proposed house has been relocated to be as far from the historic asset as possible, where the south wall of the proposed house aligns with the south setback line and the west porch roof overhang encroaches the allowable 18 inches into the west side setback. As a result, the proposed house is now setback 7'-0" from the historic asset's north, West Hallam Street, fagade and the courtyard separation has grown nearly two feet in width to 23'-1" between the historic house and the proposed house. â€¢ Elaborate detailing on the proposed house have been either simplified or removed, including the reduction of muntins in al[ windows, the simplification of the fascia detail and the elimination of both the pergolas and elaborate window trim. (Guideline 11.10) â€¢ In order to minimize mass and scale of the West Hallam Street elevation, the two-story projecting bay has been removed and replaced with a less distinct first floor double window and a single door with Juliet balcony on the second floor. (Guideline 11.4) â€¢ To further reduce the mass and scale of the West Hallam Street north fagade of the proposed house, the chimney's location and orientation has been reconfigured to the courtyard at the east wall of the house. (Guideline 11.4) â€¢ The columns at the porches have been replaced with a fewer quantity of large brackets to support the porch roofs and be clearly of current times. Also, the porch now breaks at the northwest corner creating a distinction between the West Hallam Street entry porch and the North 2nd Street roof overhang. (Guidelines 11.1 & 11.2) â€¢ The proposed house's second floor gable dormers on the west elevation have been revised to a more contemporary flat top detail. Also on the proposed house, the clerestory windows on the east courtyard elevation have been removed and replaced with flat top dormers. (Guideline 11.10) â€¢ In order to create asymmetry and minimize the mass and scale of the south and west elevations, the two-story gable end along the alley has been broken down into a smaller gable within the larger gable and a shed roof introduced over part of the first floor. (Guidelines 11.3 & 11.6) 3200 CherÂ·ry Creek Drive South â€¢ Denver â€¢ Colorado Â· 80209 â€¢ 303-355-2460 â€¢ 303-355-2464 fax â€¢ www.dhrarchitecture.com ... DHR ARCHITECTURE â€¢ The "connector" piece between the two main forms on the east elevation of the proposed house has become considerably smaller by reducing its two-story form into a one-story form with a shed dormer in the roof. Â· The northernmost courtyard window well of the proposed house has been removed and relocated to the south alley side of the property. â€¢ The flat connecting roof between the proposed house and proposed garage has been removed. A small shed roof with bracket details at the back entry door of the proposed house has been designed in its place. Â· The garage roof has been revised from a steep hip to a low pitch gable. To also minimize the Garage's presence, the chimney has been removed. â€¢ While achieving compatibility with the restored historic asset, the overall design of the new house is now clearly of its time and will not be mistaken as Victorian or even Neo- Victorian. 3200 Cherry Creek Drive South â€¢ Denver Â· Colorado â€¢ 80209 Â· 303-355-2460 Â· 303-355-2464 fax Â· www.dhrarchitecture.com .. A MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sara Adams, Senior Planner THRU: Amy Guthrie, Historic Preservation Officer RE: 233 W. Hallam Street- Conceptual Major Development, On-site relocation, Demolition, FAR Bonus, Variances, public hearing continued from May 22,2013, June 26,2013, and July 24,2013 DATE: August 28,2013 SUMMARY: The subject property is a 9,700 square feet lot that contains a heavily altered 1886 historic landmark with a large non-historic addition. The property is located on the corner of Hallam and Second Streets. The applicant proposes to remove the non-historic addition, to restore the landmark including relocation to its original location, and to construct a new detached single family residence and garage. The applicant requests Conceptual Major Development review, Relocation, Demolition, a 500 square feet FAR Bonus, Residential Design Standard Variances and a Setback Variance. HPC continued the hearing on May 22nd and June 26th with direction to restudy the mass, scale, height and style of the proposed new building. The project was continued on July 24th due to a lack of a quorum. Since June 26th the applicant has restudied the mass and incorporated many of LIPC's suggestions into the design. Minutes from both meetings are attached as Exhibits. Staff is supportive of the proposed changes and recommends approval. Staff recommends that HPC grant conceptual Major Development approval, a setback variance to restore the historic location of the landmark, and a 500 square feet FAR Bonus with conditions. APPLICANT: Solomon and Elizabeth Kumin, represented by DHR Architecture and Haas Land Planning. PARCEL ID: 2735-124-35-001 ADDRESS: 233 West 1Iallam Street, Lots A, B and C, and the West 6.64 feet of Lot d, Block 50, City and Townsite of Aspen, Colorado. ZONING: R-6, Medium Density Residential, Historic Landmark MAJOR DEVELOPMENT (CONCEPTUAL) The Staff memo addresses the outstanding issues that HPC identified during the June 26th hearing. The previous Staff memo dated June 26, 2013 is attached as an exhibit. 1 .. Mass/Scale: The applicant reduced the height of the connecting element along N. Second Street to break up the mass of the new residence. A comparison of the two proposals is below. Staff finds that the lower height successfully reduces the perceived mass of the building and creates two building modules that are similar to historic development patterns with a larger mass toward the front of the property (Hallam) and a smaller mass at the rear. ./ 11*Â¥1 24'.##magwwk:/2*~.'.. Â·y .. **Â·U* r. .1 r. r 44.-411.41.1~4*Â©i, rpr%.....MI. :' 5- ...:Â· S.7,7. c - - -r . L TU M' i-1-21- - 11L--=-1 Â«1- 1-Â» ./'./mo)'8Â¥ P#:.1,Â£},A>0*.01Â»0,"4, ....1.' e Z'p- - - . - 1 Â» [EW 'EN'+ rn IMEF[1 -Â«= 11 .0.-4,-Ar.,"r =--1121,=4=410---~ 6- - [IJ [23]LI L_-1 - -.= 1_ 0 .:498_ L J - - ..11,11~I~ .-- * *râ€¢ V. 1 ~ t .. ~ i / U. ...<5 Figure 1: June 268 (top) compared to the current Aug. 288 proposal (bottom) for N. Second Street elevation. The proposed height o f the new residence is the same as previously proposed - about 21 feet to the 1/3 point of the roofline. The historic home has a height of about 25 feet to the apex as compared to the new residence which as a proposed height of 30 feet 7 inches to the apex (the land use code measures to the 1/3 point for this type of roof). The front gable module proposed for the new residence is similar in proportion to the historic home, which helps the two buildings relate to one another. Overall, the proposed architecture is simplified and more supportive ofthe historic home as shown below. 2 .. [4-21-4.- 1 . ..... .10 0.. an,/ 40 PlÂ· 1 - 14 - ... I a .Â· b:.* y, -,1 W. Â® M I. Â·' Â·-Â· 1.4,<:V' 12 1 j i ..142, 1-~.-112 JIP.. - I,Â·9.-"-ti 1]41 i - . 1,] 1, I , t.r-:. .r K , 41Â·0...... 29AE:44 Â·Â· - .... ..l69Â·~.4 ...... 1 I 1*@47 i' -=J--I -:-Â· -Â·,Â·iÂ·Â·Â·Â·1. r'. ji ~~ pÂ·Â·.Â·~:.i'.:=>9:../--Â·.:9*g, Â·. Â«3 --"r. 0.,1 r. I 11.l!!1 1-1 1.-44-11 :11)...11 1 -1* 11 :21 T.-01] i li~Â·:~!3.-3.1 -Ili: f -,A,~ :1 - - ...... : . .... I ~ 1) r~:11 t;.'**~2. . /Â«+N -4 6 11 1, i . '4 24. 1$':cs<pr, - fÂ·$ *r . 1 1 t t Sly. 49 ''N,~314./.Wg Figure 2: June 26th proposal (top) compared to current Aug. 28th proposal for the Hallam St. elevation. The applicant has detached the garage from the new residence and changed the roof form from a mansard roof to a gable. Detaching the garage lessens the perception that the historic home is being overwhelmed with new construction. The pergolas have been removed from the proposal. Staff finds that the proposed changes are consistent with the Design Guidelines on the next page and recommends approval as specified in the draft Resolution. 3 .. 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. u Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. The primary plane of the front should not appear taller than the historic structure. The front should include a one-story element, such as a porch. 11.5 Use building forms that are similar to those of the historic property. u They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. Flat roofs should be used only in areas where it is appropriate to the context. On a residential structure, eave depths should be similar to those seen traditionally in the context. 11.9 Use building components that are similar in size and shape to those of the historic property. 1 These include windows. doors and porches. o Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. This blurs the distinction between old and new buildings. Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. ON-SITE RELOCATION The intent of this Chapter 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 well 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. The following standards apply for relocating a historic property as per Section 26.415.090.C of the Municipal Code: C. Standards for the Relocation of Designated Properties Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a non-contributing element of a historic district and its relocation will not affect the character of the historic district; gr 4 0 0 COC 00 .. 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; or 3. The owner has obtained a Certificate of Economic Hardship; 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 Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; and 2. An appropriate receiving site has been identified; and, 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object IJ -AN: HAL LAM- - - <FIt'fe-- .. _ including the provision of the necessary financial V Eff,3 33/-2.9 227Â·25 229-0 2/9/7 2/5Â·.if Z>//9 2 ..V security. 1224|| - i rr Â·4 1 1 1 1 4 2 1 'Frill Fini Fiq I ' _69Â·z; 1 1 1.31 IL 31 4/4 14 Staff Response: The applicant proposes to return the S -EW 1-0-J W I J historic landmark to its original location according to Â£ vi rs.4 A OW C 0 .22\6 .\ Clptuity 22::CrroN t?JE~LUnn2ncaendMa~~- itt~Lf~tri snurpoofriy~ee + Miti el -3 [3 J.] 1 7 1 r. Â§4.J-,] 1 50 relationship between the other landmarks in the block. #r---r- r:~ .-1--- li_U Ufyi~ 12 4 Staff finds that criterion 4 of the first section and criteria 1 - 41 , , M NOPQN J & 3 0 f the second section above are met. i, L 74 , 17-1 f17 l i r, Â·-a f''A 4 } i 24 1 19....2 k Staff requests more information about the type, profile and 4 t ZW ~27 1 46 1 4 It mt 1 1 i material of the foundation wall to meet Guideline 9.5. Staff j 44 37 2,0 26 2,â‚¬5- N 222' 20 2/4 r.7 243Â·if 28â‚¬.2 212 20>99 2.)8 U. also recommends that the applicant provide proof from a Â« contractor or engineer that the building is sound enough tO Figure 3: 1904 Sanborne Fire Insurance Map be relocated to meet Guideline 9.1. 9.1 Proposals to relocate a building will be considered on a case-by-case basis. u In general, relocation has less of an impact on individual landmark structures than those in a historic district. It must be demonstrated that relocation is the best preservation alternative. Rehabilitation of a historic building must occur as a first phase of any improvements. A relocated building must be carefully rehabilitated to retain original architectural details and materials. o Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. u The design of a new structure on the site should be in accordance with the guidelines for new construction. u In general, moving a building to an entirely different site or neighborhood is not approved. 5 6,2 473 5,6 6,/ /6 Ccc .. 9.5 A new foundation should appear similar in design and materials to the historic foundation. u On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out o f character. u Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut of the stone and design of the mortar joints. DEMOLITION It is the intent of this Chapter to preserve the historic and architectural resources that have demonstrated significance to the community. Consequently no demolition of properties designated on the Aspen Inventory of Historic Landmark Site and Structures will be allowed unless approved by the HPC in accordance with the standards set forth in this Section. The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. Staff Response: The applicant proposes to remove a non-historic addition that was added in the 1950s. Staff is supportive of removing the non-historic additions to the landmark and finds that the review criteria are met. 6 .. FAR BONUS In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; b. The historic building is the key element o f the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; c. The work restores the existing portion of the building to its historic appearance; d. The new construction is reflective ofthe proportional patterns found in the historic building's form, materials or openings: e. The construction materials are of the highest quality; f. An appropriate transition defines the old and new portions of the building; g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. Staff Response: According to a letter from the property owner in 1992, the historic home was completely remodeled in 1956/57 and the only historic material that remains is the framing. Staff applauds the proposed effort to restore the historic home. The applicant has amended their application to restore the historic dormers. Staff finds that criteria a, b, c, d, and e are met. SETBACK VARIANCES In granting a variance, the HPC must make a finding that such a variance: 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 of the historic property, an adjoining designated historic property or historic district. Staff Response: The applicant proposes a 7 feet side yard setback, where 10 feet is required. According to the Sanborne Map (provided on the previous page), the applicant proposes to restore the original location of the historic home. Staff is supportive of the setback variance and finds that criterion b is met in that the variance enhances the historic significance of the property and adjoining historic landmarks along Ilallam Street. RESIDENTIAL DESIGN STANDARDS 26.410.040.D.1.b. A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6') feet, shall be part of the front facade. Entry porehes and canopies shall not be more than one (1) story in height. 7 .. 26.410.040.D.2.First story element. All residential buildings shall have a first story street-facing element the width of which comprises at least twenty percent (20%) of the building's overall width and the depth of which is at least six (6) feet from the wall the first story element is projecting from. Assuming that the first story element includes interior living space, the height of the first story element shall not exceed ten (10) feet, as measured to the plate height. A first story element may be a porch or living space. Accessible space (whether it is a deck, porch or enclosed area) shall not be allowed over the first story element; however, accessible space over the remaining first story elements on the front fagde shall not be precluded. All Residential Design Standard Variances, Pursuant to Land Use Code Section 26.410.020(D)(2) must: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints. Staff Response: The applicant proposes to restore the landmark to its original condition. Staff is supportive of the Residential Design Standard Variances for the historic home. The HPC may: â€¢ approve the application, â€¢ approve the application with conditions, â€¢ disapprove the application, or â€¢ continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends HPC grant Conceptual Major Development approval, Relocation, Demolition, a 500 square feet FAR Bonus and variances for 233 W. Hallam Street with the following conditions: 1. The site plan, mass and scale is conceptually approved as shown in Exhibit A. 2. Conditions of approval for Final Review: a. Continue to refine the restoration plan for the Victorian, particularly window proportions. b. Specify the foundation profile, material, and style for the historic home for review at Final Review. 8 .. c. Restudy the lightwell on the west side of the Victorian to either recess it further from the street, break it up into smaller lightwells, or detail in a way that minimizes the visual impact of the feature. d. Provide floor plans to demonstrate that Hallam is the primary entrance point into both homes for review during Final Review. 3. Relocation of the historic home is approved with the following conditions. a. Provide a letter from a structural engineer demonstrating that the building is able to moved. b. At building permit, provide a $30,000 letter of credit or cashier's check to insure the safe relocation of the house, as well as a plan for protection of the building from a housemover or structural engineer. 4. Demolition of the non-historic additions is approved. 5. A 500 square feet FAR Bonus is approved. 6. An east sideyard setback variance of 3 feet is approved, where 7 feet is provided and 10 feet is required. 7. Residential Design Standard variances for the historic home related to front porch and first story element, Land Use Code Sections 26.410.040.D.1.b and D.2, are approved. 8. 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. Exhibits: A. Relevant HPC Guidelines B. Application [provided May 22,2013] C. May 22, 2013 HPC meeting minutes D. June 26,2013 HPC meeting minutes E. Updated drawings dated August 28,2013 9 .. A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING CONCEPTUAL MAJOR DEVELOPMENT, ON-SITE RELOCATION, DEMOLITION, FLOOR AREA BONUS AND VARIANCE APPROVAL FOR THE PROPERTY LOCATED AT 233 WEST HALLAM STREET, LOTS A, B AND C, AND THE WEST 6.64 FEET OF LOT D, BLOCK 50, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #_, SERIES OF 2013 PARCEL ID: #2735-124-35-001 WHEREAS, Solomon and Elizabeth Kumin, represented by DHR Architecture and Haas Land Planning, have requested Conceptual Major Development, On-site Relocation, Demolition, Floor Area Bonus and Variances for their property at 233 West Hallam Street, Lots A, B and C, and the West 6.64 feet of Lot d, Block 50, City and Townsite of Aspen, Colorado; and WHEREAS, the property is a designated landmark; 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 Conceptual Major 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.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The LIPC 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, in order to approve Relocation, the Historic Preservation Commission must find that the review standards at Section 26.415.090.C, Relocation of a Designated Property, are met; and WHEREAS, in order to Demolish structures, or portions of structures on a designated property, the application shall meet the requirements of Section 26.415.080.A.4, Demolition of Designated Historic Properties or Properties within a Historic District; and WHEREAS, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects complying with Section 26.415.110.F, Floor Area Bonus; and, WHEREAS, in order to receive approval for setback variances, the application shall meet the requirements of Section 26.415.110.C.1.a, Variances; and 233 W. Hallam HPC Resolution #_, Series of 2013 Page 1 of 3 .. WHEREAS, the HPC may approve variances to the Residential Design Standard Variances according to Section 26.410.020.D.2; and WHEREAS, Sara Adams, in her staff report to HPC dated August 28, 2013, performed an analysis of the application, found that the review criteria are met and recommended approval; and WHEREAS, at a regular meeting on August 28,2013 continued from May 22, 2013 and June 26,2013, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and granted approval, with conditions, by a vote of _ to . NOW, THEREFORE, BE IT RESOLVED: HPC hereby grants Conceptual Major Development, On-site Relocation, Demolition, Floor Area Bonus and Variances for the property located at 233 W. Hallam Street with the following conditions: 1. The site plan, mass and scale is conceptually approved as shown in Exhibit A. 2. Conditions of approval for Final Review: a. Continue to refine the restoration plan for the Victorian, particularly window proportions. b. Specify the foundation profile, material, and style for the historic home for review at Final Review. c. Restudy the lightwell on the west side of the Victorian to either recess it further from the street, break it up into smaller lightwells, or detail in a way that minimizes the visual impact of the feature. d. Provide floor plans to demonstrate that Hallam is the primary entrance point into both homes for review during Final Review. 3. Relocation of the historic home is approved with the following conditions. a. Provide a letter from a structural engineer demonstrating that the building is able to moved. b. At building permit, provide a $30,000 letter of credit or cashier's check to insure the safe relocation of the house, as well as a plan for protection of the building from a housemover or structural engineer. 4. Demolition of the non-historic additions is approved. 5. A 500 square feet FAR Bonus is approved. 6. An east sideyard setback variance of 3 feet is approved, where 7 feet is provided and 10 feet is required. 7. Residential Design Standard variances for the historic home related to front porch and first story element, Land Use Code Sections 26.410.040.D.1.b and D.2, are approved. 8. 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 233 W. Hallam HPC Resolution #_, Series of 2013 Page 2 of 3 .. 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. APPROVED BY THE COMMISSION at a regular meeting on the 28th day of August, 2013. Jay Maytin, Chair Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk Exhibit A: conceptual approval. 233 W. Hallam HPC Resolution #_, Series of 2013 Page 3 of 3 .. Exhibit A: Relevant HPC Design Guidelines, Conceptual Review 8.3 Avoid attaching a garage or carport to the primary structure. o Traditionally, a garage was sited as a separate structure at the rear of the lot; this pattern should be maintained. Any proposal to attach an accessory structure is reviewed on a case- by-case basis. 9.1 Proposals to relocate a building will be considered on a case-by-case basis. In general, relocation has less of an impact on individual landmark structures than those in a historic district. It must be demonstrated that relocation is the best preservation alternative. Rehabilitation o f a historic building must occur as a first phase of any improvements. A relocated building must be carefully rehabilitated to retain original architectural details and materials. u Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. u The design of a new structure on the site should be in accordance with the guidelines for new construction. u In general, moving a building to an entirely different site or neighborhood is not approved. 9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the boundaries of its historic parcel. 1 If a historic building straddles two lots, then it may be shifted to sit entirely on one of the lots. Both lots shall remain landmarked properties. 4 Site the structure in a position similar to its historic orientation. It should face the same direction and have a relatively similar setback. It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 9.5 A new foundation should appear similar in design and materials to the historic foundation. u On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character. u Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut of the stone and design of the mortar joints. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. o Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. o Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 10 OOp 000 0 .. 11.1 Orient the primary entrance of a new building to the street. o The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern of the site. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. u The front porch should be "functional," in that it is used as a means of access to the entry. u A new porch should be similar in size and shape to those seen traditionally. u In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. o Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. The primary plane o f the front should not appear taller than the historic structure. The front should include a one-story element, such as a porch. 11.5 Use building forms that are similar to those of the historic property. o They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. Flat roofs should be used only in areas where it is appropriate to the context. On a residential structure, eave depths should be similar to those seen traditionally in the context. u Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. 11.9 Use building components that are similar in size and shape to those of the historic property. o These include windows, doors and porches. o Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. This blurs the distinction between old and new buildings. Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. 11 0 0 000 0 0 .. ASPEN HISTORIC PRESERVATION COMMISSION 9.--I- MINUTES OF MAY 22, 2013 Commissioner, Jay Maytin called the meeting to order at 5:00 p.m. Commissioners in attendance: Nora Berko, Sallie Golden, Patrick Sagal and Jane Hills and Willis Pember. Jamie McLeod and Ann Mullins were absent. Staff present: Deborah Quinn, Assistant City Attorney Amy Guthrie, Historic Preservation Officer Kathy Strickland, Chie f Deputy City Clerk Sara Adams, Senior Planner Justin Barker, planner MOTION: Nora moved to approve the minutes of4/10/13 second by Jay. All in favor, motion carried. Willis disclosed that he has worked with Allen Richman and Neil Karbank but is not involved with this agenda item 604 W. Main 233 W. Hallam - Conceptual Major Development, Relocation, Partial Demolition, Floor Area Bonus, Residential Design Standards Variances and Setback Variances, Public Hearing Affidavit of Posting - Exhibit I Sara said the project is located on the corner of Hallam and Second Streets. The applicant is requesting relocation of the historic resource. Staff is recommending continuance to restudy the size o f the new residence. We are ok with the proposed relocation of the resource and the partial demolition o f the non-historic resource. The relocation puts the house back in its original location. They need a side yard setback variance of 3 feet and staff supports that because they are doing a restoration o f the historic house. Staff is concerned about the mass of the new residence and the fact that the entrance is off Second Street. Nothing is attached to the historic resource which is great. The new development is in an L shape and overshadows the preservation of the historic home. They are requesting the 500 square foot bonus. Staff is recommending two dormers be added to the side elevation and restudy the window proportion on the historic home. The proposed new home does not meet the design guidelines. Staff feels the FAR bonus is 1 .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 22, 2013 not earned at this point but there is plenty they can do to get there. They need two residential design standards for the historic home basically because it doesn't have a front porch. We wouldn't want them to put a porch on just to meet the design standards. We are in favor ofthose variances. Mitch Hass, Haas Planning Don Ruggels, DHR Architecture Mitch said the house will move to the original site and be restored as a standalone structure. We appreciate how well focused staff's memo was as it helps with what we are addressing. The lot is over 9,000 square feet. Our attempt is to put all o f the new development within a new structure rather than adding onto the historic resource. This property sits next to two other historic houses that are almost identical. We refer these houses to the three sisters. We will pick up the house and move it to its original location as a standalone building. The amount of work that will go into this restoration is extensive and we feel warrants the FAR bonus. We are fine with working with staff and making the recommended changes. Our goal is to provide an outstanding preservation effort for this house that the city can be proud of. The bulk and mass on the new structure the house is in the R6 zone and it will be taller than the historic house. This house will also have more square footage. The separation between the buildings is 7 feet between the three of them. The new house is 21 feet away from the historic structure. What you would see is three historic structures next to each other and a 21 foot separation and then the addition. Don said this town has a tremendous maturity due to historic preservation and it is an honor to work here on a house in the West End. Mr. Kumin, the owner has a great sensitivity o f historic preservation and the charge is to do whatever we can to honor the three sister buildings. We will work with this to create a proper sequence of the three buildings. They have a family o f three children and an extended family that travels with them quite frequently. We have certain requirement that are needed. On the existing geometry of the three sisters have a basic roof form with a gable. We took that form and reversed it and used a hip dormer. The rhythm of the trees is really important in the design. There are two fir trees on the corner. The gable end is slightly wider and higher than the historic houses. Because the trees are very vertical we wanted the windows to also be vertical. The L shape opens its arms and embraces the three sisters. We have met with the arborist and the existing trees will be protected. We will work with the 2 .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 22, 2013 committee on all the details as we want the building to resonate as a building of its own time. We also looked at a porch but the trellis idea is like the trees with a filtering light. We can also look at a porch if the board feels that is important. This is on a corner site and we wanted to relieve parking on Hallam and have the entrance on Second Street. With the entrance on Second Street it creates less pressure with sidewalks and parking. Nora asked about the chimneys. Don said there is a mechanical room below the garage which reflects one chimney. Nora said her concern is that the size of the addition is about 28% bigger than the historic resource. Is there a way to quiet down the size. I feel the historic resource is getting lost and it is behind trees. Don said he is glad to take one chimney off if that would be preferable to the committee. We are always looking for balance and symmetry. One balances out the other. Patrick said because of the trellises the site would be opened up more if the garage was attached to the structure then the east side would have two non- covered areas. Opening it up more to the south would be preferable. Don said we originally had it attached but according to the residential design standards on secondary mass you would have to have some kind of connector Sara said there are different ways to design secondary mass to meet the residential design standards that does not require a linking element or a trellis like this. There are lots o f ways to do it. Mitch said guideline 11.3 doesn't necessarily apply to all properties. Here we want the relationship with the other two sister houses that are not on the same site. The houses are 7 to 8 feet apart. We hear loud and clear that we have to address the overall mass and scale. There is 21 feet separation east to west and 20 plus feet separation north to south. 3 .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 22, 2013 Jane said it appears that the applicant is willing to accommodate and work with staffs wishes in order to be able to accomplish the goals. The historic resource is our most important part o f the application. Commissioner, Jay Maytin opened the public hearing. Jane Wells: I am the middle historic house ofthe three sisters. I am concerned about the relationship of the three sisters. The 7 feet separation stated by staff is based on the Sanborn information. We have come to the conclusion about what the historic distance was. The relationship ofthe three is based as being identical but actually I measured the space between the first and seconds and it is 8.4 feet. I also have concern about the two heritage pine trees that have to be removed and the massiveness o f the proposed structure. Peter Fornell: I commend the developer for restoring the historic asset. If you don't have ten feet between the buildings you will have to have a one hour fire wall along the east elevation o f the building. Alex Hill, 214 W. Bleeker- I own one ofthe sisters. I like the design. My observation is that the scale diminishes the quality ofthe three historic buildings. Sara said she received a letter from Philip and Susan West - Exhibit II - They are pleased that the historic structure is being restored. The concern is the size of the new house and they are opposed to the 500 square foot bonus. A very large home in that location will detract from the character of our block and the neighborhood. Nora pointed out that our charge is to protect the size and scale of the neighborhood and we don't have a lot of opportunity to that anymore and here is a place we could. Jane said she would like to see this continued and I'm excited to see the next phase. We have a great opportunity to restore the asset. Tree mitigation with the City of Aspen is a continued issue. Willis commented that the guidelines are derived from Victorian typology and 19th century. I am a little concerned about the inconsistency in the presentation with regard of talking of its time. The west elevation has 4 .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 22, 2013 brought a lot of commentary with the long bar and relentless ridgeline. Maybe look at a more fractured volume. I see Williamsburg here and 18th century architecture. It looks a little too neoclassical. We don't want to replicate architecture and we don't want Williamsburg. Sallie suggested studying the distances between the houses to whatever is correct. Also check on the firewall statement by Peter Fomell. You need to look at mass and scale. I appreciate the separation between the garage and the house. Commissioner, Jay Maytin closed the public comment section ofthe agenda itern. Jay asked the applicant to provide the accurate measurement between all three sisters. The mass and scale of the garage and new house needs some work. Pulling the house back so that the site line is correct is important and also moving the second floor mass from the same corner, the northwest corner of the property. The representation ofthe light wells and dormers are appropriate. I am ok with the residential design standards for the porches. We also need to know if the large pine trees are going to be removed and we need something from the Parks department with regard to the trees. The main reason for continuation to me is the trellis. I also have an issue with the large skylight and light pollution. Don said he is open to addressing what each commissioner brought up. I will work on the mass and we willlook at the skylight more closely. I am not sure what the board likes, the trellis or porch? Jay said we need a definitive statement whether you want the trellis or the porch. Patrick said in this case the trellis is considered mass. - Willis said he doesn't feel light pollution is in our purview and the skylight doesn't bother him. Jay said the skylight is fenestration for final review. MOTION: Jay moved to continue 233 W. Hallam until June 26% second by Patrick. All in favor, motion carried. 5 .. ASPEN HISTORIC PRESERVATION COMMISSION 0.-O-0 MINUTES OF JUNE 26, 2013 - Commissioner, Willis Pember called the meeting to order at 5:00 p.m. Commissioners in attendance: Nora Berko, Jane Hills and Patrick Sagal. Jay Maytin was seated at 5:10 and Sallie Golden was seated at 5:30 p.m. MOTION: Patrick moved to approve the minutes of May 22% second by Jane. All in favor, motion carried 4-0. Disclosure: Willis said he worked with Neil on other projects but is not involved with 430 W. Main and will remain seated for the agenda item. 233 W. Hallam - Conceptual Major Development, Relocation, Partial Demolition, Floor Area Bonus, Residential Design Standards Variances and Setback Variances, cont'd public hearing Mitch Haas, Haas Planning Melissa Mabe-Sabanosh, DHR architecture Amy said this is a 9,700 square foot lot in the west end that has a Victorian house on it that is heavily remodeled and moved from its original location. The proposal is to strip the building back to its core and move it to where it used to be and it will be restored back to its original state. There will be no additions made to the historic house. The remaining square footage will be for a detached second unit and that unit runs along the side street and wraps around the alley with a two car garage and covered spaces. The revisions for tonight were sent to you yesterday. We are happy with the direction of the amendments that were made in breaking up the building so that it relates more to the historic structure. There is a light well proposed on the Victorian that is large and it should be moved back or broken into smaller ones. One concern is the door that faces the side street that has a lot of prominence and a much wider sidewalk coming into an entry forayer and we want to make sure that we have floor plans that show that both the Victorian and new house face Hallam which is required by the design guidelines. For final we would also like to see the buildings be free standing. The proposed two car garage had a gabled roo f and now has a mansard roof which is being used to hide mechanical equipment but it is not a typical roof form in the West End and compeles with the uniqueness of the Victorian house. We are suggesting I-IPC award a sideyard setback reduction so the house can go back where it used to be. We are also suggesting waiving some residential 1 .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 26,2013 design standards. A letter of credit for $30,000 is needed because the house is going to be picked up and moved. This is a suggested resolution for tonight and you also have the option to continue. They are also asking for a 500 square foot bonus. Mitch Haas, Haas planning Melissa Mabe-Sabanosh, DHR architects Mitch said from the beginning it was our intent to hear concerns and respond. We want everyone to be proud of the project at the end of the day. We are confident that we can address all the issues before final. We are fine restudying everything. We have worked to break down the mass and scale ofthe building and to break up the ridge heights. We removed skylights and taken out a lot of the pergola and made a traditional front porch. We don't feel the building competes with the historic building. There is also no covered roof over the entry walkway. New elevations Exhibit I Melissa said the entry moved to Hallam Street. What used to be the entry is a sunny corridor that feeds to a courtyard on Second Street. The height of the roof form was lowered 2.5 feet and the center form was lowered another 2 feet. Nora asked what the height is now. Melissa said the ridge height is 30 feet 7 14 inches. Amy said the applicant received Sara's memo last week and then met with me Friday morning and then you received the revisions yesterday. Staff recommends approval with conditions. Commissioner Jay Maytin opened the public hearing. There were no public comments. The public comment portion of the agenda item was closed. Jay said this commission has had issues with going to final without conceptual being completed. Restudying roof forms has created issues in the past. Patrick said page A3.1 shows the two options. The gabled roof is more historic and there is also a chimney. 2 .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 26, 2013 Melissa said the chimney is there to hide venting etc. and it is not a fireplace. Willis said this is a big improvement over the last meeting. Willis said he is concerned about guideline 11.10. The entrance off Hallam is going in the right direction. The concern is granting an approval with conditions that we don't know what are going to look like at the end. Conceptual is mass and scale and we should not be surprised i f things come back looking different as long as they are in the overall geometry that describes mass and scale. Jay asked i f the chimney by code has to be that high over the ridge line. Willis said it depends what it is exhausting through it. Jay said he feels the chimney on the garage is too high. The front entrance now feels more like the front entrance. The west faQade is massive and the gable in the middle makes it huge and massive. Maybe a flat roof would be better. Another concern is the trellises around the east side o f the garage and the window over the front door seems quite large and mimicking in comparison to the Victorian. Because of guideline 11.10 possibly set the new building back on the front lot line to make it more submissive to the historic house. Patrick also agreed that setting it back would separate it and make it submissive. Nora said there is some movement toward a resolution. There is a wonderful opportunity with this comer lot. I am not comfortable passing something with 9 conditions. Mass and scale is still an issue. It is much larger than the historic resource. I do not see the addition being submissive to the historic resource. It overwhelms the property. A 30 foot high building next to a19 foot high building is a concern. There is a lot of program in the new house. Jane said she spent an hour on that street this morning and there has been a lot of changes on that street and the applicant has heard our concerns. The applicant also has to achieve their goals as well and they are ready to make the changes that we feel are appropriate. The design guidelines are confusing to an applicant. I feel it is ofthe appropriate scale on a 9,000 square foot lot and the chimney will not be obvious. The lot has a lot of trees and I support staff's recommendations. 3 .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 26, 2013 Sallie said if we made everyone who had a one story house only be limited on their empty lot to have one story it would be impossible in certain situations. I do feel it needs some more work in keeping the proportions. The design is too busy and there is too much ornamentation with the windows and trellis. I don't understand the trellis and the gable roof. Those are simple Victorian houses next to it. The separation o f the garage is good. Patrick said his concern is with the massing along Second Street. Willis pointed out that the building has to be similar in scale with the historic building no subservient. It is similar. The guidelines are weighted toward formal resemblance. It doesn't mean they can't be abstract. The three sisters all have a truncated central core. Everyone is on the same page with the trellis, it just needs to be minimized. Jay pointed out that the project has requested a 500 square foot bonus. I can't grant conceptual and a bonus when there are so many things to be answered to what the project is going to look like. Patrick said his concern is the massing along Second Street and possibly it could be pulled back and the roof line lowered on Hallam. Jane asked the board i f they really think the new construction is trying to mimic the historic house with mass and scale (11.10 guideline). Jay said from the Hallam Street side it is mimicking the building next to it. When people drive by it will be difficult to distinguish the old from new. Willis said the design is not distracting enough. The guidelines are asking you to be abstract. Melissa commented that guideline 11.9 specifically says that I have to do a similar size and shape. The windows, material, roofing and stone are the things that will bring the house into our time. The materials are what help differentiate. The scale and mass is right for this neighborhood. I can get rid of the pergola between the garage and house. We have given you concessions on everything you have asked for. The light well can surely be separated and moved. The house is placed where it was historically. We also want the West End to be the best. Certainly we are on the same page and we can work together. I will work with Amy at length to make sure the 4 .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 26, 2013 fenestration and details that you are taking about are exactly what you would like to see. We want the rhythm of the house to be in accidence with the rest of the neighborhood. Mitch pointed out that the historic house is 25 feet high and the addition is 30 feet. This is a 9,700 square foot lot. The point that nobody is remembering is that there is 7 or 8 feet from the first sister to the second sister and seven feet to the final sister and then over 20 feet until you see the new structure. The reason we didn't think we wanted to push the house off the front setback line is because of the 20 feet. We also took the height of the front portion and lowered it and eliminated the chimney. No one is going to confuse what is historic and what is not especially when we get to the fenestration etc. This corner is not going to get developed with a 1,000 square foot house. I feel we have come the distance and we support Amy' s recommendation. The historic house will be totally restored. MOTION: Patrick moved to approve resolution #22 with staff's recommendation and taking out the word gable on the roof options for the garage #5. #10 approve the 500 square foot bonus. Change #4 to say remove the link. Motion second by Sallie. Willis made a friendly amendment to #5. Provide roof options. Willis retracted the amendment. Sallie said she thought one o f the guidelines was to keep the houses in alignment to keep the vitality and historic pattern of the West End. Amy said i f they pushed the house back they would need a residential design standard variance which creates another problem. VOTE: Patrick, yes; Jay, no; Nora, no; Jane, yes; Willis, no. Sallie, yes. Motion does not carry 3 - 3. Sallie said Jay and Nora have mass and scale issues. Michelle said we can do a lot with materials so that the houses doesn't mimic the other historic houses. Michelle said the schedule of the board is completely full and we feel we can handle getting this project approved. Jay said he feels it will take at least two more meetings on this project. 5 .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 26, 2013 MOTION: Jay moved to continue 233 W. Hallam to July 24th second by Nora. VOTE: Jane, no; Sallie, no; Nora, yes; Jay, yes; Willis: yes, Patrick, yes. Motion carried 4-2. Jane said there are many projects approved conceptually with several conditions. I feel the applicant can solve the problems. 