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Home My WebLink Aboutagenda.hpc.20021211ASPEN HISTORIC PRESERVATION COMMISSION December 11,2002 CITY COUNCIL CHAMBERS 130 S. GALENA ASPEN, COLORADO NOON - SITE VISITS 5:00 I. Roll call II. Approval of minutes - November 20,2002 III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring VII. Staff comments: Certificates of No Negative Effect issued -120 E. Main, Design Workshop (Next resolution will be #42) 1- VIII. OLD BUSINESS 5:05 A. 135 W. Hopkins Ave. - Final Review - Public Hearingit:k 5:25 B. 640 N. Third St. - Final Review - Public Hearing-/3 5:50 C. 216 E. Hallam St. - Final Review & Variances - Public Hearind/9 6:15 D. Holland House - Conceptual - (Public hearing to be continuedk, 914.-7 3*1 IX. NEW BUSINESS NONE X. WORKSESSIONS 6:15 A. Holland House 6:45 B. Infill/TDR report 7:15 C. Historic Inventory 7:35 XI. ADJOURN P1 PROJECT MONITORING Rally Dupps 302 E. Hopkins 110 W. Main (Hotel Aspen) 232 W. Main (Christmas Inn), with Teresa 501 W. Main Street (Christiania Lodge) 118 E. Cooper (Little Red Ski Haus) 110 E. Bleeker Jeffrey Halferty 428 E. Hyman (former Sportstalker Store) 213 W. Bleeker (Schelling) 101 E. Hallam (Gorman), with Neill 216 E. Hallam (Frost/Auger), with Mike 735 W. Bleeker (Marcus), with Teresa 922 W. Hallam Neill Hirst 434 E. Main (Hills) 409 E. Hyman (New York Pizza building) 205 S. Third 101 E. Hallam (Gorman), with Jeffrey / 635 W. Bleeker Mike Hoffman 950 Matchless Drive (Becker) 216 E. Hallam (Frost/Auger), with Jeffrey 513 W. Smuggler (Harman) 633 W. Main (Dart) 920 W. Hallam (Guthrie) Teresa Melville 232 W. Main (Christmas Inn), with Rally 323 W. Hallam (Rispoli) 513 W. Bleeker 735 W. Bleeker (Marcus), with Jeffrey 515 Gillespie (Bone) P2 ' CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: -40 N. Third- expires November 23,2002 iiI?C Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staff presentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion P3 NOV-27-2002 WED 12:50 PM FAX NO, P. 01 r 1- -1, 9,66f //71 AFnDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (ED, ASPEN LAND USE CODE DDRESS OF PROPERTY; / 3 5 LOaK AJ+O /3)0 'M 1, ~pe,to SCHEDULED PUBLIC HEARING DATE: De.cun/u, U, aeea 200 1 STATE OF COLORADO ) ) SSÂ· County or Pitkin ) r, (1 rcitho,t (2,<c~i,vook 4=03:,11&%=*MA 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: Publication of notice: By the publication in the legal notice section ofan official 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 thepublicationisattached hereto. V- Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproofmaterials, 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 in a conspicuous place on the subject property at least fi Acen (15) days pnor to ic hear* and was Amyw@Â¥>* , _ continuously visible from the *~Â¢lay of 200 1, to and including the date and time of the public hearing. A photograph oftheposted notice (sign) is attached hereto. ~ Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the in fonnation described in Section 26.304.060(ED(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 ofthe property subject to the development application, and, at least fifteen (15) days pdor to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government,-school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet of the properly subject to the development application. The names and addresses ofproperly owners shall bc those on the current tax records o f Pitkin County as they appeared no more than sixty 00) days prior to the date of the public hearing. A copy ofthe owners and governmental agencies so noticed is attached hereto. (continued on next page) 4 9.,1,1. I .1 El 11, . --- NOV-27-2002 WED 12:51 PM FAX NO, F. Uci 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 lo and listing ofnames and addresses ofowners of real property in the area of the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. 6 3,)51 The foregoing"Affidavit ofNotice" was acknowledged before me this // day of DECE?118192 .2591='by Gpgâ‚¬TC/1E1Y 7-9 Kee N WODO WITNESS MY HAND AND OFFICIAL SEAL My commission expiresÂ· /-22â‚¬252-003 â€žij 1A -Â«_ Notary Pu61& U ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL . 1 NUV-13-2UUZ MON 04:28 FM FAX NO. r. Ud PUBLIC NOTICE RE: 135 W. HOPKINS AVENUE- MAJOR DEVELOPMENT (FINAL) NOTICE IS HEREBY GIVEN that a pub]ic hearing will be held on Wednesday, December 11, 2002 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by john Key requesting approval for Major Development (Final). The property is located at 135 W. lopkins Avenue, Lot A and (hc west 22.5' of Lot B, Block 60, City and Townsite of Aspen, 4 Jolorado. Conceptual design approval and setback variances were granted in September 2001 1 or a project that involves the restoration of the historic structure on this parcel and construction â‚¬ f a new addition. For further information, contact Amy Guthrie at the Aspen/Pitkin County ( lommunity Development Department, 130 S. Galcna St, Aspen, CO (970) 920-5096, a inyg@ci,aspen.co.us. s 'Rallv Daggs. Chair Aspen Historic Preservation Commission P ublished in the Aspen Times on November 23,2002 1 lili,1 -- 1.- 1, C ity ofAspen Account 135 HOPKINS LTD ASPEN BLUE SKY HOLDINGS LLC ASPEN SKIING COMPANY 6476 MIMOSA LN PO BOX 8238 PO BOX 1248 D -' LAS, TH 75230 ASPEN, CO 81612 ASPEN, CO 81612 ASPENS M,)LLY GIBSON LODGE LLC BACON SHIRLEY R BARZELL WINSTON 101 W MAIN ST 3 GROVE ISLE DR #1608 7360 POINT OF ROCKS RD ASPEN, CCÂ· 81611 COCONUT GROVE, FL 33133 SARASOTA, FL 34242 BEAVER R HART AND JOAN S BERNSTEIN ARNOLD A & POLLY A TRST BEUTTAS DIANA H 937 WILLOW ST ARNOLD & POLLY BERNSTEIN PO BOX 12366 PO BOX 'I 1,40 1870 JACKSON ST #304 ASPEN, CO 81612 LEBANON, IDA 17042-1140 SAN FRANCISCO, CA 94109 BUCHHOLZ EARL H & MARILYN E BOWMAN AL BRENNAN JAMES C C/O SWAIM BROWN & ELLIOTT PA 3580 NW 101-HAVE 417 ROYALE ST PO BOX 6404 OAKLAND F ARK, FL 33309 NEW ORLEANS, LA 70130 SPARTANBURG, SC 29304 BUTT CYNTHIA W CASSIDAY BENJAMIN B JR TRST CHISHOLM KH&HM 1/2 INT 944 HARMAN AVE 5621 KALANIANAOLE HWY 205 W MAIN ST DAYTON, O -1 45419 HONOLULU, HI 96821 ASPEN, CO 81611 TEVE EN ROBERT M & CANDICE L CITY OF ASPEN COLES ELLIOT L OUNTAIN VIEW DR 130 S GALENA ST 2929 E HARTFORD AVE ASPEN, C;O 81611 ASPEN, CO 81611 MILWAUKEE, WI 53211 COOPER RI )BERT J & JOHN A DE TURRIS EMILIO DEAN FAMILY LTD PTSHP LLP 2633 TREN1 ON AVE 31 BRAMBLE LN 590 DELLWOOD AVE PHILADELPHIA, PA 19125 MELVILLE, NY 11747 BOULDER, CO 80301 DHM INVES rMENTS LP 90% DIMITRIUS RALLI DONATELLI ROBERT A & SUSAN J 15 INMAN C R NE 200 S SIERRA MADRE BLVD 1234 WASHINGTON DR ATLANTA, GA 30309 PASADENA, CA 91101-4100 CENTERPORT, NY 11721 EDDY KRISTA L ERBJANE FARLAND MARISA J PO BOX 5053 PO BOX 3207 PO BOX 3542 ASPEN, CO 81612 ASPEN, CO 81612 ASPEN, CO 81612 ANDER & SINGER LTD GARY ANN GLICKEN HAUS 1 Co T197 542 WARNER AVE 5- T GE(,RGES ST LOS ANGELES, CA 90024 hT[14: DAVID plbutIER. DOUGLAS 1 BLE OF MAN, u L 461* STÂ· N ev NORMA Ny 1DDI1 30 GROSVEWOR DENIS GUERRA DONNA HARRIS JOSHUA 3% PO BOX 3071 4220 GLENWOOD AVE 2255 ST JOHNS AVE ---N, CO 81612 DALLAS, TX 75205 HIGHLAND PARK, IL 60035 HITE HENRY H & ANGELA R INNSBRUCK HOLDINGS LLC INVENTRIX LLC PO BOX 155 435 E MAIN ST 31513 ST MARGARET WOODY CREEK, CO 81656 ASPEN, CO 81611 ST CLAIR SHORES, MI 48082 IVES THEO[ ORA H JOHNSON ASPEN HOLDINGS LLC JOHNSON MARK WILLIAM 1874 SPIADRIFT DR 9227 HAPPY HOLLOW 1909 FOREST PKWY LA JOLLA. CA 92037 SCOTTSDALE, AZ 85262 DENVER, CO 80220 KOENIG RA'Â·'MOND J AND LAMPTON PATRICIA LANTER RENA H & CHRISTOPHER TRAGGIS Et IZABETH G 929 GREY FOX RD PO BOX 11124 PO BOX 284 ASPEN, CO 81612 LUGOFF, SC 29078 NEW LON 0(,IN, CT 06320 LIPTON DONN H & MARILYN G LEWIS BRET T H LEWIS EILEEN TRUSTEES 548 FRAN<LIN ST 108 W HYMAN AVE #9 1600 WOODSON RD DENVER, 00 80218 ASPEN, CO 81611 ST LOUIS, MO 63114 MARKLE JUDY 55% NO . AMES L MARK CAROL KRAUSS C/O JUDY POOL X 216 PO BOX 9283 10 MEADOWVIEW LN THREE BRIDGES, NJ 08887 ASPEN, CO 81612-9283 GREENWOOD VILLAGE, CO 80121 MAUERHOFF GERT H AKA MAUERHOFF MENDELSON ROBERTA L & MEL I MELTON DAVID GAIRT H C/O GREG SHERWIN 135 W MAIN ST PO BOX 3207 P O BOX 4262 ASPEN, CO 81611 ASPEN, CO 31612 BOULDER, CO 80306 MORGAN DONALD H 10% MULLINS MARGARET ANN NEWKAM CLAIRE M 15 INMAN CIR NE 1909 FOREST PKWY PO BOX 2808 ATLANTA, GA 30309 DENVER, CO 80220 ASPEN, CO 81612 NICHOLSC)N WILL F JR & SHIRLEY B OLIVER WILLIAM THOMAS PASS FAMILY PARTNERSHIP LP 37 POLO C,Ll ]B CIR 542 WARNER AVE 155 N BEMISTON AVE DENVER, (30 80209 LOS ANGELES, CA 90024 ST LOUIS, MO 63105 J< ROBERT J & SUSAN R POOL ALEXANDRA M 22.5% POPE JACQUELYNN C 8.4% 1 SO'FI IS CREEK RD 10 MEADOWVIEW LN 540 MANHATTAN AVE BASALT, CO 81621 LITTLETON, CO 80121 HERMOSA BEACH, CA 90254 >8 RANCE CANOL ROSS PAULINE SEGUIN JEFF W & MADALYN B 26 ALDER 1 ODGE RIVER GARDENS PO BOX 9969 PO BOX 8852 STEVENAGE RD ASPEN, CO 81612 ASPEN, CO 81612 M LONDON ENGLAND, SW6 6NP SHEEHAN NATASHA S SEIDER DENNIS J & LEAH E SHADOW MTN HOMEOWNER ASSOC C/O PETERSON THOMAS SLADE 26642 LATIc 30 SHORE DR 232 W HYMAN AVE 434 E COOPER AVE MALIBU, C; 90265 ASPEN, CO 81611 ASPEN, CO 81611 SHOAF THC 'MAS & SUSAN N SMITH CHRISTOPHER SNARE WILLIAM B & MARGARET W 222 E PEARSON STAPT 701 234 W HOPKINS AVE PO BOX 595 CHICAGO, E 60611-7352 ASPEN, CO 81611 BOCA GRANDE, FL 33921 THOMAS PETER W JR STRAUCH E LAINE B TIPTON JOHN K FAMILY TRUST 1/2 CO PETERSON THOMAS SLADE 4327 S YOSEMITE CT 6477 E MANOR DR 434 E COOPER AVE ENGLEWOC D, CO 80110 ENGLEWOOD, CO 80111 ASPEN, CO 81611 VAUGHAN k EIDI 1996 TRUST WALGREEN JOANNE WARSHAW LYNN A 19.8% N2322 SYLV AN LN 2258 N FREMONT 236 ELVIN CT LAKE GENEVA, Wl 54137 CHICAGO, IL 60614 LANSING, MI 48912 IA\V MARK 11.4% WARSHAW MARTIN R 40.6% WEIGAND ASPEN TRUST NHA-TAN AVE PO BOX 8976 150 N MARKET HERMOSA E EACH, CA 90254 ASPEN, CO 81612 WICHITA, KS 67202 WILLIAMS D WID & BONNIE JO WINKELMAN WENDY L WONG LYNN P 222 W HOPKINS AVE APT 5 108 W HYMAN AVE #8 78 LOVERS LN ASPEN, CÂ·0 81611-1757 ASPEN, CO 81611 PRINCETON, NJ 08540 ZAGORSKI J OSEPH & ROBIN C/OERIC 5 1.ITTMAN PA 7695 SW 104TH ST STE 210 MIAMI, FL 33156 22 7j-F co MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning DirectoAÂ·*0 FROM: Amy Guthrie, Historic Preservation Officer Katie Ertmer, Historic Preservation Intern RE: 135 W. Hopkins - Major Development Review (Final)- Public Hearing DATE: December 11,2002 SUMMARY: HPC granted conceptual review, partial demolition, temporary relocation, and variances for 135 W. Hopkins at its regular meeting on September 26, 2001. This property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures" and contains a Victorian house and an outbuilding along the alley. The applicant proposes to restore features that have been altered on the historic house, to construct a basement under it, and to build an addition. The outbuilding is not historic and is to be demolished. The application for 135 W. Hopkins was submitted before the new historic preservation ordinance was written. Therefore, it will be subject to the standards that were in effect at that time. APPLICANT: John Key, owner, represented by Gretchen Greenwood, architect. PARCEL ID: 2735-124-59-112. ADDRESS: 135 W. Hopkins Avenue, Lot A and the west 22 M feet of Lot B, Block 60, city and Townsite ofAspen, Colorado. ZONING: R-6 (Medium Density Residential). SIGNIFICANT DEVELOPMENT (FINAL) No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.C.5, from the Land Use Code at the time of application) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," 1 P5 Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a jinding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units, and Staff Finding: The house is currently in a deteriorated condition and has had a number of alterations made to original materials. The applicant proposes to reverse some of this damage and make a restoration effort, based on historic photographs. This will result in the preservation of the historic structure, which is a benefit to the neighborhood and the community. The specifics of the proposal are that: â€¢ A basement is to be added under the historic house. The house will then be placed in its original location. 