430 W. Main - Historic landmark lot split and variances, public hearing Debbie said the affidavit of posting is in order and the applicant can proceed. Exhibit I Alan Richman Planning Services and Karbank 430 LLC Amy said this is a corner lot and the property contains a 1 !4 Victorian house and a huge tree on the lot. There were also work sessions in the past on this house with additions and none ever came to be. Neil Karbank has purchased the property and would like to do a lot split and almost all the development rights sold away as TDR's. In this case there is a 4,000 square foot lot on the corner that will have the heritage tree and all the development rights except for 177 square feet will be converted to TDR's to be sold to other historic homes. The interior lot is a 5,000 square foot lot with a Victorian house and all but 18 square feet will be sold as two TDR's. There is a request for a bonus on the interior lot. There is no project proposed. The bonus would be awarded to cover part of the existing building and 500 square feet would be converted to TDR's and sold. Staff is in supportive of this application especially on Main Street and preserving the openness. The new lot line would create for a need of a two foot setback reduction from the west side of the historic house to the lot line. On the Victorian house someone enclosed the front porch and then it was re-opened. There is a balustrade railing that was not there originally. If the Building Dept. would allow them to remove the railing and not have too much of a drop off we suggest as a restoration effort for the bonus that the railing go away. Alan said there was an approved lot split around 6 years ago. We basically kept the configuration ofthe two lots the same, a 5,000 square foot and a 4,000 square foot lot. The reason it is 4,000 square feet is because ofthe heritage tree. We are trying to create room on the lot to preserve the evergreen tree. This would preserve the white Victorian structure as you see 6 .. Sara Adams From: Amy Guthrie Sent Thursday, June 27, 2013 3:16 PM To: Melissa Mabe-Sabanosh (melissa@dhrarchitecture.com); Mitch Haas CC: Sara Adams Subject: 233 restudy Sorry you did not get through last night. Sara will return on Monday and will take back over. Here are my notes. The whole board seemed to want the garage to be fully detached from the house. Most members seemed interested in an alternative roof form forthe garage, and probably no chimney on it. Jay suggested you lower the roof more on the mid-section of the new house. I think everyone would probably support that, though not everyone was insisting on it. Willis seemed to want to see a less symmetrical massing, especially on the west fagade (The northern and southern masses are the same, with the link in between them.) I do not think you should push the front fagade of the new house back from Hallam. Only two people seemed interested in that, and it would likely trigger a new variance request. Hope that helps. Let me know any questions. Amy Guthrie City of Aspen Historic Preservation 130 S. Galena Street Aspen, CO 81611 970-429-2758 www.aspenpitkin.com All City of Aspen email addresses are being changed to first name.last name@citvofaspen.com. Please update your contact list. Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contain in the email are based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. 1 .. Amy Guthrie f~From: Amy Guthrie Sent: Tuesday, June 25, 2013 1:04 PM To: Debbie Quinn; Sara Adams; 'Jane Hills (jane@alpaspen.com)'; 'Jay Maytin (jaymaytin@gmail.com)'; Nora Berko (norahowle@comcast.net)'; 'Patrick Sagal (patricksagal@yahoo.com)'; 'Sallie Golden (salliegolden@hotmail.com)'; 'Willis Pember (willispa@comcast.net)' Subject: 233 W. Hallam restudy Attachments: june26restudy.pdf; 233 w hallam conceptualhpcreso.doc Hi- here is a restudy that has been submitted re: the 233 W. Hallam project that is on the agenda tomorrow night. Sara is away. I will cover this presentation. In staff's opinion, the revisions allow for Conceptual approval with conditions. I have attached a draft resolution. You have the option to approve, continue for restudy, or deny tomorrow night. Afny Guthrie City of Aspen Historic Preservation 130 S. Galena Street Aspen, CO 81611 970-429-2758 www.aspenpitkin.com All City of Aspen email addresses are being changed to first name.last name@citvofaspen.com. Please update your contact list. Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contain in the email are based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. 65 Il i.Â· il, 1 41 A .3 .... KUMIN RESIDENCE 233 WEST HALLAM ST. \4L'ki t~W'b ASPEN, CO J\,WFKE 2*J . Â·. r - '. 1 0-Â«> ~.i.-Â·.i i - 1~.--4 - -1~Â·. 1~ Â»ff~ i-~~ ~ ~-~~~ ~~ ~ Â·7-~; ~-- ~.-/LE: -/*SAY,li A~4-* \ c 4 .,=.-====4 - i Â«IR[>- <I # ' -- --=--*-11.-ir--11" - -11.- 1 _ I % ij- ~=- .Li,11 ~ -0.jusip#*F19"' F.-31,_~-1 IL IL-lili 7 -7 = a %001= 11 rt t=-9 4 0 Â· Â· Â· - Â· --.I 1 -1 . 1 . : ., 1 -,--11111 1 11 1 1,1 11 1 11] 1=--1.-11 -72#VUSE&92Â·12.<2 2'ovulÂ£::ir *&#w. .~ _ Â· i 33* i.....13---'-r-Â·Â·Â·- Â·--jiâ€ž. MT 1- 1 - i -t-it ---- -- -LIZ --1- fl?411 6--i-:! ~--1~92 r..1-4,1 - r'r 1 1~ 1 - ill In--- -*- - -1-4=ri~- r -:11- -- 11 0 *- 1 F L.==2=4 1 1 - Â· :1 - - 21 1 5- I 1 11- n-- I -- n'- L - fli - ~=111Â» iÂ« d r -H- 11 - =Il--7-7 ,[==1- -1-7 9 --1: #. 1-4 -,-11 EE,--- 1 : - Â· Â«- ..lol. -EL=LJ I' |-- li 1 --- -Â· -11-44=lll.LI.,]=7- 9.4Â« 1- L__Ill- 711% a I b UMITAnON Of WARm. OF ~CHTECTS WORK PROâ„¢~T K -2.= -1â‚¬233.- ~--*z---T- r I L___===L The a,chitecl *sult-~ do nol wafrmlt or gu01-ee â„¢ Bco,recy ~0 =1~Â«eâ„¢ss<,11~ *Kl t,elan beyeâ€ž0 I ~asDn#-R 114--m -nt.m,0-je--*#-Nchmed,Mllte - 1-' prompnyno~ned Fa,uietoprornpl~nco4the A,9â€žtedd- dm*- olatheA,e~ectk~m,y,eâ€ž,x #-e =Â§~equencesofsuchf,lu,e A~~~~,enwla~~t~e~c.~edgear~~~s~tofâ„¢~d,ta~u~ax*~~Â£*cnlo~e~~Mec~s \-1 --- - COPYRIGHT.201001(RARC~TECTURE,PC The use of all in!01mBmon ~e M Ur-n or wl,Ite, mee-,r, 1~r~n ~~1.,e~ded ~the<~Inal,qects,le ru wnch *Tn. on * repnfed=~dpul,11â„¢honâ„¢Â®of Isexpres~4-eolosuchuse Reuse reproductar, crputillcal,c~ I yriaod In~'Mecrir ~ludlce -I(e.IndwIMs*##n=~epnmal,de.,0~Â©eofâ„¢IMcel,~drestn/*.**I the-* Ime 'fonnal!*Mi,ned heFer' 4 DHR 0/ RESTORATION AND REMODEL OF HISTORIC 3200 CHERRY CREEK SOUTH DRIVE C 0 00 Â«. A 1 MCII[TECTU H 1: SUITE 410 DENVER, CO. 80209 TELEPHONE 303 355-2460 FACSIMILE 303 3552546 VAMU DHRARCHITECTURE COM HOME & NEW RESIDENCE ..ORIATION A PROFESSIONAL PRCUEÂ¢r KUMIN RESIDENCE 233 WEST HALLAM ST. ASPEN,CO HPC SUBMI I I AL ARCHTEC,SPRCUECTNO 2012 024 847 REVISED 06.24.13 HPC SUBMITTAL REVISED 06.24.2013 6/21/201 335016 PM . . . 0 WEST HALLAM STREET . 6 - - PROPERT~~:i,~~ 0 . 1 2 ----- 4Â»y-2-2 0 - 4- C I . - 4 - I. I . I. -- C-2-~--~ 0 - 0 I J 1 T r- --FRONTSETBACKÂ· ------ -- Â· :- , 2 4 T\-22~ f / '- iIÂ»- 10.0 2' - 2 1/2Â· -1~ 1 -90-2 7 Z ----7Â» 1 P 5 - k ' - 7 -1 ----0 -6- 1-~ --9. f~ .9,20.5.14: CO 1 f~-ft F 21'-3â€¢ i -5 -2-r--23 37.-rt Jl.il#,fill.Ilf .1- l A 1 1 1 4 ~ - 1 ---r--~-~ -i tff--~ fIT ~-~<--,-----4- - -~ t --95_-~-< _~2 ~~ 2 OfÂ»ff-/ 1, 2*- \ O ft----3Â»}14# 404 919Â»44- EX*Â»3 *.11 2 1-4//~//~%#1 BWFUCE-LI.Z.311-1 11 r:.Ag~./.-/.14#9#/A...:. -- , /1 i *232#***2932834 1 <v. 1, I . r. -iaMM'I-W":~-i;:14;*7--- l VE.Â·mng*9Â»ikitu 0 2 e - li -- ~-10.- -7 A---- -'762944*2-4 *279927 :Iâ‚¬-1-5.- -49-'3-- --5-7.-1-ZZ----ZZ---=---4/liÂ·9.6 L:~:--213-â‚¬-5--2 ---E -- .t f---_----------- _-j[-f_z--.2,---- -j-,6 -_-------Â·rt.Â·7-2-5-02.':â‚¬Â·Â·' t.-- i--4 4.Ji.:- .RwA * 9-4 4 1 -440" . ---- I - I ' 449' 4: %;I m *411: If'..fr i..'i', l 'i i SUBTERRANEAN_~ / , , i ' ~ STRUCTURE Q 1.+-/.1.Jit ----2~ I. h 0 '76 0 -23215'- CLils--Er -JA ~i~~~~~ UMITAnON OF WARRANTÂ¥ OF ARC~TECTÂ·S WORK PRODUCT i (::.542Â».'1Â»-r., '* --- The an:hilect **conwl~/ do nol warTanl I guer~nleeDe ecoJJ'cy * Gomplete~sB I & work pro~dhgan bernd a ..C=W -m*/ligen~ Irm,y/*50/5~,cn' */scrn-oes,efoul,:Im.4./.e~kpro./le;Vd.teC-Il. r F~ompâ€¢y,~ned *re'op,~n.M'ylhemhiteaofs,~co,~i#sh~lab~.theA~hilea~Un-r'res,=m~114.k 07*ue*lo, su. lu~ Acbm/enwlâ„¢u,~ekn-e,*arde~-to,~Â«Ar.tea.Incoâ€¢nec-/â„¢rv~decrs 151%-de. E EÂ·::ini*:44 . I .* . r-1 - -* wolkpr[*k,dorrecon,men-hallbecornelhe~lon~,bll,4,!ctr~#,e Arc~~ed wof-*or,sadact~ ...-6-2,2 COP%*=DIRARCITECTURE PC T f~ u5eof allinfo~~on be n drawn or wn,len ~pe=,ng *n ,~~ D, f~~aad,oine % * *c,â€¢~cn sa,c~l,habon * reend ~apul,licsbâ€ž1 Uie.eonsuge,*Imlitedlo#u,e Re.m, repruduce,11 uput~Â«m-Mr-,r,w!elcÂ¢ ~whde-In pre,udice VI-laÂ»,lactwl:hâ„¢beplari55hNIc~#Imp~rnalaoee~*ce/â„¢a~~-ce'.re~ncoonsa5-,~410 r- - 2 . -L.*:1 ... Â£ 1 Ile enbrety of the ~lommat- ccnhned )-~I ' 32*. ImS.Â»L / 4 Itâ€¢3: COVERED - CV --------REARSETBA~-11~~~-___--~ 2 ~'-'*9.#AL:1,".;.--'...,~u-:4,93.-0, u ~ DHR -121 r 96:At , CARPORT ' /.251,94*''A.ed*" 929- / 2 'NK:,2 T.*-5-IÂ· ; ' -r- - 9 LL' ~ 2~40 , A H (] lI I 'r EC T U It 16 .â‚¬4..4/ -- *cor<WK, 3200 CHERRY CREEK SOUTH DRIVE SUITE 410 DENVER, CO 80209 9 t.00 TELEPHONE 303 355 2460 FACSIMILE 303 355-2546 VAWV DHRARCHITECTURE COM A PROFESSIOIJAL CORPORATION 1 oic INFORMATION KUMIN RESIDENCE - 233 WEST HALLAM ST ASPEN, CO DRAWING In.Â£ SITE PLAN SCALE 1/8 =1-0 ~ih SITE PLAN o ISSUE DESCRIPTION DATE ARCHTECPS PROJECT NO U 1/8"= 1-0 1 HPC SUBMITTAL 06.24 2013 2012 024 847 2 3 4 5 6 1Aj 8 HPC SUBMITTAL 6/25/20139 51 53 AM .. e . . . -f 1 1./. , i jiI s PR E li a .17 -<Yh < 7884 2 lc'D~ 17 00 - -1 / 7884 4 71. L -49 1* DI 79Â»p 2 7./1 1/oe // a 1/97 \ 6.7-[) 120L TREE LEGEND cf 'z - S 29. 44/ 1 44-13[ 0 020 \ - <rÂ·**.* <12 01/ ' -1Â·' a / DECIDUOUS TREE , -3Â»444--------- , L TO BE REMOVED r Y D. -3 1 5 '0 74.--J : HI STIR EVERGREEN TREE 1 0. 43 i 7'~ HOU A ~I ir T I i TO NEW , OCKED 1 1 -1 6 -1 1 - . 1 1 0, TO BE REMOVED "71 I k *42-1. 1, OL / a 1 1 1 1 PX ar <-3 j ' NEWLOCA~ION "ll Il,MIl ITC ' Â· 1 1 F. 96 J OF RENOVATED . fo/r-f . HISTORIC HOUSE . 1< 12 D. 11 1 : TO REMAIN DEC1DUOUS TREE 11 1 , , v 04 < -4 1 4.44 1 1 -11 T 14.3.-4 l 1 ,- pill Ill ~ , Â·Â· C Ill 6/ 1 1 J P 1 9 1 - 1 1 13 2 2% -44-6LJ~ ~ ,/' < ~ DECIDUOUS TREE 1 li I .CA TO REMAIN 7884 1 con'quences of gui I,lure AaÂ©ns tken 1,;mcxlt - .*. /. ccn5.~t oll* Ard.hd .. =f~nikbll to 0~e Arch*f s 4.70 1 , -. wasprep.ed....a#onlereofise)/Is4/n,led....se Re,e r,prodÂ£Dcn cr,~~c-cnI//11 ...1.-1. ' i .n./U pre,udice ~91,1 ccn~clw~sepls.s~~IcM=uep~me'U-I--.Ce'-d,-n*â„¢as**I 1 I ta . -4422 13 / 4 DHR w A It (: 1111 1: CTU It E < 64446$0\ --- 1 3200 CHERRY CREEK SOUTH DRIVE \ <*49 '40, 1 'f SUITE 410 DENVER, CO 80209 \ 59/ J-'-1.--~ / TELEPHONE 303 355-2460 - ---3.Ca - FACSIMILE 303 355-2546 69 w,Vit,/ DHRARCHITECTURE cOM - - 431' 21 j -fi,1 0 1 1 45/L ..1-330-2 .11 , CORPORATION PRCUE. 7-1 Â«AV - Â«6- fe 44*-2 ' 7.ST~7'14>iÂ»/ [1 INFC~*AnON KUMIN RESIDENCE 13 1-C -)(- fj<~~N - tufft-/1 1701 6'D L / 233 WEST HALLAM ST, ASPEN1 CO V C. .,-/Cr.~/\ ORAW~NG ..E DEMOLITION AND TREE REMOVAL PLAN 7885 SCALE 1/8=1-0 NO ISSUE DESCRIPTIC* DATE' ARCHITECrS PROJECT NO 2012 024 847 1 HPC SUBMITTAL 0624 2013 2 3 4 5 6 14 ~ DEMOLITION AND TREE REMOVAL PLAN U 1/8"=1'-00 7 04 1 16 8 C 16' 32 9 HPC SUBMITTAL 6/21/2013 3 45 38 PM - 25 81/2 . . .1. 11'-0 14'-81/7 . 4 3 0 20Â·-41/ 1 . 1 9 1-31 7 1 - ' 1$. ..11 1 1 . . /~ 8-7 0 / 0â€ž 3-512'--44 59 . 12'.712 . ~ 1 Lij - 0--- p 1 ..0 r 11 ,- N 1 1 . UP , 4===- -I -40/~1 ., 3' le 1 6 1'\ =616 - I C '1 1 6.- 1] Â· 1 1 1-1 , " 1 'Â° ' ' 1 ' - b 111 - -4 ----- --- . O 1 %-ff 13 2 111 =1 4 1 11 1 11 0 1Â« r 1 - 13.2 12' 0' 5- T 1 - 1 - m '-7- 4 9-9- 1 . I e 1 . 9 ....1 - 9 11 - n f 11 1 DN 1 1 1 r \/ 1 .. . I - 3.712 ..t / 8'-0 5Â·-01/2 . ~ TO BE DETERMINED BY F-PC ~1 An I t-p // -====- - 13 1 i--1-30 8 f --Z Â¢29 . 9-31/7 0 J \17'-7 I *. m#-#. [laN me Ardl"ect #*MI<â€ž,1.absel. vie#'ISMâ€žin.11 --bll. .â€ž 3 : 11.1 I u.'An..........'................ 3/ 1 1 g - Â·. 2722 _~--Ca~ 1 --~e~lip.U Il%'~s~e5~~g~-i~~discrepanaes.el-08~~~01~in~ew.k.Â¢ me.-*;IZe The ir~:100 - sullunbdo notu~unt or guana*e~e ac~rnâ‚¬:~ uld Â«xn,~at~*ss 01 the â€¢~k Prx~a haan teÂ·cxÂ£ a -Â§equenKes/2-lurn Adon'.en/l.out-kno~ledge,rdc,n-lo~~e.cht~d -Ic/le'.'en 1,;,Mkp~u{lorreconwn~a!,onsinallbpcomothere90n~tHI,4notolâ„¢*Med Wof#~ep~es-r~-dac- 1 11 1 COPYRIGH~.20120/RARCITECTURE PC . i Theu68 of 'll Infominmoli Li~~ drr n or wrill~ = nnu r*,en ~,1 be ~Med lo the.y #- *. â€¢h~ sa:d m m/c~ was,epared and put,11Â¢1,~gn *eof 13 e.pres~N limlied t,~ ~rn use Reuw Ic-c. . put,<,bul I C,4 In,~]d in *. I ' ': 1 pre].Ice VI~.Intal#*.pl-,~./cen'.epnmafacle~,d~.IN,ccÂ®t~ce/5,~rm,nc,~5~..... .d: . UP ----- 1 9 9 1 11 9 11 1 11 o 4 DHR 4 f A 11 CHI TECTU]t IC C *!00%99\ 'f/\ /â‚¬11 SUITE 410 DENVER, CO 80209 3200 CHERRY CREEK SOUTH DRIVE i x/1037/ 1 TELEPHONE 303 355-2460 FACSIMILE 303 355-2546 e VWVW DHRARCHITECTURE COM COR PORATIO 14 1 1 - I r- INFORMAnON 11 â€¢1 ECT KUMIN RESIDENCE 233 WEST HALLAM ST | 1 |S=J - | ASPEN, CO 11 , 11 , DRAwlNG 17' - 9" ~ ~ 5Â·- 6- 10Â·-81/2Â· 19'-712 9-10 .TLE Â· LOWER LEVEL PLAN -. 1/4 =1-0 iSSUEDESCR1PTION DATE ARC~TECTS PROJECT NO 2012 024 847 1 HPC SUBMITTAL 0624 2013 2 3 4 SETBACK LINES 5 ~- PROPERTY LINE '' 1, . ~ 6 ~1.0 | 18 | ~~~ ~ | ~ HPC SUBM I TTAL 6/21 2013 3 46 48 PM Â® Lsry,-LE.VEL g 8' 16 25' - 10 25' 91/7 77' 410 ,14,1---.--*ir-DV 25 - 91/2 24'.0 . 25-91/2" . . 22-6 ~ e. I 0 1 ------- 29.________.-_____~__EL__.'2~1~ _ ~'fIED_ -_21 L. t! 1~ ~, E. N k 0 6 2 0 , 6-51/7 -. 9 FRONT PORCH.0 i i =r ...IÂ·LE I I -ICL.~0~ --4 ED -1 1 1 --u..IL 4 ENTRY 1 r I UP --76 11Â· 1 Â·Â· A - -1 FC. 9 - -I l L ..4 11 . 0 2Â» 11 L~ - 3 - 07 -1 1 0- 11 01 52.-.' -- 1 18'-01/7 ~ Â·Â· Il I. I -Il- Il -I- - . --=I-~-' re 10'.51/7 13'-81/7 21'-3 17.61/7 01. 3Â·-r' .. 3-0" 4=t: F.. /4 Â£ 3 8 291 2 3 - : 3 t -I<~ Ir - 1 1 E L .1 . 23-5 11 . L-1 1 1 IT . Z -- ~ 2 1 ~ 1 43)_tr_ 2 2 Ic - / 00 11 11 1 1 cio[ " '' 17- 11 11 1 60 /- 3-11'-. 6' - C -1 + 1 17- 2 --/ 4--- 1 1 1 , 6' L---af-J 6 TO BE DETERMINED . ~ I BY HPC 41 1 1-- 1 -\ 1 E 1 - 111 (-7 Â«-1 -Rm ~ bn :+El _SECONDARY ACCESS/- _ _UL - _ - _ -- - 1 SIDE DOOR '~214 1-81 0 Of - t==1 1 STEPPING STONES . FLAGSTONE 12'-4 r~77-[ n n 1 i i n n n n i n n n n n i, | rea50-*ge='*ms-crâ€žs--=20â€žoes-I-lo-*k---4-d-Ibe 4 +1 : 11 '11 â€¢, / -7 1 1 1 1 1- 11 9 I 41 I U ' I I. I I 1 H. I i I lilli 1 0 n ..1 1 P 1 11 1 1 cOPY~GHT,2012 DHRARCIÂ«TECTURE,PC 1 11 11 1 11 lili was prep,ed * *cok,9 -eof ise),-y lim,led I #- Re- reproduckâ€ž crp,st*,kn ..MWficle u ,â€¢ Eft r f f.rf[ --1 -11-Â»11 1 11 â€¢ ,! di Â·, ,___~~Ill--I.-UL--/+4211â€ž_4.-_, Il preJudile '-I-'ll'-Ils./.co~/Ill.-I.e-'ll/44.4,~-Ildregnrl'.ey'lly. 111 1 1 10' - I 20 - 0Â·Â· 10'Â·I 1 . 7'll |, , 4Â·-e .-.2'~~0~'77 k=- DHR 2 111 4 277 U 1= A It (: Ill TIC (: 'I U MIC 1 0440\ -1-22-E lilli \ N._Â· ROOF 3200 CHERRY CREEK SOUTH DRIVE \*4340 j ABOVE -1 e 11 1 1% SUITE 410 DENVER, CO 80209 \ o Â· 111'4_ TELEPHONE 303 355-2460 ~ 11'-0' ~ FACSIMILE 303 355-2546 \42 VAMA,f DHRARCHITECTURE COM Â· - -- b ~ I A PROFESSIONAL CORPORATION CARPORT -. . INFOR./.IN E ' Ir- 1[ 1 m i i KUMIN RESIDENCE 1 1 1 1 I. |'~ | ASPEN, CO 1 / 8,-/ r-f ~ 233 WEST HALLAM ST. 10.-01Â· , . 15 -6" . . SURFACE I I 10'-0 1 4 .. -C-Z= SPACE ~ | || 1--- PARKING --, 1 | | 11.E 1 1 1 FIRST FLOOR PLAN 1 ZE. 27 -- -71- '- I SCALE 1 /4" = 1'-0" -6 d ISSUE DESCR]PnoN OATE ARCH rECrs PROJECT No: 1 HPC, SUBM]TTAL 0624 2013 2012.024.847 4 2 1 3 SETBACK LINES 5 25'-91/7 21 1" ~~~~~~ I . PROPERTY LINE 6 7 1 8 /7 FIRST FLOOR 9 1 1/4 =1-0 rul L 1 Â® HPCSUBMI- 6/25/2013 9 52 07 AM 0' 16 8'- r 11'.0 - 14'-91/2' 24.0- 1 4 i ~PEN TO BELOW 7 i ~ 1 1 7 4 Fi# 1 I '1 ' -Â·J, 3 .11 1 1 6'-111/Z 3'.41/2" - _ 1:ELTITTZTTTLIi,r 1 -- ~ 1% 42 10'-510 1 N 1 9 11 -L-- 111 1 1 9 1, It 111 1 11 I. '' 11 l 12'-61/7 4 1-- i i 2 6' 3 0 - t-0- - 1 1 INI k 9 2/, 011 0 . Â· ON . OPEN TO BELOW I " A / -12 , 1 6 101- 51/2 21Â·-3 1 - 1 I ~ OPEN TO 1 ' BELOW -* 1 --- 1 1 , f 1 -3 1 0 1 .-IC-BIDETERMINED L I BY HPC 1 1 1-/ en 1 1 1 1 12.7 CO 1|I UMITAnCÂ»i. The a-,ted *us c~6Lillant, do nol warTanl or Quarnnlee ~e ecoE,cY *14 com~le,-~ # * cl n,en bâ€¢~r~ a =e,l,9ence *kÂ®~ orn[5sluis ar~~sciepl,~0=ndtoe~n-** *ed#Wbe --~ - --- 1 1' prurr,!,My,&'. f.-101,[cmp!.*....1./.suchcolo~i..........Arlied././sbill./8/ 1 **M I=i-h,~Ilbuccmelhere~,onsltill,~nolr~-A,g~,id b#**k,%= 6 1 3 U ~ COPY=1~. 2012 -HR ARC)Â«TECTURE PC 9 'lin 1 =equef.'of/chlallure Aaon/1.-wil.1./.c-edgennda~entleAr=..ccnw.~om..dea' 10 , 4 lilli hi 1 111 1 -11+UU~Â£121-11 ~r use o! all - onbe n dr mÂ·m 0. wnMen = lru t~mn ~I be re~ ded 10!re e~~i we,ed.ee - *.-W prejudice -alcont,dwi~U-0--1Â¢~sn.lep~maiaae-denceorâ„¢ accm- . *eT thent,matkn -*ed ~râ„¢n REE33*223333*11Efilmi 11 1 1 1 11 11 111 1 1~ 111 P==========+ . 1 1 111 LJ U LJ U U *Â·â€žL-L-t2~ch:2=c'=fxfn-~r.Lri-rh-I1-.!1 - --- - 1 4 DHR e' h 1 11 ' r -1 - P -â€¢Â·r-M HL- 3 '-21Â·1-r-"â€ž,ir-r--r--T--r--1--1--r-T-TÂ£r'-r--u....L L.---I 1 11 1 ~~~~.~~ < ,190~110 ~ HHi-,1-r- 1 A R C II ] TECT U R E LL ....4-/1- 12.51/7 5'- 71/2" 6,44--4-4- , . 1,3 I u L '-24.tty- 97 994Â« 1 TELEPHONE 303 355 2460 ~ ,/ b - ---- FACSIMILE 303 355 2546 %6/ 60 ---- ----1 VWWV DHRARCHITECTURE COM PROFESSIONAL COR PORATI ON 1 el 1/ PROJECT ' :*.2,1.-0 - 4=46 INFORMAT[loN 11-|~ I | ASPEN, CO - Nul-11-JI 1 1| KUMIN RESIDENCE 233 WEST HALLAM ST 1------ 901--7-7-1 11'Â· I lt-w/i.ri,Â·2 5 t lurn-in -- E-EiKe | _ 1 -MI-I-- TITLE - ~-- i 9 1-I.3-2 M---- 1 SECOND FLOOR PLAN 1 0 r- 4----*/ 1 1 ' 5'-41/7 7 6'-0Â» --- i 1--1 - -. SCALE 1/4" = 1'-0" 13 1 , 2012-024 847 r 1% ISSUE DESCRIPION ARCH,rECTSPROJECTNI 1 HPC SUBMITTAL 06,24 2013 1 2 3 4 ~ 4 5 25'-81/7 6 Al.2 8 ri SECOND-FLOOR;'j 9 U 1/4.= 1-0 HPC SUBMITTAL 6/2102013 4 03 08 PM 0 4 8' 13 . . . 1 1 1 --1.- - 11 -:RTiLiTELIM 369#2irAW - -1- ----- --1---- ziâ€ži ril----h~-1-Mt--4 -L_--L:Lb---du & ,% Â·44---4--rlter-11Â· r---6-1--M----4 Ill -,In---:--, .1- --- -2----3--J-â€ž--LE 11-1 11 11 1 ,]Â¢_7294 -#4 --02-Pi--I--L--1- Tifii,7 l 1 1-11 '99 - lilli 1 1 1 11 -r'-1 t/ 1-H-1-'H "-r-I------- i 1-'-4-ri--rll--r41- --1-1.-1--w--11-4- .,4--LA__H.F.i--- ,-_--,_--_- ~ f"[43 r]-9.7 -1-1.1 +.-11Â·-1--.-4 -1- 1 | 33f*42-2 --~-4--t-f-tity-- L - --+a--28*-jptx~/.#L- -rp-------L . ---- . 1 -~4k -,-A-t-,--1-J-H , 1 -- 1 1 -11- -I-------1. -9-7 -H -F-=1F-I;-6~J-6- 1.2 --- -11-1- r _12.-r , UCD.X---+.n~737--7--I-p@ -=, i -1-4----- H-H.-91--1 447--4-1 ; 9 -43_- 1-711.-A-- - - 1 --9--*.-r *r]42- rs . 1tlrk----47 1 1 11 - 4-2.-p Â»-ununi#-0-3 ----1-4 r------I-. 4-AL.--v 1 1 1 1 -tÂ©VAV~-41- 4 -XEW-W- --0*FÂ« -ox- lt- f fu~-4-;I--lf- -1-4-/ -1 -liat--CI, I 42Â»RJR- 3 1 .a..1-Â· 2 7. 7 7.- -~- ~..14. Ent-1.1 -4 T ; v. .ik..F--4-4------------ ---- -=~ -t.- -%*4743*-L 1 | rv~-~lF--4-0--~------i ---d -'- -ti--4--4-4-*X#-2-2----in[-#-12=2 -; 11-Ott_c- 41 -- ........ â€¢4 - I -1 -1 -1-- i , ir - -,-rry- 1 -i--2 7 4-1 -~4 16.-1 -IN-L-!4[-hl-Al,Â· A - -----------1-H--,- _~ _ _ ~ ~i~ -44i -I - il 74k ~4- --r k lut~ A M 1--' errp ~ -it- i lil -UW-1-1-- -t-FI_y- :--A-rl-H-1 4--1-- 299Â»-# i *.i-4/1 94-4.141--t]L[l | 1404ip--1--p*i- . ~~-- r----- : u-- 174 -INA-9-4T-- I' L -rrt-lr ~al.3.r I 1- ---1.---1 -1-liu-1- fuÂ»42-- 2/4-_tu-x,RE'Â·- H~~ ----- I i---,/ --M. --4/2 1 1-4 I Â¢ -rdhg-t-~ 1 .5-4-1--4--%94FÂ« -exobtROkon=-r I f .43230%94Â«4---2-2+L~2/=~mT-11 --~H-~=~----- -8 -1 37%{46]f-9 4%4Ftifo 2 - i 1 1 1 1 7-[1 I 4_-- 1 6 f-r 4.- H r. 3-*-1 1 1 I-,62= r rÂ·Â·Â·Â·Â·r Â·T ~ Li I 1 -- - -- - 1 I.1-Alr. 4. .4.---Lt-U.h-, - ---1 - .rl.'1 - k- - 2 1 p# 1 ' 1-----' - -- ../L/_a'... p-L -1.-- ------.H-----r. 4---lr4~-94-31----4 7-- 4-*9/1---H-4 .-,a--- --'--9-1-Lu,M_r---h-H.- 4-1 -1-k-/-1-rl--Ilâ€¢llÂ·-/-1- 44 1-04-11----311-4PE--i---C-,-1-LE.ii 471/--kt-4-L-4%--*- hfJU--< 1-1-1---- -721--1-A--iv -- 4.-1-, tip-ji.--1- M-lf l 3ET.----VII-i-.-r-----fy--I-1~_4_--ff.9-nQ_i_it--1-%T&-a-- | 1 4 14-tri~PU#HEO--*42 - - lr-ir_-_V--~-V-V-7.--9 v , -r- 41 ir' -1 --------1- --0-4-4---ul -_----- -~19-71- 1 2 - Â·-L - L.Ji Il ii ii.3.- 1 5 -r-- -1 1 P -1 E-}9--- - : I ir1 ---1 --- .... ....,-- - - ....H=_,=t_/1,4.--I-Ir --1 - | | 4 - 7 ~ / / Â¤ - 7 r 1 - r -I r 1 - 7 7, 7 ~U' t~-r t ~ ~ ~- ) {[ -~- ~ --{-]~~~-Ell>r->-~[-~~ i i ;MitÂ·,M-tÂ·-1-M-I-1-fLA,-- f ----- - 4-- --4-1--ih4- pcompuy no~lied Falure te promptly no,fy,he A~,1,- I * m~ 5- -- Ard,necl *,71 -y râ€žpon,b. fc, 01/ wolkpro,h.ctorreconÂ·,7,~da#ons#me-,Â®orc.~,Inotof-Arch-1 bu~C~Np-es,1,â€¢lgs,darc~ -trjt *ill.I-41 4-I-Vl 3244<-piL#irp- 223:-_34 trÂ« --1 ---A-2-f-U-i- was prep-1 - public,Dan -eoliÂ» /*pre5* .!led I #use Re- ~p,ockÂ£- I pLarm- . * cd m wficle u . tl. enbrel of t. on,$â€¢11. m... *.n 1--r,--1-n--r--rl-*--2---Ad | r -IL~~~~Â¥-Iâ€žLr-I~1,1â€ž~*_1_r.1~~1~~*neL-~*.r==1==r--&Ar-d:=~Â·Â·~~- 1 1 Put ispfoh~lied~,1-Ithewn,tencoriser,lof OHRA,c~,1~lu, PC Â¥,00,0,~plantrenn,~s#Mel*~,e ..ge -udice 'sual(*n,adwlME-8-1--qM#-I--m-c~,8/re~co~as=*le -'-I'-rl-r-4 -t#+1 44....IC [ ._ 1--i[#7-,---7 Â©I--- ri- - r, - 4-- 1 4 Â·IL..__.4_-~---- ll-Mil- 4, 1 1 1 7 4 -r a -Al-f 1- 94}2 huy--c ~pj-*0Â»vÂ«Â»r1644444tnutikt , A REIT-1 1' 2--'7' U-R E ' I ' ~944-4/4 --â€ž444 -6 4 944*f<(422(~ Fout---KÂ©Â«aÂ«Â»*Ilit 4.-- TELEPHONE 303 355.2460 Ir- L 4 J- 24 :3:#T,~T:127183:- $223-- t' 413%4 CORPOR.lioN- | -3266 EHERRY-CRE~K<~OUTTLERIDE ~ ?f~ SUITE 410 DENVER, CO 80209 LA-1-1-4-4-1-H---'-- -4.4--1,--1.-16,-ltr JUUL-- -p H 1 1 ! 1 VWVW DHRARCHITECTURE COM 1 FACSIMILE 303 355-2546 CO r - 1 Â»ptÂ»<tÂ»Â»Â»337ttl-3}Jfiftiffti,i#diLETEr122,31 1 -6 -r - -1- 1 -- 1 - -1.-nuu r.ilt 4 Jiltiv MM h-LT-1-rÂ»-1--r-L-r-LT-Â»L-r-LTi-r~-r-'1 -- - --7 -+ - 1.- PRCUECT ~| INFORMAnON 233 WEST HALLAM ST. KUMIN RESIDENCE ' | - -'- -ji t E-, --ijili-lt. r.11 -f {' L-1.~ 4 J-~-Ft-lfAV -i-p - 4-3~-j{-4 , | ASPEN, CO a _-_E -_i ,.. I- --f9Fm3Â¥FFF5TEFFFR - ilpird J F 1.-4 --1--i- ili- -r,--Li -1--VIJ,E32Fbt-ir-ft-ttirfI -~- ----~--J[-~.1.r.7.-7~&-,~ 1 -' 9 1 11 1 1 1-A-N--1.--1---f-ritr-i--1- 41-1-41:-1-3 -}21Â·t-1 --W~-f-#93-StrE-P] -----rl-Â·r-I n lr-Ir --r- '- - - I -~ - m t~I-nÂ·-~--r~T~r-,~-r-'-r-'-r-h-~r-'-rÂ» - - I - - --Â· Â·1 TITLE DR-NG 1 1 -[ IR J - 71-4- 1 ' .*.-4-Â·4--43=7:=2=i==P=E=PrizE=PIA- 64- 1-1 -- 11+7Â· Â·11.........1 1 1 i ./.4-tr 1 ROOF PLAN P.1-_, r.3 7 -1- - 3 r #11--ts---'Ir-r/--#INe-tr -0 1 No ISSUEDESCRIPTION DATE: ARCIITECT'S PROJECT NO Aft#, 4 SCALE 1/4" = 1'-0" 44"fl-'al-k-1-1,-tv---- ---0 0---t-F---Fr-*4-â‚¬*-ir-v--=ll ~7 1.-ir 76-4--3--fL, 1 1 Hpc SUBMITTAL 0624 2013 2012.024 847 1-L - ---- --- - ---- J--I J------------------ 4,07 '~T~~7.-&~lu&&.~:~I~:~I~:~.W&~I~:rvr:-rvrvrv ,/Â·:r7.~-r,Ir:-rTÂ·-N 1 12 1 3 Al.3 4 5 6 | n ROOF PLAN 1 7 61/4.1-0 'u- k----24--Â©0~ 8 41 9 HPC SUBMITTAL 6/21/201 340013 PM .... E-:r-ZZ-172 1 PREVIOUS DESIGN OUTLINE / 1% 9 3-7.92 k1 STONE CHIMNEY WITH STONE CAP [ 7 Â·PIT ~/A/ ASPHALT SHINGLE ROOF BUILT-UP PAINTED WOOD FASCIA 4-41 Â» / 1 0--- ----11\----n -=26 4 1.4 11 > -- 1 .9 / 1,40 1 9/ 1- 11 -- -1-:Ott ~1 44 1 1 I rk _ l/4~ 9 7 u --. Â»\ 1 M \4/ 452' - PAINTED WOOD CLAPBOARD SIDING 2/ . .1 ., . , . . ... .*+~ ~ 19 ............ .. . --3 :.Â· Â·Â·Â·Â·Â·Â·Â·Â·Â· .flipd â€¢i PAINTEDWOODTRIM . 1 .4 1 DETAJLS TYP - .W ~ --bl --21 - - 'Â·Â·Â· -- 3 NEW SECOND FLOOR an -il----- I7-Â·z~~Â£3=-- 1 -71-17ful_- --un~,~~: A. 'p' :.''J"-~r- :"''13"-Fl~i--~Â»44-~~ ~~~~~~ltj~-1~*~â„¢ 1 SECOND FLOOR â‚¬ 109'-6 C . L _ _ ~ ~ ~ L- L _ ~ 1 2-4, 4 - --=1 - - 4112~e~ Â£ 1- I -- STONE PIERS W/ STONE CAP - ILL 11 1 El ./ . â€¢-- - '- STEEL WINDOWS AND DOORS TYP 111Â· 1 | 1- 1_ STONE BASE V.4 STONE CAP i li -0 - 4 7[ 4 4 M- F . 1 r l~ . FIRST FLOOR /D NORTH ELEVATION U 1/4-1-0 3' - 2" 8Â·- 3'Â· 1 f ' U,Â»ITATION OF WARRANTY OF ARCHITECrS WORK PRODUCT STON[ 01 ]IMNEY VW The#rled ~d hus conglil~ do not wa~rani orguaranieeD18 ac~rao * cNnole:-2 Â«the ~trk ofoo.In,e~ te.e I -' 11 1 STONECAP reeso~a.*lge= Ir -Y.~1*e, 0â€¢â€¢55~~,b nn~c, ./~epanues le icu. io e~I #In le w#... h.cne:~ g~N :~ 0â„¢npMÂ¥notMed Fnfu,2,0-14noWytheAKnile~015~cofe-1*s~vel,*Ar,tectkcm,3y reÂ®-NF#e 01*ver.,Wure Aclions~akenwikul~ekn-ledgen,xla~5,~tol~e.a*-u.c~nd-,0~eArch~ds *W.dor f,xmn-*in/,hallbeâ‚¬Belt* re,~oniltÂ»li/%1018*A,C.le~ bdol~ep,~es-,-d,41% *850,~**iÂ¢non~geof,Ge*pre,14!imiled/N.~hu* AMe reprod,Â£~ CrpubEak~'-ek~.*u~ ' ' Theuse/Tallinre-/bonbe'ilr-ric,wn/tenappemr. her~..Illerns....â„¢.1/1-/Ie'lte. *.0 Wel~i,m~c~ pre].Ice Visualc:on~/wi.ls-0....Ic.....mela~ell.e.Â£,ccep//ce/s~cl'r,a-....p9/ - r the ..Illhe nfor.~~lic,i lilli. herein / i , â€¢ ~ ASPHALT SHINGLE ROOF 1 - ' :I.T.I I ' 1. I ...r' 1 1 .1 1 . 1. 1.: . 4:.! ...1 - ..: 1.-1 Â· I i Â· ~ , % i-OUTLINE OF HISTORIC HOUSE 1 DHR 9-4\\ / \40 1\ \ /1 f i ARCHITECTURE 1''(2/402;00604) 3200 CHERRY CREEK SOUTH DRIVE SUITE 410 DENVER CO 80209 11- 1 1 ~ BUILT-UP PA]NTED WOOD FASCIA TELEPHONE 303 355-2460 1 - '- . \40 / , FACSIMILE 303 355-2546 t-EE fELL--Euzz=z z- zz=zED -12:zit~2: 1[22 -ZZLIZZZLE-Lto-_222:22222*21222=2222+223 . PROFESS INAL V,Mm DHRARCHITECTURE COM -4 " I r=r- ==L.-1 . . . : I: ' PAINTED WOOD CLAPBOARD SIDING 12 Â· 1 ./ 1 PRCUM INFORMAnON , i PAINTED WOOD TRIM 1 - -r = 1 Er -d ' ~ KUMIN RESIDENCE DETAILS, TYP NEW SECOND ~ ~ , ~ , 233 WEST HALLAM ST. / -1A FLOOR - i ASPEN, CO V-/ 110-11/4 ~Iltllf"NNIMM It- M'"Ill f I --89 R 1 8 H B N 1 1 8 8 8 R 8 1 1 8 8 -t --i--8 - i=r-i--P---- 11 r- wOOD PERGOLA RAFTERS . BEAM & BRACKETS M - '-' . ,~ - - i-4 ~ -1-- 0 1 1 DUW,rING IL-9-1 .TLE -- L NEWHOUSE ELEVATIONS -27 77'" , STEEL WINDOWS AND DOORS : 61.-34 1 4 1=f -11=0 -1 ===== 2 -=======ca= - 1/4 =1-0 7 No 1/SUEDESCRIPTION DATE ARCHITECT'SPROJECTNO - S=Â» 1 I f.1 1 H PC SUBMITTAL 06.24 2013 : ' 2012.024 847 1--' 2 11-1- 1 -1 -- 7 -g | - STONE BASE W/STONE CAP _.i ~ Â·_C , r=733=2 1 12-2-4-4 1 1 . 3 rh FIRST FLOOR i Â· - i i -16Â¥01' 4 5 6 4.0 ra EAST ELEVATION 7 2/ 1/4=1-0 8 9 HPC SUBMITTAL 6/21/20133 47 56 PM .... 1/ - _ 999 \\ 1 -1 9. VENT MECHANICAL EQUIPMENT AT FLAT ROOF - -- \ 3__ 1 -31 /11 - 1 \! - I - 12 4~~ 42 22--i-f - 4337 â‚¬7 , - 1 . ...i 1 - - ~2--4 1 - i -'.,(1.1.~: =.1 T. :i NEW SECOND r-~ FLOOR ' ' 2 SECOND FLOOR Â· T 110-1 1/4 285>- - 1 6=----1.-- 77=737==- ==1-- ---- - - - - 1696-4 -- -litr---1 -wr-i- Â·~. li 1 i T--i--- i-JTTIU I -4 FE'p-F -q-' .Â·.r~-~rÂ·-irrT---1| 1 L _ii: i- 1 11 @211 1 1 lili : ill.a ...~' ti--. 1 1 9-' I I 1 ' 1 1 E- 1 11 11 1 11 : 4. > . . ti- _ > -, : .1 i 17-- 2.*~ ~ 7~1-1-in---i ~_n 1 h -1 11 1 4 1 2 TEE 1 0_FIRST E-LOOR - - ' -I-- - --- -- 1 J_______ _ 100'-0" Ch SOUTH ELEVATION 3 fih GARAGE - GABLE ROOF OPTION U 1/4"=1'-0 -*57- U 1/4= 1-0 . 81. r , 1 1 1_11, 1 UMITATION .WARRANâ„¢ OF ARC~.Crs WORK PRODUCT 1 1. .i Â· Â·'' 'Â·r '- '.' " 1~- I . 1 1.-Â·--'- ..'.'Â· 1- 1 ASPHALT SINGLE ROOF prompny no~ed lure to pronpu~ 11,~ly the A,=-101 #M~, sh,1 0bsohieâ„¢ Arrâ„¢lecl km *on,bimy . 01, I . ~~rl,proaJamecon,nend~Â»ssr,N[becâ€žlel)~rewdi~.tcew.A.tf.tact b,~01 *bes-,gs,deckn ~ Â·-4 iÂ·Â· ~~:Â·;Â·-'.b,1 '#, :Li:]! i~913.~t--~--~i~--'L:.:1:..i: ~:6=ft;~Â»ki~ l./ - STEEL V'INDOWS _- ~JIJal_D Â·~7~ 1.j j~ ~ 4'1'1~121 '' r Â·~=Lri --Tz-~1 61,;, 12 Â·' .--.. .. .Â·,0 ...Ill Villd'lled.B.%. ./1/1/.1./.p,Im0f=#I.*.Ill-.I-'-dr'.ctu~/sley'llto the M'* /1../rmat~ co~Ined *)In 5-117Â« 1 -- - ... . 1 - 1 1/ ," . TT 11~ ih L r *Mittb~ Â· Â·i. : : ~ : ,:,~5:>~ =-m-uÂ» . i-ii' i:4 i.-i: : 20 '- i i +2 2- 9 211 >4532--- . BUILT-UP PAINTED WOOD FASOA * 1 1 IZA>3*'- t 1 - 1:1 \ -//&/1 1 DHR rt\\ ./ 7-7 -1 1- m 9 V ./ ----------------------- - ---------------~ ~ ~ PAINTED WOOD CLAPBOARD SIDING A Re][IT ECTU RE C ?fÂ«/ ) 7 3200 CHERRY CREEK SOUTH DRIVE ~ SUITE 410 DENVER. CO 80209 - ----- -' -f~ - -- h ~ ~' PAINTEDWODDTRIM TELEPHONE 303 355-2460 DETAILS, TYP 1 . I.L. -- -- FACSIMILE 303 355-2546 329'44-i . PROFESSIONAL CORPORATION NEW SECOND . . ~ . ~ : VWVW DHRARCHITECTURE COM ah FLOOR - -- -2 -1-- -#- T W-1101 1741"- - - - ojl '/ .. ' i rÂ·Â·Â·~Â·'::-a::~~~ F M . ~-* . i -4 -~--[r--- - SPRTS~Nu- PR~JECT INFORM,JION PORCH ROOF KUMIN RESIDENCE 1-1 233 WEST HALLAM ST. U ASPEN,00 STONE PIERS VW STONE CAP DRAWING n TLE NEW HOUSE ELEVATIONS F T 1 - ~~4., r. 5(ZALE 1/4 =1-0 STONE BASE VW STONE CAP rh FIRST FLOOR 1 .~- 1~2*4 9-0 = 23 Juit_ -n 1 0 0.~ 3 , m bj = NO ISSUE DESCR]PTION DA~E: ARCHITECTSPROJECTNO 1 Hpc SUBMITTAL 062420 13 2012,024.847 2 A WEST ELEVATION 3 W 1 54" = 1-0" 4 5 6 Ut 7 8 9 HPC SUBMITTAL 6/25/20139 5513 AM .... + I -----1 /5. NEW ASP IALI SHiNGLE ROOF 12 /9 f _P ' T /.2.\ 8/04 . - 1/Â»t // , a //LAR N I. -1 1 1 ' 929>63 1 / 4 X 12D ' .. ., ' -I EXISTING HALF-ROUND CUT SHINGLES TO BE PAINTED \AN 01 12 ~1,1 Ta r . / 1 .....1- L . -- 12 [,6 i; . . MNTED WOOD SIDING, TRIM AND - FASCIA TO MATCH HISTORIC DETAIL 1..,.b [ 1 11- -Mzk rh SECOND FLOOR ' 74 SECOND FLOOR 13Â¥60' I Â· W/-109'-8 -- - - Â·I - PAINTED WOOD WINDOWS TO . MATCH HISTORIC DETAL. TYP PAINTED WOOD DOOR -~ --~ 7. FIRST-FLOOR Â· Â· FIRST_fLOOR ~--lEo" NEW W NDOW WELL TO HAVE STONE VENNER AND CAP TO MATCH NEW HOUSE --1 -1 LOWEB LEVEL rh LOWER LEVEL i 1 1 E--- ~6" -- - -T ri HISTORIC HOUSE NORTH ELEVATION rh HISTORIC HOUSE EAST ELEVATION ,2 - 6 f/4" = 1'-O" v 1/4.=1'-0" HISTORIC HOUSE OBJECTIVE: 1 1 RESTORE AND/OR RECREATE HOUSE FOOTPRINT FEATURES AND DETAILS < NEW,UPI IALT SHINGLE ROOF ' RESEARCHED TO BE PERIC[CORRECT TO THE ORIGNAL 1904 STRUCTURE ALL 8 ~1Â£/~ ' ~ ' ' ~ ' ~ WORK TO BE COORDINATED ITH THE HISTORIC PRESERVATION OFFICER AND \\ -\ - . 1 . I THE HISTORIC PRESERVATION COMMITTEE 1 . . \1 -2112 Â©/12 .Â· Of -11-<, , .i, I Theardllied~dhiscolâ„¢mnnt.nolwarT-rliee.,0,{:curacy..colâ„¢Wamess{~a~e~kp'...,e~Demle I -:i{401.-10,1 :''I:-1~-1-, 1 nes.st,le'llgence lially-Gies ornt-15 micriscrep~aes-elcundtoe"wl.Inieworl,pre.ct #e.chled'.libe - , Â· ./5equences/'such'~1/1, A.W.Inke'llcuilhel,1Â£.~ledge'.c~Im'of ihele..t .1/cor,und,lul'le.chiects . . 2 COPYRIGHT~2012.HRARC~7ECTUREPI *pâ„¢)aredandpublica-mÂ«eof,~e,pres*limited/,uchuse Re-rquductn -pu[,11,~a~h,ar,~meAD-*- ' 111~;:~ji ; - - prmi.,ce VI.J.Irm./.,Il.ter-/.Ill.~..1/plme!-I-1.-Il-,G,ep-ce/-1/.~~Ic,cn,%..#.. E PAINTED WOOD SIDING, TRIM AND - ===-S] 1 FASCIA TO MATCH HISTORIC DETAIL. DHR / 2%\PAI 1 2 SECOND_ELOOR_ rk. SECOND FLOOR_ -9.............,---- ..7 -109-6â€ž- ----- -- - -- vy 109'-6 t_2 - - 7 - - - - A R C.][IT E CH' U R E (#exo:CAD) 3200 CHERRY CREEK SOUTH DRIVE 1 SUITE 410 DENVER, CO 80209 ~ -12-622'CL ~~~~~ TELEPHONE 303 355-2460 - PAINTED WOOD WINDOWS TO MATCH HISTORIC DETAIL TYP FACSIMILE 303 3552546 VAA*/ DHRARCHITECTURE COM CORPORATIOI' INFORMAION _ PAINTED WOOD DOOR KUMIN RESIDENCE 233 WEST HALLAM ST 1 FIRST FLOOR_ Cla FIRST-FLOOR ASPEN,CO 13Â¥011 1 ..r--166;10" 1 1 â€¢ NEW WINDOW WELL TO DRAWING TITLE HAVE STONE VENEER AND | CAP TO MATCH NEW HOUSE â€¢ ~ |i HISTORIC HOUSE ELEVATIONS 1 I m ./.8 1/4- = 1'-0" LSSUEDESCRIPnON DATE: FTECrSPROJECTNO 1 H PC SUBWEAL 0624 2013 2012,024 847 I I 2 1 1 L-------- 1 1 3 4 1 LOWER LEVEL rk LOWER LEVEL _ - - 5 1 --T- -- - - Y-/ 89'-1 - r 1 A HISTORIC HOUSE SOUTH ELEVATION rÂ© HISTORIC HOUSE WEST ELEVATION 8 6 1/4"= 19 U 1 /4" = 1'-0 9 HPC SUBMITTAL 6/21/2013 4 0319 PM .... 1 -i \ / .-L 1.1 1 , / 1 \3 1 1 .6 ' 1 . rt --3.:.:.=&=im=iN'. 92'Ilt.pr'Ufl...tf~ Â·~:~~EÂ·:Â·Â·Â·Â·Â·Â·Â·=-Â·-Â·Â·-Â·' 1'. 'd] = PEFI Â· 441 1 . L r. / - d ...i ..1 -4.,0 4 li' IT' 1 C-_3,/ :. \~ /201 ....41. .- 4 \. , 4-f 0 ~ 4 Â»Â·fie / I . .d I I.-Lu -1':-U*'52.= I. Â· . Â·Â·â€¢-:e-Â·Â· 1 -i. il .r' 1 . . . ........ 1 '1.-\ / - rÂ»ta. 5FF..24-2'71. / 7-1 1 1- 1 1 1 F ./. - / 4- }111 .7 111 . ". - I \ t'.1-1 .4..: â€ž 1' 2 1 1 1 - 4 .1 /-/- -J'Â·t, ---1-h- m -- h43. 42(419...3~ 4711/ -- /50--0, .4 \ J " 1 k If V . / / /f A.,0 .... ckÂ«, n NORTH 2ND STREET ELE TION 01 \90 /1,]ft L . / 013 .'ri 4 41 \/1'Ff,---, 1 ,~>..?~~. '' 41 144\/2,el 1 + bk' p .'.00"~Â· ~. t c=2=--=84. h %Â©7 -i fi- r dx. .. I - t<\4%44 ' -- - 7-1.,i--2 -F- >7.'D.Â·-rÂ·.~Â« . s L .'7 . ' --1-4 ./14 4 4 4 ./ 17-1--- / I. 9 . . 41 1 1 / 1 ~ 0/ FAL/... 0.4 HU .-- I \11///3 9>Â« - . . \ /,2 011 - 1 ./ I- -r-r-i' A L ~~'~ :1 /,fÂ¢dr- 4" - : --1111 1 I 1 1 1 Â§ . -a .., ~L--1$ n AXONOMETRIC VIEW i I $ 1.4.1.P 5 _ u 1 1 3 2 6 4 0 / . 14 ../.. n -3-7=&=imp~ - 1.1 = -- - 4 1 il i - - r=. _ 1.fib : - 2 .: 4- --4 - 7 F -- - - - um. ed Flure 10 / * naly the ~chned I â€ž- co,~xm Gn~ Obsclwe tr~ ~d~lecl h,T, .y felmr,gD,Illy e le F =32 1,1 11 1 = tri 9 === .ree 0 1 B Â« 1./ .- 1 .. 2 9.-'.1- 2 -99==~ L 1-,- was,~re>ared andputicaCen~ereofiseges*IlrnillidlÂ¤ wchu~ Re- rmroduckâ€¢, trpu-â€¢k~byâ€¢nfr,Me,co 'w~cÂ»c.ir prejudice IMIC- t WI/-*-h/c-. itepnmal,aeN,dald /-. R '-dre=mac,Â·S~~e,~p/to the *feN ~ the 'lo,matK,1 alned heren ~ HALLAM STREET - ELEVATION DHR A RCI[l'rECTU R E ( 049Â°cfd : 3200 CHERRY CREEK SOUTH DRIVE 9 9 1 1.90 0 SUITE 410 DENVER. CO 80209 \ TELEPHONE 303 355.2460 1 FACSIMILE 303 355-2546 \42 9Â«Â»/9/7 WWV'w' DHRARCHITECTURE COM CORPORATION X---% il--1 rÂ«UILE.' "6 4 .2 / Â·4 PROJECT INFORMATION . . /1 KUMIN RESIDENCE 233 WEST HALLAM ST f 1 *. 7 ASPEN, CO -. DRAWING n.Â£ - =- - ~~ -=-- -~~ PERSPECTIVES . ....:-i , Â· , #. .21 i .7- '15~12-14.~.4 IL=1 H+11111H--li.-.=:12....,7- .1 : 1-t- S(~kE 1.UEDESCRIPTION DATE ARCHITECTSPROJECTNO --22< .-1::Â·116, -r'lli F=~ @ ..= ~. --- F Ill .....:..=......3~ .lfjl F==F r ~= 6 11[UEÂ· . wall ri----70 , i ~'r.-- 1 HPC SUBMITTAL 06 242013 2012,024.847 12 1 Ed 1~11.41 -{=14{11 4 , +04 54]r~ '111 0 iN{IR-4jl itt Hi 1 1~L 2 3 5 Uj 6 8 (Â© HALLAM STREET - STREETSCAPE 9 HPC SUBMITTAL 6~25/2013 9 55 47 AM EXHIBIT \ akijE KUMIN RESIDENCE 233 WEST HALLAM ST. ASPEN, CO 4 li LmtÂ«Â·. : d /4 4-40~641 -iET:/ 4*AB<<-UÂ· I ===â‚¬*12&/S-1 ~61 ~==0 r-- 1 -- . 1-1-- ----1 - - 1 111 ./'. T Â·-2.--C--1- L--2 --2----Â·---I 1322pidirdi:m-Â· 4-fi A - ' i-- ==mri.4*=_= ~:18 IfiEplff~7117#WOT~fj a *~/3[ F' /3,- 23 ~111 -A * 0.111731 11 * ILL il =- --1 i 1-%-111] -m 1_ 0 - <a- - //-2\ DHR RESTORATION AND REMODEL OF HISTORIC C 499 j A n C 111 T E C T U 11[Â£ 1 0 4 Ly =2. -7/ ,-0 1 ...SÂ·..E HOME & NEW RESIDENCE . Ill'll'lud' I.~L~0/'110' 9,- KUMIN RESIDENCE 233 WEST HALL.AM SL ASPEN,CO HPC SUBMITTAL -'...TO 2012024847 HPC SUBMITTAL REVISED 06.24.13 REVISED 08.24.2013 42,01'350. Py WEST HALLAM STREET Lf- .r f 7 _- 9==R\ ._. .*ope4Nre & - ? f 1-1--/ '211...1 11.- 0Â» \ 3 4 9/1-17 H -blxht 1 *%24 -11 - 'R / 1/ L <,1, 1 1 %.1,3 4~3130-I---~456-~- itti 1...... EGif ..'-'. f * '.-4-4.1-41 - 1 1 : - . AD/L- 4 g e -m j 2944 . -J/ , ill D 17 '*---â€¢R.-- eÂ·-1- 1 -. j:A- f-- 'll lif ti-Ni. 1 1 Y 1 51-1- 1 1:Â·91!.,4:14*::wi?44.4'1Â·Â·i .1... - ~ i 1.-44 --r.~i ---2 4, Li j 144{111~1-~1-htil. 'i J 'Â·'t-Id I.-9-1 'Â·'- ;111/le.'- ---pbulâ€žIi-1-fl-1, j.'i l....~Â·:,~~ .~~~ ~~.1~ ~~~~~lllIlib,:Â·.1-4-- 740_j l~-7-il 4244%08%221 *2*3*f*%25**?-Â·9 Â«. rr-.m nit-~Cl~-1â‚¬r-K 235*@52Â£1?Ekfij~Â£4~.~. DHR i .*446'j ARCH I TECTUR E WITE.10 B... Â©u Baxs 'AOÂ·I 303 252480 PACIVIE Â»3 .... ---~ 1 â„¢7 5 w.wi ..0w4CH....... coM â‚¬04,0.. 402 ---~f KUMIN RESIDENCE 233 Y.EST HALLAU ST ASPEN. CO 6fTEFâ€¢tAN &-- 1'. t. 2012.024.&47 1 H. 0 ..... 0&242013 2 3 - ,AO. 1 j 6 : .~cs,~.i:rrâ€ž 679200 9 51 63 IN b al HALI , e Spp Â£'441 ./ cfflf.,r 4 %1Rrl' - f 4 1-b / t/ - '4 P - "0 1 'F 6 3 â€ž - , TREE LEGEND , NZilk25 -4 r = 1 l ocoojol~..2 .Ect, 971'V 3 4 ]OWE HEMOVE' 1/ . R Ji i I / 1 1 1%... A .&0 :31:># Ch , 1 V=24 I ; 7.1 L.-Â·g 1 6 /1 1 Â·Â·*'Y'.10#:Ep.Â·% -1. 4 ' d I 2_.. f'il-12 5YJNMU#~ 0 41 At W C.51 Of f / r-'~1 .ECI'OUSTR. ~ if{~~ ~ i- 4 ---1- 7,-~Â·~ ~~r< 4 4' 1 - 1 Ir u/9. 1 1 t, :1 -b dith ......TRfE 1.-n'. TOREW' 11< 1 1 i :. 1 r j l., 1 / f 4115/ i 1 / 9- .r n..32/1 - ''' O.) 1 0. tr ~.~~ 1 I --I -vt 1 .1 li li-- 14,8 1 E j :j L / 4(3 -~J t , DHR 3 V ~ --4C~~~.Ji ~ne'ilvr'Le.TURE 9 - 3XOCHERAYCF.EEKSOUâ„¢C*VE 61.9,6 I -' T.W DemA CO 09 - - - r, , Joi I Â£ 4 1 -AE m '-- f .... .*E....& .. '0 1 1 =6 , A â€¢â€¢ofiSSIG}.â€¢. COM~0*At,0.0 - - - 4094 4 4- ~22-i~*1 ~4451 KUMIN RESIOENCE 7\ Ll. p v . I i B i zi~14~a,%23,2722 4*~ 143 30 23]WESTMALLAMST. AGPEN,CO 110-4144,4 f j "4902, ..Â«19,/ DEA'OUTION AND TREE REMOVAL PLAN % l 7;85 ----- -- - - --- 12' 4 j 201202484. ' Ills..... 08~4~013 5 -- -- --(AO.2~ DEMOL[nON AND TREE R. rAL MAN G) 1,8-- 1Â·Â·or 7 F-L_p-~ 1(19 . ~CSUB... 6Â·71*1>'aPI 1 1 2â‚¬ I =-4.,7 3.8. i Il\Aol@-10.6-4 1-1 i 1 ILWI./2. ist-I--~ 7---LA b I ' 9 1 r=- mi I 1 1 . 1 . 1 3.,C -=:-a=i~~ 71 f :- E--1 Â£ 4 1 1 . 1 - 14 1-3 U flit Â·2 . [[- L :12 7 9 r i 11 17 I ./--1 =32= -14 . 1 -7--- 1 N 1 'r 1 u a - F.,I.#IR-22[f - ~ 5.0 t- 3,. 5 20 fil ; 240 Dr, e . C Â· 4+67* C -1 - 1 1. I I 1 -- 1 -/ - _ litil 8 I tagnalaraangâ‚¬t '-~22=,.35--' - .4--- -- ..Â»---V'.. -1- -t......=-- .-r...,- .... --, -- f ;. .)/a.i..â€¢Il/*14/0 1 L' C: - 9 -!==7 1 11 Z j ./1 1 371 DIIR C .84 4 . I C HI TECTU It ]C 1 01609/ 1 ' -Id E.. 21*32 1 099 3 h405:4â€¢,Lt :!03 3.-260 I * i ./.'cliÂ¥â‚¬CrURE COM 11 - 11 ~ 4 El| Â£ 23;WESTHALLAM ST. KUMIN RESIDENCE ASPEN. CO 1 . --,0 t... ... 19Â·SU. 1.-,lay 9. 1 1 ~OAER LEVEL PLAN ~â€¢1 1/4Â·â€¢ 1â€¢. 2012024*47 1-7-1 .~~ â€¢''~' .â‚¬ .' '~' ~''â€¢ .~~'-'~~~., ~~~r-~~ tr'â€¢Â·~~~,~,L'~ .'.'p . ~C~M~IC~~~ 1 13 .Al.0 ) e.. 0 6.- .1,0.Emin/4 1 10 1Â© LOWER 'EVEL ' I / 1/4Â· = 1Â·0Â· PLE-1 â€ž 17Â·.7 1 ... . C 9 'r ..... -Â· Â·'4~1â€¢ '-- 73I.N- )4 1-- I w , 1 E t 1,Â·81,7 .1 I .... 2 T =4.-4; ... iÂ·':1 . -9 1,5!4 /l 1 ; I $ ... 4 =2 . r- 1 h . 11 r--i--3 -- , 1 .-C - /2 - 1 / EN * 1-1 1Â» ' 1 F 31 0-1 ... ,t'. 6 1 i .11- _ Â· .i.4.-c,lui. M In --. LU 4-1 1-9.-6 !6-1 -- 4,74.- r - -7 ,/1 LJ . - WN.91,0~4 '.Â· ~ 1 1 jin - MA 1 -al , C : 2.' 1,-a-I._1.â€ž1_0 :,: 9 .11 w 1 - - 11 '11 W . '1 " '1 r.1 1- - r . 1 I. N !1 : I. 1 11 1 11 . F: 1 I '01{, 1. ... ... 6 -7 DHR / A' ..\ 4 J=j_LJILI~~i= 1,4 'CA-Â·Â·-:67 11 ARCHI'rECTURE / 04029) I 1; . I iF==1 .0.E f 'rÂ·I ..441/U 30, ./18 v,N.Y Câ€žWICâ€žTEC~ COM <-3 s L -RT -3 R =. 1- Ik:-8 -6. r-------1 1 ---Â·---1 , KUMIN RESIDENCE 233 WEST HAL- ST. 6 I i , i I ' | ASPEN,CO 1 1 9 ... , i u ... 11 1 , , , , i FIRITFLOOR PLAN 006/ 6 1 11 1- 1 -I ..1.-cy - 1 "p=....4 0124Â»ls 2012.024.847 \ 4 (Al.1~ 29.9 97 1 8 4\ FlasT FLOOR . k j ,/4-. 1Â·0Â· I--1 1Â® .*I".9620~m =Â·â€¢01,!r J,%%1 '4 91. l 1 1114 81 1 'F#4411* - 1.11 'll 4 N J AdÂ«11 I I 111 n 11 nk --M==1==11 10-5.7 'Flulft 11 1 11111111111 11 U' 14 1\4 1 ~ 'A--h JL li I t--ruyvi Il i 1 1*HI Gill -1-4 11 Â·1 --t-Â·F-1+-1 li . L 1 #4-02:-111 1, 4'Ii"''Â·'-lili. U ... eLCb[Ill. 1-lili -b 1.-6- i 'M I'li' 114-441 D -*--1 1 ~ |114 it:' " H t- I 1 ' fil ' Â·Cnrl 471 1 4 -,10 1 *Ff' 1 -r .,0.V --- t | 1~114,]bl L -]I An,JÂ·,ul,Li,L-11' â€¢, p I 11Â·14~~4-t- U .E#,11111 p r 1 1 1 1- .1 1 1_ JOEE DE~RIMÂ·'ED I I Efr./ 1 1 ' 1... , j 1 1 --U-Ll-U-1-11--1 0 Ll--IU--IUU-LU-la-IL--Ll-U -- - I Ifi}Eil ~--, 12_ ~- ~~_~Izut-]~ ~~ ~~- -IT]~]fIttltlJ~l_1[1-1~-~-1~ ~~--~~[1~~- I 1 k 11 ,~2~.,11 -J . 1.-- 2?222*39-4.garl#~. ' '1.'E :1,"111 ill I : i i -322Â£323EE~*5~ _it ' r Â·Â·,.0.11 r i, râ€ž, 114â€¢'il'-011-HI-JJ 11 11 0 11,1 1,11,4- 11 11 4 1, ~ DHR / 1,$1~~ -7 1 ARC]!ITECTURE 0 1 __11.5 "21- 5 Â· 71~y "0.441 11:IN'11. till TaFF]HO* DE'nAE AATE.O 1 E,1,4 1(1021 WM@,ill'Ir I -& 41'Sl, 1 32ClocleJur~ cREF. SCulb{ 0%. 4 09# 1 r.....LE WAW OMRARCI*fECTURE COU \Â«7 1 If*tti Lilli 11* 1 E H A 410â€¢i H-Â·Â·* C 1 1 11,7 41 Iii . I.),"Slop. 'mâ€žâ€žATI. b, hit 4 :==- U.b ' 8092)9/ t 1 KUMIN RESIDENCE . 1 +4:111 :.,1 233 WEST RALLAM ST , 1' *Ft" -11-F 4 1 | | ~'III ~Rr~,-4~ i 419*#i-% 144 iANA -- 1 ...,co --13.1 T I 6ECOND FLOOR MAN ..1- 1 Aip | = 1/4- = r. 1 12 1141 - 2612.024847 ...5"51'ZE- _ ~82420$' Al.2 1 8 rn /6&9!1913*98~_ I FL./.9 EW! 1.â€¢, 1 1 1 ~11,1111111~ illi 11""MAIN'll'll. 1 11 11 11 7.41 -1 1[.1 nE 1111 00$4**rl 1 i ; 4'14|Lh, 11 *111.11 ~ llc: P 1%111 EVI' 4 7 1% Â·\\ 'PE+Â¢41,1 1 11, 1â‚¬MIl'%11111~\ 411 1 lilli 1 11.. lili 111~ 1 ~11,111:111!11 1,11 Wa 1 4% 4944111? 1~~ 4,~lIq~i~~*hr~'~1*t , Â·1 lilli 1111.1 1 Illitilll,q 40*ik 1 9,1 11111:11111111 1,11111,1 11 1111 ~k -ts_94131~'~flÂ·:I:1:]i:~~i:[~i!:I'~.'1~I~~I"i"!'Il'I- 1.11.11 11.11i I:~:~!E:);11': 4%1-E 1 1 -1 1 11 11;11111 1.-1 .11 m,ov-!:1,:!!~,!:~11!,!;64==, ~ L 1KIal!Â®Â·H,~'i~;11'i./,1,~PI'Ub'211.1 111'11'11:11;~.. 1:.1.1111 r '1- 11.111 1 , FIii , 11 lk/#2; p~'t 'll;~';'â€ž ~I ~f'dili'~Il~;ilil~-I~!i t.!IK 1. 111 EfftifÂ®%64 1 1 4(1'bl Jihobb&*L i,41,1,1 Ill 441. | i Grlifi~ .4,Â·'11 ne.'IRÂ®109'12-1*RNAI:-Â·~ ' E#Kix#fgaa, ~ im:- *111,11.It'::~111,1.11,1111,111111111111111:iIi 111'ill'11'11 Ii!' ~ ~i,i,~,i ii'i' ;:~ 1|11'il:'lili - ---- Â·Â·AM:tm-=*BEr=%$=F==. 1 EWSEBE~--b"C.,1.-=.Aur===.%=r. 1 1 +a~ i *24*'all '.111~~1 ~11~11'.11~~1~11~~~1111;:; 111~~11~Ii'111~11111111'ill'1111,11'~ID,11 49*1 ~~-1 -. -- - p, Alte/111Â£<.1//L DHR 1*84@113~ 116Â·!1111 Â»11!111:1111'Q'11,111,1111' 11 1 11111111 11111~11'll FAC-,LE 303 3*2546 A ,/0,/ ./1/.Al ....0/ 1.0 1 GL-11111 't~]-SM@'~~ ''~ ,~~ !1 ~.1. '11;1~111~' i.1'Â·, 'i~~i; 1'iiÂ·~,h)~illl l''ll,11'.1;1;11! 1 4%43%11Â·g:~ n i ~i.,i,11111111Â·['1'1;P i'1,1~'IF"di'lli: 11',:, u 1 233msl~UU.AMsl 'Ait-r KUMIN RESIDENCE =1- | ASPEN, CO ~ 12Â£11!f-Slam~all]-11!lilli!.11'ril.11.40441ll~~~11il~!4~COI'l!Â¢141|#fIF~#mii;i,4EI B-~52 1~~ =~11:h#Ili-14#1 Mwgi/*Cd Ii-~1 ~ilÂ·:1,~IMINI!Â·I-Il ~Ii'llÂ·:I~1:~Illl:I~I;;Ii]Illl'I: Ilru r ?11/1 lilli 11.1, ' ..2 I h itÂ·,I-,Ith 41' 11Â¢,11:111,~ 1 ~1 11 !1-11!11 lili|' lil l i 41.lilli, 1 lilli ],1.11.11 1 / 11!' '1= r ./11 11111 11 1 ROOF PLAN -Ir].111 -* 1/4.= 1... ~9111%1]111!1111,111 1111 ;111,15: 1111,111 tili,11| i ,!ii|!i,il' |I|i~|Il| ~!~I''i':11 1 111'i 6 IIi, 1 11,11 41 1 . -.1---- - 111 1 11' Pâ€ž1 11 1,1 11~1 1 1~ 1,111 1 11 Ir' 11 11 11 1 1 111 1 1 ~ 11, 032,201; 2012.024847 1 3 Ala 1 U 1/4. gl, 7 ./.=t-Â® IrÂ·~899EANÂ«_.~ 1 8 *846% -ous...10/OUTUNE ./. One.EY..STONE./ 119=1 r- Â·-- -Â£1721.42222~~=Er?* iÂ» -- / --/ lid=1 ..... I : 46 'L aU~TAPPAN-,FOWDOOF'W a.2-206 2 -- 89- ..56:tlist 2 .//*VIOIl. P.MNTEDÂ¥,OOD =El-- - P......>5. TRI - 1 _ torElÂ« -r A NEW SECOND g***+mi * Â·11-' _ _ELOOR A 1 0 *N[>FLOgi - - - ~ ' i -fi MI_~~ ~~~El-a~~---~~0~-CA~- 110-(17.n I Unt= - S~EAWNDCh. ANODC)ORSW L. 1 -- -r . i i ~ â€¢ SIONâ‚¬BASEW , , ~ 1 1 -â€žI - -r 1Â£==N r _I'll_fl/98-Al loxy.-â€¢J NORTH ELEVATJON 0-i . -0-- 3.7 I. I Itl-#AY ;-LK-4-1/:R/'-71-''p/~4,:-27/___ s,o,sc.p :--:mE:Lipgk':-di#(V4flzed.mt STONECIÂ·LV'.EY. iâ‚¬*2*~3~i~%93422Â· -L' -Ar '''i'ftÂ«t 'â€¢/7:'4; 4'Â·-'NJUX! i**#**&*&*&22Ek&%&2*EEf2*~i*4':ft~:'Â·2.,;.-64'Â· Â·Â·Â·Â·Â· ' /- -' - 4. - -1-9t-r----- ~270.-51â‚¬Â·,K,LEROOF DHR /-2\\\ ARCHITECTURE ncocHEwr~cREEK 50~â„¢DiCâ‚¬ , +Pily SU. 4. oE-m.*51 I AY 1 303 1*2$0 Â¥6Â·.W, DH:q,Aa:,~TECIUR, CO~ / r-r I IFT/TJFT"FEEEEEE#*Ell-#t-/. ~ ~~~~0~~ ~~~~ co..o~.,io. R.mOODCL~,PeeaD'ING -- . 4+ 1=11- -- 1 . 1--- -11~E1@ FIJI -4-1 U :=- ........5-~it,'21.'.11,1.--- P,NNTEDWOOD m NEWSECOND -- -Â·----=---Â·Â·Â· -11==--~ ~~ Â°=1~irtd hEI Et]~L i EM KUMIN RESIDENCE 1 ELÂ®R _ _ - 233 V,EST I IA[ [ AM ST. -TE' . - =='t ASPEN. CO - WBOOPEROCIA IWTERS --, -1 .... -- - STEE11~0MDOMAJ,DODORS -â€¢ 1,4Â· - V-{r $ 4- -1- 11 qi# 41 MEW HOUSE ELE'/Allo,IS ~~92' -z---Â·- - - - 011'CE i~ - , MP....'77/L 0244,3 2012024.847 - -: ./- ~ r-Â·-1-un:-vcr--7.-1 -, 3 A3.0 ,â€¢A EAST ELEVATI~L___-_______~ 7 ....... -I.,33.766'U Â»X -- - , 7 Ryâ‚¬*12=uy =2~y=**kl -s -1 1 i =~ i in ,iEr'-22*12:- .6~4 i ~ /3.Â·.hcx Â· 1 .,4*1*%.lic./. .p-----2-23 NEWSECOND ZZE]121-1 LI_iÂ· 1|E~~~~~~~r~---11~---7 I _CLOOR --2.. SECOND FLOOR /8 [ru___1~ ./TjÂ¥114' p=p=- 97-7 7-71- _ 431 111 - 111 111 Elli.1 ~111,11 n:lilli ~1:11'i~1.1.1:1~:11: LE'Ir .1.1 1 t. 1 PE !14 il , Hiiil k 11 W:, I I Iii! Lf : ~ 1 1~ Bl||1]1El:i~|~~Il~Il~Ell illi:I:I~IIlI-~Illi-'1-2'1~9- I! ~ 1--- 1-- , Fill IiÂ· I Il~Â· I,I Il.0 "--Til~' ,Â· Â· Â·'I'"'-' El 1: 1'Â·l Il" I li lili: iii 1. 111. IrÂ·il l:I! :1 - 1 11!ISTE120 MAN. lilli_L31_Lil'K-* 112;LI~1..= I] /7 10.2 j ,Â·*,GARAGEÂ·GABLER@2[98II .------.........--------,--.---- tdlj l.r./-11.0Â· /r -t -'.1 J.E,11=2Â«4/IT.'I/1 -- ./-T.'M-*-/**2]1'~,-*'-Â»~CT digi#&16:3:*dikE?Aaair IM=HB~. -'~~p=~~r'-1~~ill *w ,-*%-- -M-ur- b.Ce-~v'-, â€¢-â€¢â€¢~,â€¢â€¢., < - ST.21'/3.Â«.AS 228*.z.=.1~.M#X~ilt#f.-,. 1Â·1 -'14 4 -l t . .. 1 1 , L. 1 J ,_ " - 1, . r I, ro ;34. , â€¢ , 11 80~TÂ·UPP,UPCEDVK)OOF.l,SCIA ~1 ZI, ~ t - L , ... ,/ DHR - -- -= L_LIi .-~- --- ------ --- - -- =~ HM - A R C H 1 '1â€¢ ECT U H FE ~ 0 4 f C/'~ 3252IUK;c-.~8rmÂ»SW \ 0Â»6>' 1 - 1 1 - =MfpÂ°- ==C 0-Joi 4 - 1 5&:-%24./M V NEWSECOND , 8-ooR B~TfÂ¥it/2(~~~ ~ :=1- U IL [23 0 1 -:ca==- 4, ='n- r L =-Â¥ - 2 9 -Ts,ING,Â£ PORCHROC* KUMIN RESIDENCE 233 MEST HALLAM ST. ASPEN. CO ....pas.......p IEWHOUSEELEVAIONS m 1/4Â·-1'Â« 1 IRSTFLOOR . i -=4 2012/24847 1 MPL: 6uu~T. 06~42013 Â®-MEPT[12'Igt~ __- 1/4- u V. A3.1 6 8 9 *SIS'fIT. .tn....m r 7-'1 IL.~ -Me/*5~lt, b..... - =='4Â«L=__ 44&:111Â» Â»MatÂ®*@..#23,40Â« A,%*3 7 iftl'~-~~i~.- WAW~.5#W Â»~~ctkÂ«lul~Fi*Â»~iiiiail i -41.-4+ 6 bi~Ith~$~~~~~33*5;it*Ii**ii*21*Iii322@*03 ------------------------------------------==L-- ... ------al .- 1-Er,1 -I - - - PA~EOWDOC>6â€¢ONG TRil,L~>D 1.45&/ENCULIC /1 SEgotion= â‚¬ m. .7-iDS,-6Â· Il--Ni----Â·-Â·-r----,T- UATCRINSTO~COETA,t..P - iÂ®-flÂ«_ 9%121~04]1 F,~NIEDÂ¥20O6DOOR 11-72-2-~~ .--'tril r. FIBBI.FlgER- -~- AF19"098.--- I â‚¬100Â·0Â· 11 1 1 1 1 1 1 ....:,07'A4..0 1 1 i,AÂ·.,F STONF W Nâ€¢<FA AND CAP Te ~~.TCH Kn'irÂ»OUSE L-----Ill 1 1 1 1 1 1 , 11 Ck.19Â»IER LEVEL 1.___~_~________1__~_1_r--- L-1-------------------------6----- .______ I. /]ST.31Â© HOUSE NORâ„¢ ELEVATON d.34, HI#IQBIC HOUSE EAST ELEV /0- driwâ€¢ 1%0Â· . / 1/4* Â·= I. 2"79.5 FÂ¥~ r=r:71 1....Â·I.'.'12./.El Wi' 1 . 16,1.â€¢.'! 111 .CL_Al:,Â·Ii.,7,~pâ€¢,-Â·-,U PI-/00/4~10~9TAUCTURE AIL -.WAS.......'00, - 87.~ligammE:i~*Emmli~. 'Â·~RX TO.E :COâ€¢--C / T â€¢ T, I I STOR' ./-A./0/ JCER... ~ ~=gaiai~~*.mmaijaK. T- HÂ·Â·COR,C PRFS E RVAnON CO-mE - (4'-.Ii....:''.-I-. I lift*09&,4/.'4'....'.'.'.Il....'. CAU,Ll'~219=-:5 t. .~L.Itrt=~Tf;131**MI*ESUILX 1.5,1.Ed-.:1'..LL3id *2.=C.&.225@~e~~~SIE?ZE2Zaa~=6Â» airatital#-*iggraag. - --Il-rt,â€¢-*-4~- ~~LlATOPATCHIeTOR:Cm + 8~20*000WNO.â„¢.# -----NEÂ»BÂ» DHR 0\44 th SECONDFLOOg 0-w,QQ~--~1~2--t-t ---- RBiEFLE****E CdÂ«~) ABLEÂ»1 FACÂ· 51'.' EE 303 3Â»2545 0- Er=EE \ 5/7. 1 - ...&'*.Â¥......O V.Â·.W~ DRRARÂ©'IECTL. E COM 1111Â®1==]All ........10... 60..0./.h 32-2 -= L ptÂ«1--- - P.%ED.0.00.0/ 1[ElzedÂ«~ KUMIN RESIDENCE 73?v',WST!(AllAMST. 0_~0~14298_ i (Aft'01[fl Â®R IE+-- 1-2.=~ 1 ASPEN. CO r im-0- ----r~ 1 5 1 'r.. ' HISTOR. HOUSEE'EVATJOIS 11 1 1 -' 1/Â·-1Â·â‚¬ 1 1 1 1-- Z; 12024847 | EL_~~___/ 1 r._________________-In 2 L-------1 4 9-I=-__ 4____-_ 0*8Liyu- -LL---IL_u-_-_Ir_-_==7-22Â«-2=7_27_7_-_t-1--- : -- --- A3.2 A lisrome HouSF So~gll-EkEMIBQI-- /HiSTORicEQM@g.&%Â§LE!=Â§*8r!9/ L. 1/4Â·= 1" ' "Pcast/77 1*Winfdbae- - 6 ' - &4' f'-113--:1 , .9.6.,4-41- -.Aa,Imaqi 1,14â„¢93.44 ' 'f v W<kitjq .4~24'ittzma-, KWW f vi.LA ,-0 ~~ 'Â·' 'id,-Â· 7- fitt>- t '~ Â· Â·~- i ~ :i, 552, (D ~.NDSTREET ELEVAnoN. 3 \*ri-: 4,;j~.;|-~~'f.- 7 fit,PF *fr -/ I lim lit'i. Â·Â· i Â· ~ Â· 'f L. 7,1, i. '4 Â«417 ' - 4,..i' 1, 77- 116 i'- .1 L// 2 4 e AXONOMETFUC ViEW 1 9- â€¢Iri-11-===11. I, 41..-, , - E [ple r = I:7 - 22 ===d ri -- --* -* 322?reÂ»72:-dageaXESâ‚¬.2. aurâ€žn--2-74.t'./4-:,trx.7,/.42Â·-Â· 2.UmS'&.rA'&*r#.,"mUS&%17'it- *Md.EIBRET -gUNATION DIIR / et. Ae\ A lt CH 1 1 ECTURE e> 0.29$0 1 FACS.,LE 303 MSÂ·250 ==~ Â°Â°mn= C *99 7 ~~_1~[31 - ..im 0,~Roi....E cou Sill/Ni CD.....T.0. =2.= KUMIN REStDENCE 233 WESTHALLAMST ASPEN. CO PERSPECTIVES 111 .Al C.J. 2012 024 847 % L -fi~~~~ -41-:~221*11% 3 ,--- -- - 5 <A4.4 ----- --8 ' HAL-lA!,11 STREET . STREETSCAPE ..O 8/I#/1. 6'2~D133361TAM 10. 1 25' -81/2 24-0~ 6 1 11'- 0Â· ~ 14'-81/7 , 20-41/2 3 8' 1 I . 1 l 12-71/2" . 14Â·L - - 2- i r--- : 4 Â·~ 2 - -6.1 1 b-1 1 1 11 1 - - - - 1 j\Abl 1/1 (Po 6 '' 1-r LE=5 2 ---: 1 11 Â· " V#Â£0'rn T- UP 1 11 1 Ill ' 1 i Â¥h@r MfmÂ¢14 -0" Ii.. 3'-10" -- - - -6' - 7"- - Elk -. . 111 6â€¢ -TÂ·# 111 11 1 , ' - ---I' T c---fii_j - 1 111 . . 111 . 1 -r- 1 2# 1 I.1:=T ==:======-J 11Â» .ED 1 , 7 al' 1 11 1. 11 - 13'-7 12' 0" 51. r I 3 -31 1 . 4 11 . Â· DN 1 f 11 4 - 1 1 j 1 r i 1 3Â·-7112' .~ / 8,- D 5-01 2 Â· + Â·/ TO BE DETERMINED ' BY IPC ' 11 40 9 .t. 8.. 33 - 1 1 i 1 3 d . I 1 . 4 51/7 L ~,-, ~17.3,~27.-] A / 9'- 31/7 2 17.7 ' 8 1/& 11 h A 9 v - - 11 ' %! N f It- - - 4% 7 1 ... m.Id .... promp~ ...le Ateut,d I ./ coMr,- ........Mel lic../in./.bi!14 lor the Cor=,Ienum'.cn faaue AcDons.ken-~lowl./kno~o~ar/ccnser,1./.A,c~led ..r.e...chilecfs ***cor,Irn,noaDMs~,~Decomether,spEâ€ž=i-,nclolth~dÂ«ed 11,1~~nep*raest,k~,g~-Â¤eebc, ./6 /#led ./.All.*serc ...re K I./Irle /,1, -a~ ......d.*. I..A r..1 2 -m~ Â· 1 pre,udi~ VI=1*d#seplans-icon/#.mnaae~,de~Ce/~en[C*-0f -4 re*Lagniaitl~appl# th& n~tr~ DI ~e Inic,m~~c~ cont~ned herein 4-1- * 11 9 11 h | DHR A R C H I T EC TUBE C ?062,0\ 3200 CHERRY CREEK SOUTH DRIVE SUITE 410 DENVER,CO 80209 C (f, / TELEPHONE 303 355-2460 FACSIMILE 303 355-2545 4 VA,AV. DHRARCHITECTURE. COM CORPORATION 11 PROJECT | INFORMAnON " KUMIN RESIDENCE 6 Â· 233 WEST HALLAM ST. 1 . ~- | ASPEN, CO 11 . I. 11 Â· 17'- 1 L 1 5'. 6- 10'- 81/7 . 19-7 liZ" . 9'-10â€¢ . TrTLE - LOWER LEVEL PLAN sc"Â£ 1/4- = 11-011 OATE ARCHrrECI'SPROJECTNO.Â· 1 2012.024.847 2 1 1 3 ~ SETBACK LINES 4 5 1 1-0 - PROPERTY LINE ' Â· 6 | 18 7 n LOWER LEVEL 0~-~4 | | ~ HP- RESUBMITTAL 813/20131 49.57 PM 6 1/4"=1-0 9 8' 16 (. .ZE L 9 ,9 _ 76'-3 240 v 25'-91/2 11'- [r, 14' - 91/2" ~ 2256' 1'-6 1 0 '0 1. 1 1 4. --- ------ --6~ - ---7 r---~ --~ _1 L.......... 14 1 .1 1 -; lillit \ 1 0 . 0 1 -,1==2 . 21 -04.11 '6 66.51/21. 1 ' 22312_ ' 9 FRONT PORCH'/ 1 1 A Â·.' ENTRY Â· :, -=11 1 1 1 - up --f . -Ii __1_ 211 2 - .'r 16 - 16 1 ic =01 -==. Pcl , ' 1 11 0 1- 1 1 91 11 1. 11 11- 1 ( . 3-7- ., 5-0" x :02 .7,7: - 11' 4.-/: i. :rl - m- 11 1 4 . f. ' . 11 -=F====r . 7_1 1 *1 , 10'-51/7 13 8 112" Â· ' 21'- 3 12Â· -61/ 3'.012 .7,1 1 1. FE. 4=49 1 C I I 31 -r 6 11 11'. I 1 Tle==1 t =3 1, r 23.3 4Â·~ 11 L- . 11. 1 1 b U -4 11 10 1 --J L-' I.--1 r 1 11 11 1 1 =242 1 ' 6.-or 11 T 11 1 . , 2 --- Ir-a f 1 , , TOBI DETERMINED BY HPC 111 UP<,1 , 1 . 11 1 3 1 1 1 1[ 1 41 --// -21_ f 111 . r *32- 1 1 In 2- 1 CONDARYACCESS' /-~ A ~~~ r Â· Â· SIDE DOOR Â· 1 111- 1 Â· lili i 11 ! 1 1 9' - 10- t |, . I non n n n n n n In n ~-r- -'- .--7 ~~3 11'Â· -fre .9 =~ 1,--I.._:. . I l l [1 8â€žâ€žâ€žnonn L""11 LIN,1TATION OF WARRANTY OF ARCHrTECT'S WORK PRODUCT r r J he Ir*led Ind . con.1-s donoi .~0,~nt or g-Ike* Ic-/ Ind '-ple~meB of N wo,kprooud hefern blor~ e 1 Elli /1 1.1 11 L 161-2. .1 1 1 1 1 LE.1111 11 -,11 1Â£-j. 1 1 1 4 IL__21 .....led .luie'prD./%/le..le....cor~Im/le......1./.mal.lon'b,I.~yill'. 4 H conse*,alces.~~uch f~Lue Ac~onstnkenâ€ž!0,Â¤wt~ellnc*ledge-consenlof,Men,= C,~Ce(,Waact<nio~e A~rled~ 11 11 9 Â· COPYRIGHT.20120/RARCHITECTURE PC 3 1111,1,11,1,1 1 0 prt'llf/rnmendab~,i.allbecun~there~cll,Dill.nctr~theA,cN,dbll#.M.I...I- Th, us, 01 'Illnrormu~on bell dra~n or w-peanng her,in ~- I -* # 9/ prcledgie!~ m -/Icm8* ~asprepaled,i,dpublic,~**i'ew,E<*dlo=hm Re-~ replr-:~.*ca~Dy~4â€¢}enod 'whclegin ' if-r--- 1-1 1,1 11 1Â· I| parliswol.Ited'll-U.lenconserMIDHRA.ch,tec~e PC TI....pi-tiema,ni......mtean PC=I. --* of *Irnaton cont/ned herein / 1 --=111Â« Â« . 1},c- -IF- lilli-7> "1 - E== DHR //-2\\ To' . 0- - 1 Blk 8 8-0 2-1=,2 /7 4'.6" ..2'-0"' / 6Â·. 6" . -- 20'-0" , . 9Â·-8 , 9 a Â»\ 4 11 1 9 | ARCHITECTURE ( 90<49// ~ -It j 11 ABOVE 1 --r =2 L RooF 3200 CHERRY CREEK SOUTH DRIVE C 93 90 46/ 11 1 IC =- SUITE 410 DENVER, CO. 80209 r - FACSIMILE 303 355-2546 TELEPHONE 303 355.2460 CORPORATION ./ 10'-8" VAM'V DHRARCHITECTURE COM 41. ,~ L-- 8 N - CARPORT h INFORMATIONÂ· 1 7 1 - . 1 . 221 KUMIN RESIDENCE 1 PROJECT <~ 8' -8" 9 ~ SURFACE =O 233 WEST HALLAM ST. 9 | 1 | | i ASPEN, CO 10'.7 . 15Â·.6" 10'-0" 1 17712 - PARKING h SPACE 1 1 =J 11 1 1 1 01-1'. I 1 1 1 FIRST FLOOR PLAN 01, '- 1 11 1 1/4" = 1'-0" I NO ISSUEDESCRPT]ON DATe ARCHiTECTSPROJECTNC. 1 2012.024.847 1 2 1 3 /1 4 SETBACK LINES 5 25Â·- 91/7 21'- 1 141 Â·- PROPERTY LINEE ~ 0' 6 \ I 8 r:rl FIRST FLOOR 9 v 1/4" =1'-0" ELI 1 1 8 RESUBMITTAL 6/13/2013 1 50.07 PM 8' 16 11' -0 14'-91/2 24'- 1 . L ''.1, OPEN TO BELOW -1 1 1 1 6% 111/2" 3 - 41/ r . a 10'-51/2Â· i N 1 11 \ 9 11 III 1 Vy 11 N ' u 11 111 \ 11 : IN ' 12'-61/2- 4'- 1- i i 256' 3;-0 111 1 1 %"i f 11 1 - L- OPEN TO BELOW -7 11 11 1 1 1 1 !3 b o ~ ' ON - 1 ' 6 10'-51/7 21'-3 1 OPEN TO BELOW --- 3 1 11 1 1 11 1 11 1 liu) lilli 1 "T 01 0 ~ TO BE DETERMINED BY HPC 1 1 o OPEN TO ------- ~ 1 ' BELOW ~ ~ 1- 1 1 hi 0 , 1 14'-41/2~ I 9'.1 i * ct Dnd fus cong.I-ts do not ,rÂ·arran: of guar-ee N ~cc,D~ and - eu of ht - 0, heeM. ~0,d D n,05=Wealiger~e 11 en~r,mkes ~â„¢59~ an~-%epanees-kuld~u~~-~D,p,v~pigouct â„¢~.tea.cnbe 1 111 [2 9 11 1 " 1 6 1 4 11 COPYRIGHT~20120)IR ARCHETECTURE . 4 Il Iii 1 1 111 p8rlisprol~blleoâ€¢da,ou,~eâ€¢,1,~conwrituDHRA.cr-c-.PC â„¢,100,1,1-r,mains-%/Alchitec~,0 pcwihoul I preiudice Visulle*el./.-pl~...en/<*..M--r,~:el-=.m./*f-s/sthey'll' I I 1 11 1 " 11 ' " ' , DHR /--Ih | 1 : 1 11 U Ll J L--4 F-1 1 :Tl ~~litrl~ ARCHITECTURE 4 i r ~9/ 12Â·-51/2- 9-71/2 -7 Ill | 1 - -lrP.111---11-â€¢ ' I 3386~ENERFEEREEKSO0THBEGE- ~ 9~ ~1* ~ SUITE 410 DENVER,CO 80209 ------ttr TELEPHONE 303 355-2460 LE.74'-Â·1 - -1 4 - -- \Ji / -----711- FACSIMILE 303 355-2546 1 WWW DHRARCHITECTURE COM -2 - .4- 1 - 16--11-9'.4.1-1 A PROFESSIONAL CORPORATION - Â·' thi H ut'G -U:.-U-J PRaJECT 1 0 0 1.7.7,41.1 - Pr-,1 1 1 - 1jt- 1.PL- 1 1 INFOR-1 1 --C - L r'| U -1 -- 1 uq HjtÂ«-_- 1 KUMIN RESIDENCE 'PI43-*-7 1,/4 nfl-- 233 WEST HALLAM ST. / - VT /2-ril-fl-:CA 1 ASPEN, CO 11'-9 14-1 ..1.1 J ititi:i J Jt./.NG SECOND FLOOR PLAN 'flvz' 4 6%01 1-1/4-1'.0" 1 NO ISSUEDESCRIPnON -Te ARCHITECTÂ·SPROJECTNe 1 2012.024.847 2---L------------------------ ----------- --- ---- --- -------------- ----= 1 1 2 3 4 5 25'-81/7 6 Al.2 7 8 0-SECONDILOOR_ 048~ RESUBMITTAL 6/13/20131 5018 PM 1 9 1/4" = 1'-0' 16 1â€¢1:=m ... - PREVIOUS DESIGN OUTLINE \% STONE CHIMNEY WITH STONE CAP ==j -1 /0 r 4 12 Â· - I -5,10-1'12 / \eq ,/ ~~ ASPHALT SHINGLE ROOF /A ANx Â· - , ~iM >A> , ~109%-RE=- AT:-2-514__iri<z'.,FL51- - BUILT-UP PAINTED WOOD FASCIA 5~ - - Â«jity'~. __.2/1_=21 :i . 1 PAINTED WOOD ~ CLAPBOARD SIDING 1 333 7=33-74804- PAINTED WOOD TRIM DETAILS. TYP 11 NEWSECOND 1 laf-LOO~ cla SECOND FLOOR -i= c.------- - --&-j--- ----- , -' -ip :, r --7 7-ED ---=--- -CMEâ‚¬~~- -: - 11/ -169'-6" 1 -2 r...............9 - STONE PIERS W/ STONE CAP -1 - ~~ ~i~ - STEELWINDOWSANDDOORS. TIP STONE BASE VW STONE CAP ' FIRST FLOOR /1 CD-NORTH-ELEMABON 1/4" = 1'-0" U./ATION 0, WARRANTY OF ARCH,IECT'S WORK PRODUCT - Â· ., STONE CHIMNIEY VW the -C~lecl * # c,~1~-15 do not warIen - guarnnlee Ihe n[~rn~ and arnpl'IRd- wa.k prod~ Me,= on~ 0 STONE CAP ./*.Ill,en~ Ire.5~k,5 -on~ an~d,cr. naes-el-dtoed/-k/â€¢clkp~dul*.duled/a~bl / Pl.*led Fmloreloprompb~DI-A,chlle-.Wn.*sh.#8~09##Aledliomeresp-gb,~D,fortr~ p#cal#I~e Ac-Ilenwi~-Â»kno,ledgennde~Mioftr,Ae~,e~ 01.co~walontoâ„¢eMes . pr u r-m nb 5 ~Ilbe u w =1~ ofâ„¢A,cl~te--p-est~ng-080~ 12 ./~~ -- -- COPYRIGHT,2D12 DHR~CHITECTUREPC The usell 'll inlo~nabonbell diawn- wntlen ~peenng herr~ ./I ber*.cl. to - .,nW pmed 'le. *. sad.m= wasprep,Fed-publiclicn-dls-ple.~ylin~dlo~ud~u~ R~Me ~p,couaDM~p#=.~,rn,Mn~M.I - , _ _ _ _ - ~ , pal I....Ited ........Ilen con,en ' DIR./.~Â®cb,e PC T. / le pll. remal... ..R./lec~ PC wl- L prejudice v,Wnllct,a~leseplons./cclill,vnileoe.Idence'le,ct,p~ce'-diesk-~I**rl , ; ~ __ i ------~--- ASPHALT SHINGLE ROOF 1 / 1 12 / 1 1 /41 | ~- OUTLINE OF HISTORIC HOUSE ~12 , 12' i / / -' '-ARE~~ITECTUERE ?ste%*9 - SUITE 410 DENVER, CO, 80209 \ dip / -- BUILT-UP PAINTED WOOD FASCIA TELEPHONE 303 355-2460 FACSIMILE 303 355-2546 \ 9/ / WMA' DHRARCHITECTURE COM IR--=-4.-L----14--1[2122PluZZEZ Â£.Zu.E, +p.p:f.=+4-LF=#22+12ZZEZZZEDOUZZIZ-Zilzz#3 . PROFESSâ€¢INAL CORPORATION -mpnE |PECIIPP--11 111 t.luttil I TILE-El PE-Ell I ;,,--- PAINTED WOOD CLAPBOARD SIDING . 12 9231 111 2011 _LI- 11 1[_1_12-! Ul]111 ILII] FIL]1 5 i i -- . 7 12 < INFORMAnor, PRCkJECT 1 ]Â·4Â·r-~ PAINTED WOOD TRIM DETAILS, TYP KUMIN RESIDENCE NEW SECOND --Â·' Â· 233 WEST HALLAM ST fLOOR W/V-9Â¥i 1/4"- -- --- --- ---- --------------- ----1---- - ASPEN, CO WOOD PERGOLA RAFTERS, 1-FT-1 [J-E] 1--11--1 -| BEAM & BRACKETS DRAWING TAE NEW HOUSE ELEVATIONS DEL] LIT{J E-ilm 1 ptl- ii[ _-,_37 i h Ill 1 L L. 11 1 -- - STEEL WINDOWS AND DOORS -- 033 Â«i " i run - ~ 2-10-]-3 -JIJEI _l _ _ NO ISSUE DESC'IPTION. DAT2 ARCH~TECT'SPROJECTNI SCALÂ£ 1/4 = 1-0 1 LOO 2012.024,847 STONE BASE VW STONE CAP . 1 FIRST ELOOR 15Â¥61' 4 5 6 rh EAST ELEVATION 7 8 9 HPC RESUBMITTAL 6/13/2013 1 35 31 PM .... 12 NZ -</6. 11 - - 1/ j , _rE In -- - ,\ 1- 1-J - - ------- ---- - 1 z--- - I I ' Â»Â»2.-- 1- L. 11 12 1---- ' t lili.'b '11111 ------ - NEW SECOND --- râ€¢ _FLOOR - - - SECOND FLOOR ~7333211/4. 109- " '6 1 lilli 1 - 11111~1111~~~ 1~.Ll ~ 1 hz' 11 --73Â«014Â»arit- ' 1-111 11-411 11~~1)1111~-- --4-Â·- f 1-E= 1 11 11 1 - 1 - - 1 7-TTEn 1 r-r-r-m ~ 7iE]71 r-FTI-Il , ' ' ! 1|'i I , I lilli 11 1 1 4' i,11: U__Irlpi I 1 FIRST FLOOR ~.. ril@QUIt!-ELEMATION U 1/4" = 120" 'ZO UMITAnON OF WARRANT'r Of ARCH~ECTS WORK PRODUCT . ASPHALT SHINGLE ROOF I mplly refied Faihire 10 .rnpl noll, - Ic,-c, I .. crM ..... / Arch// 11Â¤m any resum.. tor the - b 2, 1 \ 9 31 _.==Cluf=-r . - - . . - - - - 1; 1 - - 1.10 -- 1 1-1.-4 COPYRIGHT,2012#A~CHrtECTURE PC - --- - --- STEEL INDOWS Theuse of ell ~lon~a~QI. beltdiewn . ,nlten mpe-g h~m~ * **aed 10Â£* -eclele f,wN~ -0 .*- 12 -- - Â· I --/f-ELI--Li 1- 227 *epaledandpublice#*I J.eAp,t.*/01 - R=-c-~c,picbc,~nD, 0rnel l *... - 78 r ' z 5/'>f - - -2.-- T --7 HEE ----- - - - r - - 1-1 \ - BUILT UP PAINTED WOOD FASCIA 11[-7 1, 111 PAINTED WOOD CLAPBOARD SID]NG DHR 0243\ 1--t__ ARCHITECTURE ET-3 1Â«14-2-Â»1'L H--=M - ('58Â°9' ) LE - / 0090?49/ \ 3200 CHERRY CREEK SOUTH DRIVE - 1 CECIL ---- . - - - ----1-....7--3 [3[3 L._01 - - - SUITE 410 DENVER. CO 80209 PAINTED WOOD TRIM TELEPHONE 303 355-2460 - . --------- FTE--~ F-~1~ - - - DETA]LS,TYP FACSIMILE 303 355-2546 - 91 / 11 I 2---2 ''12 L. , .. - . .. . WMV DHRARCHITECTURE COM I - NEW SECOND CORPORATION E!-OOR ---I- - PROJECT WOOD PERGOLA RAFTERS & BEAM KUMIN RESIDENCE p[]L] ~ rl[-T-1 - 233 WEST HALLAM ST. D- 1 ASPEN, CO STONE PIERS VW STONE CAP 1 1_1-2 ' - nn E n ~ 3 0021 413 -2 DRA.NG u _ _1_ _ 1 -241 - -- d ~ run _ f i-- - 2 - _-_ 1 ==11_J NEW HOUSE ELEVATIONS STONE BASE W/ STONE CAP - - PEEr-tl-1 f i .f U .. ..2 1/4" = 1'-00' rk FIRST ELOOR MO. ISSUE.25<RIPnON DATE ARCHITECTS PROJECT NO I -1-00,0, 1 2012.024.847 2 /~ WEST ELEVATION 3 -174"-2-190' 4 5 6 A3.1 7 8 9 HPC RESUBMITTAL 6/13/2013 1 34.09 PM _]L][_JULE i:~ i 01 . A --J --22 2.44 IC'.VACrl IALT SHINGLE ROOF 12 / \\29\ 12L/~ i v *294 i -_ _ 12 r/ E -- \\Li] Nx)J7 â€¢ EXISTING HALF-ROUND CUT . : --1-1 - SHINGLES TO BE PAINTED ..1 , 1 - --2â‚¬37 - - - - ---7 2 -17923 _37 -1 12 7 127 PAINTED WOOD SIDING. TRIMAND - FASCIA TO MATCH HISTORIC DETAIL - - - 9 -----9~ C. SECOND FLOOR_ --- - ---- g~..SECOND FLOOR_ - - - -- I) 109-6" - --- ---------- - L' 109'-6" - -- - -- ------ --- - 4\K - - -- PAINTED WOOD WINDOWS TO MATCH HISTORIC DETAIL. TIP ---\-----\-1--mi E - lEi U ----- - -- - n JITED WOOD DOOR r. FIRST-FLOOR _FIRST-FLOOR 10020" 1 ..2 100-0" I ~ NEWWINDOW WELL TO HAVE STONE VENNER AND CAP TO MATCH NEW HOUSE 1 -21 --------J Ch LOW[23 LEVEL _-_ Ch LOWER LEVEL 1 - ' 1 - 1- ~/ 89'-0" ----IT a HISTORIC HOUSE NORTH ELEVATION A HISTORIC HOUSE EAST ELEVATION 22 1/4= 1-0 f 1/4"= 1-0 HISTORIC HOUSE OBJECTIVE PIC'.VAS[N IALT SHINGLE ROOF Â· Â· Â· RESEARCHED TO BE PERIOD-CORRECT TO THE ORIGINAL 1904 STRUCTURE ALL RESTORE ANDIOR RECREATE HOUSE FOOTPRINT, FEATURES AND DETAILS '1 1 THE HISTORIC PRESERVATION COMMITTEE i 8 0.05 - WORK TO BE COORDINATED WITH THE HISTORIC PRESERVATION OFFICER AND UMITATION OF WARRANTN OF ARCHITErs WORK PRODUCT The D-Â®C~ and his Conwlt- dD ,~1 wairant or guarantee the ac~rng # c-pleteness m - ud hefen b~o~ I ' I ./Sti /80-0~,gence Itamm- -I-In~ord,:cleÂ»n/#n!-dle,1.4.nni,orkpRM,ud k.=.all. prompt~,~i,d F-lure,0â€žDr~nyho~-AT~ItedÂ¤fgl~cond,%*sl~lab0Â¥2~Â®A,clute~!,orn,yreÂ®Mgbli,4.- con~eq-Â¢-[hu~I- *ken.nku:~eknu~iedgeardeÂ©nsenlotâ„¢Arn~e~ orincc,Mrn,/0,310,~Ard,ded~ -Kp,oduclui,câ„¢nm~*#I~ecome~resp,n,bmnÂ¤!ofthe A,cNle~ b./*51*ngsacectia, COPYRIGH~,=012 DHR~CH[rECWREPC ~ pal.rÂ¤!â€¢b,I.*W#,~ttencon-I[~112~0â€¢I,C~e PC Titelothepl--M#/.Arawlean~PC.W ,Â«14-4~ =~ _ ____~ _ ~___~~_ prnjudice viglalcon-.4~le,eplans~anc,~#Ip,nne~o.~id=el#m--ce/smo ...onsâ€¢~erapprl le e'rely I . In~orm-te,ne~ he,en /.r,IlITED WOOD SIDING, TRIM AND FASCIA TO MATCH HISTORIC DETAIL ~ DHR 4 /1 SECOND FLOOR_ -_-_ rh SECOED FLOOR_ ., '-- -2\ _ - - _ ' - _ 04 -109 6" 109-6" liz . - - ---- ARCHITECTURE 90 05/, SUITE 410 DENVER. CO 80209 3200 CHERRY CREEK SOUTH DRIVE \ 93'- 41Â·69' / PAINTED WOOD WINDOWS TO - TELEPHONE 303 3552460 MATCH HISTORIC DETAIL TYP - Q --- FACS]MILE 303 355-2546 WWW DHRARCHITECTURE COM PRCUECT INFORMATION - _- 1-73 r.Â·JILTED wOOD DOOR KUMIN RESIDENCE 233 WEST HALLAM ST rh FIRST-FLOOR _E!651-FLOOR ASPEN, CO r 100-07' i I 1 1 DRA.NG 1 NEWWINDOW WELL TO ~ ~ | TI,L HAVE STONE VENEER AND CAP TO MATel l rinâ€¢' I lous[ â€¢ D HISTORIC HOUSE ELEVATIONS ~ ~ SCALE 1/41 = 1/1 ~ NO ISSUEDESCRI.ION -TE ARCHITECrSPROJECTNaÂ· 1 2012.024,847 L_______ 1 1 1 r i i 2 3 4 rh LOWER LEVEL rh LOWER LEVEL 5 r 89'-0"- ---- 1 -7- -- 1 1 1 1 6 n HISTORIC HOUSE SOUTH ELEVATION rh HISTORIC HOUSE WEST ELEVATION 8 6 1/4 â€ž- 6' 1/4 9 HPC RESUBMITTAL 6/13/20131 34 28 PM M O ~~ 14' 819 ., . m ) 1 -2 7 9 411 Â·.1 1 U: 5 \ 8-2' re/ 3'. 51/2"U,4 5' .. 10 ~1,1 L~~ A ------ 17 -71/ 1 1-1 1 111 1 01 1 1 1 1 11 ~ -- .... f \\ ~ UP ~ rl I .. L 111 # Cmr. - 13/3 . 3% 10 111 6 7'/ 1 1. 1 b -_11 - ' 111 1 11 r : - )-t -----Â·---.. 4 p 1-- 111 .*t iN,N 1 11 4 11 - r 13-7 .. ~ 120 .. 5-7-. ~ 3 3Â· 1 I hi. -..:j 10 1 r. . f 11 3 < A- DN 1 f \\ 11 1 1 =,6 .4. L==4 ; 1 ' BY IPC 3.7 117 9-01/ . TO BE DETERMINED 1 Ill 1 :---- -6 A ca ~ 1 0 4 3. 30 - 0 . 1 t~~cl _-~23> - -- 3 - . 01 I . 4- 51/7 k_ 5-3 rÂ« r -5.IQI-=~ U 9'.31/2 0 17' - 7 i la 0/4 R A 11.4 /1 \1 - ' ...............................CT 41 :.,0 11 M ./ 1 4 11 - -t' .... K./ F.- /po~ raff ./ Ardute I al. ce..& /hall .#/ 0;e ..............#,. the - 'O ./.ed and I.,cabcn/-.s =F.=gy .... to=h .. Reuse reploo~a~~ I. p,ac~kn by ./ rn,Ild . whole . I 1 L=Ill -- 7 1 prel.Lce VI=Ic,nt/ct./leseplenish/lcunll'.me-e-deâ„¢er.fleacce..ofs-,Egicton-sl.... 11 9 11 f \\.--11 4-&-~ IL-_j 11 / . DUR -2\\ 1 1 - f=i 4 ARCHITECTURE (-Â«39Â»Â«) 1 3200 CHERRY CREEK SOUTH DRIVE I Y. tv.fv / SUITE 410 DENVER, CO. 80209 1 TELEPHONE 303 355-2460 FACSIMILE 303 355-2546 1 - 11 WEW DHRARCHITECTURE COM CORPORATION 1 11 :9 PRaJECT 1 r.ORMATION " KUMIN RESIDENCE 233 WEST HALLAM ST. I | ASPEN CO 1 - 11 I. 11 I 17'-9" LL 5 -5- 10'.81/7 19'.71// 9' - 10" ORAMNG trILE ~ LOWER LEVEL PLAN 1 - 1/4" = 1-0" ISSUED.SCR]FTiON DATE ARCHITECTSPROJECTND 1 2012.024.847 1 . 2 . Â· 13 ~ SETBACK LINES 4 5 66.17 |A1.0 6- PROPERTY LINE ' ' 6 1 7 1 8 n LOWER 'YEL -_~~ ~ ~ ~ HPC RESUBMITTAL /13/20131 49.57 PM 6 1/4"= 1-n 9 8' 16' 2 -,ZE l. 25' -91/2'., ~ 11'- 0 , 14'-91/7 . 2256 1 6. ~ ~ .. 1 ----- 1 ._------------------------------------------LE 9 ------ f~- It-1 - :LIN 6 ~'~' f i - Il â€¢ .2- 02; 1 6-5 1/2~ CD I - 9 FRONT PORCH /. A i ' k ' ENTRY Â· Â· | ==72=ZIEZZIE-=1 1// 't, 1 -1-Z= 311 'A 'L-=44 | 03 ' 1 3 t .j k. 0, Lit 11 [9]1 1 1 1 1 11 1 - 1] 1. 1 1 1/:~ 1 i.. C -- 4 53;ZE':2:4 7~0R-*. r c 10'-51/7 13'-810- 21'- 3' . 12'-61#2 lu3kIE~ t ~4 1 1 TE -- U :-4 la 7 1 1 1 Ill 11 1. I .1 I : 1/:=. l.1 23' - 3 =7-y-Vâ„¢, . . e 7/ -_El - 1-11 t. 04 1 =* rL __-a-. 11 1 1) 1 3 6 11 1 L ,.11- ... #1 11 ----------11 Â¤HÂ¤ .. --4 1=, . 1 34 7-211 3113 1 . 1. Il I t3 ~ ~ TO BE DETERMINED r r==? 7.4/ 7 1 I . - ~~ ~ ' BY HPC 4 3~2- . & 11 [4* uz.. r---- GE' . 1 1. i Â· : Â· Â· ~SECONDARY ACCESS/ 2 Â· \ ' tzzz LE u ~ Â° ' -6, .:...:' ~Â·.SlofDOE .Â·-,--) 1~ 4 53 LJO ' l 1 0 =41 4 /1 = 11 \ 1 |1 1 1 1 . 1 L--a 11 1 rr====@. o n Â·n n n n n non n n n on n n Ann n n n n n n n UNI,TATION OF WAR~,ITY OFARCHITECrS WORK PRODUCT 1 1 11 11 11 1 Thearcr,lec~and/'ton.Ii.'sM/noiwn.'llorguiren/ee*ec/,acy'.c~pll.ess/le,0. prodâ€¢.ct#emb.... rea$~ahle~,ge,a .Rr-akes Miss,ons *.discrepances-..loe,~Â¥.~Ineycd,pioductâ„¢#.lect.Re Wial â€ž,i,Â·, lEn:In Â·rÂ·,r, p*'-led F.M.pm./%./.Ar'lled/gl~condi'.Ist~"......te'.mn'rele~g.,r~Icrtr~ 4 4 -2.~ence-lue Acbon62kenw,Olut~~knuâ€žledge,~cun~entgi~Ard*~ -naagntc~e-& * *, i ~ Â£:1} 4 :j ~1 F-fj}-1 j, E 1 -i :i j ~i.- f 9-j<-4 .4 -Â·-:- F :N i J g jÂ· j ? *prod#--mendÂ«D~1~*11.comethere~unmDill~~Illhel,(fu~ed l.&Par~e~imkil=,2.,M \ 11 11 The uEe o! all inT=~bon bell drn~n or wrilten ~pe - in ~1,1 ~e re-d~d 10 ~e ong,n, p~ed,te Icr Â¥,~~n * T,natc~ I :11 ,Â¥n5 prep~r,!Cendpublic,Il~a,e~is=pr~~knâ„¢d(o,uch~- R-e'.roductu~up,~:Icah-t~=~rn,91*hcleurn 1 perL,sproNblted*,~0~~ewn#~ncon;entÂ©IDHRA.crUIecture. PC Tiklomep-siema.~s,mOJHRA,0~,~e PC-me pre.,ce Vil,elcont....lesepl~ni./WI,0.Nf......v'-accept..el-dil.'0)'as'h.apply' I ntre~o~~~lnic,mab~contmnedher~~ 11 + 111 111 11 4Â·-6" Â· 10 0 7-~ 201- 0 9-8- DHR / \@11 \ 1.1. 111 b , Â©le'ofÂ§~' 1 li:8-0 =tu---,2'~1~"t -= r P h ARCHITECTURE I 11111< TELEPHONE 303 355-2460 1 1 - ABOVE -71 1--J--2 1 : .11 'I d. ROOF 3200 CHERRY CREEK SOUTH DRIVE \444' 1 SU]TE 410 DENVER, CO 80209 '. 10' - 8" FACSIMILE 303 355-2546 \Â« J n~VU DHRARCHITECTURE. COM 1 L 1 - A PROFESSIONAL CORPORATION 0 - ' L CARPORT --~~ N . INFORMATION 211 I Â· ,.. 6 6 . r 1 E -- -- -- 1 7~-~ 2 0 KUMIN RESIDENCE 11 1 - 1 1 1 Ll -=0 I 233 WEST HALLAM ST + 1 1 1 1 | ASPEN, CO l | 15'-6- 8-8 | v, .-0 10 -or . I 1 SURFACE | I 1 U PARKING --- 1 11 DRA~NG 11 1 FIRST FLOOR PLAN I ~01) Â· . r =- 1 17 SC"Â£ 1/4" = 1'-0 1 1 1 .UEDESCRIPTiON DATE ARCHITEerSPROJECTNO' 1 2012.024.847 2 1 3 /1 4 SETBACK LINES 5 25'-91/7 . ..1 , ~ -- PROPERTY UNE 7 I 8 1 ~ih FIRST FLOOR 9 Lj 1/4.1-0 0411 11 1% 1 HPC RESUBMITTAL 6/13/2013 1 50 07 PM 16 11'-0 14'-91/2 24'. I ------ . 1 6 -- m e Fi ...4,4 1.6 4 1 : OPEN TO BELOW --57 L 2 1 / 1 1 6% 111/2 3'-41/7 1 1 A 4/:TrIFIF 1 107-51/2" ~ 11 1 9 0 - 11 1 1 1 hi 1 1 11 1 4,11 1 / | 12'-61/ 4'-1- i i 2-6' 3-0 ! 1 111) - 1 11 Ill 1 1 1 1 1 i Â· DN h 1 1 - OPEN TO BELOW - 11 1 6 10-51/7 21 3" i 1 m 1.. 1 1 1 , 1 OPEN TO i BELOW i 1 1 '1 1" 1 : 1 Ill 111 1 1 11&, 111 11 1 1 111 1 11 1 " 1 - IN d 6 1 TO BE DETERMINED i 1 BY HPC Ve I . 41 1 1 - 1 (0 - lit------ 1 1 11 1 1- / 1 lu-4- 1 1 1 1 11 , 1 1 1 o t- oPEN TO 1 l 1 r. 1 1 1 -- 1 1 1 ------- 1 14% 41/ I 9*-1 i ./1........ARRA,~0....IrTE'/swoR/plooucT 1 1 Thear./ecti./scon.[*1/Conot.....gul-- * Imal/nde:~npic,Mell & Ic,kpinduahe'll....8 1 wurkprQ,luct,riE,crnr,lenda,alssnalbecurn,O,ie.prn#r,olorth,Alchled Dulc,~ep-r-la,ung,e.dect,un Â£3 9 51 9 1 11 . COPYRIGHT,2012 CHI ARCHITECTURE PC 1 - 4 11 111 rheu~eof alt,niu,mnhan bp ~t d~wnE, wn:1Dn,ppea~ng h-B md~clo ,~-1,~ p.qEct Ble,u which 6,4:~maton 1" pre,udice Vis.,alconla~â€¢1-~esÂ®plans,A~c~,trlu~~In,nef,--de--p-of-dres,eonsastri~apply~ I.M.... ...felm/'-cont/ned/er/n 11 1 1 1 -14 1 11 111 ..Int- 1 . 1 " 4%12 DIEIR Â«0&4 : 11; ---- - -- 1 I - 11: Ii' 4..,4. 41 1 - 1 11 111 ARCHITECTURE / ~04Â« j - 12-51/7 5'-71/7 5Â· rÂ· 111 ~~~ -3208-CHERRÂ¥-CREER-SOUTH-DRIVE- ~ *, 9~ /111 ----Tr 2-Eli 1 SUITE 410 DENVER, CO 80209 \ / 1 TELEPHONE 303 355-2460 b Â·Â·Â·1 1 -. T r ---1.-12Â· FACSIMILE 303 355-2545 h - W\'m DHRARCHITECTURE. COM | - | I A PROFESSIONAL CORPORATION \\4Â» h- 01Â·- d w 1 1 1 1 111 0 Â° iLL-2/ '- 1 ---1 ----1- INFORMAnON: 0- L --JL IL: 1 -IIi.-J 414.- 9 KUMIN RESIDENCE . J r-- 4--r~â‚¬52 1 1 1 -1 -qu I ' - 3- Â· R.r ..u 1.3 . '| ASPEN, CO 233 WEST HALLAM ST. [Ft'..41Â·111-.*-44 t ' 11'- T | DRAMNG @if- i TmE SECOND FLOOR PLAN lie -1 1â‚¬.L A 9. I 1At--- - 69 -F- I ALE: 1/4" =1'-0 ISSUEOESCRIFmON DATE ARC,4,TEC,SPROJECTNO: 2 1 2012.024.847 , 3 5 29-81/Â· 6 Al.2 7 1 1 8 9 | 6-*FZDFLOOR HPC RESUBMITTAL 6/13/20131 5018 PM 0 4 8Â· 16 z:not-,Zz S - 2 68'-111/2 1/2 ... l 1 - PREVIOUS DESIGN OUTLINE / 3% STONE CHIMNEY WITH STONE CAP 12 1----I-~ %'r.-.-7-79-SPHALT SHINGLE Roof /4 ~I J:3 Â»/- AL , -,- i,..e~~-113-f '. 9 7 &4/-11\>tx~ 1 \\ 340\ ~_-~ ~-Â»-1Â«-~-i__f-1-{-fÂ»=t- BUILT-UPPAINTEDWOODFASCIA . PAINTED WOOD CLAPBOARD SIDING L - 1 ZE 1.-14-3.---- 44 -2 r-r-r-1 H-fs - : -- EFE I frf=TE-EL PAINTED WOOD TRIM DETAILS. TYP -30.44 41 -0 F i i 1 Q i Z NEW SECOND : FLOOR ,) ra SECQ!1ID FLOOR_ - _ ~- 1.-=7 --=- â€ž--- - --IZ ;-2-ZE -N . 110'-fi-JE-EV a I_ _ '1 '16 -3 1 2\ â‚¬-339;-6 ----in 1=2/- 1 1 fl_---Of - --- 4 f ~-2 1 , m STONE PIERS W/ STONE CAP STEEL WINDOWS AND DOORSr TYP --= r | 4 -rot- 14-.i~t . -~1 - n , --- Â· STONE BASE W/STONE CAP 11 1 Pfth --- 1- /,/ 1...- 1 - -- 1 - - FIRST FLOOR -~ 100'-0" CD-NORINg!=EVATION 1/4" = 1'-0" LIMrTATION OF WARRANPY O, ARCHITECrs WORK PRODUCT - STONE CHIMNEYVW '# Cl ,rld his cng!Wnts 0Dnot warrantor guninnl~e Ine eco,iN and c,nplelene=of he ~alk prod- her- *onc a STONE CAP Monableallgence Irâ€¢lrYâ€¢â„¢Dke, =5/ons nn{~urd~c,up~ne#-le~â€ž,unnher.o~pl~u,lhA,alne=,nDwbe - --2 -- - --Un--al-le Acbon'~ken.,0'*tnekle*end~~5~I~t.A,entect or =./lon'ON.thtecrs In....led ...1/prompl....Archile....cond..../.*le.c!Â¥le'lleni,espon....rthe 1 ***lno-*=*l,MsblitooloftheA,d~ted Wof,~mpar0eu-g-Ca~Cn 12 ~ \\ COPYRIGHT,2D12-HRARCHACTUREPC 2/ , & *ieb, I Ihe Infonn/~n conl-edhele~ n~ use 01 ~Il infonnabc~ be It dfawnor w.Itlen Ippianng h- # er~,~ded to ~e a,n~ prq~ ste 1.- * nabc~ â€¢0Â»~pmed-public*-*e:gyll.~010,~huse R-e,eproouct,n .rp~*I~~meâ„¢d iM-Â©f~ - - pal).Iledâ€¢alehe.nllenan.,1/ DHRA,dUkc~, PC T.lomep:~sierne-/IDHR.d~.* Pcl.c,~ $ I:- --1 -- k I p,J-Ce Visuelcon,oct-â€žesep~n#'-i#nmalaaee.Ilence'lce/saa,e~=%*M) - ISPHALT SHINGLE ROOF 12 : ~ ~ - ~12 \ 1- OUTLINE OF HISTORIC HOUSE / 4\ / DHR / 920/ A su / i - - ~ 1 ~ AR-CHITEET-0-R-2 < 044/ ) 3200IHIRRICREEKSOUTHORMVE \ â‚¬; *0~9/ SUITE 410 DENVER. CO 80209 4 0Â« ) - -Â·---~ BUILT-UP PAINTED WOOD FASCIA TELEPHONE 303 355-2460 FACSIMILE 303 355-2546 \9/ =-12*0 2 -122=22-~-z-*lif=tff==3 PAINTEDWOODCLAPBOARDSIDING I IX ILi-]11 [_i_ ~1 1311'Et~~ ~ ~ 1~ -T-I -1 p'j PRCXIECT VWVW DHRARCHITECTURE COM A PROFESSIONA' CORPORATION 712 , ..[11 INFORMAnON I 1./1./ Er-==7=73 ~ 3 DETAILS. TYP KUMIN RESIDENCE NEW SECOND / -- Â· i Â· ~ - ' M-m-1-I==i-;im--=7 .--Il----4 PAINTED WOOD TRIM rh FLOOR 233 WEST HALLAM ST - - - - - - - ~A-z@4=,Fl - - ASPEN, CO ~1/4" -- - --18 8 f, ~ 8 TI Il lili lili 1 11 11 11 WOOD PERGOLA RAFTERS, BEAM & BRACKETS rrtl rÂ¥-In + @tl - ~ IO[1-~INEU| 1 1-1 Lf.--1 1 2 UL ' t I ..... _ Frl-1 EIIJ - 1 1-1 1 -1 UIE I DRAWING ELL LII] I : 1 4 1 FFIFI H o 17 1 STEEL WINDOWS AND DOORS NEW HOUSE ELEVATIONS SCAE: 1/4- = 1-0 NO 15SUEDESCRIPTION [~TE ARC}IrTECT'SPROJECT,40 1 2012.024.847 200 0021 '-, STONE BASE W/STONE CAP z- - _---- ------_- -i--_ diE m1 - ULIE] i_==.:~412:144-=11-- LIE.c] [_gcj_j ~~~L-=t===L~:~~~-=-w 11 Ch FIRST FLOOR -- 1- - 3 -- 4 5 riwEASTELEMATION 6 - 1/4,1 = 1,-0 8 9 HPC RESUBMITTAL 6/13/2013 1 35 31 PM .... 12 i - 1 - - . / iz LV- - \.1 1 11 11-~TE~ -- UÂ·$-0 - 1 -- -- 6 - - - -zili- . 1111 -- --- 1 12 12F-- - NEWSECOND --- ~11Â£~1 4~}J.11 --- r-h _FLOOR V-1-1001 1/4 - SECOND FLOQIL~ ---- - -- - - --- - -- - -- - E--R-~fP~~~~ - 109'-5" lilli Ch FIRST FLOOR _ ___ -160'-0" /1_SQUIHELEMAT-!ON L./ 1/4-1-0 \ Â·_IN CE___ ---- Â·h~ 12 UMITATION OF WARRANn OF AACHITECT'S WORK PRODUCT i---, -1 12 The n,[hIE,dandfu5[onsd-~ConÂ¤! â€¢=Tnn!~9uaranteâ‚¬the ,<:=irec, n~aâ‚¬:alnplet~ne~.g~Â£-,p.oduelhe,elnbeyonde prernplly no#red Fallule I prompl -4 - Alc~lecl ~ su~ ~mcris * b-re ~ Archlecl from anÂ¥ ~secng-!, lo, Ine - 19Â«122--2.. - - STEEL WINDOWS Theuse 0, e~ m,tonnabon be lt d,awn ~, * peanng here - * aeÂ¢ 10â„¢0â€žF~ prâ€žecl ete 1,~u~ s,d in,~naion â€¢esplepu.edenepubal~cn~efeo~isexpres,i,mled,o,uchus, Re.- ~pfocÂ»c- .P,Â¢.â€¢cs=n/â€¢rl,mehod .â€¢â€¢h~eor,n ..... - ....ce .1541/ con*I'll......../.It' pnmm /0, I. n~ I ./ce chi"/gÂ«ns asth.... ry- - mb 12 Ir -re, I *1/%./.c# I.Ined h/MI 'A.-78 ---- -- Â·-- E#Er - ET~1~r Â· __ - - -_ .. _ . ijl~ BUILT-UP PAINTED WOOD FASCIA 0 00 1-]2 -~ 1 - J . p _-f- - MEWII FfiEE f--ro-F_-1_~_c-----i Frifil FRIZ - 1 44*040/ DHR 1 0 9\ lb' 11 i 11 PAINTED WOOD CLAPBOARD SIDING ARCHITECTURE . 66 6/ ) --1 - LE- LIE 1 I T-] t[]1 --2-~- For- 1 El 1 -- ---- iBECHERRY-EREERSOUTH-DRIVE- SUITE 410 DENVER. CO 80209 - --1 - [IJ LIE PAINTED WOOD TRIM TELEPHONE 303 355-2460 1 DETAILS, TYP. : 1 1.11 11 . . . . FACSIMILE 303 355-2546 NEWSECOND er-= . A PROFESSIONAL \\40 - ELOOR - -------__ -_-_- ._ . ~. ,~_ ~ ~ .- .. ._ . ~ . -- WWVÂ¢ DHRARCHITECTURE COM PROJECT 1-1Â¥1 1/4" - WOOD PERGOLA RAFTERS & BEAM KUMIN RESIDENCE 233 WEST HALLAM ST. UL ASPEN, CO ...DI b --3/6 4% CÂ«- I.i ---- I - --- --~EJ -- .Ll-- '2 _1 . . i~- STONE PIERS VW STONE CAP DRAWING NEW HOUSE ELEVATIONS STONE BASE VW STONE CAP SCALE- 1 /4" - I' .rf - 1-W cla FIRST FLOOR ~- ' ---- - ~ ----- 1300" - -- ~ ~~- NO ISSUEDESCRIFmON DATE- ARCHITECTSPROJECTNO.: 1 2012.024.847 2 3 ry@' =1'-0" 4 5 6 A3.1 7 8 9 HPC RESUBMITTAL 6/1 312D13 1 34 O9 PM / -7 / A--1 0 4 1- 11[7.' 1.SM IALT SHINGLE ROOF 12 ~ __ ____ - Â»16/ 12 ////' ///~i /' 12Fhn !*1 fLKE14\. -- 12[7 :-- L -4- - -- 2-- 4 /330 -El li EXISTING HALF-ROUND CUT - - . ..._ - - - , / \1 SHINGLES TO BE PAINTED ~ 7 -7, - I - , t r.- . /. F + 12 / .--- -- -- 120/ ---------------- ...... u--E-- - -- =1 1 PAINTED WOOD SIDING. TRIM AND MSCIA TO MATCH HISTORIC DETAIL rh SECO_ND FLOOR_ - - -- - - --- - r SECOND FLOOR - t 109'-6" -TOES" i - - PAINTED WOOD WIND'.S TO MATCH HISTORIC DETAIL T'YP ------------------5522---%WEEEES-EBA --- ---- ---- ~UX - - 0 - - -- r?JITED WOOD DOOR r-A FIRST_FLOOR 1 FIRST-FLOOR -footo" -- - vii 100'-0 1 NEW WINDOW WELL TO 1 HAVE STONEVENNERAND CAP TO MATCH NEW HOUSE rh LOWER LEVEL Ch LOWER LEVEL i '37.-8Â¥011 ---- - -~ - 1 1 -r ----- 8*Zon- - -- 11 J 1 rh HISTORIC HOUSE NORTH ELEVATION Gh HISTORIC HOUSE EAST ELEVATION 3 U 1/4" = 1-0 tj 1/4= 1-0 HISTORIC HOUSE OBJECTIVE: 1 z RESTORE AND/OR RECREATE HOUSE FOOTPINT, FEATURES AND DETAILS iLl \ WORK TO BE COORDINATED WITH THE HISTORIC PRESERVATION OFFICER AND NEW ASP] 1.ALT SHINGLE ROOF 12 4- 19 . 81-15> / THE HISTORIC PRESERVATION COMMITTEE /fof 14\ . \\\\ 221 /2-7 ~- 12 RESEARCHED TO BE PERIOD-CORRECT TO THE ORIGINAL 1904 STRUCTURE. ALL UMrIATION OF WARnANT-Y OF A~CHrrECT-S WORK PRODUCT - - 1/ 19 .#-hiscongll!~,(.donot~~ranlofgu,rbn~*elnrnaura~anac~nple!Â«essolt~ew,Id<prudud~ere~nbmÂ·ond' 1112 ~ 1 -U -1 2 1 Â©1 - - ie830~blu-- tranpl~~Les ~mis,onMB.I.crepâ€žnce~-fl~dto-*MM* frodudâ„¢Ar=d.a!,me prom. nohiled .iu~lop,01,~myne/&A,~11.dof 9,ChCO~16@nS-0-/Ule~cle#q*--1/* ~4 i wurkpiol,u01,rie,x.l,m--50,01:~e,1&-=bl~~nolorihe/ch- b-*parmestak,ngs,c,a- y, c,n==mienÂ¢,sc~suchl~L~.e AÂ¢~ons~kenw,~uutm,kâ„¢n,ledge,rOCOngnlO~t~A,autect #urin,/~10â„¢Athl,e,5 iâ‚¬13-Uu _ .-_ un Tâ„¢ uEe 01 al, Inronnah# 0~wn or w~en mopean. - ell De â€¢em,tee to ~e ,9- Pmâ€¢(1 9(e . â€¢~Ch sad ~k,maton â€¢bprup--puDI,ce~,c,1-eÂ©Asexp-~,1,~d,0-- .Me.productu~Ip--lemehod .wh*In per swot~blid#dle.tlencongr~/ 011#.Ill./ PC Timeloelepi-,ema./**RAr.'tee- PC'.*r le en'ret, 01 -Inic,m/'on con.Ined.,e,n . prejudlce vi=:~dcunlact#ese~lan:~NICongl-p~, fnce~Ce,~ecfmeacceple~Ceo~s,C re,t,ct,nsa** Ch SECOND FLOOR c...SECOND FLOOR_ - - --\ PAITITED WOOD SIDING, TRIM AND 11 - U C-, FASCIA TO MATCH HISTORIC DETAIL - DHR -------- --- Â»f I 109'-6 L_Â£--- ARCHITECTURE O + 3200 CHERRY CREEK SOUTH DRIVE 9 9 + - PAINTED WOOD WINDOWS TO 1 SUITE 410 DENVER, CO 80209 9 - , TELEPHONE 303 355-2460 - MATCH HiSTORC DETAIL TYP 09/ -- - - i FACSJMILE 303 355-2546 P - 12Â«- --8- Vm'A' DHRARCHITECTURE cOM CORPORATION r INFOR-ION , 1.0.000000 - - KUMIN RESIDENCE R 233 WEST HALL-AM ST. rh FIRST_FLOOR 1 FIRST-FLOOR ASPEN, CO 100;10" 1 ,-73-6010" 1 1 1 ~ 1 NEW WINDOW WELL TO i i TTT1_EL 1 1. HISTORIC HOUSE ELEVATIONS HAVE STONE VENEER AND CAP TO MATCH NEW HOUSE ~ r | 1 1 SCALE 1/4.= 11-01' ISSUEDESCRIPTION DATE: ARCHErncrspRoJECTNO: 1 1 2012.024.847 ' I ' 2 3 4 Ch LOWER LEVEL Ch LOWER LEVEL _- : _- 5 --- 1 -7--- . 00- - 1 1 ~ L....._----_-----------------------! 1 - 6 A HISTORIC HOUSE SOUTH ELEVATION Â® HISTORIC HOUSE WEST ELEVATION 8 LL, 1/4 ir _ l' A .3 - 1-U 1/4" = 1'-0" 9 HPC RESUBMITTAL 6/13/2013 1 34.28 PM 1 0--- A MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sara Adams, Senior Planner THRU: Amy Guthrie, Historic Preservation Officer RE: 233 W. Hallam Street- Conceptual Major Development, On-site relocation, Demolition, FAR Bonus, Variances, public hearing continued from May 22,2013 DATE: June 26,2013 SUMMARY: The subject property is a 9,700 square feet lot that contains a heavily altered 1886 historic landmark with a large non-historic addition. The property is located on the corner of Hallam and Second Streets. The applicant proposes to remove the non-historic addition, to restore the landmark including relocation to its original location, and to construct a new detached single family residence and garage. The applicant requests Conceptual Major Development review, Relocation, Demolition, a 500 square feet FAR Bonus, a Setback Variance and Residential Design Standard Variances. HPC held a worksession for this project in April. HPC continued the hearing on May 22nd with direction to restudy the mass, scale, height and style of the proposed new building. Additional information regarding historic location of the landmark. building code requirements, and onsite tree mitigation was requested of Staff. Staff recommends that HPC continue the public hearing for a restudy of the mass of the new single family residence. APPLICANT: Solomon and Elizabeth Kumin, represented by DHR Architecture and Haas Land Planning. PARCEL ID: 2735-124-35-001 ADDRESS: 233 West Hallam Street, Lots A, B and C, and the West 6.64 feet of Lot d, Block 50, City and Townsite of Aspen, Colorado. ZONING: R-6, Medium Density Residential, Historic Landmark MAJOR DEVELOPMENT (CONCEPTUAL) The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is 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 wil! review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of 1 .. Aspen 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. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shelli be binding upon HPC in regards to the location and form of the 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 of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: The applicant has made some minor revisions to the original design - the height has been lowered, chimneys reduced in number and the roof form of the new buildings changed from a gable to a gambrel. The change in roof style means that the height is over the maximum height limit. The trellis IJ feature was replaced with a solid roof to ,~r -W, HAL 6.A,M=" - - 62'Â«'e create a stronger front porch element. 4/ r. 235Â·3 231-79 222-26 2421 219/7 2/5-/3 211-9 Â· 205 The applicant has updated the restoration b t [, tr-4 11 1 effort to include dormers to the historic t 4% * -" 1 - 41'al r-r r- - home. 4 .915 1 /i,.ft// r k 4033 -ar' L Overall, Staff finds that the changes are .~3- F.2, not meaningful enough. HPC's main 8 5.1 c '1 6 concerns during the May hearing were: $ [729 t--4 Fll 1 --~ I 17---7 0--n " 1 0 restudy mass and scale, change the style 50 to be less neo-classical, restudy the , F- separation between the main house and 41 1 -Â® 1 [2-[1 11!Â»~- '--~-- 1 the garage, break up the ridgeline, etc. *11 A- Z M NO P Q N & The proposed changes to do not fully S /7*.. 3 satisfy these concerns. In addition, the '* -C-- Tt FIRE 4 #4 F. 9 12 1 4 *51 building is well over the height limit. 4 i 'r-- Air=h 1,679 80 [fit-fyi After hearing Staff' s reaction to the , tomi resubmittal, the applicant plans to submit *| ~ 1 1 1 1 1 '34 3% 230,26 226Â·82 222Â· Bi} 2/9 r'/2 ;90Â·# 206 42 202. new drawings by Tuesday. The May 22nd / 2/3 2Â£. 1 . Staff memo is provided below for ..F, 1 ... reference. HPC draft meeting minutes are attached. Staff was asked by HPC to address a few items: 1) Fire protection: A 5 foot separation between the relocated historic home and the adjacent historic home is required. The proposed 7 feet setback is sufficient to not trigger fire protection. 2) Confirm location of historic home: The 1904 Sanborne Map is below. The proposed 7 feet setback appears to be accurate for 233 W. Hallam (shown above as 227-225 W. Hallam on the map). 2 .. 3) Tree protection: Staff met with the Parks Department onsite to discuss tree mitigation and the impacts of the relocation. It is difficult for the Parks Department to give a definitive recommendation without a proper tree removal permit review. However at a conceptual level, the spruce trees are eligible to apply for a tree removal permit and, if granted, will require mitigation. The cottonwood along Hallam Street, in front of where the historic home is proposed to be relocated, is required to remain and be protected as per Parks Department's specifications. Exhibit A - May 22,2013 HPC draft meeting minutes MAY 22, 2013 STAFF MEMO -1 r - ..11 - 1 Staff Response: The applicant proposes to Imâ€¢ - restore the historic landmark to its original k/- 141# 1 , -Â£1~ f 4 31 - location and appearance. 233 W. Hallam is Lf t~~ - +~ t, 14*4 one of the "three sisters" - identical -- i F *I Victorian era residences that sit in a row Iiwplial///IJAF 1-, â€¢111$2 - + .4 along Hallam Street. The applicant IUIT.f / *-71 ' 1. + . 21 1 - -,1Lt 14 1., y _ proposes to use the adjacent buildings a 6 4''t.tgy (both of which have been altered) to guide ~ - 'Â· 2 ~'471*-4 74,~ '1 t-11 the restoration of 233. There are no It . - A. Ir 49 additions proposed to the historic I.~- : v., 4 1 landmark, only a subgrade basement with = two lightwells are proposed. As such, Staff ~1=-- - only addresses the new single family illillillililli/&2;*"-I'JT'll"'ll"Mij/3/Ild .L.- residence in the discussion below. -~. f Site Design: The property is located on a - ~ 0 440' corner lot with two street frontages. The .r- --r new single family residence is proposed to /I4~4 '4~li~ 1 2 be in an L shape around the historic ~-- ~-M - - landmark. The new home is located at the ~*-*fliv - 10 feet front yard setback line which aligns ~ with the historic home. Staff finds that the -a....... location of the new home is appropriate ~ 1 and meets the R-6 zone district -~* requirements. A two car garage and a carport with trellis roof are proposed behind the historic landmark. Both features are detached from the landmark however they create a backdrop behind the historic building as viewed from Hallam Street. The applicant proposes to relocate the historic home on a new basement with two lightwells along the west elevation. Staff is concerned about the impact of the proposed stone veneer and stone cap of the lightwell closest to the front fagade of the landmark and recommends that the 3 .. lightwell closest to Hallam Street be shifted to the south (rear) of the property, away from the front faQade. Staff is concerned that the prominent front door and entry area of the new house is accessed off of Second Street, rather than Hallam Street. Traditionally, and according to the Land Use Code, the front yard faces Hallam Street. Staff recommends that the primary entry be relocated from Second Street to Hallam Street to be consistent with the rest of the block and meet Guidelines 11.2 and 11.4. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. u The front porch should be "functional," in that it is used as a means of access to the entry. u A new porch should be similar in size and shape to those seen traditionally. In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. Mass/Scale: The proposed mass along Hallam Street, adjacent to the historic resource, is much larger than the historic home. The use of gable roof forms and vertical modules mimic the historic home (Guideline 11.6); however the scale of the new residence dwarfs the historic landmark. In addition to the Hallam Street favade, Staff is concerned about the mass of the Second Street fa~ade and finds that it does not meet Guideline 11.3 and 11.5. The Second Steet fa~ade is one 80 feet long gable roof with only two oversized dormers, a trellis/pergola feature, and a small gable roof to break up the mass. A two car garage and a two car carport are proposed behind the historic landmark. The mass and scale of the garage is almost the same width and height as the historic landmark. Staff is concerned about the proposed mass overwhelming the lot. Staff is also concerned about the proposed trellis/pergola feature that wraps around the house along Hallam and Second Streets, and connects the residence to the garage. The amount of trellis/pergola and the heavy stone piers proposed, specifically the Ilallam Street elevation, are not appropriate for a historic landmark property and do not meet Guidelines 11.4 and 11.9. Height: The proposed height of the new residence meet R-6 zone district requirements. The front most gable of the new residence along Hallam Street is similar in height to the historic home; however the majority of the new residence is much taller than the landmark including oversized, heavy stone chimneys: the historic landmark is 19'6" and the new residence is 24'. Staff is very concerned about the height of the new residence and the negative impact on the historic landmark. Overall, Staff finds that the proposed residence is not subordinate to the historic landmark in terms of mass, scale, proportion and height and recommends that the applicant restudy the residence along both Hallam and Second Streets to highlight the historic home rather than distract from it. While this is an issue for Final Review, staff recommends that the applicant look at more traditional porches to replace the proposed trellis/pergola to better relate to the historic 4 .. home but not imitate a historic Victorian. Both the mass and the height of the new residence overwhelm the landmark and relegate it to a secondary structure on the lot which is contrary to the guidelines below: 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. u Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. The primary plane of the front should not appear taller than the historic structure. The front should include a one-story element, such as a porch. 11.5 Use building forms that are similar to those of the historic property. u They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. Flat roofs should be used only in areas where it is appropriate to the context. On a residential structure, eave depths should be similar to those seen traditionally in the context. 11.9 Use building components that are similar in size and shape to those of the historic property. u These include windows, doors and porches. u Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. This blurs the distinction between old and new buildings. Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. ON-SITE RELOCATION The intent of this Chapter 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 well 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. The following standards apply for relocating a historic property as per Section 26.415.090.C of the Municipal Code: C. Standards for the Relocation of Designated Properties Relocation for a building, structure or object will be approved if it is determined that it meets any one ofthe following standards: 5 00 ECU 00 .. 1. It is considered a non-contributing element of a historic district and its relocation will not affect the character of the historic district; 21: 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; or 3. The owner has obtained a Certificate o f Economic 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 Additionally, for approval to relocate all of the following criteria must be met: 1, It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; and 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Staff Response: The applicant proposes to return the historic landmark to its original location according to historic Sanborne Fire Insurance Maps. Staff is supportive of the proposed relocation and the restoration of the relationship between the other landmarks in the block. Staff finds that criterion 4 of the first section and criteria 1-3 of the second section above are met. Staff requests more information about the type, profile and material of the foundation wall to meet Guideline 9.5. Staff also recommends that the applicant provide proof from a contractor or engineer that the building is sound enough to be relocated to meet Guideline 9.1. 9.1 Proposals to relocate a building will be considered on a case-by-case basis. In general, relocation has less of an impact on individual landmark structures than those in a historic district. It must be demonstrated that relocation is the best preservation alternative. Rehabilitation of a historic building must occur as a first phase of any improvements. A relocated building must be carefully rehabilitated to retain original architectural details and materials. u Before a building is moved. a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. u The design of a new structure on the site should be in accordance with the guidelines for new construction. 1 In general, moving a building to an entirely different site or neighborhood is not approved. 6 000 0 .. 9.5 A new foundation should appear similar in design and materials to the historic foundation. u On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character. u Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut of the stone and design of the mortar joints. DEMOLITION It is the intent of this Chapter to preserve the historic and architectural resources that have demonstrated significance to the community. Consequently no demolition of properties designated on the Aspen Inventory of Historic Landmark Site and Structures will be allowed unless approved by the HPC in accordance with the standards set forth in this Section. The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence o f the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance o f the parcel or historic district in which it is located and b. The loss o f the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. Staff Response: The applicant proposes to remove a non-historic addition that was added in the 1950s. Staff is supportive of removing the non-historic additions to the landmark and finds that the review criteria are met. FAR BONUS In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: 7 .. a. The design of the project meets all applicable design guidelines; b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; c. The work restores the existing portion of the building to its historic appearance; d. The new construction is re flective o f the proportional patterns found in the historic building's form, materials or openings; e. The construction materials are of the highest quality; f. An appropriate transition defines the old and new portions o f the building; g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. Staff Response: According to a letter from the property owner in 1992, the historic home was completely remodeled in 1956/57 and the only historic material that remains is the framing. Staff applauds the proposed effort to restore the historic home; however there are a few aspects of the restoration that need to be addressed in order to meet criterion c - that the work restore an existing portion of the building to its historic appearance. The proposed windows in the historic home are not the correct proportion (they are too square and should be more rectangular), which is a detail that HPC may decide to address at Final Review. Staff also recommends that the applicant restore the dormers that are seen in the photographs below. Unfortunately, Staff cannot locate any historic photographs of 233 Hallam. The photographs below are the residence immediately adjacent to 233, but they are the best guide to its restoration. 1 = 1 I ..1 1 f .. - + .& - imAWAV~id,_2Â· , - IF - t - -, 40=62 1 1 1 7' -Â· ~ k 1 -11 1 I l' EE_,- m-*---Ili~--- -1 ./ ' 1 - 1 1-4 \ ?13 15 L 11 9 '11 - 1 1 1 1 , 114' ' ' Iâ€¢Â·4' 44/W '1' - ' 1 I. & 4,-- 1 11% I fs@ 25EEM 46 , 1 1 .2.-:IN..'*141:21 21: 'j>k: li 229.- 111# P 0..-- 1& Staff finds that criteria a, b and d are not met and is not supportive of the requested 500 square feet FAR Bonus. The proposed new residence does not meet the design guidelines and, in Staff' s opinion, needs to be restudied in order to warrant an FAR Bonus. The proposed restoration of the historic home needs to include the dormers on the side elevations and a restudy of the window proportions. In addition. the mass and scale of the new residence overshadows the restoration effort and needs to be more subordinate to the historic residence. 8 .. SETBACK VARIANCES In granting a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character o f the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Response: The applicant proposes a 7 feet side yard setback, where 10 feet is required. According to the Sanborne Map, the applicant proposes to restore the original location of the historic home. Staff is supportive of the setback variance and finds that criterion b is met in that the variance enhances the historic significance of the property and adjoining historic landmarks along Hallam Street. RESIDENTIAL DESIGN STANDARDS 26.410.040.D.1.b. A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6') feet, shall be part of the front faeade. Entry porches and canopies shall not be more than one (1) story in height. 26.410.040.D.2.First story element. All residential buildings shall have a first story street-facing element the width of which comprises at least twenty percent (20%) of the building's overall width and the depth of which is at least six (6) feet from the wall the first story element is projecting from. Assuming that the first story element includes interior living space, the height of the first story element shall not exceed ten (10) feet, as measured to the plate height. A first story element may be a porch or living space. Accessible space (whether it is a deck, porch or enclosed area) shall not be allowed over the first story element; however, accessible space over the remaining first story elements on the front fal:a(le shall not be precluded. All Residential Design Standard Variances, Pursuant to Land Use Code Section 26.410.020(D)(2) must: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints. Staff Response: The applicant proposes to restore the landmark to its original condition. Staff is supportive of the Residential Design Standard Variances for the historic home. 9 .. Staff Recommended points of discussion: 1) Site design a. Shift lightwell away from the front fa~ade of the historic home. b. location o f the primary front door for the new single family home. 2) Mass/Scale/Height a. Restudy proportions o f front favade of new home to better relate to landmark. b. Break up the mass and scale of the Second Street elevation o f new home. c. Reduce mass and scale of the garage. d. Replace the trellis/pergola with a more traditionally inspired front porch feature. 3) Relocation a. Specify the foundation profile, material, style for the historic home. 4) Partial Demolition 5) FAR Bonus a. Staff recommends adding the two dormers to the side elevations as shown in the photographs of the adjacent residence. b. Staff recommends that the window proportions on the historic home be restudied using the photographs of the adjacent residence. c. Staff finds that the project does not meet the design guidelines and recommends restudy to warrant a 500 square feet FAR Bonus. 6) Sideyard Setback Variance a. Staff is supportive of the variance in that it restores the landmark to its original location. 7) 2 Residential Design Standard Variances a. Staff is supportive of the variances for the historic home. The HPC may: â€¢ approve the application, â€¢ approve the application with conditions, â€¢ disapprove the application, or â€¢ continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends HPC continue the application to a date certain for a restudy of the project. Exhibits: A. Relevant HPC Guidelines [provided May 22,2013] B. Application [provided May 22,2013] C. May 22,2013 draft HPC meeting minutes D. Updated drawings dated June 26,2013 10 .. Exhibit A: Relevant HPC Design Guidelines, Conceptual Review 8.3 Avoid attaching a garage or carport to the primary structure. o Traditionally, a garage was sited as a separate structure at the rear of the lot: this pattern should be maintained. Any proposal to attach an accessory structure is reviewed on a case- by-case basis. 9.1 Proposals to relocate a building will be considered on a case-by-case basis. In general, relocation has less of an impact on individual landmark structures than those in a historic district. It must be demonstrated that relocation is the best preservation alternative. Rehabilitation of a historic building must occur as a first phase of any improvements. A relocated building must be carefully rehabilitated to retain original architectural details and materials. 1 Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. u The design of a new structure on the site should be in accordance with the guidelines for new construction. u In general, moving a building to an entirely different site or neighborhood is not approved. 