6 â€¢ A small addition is to be added on the east side of the historic house, 21 back from the front of the building. This addition does not remove any significant ~batures of the historic structure. â€¢ A two-story addition is to be added to the rear of the house. HPC granted Conceptual approval for this addition with some conditions that will be discussed below. A list of the design guidelines relevant to Final Review is attached as "Exhibit B." This memo will discuss only those which staff finds are not met by the proposal. There were three conditions associated with conceptual approval. The applicant has addressed these conditions as below, with staff findings to follow: 1. Study the upper story plate height on the new addition. The applicant has reduced the plate height by 1'. The historic building, which currently sits approximately at grade, will be brought out of the ground 18" to reduce the difference between the old building and the new addition. The difference in height between the old and new will be 6'6". There are some benefits to be gained by raising the house, however, 18" is the maximum for a change in elevation of the historic structure that has been supported by HPC in the 2 P6 past. Some discussion should be had about whether the character of the house is altered by the change. The applicant proposes to conceal some of the new foundation with clapboard siding, which will negatively alter the proportions of the building. Staff recommends the use of a different material to treat the newly exposed foundation or simply allowing the concrete to be exposed. 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. 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. Use grates instead of railings on the light wells, consider some other type of railing than the very contemporary metal one shown for the stairs and decks, and possibly lower the height Of the hot tub deck to make the addition more <* sympathetic to the size of the historic resource. The applicant decided to stay with the use of contemporary metal railings for the stairs and decks and on the light well at the south west corner of the addition. Staff finds the use of the railing around the light well on the new addition acceptable because it does not affect the historic structure and is not visible from the street. The light well is located on the new development and not on the historic house. There is another large light well located on the connection between the historic house and the new addition. This light well is terraced and does not need a railing. The hot tub deck has been removed from the roof and is now located to the east of the historic structure. Staff finds the removal of the hot tub deck from the roof to be a positive change. 3 P7 With regard to the patio and landscaping surrounding the hot tub, staff finds that it is too intrusive into the front yard of the historic structure. Staff recommends the applicant pull back the patio and surrounding landscaping in relation to the front north east corner of the historic structure and specify to the HPC the mature height of the proposed plant materials. Landscaping that intrudes into the public right of way, as shown on the site plan, is not allowed without permission from the City. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. o The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.13 Revisions or additions to the landsirape should be consistent with the historic context of the site. o Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. o Reserve the use of exotic plants to small areas for accent. Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. o Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the maturecanopy size. o Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. o It is not appropriate to plant a hedge row that will block views into the yard. 3. HPC grants the following variances: 3' front yard setback variance, 4'6" rear yard setback variance, 17 '6" combined-front and rear setback variance, and 5 '6" west sideyard variance. There are no proposed changes to the approved variances. The applicant has two proposed revisions to the approved Conceptual Plan. The first is the addition of a pair of doors on the non-historic addition on the east side of the minter's cottage that will lead to the garden area. Staff finds this change to be acceptable as the doors are on an addition. The second proposed change is the addition of a roof covefing the parking area off the alley to the north east of the new addition, which Staff also finds acceptable. 4 P8 b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposedfor development, and Staff Finding: The preservation of this house is consistent with the character of the neighborhood. There are several other 19th century homes in the immediate area. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels, and Staff Finding: The house is significant as an example of a modest 19th century home. The ability to perceive the original character of the building will not be destroyed by the new addition. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Staff Finding: The proposed restoration work will enhance the architectural character and integrity of the building, which is currently in a deteriorated cbndition. RECOMMENDATION: Staff recommends the HPC approve the Major Development Review (Final) for 135 W. Hopkins Avenue, Lot A and the west 22 !4 feet of Lot B, Block 60, city and Townsite of Aspen, Colorado, with the following conditions: l. HPC grants the following variances: 3' front yard setback variance, 4'6" rear yard setback variance, 17'6" combined front and rear setback variance, and 5'6" west sideyard variance. 2. A material other than clapboard siding is used to differentiate the new foundation from the historic structure. 3. Pull back the patio and landscaping on the north east side of the historic structure in order not to obscure the front corner of the historic building. 4. Provide a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover. 5. Provide a bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structures. 6. Provide a relocation plan detailing how and where the buildings will be stored. 7. A cut sheet must be provided for all new windows and doors on the historic structures. 5 P9 8. HPC staff and monitor must approve the type and location of all exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 9. Confirm that the site plan represents all major landscaping that is to take place and what the material for the sidewalks to the historic structures will be. HPC is particularly concerned with planting large trees or shrubs in locations that could damage the historic structure or block important public views of it. 10. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 11. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the existing house are to be removed as part of the renovation. 12. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 13. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 14. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 15. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part ofthe building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 16. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. RECOMMENDED MOTION ' "I move to adopt Resolution #Â·, Series of 2002, finding that the review standards and design guidelines have been met." Exhibits: A. Staff memo dated December 11,2002 B. Relevant guidelines C. Application 6 P10 Exhibit B - Relevant Guidelines Private Yard 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. o The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. o Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. 1.12 Preserve and maintain historically significant planting designs. o Retaining historic planting beds, landscape features and walkways is encouraged. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. o Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. 3 Reserve the use of exotic plants to small areas for accent. o Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. c] Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. Â¤ Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. o It is not appropriate to plant a hedge row that will block views into the yard. 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. Streetscape 1.16 Preserve historically significant landscape designs and features. o This includes the arrangement of trees, shrubs, plant beds, irrigation ditches and sidewalks in the public right-of-way. Treatment of Materials Preserve original building materials. Do not remove siding that is in good condition or that can be repaired in place. Only remove siding which is deteriorated and must be replaced. Masonry features that define the overall historic character, such as walls, comices, pediments, steps and foundations, should be preserved. 7 Pll 00OM o Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction may result in a building, which no longer retains its historic integrity. 2.2 Protect wood features from deterioration. o Provide proper drainage and ventilation to minimize rot. o Maintain protective coatings to retard drying and ultraviolet damage. 2.3 Plan repainting carefully. o Always prepare a good substrate. Prior to painting, remove damaged or deteriorated paint only to the next intact layer, using the gentlest means possible. o Use compatible paints. Some latex paints will not bond well to earlier oil-based paints without a primer coat. 2.4 Brick or stone that was not painted historically should not be painted. o Masonry naturally has a water-protective layer, or patina, to protect it from the elements. Repair of Materials 2.5 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. o Avoid the removal of damaged materials that can be repaired. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. {4' Replacement Materials 2.7 Match the original material in composition, scale and finish when replacing materials on primary surfaces. 3 If the original material is wood clapboard, for example, then the replacement material must be wood as well. It should match the original in size, the amount of exposed lap and finish. o Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. 2.8 Do not use synthetic materials as replacements for primary building materials. o In some instances, substitute materials may be used for replacing architectural , details, but doing so is not encouraged. If it is necessary to use a new material, such as a fiberglass colum:n, the style and detail should precisely match that of the historic model. Primary building materials such as wood siding and brick should not be replaced with synthetic materials. Synthetic materials include: aluminum, vinyl siding and panelized brick. EIFS (synthetic stucco) is not an appropriate replacement for real stucco. 2.10 Consider removing later covering materials that have not achieved historic significance. o Once the non-historic siding is removed, repair the original, underlying material. 8 P12 00 0 Treatment of Windows 3.1 Preserve the functional and decorative features of a historic window. o Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operation and groupings of windows. o Repair frames and sashes rather than replacing them, whenever conditions permit. o Preserve the original glass, when feasible. 3.2 Preserve the position, number and arrangement of historic windows in a building wall. o Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. o Greater flexibility in installing new windows may be considered on rear walls. o Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. Replacement ~Windows 3.3 Preserve the historic ratio of window openings to solid wall on a facade. o Significantly increasing the Â· amount of glass on a character-defining facade will negatively affect the integrity of a structure. 3.4 Match a replacement window to the original in its design. o If the original is double-hung, then the replacement window should also be double- hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. o Matching the original design is particularly important on key character-defining facades. 3.5 In a replacement window, use materials that appear similar to the original. o Using the same material as the original is preferred, especially on character-defining facades. However, a substitute material may be considered if the appearance of the window components will match those of the original in dimension, profile and finish. 3.6 Preserve the size and proportion of a historic window opening. o Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. o Consider reopening and restoring an original window opening where altered. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. o A historic window often has a complex profile. Within the window's easing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are 9 P13 important details. They distinguish the actual window from the surrounding plane of the wall. Replacement Do ovs 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. o A replica of the original, if evidence exists, is the preferred replacement. o A historic door from a similar building also may be considered. o Simple paneled doors were typical. o Very omate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. Porch Replacement 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. o Use materials that appear similar to the original. o While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. o Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. When constructing a new porch, its depth should be in scale with the building. The scale of porch columns also should be similar to that of the trimwork. 1 - The height of the railing and the spacing of balusters should appear similar to those used historically as well. Treatment ofArchitectural Features Preserve significant architectural features. Repair only those features that are deteriorated. Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. o Removing a damaged feature when it can be repaired is inappropriate. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. o Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. o Match the original in composition, scale, and finish when replacing materials or features. o If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish, which traditionally was a smooth painted finish. 10 P14 O On 000 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. o The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building's heritage. Â¤ When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at "historic" designs for replacement parts. Â¤ Where "scars" on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. o Using overly omate materials on a building for which there is no documentation is inappropriate. o It is acceptable to use salvaged materials from other buildings only if they are similar in style and detailing to other features on the building where they are to be installed. 6 Replacement of missing elements may be included in repair activities. Replace only those portions that are beyond repair. Replacement elements should be based on documented evidence. Use the same kind of material as the original when feasible. A substitute material may be acceptable if the form and design of the substitute itself conveys the visual appearance of the original material. For example, a fiberglass cornice may be considered at the top of a building. Treatment of Roofs 7.1 Preserve the original form of a roof. o Do not alter the angle of a historic roof. Instead, maintain the perceived line and orientation of the roof as seen from the street. Â¤ Retain and repair roof detailing. 7.5 Preserve original chimneys, even if they are made non-functional. Alaterials 7.9 New or replacement roof materials should convey a scale, color and texture similar to those used traditionally. o Replacement materials should be similar to those used historically on comparably styled buildings. If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. Flashing should be in scale with the roof material. If copper flashing is to be used, it should be treated to establish a matte, non- reflective finish. 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. 11 P15 00 0 00009 o A metal roof material should have an earth tone and have a matte, non-reflective finish. A metal roof with a lead-like patina also is an acceptable alternative. Seams should be of a low profile. A roof assembly with a high profile seam or thick edge is inappropriate. Secondary Structures 8.1 I f an existing secondary structure is historically significant, then it must be preserved. o If a secondary structure is not historically significant, then its preservation is optional. Preserving Building Locations and Foundations 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. 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 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. 3 Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 9.7 A light well may be used to permit light into below-grade living space. In general, a light well is prohibited on a wall that faces a street (per the Residential Design Standards). The size of a light well should be minimized. A light well that is used as a walkout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. New Additions 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. o A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. o An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. Â¤ An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. o An addition that covers historically significant features is inappropriate. 12 P16 00 0 000 10.4 Design a new addition to be recognized as a product of its own time. o An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.6 Design an addition to be compatible in size and scale with the main building. o An addition that is lower than or similar to the height of the primary building is preferred. 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. o A 1-story connector is preferred. o The connector should be a minimum of 10 feet long between the addition and the primary building. o The connector also should be proportional to the primary 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. o Locating an addition at the front of a structure is inappropriate. o Additional floor area may also be located under the building in a basement which ( will not alter the exterior mass of a building. o Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. Typically, gable, hip and shed roofs are appropriate. Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. o For example, loss or alteration of architectural details, comices and eavelines should be avoided. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. 3 The new materials should be either similar or subordinate to the original materials. Mass and Scale 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. 13 Pl 7 0O Building & Roof Forms 11.5 Use building forms that are similar to those of the historic pfoperty. 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. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. o Roof materials should have a matte, non-reflective finish. Materials 11.8 Use building materials that contribute to a traditional sense of human scale. o Materials that appear similar in scale and finish to those used historically on the site are encouraged. o Use of highly reflective materials is discouraged. Architectural Details 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 omately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. District Street P atterns 12.3 Where one exists, maintain the traditional character of an alley. o Locate buildings and fences along the alley's edge to maintain its narrow width. Site 12.4 Where a sidewalk exists, maintain its historic material and position. o Historically, sidewalks were detached from the curb, and separated by a planting strip. 14 P18 00 000 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE PROPERTY LOCATED AT 135 W. HOPKINS AVENUE, LOT A AND THE WEST 22.5 FEET OF LOT B, BLOCK 60, CITY AND TOWNSITE OF ASPEN, COLORADO Parcel ID #2735-124-59-112 RESOLUTION NO. -, SERIES OF 2002 WHEREAS, the applicant, John Key, represented by Gretchen Greenwood, has requested Maj or Development Review (Final) for 135 W. Hopkins Avenue, Lot A and the west 22.5 feet of Lot B, City and Townsite of Aspen; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.415.010.C.5 of the Aspen Land Use Code (in effect at the time of application) in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and P19 WHEREAS, Amy Guthrie and Katie Ertmer, in their staff report dated December 11, 2002, performed an analysis of the application based on the standards, and recommended approval of the application with conditions; and WHEREAS, at their regular meeting on December 11, 2002, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of to THEREFORE, BE IT RESOLVED: That the HPC approves Major Development (Final) at 135 W. Hopkins Avenue, Lot A and the west 22.5 feet of Lot B, Block 60, City and Townsite of Aspen, finding that the review standards are met, with the following conditions: l. HPC grants the following variances: 3' front yard setback variance, 4'6" rear yard setback variance, 17'6" combined front and rear setback variance, and 5'6" west sideyard variance. 2. A material other than clapboard siding is used to differentiate the new foundation from the historic structure. 3. Pull. back the patio and landscaping on the northeast side of the historic structure in order not to obscure the front corner ofthe historic building. 4. Provide a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover. ('li.:,1 5. Provide a bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structures. 6. Provide a relocation plan detailing how and where the buildings will be stored. 7. A cut sheet must be provided for all new windows and doors on the historic structures. 8. HPC staff and monitor must approve the type and location of all exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 9. Confirm that the site plan represents all major landscaping that is to take place and what the material for the sidewalks to the historic structures will be. HPC is particularly concerned with planting large trees or shrubs in locations that could damage the historic structure or block important public views of it. 10. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 11. Submit a demolition plan, as part of the building pennit plan set, indicating exactly what areas of the existing house are to be removed as part of the renovation. 12. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 13. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. P20 14. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 15. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 16. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. APPROVED BY THE COMMISSION at its regular meeting on the 11th day of December, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Rally Dupps, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk P21 P22 . AFFIDAVIT OF PUBLIC NOTICE 9-ALLit REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE IDRESS OF PROPERTY: 4,1-0 k). TH 112-0 6-rgerT , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 025Â£14 tEFL ~ , 200.* STATE OF COLORADO ) ) SS. County of Pitkin ) I, 8%FP#El' |,eâ‚¬10*& (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: Publication Of notice: By the publication in the legal notice section o f an official 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. 4 Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made o f 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 in a conspicuous place on the subject property at least fifteen (15) days prior to the public hearing and was continuously visible from the 25 day of NOVEMBER. , 200 1, 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) 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, and, at least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet 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. (continued on next page) PUBUC NOTICE DATE Â£ 62 TIME 122= PLACE -Y HA. PURPOSE 4.-LU' ,+P. S ., ' . -FACING FOR MAJOK TE./E.OPMEN-r /CINALJ i . 240 '. -n i RD ST -- Â¥,4- 4 *. 