9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the boundaries of its historic parcel. o lf a historic building straddles two lots, then it may be shifted to sit entirely on one ofthe lots. Both lots shall remain landmarked properties. 4 Site the structure in a position similar to its historic orientation. It should face the same direction and have a relatively similar setback. It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 9.5 A new foundation should appear similar in design and materials to the historic foundation. o On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character. 1 Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut of the stone and design of the mortar joints. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. o Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. o Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 11 0 0 9 EEC U .. 11.1 Orient the primary entrance of a new building to the street. o The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern of the site. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. o The front porch should be "functional," in that it is used as a means of access to the entry. o A new porch should be similar in size and shape to those seen traditionally. o In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. u Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. The primary plane o f the front should not appear taller than the historic structure. The front should include a one-story element, such as a porch. 11.5 Use building forms that are similar to those of the historic property. o They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. Flat roofs should be used only in areas where it is appropriate to the context. On a residential structure, eave depths should be similar to those seen traditionally in the context. o Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. 11.9 Use building components that are similar in size and shape to those of the historic property. u These include windows, doors and porches. u Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. This blurs the distinction between old and new buildings. Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. 12 00 000 0 0 ASPEN HI~RIC PRESERVATION CO~ ISSION MINUTES OF MAY 22 2~ ~~ ~ ~ Commissioner, Jay Maytin called the meeting to order at 5:00 p.m. Commissioners in attendance: Nora Berko, Sallie Golden, Patrick Sagal and Jane Hills and Willis Pember. Jamie MeLeod and Ann Mullins were absent. Staff present: Deborah Quinn, Assistant City Attorney Amy Guthrie, Historic Preservation Officer Kathy Strickland, Chief Deputy City Clerk Sara Adams, Senior Planner MOTION: Nora moved to approve the minutes of 4/10/13 second by Jay. All in favor, motion carried. Willis disclosed that he has worked with Allen Richman and Neil Karbank but is not involved with this agenda item 604 W. Main 233 W. Hallam - Conceptual Major Development, Relocation, Partial Demolition, Floor Area Bonus, Residential Design Standards Variances and Setback Variances, Public Hearing Affidavit of Posting - Exhibit I Sara said the project is located on the corner of Hallam and Second Streets. The applicant is requesting relocation ofthe historic resource. Staff is recommending continuance to restudy the size of the new residence. We are ok with the proposed relocation ofthe resource and the partial demolition of the non-historic resource. The relocation puts the house back in its original location. They need a side yard setback variance of 3 feet and staff supports that because they are doing a restoration of the historic house. Staff is concerned about the mass of the new residence and the fact that the entrance is off Second Street. Nothing is attached to the historic resource which is great. The new development is in an L shape and overshadows the preservation of the historic home. They are requesting the 500 square foot bonus. Staff is recommending two dormers be added to the side elevation and restudy the window proportion on the historic home. The proposed new home does not meet the design guidelines. Staff feels the FAR bonus is not earned at this point but there is plenty they can do to get there. They 1 ASPEN HI~RIC PRESERVATION COI~ISSION MINUTES OF MAY 22,2013 need two residential design standards for the historic home basically because it doesn't have a front porch. We wouldn't want them to put a porch on just to meet the design standards. We are in favor ofthose variances. Mitch Hass, Haas Planning Don Ruggels, DHR Architecture Mitch said the house will move to the original site and be restored as a standalone structure. We appreciate how well focused staffs memo was as it helps with what we are addressing. The lot is over 9,000 square feet. Our attempt is to put all of the new development within a new structure rather than adding onto the historic resource. This property sits next to two other historic houses that are almost identical. We refer these houses to the three sisters. We will pick up the house and move it to its original location as a standalone building. The amount of work that will go into this restoration is extensive and we feel warrants the FAR bonus. We are fine with working with staff and making the recommended changes. Our goal is to provide an outstanding preservation effort for this house that the city can be proud of. The bulk and mass on the new structure the house is in the R6 zone and it will be taller than the historic house. This house will also have more square footage. The separation between the buildings is 7 feet between the three of them. The new house is 21 feet away from the historic structure. What you would see is three historic structures next to each other and a 21 foot separation and then the addition. Don said this town has a tremendous maturity due to historic preservation and it is an honor to work here on a house in the West End. Mr. Kumin, the owner has a great sensitivity of historic preservation and the charge is to do whatever we can to honor the three sister buildings. We will work with this to create a proper sequence of the three buildings. They have a family of three children and an extended family that travels with them quite frequently. We have certain requirement that are needed. On the existing geometry of the three sisters have a basic roof form with a gable. We took that form and reversed it and used a hip dormer. The rhythm of the trees is really important in the design. There are two fir trees on the corner. The gable end is slightly wider and higher than the historic houses. Because the trees are very vertical we wanted the windows to also be vertical. The L shape opens its arms and embraces the three sisters. We have met with the arborist and the existing trees will be protected. We will work with the committee on all the details as we want the building to resonate as a building 2 ASPEN HI~RIC PRESERVATION CO~~ISSION MINUTES OF MAY 22, 2013 of its own time. We also looked at a porch but the trellis idea is like the trees with a filtering light. We can also look at a porch if the board feels that is important. This is on a corner site and we wanted to relieve parking on Hallam and have the entrance on Second Street. With the entrance on Second Street it creates less pressure with sidewalks and parking. Nora asked about the chimneys. Don said there is a mechanical room below the garage which reflects one chimney. Nora said her concern is that the size ofthe addition is about 28% bigger than the historic resource. Is there a way to quiet down the size. I feel the historic resource is getting lost and it is behind trees. Don said he is glad to take one chimney off i f that would be pre ferable to the committee. We are always looking for balance and symmetry. One balances out the other. Patrick said because of the trellises the site would be opened up more if the garage was attached to the structure then the east side would have two non- covered areas. Opening it up more to the south would be preferable. Don said we originally had it attached but according to the residential design standards on secondary mass you would have to have some kind of connector Sara said there are different ways to design secondary mass to meet the residential design standards that does not require a linking element or a trellis like this. There are lots of ways to do it. Mitch said guideline 11.3 doesn't necessarily apply to all properties. Here we want the relationship with the other two sister houses that are not on the same site. The houses are 7 to 8 feet apart. We hear loud and clear that we have to address the overall mass and scale. There is 21 feet separation east to west and 20 plus feet separation north to south. Jane said it appears that the applicant is willing to accommodate and work with staffs wishes in order to be able to accomplish the goals. The historic resource is our most important part of the application. 3 ASPEN HI*DRIC PRESERVATION COA ISSION MINUTES OF MAY 22, 2013 Commissioner, Jay Maytin opened the public hearing. Jane Wells: I am the middle historic house ofthe three sisters. I am concerned about the relationship of the three sisters. The 7 feet separation stated by staff is based on the Sanborn information. We have come to the conclusion about what the historic distance was. The relationship of the three is based as being identical but actually I measured the space between the first and seconds and it is 8.4 feet. I also have concern about the two heritage pine trees that have to be removed and the massiveness of the proposed structure. Peter Fornell: I commend the developer for restoring the historic asset. If you don't have ten feet between the buildings you will have to have a one hour fire wall along the east elevation ofthe building. Alex Hill, 214 W. Bleeker- I own one of the sisters. I like the design. My observation is that the scale diminishes the quality of the three historic buildings. Sara said she received a letter from Philip and Susan West - Exhibit H - They are pleased that the historic structure is being restored. The concern is the size of the new house and they are opposed to the 500 square foot bonus. A very large home in that location will detract from the character of our block and the neighborhood. Nora pointed out that our charge is to protect the size and scale of the neighborhood and we don't have a lot of opportunity to that anymore and here is a place we could. Jane said she would like to see this continued and I'm excited to see the next phase. We have a great opportunity to restore the asset. Tree mitigation with the City of Aspen is a continued issue. Willis commented that the guidelines are derived from Victorian typology and 19th century. I am a little concerned about the inconsistency in the presentation with regard of talking of its time. The west elevation has brought a lot of commentary with the long bar and relentless ridgeline. Maybe look at a more fractured volume. I see Williamsburg here and 18th 4 ASPEN HIN'ORIC PRESERVATION CO~ISSION MINUTES OF MAY 22, 2013 century architecture. It looks a little too neoclassical. We don't want to replicate architecture and we don't want Williamsburg. Sallie suggested studying the distances between the houses to whatever is correct. Also check on the firewall statement by Peter Fornell. You need to look at mass and scale. I appreciate the separation between the garage and the house. Commissioner, Jay Maytin closed the public comment section of the agenda itern. Jay asked the applicant to provide the accurate measurement between all three sisters. The mass and scale of the garage and new house needs some work. Pulling the house back so that the site line is correct is important and also moving the second floor mass from the same corner, the northwest corner of the property. The representation of the light wells and dormers are appropriate. I am ok with the residential design standards for the porches. We also need to know if the large pine trees are going to be removed and we need something from the Parks department with regard to the trees. The main reason for continuation to me is the trellis. I also have an issue with the large skylight and light pollution. Don said he is open to addressing what each commissioner brought up. I will work on the mass and we will look at the skylight more closely. I am not sure what the board likes, the trellis or porch? Jay said we need a definitive statement whether you want the trellis or the porch. Patrick said in this case the trellis is considered mass. Willis said he doesn't feel light pollution is in our purview and the skylight doesn't bother him. Jay said the skylight is fenestration for final review. MOTION: Jay moved to continue 233 W. Hallam until June 26th , second by Patrick. All in favor, motion carried. 604 W. Main - Historic Landmark Lot Split, Demolition of Sheds, setback Variances, Public Hearing 5 COMMUNITY DEVELOPMEkif .r- TE 132 S.GALEM STREET ASPEN, CO 81611 t.nv Liberty 'i.1 1 FOREVER M DOUBLE D CONDO ASSOC 300 W BLEEKER ST ASPEN, CO 81611 NFN NIXIE 802 DE 1 UU 93/ 14/ 15 0Â·. r RETURN TO SENDER NO SUCH NUMBER !/ .1.0. - 1- 7 C n D :12 A O r.~ 1/ i-I ./ .... I. EC: 81611190230 *0620- 04320-14- 13~ 81611@1902 i!;:ligit!1:11;;iti!!:ili!;:Al!1,!ili!:;:2;!il;;11;1!i:;!te!i! PUBLIC NOTICE RE: 233 W. HALLAM STREET- CONCEPTUAL MAJOR DEVELOPMENT, RELOCATION, PARTIAL DEMOLITION, FAR BONUS AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, May 22, 2013, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, in Council Chambers, City Hall, 130 S. Galena St., Aspen. HPC will consider an application submitted by DHR Architects, on behalf of owners Solomon and Elizabeth Kumin~ 72 Cummings Point Rd., Stamford, CT 06902. The applicant requests Conceptual Major Development, Relocation, Demolition, a 500 square foot FAR Bonus and Variances to relocate, partially demolish and restore the historic home located at 233 W. Hallam and construct a new detached single family residence. Three Residential Design Standard Variances are requested for the historic home regarding the size and depth of the front porch and secondary mass. A 3 feet east side yard setback variances is requested for the historic home where 7 feet is provided and 10 feet is required. The property is legally described as Lots A, B and C, and the west 6.64 feet of Lot D, Block 50, City and l ownsize of Aspen, PID # 2735-124-35-001. For further information, contact Sara Adams at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429-2778, sara.adams@cityofaspen.com. s/Ann Mullins Chair, Aspen Historic Preservation Commission Published in the Aspen Times on May 2,2013 City of Aspen Account . . r--EXHIBIT~' AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE----- ADDRESS OF PROPERTY: 2.3 3 LA. hi a, 1 { a n,-1 , Aspen, CO SCHEDULED PUBLIC HEARING DATE: Weines ola~ Kyla 7 2-1- ,201_3 STATE OF COLORADO ) ) SS. County of Pitkin ) I, Jok Jacoloson #o,n Haqi Lard Plann 6,6 c 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) of the Aspen Land Use Code in the following manner: 004â‚¬eY Publication of notice: By the publication in the legal notice section of an official 0-rY paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. J Posting of notice: 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. S~id notice was posted at least fifteen (15) days prior to the public hearing on the 7 r day of /Ma l, , 20 /3, to and including the date and time of the public hearing. A ithotograph of the posted notice (sign) is attached hereto. ~ Mailing of notice. 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 fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the 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 of the owners and governmental agencies so noticed is attached hereto. Bj~A Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary. including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) .. A ~ A Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAs or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. A ~R 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 shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. WA â‚¬gnature ~~ ~ ~- The foregoing "Affidavit of Notice" was acknowledged before me this 21 day of MfliA , 20 jo,by 380 34 09643-'~~ WITNESS MY HAND AND OFFICIAL SEAL ~MY COMMISSION EXPIRES-ET 4,2016| 64Â·fe*U)4</ CAITLIN STROTHERBOYCE NOTARY PUBLIC STATE OF COLORADO Mycommission expires: 3ft. 9-,00/9 NOTARY ID 20124057288 ~ Notary Public 0 ATTACHMENTS AS APPLICABLE: â€¢ COPY OF THE PUBLICATION â€¢ PHOTOGRAPH OF THE POSTED NOTICE (SIGN) â€¢ LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL â€¢ APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. Â§24-65.5-103.3 .. PUBLIC NOTICE RE: 233 W. HALLAM STREET- CONCEPTUAL MAJOR DEVELOPMENT, RELOCATION, PARTIAL DEMOLITION, FAR BONUS AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, May 22,2013, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, in Council Chambers, City Hall, 130 S. Galena St., Aspen. HPC will consider an application submitted by DLIR Architects, on behalf of owners Solomon and Elizabeth Kumin, 72 Cummings Point Rd., Stamford, CT 06902. The applicant requests Conceptual Major Development, Relocation, Demolition, a 500 square foot FAR Bonus and Variances to relocate, partially demolish and restore the historic home located at 233 W. Hallam and construct a new detached single family residence. Three Residential Design Standard Variances are requested for the historic home regarding the size and depth of the front porch and secondary mass. A 3 feet east side yard setback variances is requested for the historic home where 7 feet is provided and 10 feet is required. The property is legally described as Lots A, B and C, and the west 6.64 feet of Lot D, Block 50, City and Townsite of Aspen, PID # 2735-124-35-001. For further information, contact Sara Adams at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429-2778, sara.adams@cityofaspen.com. s/Ann Mullins Chair, Aspen Historic Preservation Commission Published in the Aspen Times on May 2,2013 City of Aspen Account I Easy PeelÂ® Labels ~ A I Bend along line to ~ AVERYÂ® 5160Â® 1 Use AveryÂ® Template 5160Â® ' Feed Paper expose Pop-up Edgeâ„¢ A 1. 201 WEST HALLAM HOLDINGS LLC 212 N SECOND ST LLC 323 W HALLAM LLC 10% 500 S DIXIE HWY #201 509 GUISANDO DE AVILA #201 201 N MILL ST #203 CORAL GABLES, FL 33146 TAMPA, FL 33613 ASPEN, CO 81611 330 WEST BLEEKER STREET LLC ARGON LLC ASPEN DRAGONFLY PARTNERS 11 LLC PO BOX 2028 533 E HOPKINS AVE 3RD FL 405 PARK AVE 6TH FL ASPEN, CO 81612 ASPEN, CO 81611 NEW YORK, NY 10022 BLANK JEFFREY C TRST 3 FBO 50% BERMAN RONALD REV TRUST BLANK JEFFREY C TRST 2 FBO 40% JOHNSON & REPUCC] LLP 27 N WACKER DR #518 201 N MILL ST #203 2521 BROADWAY STE A CHICAGO, IL 60606 ASPEN, CO 81611 BOULDER, CO 80304 CITY OF ASPEN BLEVINS J RONALD & PHYLLIS M BRADLEY EDWARD W & JANIE G ATTN FINANCE DEPT 310 W BLEEKER ST 3002 S LIPSCOMB 130 S GALENA ST ASPEN, CO 81611 AMARILLO, TX 79109 ASPEN, CO 81611 DEWOLF MARGARET LEE TRUST 81% DH ASE LLC DILLON DEE E 223 W BLEEKER ST 2711 CENTERVILLE RD # 400 1044 ROOKWOOD DR ASPEN, CO 81611 WILMINGTON, DE 19808 CINCINNATI, OH 45208 DOUBLE D CONDO ASSOC ELKINS LESLIE KEITH TRUST GLICKMAN ADAM 300 W BLEEKER ST 1001 FANNIN #700 PO BOX 1207 ASPEN, CO 81611 HOUSTON, TX 77002 ASPEN, CO 81612 GUNGOLL CARL E EXPLORATION LLC HOUSTON TRUST CO JOSEPH RUSSELL C & ELISE E 6 NE 63RD ST #300 1001 FANNIN #700 3257 INWOOD DR OKLAHOMA CITY, OK 73105 HOUSTON, TX 77002 HOUSTON, TX 77019 KETTELKAMP GRETTA M KINNEY STEPHEN J & SUSAN M LANDEN DIANE NOLAN 3408 MORRIS AVE 136 E MICHIGAN AVE #1201 202 WEST 19TH ST PUEBLO, CO 81008 KALAMAZOO, MI 49007 EL DORADO, AR 71730 M D W ENTERPRISES INC MELVIN JAMES R JR & ISABEL MOORE DIANE 233 W BLEEKER ST 304 W HALL-AM AVE 303 W FRANCIS ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 MULKEY DAVID A & LAURA NATHAN REVOCABLE TRUST NOLAN WILLIAM C 111 2860 AUGUSTA DR 718 N LINDEN DR 202 WEST 19TH ST LAS VEGAS, NV 89109 BEVERLY HILLS, CA 90210 EL DORADO, AR 71730 1. 1 1 Etiquettes faciles A peler Repliez & la hachure afin de ; www.avery.com 1 Sens de Utilisez le gabarit AVERYÂ® 5160Â® , charaement rav@ler le rebord Pop-upâ„¢ j 1-800-GO-AVERY 1 Easy PeelÂ® Labels A 0 Bend along line to ~ ~ Use AveryÂ® Template 5160Â® ' Feed Paper expose Pop-up Edgeâ„¢ A * AVERYÂ® 5160Â® ~ PEARLSTONE ESTHER S PESIKOFF DAVID & SARAH POTVIN FAMILY TRUST PO BOX 8750 1811 NORTH BLVD 320 W BLEEKER ST ASPEN, CO 81612 HOUSTON, TX 77098 ASPEN, CO 81611 SANDS KINNEY LP SAX JOEL SEWELL CARL & PEGGY 307 W FRANCIS ST 303 W FRANCIS ST 3860 W NORTHWEST HWY #102 ASPEN, CO 81611 ASPEN, CO 81611 DALLAS, TX 75220 SKILOFT LLC STEVENS BRUCE 95.75% STILWELL REED & CLAIRE 11 GREENWAY PLAZA #2000 214 W BLEEKER ST 191 UNIVERSITY BLVD #714 HOUSTON, TX 77046 ASPEN, CO 81611 DENVER, CO 80206 VIBA LLC TOLER MELANIE S TRUST TYROL APARTMENTS LLC PASEO DE PRIMACERAS 20-9 6400 S CLIPPINGER DR 200 W MAIN ST CUAJIMALDA DE MORELOS CINCINNATI, OH 45243 ASPEN, CO 81611 05127 MEXICO DF, VICENZI GEORGE A TRUST WELLS JONATHAN R & JANE I WEST HALLAM LLC PO BOX 2238 15 E 26TH ST 2901 SW 149 AVE STE 400 ASPEN, CO 81612 NEW YORK, NY 10010 MIRAMAR, FL 33027 WEST PHILLIP N & SUSAN J TRUSTEES WHIPPLE RALPH U & LYNNE C 1674 LAS CANOAS RD 24 MIDDLE DR SANTA BARBARA, CA 93105 PLANDOME, NY 11030-1415 Etiquettes faciles A peler i A ' Repliez & la hachure afin de 1 www.avery.com 1 Sens de Utilisez le gabarit AVERYÂ® 5160Â® 1 charaement rav@ler le rebord Pop-upâ„¢ 1 1-800-GO-AVERY j , LL.4 a 4 =UIWI .9./....IMI'llgilli -1 . I ./#Jil"LgiA//**Tr)elli.'11.LLLII 9 4. W .I I , F 1. I.- - I --W - ': 4,16rk. -7-71 2 â€¢ FIES=-- - J~ - 72'14- . 1-- - PUBLIC NOTICE - t.=MeT#1- --:6' j'i- ?4~ 0,9- -1 Date: VVed May 22 2013 4 .1 11 -4 . Ti me: 5pm : W Place: Council Chambers Aspen City Hall,130 S Galena St Purpose: .04:- , HPC is asked to review Conceptual , Major Development Relocation, ..L- 4 j .. 1 Demolition FAR Bonus & Variances ;i /1.. to restore the historic home & build a ~ ....= ' 44. 0 '6 .... new detached residence Three .4 1 1. 't â€¢, â€¢ 1. /.1 . f Residential Design Standard 49.-3- ..7 1 11*44 1% M 1 t . 1 Variances regarding porches and 5*1,# v E Â§03 secondary mass. and a 3 ft east side ~ 14 - 4 e +D I *f .. .. ' 'rk.4&... pard setback variance is requested F 1 4/ for the historic horne The applicants ~3 are Solomon and Elizabeth Kumin ~ * 0:0 i F=e ; t 72 Cummings Point Rd F *. .il#t.19 I. ' .... Stamford CT 06920 represented # 0 .7 2 '429 r .. 9-4, by DHR Architects and Haas Land k W.. 1- 9 a , I 't '99 j -4 c !40% i 14. , ... .2. 1 Mi. 4: ti: 4 i .Â·.Â·. ... Planning LLC The properly ~ ... .. . 1 7 1 7 : address is 233 West Hallam ... Â· v *-- '>14--r/ i , t Street and its legal descriplion is . ,â€ž i ' 9 l.. 4 -11. 44 Lots A B and C, and the west 6 64 feet of Lot D Block 50 City & j. Towns,te of Aspen State of Colorado Parcel ID 2735-124-35-001 For more information please 1 CpI.; contact Aspen Planning OMce - 970/920/5090 or sara adams@cityofaspen com t 6. f 'A <, 1 2 P ' 1 2. . .4. -1 :'mil , 11 4 ,-. %'11* I ~Â»L A Â·27 '1 1.6 f . 0 0 1 ....\ 4 * ' I . '. Al , 11 ,-6 P '4- V' . A . 146 2 ji '.nt 'P * .. AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 2 3.6 W . -Mall a.,1,n E~- , Aspen, CO SCHEDULED PUBLIC HEARING DATE: hydd N-Â»j 21 , 2013 STATE OF COLORADO ) ) SS. County of Pitkin ) 4 6*K? 4 13Â»-1 (name, please print) being or representing an Applicant to the City Â·of Aspen5 Colorado, hereby personally certify that I have complied-with the public notice requirements of Section 26.304.060 1 (E) of the Aspen Land Use Code in the following manner: c'~ Publication ofnotice. By the publication in the legal notice section of an officii paper or a paper of general circulation in the City of Aspen at least fifteen (15) * I days pior to the public hearing. A copy ofthe publication is attached hereto. Posting of notice: 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 fifteen (15) days prior to the public hearing and was continuously visible from the Â· day of , 20 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice, By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) ofthe Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or miied by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the 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 of the 0-wners and governmental agencies so noticed is attached hereto. (Continued on next page) .. Rezoning or text amendment: Whenever the official zoning district map is in ally 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 o fowners o freal property inthe area ofthe proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the Ablic bearing on such amendments. Â£/t - 1> C-\ Signature The foregoing "Affidavit of Notice" was acknowledged before me this 2 day of M-,Â©7 _ , 2013 by .7,1Â¥~ojÂ·,4 Scc.e--~1 WITNESS MY HAND AND OFFICIAL SEAL My commission expires: 6.-7 7-Fe t H 1 LINDA M. i Â£ 4 1 MANNING j i h i ANk *14 AL/kUU C ' St I. ..:e Wotary Public Cy C* COS,- l My Commission Expires 03/29/2014 ATTACHMENTS AS APPLICABLE: * COPY OF THE PUBLICATION * PHOTOGRAPH OF THE POSTED NOTICE (SIGN) * LIST OF THE OWNERS AND GOVERNMENT AGENGIES NOTIED BY MAIL * APPLICANT CERTICICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. Â§24-65.5-103.3 ~ 32 9% ~ Oj P~~RFO.2-9 4 2OFE}-EE <Om ~=ro=[3 4-2---221 14 1 84 '063@02*32%3~2*2%5;i#g~#&38 8*Zm ~lf ~- ~*Zcs-2-11 212*528<01~.62.3-(D 8;023 1 1\1 - O.*iÂ®O.J , #-09/0-bang/w-MI#022-3,-9-93.ind 80% 1 SVREN:P,3&3/a#*RE@:21*23*. .pÂ» 1 ~ _ 3 ' .2 32 6 Z :&<2 ER#21921:123 Fieal 3 3@El@ 1 2%*O% iw: itz@ 2 Zbi@ 1 f2$%36il32B 5/52/flisaf:i 03Â§ 1 5-ged&-Jig 5 gme -*1=Â§32069*220*52-C~~2i22~J~1*GE ::2 .Â®02Â¤-a----- a.zo,u'28'09-2345':m . 198.92%:Rt:29'9982*:539:22 21, L [80*.*M'EL g XeIN uo *IMeeM SeLU!1 uedsv 041 u! pe49!Iq missIUUWOO UotleAJ@90-43 01/Ols,H ued 0)Ue!Je ~E REBY e.luepi ell ful Â· 151) J . e rE@Â«p-1 tuali_ RE: 233 W. HALLAM STREET Because we are unable to be in Aspen for the public hearing tonight, we submit this letter to Sara Adams to be read for us. We have owned our home at 215 W. Hallam Street since 1992, longer than any other residents on the block. During the last twenty-one years our block has changed drastically. All of the nice elderly neighbors have died or sold their homes to retire elsewhere. At least three properties have been demolished and replaced. In most cases the new structures have maintained the character of the West End neighborhood beautifully. We have studied the proposed plans for 233 W. Hallam and are pleased that the historic structure will be restored. A worry for us is the size of the proposed main house at 233 W. Hallam. We oppose the 500 square foot FAR Bonus and Variance requested on the basis that a very large home in that location will only further detract from the charming and historic character of our block and neighborhood. Respectfully submitted, Phillip and Susan West .. RE: 233 W. HALLAM STREET Because we are unable to be in Aspen for the public hearing tonight, we submit this letter to Sara Adams to be read for us. We have owned our home at 215 W. Hallam Street since 1992, longer than any other residents on the block. During the last twenty-one years our block has changed drastically. All of the nice elderly neighbors have died or sold their homes to retire elsewhere. At least three properties have been demolished and replaced. In most cases the new structures have maintained the character of the West End neighborhood beautifully. We have studied the proposed plans for 233 W. Hallam and are pleased that the historic structure will be restored. A worry for us is the size of the proposed main house at 233 W. Hallam. We oppose the 500 square foot FAR Bonus and Variance requested on the basis that a very large home in that location will only further detract from the charming and historic character of our block and neighborhood. Respectfully submitted, Phillip and Susan West 0 lA MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sara Adams, Senior Planner THRU: Amy Guthrie, Historic Preservation Officer RE: 233 W. Hallam Street- Conceptual Major Development, On-site relocation, Demolition, FAR Bonus, Variances, DATE: May 22, 2013 SUMMARY: The subject property is a 9,700 square feet lot that contains a heavily altered 1886 historic landmark with a large non-historic addition. The property is located on the corner of Hallam and Second Streets. The applicant proposes to remove the non-historic addition, to restore the landmark including relocation to its original location, and to construct a new detached single family residence and garage. The applicant requests Conceptual Major Development review, Relocation, Demolition, a 500 square feet FAR Bonus, a Setback Variance and Residential Design Standard Variances. HPC held a worksession for this project in April. Staff recommends that HPC continue the public hearing for a restudy of the mass of the new single family residence. APPLICANT: Solomon and Elizabeth Kumin, represented by DHR Architecture and Haas Land Planning. PARCEL ID: 2735-124-35-001 ADDRESS: 233 West Hallam Street, Lots A, B and C, and the West 6.64 feet of Lot d, Block 50, City and Townsite of Aspen, Colorado. ZONING: R-6, Medium Density Residential, Historic Landmark MAJOR DEVELOPMENT (CONCEPTUAL) The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares u report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is 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. The HPC may approve, disapprove, approve 1 .. with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the 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 of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: The applicant proposes to ~. .,â€žj*~ 17 13 1 -- UAN restore the historic landmark to its original ~ 4 121 location and appearance. 233 W. Hallam is - tru 71 v#.4Â£ 9 1 QLiz*1-Â·1~7Tv *B one of the "three sisters" - identical r, 4. 4.-x,-9 Victorian era residences that sit in a row W. V.+ 4- f '3 -4~. A+V 1 1 .~/?1 ~ along Hallam Street. The applicant -- # -A-Lp i)-I. proposes to use the adjacent buildings - (both of which have been altered) to guide Â· Â· Â·*0â‚¬4hv / I F/*5 8.-12.94.1,4. the restoration of 233. There are no ' - : /5-= 31:4.' ' ~Â· 1. . additions proposed to the historic . landmark, only a subgrade basement with 1-* â€ž.. 1 1 two lightwells are proposed. As such, Staff . 1 3, ' .2 1., --- '*4- 5 +4 , only addresses the new single family - residence in the discussion below. '4' e I . Â¥ Site Design: The property is located on a 3Â£2Â° corner lot with two street frontages. The 1,15 %3 4 Â¥ . new single family residence is proposed to ~ 9,~ .. be in an L shape around the historic . '.1-m,1~~24 landmark. The new home is located at the ' 10 feet front yard setback line which aligns with the historic home. Staff finds that the -- 85/13#2013 location of the new home is appropriate and Ineets the R-6 zone district requirements. A two car garage and a carport with trellis roof are proposed behind the historic landmark. Both features are detached from the landmark however they create a backdrop behind the historic building as viewed from Hallam Street. The applicant proposes to relocate the historic home on a new basement with two lightwells along the west elevation. Staff is concerned about the impact of the proposed stone veneer and stone cap of the lightwell closest to the front fagade of the landmark and recommends that the lightwell closest to Hallam Street be shifted to the south (rear) of the property, away from the front fagade. 2 .. Staff is concerned that the prominent front door and entry area of the new house is accessed off of Second Street, rather than Hallam Street. Traditionally, and according to the Land Use Code, the front yard faces Hallam Street. Staff recommends that the primary entry be relocated from Second Street to Hallam Street to be consistent with the rest of the block and meet Guidelines 11.2 and 11.4. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. u The front porch should be "functional," in that it is used as a means of access to the entry. u A new porch should be similar in size and shape to those seen traditionally. In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. Mass/Scale: The proposed mass along Hallam Street, adjacent to the historic resource, is much larger than the historic home. The use of gable roof forms and vertical modules mimic the historic home (Guideline 11.6); however the scale of the new residence dwarfs the historic landmark. In addition to the Hallam Street fÂ®ade, Staff is concerned about the mass of the Second Street fagade and finds that it does not meet Guideline 11.3 and 11.5. The Second Steet fagade is one 80 feet long gable roof with only two oversized dormers, a trellis/pergola feature, and a small gable roof to break up the mass. A two car garage and a two car carport are proposed behind the historic landmark. The mass and scale of the garage is almost the same width and height as the historic landmark. Staff is concerned about the proposed mass overwhelming the lot. Staff is also concerned about the proposed trellis/pergola feature that wraps around the house along Hallam and Second Streets, and connects the residence to the garage. The amount of trellis/pergola and the heavy stone piers proposed, specifically the Hallam Street elevation, are not appropriate for a historic landmark property and do not meet Guidelines 11.4 and 11.9. Height: The proposed height of the new residence meet R-6 zone district requirements. The front most gable of the new residence along Hallam Street is similar in height to the historic home; however the majority of the new residence is much taller than the landmark including oversized, heavy stone chimneys: the historic landmark is 19'6" and the new residence is 24'. Staff is very concerned about the height of the new residence and the negative impact on the historic landmark. Overall, Staff finds that the proposed residence is not subordinate to the historic landmark in terms of mass, scale, proportion and height and recommends that the applicant restudy the residence along both Hallam and Second Streets to highlight the historic home rather than distract from it. While this is an issue for Final Review, staff recommends that the applicant look at more traditional porches to replace the proposed trellis/pergola to better relate to the historic home but not imitate a historic Victorian. Both the mass and the height of the new residence overwhelm the landmark and relegate it to a secondary structure on the lot which is contrary to the guidelines below: 3 .. 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. u Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. The primary plane of the front should not appear taller than the historic structure. The front should include a one-story element, such as a porch. 11.5 Use building forms that are similar to those of the historic property. u They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. Flat roofs should be used only in areas where it is appropriate to the context. On a residential structure, eave depths should be similar to those seen traditionally in the context. 11.9 Use building components that are similar in size and shape to those of the historic property. o These include windows, doors and porches. 1 Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. This blurs the distinction between old and new buildings. Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. ON-SITE RELOCATION The intent of this Chapter 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 well 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. The following standards apply for relocating a historic property as per Section 26.415.090.C of the Municipal Code: C. Standards for the Relocation of Designated Properties Relocation for a building, structure or object will be approved if it is determined that it meets any one ofthe following standards: 1. It is considered a non-contributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; QI 4 0 0 000 0 0 .. 3. The owner has obtained a Certificate of Economic 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 Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; and 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Staff Response: The applicant proposes to return the historic landmark to its original location according to historic Sanborne Fire Insurance Maps. Staff is supportive of the proposed relocation and the restoration of the relationship between the other landmarks in the block. Staff finds that criterion 4 of the first section and criteria 1 - 3 of the second section above are met. Staff requests more information about the type, profile and material of the foundation wall to meet Guideline 9.5. Staff also recommends that the applicant provide proof from a contractor or engineer that the building is sound enough to be relocated to meet Guideline 9.1. 9.1 Proposals to relocate a building will be considered on a case-by-case basis. In general, relocation has less of an impact on individual landmark structures than those in a historic district. It must be demonstrated that relocation is the best preservation alternative. Rehabilitation of a historic building must occur as a first phase of any improvements. A relocated building must be carefully rehabilitated to retain original architectural details and materials. o Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. u The design of a new structure on the site should be in accordance with the guidelines for new construction. 1 In general, moving a building to an entirely different site or neighborhood is not approved. 9.5 A new foundation should appear similar in design and materials to the historic foundation. u On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character. u Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut of the stone and design of the mortar joints. 5 000 0 .. DEMOLITION It is the intent of this Chapter to preserve the historic and architectural resources that have demonstrated significance to the community. Consequently no demolition of properties designated on the Aspen Inventory of Historic Landmark Site and Structures will be allowed unless approved by the HPC in accordance with the standards set forth in this Section. The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. Staff Response: The applicant proposes to remove a non-historic addition that was added in the 1950s. Staff is supportive of removing the non-historic additions to the landmark and finds that the review criteria are met. FAR BONUS In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; c. The work restores the existing portion of the building to its historic appearance; d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; e. The construction materials are o f the highest quality; 6 .. f. An appropriate transition defines the old and new portions of the building; g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. Staff Response: According to a letter from the property owner in 1992, the historic home was completely remodeled in 1956/57 and the only historic material that remains is the framing. Staff applauds the proposed effort to restore the historic home; however there are a few aspects of the restoration that need to be addressed in order to meet criterion c - that the work restore an existing portion of the building to its historic appearance. The proposed windows in the historic home are not the correct proportion (they are too square and should be more rectangular), which is a detail that HPC may decide to address at Final Review. Staff also recommends that the applicant restore the dormers that are seen in the photographs below. Unfortunately, Staff cannot locate any historic photographs of 233 Hallam. The photographs below are the residence immediately adjacent to 233, but they are the best guide to its restoration. ru =.p----.v> : ..:*..,1, p ,~ a'..1. * i. . -i,A*Il/"17 4# 414 14 Â· 9..41-M. F '1~1~ ,-1, 0 91. , F 9/ 4/I~=~-/iLi.Jiliftr -- =29- a . 1 '. 1. * J -itililiprig , 72 P . 6/ 121-,F-*-T-i,~-pd-~ . r 0 -1 - r-, fÂ¢*9 ,..4 :.4***09- -; In 4 F ,%3â„¢, - Staff finds that criteria a, b and d are not met and is not supportive of the requested 500 square feet FAR Bonus. The proposed new residence does not meet the design guidelines and, in Staff' s opinion, needs to be restudied in order to warrant an FAR Bonus. The proposed restoration of the historic home needs to include the dormers on the side elevations and a restudy of the window proportions. In addition, the mass and scale of the new residence overshadows the restoration effort and needs to be more subordinate to the historic residence. SETBACK VARIANCES In granting a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character of the historic property or district; and/or 7 f ,/ 1-5 - -2 1 11!11[lt[[{11 .. b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Response: The applicant proposes a 7 feet side yard setback, where 10 feet is required. According to the Sanborne Map, the applicant proposes to restore the original location of the historic home. Staff is supportive of the setback variance and finds that criterion b is met in that the variance enhances the historic significance of the property and adjoining historic landmarks along Hallam Street. RESIDENTIAL DESIGN STANDARDS 26.410.040.D.1.b. A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6') feet, shall be part of the front facade. Entry porches and canopies shall not be more than one (1) story in height. 26.410.040.D.2.First story element. All residential buildings shall have a first story street-facing element the width of which comprises at least twenty percent (20%) of the building's overall width and the depth of which is at least six (6) feet from the wall the first story element is projecting from. Assuming that the first story element includes interior living space, the height of the first story element shall not exceed ten (10) feet, as measured to the plate height. A first story element may be a porch or living space. Accessible space (whether it is a deck, porch or enclosed area) shall not be allowed over the first story element; however, accessible space over the remaining first story elements on the front fa~ade shall not be precluded. All Residential Design Standard Variances, Pursuant to Land Use Code Section 26.410.020(D)(2) must: a) Provide an appropriate design or pattern o f development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints. Staff Response: The applicant proposes to restore the landmark to its original condition. Staff is supportive of the Residential Design Standard Variances for the historic home. Staff Recommended points of discussion: 1) Site design a. Shift lightwell away from the front faâ„¢le of the historic home. b. location of the primary front door for the new single family home. 2) Mass/Scale/Height 8 .. a. Restudy proportions of front faga(le of new home to better relate to landmark. b. Break up the mass and scale of the Second Street elevation of new home. c. Reduce mass and scale of the garage. d. Replace the trellis/pergola with a more traditionally inspired front porch feature. 3) Relocation a. Specify the foundation profile, material, style for the historic home. 4) Partial Demolition 5) FAR Bonus a. Staff recommends adding the two dormers to the side elevations as shown in the photographs of the adjacent residence. b. Staff recommends that the window proportions on the historic home be restudied using the photographs of the adjacent residence. c. Staff finds that the project does not meet the design guidelines and recommends restudy to warrant a 500 square feet FAR Bonus. 6) Sideyard Setback Variance a. Staff is supportive of the variance in that it restores the landmark to its original location. 7) 2 Residential Design Standard Variances a. Staff is supportive of the variances for the historic home. The HPC may: â€¢ approve the application, â€¢ approve the application with conditions, â€¢ disapprove the application, or â€¢ continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends HPC continue the application to a date certain for a restudy of the project. Exhibits: A. Relevant HPC Guidelines B. Application Exhibit A: Relevant HPC Design Guidelines, Conceptual Review 8.3 Avoid attaching a garage or carport to the primary structure. o Traditionally, a garage was sited as a separate structure at the rear of the lot; this pattern should be maintained. Any proposal to attach an accessory structure is reviewed on a case- by-case basis. 9.1 Proposals to relocate a building will be considered on a case-by-case basis. 9 .. In general, relocation has less of an impact on individual landmark structures than those in a historic district. It must be demonstrated that relocation is the best preservation alternative. Rehabilitation of a historic building must occur as a first phase of any improvements. A relocated building must be carefully rehabilitated to retain original architectural details and materials. u Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. u The design of a new structure on the site should be in accordance with the guidelines for new construction. u In general, moving a building to an entirely different site or neighborhood is not approved. 9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the boundaries of its historic parcel. o If a historic building straddles two lots, then it may be shifted to sit entirely on one o f the lots. Both lots shall remain landmarked properties. Site the structure in a position similar to its historic orientation. It should face the same direction and have a relatively similar setback. It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 9.5 A new foundation should appear similar in design and materials to the historic foundation. u On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character. o Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut of the stone and design o f the mortar joints. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. 1 Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. o Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 11.1 Orient the primary entrance of a new building to the street. o The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern of the site. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. u The front porch should be "functional," in that it is used as a means of access to the entry. u A new porch should be similar in size and shape to those seen traditionally. 10 CO f 000 U .. u In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. o Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. The primary plane of the front should not appear taller than the historic structure. The front should include a one-story element, such as a porch. 11.5 Use building forms that are similar to those of the historic property. u They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. Sloping roo fs such as gable and hip roo fs are appropriate for primary roof forms. Flat roofs should be used only in areas where it is appropriate to the context. On a residential structure, eave depths should be similar to those seen traditionally in the context. u Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. 11.9 Use building components that are similar in size and shape to those of the historic property. u These include windows, doors and porches. u Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. This blurs the distinction between old and new buildings. Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. 