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 o f 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 f owners o f real property in the area o f the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. signatur~ The foreBoing "Affidavit ofNotice" was acknowledged befow me this ~~ay of A/#(/EN*A ,2001,by ((*ST( i. C,427*Â£ 06 WITNESS MY HAND AND OFFICIAL SEAL My co~~ipion expires: 49 ~11~2095 1 -0 4 1 / / Ch#Stie~ 1 ~ <Cantrell; j Notary Public' \#A--4/0/ - ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL r . PUBLIC NOTICE RE: 640 N. THIRD STREET- MAJOR DEVELOPMENT (FINAL) NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, December 11, 2002 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by James and Gae Daggs requesting approval for Major Development (Final). The property is located at 640 N. Third Street, Lots 4,5, and 6, less the southerly 3.2 feet of Lot 6, Block 102, Hallam's Addition to the City and Townsite of Aspen, Colorado. Approval was granted in May 2001 for the subdivision of the property into two lots (pending final authorization by City Council), on-site relocation of the historic house, conceptual approval for a new addition, a setback variance, and a floor area bonus. For further information, contact Amy Guthrie at the Aspen/Pitkin County Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Rally Dupps, Chair Aspen Historic Preservation Commission Published in the Aspen Times on November 23,2002 City of Aspen Account ASPEN CENTER FOR ENVIRONMENTAL ALTEMUS E A PARTNERSHIP LLLP BART QUAL PER RES TRST STUDIES 620 N 3RD ST 1711 PALMER AVE 100 PUPPY SMITH ST , CO 81611 NEW ORLEANS, LA 70118-6115 ASPEN, CO 81611 BELL 26 LLC BERGER BRUCE Â· BLOCK FAMILY TRUST 44.5% INT 775 MAYS BLVD STE 10-325 960 CHEROKEE 311 W NORTH ST INCLINE VILLAGE, NV 89451 DENVER, CO 80204 ASPEN, CO 81611 CHATFIELD CROSSINGS INC CRAIG CAROL G CURTIS JAMES L C/O DWORMAN DARRYL PO BOX 18 300 E HYMAN AVE 65 W 55TH ST STE 4A WOODY CREEK, CO 81656 ASPEN, CO 81611 NEW YORK, NY 10019 D W RINGSBY ENT LTD DAGGS JAMES K & GAY DEE INVESTMENTS LP 1123 AURARIA PKWY #200 640 N 3RD ST 211 ROYAL PONCEANA WY DENVER, CO 80204 ASPEN, CO 81611 PALM BEACH, FL 33480 DURAND LOYAL 111 DR & BERNICE EFH HOLDINGS LP FINKELSTEIN-CARIA TRUST BLACK P O BOX 8770 9034 BURROUGHS RD 4314 FAWN CT RT 1 ASPEN, CO 81612 LOS ANGELES, CA 90046-1405 CROSS PLAINS, WI 53528 F Â£ WILLIAM R & JANE Z TRST HERNANDEZ CECIL M & NOELLE C HOOK BRADLEY K & PAMELA D 433 W GILLESPIE PO BOX 1045 782C N KALAHEO ASPEN, CO 81611 ASPEN, CO 81612 1<AILUA, HI 96734 KAUS PETER & EVA KREPACK FAMILY TRUST LEWIS MEMRIE M 8401 VISTA LN 9034 BURROUGHS RD 15 PECKSLAND RD PRESCOTT, AZ 86301 LOS ANGELES, CA 90046-1405 GREENWICH, CT 06831 LEYDECKER SUZANNE LYNNE LUBAR SHELDON B & MARIANNE S LUNDGREN DONNA 710 N THIRD ST UNIT A 700 N WATER ST #1200 PO BOX 6700 ASPEN, CO 81611 MILWAUKEE, WI 53202-4206 SNOWMASS VILLAGE, CO 81615 MARSHALL RONNIE MIDDLETON RANDALL TRUST MUSIC ASSOCIATES OF ASPEN INC 320 LAKE AVE 600 JEFFERSON STE #350 2 MUSIC SCHOOL RD ASPEN, CO 81611 HOUSTON, TX 77002 ASPEN, CO 81611-8500 1 G HOLDINGS LLC NORTH 4TH STREET ASSOC NITZE WILLIAM A C/- o..OOKE PETERSON ESQ C/O MIKE CONVISOR 1537 28TH ST NW 315 E HYMAN AVE PO BOX 1 1 WASHINGTON, DC 20007 ASPEN, CO 81611 ASPEN, CO 81612 OAK LODGE LLC PERROS DIMITRI & DIANE PETERSON JAMES D & HENSLEY R C/O WILLIAM O HUNT 79 LOCUST RD PO BOX 1714 P X 7951 WINNETIC\, IL 60093 ASPEN, CO 81612 CO 81612 PHELPS MASON PINES DAVID & ARONELLE S TRST RICHARDS ANN K 4885 S 900 E STE 240 PO BOX 576 1537 28TH ST NW SALT LAKE CITY, UT 84117 TESUQUE, NM 87574 WASHINGTON, DC 20007 STARODOJ PAUL A 50% INT STUNDA STEVEN R WEIL JONAS PO BOX 1121 515 5TH ST PO BOX 7963 ASPEN, CO 81612 ANNAPOLIS, MD 21403 ASPEN, CO 81612 WOOD DUCK REALTY CORP C/O LUCY ALMODOVAR 645 FIFTH AVE 8TH FLOOR NEW YORK, NY 10022 -rm- - 63 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning Directourr' FROM: Amy Guthrie, Historic Preservation Officer Katie Ertmer, Historic Preservation Intern RE: 640 N. Third Street- Major Development (Final)- Public Hearing DATE: December 11,2002 SUMMARY: HPC granted Conceptual Development, Variances, Partial Demolition, On-site relocation, a 500 square foot Floor Area Bonus, and recommended Council approval of Historic Landmark Designation and a Historic Landmark Lot Split at their regular meeting on May 23, 2001 for the property located 640 N. Third Street. The project involves demolishing additions to the historic structure, relocating it and an existin-g outbuilding on site and building a new addition. The northerly portion of the property is to be split off for future development. The application for 640 N. Third was submitted before the new historic preservation ordinance was written. Therefore, it will be subject to the standards that were in effect at that time. Please note that the proposal for final review is depicted by the 14" scale, 24"x36" drawings. APPLICANT: Jim and Gae Daggs, represented by Charles Cunniffe Architects. PARCEL ID: 2735-121-08-002. ADDRESS: 640 N. Third Street, Lots 4,5, and 6 (less the southerly 3.2 feet of Lot 6), Block 102, Hallam's Addition to the City and Townsite of Aspen, Aspen, Colorado. ZONING: R-6 (Medium Density Residential). CURRENT LAND USE: 11,707 sq. ft. lot containing a single-story residence, garage, and caretaker apartment. SIGNIFICANT DEVELOPMENT (FINAL) No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.C.5) are met: 1 P23 m The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures lorated on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up tofive hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units, and i Staff Finding: The project is a historic landmark lot split and involves demolishing portions of the existing house, relocating it and the non-historic garage on the site and building a new basement and addition. This house was remodeled in the past and has additions which have affected its integrity as a historic resource. Some of the exterior materials have been replaced. Staff views the proj ect as an opportunity to retrieve the original character of the structure and to improve its relationship to the other remaining historic buildings along Lake Avenue. /&6,5 A list of the design guidelines relevant to Final Review is attached as "Exhibit B." this memo will discuss only those which staff finds are not met by the proposal. There were several conditions associated with Conceptual approval. The applicant has addressed these conditions as below, with staff findings to follow: 1. Eliminate the flanking windows on the upper floor, south fagade of the historic house. Eliminate the shed dormers over the front gable unless it is found, during construction, that they are part of the original framing. The applicant has eliminated the two flanking windows on the framing of the south side of the historic structure. Staff finds this to be a positive change. The shed dormers will be inspected during construction to determine if they are historic features. 2. Restudy the columns under the angled deckforms. The applicant reduced the size of the structural columns and changed the railing system to make it more transparent, which staff finds to be a positive change. The elevations are inconsistent as to the proposed design of the steel cable rail. Staff would like clarification on the type of material used for the deck railing. 2 P24 3. For final review, there will be significant discussion about the material palette. The applicant has changed some of the proposed materials for the addition. The rusted, corrugated siding and roof are a rustic style of material that would traditionally have been used on outbuildings. Placing this material directly against the historic structure may not be the most sensitive choice of material for the connector piece. Staff recommends this be discussed by HPC. The use ofthe wood shingle siding is acceptable for the addition. The relevant guideline is: 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. o The new materials should be either similar or subordinate to the original materials. 4. Further information will be required about the character of the landscaping in the areas in front of the old house. The applicant should be clear about whether the proposed planters are raised planter boxes or just jlower beds (preferred), and what the detailing of the lightwell at the front of the house will be. The applicant has provided more detailed landscaping plans. The use of stamped concrete surrounding the front of the historic structure and on the pathway is out of ( context with the historic structure and in Staff's opinion, fart too rigid in character. Staff recommends the applicant use a more appropriate type of landscaping, such as sod or plantings, for the front of the historic structure, and flagstone steppers or plain concrete for the pathway. The patio on the north should be pushed back from the front of the house. The guidelines state: 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. o Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. Â¤ The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 3 P25 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. o Select plant and tree material according to its mature size, to allow for the long- term impact of mature growth. o Reserve the use of exotic plants to small areas for accent. o Do not cover grassy areas with gravel, rock or paving materials. Staff continues to have a significant concern with the landscape design at the front of the house. There are two terraced lightwells on the south side of the historic structure and one at the southeast corner. The lightwell on the southeast corner is quite large, faces Lake Avenue, and is aligned with the front of the house. Staff does not object to the location of the lightwell in general, but because it is in a visible location, strongly recommends the applicant reduce its size. 9.7 A lightwell may be used to permit light into below-grade living space. In general, a lightwell is prohibited on a wall that faces a street (per the Residential Design Standards). The size of a lightwell should be minimized. A lightwell that is used as a walkout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. There are three new window/door groupings proposed that effect the historic house. On the south and north elevations, ground floor, a large square window is proposed on each side. The original windows are gone, however, some framing evidence may remain to guide the design of these elements. What is represented on the plans would not be a typical design for a 19{h century home. A new window should be distinguishable from historic windows if the original design is not known, but should not be out of character with other features on the house. Staff hak a similar concern with the solid panel door on the north and the square transom above it. Cut sheets for all new windows and doors in the historic house must be provided for review. The relevant guidelines are: 3.3 Preserve the historic ratio of window openings to solid wall on a facade. o Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. 4 P26 00 0 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. A replica of the original, if evidence exists, is the preferred replacement. A historic door from a similar building also may be considered. Simple paneled doors were typical. Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 3.6 Preserve the size and proportion of a historic window opening. o Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. o Consider reopening and restoring an original window opening where altered. While HPC does not review interiors per se, there was significant discussion at the previous meetings about exterior impacts created by the location of a staircase right against the front window. An elevation showing how the structure of the staircase will affect the window must be submitted for review at the hearing. Staff finds this to be a very unsympathetic aspect of the proposal and recommends at the least that the stairs be pulled back some distance. Remaining issues are that a detail o f the new roof on the historic house must be provided, as well as a design for any new fences. The existing light fixtures do not meet current code and will likely need to be replaced with ones that do, in addition to addressing HPC's design guidelines. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposedfor development, and Staff Finding: The subject property is fairly large (11,707 square feet) and would allow for a single family house of 3,822 square feet. By creating two detached homes on the site and transferring some of the FAR to a new structure, the historic house can be better preserved and the structures on the site can be consistent with the size of homes that have historically existed in that neighborhood. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels, and Staff Finding: The project can enhance the historic significance of the home by removing some inappropriate alterations that have occurred over the years. 5 P27 0000 d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Staff Finding: Staff finds the proposed restoration work will enhance the architectural character and integrity of the building. RECOMMENDATION: If the HPC finds that the review standards and design guidelines are met, staff recommends that HPC grant approval for Major Development (Final) with the following conditions: 1. The HPC has granted a 5' rear yard setback variance and 500 square foot floor area bonus. 2. The HPC has granted a waiver from the maximum footprint requirement for ADU bonuses. 3. Eliminate the shed dormers over the front gable unless it is found, during construction, that they are part of the original framing. 4. Clarify the design for the deck railing. 5. Use a more historically sympathetic material for the siding and roof on the connecting element between the historic structure and the new addition. 6. Use of more historically appropriate landscaping materials in the yard surrounding el the historic structure. Pull the north patio back from the front of the house. 7. Reduce the size of the lightwell on the southeast side of the historic structure, and use a grate (ifprotection is necessary) not a railing. 8. Restudy the new windows and north door on the historic house. 9. Provide an elevation that depicts the exterior impact of the staircase on the front window. Give every consideration to a redesign or slight relocation of this element. 10. Provide detail on the new roof (where the cold roof is being replaced.) 11. Provide a design for any new fencing. 12. Provide a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover. 13. Provide a bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structures. 14. Provide a relocation plan detailing how and where the buildings will be stored. 15. A cut sheet must be provided for all new windows and doors on the historic structures. 16. HPC staff and monitor must approve the type and location of all exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 17. Confirm that the site plan represents all major landscaping that is to take place and what the material for the sidewalks to the historic structures will be. HPC is particularly concerned with planting large trees or shrubs in locations that could damage the historic structure or block important public views of it. 6 P28 18. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 19. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the existing house are to be removed as part of the renovation. 20. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 21. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 22. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 23. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 24. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. RECOMMENDED MOTION "I move to adopt Resolution # , Series of 2002, finding that the review standards and design guidelines have been met." Exhibits: A. Staff memo dated December 11, 2002 B. Relevant guidelines C. Application D. Minutes from HPC meeting on May 23, 2001 7 P29 Relevant Guidelines Walkways 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. 1 This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the "private" spaces beyond. Â¤ Provide a walkway running perpendicular from the street to the front entry. Meandering walkways are discouraged, except where it is needed to avoid a tree. o Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. Private Yard 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. o The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. o Protect established vegetation during construction to avoid damage. Replacement l. 1, of damaged, aged or diseased trees must be approved by the Parks Department. o If a tree must be removed as part of the addition or alteration, replace.it with species of a large enough scale to have a visual impact in the early years of the project. 1.12 Preserve and maintain historically significant planting designs. o Retaining historic planting beds, landscape features and walkways is encouraged. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. o Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. o Reserve the use of exotic plants to small areas for accent. o Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. o Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. 3 Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. o It is not appropriate to plant a hedge row that will block views into the yard. 8 P30 Site Lighting 1.15 Minimize the visual impacts of site lighting. o 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. Streetscape 1.16 Preserve historically significant landscape designs and features. o This includes the arrangement of trees, shrubs, plant beds, irrigation ditches and sidewalks in the public right-of-way. Treatment of Materials 2.1 Preserve original building materials. Â¤ Do not remove siding that is in good condition or that can be repaired in place. ci Only remove siding which is deteriorated and must be replaced. o Masonry features that define the overall historic character, such as walls, comices, pediments, steps and foundations, should be preserved. o Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction may result in a building which no longer retains its historic integrity. Protect wood features from deterioration. Provide proper drainage and ventilation to minimize rot. Maintain protective coatings to retard drying and ultraviolet damage. 2.3 Plan repainting carefully. o Always prepare a good substrate. Prior to painting, remove damaged or deteriorated paint only to the next intact layer, using the gentlest means possible. o Use compatible paints. Some latex paints will not bond well to earlier oil-based paints without a primer coat. 2.4 Brick or stone that was not painted historically should not be painted. o Masonry naturally has a water-protective layer, or patina, to protect it from the elements. Repair of Materials 2.5 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. o Avoid the removal of damaged materials that can be repaired. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. Replacement Materials ~ 2.7 Match the original material in composition, scale and finish when replacing materials on primary surfaces. . 9 P31 0Â°C o If the original material is wood clapboard, for example, then the replacement material must be wood as well. It should match the original in size, the amount of exposed lap and finish. o Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. 2.8 Do not use synthetic materials as replacements for primary building materials. Â¤ In some instances, substitute materials may be used for replacing architectural details, but doing so is not encouraged. If it is necessary to use a new material, such as a fiberglass column, the style and detail should precisely match that of the historic model. Primary building materials such as wood siding and brick should not be replaced with synthetic materials. Synthetic materials include: aluminum, vinyl siding and panelized brick. EIFS (synthetic stucco) is not an appropriate replacement for real stucco. Couering Materials 2.9 Covering original building materials with new materials is inappropriate. o Regardless of their character, new materials obscure the original, historically significant material. For example, vinyl siding, aluminum siding and new stucco are inappropriate on historic buildings. Other imitation materials that are designed to look like wood or masonry siding, but that are fabricated from other materials, are also inappropriate. o If a property already has a non-historic building material covering the original, it is not appropriate to add another layer of new material, which would further obscure the original. o Any material that covers historic materials will also trap moisture between the two layers. This may cause accelerated deterioration to the historic material which will go unnoticed. 2.10 Consider removing later covering materials that have not achieved historic significance. o Once the non-historic siding is removed, repair the original, 1mderlying material. Treatment of Windows 3.1 Preserve the functional and decorative features of a historic window. o Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operation and groupings of windows. Repair frames and sashes rather than replacing them, whenever conditions permit. Preserve the original glass, when feasible. Replacement Windows 3.3 Preserve the historic ratio of window openings to solid wall on a facade. 10 P32 00 00 0 o Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. 3.4 Match a replacement window to the original in its design. o If the original is double-hung, then the replacement window should also be double- hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. o Matching the original design is particularly important on key character-defining facades. 3.5 In a replacement window, use materials that appear similar to the original. o Using the same material as the original is preferred, especially on character-defining facades. However, a substitute material may be considered if the appearance of the window components will match those of the original in dimension, profile and finish. 3.6 Preserve the size and proportion of a historic window opening. o Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. 1 Consider reopening and restoring an original window opening where altered. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. o A historic window often has a complex profile. Within the window's easing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. Treatment of Existing Doors These guidelines for the treatment of doors apply primarily to front doors, although they do include secondary entrance doors and screen doors. Greater flexibility can be applied when replacing side and rear doors when they are not visible from the public right-of-way. 4.1 Preserve historically significant doors. o Maintain features important to the character of a historic doorway. These may include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. o Do not change the position and function of original front doors and primary entrances. o If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. o If the secondary entrance is sealed shut, the original entrance on the primary facade must remain operable. 11 P33 4.2 Maintain the original size of a door and its opening. o Altering its size and shape is inappropriate. It should not be widened or raised in height. If a new screen door is used, it should be in character with the primary door. Match the frame design and color of the primary door. If the entrance door is constructed of wood, the frame of the screen door should also be wood. Replacement Doors 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. o A replica of the original, if evidence exists, is the preferred replacement. o A historic door from a similar building also may be considered. o Simple paneled doors were typical. o Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. Treatment of Porches 5.1 Preserve an original porch. Â¤ Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones. 5 ./ o Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. o Expanding the size of a historic porch is inappropriate. Treatment ofArchitectural Features Preserve significant architectural features. Repair only those features that are deteriorated. Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies antl resins may be considered for wood repair and special masonry repair components also may be used. o Removing a damaged feature when it can be repaired is inappropriate. 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. o The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building's heritage. o When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at "historic" designs for replacement parts. 12 P34 0 on O 0t 1 Where "scars" on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. o Using overly omate materials on a building for which there is no documentation is inappropriate. o It is acceptable to use salvaged materials from other buildings only if they are similar in style and detailing to other features on the building where they are to be installed. 6.6 Replacement of missing elements may be included in repair activities. Replace only those portions that are beyond repair. Replacement elements should be based on documented evidence. Use the same kind of material as the original when feasible. A substitute material may be acceptable if the form and design of the substitute itself conveys the visual appearance of the original material. For example, a fiberglass comice may be considered at the top of a building. Treatment of Roofs 7.8 Preserve original roof materials. o Avoid removing historic roofing material that is in good condition. When replacement is necessary, use a material that is similar to the original in both style as well as physical qualities and use acolor that is similar to that seen historically. o Specialty materials such as tile, slate or concrete should be replaced with a matching (Ii.:: :~ material. 7.9 New or replacement roof materials should convey a scale, color and texture similar to those used traditionally. o Replacement materials should be similar to those used historically on comparably styled buildings. If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. Flashing should be in scale with the roof material. If copper flashing is to be used, it should be treated to establish a matte, non- reflective finish. Preserving Building Locations and Foundations 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 of the lots. Both lots shall remain landmarked properties. , 9.4 Site the structure in a position similar to its historic orientation. o It should face the same direction and have a relatively similar setback. 