11 EC C O O C C .. HAAS LAND PLANNING, LLC April 26,2013 RECEIVED Ms. Sara Adams, Senior Planner City of Aspen Historic Preservation Officer Alo APR26? U 1.1 130 South Galena Street Aspen, CO 81611 CITY OF ASPEN COMMUNITY DEVELOPMENT RE: Conceptual Application for 233 W. Hallam Street Dear Sara: Please consider this letter and the accompanying plan sets to constitute a formal request for Conceptual Approval of a Major Development to allow relocation and restoration of the historic residence at 233 W. Hallam Street, Aspen, and development of a new, separate single-family residence on the property. The property is legally described as Lots A, B and C, and the west 6.64 feet of Lot D, Block 50, City and Townsite of Aspen (Parcel Identification Number 2735- 124-35-001). It is an approximately 9,692 square foot lot in the Medium-Density Residential (R-6) Zone District. The site is located at the northwest corner of W. Hallam and N. 2nd Streets and it is a designated Historic Landmark. A vicinity map (not to scale) showing the location ofthe subject property is provided below. 01 1 1=6 - 2 0 - It .7 / â‚¬1 9 /1 ... 4. -7 F. r ..J.Â·,- of 2 0 -r 9 3.... 2 'IN Y y - S J ,# p .... Aspen 6 5 '.6,r. St 0 Elt/- r- 5, r.WleS' ' 2 , i.*2013 Ilapeuest Poilins *2013 NAAtr E Q Vicinity Map - 233 W. Hallam Street, Aspen In association with the conceptual major development, the applicant is also requesting approvals for: partial demolition and on-site relocation of the home in order to fully Â·201 N. MILL STREET, SUITE 108Â· ASPEN. COLORADOâ€¢81611 â€¢ â€¢ PHONE: (970) 925-7819 Â· FAX: (970) 925-7395 â€¢ Et#10 .. restore it to its historical appearance and enable development of a new single-family home; a dimensional requirements (east side yard setback) variance; and a Floor Area bonus. Existing Conditions The plans set provided herewith include an existing conditions improvement survey that shows the current location of the single-family residence. The existing improvements consist of a two-story, historic Victorian home with non-historic additions that were constructed in the 1950s/1960s. The historic house was originally built on Lot C, as depicted on the 1904 Sanborne Fire Insurance Map. The house was moved westward to its current location after a fire destroyed the home that had occupied Lot A. The map indicates that, historically, there were three more or less identical houses in a row on Lots C, D, and E, and these are referred to herein as "the three sisters." All three houses exist today, however each has been substantially remodeled and altered. The subject property is a designated Landmark, but the integrity of the structure has been rather severely compromised over the years as a consequence of having been moved and altered several times. The only clearly Victorian characteristic that remains is the original two-story form, which is still visible at the core of the building. Most of the original framing and exterior materials have been replaced. The Proposal As mentioned above, the property is located in the City of Aspen's R-6 Zone District. The proposed changes and development is clearly depicted on the accompanying plans set provided by DHR Architecture. Highlights of the proposal are also described below in narrative form. The applicant proposes to remove the non-historic portions and features of the existing historic home, and restore it to its original, historic appearance. The house will be relocated as close to its original location on the northeast corner of the lot as can be reasonably approximated, where it will be placed on top of a new, properly engineered foundation that provides basement space. The preservation efforts will be focused on restoring the 1904 footprint of the home, recreating any features that can be reasonably documented, and reestablishing and retaining the relationship to the other "sister houses" immediately to the east. The applicant will work cooperatively with the Historic Preservation Officer and the HPC to place the windows, openings, and details where they are believed to have originally been located. After the historic asset is moved back to its original location next to its two "sisters," a new, detached single-family residence will be built in an "L" form at the corner of W. Hallam and North 2nd Streets. The front of the home will face West Hallam Street, while the two long sides of the home will front on North 2nd Street and the alley. The new home will have a rhythm and massing that is consistent with the historic homes along West Hallam Street. As such, this restoration effort will go beyond the building itself by reestablishing the historic relationship ofthe "three sisters" and will, thereby, enhance the 233 W. Hallam (PID# 2735-124-35-001) Page 2 .. historic integrity of the block. As part of this redevelopment, a new foundation and below grade spaces for both homes are proposed. The homes will not connect but will share an underground party wall. The relocation of the existing historic home requires a three (3) foot east side yard setback variance (to allow a 7-foot setback where 10 feet are otherwise required). This will enable the applicant to place the home back in its original location and maximize restoration of its historic relationship with the other two "sister" residences to the east. This development will require significant effort to restore historic integrity and return the home to its historic appearance. As explained in greater detail below, the applicant is seeking a 500 square foot Floor Area bonus from the HPC for this difficult yet exemplary preservation effort. Review Requirements Given the above-described proposal, approvals are needed for Conceptual Major Development, On-Site Relocation and (Partial) Demolition, as well as historic preservation incentives including a side yard setback variance and a 500 square foot Floor Area bonus. The applicable review standards are addresses below. Conceptual Development Plan, Section 26.415.070(D)(3) & The HPC Conceptual Design Standards Conceptual Review focuses on the height, scale, massing, site plan and proportions of a proposal. For the HPC to grant Conceptual approval, the applicant must demonstrate consistency with the City of Aspen Historic Preservation Design Guidelines (hereinafter "the HP Guidelines") as well as the applicable Residential Design Standards, which are addressed in the next subsection ofthis application. This portion of the application demonstrates adequate consistency with a sufficient number of relevant guidelines, as called for in the italicized print on the very first page of the Guidelines, which specifically state that, ...not every guideline will apply to each project, and some balancing of the guidelines must occur on a case-by-case basis. The HPC must determine that a significant number of relevant guidelines have been adequately met in order to approve a project proposal. Chapters 1 through 10 of the HP Guidelines are applicable to the proposed development as these chapters refer to the renovation of Historic Structures. Chapter 11 provides guidelines for new buildings on Landmark Properties and is likewise relevant to this development. Since Chapter 12 is concerned with design in the Main Street Historic District and Chapter 13 concerns designs in the Commercial Core Historic District, these chapters do not apply to this property. The project has been designed to be generally 233 W. Hallam (PID# 2735-124-35-001) Page 3 .. consistent with the guidelines of Chapter 14, but specific consistency with the Chapter 14 guidelines will be demonstrated for the HPC's Final Review. The relevant guidelines from Chapters 1 through 11 are outlined below in bold italicized text and each is followed by a response demonstrating the proposal's compliance and/or consistency therewith, as applicable. Fences 1.1 Preserve Original Fences. 1.2 A new replacement fence should use materials that appear similar to that of the original. 1.3 A new replacement fence should have a "transparent" quality allowing views into the yard from the street. 1.4 New fence components should be similar in scale with those seen traditionally. 1.5 A side yard fence which extends between two homes should be set back from the street facing fal:ade. 1.6 Replacement or new fencing between side yards and along the alley should be compatible with the historic content. No original fences exist on the subject property. Any new fences to be proposed will comply with these guidelines and will be discussed in detail during Final Review. Guidelines 1.7 and 1.8 are not applicable to this development as there are no original retaining walls. Walkways 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. The historic home will be moved back to its original location and will reestablish the historic relationship of the "three sisters," thereby enhancing the historic integrity of the block. Consistent with historic development patterns in the neighborhood, a simple, straight walkway will be used to connect the street to the front door/entry porch of the restored house. A standard, conforming front yard setback will provide an appropriate semi-public realm between the public right-of-way and the private front door/entry porch area. The original progression of public-private spaces will be reestablished as a result of these efforts and the relocation. Private Yard 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. 1.12 Preserve and maintain historically significant planting designs. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. 233 W. Hallam (PID# 2735-124-35-001) Page 4 .. 1.14 Additions to the landscape that could interfere with historic structures area inappropriate. The trees in the rights of way and the trees anchoring the lot on the northwest corner, as well as the long string of aspen trees along Second Street will remain. Only the trees located where the historic house once resided and is now proposed to re-occupy, along with the trees on the alley side of the property will be removed. Of those to be removed, the former were not historically located in their current locations as they stand where the house once stood. The latter group must be removed to accommodate access from and parking alongside the alley. We have discussed the removal of a vast majority of these trees with the City Forester and he has initially agreed that many of these can be removed with mitigation. Site Lighting 1.15 Minimize the visual impacts of site lighting. â€¢ Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. This guideline is understood by the applicant and will be more particularly addressed as part of the Final Review. Streetscape 1.16 Preserve historically significant landscape and design features. 1.17 Maintain historic irrigation ditches as an integral component of the streetscape. All significant trees, of which there are several, and other landscape features in the public right-of-way will be preserved. 2.1 Preserve original building materials. 2.2 Protect wood features from deterioration. 2.3 Plan repainting carefully. 2.4 Brick or stone that was not painted historically should not be painted. 2.5 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. 2.6 Maintain masonry walls in good condition. 2.7 Match the original material in composition, scale and finish when replacing materials on primary surfaces. 2.8 Do not use synthetic materials as replacements for primary building materials. Original building materials will be preserved to the extent practicable. As mentioned earlier, most of the original exterior materials are already long gone. As appropriate, this standard will be more fully addressed at Final HPC Review, but the applicant intends to work closely with staff and the HPC to determine the most appropriate method of reconstructing the original, historic appearance of the residence, including in the selection of exterior materials. 233 W. Hallam (PID# 2735-124-35-001) Page 5 .. 2.9 Covering original building materials with new materials is inappropriate. 2.10 Consider removing later covering materials that have not achieved historic signdicance. The restoration efforts will include removal of non-historic materials and additions. 3.1 Preserve the functional and decorative features of a historic window. 3.2 Preserve the position, number and arrangement of historic windows in a building wall. 3.3 Preserve the historic ratio of window openings to solid wall on a facade. 3.4 Match a replacement window to the original in its design. 3.5 In a replacement window, use materials that appear similar to the original. 3.6 Preserve the size and proportion of a historic window opening. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. 3.8 Use a storm window to enhance energy conservation rather than to replace a historic window. Although this standard will be more specifically addressed at the time of Final HPC Review, the applicant will recreate the windows to their original proportions as far as they can be reasonably documented. In the same spirit described above, the applicant intends to work closely with staff and the HPC to assure these elements are appropriately addressed. 4.1 Preserve historically significant doors. 4.2 Maintain the original size of a door and its opening. 4.3 When a historic door is damaged, repair it and maintain its general historic appearance. 4.4 If a new screen door is used, it should be in character with the primary door. 4.5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style Of the house. 4.6 If energy conservation and heat loss are concerns, consider using a storm door instead of replacing a historic entry door. Although this standard will be more specifically addressed at the time of Final HPC Review, all historically significant doors will be preserved, or more likely replaced with a design that has a similar appearance to the original door or a door associated with a 1880s Victorian home. In the same spirit described above, the applicant intends to work closely with staff and the HPC to assure these elements are appropriately addressed. Treatment of Porches 5.1 Preserve an original porch. 5.2 Avoid removing or covering historic materials and details on a porch. 5.3 Avoid enclosing a historic front porch. 5.4 The use of a porch on a residential building in a single-family context is strongly encouraged. 233 W. Hallam (PID# 2735-124-35-001) Page 6 .. Porch Replacement 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. Both the historic home and the new, single-family residence will include a porch. The historic home has an enclosed front porch that will be maintained and/or replaced. Any replacement porch on the historic home will match the original in form and detail. Treatment of Architecturai Features 6.1 Preserve significant architectural features. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. 6.5 Do not guess at "historic" designs for replacement parts. 6.6 Replacement of missing elements may be included in repair activities. All significant architectural features that can be reasonable documented will be restored and/or preserved, as applicable. In the same spirit described above, the applicant intends to work closely with staff and the HPC to assure that architectural detailing is appropriately addressed. Treatment of Roofs 7.1 Preserve the original form of a roof. 7.2 Preserve the original cave depth. 7.3 Minimize the visual impacts of skylights and other rooftop devices. The original roof form and the original eave depth will be restored and preserved. No skylights are proposed for the historic home. 7.4 A new chimney should be the same scale as those used historically. 7.5 Preserve original chimneys, even if they are made non-functional 7.6 When planning a rooftop addition, preserve the overall appearance of the original roofÂ· The original chimney will be preserved. No rooftop additions are proposed for the historic home. 7.7 A new dormer should remain subordinate to the historic roof in scale and character. There are no new dormers proposed for the historic home. 7.8 Preserve original roof materials. 233 W. Hallam (PID# 2735-124-35-001) Page 7 .. Original roof materials will be preserved to the extent practicable but the need for new/replacement roofing is anticipated once all non-historic additions are removed. 7.9 New or replacement roof materials should convey a scale, color and texture similar to those used traditionally. 7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is compatible and does not detract from the historic appearance Of the building. 7.11 Avoid using conjecturalfeatures on a roof. The replacement roofing materials will convey a scale, color and texture similar to those used traditionally. There will be no conjectural features on or added to the roof. Secondary Structures 8.1 If an existing secondary structure is historically significant, then it must be preserved. 8.2 If an existing secondary structure is beyond repair, then replacing it is encouraged There are no historically significant secondary structures on this property. 8.3 Avoid attaching a garage or carport to the primary structure. 8.4 A garage door should be compatible with the character of the historic structure. No garage or carport will be attached to the historic home, which will be a stand-alone structure. The garage for the new home will be on the alley and not visible from the street. A carport will be located adjacent to the garage and will serve the historic residence. 8.5 Avoid moving a historic secondary structure from its original location. As mentioned above, there are no historically significant secondary structures on this property. Preserving Building Locations and Foundations 9.1 Proposals to relocate a building will be considered on a case-by-case basis. 9.2 Moving an existing building that contributes to the character of a historic district should be avoided. 9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the boundaries of its historic parcel 9.4 Site the structure in a position similar to its historic orientation. 9.5 A new foundation should appear similar in design and materials to the historic foundation. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. 9.7 A lightwell may be used to permit light into below-grade living space. 233 W. Hallam (PID# 2735-124-35-001) Page 8 .. The historic home does not currently sit in its original, historic location. Its existing location compromises the historic integrity of not only the subject building but also the residences on both of the next two lots to the east. That is, when originally built, the homes on these three lots sat immediately adjacent to one another and were identical. The proposed relocation will restore the historic integrity of the subject house and the three properties together. Before the house is moved, all non-historic additions will be removed, the remaining structure will be properly stabilized, and a new, engineered foundation with basement space will be constructed at the relocation site. The new foundation will be properly engineered for stability and drainage, and it will appear similar in design and materials to the historic foundation; the home will remain at its historic elevation above grade. The home is proposed to be moved to its original location to the east (in a position similar to its historic orientation and within the boundaries of the parcel), which will increase the prominence of the historic structure, reestablish its historic relationship to the other two "sister" homes, and will create an appropriate distance between the historic home and the new construction. Two new light wells will be constructed on the west side of the relocated resource to provide natural light in and Code-required egress from the below- grade living space. 10.1 Preserve an older addition that has achieved historic significance in its own right. 10.2 A more recent addition that is not historically significant may be removed. None of the additions have achieved historic significance. All of these non-historic additions will be removed. The historic appearance ofthe home will then be restored. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. 10.4 Design a new addition to be recognized as a product of its own time. 10.5 When planning an addition to a building in a historic district, preserve historic alignments that may exist on the street. 10.6 Design an addition to be compatible in size and scale with the main building. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. 10.9 Roofforms should be similar to those of the historic building. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. 10.12 When constructing a rooftop addition, keep the mass and scale subordinate to that of a historic building. 10.13 Set a rooftop addition back from the front Of the building. 233 W. Hallam (PID# 2735-124-35-001) Page 9 .. 10.14 The roof form and slope of a new addition should be in character with the historic building. The only "addition" to the historic structure involves the new foundation and basement, neither of which will be visible. As such, the above-cited guidelines from Chapter 10 are not applicable to the proposed development. Chapter 11 provides the guidelines for new buildings on landmarked properties. Said chapter states that when new building occurs on a historic property, it should reinforce the basic visual characteristics of the site. Imitating historic styles is generally discouraged. The Guidelines explain that "rather than imitating older buildings, a new design should relate to the fundamental characteristics of the historic resources while also conveying the stylistic trends of today." The specific guidelines of Chapter 11 are addressed below. 11.1 Orient the primary entrance of a new building to the street. The primary entrance of the new home is oriented toward West Hallam Street, and a secondary entry is oriented toward Second Street. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. The primary entrance to the new home features a porch that clearly defines the primary entrance and complies with the associated requirements of the City's Residential Design Standards. 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. The new home will be constructed to appear similar in scale to the historic home as viewed from the public right-of-way. The new home is L-shaped, with its two long sides fronting on North Second Street and the alley so as to provide open space around the relocated historic home. Furthermore, the historic home will be moved to the eastern most part of the parcel, closer to the other "sister homes" on the adjacent parcels to the east. The distance between the historic home and this new home will assist in making the new building appear to be similar in scale with the historic building and not overwhelm the resource. 11.4 Design a front elevation to be similar in scale to tile historic building. 11.5 Use building forms that are similar to those of the historic property. 11.6 Use roofforms that are similar to those seen traditionally in the block. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. 233 W. Hallam (PID# 2735-124-35-001) Page 10 .. The front elevation of the new home has been designed to be similar in scale to that of the historic home. Traditional building forms have been employed that are similar to those found on the historic home. Additionally, the roof form is similar to those seen traditionally on the block and roof materials will appear similar in scale and texture to those used traditionally. Notwithstanding these similarities, the new home will clearly be viewed as a product of its own time. 11.8 Use building materials that contribute to a traditional sense of human scale, The materials used for the new home will contribute to the building's human scale and. No overly heavy, imposing or highly reflective materials are proposed. 11.9 Use building components that are similar in size and shape to those of the historic property. Windows, doors and porches will be similar in size and shape to the historic resource but will nonetheless still be clearly perceived as products of their own time. Similar gable ends and roof forms to those of the resource will be used on the new structure so as to further enhance their complimentary relationship. Overall, the architectural detailing will be modest in character to ensure consistency with and avoid overwhelming the historic home. 11.10 The imitation of older historic styles is discouraged. The proposed new building will use different but compatible materials from the historic building and its design will complement the historic building while clearly being a product of its own time. No highly complex and ornate styles will be employed and the design is not at all an imitation of historic styles found in the area. As mentioned above, the Guidelines of Chapter 14 are more directly applicable to Final Review than they are to Conceptual Review. Nevertheless, the project is and will be found consistent with Chapter 14's general guidelines addressing such topics as accessibility, color, lighting, on-going maintenance, and treatment of mechanical equipment, service areas, driveways and parking. The elements of the proposal relative to many of these features are depicted on the accompanying plans set. In summary, the foregoing has amply demonstrated an exceedingly high level of consistency with more than a "sullicient number of relevant guidelines. " To the degree that any inconsistency with the Guidelines exists at all, such inconsistency is primarily the result of conflicting guidelines and the required balancing of goals. The proposed development maximizes the potential for consistency with the Guidelines. 233 W. Hallam (PID# 2735-124-35-001) Page 11 .. Residential Design Standards, Section 26.410.040 Section 26.410.040 of the Code contains the City of Aspen Residential Design Standards. Each of these standards is provided below in italicized text and followed by a response demonstrating compliance and/or consistency therewith, as applicable. A. Site design. The intent of these design standards is to encourage residential buildings that address the street in a manner which creates a consistent "fagade line" and defines the public and semi-public realms. In addition, where fences or dense landscaping exist or are proposed, it is intended that they be used to define the boundaries of private property without eliminating the visibility of the house and front yardfrom the street. 1. Building orientation. The front facade.s of all principal structures shall be parallel to the street. On corner lots, both street-facingfacades must be parallel to the intersecting streets. On curvilinear streets, the front facade of all structures shall be parallel to the tangent ofthe midpoint ofthe arc of the street. Parcels as outlined in Subsection 26.410.010.B.4 shall be exempt from this requirement. One (1) element, such as a bay window or dormer, placed at a front corner ofthe building may be on a diagonalfrom the street if desired. The front facades of both homes will be parallel to West Hallam Street. The new home will also have its North Second Street fagade parallel to said street. 2. Build-to lines. On parcels or lots of less than fifteen thousand (15,000) square feet, at least sixty percent (60%) of the front fagade shall be within five (5) feet of the minimum front yard setback line. On corner sites, this standard shall be met on the frontage with the longest block length. Porches may be used to meet the sixty percent (60%) standard. Block 50 of the City and Townsite of Aspen has a longer block length on West Hallam Street than it does on North Second Street. As such, this standard applies to the West Hallam Street frontage of the property. More than 60% of the proposed West Hallam Street fagades (on both of the two structures) are within five feet of the minimum front yard setback. 3. Fences. Fences, hedgerows and planter boxes shall not be more than forty-two (42) inches high, measured from natural grade, in all areas forward of the front facade of the house. Man-made berms are prohibited in the front yard setback. If any fences, hedgerows or planter boxes are to be proposed, all such features will be no more than forty-two inches high in all areas forward of the front facades of the homes. No man-made berms will be constructed in the front yard setback. B. Building form. The intent of the following building form standards is to respect the scale of Aspen's historical homes by creating new homes which are more similar in 233 W. Hallam (PID# 2735-124-35-001) Page 12 .. their massing, by promoting the development of accessory units ojf of the City alleys and by preserving solar access. 1. Secondary mass. All new single-family and duplex structures shall locate at least ten percent (10%) of their total square footage above grade in a mass which is completely detached from the principal building or linked to it by a subordinate linking element. This standard shall only apply to parcels within the Aspen infill area pursuant to Subsection 26.410.010.B.2. Accessory buildings such as garages, sheds and accessory dwelling units are examples of appropriate uses for the secondary mass. A subordinate linking element for the purposes of linking a primary and secondary mass shall be at least ten (10) feet in length, not more than ten (10) feet in width, and with a plate height of not more than nine (9) feet. Accessible outdoor space over the linking element (e.g. a deck) is permitted but may not be covered or enclosed. Any railing for an accessible outdoor space over a linking element must be the minimum reasonably necessary to provide adequate safety and building code compliance and the railing must be 50% or more transparent. The new single-family home has at least ten percent of its total square footage in the proposed garage structure, which is completely detached from the principal building and "connected" via a breezeway on the alley side of the property. This breezeway is not less than 10 feet in length, not more than 10 feet in width, and has a plate height of not more than 9 feet. With respect to the historic home, no secondary mass will be constructed. The home is being restored to its original appearance and location, and the addition of a secondary mass purely for the sake of this standard would run counter to historic preservation goals. Then again, the relocated and restored historic home can, itself, be considered a secondary mass, or the detached garage and cal-port structure can serve as the secondary mass for both residential structures. C. Parking, garages and carports. The intent of the following parking, garages and carport standards is to minimize the potential for conflicts between pedestrian and automobile traffic by placing parking, garages and carports on alleys or to minimize the presence Of garages and carports as a lifeless part Of the streetscape where alleys do not exist. 1. For all residential uses that have access from an alley or private road, the following standards shall apply: a. Parking, garages and carports shall be accessed from an alley or private road. b. If the garage doors are visible from a street or alley, then they shall be single-stall doors or double-stall doors designed to appear like single-stall doors. c. If the garage doors are not visible from a street or alley, the garage doors may be either single-stall or normal double-stall garage doors. 233 W. Hallam (PID# 2735-124-35-001) Page 13 .. Both the garage and the adjacent carport are accessed from the alley. The garage doors are visible from the alley and have been designed as single-stall doors. 2. For all residential uses that have access only from a public street, the following standards shall be apply: a. On the street facing facade(s), the width of the living area on the first floor shall be at least jive (5) feet greater than the width of the garage or carport. b. The front facade of the garage or the front-most supporting column of a carport shall be set back at least ten (10) feet further from the street than the front-most wall of the house. c. On lots of at least fifteen thousand (15,000) square feet in size, the garage or carport may be forward of the front facade of the house only if the garage doors or carport entry are perpendicular to the street (side-loaded). d. When the jloor of a garage or carport is above or below the street level, the driveway cut within the front yard setback shall not exceed two (2) feet in depth, measuredfrom natural grade. e. The vehicular entrance width of a garage or carport shall not be greater than twenty-four (24) feet. f If the garage doors are visible from a public street or alley, then they shall be single-stall doors or double-stall doors designed to appear like single- stall doors. These standards are not applicable to this property as access is available and taken from the alley. D. Building elements. The intent of the following building element standards is to ensure that each residential building has street-facing architectural details and elements, which provide human scale to the facade, enhance the walking experience and reinforce local building traditions. 1. Street oriented entrance and principal window. All single-family homes and duplexes, except as outlined in Subsection 26.410.010.B.4 shall have a street- oriented entrance and a street facing principal window. Multi-family units shall have at least one (1) street-oriented entrance for every four (4) units and front units must have a street facing a principal window. On corner lots. entries and principal windows shouldface whichever street has a greater block length. This standard shall be satisfied ifall of the following conditions are met: a. The entry door shall face the street and be no more than ten (10) feet back from the front-most wall of the building. Entry doors shall not be taller than eight (8) feet. As explained above in relation to the "Build-to Lines" standard, West Hallam Street has the greater block length on this corner lot. The entry door on the West Hallam Street side of the new home faces that street, is recessed less than ten feet back from the front-most wall of the building, and is not more that eight (8) feet in height. The entry door of the relocated and restored historic home also satisfies these requirements. 233 W. Hallam (PID# 2735-124-35-001) Page 14 .. b. A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (65 feet, shall be part of the front facade. Entry porches and canopies shall not be more than one (1) story in height. There is a one-story, covered entry porch of fifty or more square feet with more than six (6) feet of depth on the West Hallam Street side of the proposed home. There is also a one-story porch meeting the above requirements on the North 2nd Street side of the property. The relocated and restored historic resource includes an enclosed front porch that faces West Hallam Street but its area and depth are a function of its original, historically significant design. c. A street-facing principal window requires that a significant window or group of windows face street. A significant group of windows on both the proposed new residence and the relocated historic residence face West Hallam Street. 2. First story element. All residential buildings shall have a first story street-facing element the width of -which comprises at least twenty percent (20%) of the building's overall width and the depth of which is at least six (6) feet from the wall the first story element it is projecting from. Assuming that the first story element includes interior living space, the height of the first story element shall not exceed ten (10) feet, as measured to the plate height. A first story element may be a porch or living space. Accessible space (whether it is a deck, porch or enclosed area) shall not be allowed over the first story elenient; however, accessible space over the remaining first story elements on the front favade shall not be precluded. The first story element is the above-mentioned porch facing on West Hallam Street. There is no accessible space over this first story element, which is at least 6 feet deep and comprises more than 20% of the building's overall width along its Hallam frontage. On the historic structure, the enclosed front porch has no accessible space above it, and it comprises more than 20% of the structure's width; however, the historic front porch has a depth of only *4'-6". Increasing the depth of the historic front porch to the prescribed six- foot minimum would run counter to historic preservation goals and guidelines. Windows. a. Street-facing windows shall not span through the area where a second floor level would typically exist, which is between nine (9) and twelve feet (12) above the finished first floor. For interior staircases, this measurement will be made from the first landing if one exists. A transom window above the main entry is exempt from this standard. On both the proposed residence and the historic resource, the street-facing windows on the first level do not span through the area where a second level typically exists (between 233 W. Hallam (PID# 2735-124-35-001) Page 15 .. 9 and 12 feet). In fact, the second level of the home features additional street-facing windows. b. No more than one (1) nonorthogonal window shall be allo-wed on each facade of the building. A single nonorthogonal window in a gable end may be divided with mullions and still be considered one (1) nonorthogonal window. The requirement shall only apply to Subsection 26.410.010.B.2. All proposed windows are rectilinear. There are no nonorthogonal windows proposed for either home. 4. Lightwells. All areaways, lightwells and/or stairwells on the street-facing facade(s) of a building shall be entirely recessed behind the front-most wall of the building. All lightwells are entirely recessed behind the front-most wall of the building. No lightwells, areaways or stairwells are proposed on the street-facing facades of the buildings. E. Context. The intent of the following standards is to reinforce the unique character of Aspen and the region by drawing upon Aspen's vernacular architecture and neighborhood characteristics in designing new structures. 1. Materials. The following standards must be met: a. The quality of the exterior materials and details and their application shall be consistent on all sides of the building. All building materials are of the highest quality and their application will be consistent on all sides ofthe buildings, as demonstrated on the accompanying plans set and renderings. b. Materials shall be used in ways that are true to their characteristics. For instance stucco, which is a light or nonbearing material, shall not be used below a heavy material, such as stone. All building materials will be used in ways that are true to their characteristics. No light or nonbearing materials will be placed below any heavy materials. c. Highly reflective surfaces shall not be used as exterior materials. No exterior materials proposed have highly reflective surfaces. 2. Inflection. The following standard must be met for parcels which are six thousand (6,000) square feet or over and as outlined in Subsection 26.410.010.B.2: a. If a one-story building exists directly adjacent to the subject site, then the new construction must step down to one-story in height along their 233 W. Hallam (PID# 2735-124-35-001) Page 16 .. common lot line. If there are one-story buildings on both sides of the subject site, the applicant may choose the side toward which to indlect. A one-story building shall be defined as follows: A one-story building shall mean a structure or portion of a structure, where there is only one (1) floor offully usable living space, at least twelve (12) feet wide across the street frontage. This standard shall be met by providing a one-story element which is also at least twelve (12) feet wide across the street frontage and one (1) story tall as far back along the common lot line as the adjacent building is one (1) story. This standard is not applicable since there are no one-story structures on any directly adjacent lots. Demolition, Section 26.415.080(A)(4) Section 26.415.080(A)(4) of the Code provides that the HPC shall review the application, staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one ofthe following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological engineering or cultural significance, and Additionally, for approval to demolish, all ofthefollowing criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located, and b. The loss ofthe building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition ofthe structure will be inconsequential to the historic preservation needs of the area. The applicant proposes demolition of only the non-historic and inappropriate additions and alterations (see Demolition Site Plan provided as part ofthe accompanying plans set). There is no documentation to support or demonstrate that the building portions to be 233 W. Hallam (PID# 2735-124-35-001) Page 17 .. demolished have historic, architectural, archaeological, engineering or cultural signifi cance. The non-historic elements of the historic home do not contribute to the significance of the parcel, and the loss of these portions will not adversely affect the integrity of either the resource or its relationship to adjacent designated properties. The proposed demolition plans are inconsequential to the historic preservation needs of the area. The overall historic integrity and resource value of the property will be greatly enhanced by development of the proposed plans, including the demolition of the non-historic and inappropriate additions. On-Site Relocation, Section 26.415.090(C) The intent of Chapter 26.415 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 well 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. Section 26.415.090(C) of the code provides the standards for the relocation of designated properties and states that, Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a noncontributing element of a historic district and its relocation -will not affect the character ofthe historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the Historic District or property; or 3. The owner has obtained a certificate of economic hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable ofwithstanding the physical impacts of relocation; 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. 233 W. Hallam (PID# 2735-124-35-001) Page 18 .. The applicant proposes on-site relocation of the residence to move the structure back to its original historic location and allow development of a proper foundation with a basement. The ability to develop basement space provides additional incentive to undertaking the cost and endeavor of stabilizing and relocating the structure. The move will not adversely affect the integrity of the historic district or diminish the historic, architectural or aesthetic relationships of adjacent designated properties. To the contrary, this relocation will reestablish the historic relationship of the "three sisters" and will thereby enhance the historic integrity of the property and the block, as a whole. The home will be properly supported prior to any relocation activity. A letter from a building relocation expert will be provided with the Final HPC application to substantiate that the structure is capable of withstanding the physical impacts of the proposed relocation. Finally, a plan for safe relocation, repair and preservation of the building, along with provision of the necessary financial security will be provided with the Final HPC application and/or building permit application, as required. Dimensional Requirements of the Medium Density Residential (R--6) Zone District Section 26.710.040; and Variances, Section 26.415.110(B) The existing and proposed conditions and dimensional requirements of/for the subject property, as compared with the R-6 Zone District requirements are as follows: â€¢ Minimum Gross Lot Area: - R-6 Zoning 6,000 square feet. - Existing Condition: 9,692 square feet. - Proposed: No change, â€¢ Minimum Net Lot Area Per Dwelling Unit: - R-6 Zoning: For detached residential dwellings: 4,500 square feet. - Existing Condition: 1 residential dwelling - Proposed: 2 detached residential dwelling units on more than 9,000 square feet ofNet Lot Area (no applicable Lot Area reductions). â€¢ Minimum Lot Width: - R-6 Zoning: 60 feet. - Existing Condition: 60 feet. - Proposed: No change. â€¢ Minimum Front Yard: - R-6 Zoning: 10 feet for principal buildings. - Existing Condition: approximately 11 feet. - Proposed.' approximately but not less than 10 feet. â€¢ Minimum Rear Yard: - R-6 Zoning: 10 feet for principal buildings. Existing Condition: 48' -W'. _ Proposed. 12'-6" for the new home and much more for the historic home. 233 W. Hallam (PID# 2735-124-35-001) Page 19 .. â€¢ Minimum Side Yard: - R-6 Zoning: 10 feet; two detached residential dwellings located on one lot shall not be subject to the combined side yard setback requirements provided the minimum setback between the two buildings is ten feet. - Existing Condition: 2'-6" (west) and approximately 59'-8' (east) - Proposed: 18 feet (west side); 7 feet (east side). â€¢ Maximum Site Coverage: - R-6 Zoning Approximately 38%. - Existing Condition: Approximately 24%. - Proposed: Approximately 27%. â€¢ Maximum Height: - R-6 Zoning. 25 feet. - Existing Condition: 19' -6" - Proposed-. Same for existing home (19'-6"); 24 feet for the new home. â€¢ Minimum Distance between Detached Buildings on the Lot: - R-6 Zoning: 5 feet (or 10 feet in order to avoid the combined side yard setback requirements). - Existing Condition: NIA - Proposed: 21'-3". â€¢ Percent of open space required for building site: No requirement. â€¢ External Floor Area Ratio (FAR): - R-6 Zoning: 4,120 square feet for Two Detached Dwellings. - Existing Condition: Approximately 2,645 square feet. - Proposed. 4,620 square feet (the allowable FAR plus the requested 500sf bonus). As mentioned earlier in the Proposal section, the relocation of the existing historic home to its original location requires a three (3) foot east side yard setback variance (to allow a 7-foot setback where 10 feet are otherwise required). Section 26.415.110 of the Code describes the benefits available to historic properties provided certain criteria are satisfied. Subsection B thereof states the following with regard to variances: 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 by the underlying zoning's dimensional standards 1. The HPC may grant variances of the Land Use Code for designated properties to allow: a. Development in the side, rear andfront setbacks; b. Development that does not meet the minimum distance requirements between buildings; c. Up to five percent (5%) additional site coverage; 233 W. Hallam (PID# 2735-124-35-001) Page 20 .. 