13 P35 00 0 0000 o 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. 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 of the mortar joints. 9.7 A lightwell may be used to permit light into below-grade living space. In general, a lightwell is prohibited on a wall that faces a street (per the Residential . Design Standards). The size of a lightwell should be minimized. A lightwell that is used as a walkout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. New Additions 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. o The new materials should be either similar or subordinate to the original materials. Building & Roof Forms 11.7 Roof materials should appear similar in scale and texture to those used traditionally. o Roof materials should have a matte, non-reflective finish. Materials 11.8 Use building materials that contribute to a traditional sense of human scale. o Materials that appear similar in scale and finish to those used historically on the site are encouraged. o Use of highly reflective materials is discouraged. Color - (advisory) Since the HPC does not review the choice of color, these guidelines are provided to encourage the use of a paint scheme that would be similar to one used historically, as / well as enhancing the structure and its character-defining features. 14.3 Keep color schemes simple. o Using one base color for the building is preferred. 14 P36 00 0 3 Using only one or two accent colors is also encouraged, except where precedent exists for using more than two colors with some architectural styles. 14.4 Coordinating the entire building in one color scheme is usually more successful than working with a variety of palettes. o Using the color scheme to establish a sense of overall composition for the building is strongly encouraged. 14.5 Develop a color scheme for the entire building front that coordinates all the facade elements. o Choose a base color that will link the entire building face together. For a commercial building, it can tie signs, ornamentation, awnings and entrances together. On residences, it can function similarly. It can also help your building relate better to others in the district. o The complexity of the accent colors should be appropriate to the architectural style of the building. o Doors may be painted a bright accent color, or they may be left a natural wood finish. Historically, many of the doors would have simply had a stain applied. o Window sashes are also an excellent opportunity for accent color. o Brilliant luminescent or "day-glo" colors are not appropriate. Lighting 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. o The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. o All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. o Unshielded, high intensity light sources and those which direct light upward will not be permitted. o Shield lighting associated with service areas, parking lots and parking structures. Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. Do not wash an entire building facade in light. Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. o Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 _Minimize the visual impact of light spill from a building. o Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. 15 P37 00 0 o Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights-of-way. On-going Maintenance of Historic Properties 14.9 Use the gentlest means possible to clean the surface of materials and features. o Perform a test patch (in an inconspicuous place) to make sure the cleaning method will not damage the surface. Many procedures can have an unanticipated negative effect upon building materials and result in accelerated deterioration or a loss of dharacter. o Harsh cleaning methods, such as sandblasting, can damage the historic materials, make them vulnerable to moisture, accelerate deterioration and change their appearance. Such procedures are inappropriate. o If cleaning is necessary, a low pressure water wash is preferred. Chemical cleaning may be considered if a test patch is first conducted to determine safety. o Also see technical rehabilitation literature published by the National Park Service and available through the Aspen Community Development Department. 14.10 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. o Avoid the removal of damaged materials that can be repaired. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components f.... also may be used. 14.11 Plan repainting carefully. o Note that frequent repainting of trim materials may cause a buildup of paint layers that obscures architectural details. When this occurs, consider stripping paint layers to retrieve details. However, if stripping is necessary, use the gentlest means possible, being careful not to damage architectural details and finishes. o Remember good preparation is key to successful repainting but also the buildup of old paint is an important historic record of the building. The removal of old paint by the gentlest means possible, should be undertaken only if necessary to the success of the repainting. Remember that old paint is of very good quality and is enviable in today's painting world. o Old paint may contain lead. Precautions should be taken when sanding or scraping is necessary. 14.12 Provide a weather-protective finish to wood surfaces. o The rustic bare-wood look is not a part of the heritage of the historic districts or individual landmark properties. o Painted surfaces are most appropriate. Stains may be accepted in combination with materials that give a well-finished appearance. Use water seal to preserve the porch deck. o Rustic finishes will not be approved. 16 P38 14.13 Leave natural masonry colors unpainted where feasible. o Where the natural colors of building materials exist, such as with stone or brick, they should be left unpainted. o For other parts of the building that require painting, select colors that will complement those of the natural materials. o If an existing building is already . painted, consider applying new colors that simulate the original brick color. o It is also appropriate to strip the paint from a masonry building to expose the natural color of the stone or brick. 17 P39 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE PROPERTY LOCATED AT 640 N. THIRD STREET, LOTS 4,5, AND 6 (LESS THE SOUTHERLY 3.2 FEET OF LOT 6), BLOCK 102, HALLAM'S ADDITION TO THE CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION # , SERIES OF 2002 Parcel ID: 2735-121-08-002 WHEREAS, the applicants, Jim and Gae Daggs, represented by Charles Cunniffe Architects, have requested Major Development Review (Final) for the property located at 640 N. Third Street, Lots 4,5, and 6 (less the southerly 3.2 feet of Lot 6), Block 102, Hallam's Addition to the City and Townsite of Aspen, Colorado. The property is listed on the "Inventory of Historic Sites and Structures; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of. Section 26.415.010.C.5 of the Aspen Land Use Code (in effect at the time of application) in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the /:Â¢:27., parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed fioor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section - exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units, and 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and P40 WHEREAS, Amy Guthrie and Katie Ertmer, in their staff report dated December 11, 2002, performed an analysis of the application based on the standards, and recommended approval o f the project; and WHEREAS, at their regular meeting on December 11, 2002, the Historic Preservation Commission considered the application, found the application to meet the standards, and to be consistent with the "City of Aspen Historic Preservation Design Guidelines" and approved the application by a vote of to . NOW, THEREFORE, BE IT RESOLVED: That HPC grants approval for Major Development (Final) for the property located at 640 N. Third Street, Lots 4,5, and 6 (less the southerly 3.2 feet of Lot 6), Block 102, Hallam's Addition to the City and Townsite of Aspen, Colorado with the following conditions: 1. The HPC has granted a 5' rear yard setback variance and 500 square foot floor area bonus. 2. The HPC has granted a waiver from the maximum footprint requirement for ADU bonuses. 3. Eliminate the shed dormers over the front gable unless it is found, during construction, that they are part of the original framing. 4. Clarify the design for the deck railing. 5. Use a more historically sympathetic material for the siding and roof on the connecting elemeht between the historic structure and the new addition. 6. Use of more historically appropriate landscaping materials in the yard surrounding the historic structure. Pull the north Datio back from the front of the *t ST house. 7. Reduce the size of the lightwell on the southeast side of the historic structure, and use a grate (if protection is necessary) not a railing. 8. Restudy the new windows and north door on the historic house. 9. Provide an elevation that depicts the exterior impact of the staircase on the front window. Give every consideration to a redesign or slight relocation of this element. 10. Provide detail on the new roof (where the cold roof is being replaced.) 11. Provide a design for any new fencing. 12. Provide a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover. 13. Provide a bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structures. 14. Provide a relocation plan detailing how and where the buildings will be stored. 15. A cut sheet must be provided for all new windows and doors on the historic structures. 16. HPC staff and monitor must approve the type and location of all exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. P41 17. Confirm that the site plan represents all major landscaping that is to take place and what the material for the sidewalks to the historic structures will be. HPC is particularly concerned with planting large trees or shrubs in locations that could damage the historic structure or block important public views of it. 18. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 19. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the existing house are to be removed as part of the renovation. 20. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 21. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 22. The conditions of approval will be required to be printed on the cover sheet ofthe building permit plan set and all other prints made for the purpose of construction. 23. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this proj ect. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 24. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building pennit. APPROVED BY THE COMMISSION at its regular meeting on the 11th day of December, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Rally Dupps, Chair P42 ATTEST: Kathy Strickland, Chief Deputy Clerk P43 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, MAY 23, 2001 640 N. THIRD STREET - CONCEPTUAL, HISTORIC LANDMARK LOT SPLIT Planner, Amy Guthrie stated that the HPC is being asked to approve Landmark Designation, Conceptual, Variances, Partial Demolition, On-Site relocation, and Historic Landmark Lot Split. In terms of the landmark designation the staff recommendation is that the criteria are met and the board needs to make a recommendation to P&Z and City Council. Staff has had reservations about a number of issues: More of the floor area is being placed on the historic house and not on the new lot and staff feels that is the exact opposite ofwhat we want to accomplish with the program. There is some demolition o f portions o f the house that are original, although we have acknowledged that they have been altered. There is not enough separation between the new and old construction. There are issues about the proposed landscaping although that can be held until final review. There is the ongoing discussion of adding a new window on the south side of the historic house that in staffs opinion is not appropriate in light of the bonuses and variances that are being requested; however, the board has (not taken up /,reu the same issues and we have provided a recommendation to allow the project 084!K to move forward with a few items that need fully addressed. The first is the issue of the flanking windows on the south side of the house and staff feels totally inappropriate. It has also been suggested that they look into the elimination o f the shed dormers on the original front gable in the spirit o f trying to really restore the building. Two issues can be dealt with at final: Material palate and the various modern almost industrial kind o f materials that have been used in some cases but are too "aggressive" on this pre ect, particularly in light o f the fact that the Lake Ave. area which was once considered for an historic district really does have some of the higher style Victorian homes. There are concerns about the angled decks and the high visibility from the street. The heavy corrugated metal covered columns that are being used for the decks and landscape plan are of concern. Materials and landscape plan can be held for final review. Chief Deputy City Clerk, Kathy Strickland swore in Janver Derrington, architect and James Daggs, applicant. 8 P44 ASPEN HISTORIC PRESERVATION COMMISSION .MINUTES OF, , MAY 23, 2001 Janver said he wasn't clear on what Amy referred to as non-traditional landscaping. A lot of the trees are existing trees. The proposal is at grade planters that have a brick border. Regarding staff s comment about the physical separation between the historic house and the addition we set back on the south side two feet eight inches and on the north four feet and consistent with the function o f the addition of the master bedroom on ground level and the living room on the top level. We think this is appropriate because the top level of the dining room of which kind o f links the two story element in the middle of the lot which is the main part o f the visual element o f the addition is set back by another ten feet on the south side and another two feet on the north side. So there is six feet and 12 feet prospectively which are pretty significant setbacks. Model was passed around. Regarding materials we went to different materials deliberately to set it apart from the historic residence. The condition of the house in 1955 when Carol Craig bought it was a tar paper roof. We now have a cedar shake roof on it and in keeping with a delicate profile would use a cedar shingle roof. The cedar shingle is more in keeping with the neighborhood. We will have to have ventilated roof system according to the UBC. Having a corrugated metal roof on the addition and the central portion element breaks it up into smaller pieces. This effect reduces the scale. Regarding the configuration o f the deck we wanted the lines o f the deck to converge on the historic residence to minimize their visual effect from the street. The corrugated steel columns are in part of keeping with the contemporary character of the addition and the are only 12 inches in diameter. We do not know i f the shed dormers were there originally or not, they were there in 1955 and that is as much as we can confirm. As far as the inconsistency between the architecture of the historic house and the addition, yes, that was deliberate. We are calling it a "distinct" change in materials to 9 P45 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES.OF, MAY 23, 2001 set it apart from the historic residence which is our understanding of all of the historic guidelines. We are conforming in the spirit ofthe guidelines. The two flanking windows on the south end o f the two story historic element is needed to meet the requirements ofthe building code as far as light and ventilation for living space on the second floor. We would be glad to work with a monitor regarding Window choice that is in keeping with the historic windows. James Daggs pointed out that the south elevation is not visible from either 3rd St. or Lake Ave. We have tried to restore at least the part that will be visually seen from Lake Ave. back to what appeared to be the original historic house. Susan asked on the south elevation second floor windows of the historic house what is there now? Janver said there is a single window on the top level and a double below it. Susan said it seems that there is a lot of light coming in from the dining area to make up for not needing the flanked windows. Amy clarified for the board that the building dept. will allow certain variances from the UBC for the historic part ofthe building. She did not know how they would treat this issue. When it is not for egress they might be more flexible about it. Janver said they feel the windows are in character with the historic house. Rally asked for clarification that the shed will be demolished and part of the wall in the back. Janver said there was an addition that sticks out beyond the historic house and that will be taken off. Lisa asked how much light from the ridge skylight will be emitted during the evening. Is it straight glass? Janver said it will be frosted glass and not visible from either street. Is the skylight flush with the ridge? Janver said it maybe three or four inches above the roof in order to get the fiashing under it. 10 P46 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, MAY 23, 2001 Gilbert asked about the dormers that are on the historic house and do they open to the space below? Janver replied yes. James said it is a small room and is not open to the lower level. It hai a floor at the same level as the second floor. Gilbert asked i f the intent is to open them up to the space below? Janver said yes once the stairway is in it will all be opened up. Gilbert asked for a report during construction on the status of the framing. James said he is almost certain that it has been there from day one. Susan asked if thÂ·e framing is new will you eliminate it? Janver said that would be a directive from HPC. Chairperson Suzannah Reid opened and closed the public hearing. Commissioner Comments Rally said there are three maj or things going on why he cannot support the proj ect. One is the south elevation with the additional flanking windows on either side of the historic window. He stated for a fact that those are not required for light as he is doing an historic,proj ect himself. Second is the connector piece that connects from the historic ridge back. That should be lower than the ridge height of the house. On the south elevation it appears to take away the significance of the house and that coincides from what staff said that this is an opportunity to do a restoration to bring the historic house out away from all the other additions that have been added to the house over the years. The third is the garage. It would be preferable to have it pulled away without any breezeway connector. This is a larger lot and has a lot of opportunities. Lisa said in general she could support the proj ect. She would not support the flanking windows on the south elevation. She has some concern of the skylight and illumination on the ridge and the height and how it will be handled. She shares staff s concern over the detailing of the porch columns and landscaping issues. She re-looked the facade on Lake Avenue and the design is probably OK and will not have as much impact as she originally 11 P47 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, MAY 23, 2001 anticipated. She does like the preservation ofthe Third Street facade in its current configuration. Susan had numerous concerns about the proj ect. She agreed with Rally regarding the linking section being too high. The link should be minimal. This is not an outstanding proj ect with the entire west wall of the historic house being demolished and a two story equal height connector being put in there. That is not doing the historic house any favor. She is not in favor of the ridge skylight and opposed to the flanking windows on the south elevation ofthe historic house. She would like to see "space" between the garage and house as Rally indicated. She is also concerned about the shed dormers from the front gable. If they are not historic they should be removed. She agreed with staff that the materials are overly modern. The decks angled out seem to add to the bulk of the addition. She would not be .in favor of the bonus for the above reasons. Gilbert said this is one o f the few sites in town that could accommodate the solution that you are proposing here, the bulk of the addition and the massing. In general the improvements presented tonight are good. Because r <.1 you are being more adventurous with the forms maybe the palate does need restudied. He agrees with staff that the corrugated columns maybe too much and needs restudied. He is concerned about the materials of the railings and that they need to be as transparent as possible. The fact that they do angle out i f they are less than transparent and become opaque and solid that is additional bulk and that does add to the massing that we would not want to see. There is a great inflection in the upper level where you step back to the dining room and that will be read from the street. Gilbert agreed with Lisa's comments about the historic house as how that needs to be an outstanding restoration in order to have the 500 square foot bonus. He believes that due to the flexibility in the amount of square footage we are allowing on this site. Staff has pointed out that we are allowing more square footage where the existing house is than the new lot so there really does need to be as much effort put into restoring the house as possible. He would not agree with the addition ofthe flanking windows and maybe explore moving the living room back in the new addition where it has more glazing. If during construction the dormers are found to be new construction they should be removed. 12 P48 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, MAY 23, 2001 Jeffrey is in support ofthe restoration ofthe house. He is opposed to the flanking windows and agrees with Gilbert that the internal programming should be looked at regarding the living room. The connector piece could be lower from the main historic ridge. The decks in plan are OK but more study should be done on the angulation because it might actually hurt the Lake Avenue elevation. The flanking sides might be too visual. Regarding the columns he would consider them a little too "brutal" next to the historic resource. The lantern component on the historic resource is an add on and whether you leave it is the right of the property owner. He echoes Staff s concern if it is not historic and we are going to call this a preservation and landmarked ifthere is no evidence of the lantern being historic it should be removed. Ifthe garage could move to the west a little it could work. Suzarmah agreed with Gilbert that the two story addition is more acceptable considering the circumstances of this property. An additional effort has to go into the restoration/preservation of the historic house. That would be the flanking windows and restoring the original roof line if in fact the dormers are not original. The preservation is tied intimately with the 500 square foot (~ bonus. She would have a hard time granting the bonus and the larger allotment of FAR without the restoration/preservation. The plan form of the decks is OK but the materials and how they are handled is critical. In general the columns, metal and other materials are aggressive. It would be nice to find something that is contemporary but a little quieter. The historic house does have lovely detailing. She has no concern about the connector. Janver Derrington said the skylight was discussed at the last meeting and it was thought that it would be acceptable. The ridge ofthe two story element of the historic house is at 25 feet and that is five feet lower than the allowable. If we lower the middle element any lower it will not be a very good livable space. Since it isn't visible from the street he doesn't understand why there is a concern. It definitely will not be higher than the original ridge o f the house. The decks are a wire mesh and very open. We select colors that will further diminish its visual impact from the street. If we do not need the windows on the south we would do without them but we would like to have them for better light on that end of the building. The proposed master bedroom is in the same location but the living room in its current space is facing north and we would like the room facing south to get more sun. The breezeway connector is compatible in heightÂ·to the Altimus 13 P49 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, MAY 23, 2001 house. We would be glad to study the palate. A work session could occur to determine what is acceptable. Gilbert moved to adopt resolution #24 series of 2001 finding that the review standards and design guidelines have been met with the following conditions: 1. The HPC hereby grants a five foot rear yard setback variance and 500 square foot floor area bonus. 