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 variance: 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 of the historic property, an adjoining designated historic property or historic district. The requested three (3) foot east side yard setback variance (to allow a 7 foot setback where 10 feet are otherwise required) will enable the historic home to be placed back in its original historic location. As explained earlier, the historic house was originally one of three more or less identical houses ("three sisters") that sat immediately adjacent to one another until the subject structure was moved to the west, negatively impacting this relationship and adversely affecting the historic integrity of the property and the neighboring structures. This variance is consistent with the review standards since it is requested as a primary means of enabling consistency with and a return to the historic patterns, features and character of not only the subject property but also the neighborhood as a whole. As also called for by the review criteria, the variance will mitigate the adverse impacts to the historic significance of the property and the adjoining designated historic properties that resulted from the house being moved several years back. The modestly reduced setback will allow the historic structure to be more visually associated with its two "sisters" than with the new structure to be built on the lot and, similarly, it will allow a greater separation between the new construction and the restored resource. Floor Area Bonus, Section 26.415.110(E) The applicant is also requesting another benefit available to designated properties, namely the 500 square foot Floor Area bonus. Section 26.415.110(E) of the Code addresses the specific requirements for the granting of floor area bonuses. Said Section states that, in select circumstances, the HPC may grant up to 500 additional square feet of allowable Floor Area for projects involving designated historic properties. To be granted the bonus, it must be demonstrated that: a. The design ofthe project meets all applicable design guidelines; and Consistency with all applicable design guidelines has been demonstrated in the narratives above, which should be referenced in response to this standard. All historic building materials will be preserved in place, where feasible. The specific recommendations of Chapter 2 of the Guidelines will be followed to the extent practicable. The proposal entails maintaining all historic windows that can be documented, eliminating non-historic and inappropriate windows that have been added, and restoring and/or replacing existing windows to match their historic appearance. The proposal involves restoration and preservation of the historic front door and its orientation. The historic porch and its 233 W. Hallam (PID# 2735-124-35-001) Page 21 .. orientation as character-defining features of the front facade will also be restored and maintained. The architectural detailing features that lend distinct visual character to the residence will be preserved and enhanced through restoration efforts. The roofing may need to be replaced, but the historical form and materials will be replicated to convey a scale, color and texture similar to those used traditionally. Eave depths, ridge and eave heights, and roof pitches will all be maintained. As the existing foundation was not engineered and is inadequate, support for the structure is marginal. The new foundation will be designed to maintain an innocuous yet compatible appearance. In general, and as explained earlier herein, this development will require significant effort to restore (including a good deal of necessary reconstruction) historic integrity and return the home to its true historic appearance and its historic location. The applicant will work closely and cooperatively with staff and the HPC to ensure that all required efforts are properly planned, coordinated and executed so as to maximize the return of historic integrity. No new additions will be made to the structure; instead, all existing and inappropriate, non-historic additions will be removed. This will result in an "incomplete" structure that will have to be stabilized before it can be relocated to its historically accurate location next to its two sisters, where it will be fully restored and preserved. In summary, the proposal is not just a simple removal of an addition and cleaning up of materials. This project goes far above and beyond the normal call of duty to assure an outstanding and exemplary, yet highly difficult, preservation effort that is fully consistent with the Guidelines and warrants the award of a 500 square foot Floor Area bonus. This project will greatly enhance the historic integrity of not one or two, but three properties in the heart of Aspen's West End neighborhood. This undertaking warrants the requested bonus and the hope is that, once the development is completed, the result will also be worthy of an HPC Preservation Honor Award. b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building, and/or Responses demonstrating that the new home will be incorporated in a manner that maintains the visual integrity of the historic building are provided throughout the foregoing. Again, the new home has been designed as a fully detached, separate structure which, combined with the extensive restoration and preservation efforts being undertaken, will not just maintain but enhance the visual integrity of the historic building. Further, the historic building will be properly located next to its sister structures where it will be in tact and without any above grade additions for the first time in many, many years. 233 W. Hallam (PID# 2735-124-35-001) Page 22 .. c. The work restores the existing portion of the building to its historic appearance; and/or The proposal involves outstanding preservation and restoration efforts, including a good deal of necessary reconstruction work, as explained above. The end result will be a full restoration of the building to its historic appearance and its historic relationship with its sister structures. d. The new construction is reflective of the proportional patterns found in the historic building'sform, materials or openings; and/or The new construction has been designed to be compatible with and sensitive to the historic building by virtue of both its physical separation there from and its forms, massing and solid-to-void patterns/ratios. e. The construction materials are of the highest quality; and/or All construction materials will be of the highest quality, and materials are not being downgraded in quality or appearance on any sides ofthe proposed structures. f. An appropriate transition defines the old and new portions of the building; and/or This proposal includes significant restoration efforts in order for the historic home to regain its original design, form and location; all non-historic additions will be removed. The new, detached single-family home will clearly be viewed as a product of its own time yet will be compatible with and complement the historic home. There will be no "old and new portions of the building" as all new construction (with the exception of basement space) will be in a detached, stand-alone structure. g. The project retains a historic outbuilding: and/or There are no historic outbuildings associated with this property. h. Notable historic site and landscape features are retained. The proposal provides for preservation of the historic landscape and landscape elements that remain intact. Only the trees now occupying the original location of the historic structure and the aspen trees along the alley frontage will be removed. None of these trees are notable historic landscape features. Obviously, the trees occupying the original location of the house were not there when the house still sat in its original location, and the aspen trees along the alley side of the property are not historically significant. More importantly, five very large conifers will be preserved along the westerly property line, as will two significant aspen trees. The most significant trees are located in the public rights-of-way and these will be preserved. The most notable historic site feature is the 233 W. Hallam (PID# 2735-124-35-001) Page 23 .. relationship of the "three sisters," which will be returned as a result of the applicant's efforts. In summary, to be eligible for a 500 square foot Floor Area bonus, the project must meet standard "a," above and one or more of standards b-h. At Section 26.415.110(E)(2), the Code provides that projects demonstrating consistency with multiple elements of standards b-h will have a greater likelihood of being awarded additional floor area. The foregoing has demonstrated complete consistency with standard "a," as required. In addition, consistency with standards b, c, d, e, f, and h has been assured ("g" is not applicable). The proposal goes far above and beyond the normal call of duty to assure an outstanding and exemplary preservation effort that is fully consistent with the Guidelines and standards for the award of a Floor Area bonus. Accordingly, awarding of the requested 500 square foot Floor Area bonus is fully warranted. It is hoped that the information provided herein and in the accompanying plans set proves helpful in the review and approval of this exceptional project and exemplary preservation effort. If you should have any questions or desire any additional information, please do not hesitate to contact me. Truly yours, Haas Land Planning, LLC Mitch Haas Owner/Manager EXHIBITS 1. Completed Land Use Application & Dimensional Requirements Forms 2. Proof of Ownership 3. Vicinity Map 4. Pre-Application Conference Summary 5. Design Context Study 6. Preliminary Selection of Exterior Materials 7. Mailing Addresses of Record for Property Owners within a 300' Radius (Authorization for representatives and an executed Agreement to Pay Form have been provided under separate cover.) ATTACHMENTS: â€¢ Topographic Improvement Survey â€¢ Conceptual Review Plans Set prepared by DHR Architecture 233 W. Hallam (PID# 2735-124-35-001) Page 24 .. s ATTACHMENT 2 - Historic Preservation Land Use Application ~Ilililllllâ€ž,Ill -=-1 PROJECT: -Namet _ Klimin Rewdulco Location: 2-3 6 fla 1 1 El/h bte A,0,6 7 G.1,4 ft Lot FJ 13\069 50 AbpÂ« i CD (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED) 2-936\2-4-36 001 APPLICANT: Name: SO L K ukn i-n Address: 72 Cummittp bint 20&4 46.mford 6-F c~610% Phone #: 2-03 -Lf.047-ECQ 3 Fax#: E-mail: 60/Dmon. KLA.wi f n / Old, Co na REPRESENTATIVE: Name: Melike< Ada,ke- 4Â£44M[)5 1,1 Address: 32'OD /31/let- r-5 Ar?kip_. C?fliflrl. 132'0 Dzn vcr co 0/201 Phone#: 305-366 -14&0 Fax#: E-mail: rtâ‚¬U96Â£1 f~,A r Avdtut-tdikreÂ· torn TYPE OF APPLICATION: (please check all that apply): ~ Historic Designation JEL Relocation (temporary, on U Certificate of No Negative Effect El or off-site) Certificate of Appropriateness ~ Demolition (total demolition) -Minor Historic Development ~ Historic Landmark Lot Split -Major Historic Development -Conceptual Histoic Development -Final Historic Development -Substantial Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) p/gak tan aflft-(>how . PROPOSAL: (description ofproposed buildings, uses, modifications, etc.) P leaw. sce_ atta-Cicd . Aspen Historic Preservation Land Use Application Requirements, Updated: May 29,2007 DEMON .. ATTACHMENT 3 - Dimensional Requirements Form (Item #10 on the submittal requirements key. Not necessary for all projects.) Project: k Â£4,-4,0 fF-ESiDE,OCE Applicant MEL,9-,6 /-1,42>E Â£1>45,Ar<,05+1 5-91jr. Agcq,-rEE-rajEC Project Location: 23>3> 2. d ALLAM fyi- * Zone District: 'R. - G ME[>1 -1 DEr)Â£.2,1-y 2.95; DE,JI-lAU Lot Size: 1 9 9,1.2- " , 1 00 '- o " Lot Area: 9:(,91. (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slope Please refer to the definition o f Lot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed: Number of residential units: Existing: 1 Proposed: 21 Number ofbedrooms: Existing: Proposed: Proposed % ofdemolition: DIMENSIONS: (write n/a where no requirement exists in the zone district) - f th)CLAA[>66 tift 3 Floor Area: Existing: 2 , (>49- Allowable: 4,110 Proposed: 4,G\Cl.** 500 boaul' ) Height Ek) 40.49â‚¬ Principal Bldge Existing: U(A Allowable: 15' Proposed: 232 Â· U" vroe'o *it'SE'Aâ‚¬eesse:yeld#: 1 Existing: \9< Coh Allowable: 15 Proposed. 19 L 07 4 On-Site parking: Existing: 1 Required: 4 Proposed: 4 % Site coverage: Existing: 24.09 Required: 59. CA Proposed: 3-9..2-\ % Open Space: Existing: Required: OlA Proposed: 1 I Front Setback: Existing: 1 \ Required: \0' Proposed: \O 1 Rear Setback: Existing: 4-6 '- 6" Required: 12 Proposed.Â· 121-02' Combined Front/Rear: Indicate N. S, E. W Existing: 51 - B Required: 10 Proposed: 1,1'- (2 11 , K Side Setback: WEÂ·61- Existing: \5 - S Required: \O' Proposed: \6 - O.5 - â€¢-11 Il ~~ISTO#61.--OVvioA) 0% Side Setback: EAer Existing. 49 ,- Co~ Required: \0 Proposed: 2- 1- - 0 < 4,Â£.1-o*,C, ip,grtil 4.L*5g J Combined Sides: Existing: Required: Â©IA Proposed: 1 1 . It Distance between Existing: bl~ A Required: \0 Proposed: 9.\ - D buildings: Existing non-conformities or encroachments and note ifencroachment licenses have been issued: Variations requested (identify the exact varianbes needed): Egcu.Ed,nALi A 9.'-ou EAâ‚¬T 4\DE '(Ae= cbvrbALL k)41ERE loto' ES V.Eautâ‚¬ED (vARIEÂ»* OF Aspen Historic Preservation Land Use Application Requirements, Updated: May 29,2007 EXHIBIT ,Owner's Policy of Titl~insurance - Schedul~~ Issued by Name and Address of Title Insurance Company: Westcor Land Title Insurance Company, 201 N. Ne Suite 200, Winter Park, Florida, 32789 State: CO - County: PITKIN Address Reference: 233 W. HALLAM STREET, ASPEN, CO 81611 File No.: PCT23611W3 Policy No.: OP-6-CO1045-2975377 Amount of Insurance: Premium: Date of Policy: January 4, 2013 @ 1:01 PM Simultaneous #: LP-13-CO1045-2975378 and #LP-13-CO1045-2975379 Reinsurance #: 13-004 1. Name of Insured: SOLOMON KUMIN AND ELIZABETH KUMIN 2. The estate or interest in the Land that is insured by this policy is: IN FEE SIMPLE 3. Title is vested in: SOLOMON KUMIN AND ELIZABETH KUMIN 4. The Land referred to in this policy is described as follows: See Attached Exhibit "A" issued By Â«74Â« Authorized Signatory .. EXHIBIT "A" LEGAL DESCRIPTION LOTS A, B, C AND THAT PORTION OF LOT D LYING WEST OF THE "BENNINGHOFF/PINNINGTON COMMON BOUNDARY LINE" DESCRIBED BELOW, BLOCK 50, CITY AND TOWNSITE OF ASPEN. LESS AND EXCEPT: THAT PORTION OF THE AIRSPACE BETWEEN THE ELEVATIONS OF 7899 FEET AND 7902.5 FEET LYING WEST OF THE "BENNINGHOFF/PINNINGTON COMMON BOUNDARY LINE" (DESCRIBED BELOW) AND EAST OF THE LINE DESCRIBED AS FOLLOWS: BEGINNING AT A POINT FROM WHENCE THE NORTHWEST CORNER OF BLOCK 50, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO (CITY MONUMENT IN PLACE) BEARS N 14Â°50'40" E 10.02 FEET AND N 75Â°09'11" W 97.18 FEET: THENCE N 75Â°09'11" W 2.20 FEET; THENCE S 14Â°50'49" W 35.10 FEET; THENCE S 75Â°09'11" E 2.20 FEET. BEARINGS BASED ON THE FOUND CITY MONUMENT FOR THE NORTH BOUNDARY OF SAID BLOCK 50, N 75Â°09'11" W. ELEVATIONS ARE BASED ON THE BENCHMARK ON THE SOUTHWEST CORNER OF THE PITKIN COUNTY COURT HOUSE HAVING AN ELEVATION OF 7906.802 FEET, N.G.V.D. OF 1929. "BENNINGHOFF/PINNINGTON COMMON BOUNDARY LINE" A LINE DESCRIBED AS FOLLOWS: BEGINNING AT A POINT FROM WHENCE THE NORTHWEST CORNER OF BLOCK 50, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO (CITY MONUMENT IN PLACE) BEARS N 75Â°09'11" W 97.18 FEET: THENCE S 14Â°50'49" W 10.22 FEET; THENCE N 75Â°09'11" W 0.80 FEET; THENCE S 14Â°50'49" W 32.60 FEET' THENCE S 75Â°09'11" E 0.80 FEET; THENCE S 14Â°50'49" W 56.18 FEET TO THE POINT OF TERMINATION ON THE SOUTHERLY BOUNDARY OF LOT D OF SAID BLOCK 50. BEARINGS BASED ON THE FOUND CITY MONUMENT FOR THE NORTH BOUNDARY OF SAID BLOCK 50, N 75Â°09'11" W. .. SCHEDULE 8-OWNERS CASE NUMBER DATE OF POLICY POLICY NUMBER PCT23611W3 January 4, 2013 @ 1:01 PM OP-6-CO1045-2975377 THIS POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE BY REASON OF THE FOLLOWING: 1. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession, or claiming to be in possession, thereof. 2, Easements, liens, encumbrances, or claims thereof, which are not shown by the public records. 3. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land, and that is not shown by the public records. 4, Any lient or right to a lien, imposed by law for services, labor, or material heretofore or hereafter furnished, which lien, or right to a lien, is not shown by the public records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) Indian treaty or aboriginal rights, including but not limited to, easements or equitable servitudes; or, (d) water rights, claims or title to water(see additional information page regarding water rights), whether or not the matters excepted under (a), (b), (c) or (d) are shown for the public records. 6. Taxes or assessments which are not now payable or which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on rea! property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records 7. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity, or garbage collection or disposal or other utilities unless shown as an existing lien by the public records. SPECIAL EXCEPTIONS: 8. Taxes and assessments (not including condominium or homeowners association assessments or dues) for the year 2013 and subsequent years only, a lien not yet due and payable. 9. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 33 providjng as follows: "That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws". 10. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 118 providing as follows: "That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under exjsting laws". 11. Terms, conditions, provisions and obligations as set forth in Quit Claim Deed recorded October 9, 1958 in Book 185 at Page 266. 12. Terms, conditions, provisions and obligations as set forth in Declaration and Grant of Easements recorded August 8, 1995 jn Book 789 at Page 498. 13. Terms, conditions, provisions and obligations as set forth in Revised Order Approving Stipulation of Settlement and Decree Quieting Title recorded September 19, 1995 in Book 794.at Page 72. 14. Terms, conditions, provisions and obligations as set forth in Reaffirmation of Declaration and Grant of Mutual Easements recorded April 1, 1996 as Reception No. 391346 15. Deed of Trust from : SOLOMON KUMIN and ELIZABETH KUMIN To the Public Trustee of the County of PITKIN For the use of : WELLS FARGO BANK, N.A. Original Amount : Dated : January 3, 2013 Recorded : January 4, 2013 Reception No. : 595825 (Continued) .. POLICY NO. OP-6-CO1045-2975377 CASE NO. PCT23611W3 SCHEDULE 8-OWNERS -EXCEPTIONS-CONTINUED-- 16. Deed of Trust from : SOLOMON KUMIN and EL}ZABETH KUMIN To the Public Trustee of the County of PITKIN For the use of : WELLS FARGO BANK, N.A. Original Amount : Dated : January 4, 2013 Recorded : January 4, 2013 Reception No. : 595826 EXCEPTIONS NUMBERED 1 THRU 7 ARE HEREBY DELETED, EXCEPT FOR SUBSECTION (d) UNDER PARAGRAPH NUMBER 5 (WATER RIGHTS). 1State: CO County: PITKIN I Agent Numbe~.~1045 Order Number:PCT23611\N3I CLTA FORM 110.1 DELETION OF ITEM FROM POLICY Attached to and forming a part of Policy No. OP-6-CO1045-2975377 Issued by WESTCOR LAND TITLE INSURANCE COMPANY The Policy is hereby amended by deleting paragraph(s) 1,2,3,5,6 and 7 of Schedule B, except for subsection (d) under paragraph number 5 (Water Rights), This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated January 4, 2013 -- ~9Â» RÂ·jfj Authorized Signatory .. PERSONAL REPRESENTArrIVE'S DEED THIS DEED is made by Theodore J. Benninghoff and George R. Benningboff, as Co- Personal Representatives of the Estate of ESINER A. BENNINGROFF, Deceased ("Grantor'D, to Solomon Kumin and EIizabeth Kumin, as tenants in common whose address is Â·226-W:-Haeam- 11=02*,4*spe,kr'ef i,#yi.6%~,C~722~21*t~e. 1~~kA,mom C,rot-fa 1â‚¬00 BroÂ·JL.25*.u~ ,as<k FI=or, WHEREAS, the decedent died on February 19, 2011, and Grantor was duly appointed Co-Personal Representatives of said Estate by the District Court in and for the County of Pitkin. State of Colorado, Probate No. 201 1PR16, on March 29, 2011, as shown in the Letters Testamentary recorded with the Pitkin County Clerk and Recorder on December 20, 2012, Reception No, 595100, and are now qualified and acting in said capacity; NOW, THEREFORE, pursuant to the powers conferred upon Grantor by the Colorado Probate Code, Grantor does hereby sen and convey unto Grantee, for and irt consideration of Ten and no/100 Dollars ($ 10.00) and other valuable consideration, the following described real property situate in Pitkin County, Colorado: EXHIBIT *'A" LEGAL DESCRIPTION also known by street and number as: 233 Hallam Street, Aspen, CO 8161 1 With all appurtenances, subject to covenants, conditions, easements, restrictions, rights of way and other matters of record. EXECUTED ~A.n Li-(14--c...1 6 ,20 tb. 0 ESTATE OP ESTHER A. BENNINGHOFF, DECEASED 4 ~ 1- /L...4# tEl ViA>.r, AL â€¢Â·Â»c, Theodore J. Be#?;inghoff, as Co-Peiâ‚¬ona{Representative o~p~Estate of Esther A. Benningboff, Deceased George R. Benninghoff, as Co-Personal Representative ofthe Estate of Esther A. Benninghoff, Deceased ....4 1 7 <,f.Â· rÂ·Â·4.it,iU'Â·4 ..,2 1 , L.'i ' ,4'1*EN STATE OF COLORADO ) WME17' 8040 1-%+REE< PA*{3 couÂ·NTv of?+ULÂ«- ss. 1 i 241 tplE' /A_NO 4933>g> Dilti; j lolu AL-' MIZ 432>'7 D,NE The foregoing instrument was acknowledged before me on L.12.h old. 4-4 Â© , 20 13>, by Theodore J. Benningboff, as Co-Personal Representative of the Estate of Esthe*L Benninghoff, Deceased. Witness my hand and official seal. Mr commission expps: -7 - 1 Op -- /4 ,&Â»=:.5*%7064- RECEPTION#: 595824, 01/04/2013 at LJOL.t 4 CZE' Â· qzlcaili..9 #0 ...' -2-, Â·C.. t., Notary Pure 01:00:39 PM, U .it 7Â«9..9 ,,, 1 OF 3, R $21.00 DF $477.50 Doc Code PER REP DEED 4Â©Â·' or .... /9 Janice K. Vos Caudill, Pitkin County, CO i cr 256\ c ' : -\i T' reir .p+0,. /J. fq~*v 3-9,- :,~..*96- 1 rk\.9 ;WÂ·NorthÂ·St..464-.=2-,::_~IonhiS X. ..., 2,/4;. 4 144: 665 r,Â·94 r .2\37: 'f,21 '?~"A. .- r c 544 5 $/ gi,L Â£'t~~' 2&7"#:01 .9,0 :00/7 &014.0, Vil.. ... gglerÂ·St -1 : ' '12....+-Â·"-~*-W,Smuggler,St-Â·*,J 40* 1 ' ;Rk lm;Â·7 .1>.9....dimt,Wdli/4 - 04 - . 1 -0 1,2. 4 0 F - M:*.1 ,&:*-44#24 0 h i Tg~ '4&411' 2264 9 ~ 41 47113 4, - - 7-w. 0 ~~41 Â·r - : 3 -'*liQ~~ . "i .... 4: <fr I . W:FrancisÂ·St 72â€ž . 9 ; 1 W,Francis St. - :0-p. .,4.4..4 '4Â»427'Â¥ 5'KY* Â·P')te ilit ,- 1 f. >AF, :'iâ€¢i**:7;9 1'1Â·03 4429 311r*.:**1*.*-*~.--r. 3 . 4,3 1. 4 + 4 /'7 '06611Â· 1 1 - . It -e .26-w.HallorniSt ... 21"10,2 â€¢65-%.-:21rY<44*Imist'WIT.I.*.**EÂ·Hdijam;St 4- ..~5,9 .. 4â€¢â€¢ 3/2951 *r, I . if 44./1 'EL. /4. 3%:ELJ/'Cli 25 -6- ' 4. 4 4 2. ..Â·a#/Â·Bleeker,St ' '"~ ' * WÂ·BldekerÂ·St _ ....-- 2 ,k 4. "1~ '~f,g â€¢j, ~Â£ g,L~ 0' 't@ . ~4 &17â€¢T~ 1. --... 2 + r ,$ W,MainÂ·St r W:MainÂ·St ' EiMain St . I. , 4. . {11.1., P , 1Â¥,yk 1 1/1 ;4' +P<\ .,Tir, tj" :.0.,1~ A!4- * o:Rd:37 L W,HopkinsÂ·AVÂ¥ _ 6. , -.... t r I ~ ~: v WÂ»31'l Paeâ‚¬2 4, 14 ..3.1,@. Ca*4; 1 V& fp-i# 1 -~ ~ ~~~~~~~* - owÂ» . Â·faill' 12%20-81,3 *4*; 1..â€¢*.Jet,Â·'Â· . 46 ** i 'S, .....>L. . 1,2 9 . . >. I. :At~rt,â€¢L .9-.8/-*4**W t ,Â¥4 .4 r , ./ 4 :/siv': *- 744 Â£4 Â·4* tâ‚¬3~aw+Qm*42- 1 -1 . 0-k .97 A. I 2 1 1 0 19Â·eueleg EXHIBIT 0 0 CITY OF ASPEN i PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Amy Guthrie, 429-2758 DATE: 2/14/12 PROJECT: 233 W. Hallam Street DESCRIPTION: 233 W. Hallam Street is a 9,664 square foot lot that contains a single family house. The legal description of the property appears to be Lots A, B, and C, and the west 6.64' of Lot D, Block 50, however a Quiet Title action in 1996 must be taken into account in the verification of the property boundaries. The zoning is R-6, Medium Density Residential. The original square footage of the house is approximately 24 x 32 square feet, on two floors, or 1,500 square feet, more or less. The remaining building area is considered non-historic additions, built in the 1950s/1960s. 233 W. Hallam is the house depicted on the 1904 Sanborne Fire Insurance map below, at Lot C. The house was moved westward after a fire destroyed the house shown on Lot A. The map indicates that historically, there were three houses in a row on Lots C, D, and E that were identical. The three houses still exist today, although each has been rather substantially remodeled and altered. The following page includes a photo of = == - == == = == ==v= =W~ HALL A=M 215 W. Hallam, taken in 1980, showing 235-3 231-29 . 227-25 223-21 21917 -2/5-/3 the enclosed front entry that was likely . 6 - _1 I r/-91 1 originally present at 233 W. Hallam. R. 2;11 x - 2 * Lfll ~ 2--4 2 x IN. The 1980 photo also gives a good 6 /2 .2 indication of historic windows that likely 4 used to exist at 233 W. Hallam. At this time, no photos have been located that 26 -rEi- UN might show 233 W. Hallam itself prior to remodel. . R Bri~ c DEM\ This property is a designated % E I 1 11-31171 1 2 1 -n-11170*1 t\,1 landmark, but the integrity or authenticity of the structure was greatly 50 affected by past remodels. The only A clearly Victorian characteristic of the home is the original two story form that is still visible at the core of the building. Most of the original exterior materials are gone, and apparently most of the framing evidence that could be used to recreate original openings has been destroyed. Historic preservation efforts for this building should be focused on restoring the 1904 footprint of the house, carefully recreating any features that can be reasonably documented, and retaining the relationship to the homes immediately to the east. The size of the property allows for a single family home, a duplex, or two detached homes. A duplex or two detached homes could be condominiumized, or, because of the landmark status, the property is eligible for a Historic Landmark Lot Split. Historic Landmark Lot Split allows the property to be subdivided into two lots, each of which must be a minimum of 3,000 square feet in size and would contain a single family house. Allowable floor area is not increased as a result of the Lot Split, but the ability to create separate fee simple parcels is generally considered a historic preservation benefit. 2-1 .. The allowable floor area if the property is developed as one single family house on a 9,664 square foot lot is 3,700 square feet. The allowable floor area if the property is developed as a duplex or two detached units on a 9,664 square foot lot is 4,120 square feet. The amount of square footage that may be divided between the two homes that would be developed through a Historic Landmark Lot Split is also 4,120 square feet. Affordable housing mitigation is required for any new units on the property. The Historic Preservation Commission can grant certain variances where appropriate, including setback variances and a possible 500 square foot FAR bonus. The FAR bonus standards may be a difficult to achieve on this site given the previous changes to the house. Bonuses are generally granted for outstanding preservation and restoration efforts. 6 . Â· pr-3 4.*,32, P.4 .1~#-1 215 W. Hallam in 1980 sÂ·j - , 7..il#Vifgad I' .Â· - A a.â€¢i-*=au ... 4...,4 Mr-,1 w: ~ /4 1 1 m 1.- r . ... 1 - 01 . 42.MFY -14,3 -1 .. 1-la-'1 , . -1,1..... I- . J mie, WI ~~*=.â€ž,~11 ~ 1,1th Holl/8/MOR././PSÂ¥?5~9/midhitfygia. pwimizil *./6/ .L -9 HPC makes all design review and variance decisions on the property. For Historic Landmark Lot Split, HPC makes a recommendation to Council and Council will make the final decision via an ordinance with a first and second reading. Land Use Code Section(s) 26.304 Common Development Review Procedures 26.415 Historic Preservation 26.480.030.A.2 and 4 Subdivision Exemptions 26.710.040 R-6 Zone District Land Use Code (including all code sections cited above): http://www.aspenpitkin.com/Departm ents/Com mun itv-Develop ment/P lanni nq-and-Zon i nq/Title-26- Land-Use-Code/ HPC application: http://www.aspenpitkin.com/Portals/0/docs/City/Comdev/AppsÂ°/020and%20Fees/form historic land u se app.pdf .. Review by: Staff for completeness, HPC for determination Public Hearing: Yes, at Conceptual and Final Referral Agencies: None Planning Fees: $1,950 for 6 billable hours (additional hours are billed at $325 per hour). Deposit due at both Conceptual and Final. Referral Agency Fees: None Total Deposit: $1,950 Total Number of Application Copies: 12 To apply, please submit 1 copy of: Â¤ Signed fee agreement with payment. Il Applicant's name, address and telephone number in a letter signed by the applicant which states the name, address and telephone number of the representative authorized to act on behalf of the applicant. 0 Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. 0 List of adjacent property owners within 300' for public hearing 0 Prior approvals. And 12 copies of: Il An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. 0 Site improvement survey including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado. 0 Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations. 0 Preliminary selection of primary building materials to be used in construction represented by samples and/or photographs. 0 Supplemental materials to provide a visual description of the context surrounding the designated historic property or historic district including at least one (1) of the following: diagrams, maps, photographs, models or streetscape elevations. O A written description of the proposal and an explanation of how the proposed development, and any requested variances or bonuses, complies with the review standards and design guidelines relevant to the application. 0 Verification that the proposal complies with Chapter 26.410, Residential design standards or a written request for a variance from any standard that is not being met. Applicants are advised that building plans will be required to meet the International Building Code as adopted by the City of Aspen, the Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application submittal addresses these building-related and accessibility regulations. You may contact the Building Department at 920-5090 for additional information. Disclaimer: KUMIN RESIDENCE 233 HALLAM STREET, ASPEN, COLORADO : T-*4/4 2156 kill/WAX/&-Rila-64 ZE,1q#/7/'Fll//Till'i p....ill...Â®c:Â·' 7%1...471,1 11 .R'. 'iri'Mr-7,p'........;.~*1. i..iph2, - ./r- A . .Fillil#J'&*rff - ~,JI'Ab.4 ...f e 1.W/77/'Lk,k--- -P',0~â€¢~ .U - . I. .. , Â· 4. - 4- - - ....1 . 4 - .. 44.- ' . I . 12. ,/ 2 . ri=1 ... . 0, e. ~ IF, 7.0 4 y i 1.*I'ilill ' A Â»f ' 4 L *%20), . r.i-Ii' -- ./ tr. 4 U- 44 C'l' . Â¥ I . 3 . . .r f.9 + - . - 9 -1 . ~ ~ - . I 2 2 4 * p 1 t, 1 -â€¢r ,-2//--i'-<-2e~ k 0. - A 10 1. ' .9 I ' 87@?54L~ .v . # 4.-1,1 t-47/2 1 Â¥ Jeklp . * i Inf $ 11#tat 4.. 1. -:. 4 - â€žA . .I , 1. - 3- 1.1" 1.77'..~ , ip....62< â€ž A//I . 1 1 01 CONTEXT MAP AND KEY TO SURROUNDING RESIDENCES DHR ARCHITECTURE .L EXHIBIT V e z 1 Â·. I--1- I -, jr 4 3,3Â£9;,/11Â·*/4/~i~. 1 / -:. 7. ,/.. 7,74 Â·tt,~ ;f]EN . 6- , 1 91 - .1/ 2. 2=221*: 47 11 e. '14# ./ t -1 71 . I. 1 -.* ,?04.1- 2/W L 1 1 4 = - t.- . 1 '11" 2 32., 1 6 2 .4 . . 1 - I'll,A 4 k. L. p . .r - 1 Ir , 0- -- f . V. '. A.300 W. HALLAM STREET B. 234 W. HALLAM STREET h DHR ARCHITECTURE '. 1 ...2- . 1 1: 7, '. 44. 9 . 0 0% .4. . + ..0- ,%4=48.- -)Â» AL g. ~ 1'.c -2.24 1 - . Py . 1 * )4 '. Im....1 3. 3 Z . . 1 r. 2 ' . - 1~,7- -- 4 8 -. -- - -->r, W.Â»....raill:.. *Crf- --=20--it.-- 1. . C. 220-224 WEST HALLAM D. 200 WEST HALLAM STREET STREET DHR ARCHITECTURE i ,&912&~ - .... f.Â»h . :'M.. 9.1 -, A.2Â¢&,94>i. ,~ ~ : * *i,.~. Â·' 0~42%?me:G' 4-,0.>'*T..tr.. R 1.ap-4,1, t. ..41 29, .4.f ,Â£ 4 I - -UCK. ;,49*~fif.?~Â°44Â·Â· re V <.il 'f -A..Â£*9.0...ilÂ· IN*Fammp ..... - i 1 D..:1 y'l)~1:,6.2~*, 2549394?14**i53\14.71 1. 4 ' -- - 15â‚¬,t:(*'*I~~13 lqMA 5Â£*WAUTE , 144 . -- 1,1 -I th.,6 . 34Â£Â®be;-2Â·Ab, r . ~ i :*he . % - 9. tit~ di 1, h*. -4-li~*iÂ®fee - . AD-- I 4~ - ~1; ' :-, f 01. , 1 R 5 1 m 1.- Evt 1 2..rl -1 - 11 6 .1, , 1 rsm . fefy: um-rri'r'A,t~ : E.â€¢ r I - . 1 1.1 2 -- -Al- 22.06%4*,-n - / . r., 9,#twigwoll@,11? - 1 -.. 4 ~.480Â£/141."FAMViA / p.. ,>- - E.301 W. HALLAM STREET F. 229 W. HALLAM STREET DHR A R ( 11 1 T E C T U It E 44' 0 . . 'Ir Â° 6.. -1 .. 71.Â· U .1 9 : .. -Wid<i 4 - 41 . . i.1 ... 7. 1, YW ' lit'. f t . ---//7//- 13% 4 A - 4 . 12:.2*r.- 5,2 4,,3 .... i: /1 = -... , . / . f --- I. ' .rÂ·;. 4 * 1 I v -1 -2 , .b , .1, . 0 i--Ih':~ . 1. 4 - ./......=. F -I G. 215 W. HALLAM STREET H. 200 W. HALLAM STRET DHR ARCHITECTURE .. I. ..% . â€¢ h . ly'lifirtly . 7.. r.Â· Â· ' 4/ 4,3 2, /4 - feÂ·. 9.P :. 7 ~~~1*~~--- 43 ~ - ..... --Id//'Fl.-- - 1.300 W. BLEEKER STREET J. 212 NORTH 2ND STREET DHR ARCH]TECTURE EXHIBIT 0 .1 Preliminary selection of materials for 233 Hallam new single family home and relocated historical home. Clapboard, Stone, and composit shingle. t' . 343*I, n 4,47% 1 ~tt~*tÂ·-:f . 4 62 19;4~) 14, 1.411:; I.Â¢13 -.... 1. I. '.4 Â· 0,4 9 v , f . : t "... j Â·);- jrA 'â€¢ 14 :w:,i, . i'Â·3 41*14,; 114 g . .P.. f 1 .,1 : ' . 4 .... ?.1 h .-01. 1 41 1 . + 1 I ;,i*? i. , Â· r t . 4, ~i~ .~1*â€ž--Â·4:442~,0. . 't-1 6 ing* 6, 1-V' 'h 4â€¢ â€¢ . t't -1, 4' 321 ---r " r 2 Â¥190 14; - 1- ./ 6'#NillitÂ¢. 727 - t. . - . -CE- . I. - DHR ARC-: HITECTURE EXHIBIT . 201 WEST HALLAM HOLDINGS LLC 212 N SECOND ST LLC 323W HALLAM LL 500 S DIXIE HWY #201 509 GUISANDO DE AVILA #201 201 N MILL ST #203 CORAL GABLES, FL 33146 TAMPA, FL 33613 ASPEN, CO 81611 330 WEST BLEEKER STREET LLC ARGON LLC ASPEN DRAGONFLY PARTNERS 11 LLC PO BOX 2028 533 E HOPKINS AVE 3RD FL 405 PARK AVE 6TH FL ASPEN, CO 81612 ASPEN, CO 81611 NEW YORK, NY 10022 BLANK JEFFREY C TRST 3 FBO 50% BERMAN RONALD REV TRUST BLANK JEFFREY C TRST 2 FBO 40% JOHNSON & REPUCCI LLP 27 N WACKER DR #518 201 N MILL ST #203 2521 BROADWAY STE A CHICAGO, I L 60606 ASPEN, CO 81611 BOULDER, CO 80304 CITY OF ASPEN BLEVINS J RONALD & PHYLLIS M BRADLEYEDWARDW&JANIEG ATTN FINANCE DEPT 310 W BLEEKER ST 3002 SLIPSCOMB 130 S GALENA ST ASPEN, CO 81611 AMARILLO, TX 79109 ASPEN, CO 81611 DEWOLF MARGARET LEE TRUST 81% DH ASE LLC DILLON DEE E 223WBLEEKERST 2711 CENTERVILLE RD#400 1044 ROOKWOOD DR ASPEN, CO 81611 WILMINGTON, DE 19808 CINCINNATI, OH 45208 DOUBLE D CONDO ASSOC ELKINS LESLIE KEITH TRUST GLICKMAN ADAM 300WBLEEKERST 1001 FANNIN #700 PO BOX 1207 ASPEN, CO 81611 HOUSTON, TX 77002 ASPEN, CO 81612 GUNGOLL CARL E EXPLORATION LLC HOUSTON TRUST CO JOSEPH RUSSELL C & ELISE E 6 NE 63RD ST #300 1001 FANNIN#700 3257 INWOOD DR OKLAHOMA CITY, OK 73105 HOUSTON, TX 77002 HOUSTON, TX 77019 KETTELKAMP GRETTA M KINNEY STEPHEN J & SUSAN M LANDEN DIANE NOLAN 3408 MORRIS AVE 136E MICHIGAN AVE #1201 202 WEST 19TH ST PUEBLO, CO 81008 KALAMAZOO, M 1 49007 EL DORADO, AR 71730 M D W ENTERPRISES INC MELVIN JAMES R JR & ISABEL MOORE DIANE 233WBLEEKERST 304W HALLAM AVE 303 W FRANCIS ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 MULKEY DAVID A & LAURA NATHAN REVOCABLE TRUST NOLANWILLIAMCI11 2860 AUGUSTA DR 718 N LINDEN DR 202 WEST 19TH ST LAS VEGAS, NV 89109 BEVERLY H I LLS, CA 90210 EL DORADO, AR 71730 PEARLSTONE ESTHER S PESIKOFF DAVID & SARAH POTVIN FAMILYTRUST PO BOX 8750 1811 NORTH BLVD 320 W BLEEKER ST ASPEN, CO 81612 HOUSTON, TX 77098 ASPEN, CO 81611 SANDS KINNEY LP SAX JOEL SEWELL CARL & PEGGY 307W FRANCIS ST 303WFRANCISST 3860 W NORTHWEST HWY #102 ASPEN, CO 81611 ASPEN, CO 81611 DALLAS, TX 75220 SKILOFT LLC STEVENS BRUCE 95.75% STILWELL REED &CLAIRE 11 GREENWAY PLAZA #2000 214WBLEEKERST 191 UNIVERSITY BLVD #714 HOUSTON, TX 77046 ASPEN, CO 81611 DENVER, CO 80206 VIBA LLC TOLER MELANIE S TRUST TYROL APARTMENTS LLC PASEO DE PRIMACERAS 20-9 6400SCLIPPINGERDR 200 W MA IN ST CUAJIMALDA DE MORELOS CINCINNATI, OH 45243 ASPEN, CO 81611 05127 MEXICO DF, VICENZI GEORGE A TRUST WELLS JONATHAN R & JANE I WEST HALLAM LLC PO BOX 2238 15 E 26TH ST 2901 SW 149 AVE STE 400 ASPEN, CO 81612 NEW YORK, NY 10010 MIRAMAR, FL 33027 WEST PHILLIP N & SUSAN JTRUSTEES WHIPPLE RALPH U & LYNNE C 1674 LAS CANOAS RD 24 MIDDLE DR SANTA BARBARA, CA 93105 PLANDOME, NY 11030-1415 . <U V \ RES DE\C- 233 WEST HALLAM ST. Mal 'AMB Fâ€¢,040 - ASPEN , CO -%44 RN.01&9 1 .i- tr. - b Â· 1111 d.. 4 , *- 49??21 f + I I k \ , 1 uN AS; t 1 t-. ~IY '10/2-Â· . 1, LL VILL 4 f -2 . 3 i !,1 3 4 . 4 6 4 . 7 0 U "f? 0 - * 44. 2â‚¬ 9 I . - :440-7-03.-7-03-311:-14=.----- -- - : Â·~ -i Â· ~ - 4 \ 0- /4 1 .1 .. .,â‚¬9Â«- I. I -, 11 1 4, e 2. , ; 1 29**Â» 9 . u.le . i.1 1. ?12. 4 '. //0929Â¥49 - -: *:. i j t.f L L-Â· â€¢Fathe-t- 5,1 'r, J ' t.: . f: IN :i -I V. 2 9 _ 1111~â‚¬ Â§8#-frAWfu*. 1 /7/,1--.*12*46 -, . mitkt ~ , *~ t -; L ~0-1512. Â·r :, 4.1 ~ .'.-2 ~'Â·:. -r....~~. r J . A N ~ ...41. 4 1 k . -~ 4 1 - . - I I ' # F b L '' T , *-1 r 7 4 - *I- .2 Â· -r-+43 -=1:j. f ii 9 -3 *i 1. A- *43Â· 1 ' ..1- . Â·-371---Â·... Â·:aft':51 -- .J4*p + P It,~y~~1, 1,/ '011 4:9. 4 ~ 'E-cast-,A +4 4._1=- SET., . : 44144 ~ ~ 1 / 11 N - 4 1 + .1,/ 'i>/' ~31#3 , Z 2 t -if- -12-- -f J - Ji - 6 *aL ' 1 1.2 ~ *&41* 2 - -I- 1%1 02 2-4 4 -=14- , .3 2 5. 9 .....I- * - ..q-/ 1 4- . 1--9.3, 87 --" 1 . fi j t=/ r-~. ' alâ‚¬ 57 137-+11 â€¢-1,3 5/575 ~ - 4'1 . ,Â· Mil - lit 1- ...A - t. .- 'Cr Tur: 12ft Fimez A r-*tja.,92 .. i.g e 1 .11 .... . 77 -: 1F . , . --'-I -- - - - - ly y -6--~I.lEE 1-33 Filigg e#fw L -34% 1 4= [----11Â·92,7 '. 14,1 4 I -' , Â· 19,2 4 -.- 1 ika m , 32.-2 %.2.=// 2 *I #. 4 -- -1 U-TATION OF --ANTY OF ARCHITECT-, WO- PNOICT 1 L .=1 ,Â· ..51 . . - . *--I 5: \ .. e. Cal -/-/A- - ./. . - w,m~ Fet-d F-,r, I ,-ph r-Ah, Af~,1,Â« oful, cor~IN-- *- the AÂ»~et 1Â¤n -Â·Â¥ iâ€ž~r,b~ forth, - -- r , 4- m-.mil-.... A*~Ill...................A.d.I~...-bl.A--cr. r â€ž1 t,_D'I Â· Â· Â· 70. ft -- 1 .' : . , . - 1 J - ~ Â» Â·- -- --- 5-Ii:3--Jtz-= 11~iâ‚¬ kir# "W te31 3 - 2- .* /. -=% 2 , - - . *4*=== '* --~~ '--Â·-FiÂ·~.Â¢c.-1-1 - ~i N lu iLE911 ....1....DIR.......0 7;1.4.-- - .- â€¢G .8. - *---"ZEZZILrlÂ·Â·*rÂ»--Â·--Â·Â·-- --Â» a.S. ;:3 i -* AE--: FE- 9-'4 Rm -- Â·Â· . LI --1 -: 1 7 IN. Â· i' -,r-,0-~rb-dh~-1 -2=2-1.-IU- -ZE,~-It~it~-ip . -11.5-*40) 6. .211... N - - - 7 - I - .... . eÂ·CEZEEL'...'.'Im I , -1- . : .ill ' 7- r- 2 ...1 / -1 - - 0 I . DHR ~- ARCHITECTURE < â€ž,0~'~~~~~ ~ 3200 CHERRY CREEK SOUTH DRIVE , 072*/ 1 SUITE 410 DENVER, CO. 80209 TELEPHONE 303 355-2480 40* / FACSIMILE 303 356-2646 RESTORATION AND REMODEL OF HISTORIC . PROFE.810/AL CORPORATLON WWW. DHRARCHITECTURE COM 1~./'Ill. KUMIN RESIDENCE 233 WEST HALLAM ST. HOME & NEW RESIDENCE ASPEN, CO I ..'/1%.1 ....IM E 2012.024.847 H.P.C. CONCEPTUAL PLAN SUBMII IAL H.P.C. CONCEPTUAL PLAN SUBMITTAL 04.26.2013 4/26/2013 10:5302 AM .. - PROPERTY LINE t./.1; Â¥ 'i.: 1. J 1:9% ,1 3 + 1 1. 7884 - 10 - 7884 /'--3 t 4-4 l. Ak. 4/ 1 -Â» A,84. 1 --- it--3:m=g*,~ 1 1 24/19 / ./ 1. 0 - \\ i / *-/ f -8 . 0 8 -1,4 100- 0. 10,-0. 1 6'* 0Â· - ---- - -1-~ -~- -~ - Â· 5' i ,Â·fA.-%.9-1 7 -2 1;2' ...0 ------ . --li-f...1. :~. 1:.4.1441.3~.-3 ~129 4 45'f ..13â‚¬410#tux.2 J?fÂ«' NU.:11. , 1 -31/2 21' - 15'-7. 4-- 3---i--%-.-T~-1; 1.-el- .'.4..1-'.I.:-2 -1 3.%32-53hhiti:.t f f..1.--1-:22. r' 7.-41/2. t -66, . Â·IÂ· -9Â·.Â·1~~1'-3-i' RELOCATED 1194 -:'.Â£.- Â·.2 . HOU~~r 4 3 Â· Â·~1Â· 4-.D Â·~ Â·Â· ~L./HISTORIC HOUSFÂ· Â·: , 1-- ---Â· P.'0.4â‚¬*bt- 1;*NUM 3.230.-â‚¬ ...i. 1 th--Afty:I.'iÂ·. iÂ»RÂ· Â·.:UÂ· 7.:.3 U" i - frijjfj:3%-29 4-.1.3293,54 I F-: *irt,~; f.fi riltity{; f:Â·.i lifjf ..<92=c .PIf 1 l I %*T-43*4 --Â«exteDÂ·--, - 1./. '2 '71, r ~Â·'4/.5..1.6 -1 5.. 1 - 6- 44 14 ,~*Pj'.,'~'~..Â·~Â·tiftt72' 23sEEcf.Â£.4.3,<.~,4; , ' 'hÂ·'74 ' ';- .Â·''; iÂ·'.-% -': 0.21 9.91 7.0. ". '-.~.74293%Â·.~ /69[0 ' '4%4?ifi,fi -j:-it fy<-2 3-3:- ~~--Â£-~. Â»yma:.19 7.1 1 % - . . , 9 .'Â·19Â» 4.5,-i, '1- :f.'t ..'i~.~3....Â· *.i~â€¢1.32.5:Â·';,Â·: J; "f . 1 ..hb'Â·.42.: Â· :.A:.2-: 621?5----612.85.-i 1 / SUBTERRANEAN --- -,4 -~ / Â·, STRUCTURE - 1 -3 \ , ./ '. I : I I. .- .,I'.. I.-I. ).' ./.ATION......OF ARCHITECTÂ·~ VK>F~ PMODUC;T 71 1, 1, 1 , 1 1 1 8 ---d -I- -/ p,empÂ«yn-Â¥ 0Â» Art-el of -h -*h,JI -th~ Ar,h- h,m -r-eÂ¥ for th, c,râ€žc,~r,- '-h./. A~-/* Ill- ~r~le~~ - --1 /- A~~a~ . I =*~101~M / 0~4'~~~~ g / 9 ~fz.%1Â·41. r ', r , m corrviatir......cr-.le 'Â·24 1Â·2Â·MA.?IÂ·h.~133~9'<':.{37~- taffÂ¢44434 - 12Â«494--- 92* 3 /<1.:Â·:Â·:.1- ~ Pâ€¢rt |~Proh-dâ€¢1#,0.1,0.1,-wn,or,of'IMRA,chl... PC. â„¢Â®to:he'"'rern,rÂ»- DkR~~hl,Gan..."..1 thÂ»,rdi~y ortl~I.Tmin-on=-kled h-- icâ‚¬*4429.-0 44.fa**g,%Â·tÂ·TÂ·t - - 4 4--#~':d*& 9 Â·Â·Â· i ,Â·-, 1.' .4' NEWONESTORY-'.7,"fa,Â·.'54.t r ' #2~ l 10.-019 - . 1.-NNHil:.F.;idii{i.;i}j:Â·:iÂ·Ni/:4 J -----_ 9 Â· --672 2 27'4:29.74&31 .-.-6.4/' /; 0 ' ': ~' ,' ,.2 C~R GARAGE . ~~~i '* , , , DHR 0/ L ; +0Â·~44:tii 41*4.;44% 1 ,. ., COVERED r ARCHITEâ‚¬:1 u lt-jk < *~~ 0 3200 CHERRY CREEK SOUTH DRIVE ' TELEPHONE 303 355-2480 SUITE 410 DENVER, CO. 80209 *., - fl;2373ii:,11'f': FACSIMILE 303 355-2548 VMW DHRARCHITECTURE. COM --J ' ~ A PROFEGGIONAL CORPORATION 6 - PROPERTY LINE . PROJECT "Il-V~./. N: 17 J 2 KUMIN RESIDENCE 233 WEST HALLAM ST. ASPEN, CO 2 9.4 /1 K +7 -6* --* T,nu: SITE PLAN -7885 --- ----------------- SCALE: 1/8" = 1'-0" 1,0 ./. Q.....IN -TE: AE,ITECT, PIC.ECTINC1, i 1 2012.024.847 2 3 4 5 6 Ch SITE PLAN ru I IC 417 1/8" = 1'.0" 7 8 O 8 10 37 9 H.P.C. CONCEPTUAL PLAN SUBMITTAL 4/26/201311 05:52 AM 0-,0& .. A.- f i 4 1 -1 1 r 4 4,4 1 4 1 1 f 3/ Â¢ 4 1//3 - 7884 ;FOL 1/D~J I - 7,9*p L 2 7,9~0 ) /1\ \ I /1/F ,\ (-7 -% c 17 /1 6 1/19' \ -IN - ~/3 l/412-~ 41 TREE LEGEND f~ 1/DL 2 431) 25' 01 3 /11-174 --- -h - UPV-7 - - *y-* - J tÂ»-4 1 / < DECIDUOUS TREE 9 4 ~ TO BE REMOVED 7 Lat 13 '21Â» Â¥D, 1 6,0 _ VCÂ«~~. .sro . *, ;l , HOU O i' b- --ti/2 1 -~1 EVERGREEN mEE A & O O NEW OCATI '. f %) l 4 - 77/3 7 TO BE REMOVED 11 .423 6â€¢ J..6.1 1 .. .2 %4 ...%, 8:%:~ 7/ -f / 0 re; .Â»,-1. v# z 1 6 1,1 1 - 47% .How t. \\ 1/ 3 , C DECIDUOUS TREE /6 -.1 4 5 j / TO REMAIN r --1/ 3-1, J - 1,Â·De / DECIDUOUS TREE Q 120. 3 j 2[r DL ~ TO REMAIN f / 4:~Ruditt ..1~.~I:..1 :.li......~.~1-7 2 7884 1/ -4 UIrATICN OF -V,WITY OF ARCHITECT, ....... 8,01)0 . ;r,m- nal-(1 F-11,10 -/* Ih, Ar-,01 /,uoh *** *h, th~ Aroh- 1- -, r~,00-* for th, Â«r~ d-h./....-I....................... I =...n I ./4~~~' , ComIONT.....%*a#. V i Â«9 1 I - I - I. - ~ ~ 0,2â€¢,1,4.-*-noon- h.- 46 , t 7 'tol ~ Â£; DHR -0 - Ve.Â£r/ -/ 34400404\ - ARCHITECTURE i 03/) 3200 CHERRY CREEK SOUTH DRIVE SUITE 410 DENVER, CO. 80209 Jv-11 TELEPHONE 303 355-2480 C 009 FACSIMILE 303 355-2548 VWAN. DHRARCHITECTURE COM . PROFEISIONAL COR/ORAT!/N - 24.1- PROJECT WORM/not' 1/ 1 C :40Â·i <7 1<_~'t. 1 W DL L-Jrll r-/9 e 17114-,442 1 ~ â‚¬*41--1 ni < KUMIN RESIDENCE . 1 12' DD~ 233 WEST HALLAM ST. 1 7 -.1-1-- :02:1 1 . 1 1, g LA- ASPEN, CO 4 1 < A t'.2.--Cf DR~AING lm-Z: - 4 -4 DEMOLITION AND TREE REMOVAL PLAN -E: 1/8"= 1 1-0' 2012.024.847 NO. ': -TE: .ac.LIT,/IWI[IN~1: . 2 3 4 AO.2 - 6 rÂ© DEMOLITION AND TREE REMOVAL PLAN nu I la 7 U 1/811 = 1'-0" 8 0 8' 16' 37 9 H.P.C. CONCEPTUAL PLAN SUBMITTAL 4/28201310:13:39 AM 4 . .. .. 11 1 P . 229 - ' 1 0- 7Â· ~ -iÂ«/ El f -- 11 1 up 4 1~ 200 111 ' 6 *I 310 cdr ~ ~ 111 1 111 11 1 I. -----_.1 1 11 11 1 1 1 11 11 1 . III - -11-2 ------- JUIâ€ž - ~ 111 I L C . 7 1- . f 11 . 1 11 1 f . _- i -1-Ki... H===1 , 1 j / f 4-// . 4 . Â«9113 - Er Gf $1 W~ *vil 1 Â» / 4 - 11 1/ 1 lili N /; T,Â· U V / 1 1 4 11 /ry, u./.TKÂ»10./.INTY[,FARCHITEÂ¢rl'-I~,Ducr 1 2 tr' 1 ' oc~,c,-â€¢-, ....an Aae#. I'.Ill .-........... Al- I I -*-~c~an./. A-hefl COFÂ¥~00,fr./.2..........PC Lf- ./ I OF. ........./.-dh.- r- 11 3 . 11 11 1 \\ 1 r DHR Fl ARCHITECTURE C 04:00, 1 3200 CHERRY CREEK SOUTH DRIVE SUrr E 410 DENVER. CO. 80209 ; TELEPHONE 303 355-2480 i FACSIMILE 303 355-2546 | WWW, DHRARCHITECTURE,COM . A P.OF.8/1/NAL CORPORATION â€¢ PROJECT 1/0,/.... 11 KUMIN RESIDENCE 1 1 - 233 WEST HALLAM ST. ASPEN, CO 11 , 1 1 - ORANNI 4 - 1/4" = 1 LOWER LEVEL PLAN I f I 4Â· r, â‚¬ ,Â·4 -V ' . ./BITION: ChATE: ARCIÂ«TECTIP'/ECTIC: 1 2012.024.847 2 3 4 (* LOWER LEVEL 5 M"=1* ELI 1 1 Â® A1.0 6 8 14 7 8 9 H.P.C. CONCEPTUAL PLAN SUBMITTAL 4/26/2013 10:25:56 AM - A .. V 0 n n n n n n n n .1 11__2-22 fl , '. , 1 1 11 4 11 11 11 11 11 11 11 11 11 11 11 11 1 11.l < 11 k /1 C= - -.- - -rr -1 -tr- - 17*i-nÂ·- - rr - -rr - - n- Â·- ~~r -- a 11 11 j J' 11 14=1 N " " 11 " I / 11 â€ž 11 11 H 11 !1 11 k/r-------- 3 ..4 " n i, n n â€ž ,~ â€ž n " ill n 11- 11 11 ..11 11 11 " 12 " 1_ :1 .....222=ZED 1 1 - : T 1 /44'1 11 11 11 11 11 11 11 11 11 c== F========== 11 1 -~ ==. c== P.========== - 1 1 1 X C / i c=:. C... E-O' --~~ Â· ~ f -- --ON 1~Jiff--flij Lf ... E=====I===I=z. 1 1 11 1 1l L ' ' T 7 -1 |l 9 0111 41 ---, iup, i 1 1 5/11 1 1 == r=-= -:71. ~ I -1 .L- --- ~ --------- "Z VU__1-_,1.-_Ll-_ mi 1 1 220= :--n--71--- 11 11 I lulu UPL ' 1 \1 11 1./ 1 Ut-=. - if 7 1 0 It -3 T 'i, ) 11 1 111 11 1 -EEÂ¥1 111 u \ 11 -# I 11 1 11 N , 21, 11 4.In/ 111 1 V ~rronnn[lnnonnlnninnn[Innonnrlnnn III ...li ll ./.11 11 11 Il I JI 11 11 .HI ./11 1, il Il i, 11 J-' 12 2 Uh,TATIONOF-VOW,rY-ARCHITECT,WO-PMODUCT CCZ24-lr_ -- - 11 4 11 1 - -11 i '1 ,1 H , 1 0 Il I 11 I H 11 1 1 11 11 11 H U I 11 11 11 I lili ll ' mil lilli.. 11 11 11.11 .-2111 11 1 r L.,21 11 1, H H 11 L.at 11 11 11 11 11 ..i. 4 *I -J,10 plom*r-Int- Ar-,01 01 -11 =111*11.*1, Aroh~,thom -, â€¢,par-- fort*1. Il 1, '7Â· I ' ' ' ' u H 11 11 H H . I 1.11 !1 11 0 Il I 11 11 11 1! 11 11.11 41 11 1 11 0 il 11 H Ill,11 I . / .~I â€ž I Illili I I I 1, I I]/ I I il il I li .11 11 11 Il Il li I r, 11 11 11 Il !1 11 11 11 14 1' '1 11 Collmal,r/2012.RAI'll.In.... 11 " U " H ~1 ~ H H " " 0 0 " || '| || || ~| |1 T, 1 . 1. 1. 1 - Jr 21 L 11 11 1, Â£1 11 N L , 1, u 9'11 c-- t------------- . -h - 1-9 . *11*ofel,111&,im-onoon~-h,-1 1 1 1 =. ==" L)) 110-J %17 1 C= 0 EL DInt , + a AÂ»i / 11 11 1 1_ ROOF -7\ ABOVE 7 r'll...... =. ARCHITECTURE < f' i 0Â«130 1 I - - 7 9-l TELEPHONE 303 355-2480 C 5 1 ./ 3200 CHERRY CREEK SOUTH DRIVE , 4,4/Kai J ' SUITE 410 DENVER, CO 80209 9/ 1 ' FACSIMILE 303 355-2546 1 i WWW DHRARCHITECTURE . COM / 11 -IT - - -Ir - -lr -~~17'- TI--- TI- -- f 4._ ROOF ' U U U U U U L ABOVE 1 i = J . PROFESSIONAL CORPORATION - 6===1-1 PR~ECT E------ ---1 E 11,OR,-r,ON. KUMIN RESIDENCE 1 2 1 1 1 11 1 1 233 WEST HALLAM ST. , ASPEN, CO 11 y 1 1 1 1 1.0 - 11 lili i =. DRâ€¢-11/ 1 1 1 ci 'I z--.--- FIRST FLOOR PLAN 4 - Ji fififi f J ff J Jff J ffiE= : Ed NO. -UE DEIC-nON: C*TE: ARCI~TECT. PRI'l= t: 1 2012.024.847 - 2 3 4 5 6 f. 1 7 ,/-. FIRST FLOOR EU 1 1Â® L.12 1/4, = 1'-0'1 8 8 10 9 H.P.C CONCEPTUAL PLAN SUBMITTAL 4/26/2013 10:55:31 AM 7.-.7--I T_ rE 4 11- 11 3 1 - .. I ./ -1~ _ -.-*. 1 : I 1-1 134Â»3*1112 NU1_li".fllr.3- 21- OPEN TO BELOW - 0 _fO 01 11 01 1 1 1 111 11 1~ 111 29 11 1111 DN L OPEN TO BELOW - t OPEN TO BELOW -~ i I 111 11 t 11 1 1 111 ' i NI 111 0 OPENTO BELOW Uâ€žTA'MON OFbâ€žMR~rf Or ARCHITECT, WOI,UPMODUCT TI - ~rel*,01 -1 hi, oon,Uh,- 40 no, w~râ„¢,1 or o,ar-- -,ootncy -Id -*.- / 11- -k pra d,k.1 W# nd I a-or-1 'c, ................ndbr........... I -hi. 0/vor~ ....1 1./.IN- ~- ./ m,~mno-4. F-1,10 prom*,~1Â¥0Â»~~hl,Â« of -h =â€¢1*-*b,-th, Aroh-Rom -1,1 -*- 11* work * .bn,-1 becom, el, r-per--yr= of:t- AroN~ct. b.: ont- * * - a-n 11 9 _ Cor'/01./29. DI,Rm/"Ill.n/'I.,C 1- j - 3~p~pL~c.. _1 _ - lh,uÂ»of~iworn,-ribeldr-no~,I,-Il,p,-nng-,In,-1.r-,I-d/th,of~I~le.0-*fut..id.fndon -ed,ad,ut*~- --1 ' m;x-,1, 1,n- to=h u- A--, -ce~~dien. off,~,blc-n by -1.~1~d.Inv,hol, or ' per, I * - 0,1 th, . * r~ 01 DHR Arth~=~,r,. PC - to th, pl- r,n,~rÂ»,~h [*IR *,ham,11~, PC wh.wt ** *01 -111 -*-11=-111- pl*- ~0Â» ~~~- Ctl~ ~00~~- I -e*~â€¢â€¢ U D-y *I . - *-I - 1-0,1 --,d h,- 4/ - I 31 1 -- Il I" 1 1 " DHR C .**4 nA 1 1 111 1 11 -I 111 -1 -I ARCHI-T-E liEGR-2 ~ Â¢6\<0~9*'~~ 2 c. -3200CHERRYGREEKSOUTHORIVE \ d~~PW" / 22 III - SUITE 410 DENVER CO. 80209 C t f ----Tr r - . 4 TELEPHONE 303 355-2480 -17- -IL - -1 - FACSIMILE 303 355-2548 11 - VM.V. DHRARCHITECTURE . COM 0 1 5-1 I ImI_ I .r _i=3 . PROFEISIONAL CORPORATION 0 1 1 .- PRO,ECT 4Â£ - rEl "........ - KUMIN RESIDENCE IlL lit 233 WEST HALLAM ST. ASPEN, CO 1 21 DRAMIE ZI mi: I SECOND FLOOR PLAN '- 1/4,1 =1'-0" - NO. ./UE....."In/N: ChRTE: g"./1/ PADJ'IT NO.Â· 1' .1.1/ r 1 2012.024.847 - 2 3 4 5 Al.2 nih SECOND-El:OOR____-~) 7 u 4' E 16' 9 H.P.C. CONCEPTUAL PLAN SUBMITTAL 4/26/2013 11:00:30 AM 414 11 1 1 1t 'f . 0 0 .. r, -1 -r I . M '11 1 11.Ulld ' w Hw 4}11{}CH H14 H lit- 21- .r1 -4.. ~*, Â¢118*0 -r***A=- --L, - ,-1-FL 1:5. - 1~ f 11 LI u -IN 1 1 1 -0 .'~ -il,11. 2. r .1 1, .â€¢ 1 '1--1 '~ '=l~Irl-I- 1 Id FE<I--ry H . 1 1 I 1 1 ._ 1_L._L. - 1-/Â·1 ~ ~.--1/17/lr .]E - fl -1 -- -1 4,14 LIT-1 -IÂ·LIL. ~ 3 H ., J..11,. -12[El,]~31 Ec Â·Â·Â·r-'. â€¢- lili ' . -' U - i -_ ~ r_ w _'- ~ r. + i ri i -t 2.--"1 44%2.' ..AL ~ FE . O - E N 11 .1 5 .. VL[tri RN CUmitt 1-1 .'.. ... 14 t. rl lt<J:lilli 91,1â€ž111'IL'.1!1 1:1 --Lt-43Â© ,- .1.1. . 1 111 111 ;.1 I-.â€ž--A-r~- .,Â·Â·Â·Â·. Â·Â·Â·â€ž ..Â·, .... I ... Hli'Â·; Â·,i .+11.rd 11 1.-rr- 1--1-Â·~ -"MPH,Â·HÂ·4.4-'-AU,IN' -1 - r--' 4 , 14:. 16 - '1- 47 I - 414*84 ...M, r . 1 1 -1 L - 1_n _ â€žr ' F'h' 1. 1 1- -1 7 - 1 1 b -f..r k-r ' -i L i -; 14 lf.4- -r, -L. rh-'I- 1 - ' IM .. ~~.~â€ž'~1'-,â€¢1 ~~'7"' __L ~ 1 r..21.- Pr /- L. -1-0---1 - - - 2Ef:+RE: - -- ~- +E -Ezlr 2 d[ E, 51 . T .H t=.--- -- R - ,-: ~' >.7 0....r., ikf~~1 -i- T 4 4,1--0------:-Â·flrr!-ir --rir;1 - .12.b....4.4:.-i-:-4 41'..L, L.z-'4,2 '.I'â€žU .4.~ -1*# ICL . ..MI Ii.- i., â€¢,IW-Iâ€¢Â·,Â·â€¢â€¢-~ -'.,4,~ 11 4% 1 r L H 6 , 1 -1 J I~."..~..: 1, ~ i.'- t - -~ - i.#4&324'ba' 61.f,UX:24[trjir.1,7,~13 4 -1- r/PF- 1 ,-h-'-p:--M-'.1-H-r,h ~--Â·Â».1-7.--1.-RJAF.-,1- -IL- -trf -31- T-II -H-W-==-41-w-r-AH 1 1 1 -P -1 - -rk " .,1.1 M 1 - 4, 11, 1 I, 1 :I-, -4 7 -1 1 -4 1 - tr=NEUEEE T I - u L- - -1. - 1- -1 A -1 -4 1-1. -1 m -1 tilÂ·r 1- m , - - - 8 1 9 H ' 4 25'-1 /36(Er- 32*-4/4*Â£4- 214=I*/Ikr . 1 1- IC lili rl #AFE-&Â£TjAW*#7944<#,11, - I r -r 6, r 6 _*.1 #52 'f~# 242:=j 4 4 *4~ EL<@ , -1 I-1-17.Jl-CL-TI 1-I~trir-1-1- 1'1Â£/'1-1 1 1 1 1Â·1 1 1 1 1 1 Â· -1 , - .1 4 - -: 4- 7 -1-4 -1 ;r - -1 -4 - -1 6- 6 - 9.44 - " U~TATION OF ~V,W,TY Of aCHITECT, VK)- PMOOUÂ¢r Th, ~r~a,~ ~r~ hi, 0-Ul,r- . r,Â¤1 -e- or -*-Gy#rÂ»- 0~ UÂ» work produ* h,r- ** -ona./~Â»nc, ......./.-0,1Â§.,ra,-cl,Â»r.lk,L,~110.-ve-Il-/Drod/cl.11..../.... ---IrÂ» I ,ompey-ly - Ar-,1,<*of,u~ eord~or-,h~11,-i-th, Aroh-tl-1 -1, r~~~r,--111, i Â«,-c~--, al-chh~n. A-c#.l'.10 ./ 1~-~10â€¢ ......... A,ahhet . Ic=-dIc*- ./. Alchhdi M â€¢1 - - - -*k $. -orl,â€¢n-~1-0, - *n, ~ 1â€žpor-Ry- O~t~ Ard,1- * ~f th, F--e-, -1 ~-n 4' 1 Ar- -t ..1-It--- 4L-Lik .........2.........Â£. 1 I 9/2~ 4/ | Th - f - W,In~-1 b~:dr,-I. * --Hng I~.~in,- . * 0~d'll .-Iloj,cl -fo.vitÂ»ohal~ . rn,~tlon -I- r 1 , 1-Ir . p "-1 -14-, ,- .D~ed and oublc,tioM *Â»r-fil e- Im- te =h u- R-e. f-oduci~~ or,ubk,tlen bv en, melholl / ~hcle or I % / p~h~Id .W . -*,n con-r* ~1 DH~t A.th~=a,r,. PC. T~ to 11- pl-~ I,rn ~i. wm, 01~ ~1,hm,g=Â». PC . wt 1- 1 1 . 1 1 1 1 ' r 1 1 11 -1 ,-I- -111/1-1_IIÂ£111-/ri 1 -ili ./ *- Vam, 00,Â¢,N -h ----*--W -*n- -r~- **I 2 3 71 ' 64 -1 Ml~Â·- - 11 0-,Mb-yofhlr,R,n,-or,--- h,r- - r -1 . -1 1 -1 ~ t. +443*ftÂ»Â» 2* Mr. . 4 ,P 1 1 - f . ..1 L -r-,j' ~Irl 1, 1 -1 I L~Z- -1-ZI-I L ~ -1 - 4 |2 f L i. M - 1 - - ~ 511** 41- - - - - - r -1 I - _ DHR e r - - 7 1 - =GE 2 3.32 2. 3 + 3/EX.I.-i-~_ill.3-/ri. 1 2, - A -- r -*0Â».-1- r-- 4 M . - I .---M 1 Jkl -12tkykr 1*~1~7_ - --43- - Ily-tc ~Er -3200CHERRYCREEKSOUTHERIVE - ARCHITECTURE la@41 JÂ« 1 , 1 - M i -~~~~~~E~E~- - - - - SUITE 410 DENVER, CO. 80209 -7 - .7 4 -1 -- , -t'-L Â·r - - 1 1 1. 111-_r-mn.. - - TELEPHONE 303 355-2460 FACSIMILE 303 3552546 -171 : -In---UI--=2I~-24 I -1 I IEpI.%12 T 1 -I 1. _IL /ft , : WWW, DHRARCHITECTURE. COM - .--wr -- Inju~* i ~ A PROF./.IONAL CORPORATION I.L '~ -"EL _ 4' ' r ''r' i ' i, i - -u-~Ii-L].3~3Â£121~~r -1~1~~'~71 11 -1 ~r-[.11-1--1--r~'Â·r_~-IZE.IL.JL. - 7 - - PROJECT 1-011#â„¢* M M -- - 12-â€žr -T -1 - W- . /-- KUMIN RESIDENCE 2 n Â»4 -r I Â·Â· 2-1 L.J. 4 M -1- M 11 -.- 1 -=21:*r 233 WEST HALLAM ST. ~ -91Â»=~~4Â»Â»Â»Rit~~ C 1 ~-1 -T . ...Ill .L I _ I Â· ASPEN, CO I M - 3 L A M Â·41. 64 k ' . . -4--1 - 71 -1 --1 r -1 1 - 17- - Â·LI .3/w - , rA - -721 Â«*4Iyx=en:JIN~-3814#IL, 1 DRA.Na - - 1-L]FLEÂ£*rati-I~y~T_ : 213-1- Trn-z: - / H' - r - - 1 - -1=1*EKL~~~~E~**x*â‚¬-Driz~~IN=~r - ROOF PLAN - 7 - r / - r L L - - - . n. -1= az- -EE~-7Â£*=E~* ,Ca,2 1/4"= 1'-0" - ' -1 . - 1 1- . : 1 i -:~I - --ll--j -n . .Sfij~.~~I~ ~ ttfÂ»c - 9;4 1 1 NO, ./UE OESCRI/nON thâ€¢TE IRCIÂ«TE'll PROJECT NCk: - HI .4 M - - -t - . - -=:;:=r 1 ~~~~,/~~~;~<H~ 4Â¢kt-kÂ·4 f+AT- - ~ 2012.024.847 1 -m, - i - 1- 1- 1- -I J 1 1 1_i L 1__I--1 I I ,-r-lIlI--L'L 2 3 4 5 6 Al.3 1_RQQER!=AN__~ 7 4-/ 1/4,1 =1'-0" 8 0 4'8 10 9 H.P.C. CONCEPTUAL PLAN SUBMITTAL 4'26/201311:04:04 AM -1 r -r =r 1; 1 11, 1,1 11!1 1.LI,M-117 tri M .. STONE CHIMNEYS VMTH STONE CAP L ... .1 - I. I. 1 4. 12 ~712 / 1 Y \40 4. ASPHALT SHINGLE ROOF 4 ---n - I~..... 82. Jilil ----- GUILT-UP PAINTED WOOD FASCIA /7// 4 11 1 1 . Â· , E j -1 l.. - ~4 PAINTED WOOD CLAPBOARD SIC)ING . 1 1 - 1 I " ' & PAINTED WOOD TRIM DETAILS, TYP. lili 11 _!La Â·Il 1 -- -- -- --- --- - - -- - -'-- 1 - NEW SECOND FLOOR , 1Ti-qyr, Ch SECOND FLOOR 1 ..-- _ _ _ - - _ - - '- . RAFTERS & BEAM -1-6Â§*, - Ii--- - 1--- - ---- - ---7 - ---- - ---- - ---- - ---- tj - - - -l Ff/ 71 2 WOOD PERGOLA U . --7 E --r- 2'1 2 I 1 1 1 1 -- 1 4 STONE PIERS WSTONE CAP 0- 1 STEELYUNDOWSANDDOORS, TYP. : 3- - " 1 : =arn ' -m - Â· Â· Â· D - STONE BASE VW STONE CAP 11 1 . . 1 / , FIRST FLOOR , rÂ© NORTH ELEVATION 4-7 1/4"=150" tbar-e STONE CHIMNEY VW STONE CAP % WINTATION OFV,0.#WARCHITECTr,VID-,1,0>UCT \ , J 1 Â¥41 STEEL SKYUGHT ,orn- ret-d . F,lu, 10,1-1,0, r-Ir - - rf -h * r~,-1 ab-- th, Aroh-ct Rom * v I - 0,~Â·-*-<- I ...- ....an..... k,Â£Â¥54â€¢ I....... Ard-'i. I-Â·e-"~ I -"d'-â€¢ ./ i COPY,%.01...AMCI=RZ. i...:1 1.1 . ASPHALT SHINGLE ROOF j ./ .pro,-,d-- I. v~t,n,on,- I IMRA,~hh,~,1*. PC lit. I.-n~'l l/Arve,c-. PC-4 E- - ----*- *- - --, *y mirÂ®*d 1--. r = E Â·Â· 19 12 +p I I. ' / 4-01 â€¢ OUTLINE OF HISTORIC HOUSE DHR 1 : ARCHITECTURE I at-X i , .. #' If. ' mt I ' .71!-0-7-"-~ / , . -1.e 1 ~. - ... I 3200 CHERRY CREEK SOUTH DRIVE \ 9 iv#* Z Â»-1- BUILDUP PAINTED WOOD FASCIA SUITE 410 DENVER, CO, 80209 ~ '' - - . --7-- -Frr'T'-~'r : ': 303 355-2480 ~ccf TELEPHONE - .4 2 1 E ! 11 lili- f 1 1 1 0-''P-4. 1 FACSIMILE 303 355-2548 WWW. DHRARCHITECTURE COM 1 . I PROFESSION" CORPORATiON .-1 ~ --~ 12 LE :: ,[ i Efl r'-rÂ·-Â·Â·-9---- - Â·Â·Â·--4--'Â·--r-:--'Â·----7-Â·1-'--- , -Â·--Â·-- --- ------ --------- -~------------- PROJECT i '; 1 1 . 1 PAINTED WOOD CLAPBOARD SIDING 0,0.) 1 1 1 KUMIN RESIDENCE I - 1 + NEW SECOND - i , 1 I , 1 4/ PAINTED WOOD TRIM DETAILS, TYP. 233 WEST HALLAM ST. FLOOR - - -- - k - - --M -,-1. -- -LU .----- ---1 -. .1 11-4--11.- ..'.. -- ---- ~--------------1-1 ASPEN, CO : hi 1 1 0'3 #Illanninfilillill . . Â·Â· ; h 11 8 11 8 1 # A # 8 8 8 IiÂ· i & a. ti i # 8 1- .9 9--3r--FIn-- I , WOOD PERGOLA - IN 11 RAFTERS & BEAM D..... mTLE: -1 ,-1 4 -1 1- 4441 7- i - NEW HOUSE ELEVATIONS I -11 1 .. -4.......=Lili 1 NO. 11/UE......K.: -TE ARCI/1/ECTS'/0.ECT~1Â· 11 - F . i t : 1 i i ."11 / 1 17 . ~ .. STONE PIERS W/ STONE CAP 1 2012.024.847 , Â·iÂ· 1. t. , 4, ll| ' *11 b- '... . - 1.- 4w. w ' 2 :, d I[ : 1 i 1 1 - 11 : :11 2.4 1 f I 1 I .. .: 1 -1 Â£ fl i. 1 0.1 I Â· 4 Lk_FIRST ELOOR _ - ~.0 - W-/ 100'-0" 5 STONE BASE W/ STONE CAP ~y EAST ELEVATION 6 7 - 1/4 -1-0 8 9 H.P.C CONCEPTUAL PLAN SUBM[TTAL 4/26/20131111:54 AM .. A -1- 12~ ~' ' '~ L 1 ./4%:P i FA- 12 i 8422â‚¬47 91 .//11/1 Off-F// -Â»- 11-1,-1 3 Â©6 1 1 0555" /9 \0Â«. 1 1 * [1/ i i . t 'll .r-â€¢,ImM â€¢â€¢-- â€¢I 1 1 -lifil~7171UTIE 1 r .1 - .El 11 NEWSECOND - FLOOR /3 111'-0" SECOND FLOOR /1 h intinutzzl=rt- - ~---- -71.L- - -- - --- - fog*-7 L--- J , il il :~., 1: 31 .Ii. !,11. AAMM Â· '~If' 7'f 111 lili - i *41-'111 1...1-:. 44;~ 4 Tlit. i 1-| 171 -Â· 4 I lilli: k - .1 '1 '11 b . | -1-lilli 11! 1 1 -1 11 1 1 ..2 ciA FIRST FLOOR _ 4 SOUTH ELEVATION ~ 1/4" =1'-0" r== STONE CHIMNEY W ' STONE CAP 1.-- 1 ' 1 ''1 .'' Â·Â· STEEL SKYLIGHT ./.All........ ARCHITECTÂ·Â» I.RK PRODUCT i.1 . .Â· Â· . Â· . prorn/l-- F-~I-m'In//IAÂ·~-â€¢â€¢clt/-00..-,-1~b,oh,/.Ar*.-*n//r'll. e~~,;- / .... ./. or* ./r ....1 I. bÂ·~:.Â»4,*Â» .. .... . .. .0.- . r r*~=ic*k- . /. Ar~â€¢Cf' | COPY,/0/10/12 01,"/"7///0//4 FC ':: ASPHALT SHINGLE ROOF th, ** of -11,*,i,-arloor.* h-~ Â£/ T. I I . \\ p 12 . / -12 . . 0 ~ I.Â·Â· . 29 1 1.1 1.1 .lili . T , Â· 1 1 -' - STEEL WINDOWS DHR --< C 0*+ret<>A ARCHITECTURE 8UILT-LIP PAINTED WOOD FASCIA 3200 CHERRY CREEK SOUTH DRIVE l 'Â¢0403Â¢P' I .... ./ ...' k#.3- 6, 3,4 SUITE 410 DENVER CO. 80209 \10)/ f TELEPHONE 303 355-2460 1 1 Wi FACSIMILE 303 355-2546 . 1 PAINTED WOOD CLAPBOARD SIDING WWW. DHRARCHITECTURE .COM .I-_ , I .- .. ' CORPORATION --'-- al ILILL .*i- r KEFEN i ....ECT 11 1 1 .... ..... 12Â®'.-11 . PAINTED WOOD TRIM 1.0-VIT~. 11 6. 11 1 h# f t . i DETAILS, TYP NEW SECOND KUMIN RESIDENCE 1 râ€¢ FLOOR _ -_ _-_ ..-_ _ _ - VU - 1 - --- ----- /L) 1111'-0" ASPEN, CO 233 WEST HALLAM ST. i< 11 M 11 11 11 lt- 0 & 11 11 H li t# 8 11 8 11 1 8 8 11 11 M It 11 / iMMMHHUBBHOMMIHH+I HIHH WOOD PERGOLA RAF1-ERS & BEAM 1 1 4-1 1 - /-11 .- U .n I.1 L--1 1-! *7. - D...ING mu: NEW HOUSE ELEVAnONS ./.2 1/4" = 1'-0" 1, STONE PIERS W/STONE CAP C. .......,/pmoll: DATE ARCI,rECT. PRO.*CT 111: 2012.024.847 | 1 | ~~ ~-2 6~ . . ~ 1 - STONE BASEW/STONECAP 2 3 r- --Â·, ---r , , FIRST FLOOR 1 k -4 .1 1 1 .1~11, . - 4 W.16Â¥61' 5 6 iii) @) ~4,~~ ELEVAnoN 7 1'-0" 8 9 H.P.C. CONCEPTUAL PLAN SUBMr[TAL 4/26/2013 11:22:52 AM 1. .. i i ; 7:A . NEWASPHALT SHINGLE ROOF ~ Â· - Â· 1L 2 1 .\~1 12 12 - 12 ~/'~ ' 12 ~' U L Â· EXISTING HALFÂ·ROUND CUT SHINGLES TO BE PAINTED Â· ' / U /\ u._la - n. / 12 ~" 4 PAINTED WOODSIDING, TRIMAND i I L Ill FASCIATO MATCH HISTORIC DETAIL-- ' L LA SECOND FLOOR_ - - -- g , ' ' ~-~-~-~-~-~ 41,- %<2710.fig)f?R___ ~~. __12- \NxÂ« ----2 -22 - --_ --- - ---- - ---- - -2- 4=---1- ....5 '-7 109'-6" I.<... M 9. - . -8312--11 1~~ El 1 El -- - PAINTEDWOOD DOOR 1 1 FIRST-FLOOR CA FIRST FLOOR , VI; 100'-0" - 1 NEW VINDOW WELL TO 1 1 HAVE STONE VENNER AND CAP TO MATCH NEW HOUSE 3 1 1 1 LOWER LEVEL _ - _ CA LOWER LEVEL - -- 1 1 1 1- ~ HIST~RIC HOUSE NORTH ELEVATION 01 HISTORIC HOUSE EAST ELEVATION 1/4 - 1'â‚¬ dj 1/4" =1'-0" 112[22Â£52691il/a8,/Â£. RESTORE AND/OR RECREATE HOUSE FOOTPRINT, FEATURES AND DETAILS NEWASPHALT SHINGLE ROOF RESEARCHED TO BE PERIOD-CORRECT TO THE ORIGINAL 1904 STRUCTURE. ALL -\ WORK TO BE COORDINATED VWTH THE HISTORIC PRESERVATION OFFICER AND 11 Ill THE HISTORIC PRESERVATION COMMITTEE. 12 .....1 - . Â·f . Â· Â· - Â·Â· Â·Â· 12 |12 i Â· , ./.TION OF Va-WITY OF ARCHITECT-B .... PROOUCT ' â€¢ B.~*~,G.....rÂ»Ul,le,don/-./.*Ill,~0~n~.I-..-kprod-h.0-b.md. : Â· .: (- . : ~ ~ ~ 73>1 . . . . , . rma,on-edli~De .-m~t-,.om-lo-andlor~o-,--L,~110-*thevolk-ucl theArch*t~halbe , . . . ~ ~ . , , Â·~ Â· Â· In/lilÂ»d.....0,10./.rl-1,0.Arch-of.*...01*,h.ol-th.A,chl~Re.1./.-***Irt. -/ ..... Aol,- ......../.-........... A,~a- . I =*~me*- I I. ~Â·0~-S I .,1 -, ..1 : I I. COPY,00,frâ€ž12011/ARK;I,TE=*IC 157- '7---iÂ· 1-jÂ· I -INF- I'r 11- :71; - - ~',r~fÂ® ofh **d h,r-Â· Â· PAINTED WOOD SIDING, TRIM AND ~ ~t~ FASCIA TO MATCH HISTORIC DETAIL- -1 I ----- -# w DHR .pri:/4/ 0 ~t'DILÂ®R- -0-f-= - -=.=-----.- =--; - -=.- -=;.-- -- -;===.------ ARCHITECTURE ( 6040'331 rh SECOND FLOOR_ 3200 CHERRY CREEK SOUTH DRIVE C 2940** 1 SUITE 410 DENVER, CO. 80209 - PAINTED WOOD WINDOWS TO - - - - -- -- -Â·Â·---'--- TELEPHONE 303 355-2400 - ~ - - '' ~ FACSIMILE 303 355-2546 \ 9/ i MATCH HISTORIC DETAIL, TYP. % 1 1 1 I r===1 1 Wvm DHRARCHITECTURE COM E A PROF...10/AL CORPORATION E - 01/3/ .. ItÂ».C-11 : PROJECT 1.,0.-TK* t 4 , PAJ!~CDWOODDOOR " KUMIN RESIDENCE 233 WEST HALLAM ST. cA FIRST FLOOR ~, . ~ ~ ] ga FIRST_FLOOR ASPEN, CO '7-1-00.-0,1 .7.-ibbED" 1 1 1 111 ' DRUING ~ I NEWWINDOWWELL.TO 1 Â·nTLE= HAVE STONE VENEER AND 1 HISTORIC HOUSE ELEVATIONS CAP TO MATCH NEW HOUSE I r 1 1 1 1 1 1 .CALE. 1/4" = 1 '-0" 110. -UE DE'CR-nON: -TE, ARCI'VEC, P.I.&/F,~1: 1 1 1 2012.024.847 m 1 2 E -7 0 3 1... 1 3 4 e LOWEB LEVEL _ - _ -11 LOWER LEVEL ____ _ ______ _ _ _-- _ 6 89'-011 1 -7 - 1 A3.2 7 (j) HISTORIC HOUSE SOUTH ELEVATION Ch HISTORIC HOUSE WEST ELEVATION 8 /4" = 1'-0" dj 1/4" = 1'-0" 9 H.P.C. CONCEPTUAL PLAN SUBMITTAL 426/201311:11.12 AM - .0 0 0 'â€¢ 0 LI . f.11 {ag = M /11 -1-] A 41 \4 / 1 ,/ if ' m 1 6 - FFÂ·47 nf -j 11-m -----F 1 ,1 -1 ~ - - 1 r =1 1 Ill Â¥ 1 1 -1. 1 A----- /- ....1 11'111 I- / j * --- 9.- f i 1 1 .-r-- ....1--4 44'.---- i . i Â·-- - 4 : 1 1 1 1 1 0 641 -21 . -- 334 i $ 1 - -- CE: - 215 WEST HALLAM ST. 229 WEST HALLAM ST. 233 WEST HALiAM STREET NEW RESIDENCE HALLAM STREET ELEVAnON SCALE N T.S. U.TIONOF--W,rYOFARCHITEÂ¢r,wollucT Th~ ~rghbot ir,1 N, 00,~u~,D do nol w~,1~fll . - * 11*,0~noy - oon~-r- onl- woci, pred.,1 h,r- .# I ~-on,ele/- ......I...../.-tl-./10....Iwilh~In,wor......Arch-*In... ~~D,1, not~d, F-, b,folnpl - th, Archl,01 of ~- -11* -11,b-, th, Afoh-1 11,1,1 -Â¥ * - * fâ€¢r 11- -I#/Ln c- lk- .-- k,-le~ -d =*/- Al~*â€¢r*../ â€¢~1~~clr.,0:-. i it - } 4%:Em=~ ~2Â·Â·f... fli..,1{1,~ ~ ' ///~//dalf --/ CorY....2010 DIR.........PC EQ; lilli. + 4 4114 1 11 ttyâ€¢ M..2, 'i f J : 1 -IY-* 71 4'.2 , - 1.2- t~ i'r .Mi 'IL ~ f . 11-f - Ink,i-d h~-1 1 1 \Er 1 4 -;4251 â‚¬ - DHR //.-2\\ . m ' 4 Â£2=9- .//it:I*jithhirka:mibl . -- - ~ 4 4- e ' <00'~ 27-v,hu 3 1,4.111 ..........&34ii.,i 1 .4. p,GE, 079" f - h , 41'll Â· 'Mi 57- .0*1 -~---JWhWwW .iN 4.. RI- â€ž ARCHITECTURE C 49) 3200 CHERRY CREEK SOUTH DRIVE '4,84* 1 SUITE 410 DENVER, 00 80209 7 j - TELEPHONE 303 355-2480 ' WA..6 - . '?!.>i , : -14$/m' 303 355-2546 VWm DHRARCHITECTURE. COM . . 1 PR~ECT 1 7 3-3 - 41 10,1 . 1 2 : :i . PROFIGGIONAL ./.PORATION - ,. 1 6.elt *-*.re,&~70 IIIHI i B'illll* 14 lit 4 1....'.... KUMIN RESIDENCE 1 " i ./al..1,Â· |4// .19.-491 ..P// f. . 1 11., 9 - _~_1/////MN/MME* ///)7rl.1-~+1 233 WEST HALLAM ST, 4 P. i .: 68.4. f:kjAH" I~!: ijadv: 4*4:Â·r Â· MmMT,999499979717'rmil ,&, ~ 1111, il ' ~4-1 , 4, Â£ 6. . . 1 ASPEN, CO i I # .'ll" 1, tt-tilliN.1.[ i t, '41, 4.11.1. .lili: 1 11:11; tlil,%D. , 11:J 4 - - 7- h DRANNG â‚¬---- - Â·4 .- .Â· lk. . 'CUE Â·/ r . ~ Â· WEST HALLAM STREET ELEVATION & PHOTOS I. .,/* ': .P ' Il#V /5:.BTR:kl. 'I .: ia.1.. NO. 11/UE.....nON: OATE X"'ll'/pao....No.: 2012.024,847 2 3 215 WEST HALLAM ST. 229 WEST HALLAM ST. 233 WEST HALLAM STREET 4 5 6 7 8 9 H.P.C. CONCEPTUAL PLAN SUBMITTAL 4/26/2013 10:27*2 AM ATTACHMENT 2 - Historic Preservation Land Use Application RECEIVED MAR 8 2013 CITY OF ASPEN PROJECT: ..__. .. . COMMUNITY DEVELOPMENT Name: K u.rn ut Res i don c t Location: 2.65 Halla,+17 1-01Â» A,0,0 7 G.i,4 ft Lot & 1 15\00% 50 49 pÂ« i co (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED) 2-136 \ 14 36 OD I APPLICANT: Name: SOL Ku,tn in Address: 72 Cum nlitip &/nt RD#AD{ Eda,mft rd CE 09102- Phone #: 205 - Â¥06 -5(4 5 Fax#: E-mail: 60/Drnon, MÂ·IA.Fk i n %3 6ag. torn REPRESENTATIVE: Name: Me lk,6,4 fklike- 6Â©bA.noS h *410 Address: 3300 ghtlt- r--9 6/70 k.- 4#U.114 Dr. 13/nver 60 0/)201 Phone #: 605 -366 - 24\00 Fax#: Ezmall: rMUâ€¢Â»A e dh r Avokitet.;tl,irt Â·26}n TYPE OF APPLICATION: (please check all that apply): U Historic Designation ~EL* Relocation (temporary, on Certificate ofNo Negative Effect ~ or off-site) Certificate of Appropriateness ~ Demolition (total demolition) -Minor Historic Development El Historic Landmark Lot Split -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) pleak Sed- atiachâ‚¬-4 PROPOSAL: (description ofproposed buildings, uses, modifications, etc.) rp kaff sce- 4+ta-c,ke_d. Aspen Historic Preservation Land Use Application Requirements, Updated: May 29,2007 m El El El~~El .. 233 Hallam Existing Conditions Currently the site is home to one structure that has been heavily modified throughout the years and placed on the north westerly portion of the lot. It is a rambling composition of loosely tacked on volumes that surround the historic asset. One can identify the original home if looking closely at the core two story structure. It has been used as a single family home forthe duration of its lifetime. 233 Proposal We propose to restore the historic asset to it's original location and elegance. We will work with The Historic Preservation Officer to place the windows, openings and details where we believe they once were. After the moving of the historical asset to it's original location next to its two sisters, we will build another single family residence that will be separate from the historical asset. The new home will have the same rhythm and massing as the historic homes along the South side of Hallam as well as relate to the homes facing onto 2nd street. Because we are going to such a great effort to restore and re-establish the rhythm of the lot and block, we would like to request the 500 square foot FAR bonus. We believe that by bringing back what has almost been completely masked over and restoring it to it's original aesthetic and location at great expense to the owner, we have complied with the desires of the Historic Preservation Committees requirements forthis award. We are in compliance with the residential design standards and are not asking for any other variances in this proposal. I . ATTACHMENT 3 - Dimensional Requirements Form (Item #10 on the submittal requirements key. Not necessary for all projects.) Project: kÂ»1.0 ~cS,DE,JOE- Applicant: MEL,~601 MAE>E 'LAE,AA)054 9-) +j K ARCLUTECT-uRES Project Location: 235 63 . ~ ALLA M 6T I Zone District: '4 - O 11601Â£Â« ~EWS,-rlf /2.ES, DE,J-r-IA l_ Lot Size: 2 99. 1- r k /00'-c/t ' Lot Area: 9: 4 92. (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed: Number of residential units: Existing: 1 Proposed: 1 Number of bedrooms: Existing: Proposed: Proposed % of demolition: DIMENSIONS: (write n/a where no requirement exists in the zone district) 1.Jut,t>86 41pc. 1 Floor Area: C :600 bouu6 2 Existing: 2,(245- Allowable: 4,110 Proposed: 4.446( Heieht t1 EL) 40149â‚¬ Principal-mdge Existing: U~A Allowable: 15' Proposed: 29 Â· 6 11 . -,Aâ‚¬eessery-Bldg: Existing: \9- 0/ Allowable: 19 ' Proposed: \Ce- Cp" Groy-16 7Wpt. On-Site parking: Existing: 1 Required: 4 Proposed: 4 % Site coverage: Existing: 64.0 9 Required: 54. CA Proposed: 3.3.2-\ % Open Space: Existing: Required: O ~ k Proposed: Front Setback: Existing: 1 \ Required: \O' Proposed: \0~ Rear Setback: Existing: 4â‚¬- S Required: \0' Proposed. 1 Z '- 67 11 Combined Front/Rear: 1 11 Indicate N. S. E. W Existing: 69 - â‚¬< Required: 10 Proposed: Â£2 - 4 Side Setback: WE'51- Existing. 15 - 5~ Required: \0' Proposed: \62- Co" & 41 il / Aligrog.ic, Lowno AjoF Side Setback: ELLÂ·,r Existing: 49'-Cy Required: \0~ Proposed: 2- -2-0 C 1,5.<0Â£,6 62Â«ill- 404,t) Combined Sides: Existing; Required: â‚¬1 ~k Proposed: Distance between Existing: A~ A Required: 10~ Proposed: Al buildings: Existing non-conformities or encroachments and note if encroachment licenses have been issued: Variations requested (identify the exact variances needed): Aspen Historic Preservation Land Use Application Requirements, Updated: May 29,2007 I . DHR A R (: 11 1 T E C '1' l R E 233 West Hallam Street - Condominiumization Option PRELIMINARY F.A.R. CALCULATIONS PROPERTY DATA lot size 9692.00 allowable F.A.R. (4120 for 2 dwellings + 500 for HPC bonus) 4620.00 maximum allowable site coverage (per section 26.710.040) 37.69% FLOOR AREA CALCS - Historic Sister House proposed Basement: /n order to establish the amount of actual basement square footage that contributes to FAR, we need to assume a percentage of basement wall area that is exposed. We are assuming 2 window wells for egress and 0% of the basement wall is above grade (first floor level cannot be more than 12" above grade) linear ft. of bsmt wall (existing footprint is 113'-8" + addition footprint 81'-6") 195.17 window we\\ areas (13'-0" total width of egress wells @ 3'-0" A.F.F. & 6'-0" exposed walls ) 78.00 basement wall area exposed (assuming 9' bsmt ceilings and only window wells are exposed) 4.44% Total basement square footage (existing footprint of 780 sf + addition footprint of 759 sf) 1539.00 Basement square footage counted towards F.A.R. 68.34 First MoorÂ·. Assuming that all 780 SF existing is to remain Total First Floor square footage 780.00 First Floor square footage counted towards F.A.R. 780.00 Second Floor: This is based on the design. It can be as low as 0 or as high as the historic 711 sf Total Second Floor square footage 335.00 Second Floor square footage counted towards F.A.R. 335.00 FLOOR AREA CALCS - New Home Basement: The same conditions and assumptions that we have used for the Historic Sister House apply here linear ft. of bsmt wall 244.84 window we\\ areas (25'-0" of total width of egress wells @ 3'-0" A.F.F. & 6'-0" exposed walls) 150.00 basement wall area exposed (assuming 9' bsmt ceilings and only window wells are exposed) 6.81% Total basement square footage 2392.00 Basement square footage counted towards F.A.R. 162.83 First Floor: Total First Floor square footage 1857.50 Total First Floor square footage counted towards F.A.R. 1857.50 Total Garage square footage 462.00 Garage square footage counted towards F.A.R. (total first floor SF minus 1st 250SF in garage is 87.00 exempt, 2nd 250SF is counted at 50%) Second Floor: Total Second Floor square footage 1187.50 Second Floor square footage counted towards F.A.R. 1187.50 TOTAL FAR for entire property (4620 is allowable) 4478.17 TOTAL ACTUAL SQUARE FOOTAGE for entire property 8553.00 TOTAL LOT COVERAGE 27.21% Preliminary selection of materials for 233 Hallam new single family home and relocated historical home Clapboard, Stone, and composit shingle. . 1 1 . , 2 th>/. i~ F I 4 . p 1 ,Â»r A Â· 9*4 t. 6. t' , ' , I C ~ w 1.Â·Â·f.1- Â·.%*07 ' ./f t. i. pri , I . f if . 2...6 p *4 ... 0 4 q...' 1 1 4 -LF 4 ..t. V p 7. - ./ 9 . %, e : I 4 1â€¢lu **44 4 -1 â€¢ i Â· i' f l 0.9 41; . i ./., . *' - 4..4 . 111 i 'f * .U~L: e. 1~ 11*** ..r 1 .\\\\- DHR ARCH IT EC T UHF - Int; St . .4 Â«hÂ·st-I 01. 21. r.t Pi. :\&" 7 ? 2 r 4}gler St,- U~,~ 92*~.Ut;~ 11 o , -.Pa . .. ..1 .. 'A -14 .31 - Â»~27'3, r+A-: Â¥7 Snll,ggler.Â§141 : i- , k , -447.----- / 4,4 / e...1--~~ -Y:' i ,t 9- I Ba . .1 *-, 1 -7-=%14/4 04Â¥1.0 - 4/ 1:*--... ' 0.- 1 4 . 5 4 04 6 9 1 1 --42-4Â£4.74 4 e 4 1.4 e + t.-6.2 1#& y , 0/,p Â·lk:14: 1.... O k=32 4:41,0 ~j~C RdÂ·3? I '1#'4 1~44,61*L-4 akâ€¢: 4.&=42 4. .4?.4Â»2 6; ri-0 Â£ .* 2 11 9 ~3'~it~.~~6*24'3~~ - D 7.9 J.' -4 " ,1 - ''Lft , - . 9 - M 'N ' 4 4 - 7â‚¬. 7~ â€¢02..4:artou lit/lib 0 : 4..0 ... 'Â§:' . . air,b 91'&---221 . .. 1 . 6-7,+4*S.~7-3~ A A . A. . ..AD. - p . 4 , -54 .1 tu 1 4 f e./.I 44 . . , ' 4, " â€¢- 99. .1 i Â¢fy:~:j ~*.*, 1 . 7. i k I I y le * , + r t . *le 34 t -i 3*.1 le I 1~VI 4.6 ' I COL Â· .UIMâ€¢ 74 $ 1 ~ Al V -9 13 1, i -f . 4. 421"Flp, 64 .1 t 2.3 b. 7...1*,51LJ# P "a' ' 2 1,-'W~- 1 . *1% d ./ t: *,i .414 . -9414 ,. * - .Vr.Zir ..bv,/Hefr* MA# 1: t. 14 N - 4 . L. 65 , ~ 104#< 1.,str-1,4 . 1~ 9 4 ~t 1/V &406, s t ' 4 -/ r. f ~ " w i/ . ~ , 2 -p 0 - Â¥0 6 . .V . 4 2 ./ 9Â¢t.i 1~*,e *2. . * 4 8/eeker St~ 7*- ~Ii- - . I.... 0.-4, â€¢ * L Â·. . 4., ..,7 :46* 0 ' . 1 .4 . 24 '- ,7 ....Â· -. Kid.irst Child 6, â€¢, i< 4.1*6*74. .3*aimakut I 4*. 1 *Â¥ CAre ResouR:e U r , .*:. ,U C .1 â€¢ t. 7-4.41 . -/ 0 * '1/84#~N~Mr.* 1 05 =Wile ~61 , 2 . .6ak P , I-- i.. . 4/0 14 3>2 19 2 lf...4,5 & 4 = St - '. . D-04 - eA , â€ž9 '' .- - Jt- . , ' 4 - 1 Â» . I ..1/. V . A. A . . ... 1 . D 1 . f 0. P : a 4 4. 7 I fâ‚¬ i. P 1 1 i I , ..4 . 4 - 1,1 ' . - ...46 J-- 4!,â€žht *- 4 Z. ..9/ -- ...1.....Illilp.44 -I'll.......ibl-<D - 46.- . A.300 W. HALLAM STREET B. 234 W. HALLAM STREET DHR ARCHITECTURE .,S -*'.4216.~t + Ab I.- Z , t ~ ~,~~ A ----~ ~~-- -r 1 - r. 1 -9- 4 1.- f ' -'-47 - . -~ .:49 . Â£1 -5 w . ...... - .- 4%. 794 il & r &111- 4-I * * , I , 1 612 \1 . 1 . 4 . A.. . 1 , 1 4.4..4 0- . . , . - i -4 1 LJ- ..._ k I - L~ E- - - I.I.*lk 79#- -4 . ..e - t/4- . -5 - -Z.i- 1. AA . A A . 0..... 1 b ..etÂ«6<.% .Soli h: 74:~,~ 672-gu 8 21~49. --<*1 Â· Â·Â· pÂ»' -:-~~,14:*J. et.....1 '9 Â·-454.- R>Â·.4 Â·Â·., . :52. 4 .Aqpfrililliti -,lit . . 1 , 4 ' tus, 2':~Â¤'42Â¥&*~: i r el 4, 8 &44 *. 1 + ) . : ./: 1*.0,3- 54,â€¢- ,~Â· ' . . ...1 - I. .-. , IN I.J.1 -:.1.3-' ,r rm i + - ~9*>04- I - X. -vida'~CI~*pal Â«~~'#.-~*31,8.4... J. ~ F.~.4*464Â¢Rk; f ... - b ' ' I. r....FA k 2-0 ,- .al/. Ar Ill --*i N ..119.4 -42â€ž6,1'- 1. , 1#~.#..22Â£.-:69 ~l- ~ 49, iU;. - ..411'.~ .. ~ r. %3*:-d r -- F-rf~-Eq-'FL-< :1 , -~fr M ~~in'~BI!~11~~111 2'.0 f 4 9 9 1/ 1.11 < 1 4 1 1 .1 *4:..h ..1- 1.--- i'42 'l 6~41'/ X-*3<"UZryâ€¢:06,WL?'I j :,j ~, Â©~ . ~ ~,'lhl ."ll AA I . AA 1 . P A .iqhe / :32Â¥' p.rew#-: 1 .7 *' 4, 4 2 fu W. 4, 6. 2 .4444Â» ... , . Â·.-4.11 , .. tr f , .0 } .. /:7 -f,16 I 4 'e,- 4 f / ---. . 1 %(1 . * 7 Â¥19 k â€¢9 1- - --*L ' .3 1. 4 14 - 1 . M d, b 11 '11 1 - . -I 1 64./7./I.-- - G. 215 W. HALLAM STREET H. 200 W. HALLAM STRET DHR ARCHITECTURE .. " 0 'â€¢rl Â·1 If/ .4. 4 :' t,P,..'24 . 4 / - 1 -ti . e . 50 ... .....4 - .'/*. 3~ 1.300 W BLEEKER STREET J. 212 NORTH 2ND STREET DHR ARCHITECTURE 009.20(3 - 4-Hpc.kc*,VILJ M Al? 8 2013 COMMUNITY DEVELOPMENT DEPARTMENT .. ..1,11Â¥,ul,11 1 urveLUMV'tly' 1 Agreement to Pay Application Fees An agreement between the City of Aspen ("City") and prop,99 Solomon Kumin Phone No. 203-406-5163/solomon.kumin @ sac.com Owner ( 1 ): Email: Address of 233 W. Hallam Street Billing RR Advisory Group Property: Aspen, Address: Attn. Rich Rosenberg CO (subject of (send bills here) 1500 broadway-28th floor application) New York, NY 10036 I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications and the 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. 0 Select Dept 0 Select Dept $ flat fee for . $ flat fee for _ $ 0 flat fee for Select Dept 0 Select Review $ 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. 1 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 non-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 an 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. 1,950 6 $ deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325 per hour. $0 0 deposit for hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $265 per hour. City of Aspen: Property Owner: Chris Bendon Solomon Kumin Community Development Director Name: Owner Title: City Use: 1950 Fees Due: $ Received: $ January. 2013 City of Aspen I 130 S. Galena St. I (970) 920-5090 .. March 6, 2013 To Whom It May Concern, 1, Solomon Kumin, give Melissa Mabe-Sabanosh and Don Ruggles of DHR Architecture authorization to act on my behalf regarding the development of 233 Hallam Street in Aspen, Colorado. Their business is located at 3200 Cherry Creek South Drive in Denver, Colorado 80209 and their phone number is 303- 355-2460. Respectfully, 3/ f Solomon Kumin S 1 A 1 C Capital Advisors, LP 72 Cummings Point Road Stamford, CT 06902 Phone: 203-406-5163 /Fax: 203-823-4274 ~KIN COUNTY TITLE, INC. ~ 601 E. HOPKINS, 3rd Floor ASPEN, COLORADO 81611 970-925-1766 1 970-925-6527 FAX February 21, 2013 Elizabeth and Solomon Kumin c/o Curt Sanders Sherman and Howard Hand Delivered RE: PCT23611W3 -- LOTS A,B,C & 6.64FT LOT 6, BLOCK 50, ASPEN Pitkin County Title, Inc. is pleased to provide you with the owners policy along with the following endorsements relative to the above mentioned file: Endorsement Form 110.1 Please review the policy in its entirety, We at Pitkin County Title, Inc. believe in providing you, our customer, with a quality product which will serve your needs. In the event you do find a discrepancy, or if you have any questions or comments regarding your final policy, please contact us and we will gladly handle any request you may have as efficiently and quickly as possible. We have assigned the above number to your records to assure prompt processing of future title orders involving the property. If you sell or obtain a loan on this property within 5 years, ask your broker or agent to contact our office to ensure re-issue rates which may be available to you. Thank you very much for giving Pitkin County Title, Inc. the opportunity to serve you. Sincerely, 057# l- 1 Kim Shultz Enclosures: Original Policy .. PERSONAL REPRESENTATIVE'S DEED THIS DEED is made by Theodore J. Ben*tim:hoff and George R. Benningboff, as Co- Personal Representatives of the Estate of ESTHER A. BENNINGHOFF, Deceased ("Granted). to Solomon Kumin and Elizabeth Kumin, as tenants in common whose address is 463-*v-**altaur- ..Stzevt,#crpe*50â‚¬efteÂ¥k' e'Granteen No K K. Aco,Mom Gro'-fi 15Â£50 8<0,2.40-2,41,1044 f=,-r, /Vl.Â·tâ€¢-â€¢ yor-%-i /v'q too ju WHEREAS, the decedent died on February 19. 201 1, and Grantor was duly appointed Co-Personal Representatives of said Estate by the District Court in and for the County of Pitkin, State of Colorado, Probate No. 2011PR16, on March 29. 201 1, as shown in the Letters Testamentary recorded with the Pitkin County Clerk and Recorder on December 20,2012, Reception No. 595100, and are now qualified and acting in said capacity; NOW, THEREFORE, pursuant to the powers conferred upon Grantor by the Colorado Probate Code, Grantor does hereby sell and convey unto Grantee, for and in consideration of Ten and no/100 Dollars ($10.00) and other valuable consideration, the following described real property siruate in Pitkin County, Colorado: EXHIBIT"A" LEGAL DESCRIPTION also known by street and number as: 233 Hallam Street, Aspen, CO 816! 1 With all appurtenances, subject to covenants, conditions. easements. restrictions. rights of way and other matters of record. EXECUTED KJA.n Li- CLre,A 3 , 20122_Â· ESTATE O~ ESTHER A. BENNINGHOFF, DECEASED 17 91-40.-1(-"3,-, 1 1414_1 Theodore J. Be,Anghoff, as Co-PerfonaK;Representative o~t~/Estate of Esther A. Benninghoff, Deceased - George R. Benninghoff, as Co-Personal Representative ofthe Estate of Esther A. Benninghoff, Deceased 3. 1 J u.-1 Â· ,A,96?Â¢6N ...4 i 7 Â·OV ,Â·Jut;kti r'FE r â‚¬ PA!{3 yaw,l Fâ€¢Â£0 041-E ,"h,t_ MO- STATE OF COLORADO ) DATE :15, MNO. 44539 1/ ujls> 4 433,7 I SS. COUNTY oplli-Â·40_n ) /11'll?> The foregoing instrument was acknowledged before me on L~(Xn (Aa- #-c.4 S , 20_12L. by Theodore J. Benningboff, as Co-Personal Representative of the Estate of Esthe(j A. Benninghoff, Deceased. Witness my hand and official seal. Mi~ commttion exp*es: 7 -1 6- /21 . -Ms#.4. /-..2.11}'>Ork . RECEPTION#: 595824.01/04/2013 at LJ&-1 A C' . ackum #1 K. I ..~ 4 .1, 3 01:00:39 PM, Notary Purr 11.6 1 .% f .2, :9 1 OF 3. R $21.00 DF $477.50 Doc Code r AL . Cd> . -Â» 97 0 PER REP DEED Janice K. Vos Caudill, Pitkin County, CO i c-T O2~G\' .. 1 1 i mat WESTCOR POLICY NO. 1 EfÂ»* LAND TITLE INSURANCE COMPANY OP-6-CO1045-2975377 ~ ALTA OWNER'S POLICY (6.17-06) ISSUED BY WESTCOR LAND TITLE INSURANCE COMPANY OWNER'S POLiCY OF TITLE INSURANCE Any notice of claim and any other notice or statement in writing required to be given to the N Company under this Policy must be given to the Company at the address shown in Section 18 of the Conditions. COVERED RISKS ~ SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE ,# CONTAINED IN SCHEDULE B, AND THE CONDITIONS, WESTCOR LAND TITLE INSURANCE COMPANY, a California corporation (the "Company") insures, as of Date of Policy and, to the extent I stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. Title being vested other than as stated in Schedule A 2. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to T insurance against loss from i (a) A defect in the Title caused by E (i) forgery, fraud, undue influence, duress, incompetency, incapacily, or impersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; . (iv) failure to perform those acts necessary to create a document by electronic means authorized * by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney; " (vi) a document not properly filed, recorded, or indexed in the Public Records including failure 1 to perform those acts by electronic means authorized by law; or i (vii) a defective judicial or administrative proceeding. (b) The lien of real estate taxes or assessments imposed on the Title by a governmental authority Â· s due or payable, but unpaid. (c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the i Title that would be disclosed by an accurate and complete land survey of the Land. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. : 3. Unmarketable Title. COVERED RISKS Continued on next page IN WITNESS WHEREOF, WESTCOR LAND TITLE INSURANCE COMPANY has caused this policy i to be signed and sealed as of the Date ofPolicy shown in Schedule A, Issued By: WESTCOR LAND TITLE INSURANCE COMPANY I CO1045 * PCT23611W Pitkin County Title Inc. 29%* %iÂ·. /14Â»~t~ 000aj~14 601 E. Hopkins #3 resident Aspen, CO 81611 ALÂ» 1~ 40,~,60' Attest: i Secretary p OP-6 ALTA 6-17-06 Owner's Policy (WL1'IC Edition 2-25-08) .. 4. No right of access to and from the Land. 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (a) the occupancy, use, or enjoyment of the Land; (b) the character, dimensions, or location of any improvement erected on the Land; (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent ofthe violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 9. Title being vested other than as stated in Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy. of a. transfer of all or any part ofthe title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or (b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential trans fur under federal bankruptcy, state insolvency, or similar creditors' rights laws by reason of the failure of its recording in the Public Records (i) to be timely, or (ii) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 10.Any defect in or lien or encumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys' fees, and expenses incurred in defense of any matter insured against , by this Policy, but only to the extent provided in the Conditions. EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage (b) not Known to the Company. not recorded in the Public Re- ofthis policy, and the Company will not pay loss or damage, costs, cords at Date of Policy, but Known to the Insured Claimant attorneys' fees, or expenses that arise by reason of: and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an 1. (a) Any law, ordinance, permit, or governmental regulation Insured under this policy; (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (c) resulting in no loss or damage to the Insured Claimant: (i) the occupancy, use, or enjoyment of the Land; (d) attaching or created subsequent to Date of Policy (howeven this does not modify or limit the coverage provided under (ii) the character, dimensions, or location of any improve- Covered Risk 9 and 10): or ment erected on the Land; (e) resulting in loss or damage that would not have been (iii)the subdivision of land; or sustained if the Insured Claimant had paid value for the (iv) environmental protection; or the effect of any violation Title. ofthese laws, ordinances, or governmental regulations. This Exclusion 1 (a) does not modify or limit the cover- 4. Any clairn, by reason of the operation of federal bankruptcy. state insolvency, or similar creditors' rights laws, that the transaction age provided under Covered Risk 5. vesting the Title as shown in Schedule A, is (b) Any governmental police power. This Exclusion 1 (b) does (a) a fraudulent conveyance or fraudulent transfer. or not modify or limit the coverage provided under Covered Risk 6. (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between 3. Defects, liens, encumbrances, adverse claims, or other mat- Date of Policy and the date of recording of the deed or other ters instrument of transfer in the Public Records that vests Title as (a) created, suffered, assumed, or agreed to by the Insured shown in Schedule A. Claimant; .. CONDITIONS AND STIPULATIONS 1. DEFINITION OFTERMS wilhout Knowledge. With respect to Covered Risk 5(d). "Public Records" shall also include environmental protection liens filed The following terms when used in this policy mean: in the records of the clerk of the United States District Court (a) "Amount of Insurance": The amount stated in Schedule A, as for the district where the Land is located. may be increased or decreased by endorsement to this policy, increased by Section 8(b), or decreased by Sections 10 and 11 (j) *Title": The estate or interest described in Schedule A. of these Conditions. (k) "Unmarketable Title": Title affected by an alleged or apparent (b) "Date of Policy": The date designated as "Date of Policy" in matter that would permit a prospective purchaser or lessce of the Title or lender on the Title to be released from the obligation Schedule A. to purchase, lease, or lend if there is a contractual condition (c) "Entity": A corporation, partnership, trust, limited liability requiring the delivery of marketable title. company, or other similar legal entity. 2. CONTINUATION OF INSURANCE (d) "Insured": The Insured named in Schedule A. The coverage of this policy shall continue in force as of Date of (i) The term "Insured" also includes Policy in favor of an Insured, but only so long as the Insured retains (A) successors to the Title of the Insured by operation of an estate or interest in the Land, or holds an obligation secured by a law as distinguished from purchase, including heirs, purchase money Mortgage given by a purchaser from the Insured, devisees, survivors, personal representatives, or next or only so long as the Insured shall have liability by reason of war- ofkin; ranties in any transfer orconveyance ofthe Title. Thispolic)/shall (B) successors to an Insured by dissolution, merger, con- not continue in force in favor of any purchaser from the insured solidation, distribution, or reorganization; of either (i) an estate or interest in the Land, or (ii) an obligation secured by a purchase money Mortgage given to the Insured. (C) successors to an Insured by its conversion to another kind of Entity; 3. NOTICE OFCLAIM TO BE GIVEN BY INSURED (D) a grantee of an Insured under a deed delivered without CLAIMANT payment of actual valuable consideration conveying The Insured shall notify the Company promptly in writing (i) inÂ· the Title ease of any litigation as set forth in Section 5(a) of these Condi- (1) i f the stock, shares, memberships, or other equity tions, (ii) in case Knowledge shall come to an Insured hereunder of interests of the grantee are wholly-owned by the any claim of title orinterest thatisadverse lothe Title, as insured, and that might cause loss or damage for which the Conipany ina> named Insured, be liable by virtue ofthis policy. or (iii) if the Title. as insured, is (2) if the grantee wholly owns the named Insured, rejected as Unmarketable Title. If the Company is prejudiced by (3) if the grantee is wholly-owned by an affiliated the failure of the Insured Claimant to provide prompt notice, the Entity ofthe named Insured, provided the affiliated Company's liability to the Insured Claimant under the policy shall Entity and the named Insured are both wholly- be reduced to the extent of the prejudice. owned by the same person or Entity, or 4. PROOF OF LOSS (4) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the In the event the Coinpany is unable to determine the amount of loss Insured named in Schedule A for estate planning or damage, the Company may, at its option, require as a condition purposes. ofpayment that the insured Claimant furnish a signed proofofloss. The proof of loss must describe the defect, lien, encumbrance, or (ii) With regard to (A),(B), (C), and (D) reserving, however, all other matter insured against by this policy that constitutes the basis rights and defenses as to any successor that the Company of loss or damage and shall state, to the extent possible, the basis would have had against any predecessor Insured. of calculating the amount of the loss or damage. (e) "Insured Claimant": An Insured claiming loss or damage. 5. DEFENSE AND PROSECUTION OF ACTIONS (f) "Knowledge" or "Known": Actual knowledge, not construe- tive knowledge or notice that may be imputed to an Insured by (a) Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company. at reason of the Public Records or any other records that impart constructive notice o f matters affecting the Title. its own cost and without unreasonable delay, shall provide for the defense ofan Insured in litigation in which any third party (g) "Land": The land described in Schedule A, and affixed improve- asserts a claim covered by this policy adverse to the Insured. ments that by law constitute real property. The term "Land" This obligation is limited to only those stated causes of action does not include any property beyond the lines of the area alleging matters insured against by this policy. The Company described in Schedule A, nor any right, title, interest, estate, or shall have the right to select counsel ofits choice (subject to the easement in abutting streets, roads, avenues, alleys, lanes, ways, right of the Insured to object for reasonable cause) to represent or waterways, but this does not modify or limit the extent that a the Insured as to those stated causes of action. It shall not be right of access to and from the Land is insured by this policy. liable for and will not pay the fees of any other counsel. The (h) "Mortgage" Mortgage, deed of trust, trust deed, or other secu- Company will not pay any fees. costs, or expenses incurred by rity instrument, including one evidenced by electronic means the Insured in the defense of those causes of action that allege authorized by law. matters not insured against by this policy. (i) "Public Records"* Records established under state statutes at (b) The Company shall have the right, in addition lo the options Date o f Policy for the purpose of imparting constructive notice contained in Section 7 0 f these Conditions. at its own cost. to of matters relating to real property to purchasers for value and institute and prosecute any action or proceeding or to do any other act that in its opinion may be necessary or desirable to .. CONDITIONS AND STIPULATIONS -CONTINUED establish the Title, as insured, or to prevent or reduce loss or policy together with any costs, attorneys' fees, and expenses in- damage to the Insured. The Company may take any appropri- curred by the Insured Claimant that were authorized by the Coin- ate action under the terms of this policy, whether or not it shall pany up to the time of payment or tender of payment and that the be liable to the Insured. The exercise of these rights shall not Company is obligated to pay. be an admission of liability or waiver of any provision of this Upon the exercise by the Company of this option, all liabilily and policy If the Company exercises its rights under this subsec- obligations of the Company to the Insured under this policy. other tion, it must do so diligently. than to make the payment required in this subsection. shall termi- (c) Whenever the Company brings an action or asserts a defense as nate, including any liability or obligation to defend, prosecute. or r required or permitted by this policy, the Company may pursue continue any litigation, the litigation to a final determination by a court of competent (b) To Pay or Otherwise Settle With Parties Other Than the Insured jurisdiction, and it expressly reserves the right, in its sole dis- or With the Insured Claimant. cretion, to appeal any adverse judgment or order. (i) To pay or otherwise settle with other parties for or in the 6. DUTY OF INSURED CLAIMANT TO COOPERATE name of an Insured Claimant any claim insured against (a) In all cases where this policy permits or requires the Company to under this policy. In addition, the Company will pay any prosecute or provide for the defense of any action or proceeding costs, attorneys' fees, and expenses incurred by the Insured and any appeals, the Insured shall secure to the Company the Claimant that were authorized by the Company up to the right to so prosecute or provide defense in the action or pro- time o f payment and that the Company is obligated to pay: or ceeding, including the right to use, at its option, the name of the Insured for this purpose. Whenever requested by the Company, (ii) To pay or otherwise settle with the Insured Claimant the the Insured, at the Company's expense, shall give the Company loss or damage provided for under this policy, together with all reasonable aid (i) in securing evidence, obtaining witnesses, any costs, attorneys' fees, and expenses incurred by the prosecuting or defending the action or proceeding, or effecting Insured Claimant that were authorized by the Company up settlement, and (ii) in any other lawful act that in the opinion to the time of payment and that the Company is obligated of the Company may be necessary or desirable to establish to pay. the Title or any other matter as insured. If the Company is Upon the exercise by the Company ofeilherof the options provided prejudiced by the failure of the Insured to furnish the required for in subsections (b)(i) or (ii), the Company's obligations to the cooperation, the Company's obligations to the Insured under insured under this policy for the claimed loss or damage, other the policy shall terminate, including any liability or obligation than the payments required to be made. shall terminate. including to defend, prosecute, or continue any litigation, with regard to any liability or obligation to defend, prosecute, or continue any the matter or matters requiring such cooperation. litigation. (b) The Company may reasonably require the Insured Claimant to submit to examination under oath by any authorized representa- 8. DETERMINATION AND EXTENT OF LIABILITY tive of the Company and to produce for examination, inspection, This policy is a contract of indeinnity against actual monetary loss and copying, at such reasonable times and places as may be or damage sustained or incurred by the insured Claimant who has designated by the authorized representative of the Company, suffered loss or damage by reason of matters insured against by all records, in whatever medium maintained, including books, this policy. ledgers, checks, memoranda, correspondence, reports, e-mails, (a) The extent ofliability ofthe Coinpany for loss or damage under disks, tapes, and videos whether bearing a date before or after this policy shall not exceed the lesser ot Date of Policy, that reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the (i) the Amount of insurance; or Company, the Insured Claimant shall grant its permission, in (ii) the difference between the value of the Title as insured and writing, for any authorized representative of the Company to the value of the Title subject to the risk insured against by examine, inspect, and copy all of these records in the custody or this policy. control of a third party that reasonably pertain to the loss or dam- (b) If the Company pursues its rights under Section 5 of these age. All information designated as confidential by the Insured Conditions and is unsuccessful in establishing the Title. as Claimant provided to the Company pursuant to this Section shall insured, not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration ofthe claim. (i) the Amount of Insurance shall be increased by 10%, and Failure of the Insured Claimant to submit for examination under (ii) the Insured Claimant shall have the right to have the loss oath, produce any reasonably requested information, or grant or damage determined either as of the date the claim was permission to secure reasonably necessary information from made by the Insured Claimant or as of the date it is settled third parties as required in this subsection, unless prohibited by and paid. law or governmental regulation, shall terminate any liability of (c) In addition to the extent of liability under (a) and (b), the Coin- the Company under this policy as to that claim. pany will also pay those costs, attorneys' fees, and expenses 7. OPTIONS TO PAY OR OTHERWISE SETTLE incurred in accordance with Sections 5 and 7 of these Condi- CLAIMS; TERMINATION OF LIABILITY tions. In case of a claim under this policy, the Company shall have the 9. LIMITATION OF LIABILITY following additional options: (a) If the Company establishes the Title. or removes the alleged (a) To Pay or Tender Payment of the Amount of Insurance. defect, lien, or encumbrance, or cures the lack of a right of ac- To pay or tender payment of the Amount of Insurance under this cess to or from the Land, or cures the claim of Uninarketable .. Title, all as insured, in a reasonably diligent manner by any no joinder or consolidation with claims or controversies of other method, including litigation and the completion of any appeals, persons. Arbitrable matters may include, but are not limited to. it shall have fully performed its obligations with respect to that any controversy or claim between the Company and the Insured matter and shall not be liable for any loss or damage caused to arising out of or relating to this policy, any service in connection the Insured. with its issuance or thebreach of a policy provision, or to any other (b) In the event of any litigation, including litigation by the Com- controversy or claim arising out of the transaction giving risc to pany or with the Company's consent, the Company shall have this policy. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the no liability for loss or damage until there has been a final deter- mination by a court of competent jurisdiction, and disposition Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of 52,000.000 shall be arbitrated only of all appeals, adverse to the Title, as insured. when agreed to by both the Company and the Insured. Arbitralion (c) The Company shall not be liable for loss or damage to the pursuant to this policy and under the Rules shall be binding upon Insured for liability voluntarily assumed by the insured in set- the parties. Judgment upon the award rendered by the Arbitratolls) tling any claim or suit without the prior written consent of the may be entered in any colirl of competent jurisdiction. Company. 15. LIABILITY LIMITED TO THIS POLICY; POLICY 10. REDUCTION OF INSURANCE; REDUCTION OR ENTIRE CONTRACT TERMINATION OF LIABILITY (a) This policy together with all endorsements. if any, attached to All payments under this policy, except payments made for costs, it by the Company is the entire policy and contract between the attorneys' fees, and expenses, shall reduce the Amount of Insurance Insured and the Company. In interpreting any provision of this by the amount of the payment. policy, this policy shall be construed as a whole. 11. LlABIL[TY NONCUMULATIVE (b) Any claiin of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted The Amount of Insurance shall be reduced by any amount the to this policy. Company pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed, (c) Any amendment of or endorsement to this policy must be in assumed, or taken subject, or which is executed by an Insured after writing and authenticated by an authorized person, or expressly Date of Policy and which is a charge or lien on the Title, and the incorporated by Schedule A o f this policy. amount so paid shall be deemed a payment to the Insured under (d) Each endorsement to this policy issued at any time is made a this policy. part of this policy and issubiect to all of its terms and provi- 12. PAYMENT OF LOSS sions. Except as the endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy. (ii) When liability and the extent of loss or damage have been definitely modify any prior endorsement, (iii) extend the Date of Policy, fixed in accordance with these Conditions, the payment shall be or (iv) increase the Amount of Insurance. made within 30 days. 16. SEVERABILITY 13. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law. the policy shall be (a) Whenever the Company shall have settled and paid a claim deemed not to include that provision or such part held to be invalid. under this policy, it shall be subrogated and entitled to the but all other provisions shall remain in full force and effect. rights of the Insured Claimant in the Title and all other rights and remedies in respect to the claim that the Insured Claimant 17. CHOICE OF LAW; FORUM has against any person or property, to the extent of the amount (a) Choice of Law: The Insured acknowledges the Conipany has of any loss, costs, attorneys' fees, and expenses paid by the undenvritten the risks covered by this policy and determined Company. If requested by the Company, the Insured Claimant the premium charged therefor in reliance upon the law affecting shal[ execute documents to evidence the transfer to the Com- interests in real property and applicable to the interpretation, pany of these rights and remedies. The Insured Claimant shall rights, remedies, or en forcement of policies of title insurance permit the Company to sue, compromise, or settle in the name of the jurisdiction where the Land is located. of the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land is located to determine the validity and remedies. of claims against the Title that are adverse to the Insured and lo If a payment on account of a claim does not fully cover the loss interpret and enforce the tenns of this policy. In neither case of the Insured Claimant, the Company shall defer the exercise shall the court or arbitrator apply its conflicts oflaw principles of its right to recover until after the Insured Claimant shall have to determine the applicable law. recovered its loss. (b) Choice of Forum: Any litigation or other proceeding brought (b) The Company's right of subrogation includes the rights of the by the Insured against the Company must be filed only iii a Insured to indemnities, guaranties, other policies of insurance, state or federal court within the United States ofAmerica oils or bonds, notwithstanding any terms or conditions contained territories having appropriate jurisdiction. in those instruments that address subrogation rights. 18. NOTICES, WHERE SENT 14. ARBITRATION Any notice of claim and any other notice or statenient in writing Either the Company or the Insured may demand that the claim or required to be given to the Company under this policy must be controversy shall be submitted to arbitration pursuant to the Title given to the Company at: Westcor Land Title Insurance Company. insurance Arbitration Rules of the American Land Title Associa- Attn.. Claims, 201 N. New York Ave,, Ste. 200. Winter Park. tion ("Rules"). Except as provided in the Rules, there shall be Florida 32789. ALTA OWNER'S POLICY (6-17-06) WESTCOR LAND TITLE INSURANCE COMPANY OWNER'S POLICY 1 OF TITLE INSURANCE . l E HOME OFFICE ~ 201 N. New York Avenue, Suite 200 Winter Park, Florida 32789 Telephone: (407) 629-5842 Owner's Policy of Titlilnsurance - Schedule'M Issued by Name and Address of Title Insurance Company: Westcor Land Title insurance Company, 201 N. New York Avenue, Suite 200, Winter Park, Florida, 32789 State: CO County: PITKIN Address Reference: 233 W. HALLAM STREET, ASPEN, CO 81611 File No.: PCT23611W3 Policy No.: OP-6-CO1045-2975377 Amount of Insurance: $4,775,000.00 Premium: $ 8,162.00 Date of Policy: January 4, 2013 @ 1.01 PM Simultaneous #: LP-13-CO1045-2975378 and #LP-13-CO1045-2975379 Reinsurance #: 13-004 1, Name of Insured: SOLOMON KUMIN AND ELIZABETH KUMIN 2. The estate or interest in the Land that is insured by this policy is: IN FEE SIMPLE 3. Title is vested in: SOLOMON KUMIN AND ELIZABETH KUMIN 4. The Land referred to in this policy is described as follows: See Attached Exhibit "A" Issued By J v L 61 Authorized Signatory .. EXHIBIT "A" LEGAL DESCRIPTION LOTS A, B, C AND THAT PORTION OF LOT D LYING WEST OF THE "BENNINGHOFF/PINNINGTON COMMON BOUNDARY LINE" DESCRIBED BELOW, BLOCK 50, CITY AND TOWNSITE OF ASPEN. LESS AND EXCEPT: THAT PORTION OF THE AIRSPACE BETWEEN THE ELEVATIONS OF 7899 FEET AND 7902.5 FEET LYING WEST OF THE "BENNINGHOFF/PINNINGTON COMMON BOUNDARY LINE" (DESCRIBED BELOW) AND EAST OF THE LINE DESCRIBED AS FOLLOWS: BEGINNING AT A POINT FROM WHENCE THE NORTHWEST CORNER OF BLOCK 50, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO (CITY MONUMENT IN PLACE) BEARS N 14Â°50'40" E 10.02 FEET AND N 75Â°09'11" W 97.18 FEET: THENCE N 75Â°09'11" W 2.20 FEET; THENCE S 14Â°50'49" W 35.10 FEET; THENCE S 75Â°09'11" E 2.20 FEET. BEARINGS BASED ON THE FOUND CITY MONUMENT FOR THE NORTH BOUNDARY OF SAID BLOCK 50, N 75Â°09'11" W. ELEVATIONS ARE BASED ON THE BENCHMARK ON THE SOUTHWEST CORNER OF THE PITKIN COUNTY COURT HOUSE HAVING AN ELEVATION OF 7906.802 FEET, N.G.V.D. OF 1929. "BENNINGHOFF/PINNINGTON COMMON BOUNDARY LINE" A LINE DESCRIBED AS FOLLOWS: BEGINNING AT A POINT FROM WHENCE THE NORTHWEST CORNER OF BLOCK 50, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO (CITY MONUMENT IN PLACE) BEARS N 75Â°09'11" W 97.18 FEET: THENCE S 14Â°50'49" W 10.22 FEET; THENCE N 75Â°09'11" W 0.80 FEET; THENCE S 14Â°50'49" W 32.60 FEET' THENCE S 75Â°09'11" E 0.80 FEET; THENCE S 14Â°50'49" W 56.18 FEET TO THE POINT OF TERMINATION ON THE SOUTHERLY BOUNDARY OF LOT D OF SAID BLOCK 50. BEARINGS BASED ON THE FOUND CITY MONUMENT FOR THE NORTH BOUNDARY OF SAID BLOCK 50, N 75Â°09'11" W. .. SCHEDULE B-OWNERS CASE NUMBER DATE OF POLICY POLICY NUMBER PCT23611W3 January 4, 2013 @ 1:01 PM OP-6-CO1045-2975377 THIS POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE BY REASON OF THE FOLLOWING. 1. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession, or claiming to be in possession, thereof. 2. Easements, liens, encumbrances, or claims thereof, which are not shown by the public records. 3. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land, and that is not shown by the public records. 4. Any lien, or right to a lien, imposed by law for services, labor, or material heretofore or hereafter furnished, which lien, or right to a lien, is not shown by the public records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) Indian treaty or aboriginal rights, including but not limited to, easements or equitable servitudes; or, (d) water rights, claims or title to water(see additional information page regarding water rights), whether or not the matters excepted under (a), (b), (c) or (d) are shown for the public records. 6. Taxes or assessments which are not now payable or which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records, proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records 7. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity, or garbage collection or disposal or other utilities unless shown as an existing lien by the public records. SPECIAL EXCEPTIONS: 8. Taxes and assessments (not including condominium or homeowners association assessments or dues) for the year 2013 and subsequent years only, a lien not yet due and payable. 9. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 33 providing as follows: "That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws" 10. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 118 providing as follows: "That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws" 11. Terms, conditions, provisions and obligations as set forth in Quit Claim Deed recorded October 9, 1958 in Book 185 at Page 266, 12. Terms, conditions, provisions and obligations as set forth in Declaration and Grant of Easements recorded August 8, 1995 in Book 789 at Page 498. 13. Terms, conditions, provisions and obligations as set forth in Revised Order Approving Stipulation of Settlement and Decree Quieting Title recorded September 19, 1995 in Book 794.at Page 72. 14. Terms, conditions, provisions and obligations as set forth in Reaffirmation of Declaration and Grant of Mutual Easements recorded April 1, 1996 as Reception No. 391346 15. Deed of Trust from : SOLOMON KUMIN and ELIZABETH KUMIN To the Public Trustee of the County of PITKIN For the use of : WELLS FARGO BANK, N.A. Original Amount $3,103,750.00 Dated January 3, 2013 Recorded : January 4, 2013 Reception No. 595825 (Continued) .. POLICY NO. OP-6-CO1045-2975377 CASE NO. PCT23611W3 SCHEDULE B-OWNERS --EXCEPTIONS--CONTINUED-- 16. Deed of Trust from : SOLOMON KUMIN and ELIZABETH KUMIN To the Public Trustee of the County of PITKIN For the use of : WELLS FARGO BANK, N.A. Original Amount : $477,500.00 Dated : January 4, 2013 Recorded : January 4, 2013 Reception No. 595826 EXCEPTIONS NUMBERED 1 THRU 7 ARE HEREBY DELETED, EXCEPT FOR SUBSECTION (d) UNDER PARAGRAPH NUMBER 5 (WATER RIGHTS). IState: CO County: PITKIN I Agent Numbe~1045 Order Number:PCT23611W3I CLTA FORM 110.1 DELETION OF ITEM FROM POLICY Attached to and forming a part of Policy No. OP-6-CO1045-2975377 Issued by WESTCOR LAND TITLE INSURANCE COMPANY The Policy js hereby amended by deleting paragraph(s) 1,2,3.5,6 and 7 of Schedule B, except for subsection (d) under paragraph number 5 (Water Rights). This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (tv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated January 4, 2013 7 \ -1 Authorized Signatorv .. 201 WEST HALLAM HOLDINGS LLC 212 N SECOND ST LLC 323W HALLAM LLC 10% 500 S DIXIE HWY #201 509 GUISANDO DE AVILA #201 201 N MILL ST #203 CORAL GABLES, FL 33146 TAMPA, FL 33613 ASPEN, CO 81611 330 WEST BLEEKER STREET LLC ARGON LLC ASPEN DRAGONFLY PARTNERS 11 LLC PO BOX 2028 533 E HOPKINS AVE 3RD FL 405 PARK AVE 6TH FL ASPEN, CO 81612 ASPEN, CO 81611 NEW YORK, NY 10022 BLANK JEFFREY C TRST 3 FBO 50% BERMAN RONALD REV TRUST BLANK JEFFREY C TRST 2 FBO 40% JOHNSON & REPUCCI LLP 27 N WACKER DR #518 201 NMILLST#203 2521 BROADWAY STE A CH ICAGO, 1 L 60606 ASPEN, CO 81611 BOULDER, CO 80304 CITY OF ASPEN BLEVINS J RONALD & PHYLLIS M BRADLEYEDWARDW&JANIEG ATTN FINANCE DEPT 310W BLEEKER ST 3002 SLIPSCOMB 130 S GALENA ST ASPEN, CO 81611 AMARILLO, TX 79109 ASPEN, CO 81611 DEWOLF MARGARET LEE TRUST 81% DH ASE LLC DILLON DEE E 223W BLEEKER ST 2711 CENTERVILLE RD #400 1044 ROOKWOOD DR ASPEN, CO 81611 WILMINGTON, DE 19808 CINCINNATI, OH 45208 DOUBLE D CONDO ASSOC ELKINS LESLIE KEITH TRUST GLICKMAN ADAM 300W BLEEKER ST 1001 FANNIN #700 PO BOX 1207 ASPEN, CO 81611 HOUSTON, TX T7002 ASPEN, CO 81612 GUNGOLL CARL E EXPLORATION LLC HOUSTON TRUST CO JOSEPH RUSSELL C & ELISE E 6 NE 63RD ST #300 1001 FANNIN#700 3257 INWOOD DR OKLAHOMA CITY, OK 73105 HOUSTON, TX 77002 HOUSTON, TX 77019 KETTELKAMP GRETTA M KINNEYSTEPHEN J & SUSAN M LANDEN DIANE NOLAN 3408 MORRIS AVE 136E MICHIGAN AVE #1201 202 WEST 19TH ST PUEBLO, CO 81008 KALAMAZOO, M 1 49007 EL DORADO, AR 71730 M D W ENTERPRISES INC MELVIN JAMES R JR & ISABEL MOORE DIANE 233W BLEEKER ST 304W HALLAM AVE 303 W FRANCIS ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 MULKEY DAVID A & LAURA NATHAN REVOCABLE TRUST NOLANWILLIAMCI11 2860 AUGUSTA DR 718N LINDEN DR 202 WEST 19TH ST LAS VEGAS, NV 89109 BEVERLY HILLS, CA 90210 EL DORADO, AR 71730 .. PEARLSTONE ESTHER S PESIKOFF DAVID & SARAH POTVI N FAM I LY TRUST PO BOX 8750 1811 NORTH BLVD 320WBLEEKERST ASPEN, CO 81612 HOUSTON, TX 77098 ASPEN, CO 81611 SANDS KINNEY LP SAX JOEL SEWELL CARL & PEGGY 307WFRANCISST 303 WFRANCISST 3860 W NORTHWEST HWY #102 ASPEN, CO 81611 ASPEN, CO 81611 DALLAS, TX 75220 SKILOFT LLC STEVENS BRUCE 95.75% STILWELL REED & CLAIRE 11 GREENWAY PLAZA #2000 214W BLEEKER ST 191 UNIVERSITY BLVD #714 HOUSTON, TX 77046 ASPEN, CO 81611 DENVER, CO 80206 VIBA LLC TOLER MELANIE S TRUST TYROL APARTMENTS LLC PASEO DE PRIMACERAS 20-9 6400SCLIPPINGERDR 200 W MA I N ST CUAJIMALDA DE MORELOS CINCINNATI, OH 45243 ASPEN, CO 81611 05127 MEXICO DF, VICENZI GEORGE ATRUST WELLS JONATHAN R & JANE I WEST HALLAM LLC PO BOX 2238 15 E 26TH ST 2901 SW 149 AVE STE 400 ASPEN, CO 81612 NEW YORK, NY 10010 M I RAMAR, FL 33027 WEST PHILLIP N & SUSAN J TRUSTEES WHIPPLE RALPH U & LYNNE C 1674 LAS CANOAS RD 24 MIDDLE DR SANTA BARBARA, CA 93105 PLANDOME, NY 11030-1415 0 0 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Amy Guthrie, 429-2758 DATE: 2/14/12 PROJECT: 233 W. Hallam Street DESCRIPTION: 233 W. Hallam Street is a 9,664 square foot lot that contains a single family house. The legal description of the property appears to be Lots A, B, and C, and the west 6.64' of Lot D, Block 50, however a Quiet Title action in 1996 must be taken into account in the verification of the property boundaries. The zoning is R-6, Medium Density Residential. The original square footage of the house is approximately 24 x 32 square feet, on two floors, or 1,500 square feet, more or less. The remaining building area is considered non-historic additions, built in the 1950s/1960s. 233 W. Hallam is the house depicted on the 1904 Sanborne Fire Insurance map below, at Lot C. The house was moved westward after a fire destroyed the house shown on Lot A. The map indicates that historically, there were three houses in a row on Lots C, D, and E that were identical. The three houses still exist today, although each has been rather substantially remodeled and altered. The following page includes a photo of ===== - -=v==Wi HALLA=M 215 W. Hallam, taken in 1980, showing 285-3 231-29 . 22?-25 223-21 21997 2/5-13 the enclosed front entry that was likely , ~ :r,-2~ originally present at 233 W. Hallam. â‚¬1 - 141 2 4'3~ 7-*231- 2 x154 The 1980 photo also gives a good 43 li -17 1, dz) indication of historic windows that likely 4 used to exist at 233 W. Hallam. At this time, no photos have been located that kid . --EP u g might show 233 W. Hallam itself prior to remodel. R ST C DE ,â€¢c, This property is a designated a [9 landmark, but the integrity or 13 1 1 I -31 LI 1 51 1 Ej authenticity of the structure was greatly 50 affected by past remodels. The only A clearly Victorian characteristic of the home is the original two story form that is still visible at the core of the building. Most of the original exterior materials are gone, and apparently most of the framing evidence that could be used to recreate original openings has been destroyed. Historic preservation efforts for this building should be focused on restoring the 1904 footprint of the house, carefully recreating any features that can be reasonably documented, and retaining the relationship to the homes immediately to the east. The size of the property allows for a single family home, a duplex, or two detached homes. A duplex or two detached homes could be condominiumized, or, because of the landmark status, the property is eligible for a Historic Landmark Lot Split. Historic Landmark Lot Split allows the property to be subdivided into two lots, each of which must be a minimum of 3,000 square feet in size and would contain a single family house. Allowable floor area is not increased as a result of the Lot Split, but the ability to create separate fee simple parcels is generally considered a historic preservation benefit. .. The allowable floor area if the property is developed as one single family house on a 9,664 square foot lot is 3,700 square feet. The allowable floor area if the property is developed as a duplex or two detached units on a 9,664 square foot lot is 4,120 square feet. The amount of square footage that may be divided between the two homes that would be developed through a Historic Landmark Lot Split is also 4,120 square feet. Affordable housing mitigation is required for any new units on the property. The Historic Preservation Commission can grant certain variances where appropriate, including setback variances and a possible 500 square foot FAR bonus. The FAR bonus standards may be a difficult to achieve on this site given the previous changes to the house. Bonuses are generally granted for outstanding preservation and restoration efforts. 9419;~ 215 W. Hallam in 1980 Fi. .-2 p -0 4.7 Apt=.: 13. 11 4, j 4.... t4Â« 4% 42,4.. 62.- . Jig,0.6............../.-A.mill/'ll HPC makes all design review and variance decisions on the property. For Historic Landmark Lot Split, HPC makes a recommendation to Council and Council will make the final decision via an ordinance with a first and second reading. Land Use Code Section(s) 26.304 Common Development Review Procedures 26.415 Historic Preservation 26.480.030.A.2 and 4 Subdivision Exemptions 26.710.040 R-6 Zone District Land Use Code (including all code sections cited above): http://www.aspen pitki n. com/Depa rtme nts/Com mun itv-Development/Planning-a nd-Zon i nq/Title-26- Land-Use-Code/ HPC application: http://www.aspenpitkin.com/Portals/0/docs/City/Comdev/Apps%20and%20Fees/form historic land u se app.pdf .. 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. .. Amy Guthrie From: Amy Guthrie Sent: Wednesday, March 13, 2013 11:31 AM To: Mitch Haas; Melissa Mabe-Sabanosh (melissa@dhrarchitecture.com) Subject: 233 Hi- on the 233 W. Hallam application, I need these things by April 26th: A stamped and signed survey An explanation of how the proposed development, and any requested variances or bonuses, complies with the review standards and design guidelines relevant to the application. Re: the floor area bonus, it doesn't look like you need the whole 500 square feet. Allowable is 4,120 and you are proposing 4,478, so you just need 358. Is that right? You can't ask for bonus square footage that you aren't using. Please clarify. You are scheduled for worksession on April 24th. I need your worksession packet, which 12 copies of a cover letter and drawings, by April 17th. You are scheduled for public hearing on May 22nd. 1'11 be sending you the public notice info on April 29th and you'll have to take care of posting and mailing by May 7th. Thanks! Amy Guthrie City of Aspen Historic Preservation 130 S. Galena Street Aspen, CO 81611 970-429-2758 www.aspenpitkin.com All City of Aspen email addresses are being changed to first name.last name@citvofaspen.com. Please update your contact list. Notice and Disclaimer: This message is intended only forthe individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contain in the email are based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. 1 â‚¬ I LEGEND AND NOTES U.S. SURVEY FOOT ~ CITY MONUMENT (1959 OFFICIAL CITY OF ASPEN SURVEY) O FOUND OR SET SURVEY MONUMENT RE-BAR WITH CAP AS DESCRIBED 0 10 20 TITLE INFORMATION BY: ONE FOOT CONTOURS PITKIN COUNTY TITLE. INC. CASE NO. PCTI 2347P DATED MAY 4. 2012 CITY OF ASPEN D UTILITY BOX 0 WATER VALVE GPS MONUMENT NO. 9 r- 7883.9 13-F TREE CALIPER DRIPLINE AND TYPE (D-DECIDUOUS. F-CONIFER) R-15 ZONING -,+ F 7885.7 8 SETBACKS: TBD HALLAM ARINGS BETWEEN CITY MONUMENTS 6/. 7884.3 7884.2 ST REET DATE: JUNE 4. 1987 l>. C I TY OF ASPEN b 51. GPS MONUMENT NO. 8 THIS PROPERTY IS SITUATED IN ZONE -X- (AREAS DETERMINED TO BE OUTSIDE 500-YEAR j FLOOD PLAIN) AS SHOWN ON FLOOD INSURANCE RATE MAP PREPARED BY F.E.M.A. FOR 74.38 R.O.W '15> CORB PITKIN COUNTY COLORADO. COMMUNITY-PANEL NUMBER 08097C0203 C. EFFECTIVE s 79'45'24.,1 7 92---- THIS PROPERTY LIES ENTIRELY OUTSIDE OF THE CITY OF ASPEN MUDFLOW HAZARD 7884. ~ 10 D AREA AS DEFINED BY THE CITY OF ASPEN MASTER DRAINAGE PLAN. PROJECT NUMBER 1963. 120 DL FIGURE ES-15. --7 7884 MENT. HORIZONTAL CONTROL ~29 DL M 7883.96 ~ 7,9 10-0 RE-BAR Â® 12' DL VICINITY MAP 0 -4 7884.1 7.9-D x k r-.2:;,- , / -r...a' M * 777-QJ~M#V 12' DL 12-F IS'F 12' DL 15' DL 97.18 6.7Â·D **292 12' DL 6-D S. 6 12' DL S 75*09 269.95' BASIS OF 43'D 25' DL - ,- 29:=bm:m> ~ WELL 4 'E 0 09*i~ CONC. 7883.9 12'F *ALK 12' DL 2,2 0 1 M.-Wk 51 - 25947. 7883.9 7884.1 184 12' DL DL l 5.5.5 1 PE AN ,* 10' ~ RE-BAR 0, 4 7.,.4lt 1/-744&62113 i p.- . 8% fri 44- r ~AU f Â»apedo -/ LP O / 2.20.32 22 CO O 2 141 â‚¬ 0 E. 4 75. 2 STORY HOUSE 2 4 1 4 09 11-w 13 0 ~f~~0 i ~ ~~ETON 0 9.90 ~Â· 80 6'D * 12* DL 12' DL ~ ~ CERTIFICATION TO: O -~il i 0 Â° PITKIN COUNTY TITLE. INC. 0 8 ESTATE OF ESTHER BENN I NGHOF 12 ' Dl ~ ,/(f e Ob /5 * . Ce 1 I 2Â·F --bi < THE UNDERSIGNED ~ES THAT THE PROPERTY DESCR I BED~EON WAS 0 0 0 Y 0 -1 4,5 W FIELD SURVEYED DURING JPEG Â· 2012 AND ~'ACCURATE r 12' DL ~~ y,/0 r, 2 BASED ON THE FIELD EVIDENCE AS SHOWN. AND THAT THERE ARE NO 1 3'* 3 8 DISCREPANCIES OF RECORD. BOUNDARY LINE CONFLICTS. ENCROACHMENTS. EASEMENTS OR RIGHTS OF WAY IN FIELD EVi DENCE OR KNOWN TO ME. 7884.0 22.0 EXCEPT AS HEREON SHOWN. UNDERGROUND UTILITIES WITH NO ABOVEGROUND APPURTENANCES~-AND DOCUMENTS OF RECORD NOT SUPPLIED TO THE , SURVEYOR, ARE EXCUIED. THIS SURVEY IS VOID UNLESS i STAMPED 10-0 2 WITH THESSâ‚¬AUDDFI SURVEYOR BELOW. . 20' DL *l B e ~ / 0 .M . 5%~4~0~1~~. 1 [\ 7884 738 .9 . *Al- /14111 S 75'09 11-E LAN'SCAP BEAM J~.4Â· Â·HOWORTIJÂ·~ #.~S . 25947 1Â·2 0.80 12'DL 7 t84.5 ~ 18 Z 6.6.7-D GARAGE U.1 12'DL - Â» AD 2.5 7~4.8 ~ / c / ~ / TOPOGRAPHIC t 8'DL to UJ PAVED 23.2 ~ C====::Câ‚¬dz=!6=2:~~ 5.0 j 7884.7 r PARKING 12' 1 â€¢ / IMPROVEMENT SURVEY D Â· 7902,5 ~ 2 OF NOT SET ~gl D ~ P I NN I NGTON____---,~~:.f~ LOTS A.B.C AND THAT PORTION OF LOT D LYING WEST OF THE -BENNINGHOFF/ AIRSPACE - p INNINGTON COMMON BOUNDARY LINE' DESCRIBED BELOW. BLOCK 50, CITY AND PAVED ~ 4 7899.0 V TOWNSITE OF ASPEN. PITKIN COUNTY. COLORADO. PARKING o ~- TOPMRAPHY NOT 6.7. 34*W 7'D 2.20 ~--:v--- LESS AND EXCEPT: 12' DL - THAT PORTION OF THE AIRSPACE BETWEEN THE ELEVATIONS OF 7899 FEET SOL / \ FOLLOWS: ----- AND 7902.5 FEET LYING WEST OF -BENNINGHOFF/PINNINGTON COMMON 8D 6-D 10'D 1 Ng 12' DL - BOUNDARY LINE- (DESCRIBED BELOW) AND EAST OF THE LINE DESCRIBED AS 7884.7 4 10' D ,~ 6-D 12' DL 9D BEGINNING AT A POINT FROM WHENCE THE NORTHWEST CORNER OF 2 'DL 4.0 ~ ~ ~ DL~ - BLOCK 50. CITY AND TOWNSITE OF ASPEN. PITKIN COUNTY COLORADO . / , 6 12. DL BENNINGHOFF - PINNINGTON (CITY MONUMENT IN PLACE) BEARS N 14'50*49-E 10.02 FEET AND N PROPERTY - HOUSE N 75'09'11-W 97.18 FEET: 09. - ALLEY 7654.7 1 1 9Z. I 8 - THENCE S 14'50 49-W 35.10 FEET: - THENCE N 75'09'Il-W 2.20 FEET: THENCE S 75'09 11 E 2.20 FEET: BLOC- U.. BEARINGS BASED ON THE FOUND CITY MONUMENTS FOR THE NORTH BOUNDARY 20.69 ROW ~Amsmi ~ -7885<- 5 0 14111 ~ - OF SAID BLOCK 50. N 75'09'll-W - ELEVATIONS ARE BASED ON THE BENCHMARK ON THE SOUTHWEST CORNER OF THE PITKIN COUNTY COURT HOUSE HAVING AN ELEVATION OF 7906.802 FEET. N.G.V.D. OF 1929. L 7885.0 - -BENNINGHOFF/PINNINGTON COMMON BOUNDARY LINE- 7883.9 - . GRADE A LINE DESCRIBED AS FOLLOWS: PROPERTY LINE AT - PROPERTY LINE NORTH AND BEGINNING AT A POINT FROM WHENCE THE NORTHWEST CORNER OF BLOCK 50. PINNINGTON RESIDENCE - SOUTH OF P I NN I NGTON RESIDENCE CITY AND TOWNSITE OF ASPEN. PITKIN COUNTY. COLORADO (CITY MONUMENT IN PLACE) BEARS N 75'09 11 7 97.18 FEET: SOUTH ELEVATION THENCE S 14'50'49-W 10.22 FEET: (11.22* CORRECTED DISTANCE} THENCE N 75'09'11~W 0.80 FEET: THENCE S 14'50'49-W 32.60 FEET r 7885.4 SCALE 1--5 THENCE S 75'09'BIE 0.80 FEET: THENCE S 14'50'49-W 56.18 FEET TO THE POINT TERMINATION ON THE SOUTHERLY BOUNDARY OF LOT D OF SAID BLOCK 50. BEARINGS BASED ON THE FOUND CITY MONUMENTS FOR THE NORTH BOUNDARY OF SAID BLOCK 50. N 75'09'll-W. CITY OF ASPEN COUNTY OF PITKIN STATE OF COLORADO CONTAINING: 9.692 SF â€¢/- AT GRADE PREPARED BY -4 $ 1 3 ASPEN SURVEY ENGINEERS. INC. pl 210 SOUTH GALENA STREET ASPEN. COLORADO 81611 NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL PHONE/FAX (303) 925-3816 .1 tiiAr'YMS,?R~?0:1:NV:#FE&,Â°:E26?.PL~T~I~,~~TT~EA~A~TION ~ ~ BASED UPON ANY DEFECT IN THIS PLAT BE COMMENCED MORE THAN TEN ' DATE JOB YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. THE CERTIFICATION IS VOID IF NOT WET STAMPED WITH THE SEAL OF THE 12/12 24248C SURVEYOR. 1 00002~ k'MmDS -nv k201 -Â· ZL02/02/ZL P~6O8= .. Haas Land Planning, LLC WI**61 3,1 Memo 61* TO: Ms. Amy Guthrie and the Aspen Historic Preservation Commission From: Sol Kumin, Owner of 233 West Hallam Street Thru: Mitch Haas, Haas Land Planning, LLC Melissa Mabe-Sabanosh, DHR Architecture Date: April 24, 2013 Re: 233 W. Hallam Street Work Session The Kumin family owns the property located at 233 West Hallam Street, which is a 9,692 square foot lot that contains a single-family house. The legal description of the property is Lots A, B, and C, and the west 6.64' of Lot D, Block 50. Located in the West End neighborhood, the zoning is R-6, Medium Density Residential. The greater than 9,000 square foot size of the property permits development of a single-family home, a duplex, or two detached homes, which is the scenario the property owner is pursuing. The original square footage of the house is approximately 24' x 32', on two floors, or 1,500 square feet, more or less. The remaining building area is considered non-historic additions, built in the 1950s/1960s. Although located at the corner today (mainly on Lot A), the 1904 Sanborne Fire Insurance Map shows that the subject residence was originally located on Lot C. The house was moved westward after a fire destroyed the house that was on Lot A. The Sanborne Map indicates that, historically, there were three identical houses in a row on Lots C, D, and E. The three houses still exist today, although each has been rather substantially altered; their relationship to one another has been impaired in not only proximity but appearance, too. This property is a designated landmark, but the integrity or authenticity of the structure was greatly affected by past remodels. The only clearly Victorian characteristic remaining on the home is its original two-story form, which is still visible at the core of the building. Most of the original exterior materials are gone, and it seems most of the framing evidence that could be used to recreate original openings has been destroyed. 201 NORTH MILL STREET, SUITE 108 â€¢ ASPEN, CO 81611 â€¢ (970) 925-7819 â€¢ FAX (970) 925-7395 Page 1 .. As depicted on the provided plan set, the proposal is for demolition of the non- historic construction,.relocation of the historic building to the northeast corner of the lot, a complete restoration, and construction of a new detached house. As such, an application will be submitted for approval of Conceptual Major Development; on-site' relocation, partial demolition, and an FAR bonus. The only variance request anticipated is for the side yard where the historic house will be relocated. The HPC can grant a Floor Area bonus of up to 500 square feet. The applicant is confident that the review standards for the bonus will be satisfied given that difficult but outstanding preservation and restoration efforts will be required and achieved, reinvigorating the historic significance of not just this one Victorian but also its relationship with the two structures on the adjacent properties. A work session is required before submitting an application that includes the FAR bonus request. The applicant's historic preservation efforts for this building will rightfully be focused on restoring the 1904 footprint of the house, carefully recreating any features that can be reasonably documented, and reestablishing and retaining the relationship to the homes immediately to the east. The applicant will work cooperatively with the Historic Preservation Officer and the HPC to place the windows, openings, and details where they were believed to originally be. After the historic asset is moved back to its original location next to its "two sisters," a new, detached single-family residence will be built in an "L" form at the corner to face West Hallam Street but have its two long sides fronting on 2nd Street and the alley. The new home will have the same rhythm and massing as the historic homes along the south side of West Hallam Street. As such, this restoration effort will go beyond the building itself by reestablishing the historic relationship of the "three sisters" and, thereby, enhancing the historic integrity of the block. Because the applicant will be going to such great effort to restore and reestablish the rhythm of the lot and block, a 500sf FAR bonus will be earned. By bringing back the history that has been almost completely masked over and restoring it to its original aesthetic and location at great expense to the owner, and by working cooperatively with staff and the HPC to ensure an outstanding preservation effort, the requirements for the grant of an FAR bonus will be satisfied. At this early stage, we are asking for and welcoming any input that can be provided with regard to the direction of the proposal. Thank you for your consideration. C:/My Documents/City Applications/233 W Hallam - DHRArchitects/Memo to HPC for Work Session_4-24-13 Page 2 .. NO. 01 DATE: April 16,2013 8%': Adam Roy, Method Planning + Development TO: Chris Bendon, City of Aspen Community Development Department CC: David Johnston Architects SUBJECT: The Spring Caf6 - Basement Storage/Net Leasable Clarification This memo is intended to clarify the condition of the previously designated "storage" space in the basement of the Spring Building (the "Building") at 632 East Hopkins Avenue (the "Property"). Currently a tenant, The Spring Caf@ (the "applicant"), has submitted a building permit application for Tenant Improvements forthe Main Level commercial space, Unit 101. In addition to improvements to Unit 101, the applicant is planning to improve Limited Common Element (L.C.E.) Space # 1 in the basement. Approvals for the redevelopment of the Property were granted through the attached Development Order on December 26, 2010, and vested under the City of Aspen Land Use Code (the "vested Code") that was active at the original point of land use application submittal during June of 2010. The vested Code provides the following definitions for Net Leasable Area and Storage Area respectively: Net Leasable Area (vested Code): Those areas within a commercial or office building which are or which are designed to be leased to a tenant and occupied for commercial or office purposes, exclusive Of any area including but not necessarily limited to, areas dedicated to bathrooms, stairways, circulation corridors, mechanical areas and storage areas provided, however, that these areas are used solely by tenants on site. Storage Area (vested Code): A detached accessory structure or separately accessible portion Of a structure, intended to house items normally associated with the principal use of the property but not independently capable of residential, commercial, or lodging use. Areas defined for storage purposes shall not contain plumbing fixtures or mechanical equipment that support the principal residential, commercial or lodging use Of the property. Mechanical equipment may be located in conjunction with storage space, but the floor area on which mechanical equipment exists shall not be considered storage area. Because the storage areas designated in the basement of the Building were approved as meeting the above definition, the floor areas of these storage areas were not included as part of the net leasable area calculations associated with the Building approvals. Under the original vesting, these storage areas were required to meet, and were therefore approved pursuant to, the definition of a storage area as described above. With the adoption of the current City of Aspen Land Use Code (the "current Code"), Storage Area is now considered part of the Commercial Net Leasable Space of a building as provided for in the following excerpt of Sec. 26.575.020.1: .. Measurement of Net Leasable Commercial Space (current Code): The calculation of Net Leasable Space shall include all interior space of a building measured from interior wall to interior wall, including interior partitions and inclusive Of all areas which can be leased to an individual tenant including offices, hallways, meeting rooms, display areas, showrooms, kitchens, dining rooms, coat rooms, bathrooms, storage, storage rooms, walk-in refrigerators or freezers, changing rooms, waiting rooms and similar space which may be leased to a tenant. The calculation of Net Leasable Space shall exclude common areas of a building not intended or designed to be leased to an individual tenant such as common bathrooms, common stairways, common circulation corridors, common mechanical areas, common storage areas or similar common spaces not intended or designed to be leased to an individual tenant... As a result of the modified definition of Net Leasable Commercial Space with the adoption of the current Code, the existing storage areas designated in the basement of the Building appear to now qualify as Net Leasable Commercial Area pursuant to the language in the above Code excerpt. Without being viewed as such, it would place these areas in a state of nonconformity or undefinable as they cannot exist forward as void space or standalone storage space and not fall under the definition of Net Leasable Commercial Area. The specific clarification being sought is that, in fact, the designated storage areas in the basement of the Spring Building are now viewed under the current Land Use Code as Net Leasable Commercial Area and can operate and function as such without the need for any additional land use approvals or employee generation mitigation requirements. Assuming this inquiry is clarified as described herein, the building permit application will be submitted and reviewed by Zoning accordingly. I would be happy to discuss the above items further with you. Please let me know if you have any questions, comments or need any clarifications. Upon reaching an agreeable understanding, please acknowledge the City's agreement by signing in the space provided below for your signature. Sincerely yours, la Â¢ 42 Adam C. Roy U AGREED: City of Aspen Community Development Department By: Chris Bendon, Director Date Spring Cafe Memo 01 - NLA Clarification (2013-04-15).docx Page 12 0 0 0 0 A LEGEND AND NOTES U S SURVEY FOOT N G CITY MONUMENT 11959 OFFICIAL CITY OF ASPEN SURVEYI 0 10 20 0 FOUND OR SET SURVEY MONUMENT RE-BAR WITH CAP AS DESCRIBED ONE FOOT CONTOURS PITKIN COUNTY TITLE. INC TITLE INFORMATION BY: CASE NO. PCTI 2347P DATED MAY 4. 2012 O UTILITY BOX CITY OF ASPEN GPS MONUMENT NO 9 1 WATER VALVE ... MONUMENTS ~ TREE CALIPER DRIPLINE AND TYPE ID-DECIDUOUS. F-CONIFER) ,- 7885 7 R-15 ZONING . 6/. SETBACKSÂ· TBD 7884 3 708â€¢ 2 GPS MONUMENT NO 8 THIS PROPERTY IS SITUATED IN ZONE -X- (AREAS DETERMINED TO BE OUTSIDE 500-YEAR HALLAM STREET CITY OF ISPEN 3, Â£ 74 38 0.0 PITKIN COUNTY COLORADO. COLIUNITY-PANEL NUMBER 08097C0203 C EFFECTIVE FLOOD PLAIN) AS SHOWN ON FLOOD INSURANCE RATE MAP PREPARED BY F E.M.A . FOR 43, * DATE: JUNE 4. 1987 JD CUR. THIS PROPERTY LIES ENTIRELY OUTSIDE OF THE CITY OF ASPEN MUDFLOW HAZARD 5 79'45 24-/ 7 9~ 7... . 1 20/ AREA AS DEFINED BY THE CITY OF ASPEN MASTER DRAINAGE PLAN. PROJECT NUMBER 1963. FIGURE ES-15. 7 ENT. HORIZONTAL CONTROL 1 7. Dl M 7883.96 VICINITY MAP RE-BAR Â® 12 . 7 7 7884, f 0 ..r--el' 2 Fl : F. 1434gbrqi l' 18 5 0 12.1 12 [* 4 0 430 **37:==91 S 75Â·09 11 E 269 BETWEEN CITY 25 OL .) 0 & Co.. .95 7883 9 + BASIS OF ARINGS f * . i 84 i Â· 25947, 7883 9 I 84 DL ?0' 5 .Ey. 6, 1 :22# , . 0 Â»%2-4- -Â·Â·i, f %401 9 2.20 - -/ 1 0 0 1 141 1 0 2 STORY HOUSE i f N 75'09-11-1 130 6-D 0 80 12 01- * 12 Â¢>L %"# CERTIFICATION TO. - 1 29 - PINNINGTON PITKIN COUNTY TITLE. INC ESTATE OF ESTHER BENNINGHOF \ U \/ 61* . . 2 220 1 ER E i ~ 9 4 THE UNDERSIGNED STATES THAT THE PROPERTY DESCRIBED HEREON WAS FIELD SURVEYED DURING . 2012 IND IS ACCURATE Â·0 , 6 ~ BASED ON THE FIELD EVIDENCE AS SHOWN AND THAT THERE ARE NO 7884 0 DISCREPANCIES OF RECORD. BOUNDARY LINE CONFLICTS. ENCROACHMENTS 0 EASEMENTS OR RIGHTS OF WAY IN FIELD EVIDENCE OR KNOWN TO ME. EXCEPT AS HEREIN SHOWN UNDERGROUND UTILITIES WITH NO ABOVEGROUND APPURTENANCES. AND DOCUMENTS OF RECORD NOT SUPPLIED TO THE SURVEYOR ARE EXCEPTED THIS SURVEY IS VOID UNLESS WET STAMPED 1 0 1. Q / 21Â·D ~ ~ *l l l DATED - WITH THE SEAL OF THE SURVEYOR BELOW lÂ« 7884 ; 75.09.11.2 0.60 1 JOHN M HOWORTH PLS 25947 - i 0 1 7884 5 4 Ill 1 B 962 GARAGE : & :.EL . 7884 0 C ' / TOPOGRAPHI C PAVED 23.2 PARKING 78â€ž 7 / Ir DI Â·. / IMPROVEMENT SURVEY - 1 1 0 0 1 2.2/LÂ·/4 7902.5 -~- OF NOT SET PARKING ~ PINNINGTON ---PRE 1 22 PINNINGTON COMMON BOUNDARY LINE- DESCRIBED BELOW BLOCK 50 CITY AND AIRSPACE ~ PAVED 1 k 7899 0 TOWNSITE OF ASPEN. PITKIN COUNTY COLORADO LOTS A.B.C AND THAT PORTION OF LOT D LYING WEST OF THE 'BENNINGHOFF/ PARKING LESS AND ExCEPT 1:Â·: THAT PORTION OF THE AIRSPACE BETWEEN THE ELEVATIONS OF 7899 FEET AND 7902 5 FEET LYING WEST OF -BENNINGHOFF/PINNINGTON Col*ION 2.20 t-~- 8.D 98 70", 10 0. e BOUNDARY LINE- [DESCRIBED BELOW) AND EAST OF THE LINE DESCRIBED AS 10 DI . W. 1 FOLLOWSÂ· BEGINNING AT I POINT FROM WHENCE THE NORTHWEST CORNER OF G A 8, WA #41%V 97. 6-0 1 BENNINGHOFF - PINNINGTON BLOCK 50 CITY AND TOWNSITE OF ASPEN PITKIN COUNTY COLORADO ALLEY 7884 7 ~ THENCE N 75'09Â· 11 -W 2.20 FEET: * *2- Dl l PROPERTY t~ HOUSE <(CITY MONUMENT IN PLACE} BEARS N 14'50Â·49-E 10.02 FEET AND - THENCE S 14Â·50Â·49-W 35 to FEET. N 75'09Â·11-W 97.18 FEET. BLOCK % 1 = OF SAID BLOCK 50 N 75'09Â·11-W = THENCE S 7579Â·11-E 2.20 FEET: 20.69 R 0 BEARINGS BASED ON THE FOUND CITY MONUMENTS FOR THE NORTH BOUNDARY - 7885 -3 10 - THE PITKIN COUNTY COURTHOUSE HAVING AN ELEVATION OF 7906.802 ELEVATIONS ARE BASED ON THE BENCHMARK ON THE SOUTHWEST CORNER OF - FEET. N.G.V.D OF 1929 L 7885 0 - --BENNINGHOFF/PINNINGTON COMMON BOUNDARY LINE- 7883.9 GRADE A LINE DESCRIBED AS FOLLOWSÂ· PROPERTY LINE AT PROPERTY LINE NORTH AND BEGINNING AT A POINT FROM WHENCE THE NORTHWEST CORNER OF BLOCK 50. PINNINGTON RESIDENCE SOUTH OF PINNINGTON RESIDENCE CITY AND TOWNSITE OF ASPEN. PITKIN COUNTY COLORADO ICITY MONUMENT IN PLACE) BEARS N 7/09+11-W 97.18 FEET: SOUTH ELEVATION THENCE S 14~50Â·49-1 10.22 FEET: 111.22 CORRECTED DISTANCE} THENCE N 7/09'11*W 0.80 FEET. - 7885 4 SCALE 1--5 THENCE S 14~50Â·49-W 32.60 FEET: THENCE 5 75'09 11-E 0,80 FEET: THENCE S 14~50Â·491 56.18 FEET TO THE POINT TERMINATION oN THE SOUTHERLY BOUNDARY OF LOT D OF SAID BLOCK 50 BEAR I NGS BASED ON THE FOUND CITY MONUMENTS FOR THE NORTH BOUNDARY OF SAID BLOCK 50. N 75'09Â·11-W CITY OF ASPEN COUNTY OF PITKIN STATE OF COLORADO CONTAINING: 9.692 SF +6 AT GRADE PREPARED BY ASPEN SURVEY ENGINEERS. INC. 210 SOUTH GALENA STREET ASPEN COLORADO 81611 35ERUGEâ‚¬MPE:imikE:*El ON PHONE/FAX 1303) 925-3816 8ASED UPON ANY DEFECT 1. THIS PLAT BE .011(ENCED MORE THAN TEN DATE JOB YEAAS FROM 1,â‚¬ DATE OF TIâ‚¬ CERTIFICATION SHOWN HEREON THE #=rON IS VOID If NOT 8 STAMPED WITH THE SEAL OF THE 12/12 24248C SE COYFRO,1,3 7-2 222, 3Nll XI M-I.,3.. ... \1Â»Gia dkA W[ 004 1 .I-- ' V //4 1 /4. X ,/, ~-- //0 1 41 4AA 1 , I 1144,74,t"r.111 11 4Â·1-1-3- 111 * 7-WEZI'.0-f--T ----I - ' . to--1< i i Â«+113-1-11 V , 1 6 ? 1 ;--3-lt ' 71 1 T-1-74- 1 1 ' 1 1* I i +4 11 ~~ -5 ~L . -12"--2 ~iIL.1-. L.1-_-_1-_.1__a-=T~ 2 1 1 -7- 7 --1 , .i IIi '' 1 i *79 -'" A-17 ----4 9-9-31 41 11 '-fr- li~ri n -- , 11 1 1 (31-Â¥11.173 ; :' E- 1 42 It - , 1 l' i . - i *,1 1-r'i-1+-1-1! f 5 1---f- Kumin Residence 233 Hallam Aspen, Colorado Schematic Design Documents March 6,2013 * D H R Architecture Denver, Colorado C 2013 .... r l. - Irwrip--- HALLAM STRE ET /rip SURVEY FOOT 74.31 1.0.. ,0 O ...'*, ty,R it r 1 145'.19 4.0 //; Al "1 41 ". BASIO OF *AÂ«("M UTIEEN Ct tr MOIMNÂ«TI , J 2 196A~'941 1#03" - 0 0 - a .7.16 - 1- .*-4 r. 1-' el i ,-e=1-[ 0.00Â· ' r, 424 Tt %#L $0&* KED 21.2 1 ' .' r.-1 1 -1 1 . .1 .I!: 1 1 1 ' 1 1 . 121 Ht- 1 r -t Z ~ M -- j- 4 <Â»u~i 1 0 4 j -4 1 Lz.2' Y J 4 11 4/1 t7Â¢ 1 3 73*09'11-E 0.00 r - - r 9~ 1- - -4- 1 /2--1.Als#--- i - f 1 - 14/-4 TALn f ; 3 1 Kumin Residence . - + . 0 . 1 - .4 .-7 -.j . 16 233 Hallam -- li \1'-6 , 1- , 1 . Aspen, Colorado --- D r_Â· |1 4 0 t. 9 -12 .le . . 1 1#00 1 ~4 - -- c it N. 0~ V'Nh 1 62 â€¢- ---12 ; L . . : *--4 I 1 1 - 2 Site Plan: Proposed r.,to !--- ---, -=- ,-, --- --,-- .-=- -- t - - ... - 1 -r- - e /- r 1 e. -'. - Scale: 1:20 41 tEl --\th -:.- -NE'.609.11.. 97. 10 1 A--- March 6, 2013 ALLEY BLOCK--3-0~ 1885 D H R Architecture nâ€¢, .-' Denver, Colorado C 2013 SECOND STREE ... r o Â· 64, 1 -r ! r, . 'BA i-L_ 130- . el | 0 1 . ~mU===~' 7<D 4-1 - 4 - 10 10 a - -11* Ii I Â£-1-- 1 1 (I]/h *78% 0 y 8 PIN / 1 , -- I , 1 ----IP .V U C-4-- 04r-4645 r- 13A 61/ Ek' re r O 4 - r - r 59% . r r 7 61 3 - - 4 1 1 Ol> 1/1,1, C l,Â· Â» 1 J-11.â€¢ 0 U f -110, 1 -At-P %4229 '0Â·MI , TvL_A : , 19 6 , \ .01, IA p +1 ..1_3/ \ ~ Kumin Residence 1 X \/ 233 Hallam { Aspen, Colorado - 216'111'5 7,J , 43â‚¬fr Schematic Basement Floor Plan 12Â£6, Â¥44(' 4 r'l p.4 9 614 4 LIEDL 1/8"=1'0" Â£:TaBL 0 - # l March 6, 2013 - Denver, Colorado D H R Architecture C 2013 re :. 1 " 1 -r i 4. 61.Wi~ 1 .iscr 0 0 NÂ« r- 1.r 1 . I r . T *4. r , r '' . 1â€¢ <- -1 1 ' r--,1 - ~ 41 99-- 1 r I " ta_ 1 1 -1 aa 16- -1/ Â¢ 314 . 0 /r. 1 ' * 1 1\ . 2024% 4_ - 4 e i 60 orq : r r 4.- r- r i r mi - - ' 2-le, KIf i ' f , b 1 1 . | -T F-~ 1 Lot- 9--I. 1 ErÂ£2 - -- .r r U . - r.. - 1 t 14 11 f r- - 1 3 1 g 71 %&04-1 ISP LL- , T 2 Â»r- ~ + I - - - h J . -v i '1 L./ 1 1 r U TY r--1* re 4 -/ 1 1-1 1 r L . -tr. 1 1 4 - ria ! . i â‚¬ 1 r i /1 11 , . A i Ct -A 9/9 <Â£/ f. I r . 1 i Kumin Residence -0 7- -----0.- 7 -*11 -7-, 233 Hallam i 1 44 219 ..Jilill.........In ----~ - - 7-%22,6 ~ 1 1 Aspen, Colorado 1-rt 1 \. i 1-,2-3- VI 1 In L 1 1 1 6Â» nE 1 PANTRY tr ... 1 11 191 p In OIl BR,21 2~Ar Schematic First Floor Plan r 'â€ž. . mil 21 -4,42- 9*L 1/8"=1'0" 13 L Mup 4 , 1 t - r---1 -SKI RM--m IW ID I r (I r March 6, 2013 '/ A r e - : 1 GAU W . r 1" I. 1 . 1 T ' DHR Architecture i' Denver, Colorado . C 2013 \ \ r-- < N #* , I 7- r r '- 4 - F Btvâ‚¬ i 1 4- -1. .. 1 1 1 lip 30 ' IZE_ -114 1 I . Itt + ,-17- f 311 . 1*041 -1 0 6,04 / 1 42 / 1 - 1 . 1 1 ~901 ! . 'I---.I. 1- 1. 1 1-7,91 1 11 ~ (90,0 +1) 14* 1, t.3 . ill Kumin Residence 41111. . ( 0,~ 233 Hallam j \fi. Aspen, Colorado L Schematic Second Floor Plan MigA ) 1 \LJ.-- --=. 1/8"=1'0" - 1 1 1~13* -- -'... March 6, 2013 -ah.0-10 DHR Architecture 2. L 1 L) ////\-\\ ' r r g j n Denver, Colorado C 2013 T- 1 .. .- - 0 i j l 1 1 P- It il 1 i i 1 11 1 1 1 -------- 1 - C 3 Kumin Residenc - - 233 Hallam | Aspen, Colorado 1 1 1 1 1 1 i 1 Schematic Roof Plan q ~ ~ Scale: 1/8" = 1'-0" D March 6, 2013 1 1 1 D H R Architecture 1 1 1 Denver, Colorado ~ C 2013 m . . e . 77- / // U /1 , 24 A / i il i \1 /1 / 44 1;1 1 li,\ P . .4 u.6422121. 1- I 1 / i / / 1.-1 f / k Eb- c X --7 p_' 1-n-' i. FRA- r=i' 14 11 E- 'Ol -1 Ht J 1 1 .1 1 1 11=-1 Eli 1 1 , 1 1 - -. 1 - lit[ 1 1 1 1 Kumin Residence 3 5 t 1 4 3 pc â‚¬ 12 2 1/,L r.--' 1 P r.-3 233 Hallam Aspen, Colorado Historic Sister Houses Scale: 1/8"= Â· 1 -v March 6, 2013 D H R Architecture Denver, Colorado C 2013 -~-4 .. i r I NO i i \64 I ill \\X rf Â«\41 11 12 i A .4 11 f r Vourr-41 _ .-' 1 li [2 - 1 1 1 1 1 1 1 1 1 1 1- - 1 1 1 11 1 1 1 1 21__ 1 - ~â€ž~A,â€ž* -~--~~P -g L-- -. -1 1 1 /1 i /~ \\3. Kumin Residence 233 Hallani Aspen, Colorado 9 - I - idâ‚¬.VE ---4 Historic House Elevations 1 2 Scale: 1/8"=1'-0" I March 6,2013 1 It '- 1--n I- 7-ll I 1 1 1 11'lli 1 11 1 1 Iii D H R Architecture 1 1 L 2 z- 1 1 11 11 L.-22 ZILL Denver, Colorado 1-- - C 2013 1 1 1 L .-.---I' I#-..*~ --i--I . .... 4.IZI' ~ [_1_J ~ -2/ 1 4Â« r-/=1 ...44 1â€ž3 F* . 14. ~\ ~-1 /4 1 \\ 19 ,-i/ // \-1 /4 /- 0 El \4 / Ve %3 --.- - --- - --9.7. 4 III j 45/ i_, \% I i ,-9.- .--- \4% 2 ,r-~--0-Â»--*. \1 ., 911- Â£ 4 .----1.-,--4- 111 1=J~ it 11 1 jF~F' 1 $---1T--: Ii-1.-11 ~ 1 1- ~ / 1 11 7 0 -I -z' -â‚¬5â‚¬Â«--*- 1- -'---- --- -&'dia._!~u.Ettrif. M -7-721_j- ._L__11_ .l_. -,--~----7-L.~-~~~~-~ -- --~ ILIEICIEIL CLIZFT FT-= 1 â€¢17-- 7- / N vy 4- 11111111:Il il r--r-- R~91 1 i 7 1 111 : f---- - --4 1 11 181 r IN' 1 1 1 3 1 1 Lb- 1 1 . 1 141 !--1 Hi 1 - 1 4Â® - i 1.-2 /* 1 1 i j 11 i: -1 7 { -I--I.* ~LY. 1- ~i LE-~C_- - Kumin Residence 233 Hallam Aspen, Colorado Hallam Street Streetscape Scale: 3/32"=1'-0" March 6, 2013 D H R Architecture Denver, Colorado C 2013 ... 0:22% Â£21 5 /4 Â»t \*~ '43< 3% 1 - -- rect '1 4 ' i.-1-/ - 1 Â· 0 - 1 -' 4 4 ; i 11 1 41 -1--, -1--T---C- 1- I I 4.1. 1 **17*f*J=' :~~0~ 4 . 4. 1 , I. lili i L-- 1 4--- U.-11 -- -- -4 4.-,- 6 t - i .- I , -- 4- : El EJ r - Kumin Residence ! 233 Hallam 1 Aspen, Colorado 11 1 1 I / 111 1 . 1 1 L--4 1 1 1 1 1 I Schematic North Elevation Scale: 1/8"=1'-0" March 6, 2013 D H R Architecture Denver, Colorado C 2013 7.4 .... --1 3- n \>4\ 1 1==3 CTE.2.1 11 1 1 \\ 1 \ 1ll -9_79-'-12 --7 -1-1 J 1-42 . ! r-Tj ' .7-. 1-L. .6 aw'-1 't 1-i Ht 1-: i ji t ..1 Â£-7' 9zill T- i , 1- 1 -F--T-1- --} 1 -i , 1 - r- L-3 L-~ 1-1-4 -7 ,-- -9 1 ~ , = -2 -- 231 ==- Â· Kumin Residence i .*/I....0*/'#/'~ 1 1, 233 Hallarn I r-T- 7- I I Aspen, Colorado 1 1 111 1 1 1 1 Lit 1 1 1 1 1 1 1 1 1 1 1 1 Schematic South Elevation Scale: 1/8"=1'-0" March 6, 2013 D H R Architecture Denver, Colorado C 2013 .... UnIt C== 7 '1 11 It 11= = 1 1. -4. ill!llIlIl /11tl r It + r 1 1 1 lili lilli ~ 1 1 1.2-1 1 ..4 li' 3. 1 -Â·Â· 5 .-: --rt .1--Â·1'- 3--1 -r----A 1=1 4-' - -:6â‚¬0*SÂ»**Â¢* ~Elf,8-1 '4 ~Ir - d~ ~ ====-2 ===== 9 -. 9 Kumin Residence 233 Hallam | | Aspen, Colorado 1 1 1 L-3 1 1 1 1 -I.--- -I.I.-- -I...-- .--~ Schematic West Elevation Scale: 1/8"=1'-0" March 6, 2013 D H R Architecture Denver, Colorado C 2013 Oll G 1 - .. .... [=0 + .V- 9% 2 ,?il 4*7 /49 /y/0, U- Ely 1 .A. lili Fril , --.4.-1 -7-"....1 --2-3--F.'ll -- 4 .A-Â¥.=1..-4-Â¥=. 7 7 1% 133114 -= m Kl , L--4-- - 94 a. i c -4- . \ \41 1 1 7 4 I 1 1 34 1 '* Fif=i 1 (V r i r '1 1 1 1 7 ~-T--t 1.If--7 4- 11 1 1 1--U .-4 1 1 1 - -1 =--4- -- Kumin Residence H 1 2 111 - 233 Hallam , Â· 1 Aspen, Colorado 1 1 liE -1 --11 1 0 3- -111 1 Ill 11 11 . 11 1 1 1 1.- __d __ 11 ~_t---J-Ji 11 1 Schematic East Elevation 1-L--- Scale: 1/8"=1'-0" March 6, 2013 D H R Architecture Denver, Colorado C 2013