2. The HPC hereby grants a waiver from the maximum footprint requirement for ADU bonuses. 3. Eliminate the flanking windows on the upper floor, south facade ofthe historic house. Eliminate the shed dormers over the front gable unless it is found, during construction, that they are part of the original framing. 4. The scale and materials ofthe columns needs to be restudied to be more appropriate to the scale of the house. 5. For final review, there will be significant discussion about the material palette. 6. Further information will be required about the character of the landscaping in the areas in front ofthe old house. The applicant should be clear about whether the proposed planters are raised planter boxes or just flower beds (preferred), and what the detailing of the lightwell at the front of the house will be. Rally second. Motion carried 4-2 Yes vote: Jeffrey, Gilbert, Suzannah, Lisa No vote: Susan, Rally LOT SPLIT CODE AMENDMENTS - REFERRAL COMMENTS Amy relayed that the McDonalds want to bring forward a code amendment. Right now the historic lot split is allowed in R-6 & R15, west end and Non Problem Joe's neighborhood. In both of those neighborhoods all it really did was say, all right you can already have by right two detached houses and now instead of being condos they can be fee simple lots. It did not increase density it just changed ownership. 14 P50 1 7/41 17, P 2 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 216 E. Hallam , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 16 December , 2002 STATE OF COLORADO ) ) SS. County of Pitkin ) I, F. L. Stan Clauson (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) ofthe Aspen Land Use Code in the following manner: X Publication ofnotice: By the publication in the legal notice section ofan official paper or a paper ofgeneral circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy ofthepublicationis attached hereto. X Posting of notice: By posting ofnotice, 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 2nd day of December_, 2002, to and including the date and time ofthe public hearing. A photograph of the posted notice (sign) is attached hereto. X Mailing ofnodes By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(IE)(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 any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet ofthe property subject to the development application. The names and addresses ofproperty 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 ofthe public hearing. A copy ofthe owners and governmental agencies so noticed is attached hereto. .@1'k ti'.1 (continued on next page) 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 ofthis Title, or whenever the text ofthis Title is to be amended, whether such revision be made by repeal ofthis Title and enactment ofa 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 ofnames and addresses ofowners ofreal property in the area ofthe proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. -1, r, i 'j 4-74-0 - Signa--_- The foregoing "Affidavit ofNotice" was acknowledged before me this 2nd day of December, 2002, by F.L. (Stan) Clauson. WITNESS MY HAND AND OFFICIAL SEAL My commission expires: 11/21/05 'l- . NotaÂ«PÂ®lic 1 ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL PUBLIC NOTICE RE: 216 E. HALLAM STREET HISTORIC LANDMARK LOT SPLIT NOTICE IS HEREBY GIVEN that a public hearing will be held on Monday, December 16, 2002 at a meeting to begin at 5:00 p.m. before the Aspen City Council, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by The Frost Property LLC requesting approval for a Historic Landmark Lot Split. The property is located at 216 E. Hallam Street, Lots H and I (also known as Lots N and O), and a portion of the vacated alley, Block 71, City and Townsite ofAspen and is to be subdivided into two 3,000 square foot lots. The existing Victorian house is to be relocated to the west lot, and a new detached house is proposed on the east lot. For further information, contact Amy Guthrie at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Helen Kalin Klanderud. Mavor Aspen City Council Published in the Aspen Times on November 30,2002 City ofAspen Account -. - 1- . 225 N MILL ST LLC ASPEN CENTER FOR ENVIRONMENTAL AMATO JOSEPH A A COLORADO LIMITED LIABILITY CO STUDIES PO BOX 503 MILL ST ' 100 PUPPY SMITH ST HIGHLAND MILLS, NY 10930 N, CO 81611 ASPEN, CO 81611 ASPEN COMMUNIIY UNITED BRUMDER. WILLIAM G BERKO MIRTE 71.165% METHODIST CHURCH FLORIDA LANDÂ· TRUST PO BOX 360 114 N ASPEN ST 2054 FIRST WISCONSIN TRUST CO ASPEN, CO 81612 ASPEN, CO 81611 MILWAUKEE, WI 53201 BRUMDER WILLIAM G FLORIDA LAND TRUST CITY OF ASPEN ELDER NELS REINHARD 130 S GALENA ST 202Â· N MONARCH ST 2054 FIRST WISCONSIN TRUST CO ASPEN, CO 81611 ASPEN, COÂ· 81611 MILWAUKEE, Wl 53201 FROST MONA J TRUST FROST PROPERTY LLC HODGSON PHILIP R & PATRICIA H C/O US BANK ATTN: LORI J HAMILTON 709 N SPRUCE ST .212 N MONARCH ST 950 17TH ST CNDT0615 ASPEN, CO 81611 ASPEN, CO 81611 [DENVER, CO 80256 LIGHT HOLDINGS LLLP MYRIN CUTHBERT L JR 37.5% PACE LINDA MARIE 733 13TH ST PMB 101 300 PUPPY SMITH #203 445 N MAIN AVE 1 BOULDER, CO 80302 ASPEN, CO 81611 ' SAN ANTONIO, TX 78205 b I P BOK WILLIAM G JR TRUSTEE PENN PAUL E & SUSAN W PUPPY SMITH LLC 14023 220TH AVE NE 3830 E 79TH ST 2Q5 S MILL ST SUITE 301A WOODINVILLE, WA 98072 INDIANAPOLIS, IN 46260-3457 ASPEN, CO 81611 SADLER PRISCILLA ANNE TRSTE SEGUIN WILLIAM L- SUTTON JENNY W SADLER PRISCILLA A REV TRST PO BOX 4274 4101 CUTLASS LN PO BOX 2989 ASPEN, CO 81612 .NAPLES, FL 34102 ASPEN, CO 81612 SUTTON KERMIT S & JENNY W US POSTAL SERVICE GIVEN INSTITUTE 801 12TH AVE S STE 200 WESTERN REGION REGENTS OF UNIVERSITY OF COLORADO NAPLES, FL 34102 SAN BRUNO, CA 94099 BOULDER CO 80304 i AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 216 E. Hallam , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 20 November , 2002 STATE OF COLORADO ) ) SS. County of Pitkin ) I, F. L. Stan Clauson (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 (IE) of the Aspen Land Use Code in the following manner: X Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy ofthepublicationis attached hereto. X Posting of notice: By posting ofnotice, 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 19th day o f June_,2002, to and including the date and time ofthe public hearing. A photograph of the posted notice (sign) is attached hereto. X 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 any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet ofthe property subject to the development application. The names and addresses ofproperty owners shall be , those on the current tax records ofPitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy ofthe owners and governmental agencies so noticed is attached hereto. PUBLIC NOTICE * DATE,0 - 2002 PLACE CA, M,1, COMÂ»r" TIME 5 00 pt, , 1 4, PURPOSE c.o.., .. ~ & I.'ost P.i,pâ€¢Â·,4 , 1-'ll M 7-1 4-#.4-9-4-".'r.,/ IrencepfU.**4 Wii,n,Â·rl ........0/4.-81 .... ... . ., 4 \40 1 , $ N.- 4'- --- (continued on next page) 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 ofthis Title, or whenever the text ofthis Title is to be amended, whether such revision be made by repeal ofthis Title and enactment ofa 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 ofowners ofreal property in the area ofthe proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. The foregoing "Affidavit ofNotice" was acknowledged before me this 1 l day of %Â·aoine -~beâ€¢-- , 200.ZÂ· by Ff L... E:>r,â€¢~,a C..6-,A.-..SA P.1 WITNESS MY HAND AND OFFICIAL SEAL My commission expires: li LZ l /05- 1 / -2 - L,ly=e (la - N*y Public , \3 ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL t . -12 f.+ 1 7& 1 PUBLIC NOTICE RE: 216 E. HALLAM STREET- MAJOR DEVELOPMENT (CONCEPTUAL), VARIANCES, ON-SNE RELOCATION, H[STORIC LANDMARK LOT SPLIT NOTICE IS IIEREBY GIVEN that a public hearing will be held on Wednesday, November 20, 2002 at a meeting to begin at 5:00 p.m before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by The Frost Property LLC requesting approval for Major Development (Conceptual), Variances, On-Site Relocation, and a Historic Landmark Lot Split. The property is located at 216 E. Hallam Street, Lots H and I (also known as Lots N and O), and a portion ofthe vacated alley, Block 71, City and Townsite of Aspen. The property is to be subdivided into two 3,000 square foot lots. The existing Victorian house is to be relocated to the west lot, and a new detached house is proposed on the east lot. The entire development will share the floor area that would be permitted for a single family house on the fathering 6,000 square foot parcel, plus one 500 square foot bonus that is requested. The application includes a request for setback variances on the western lot only, which are: a 5 foot east sideyard setback variance (this will be interior to the property), a 4 foot west side yard setback variance (facing the Red Brick School), and a 9 foot combined sideyard setback variance. These variances are needed to accommodate the width of the existing historic house. All other dimensional requirements, including on-site parking, are being met in the application. For further information, contact Amy Guthrie at the Aspen/Pitkin County Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci. aspen. co.us. stRallv Dupps, Chair Aspen Historic Preservation Commission Published in the Aspen Times on November 2,2002 City ofAspen Account .. 225 N MILL ST LLC ASPEN CENTER FOR ENVIRONMENTAL AMATO JOSEPH A A COLORADO LIMITED LIABILITY CO PO BOX 503 Â· STUDIES 225 N MILL ST 100 PUPPY SMITH ST HIGHLAND MILLS, NY 10930 N, CO 81611 ASPEN, CO 81611 ASPEN COMMUNITY UNITED BRUMDER WILLIAM G BERKO MIRTE 71.165% METHODIST CHURCH FLORIDA LAND TRUST PO BOX 360 114 N ASPEN ST 2054 FIRST WISCONSIN TRUST CO ASPEN, CO 81612 ASPEN, CO 81611 MILWAUKEE, WI 53201 BRUMDER WILLIAM G FLORIDA LAND CITY OF ASPEN - ELDER NELS REINHARD TRUST 130 S GALENA ST 202Â· N MONARCH ST 2054 FIRST WISCONSIN TRUST CO ASPEN, CO 81611 ASPEN, CO 81611 MILWAUKEE, WI 53201 FROST MONA J TRUST - FROST PROPERTY LLC HODGSON PHILIP R & PATRICIA H C/O US BANK ATTN: LORI J HAMILTON 709 N SPRUCE ST 212 N MONARCH ST 950 17TH ST CNDT0615 ASPEN, CO 81611 ASPEN, CO 81611 DENVER, CO 80256 LIGHT HOLDINGS LLLP MYRIN CUTHBERT L JR 37.5% PACE LINDA MARIE 733 13TH ST PMB 101 300 PUPPY SMITH #203 445 N MAIN AVE BOULDER, CO 80302 ASPEN, CO 81611 SAN ANTONIO, TX 78205 b 'BOK WILLIAM G JR TRUSTEE PENN PAUL E & SUSAN W PUPPY SMITH LLC 220TH AVE NE 3830 E 79TH ST 2Q5 S MILL ST SUITE 301A WOODINVILLE, WA 98072 INDIANAPOLIS, IN 46260-3457 ASPEN, CO 81611 SADLER PRISCILLA ANNE TRSTE SEGUIN WILLIAM L SUTTON JENNYW SADLER PRISCILLA A REV TRST PO BOX 4274 4101 CUTLASS LN PO BOX 2989 .NAPLES, FL 34102 ASPEN, CO 81612 ASPEN, CO 81612 SUTTON KERMIT S & JENNY W US POSTAL SERVICE GIVEN INSTITUTE 801 12TH AVE S STE 200 WESTERN REGION REGENTS OF UNIVERSITY OF COLORADO NAPLES, FL 34102 SAN BRUNO, CA 94099 BOULDER CO 80304 Ell- c) MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning DirectorJAD FROM: Amy Guthrie, Historic Preservation Officer RE: 216 E. Hallam Street- Major Development Review (Final) and Variances - Public Hearing DATE: December 11, 2002 SUMMARY: In June of 2002, HPC reviewed and approved a proposed redevelopment of this property which involved rehabilitating the Mona Frost house and expanding it into a duplex. On a separate parcel located to the north, approval was granted to rehab a historic barn and adapt it to become a single family home. While the development involving the barn is a "use by right" and required no further hearings, the Planning and Zoning Commission subsequently denied the applicant's request for the duplex on the Frost house, a proposal which, on a lot of the subject property's size, is only available for Landmarks based on a finding of compatibility with the neighborhood. When the proj ect returned to HPC for Final review in July, the representation was that, although the architecture was basically unchanged, the structure would be a single Aim. /1 . %'. 1 family home. In re-examining the land use options available for this site, the applicant has since determined that an appropriate course that will meet their goals and, they hope HPC's as well, would be to propose a Historic Landmark Lot Split. That has the effect of subdividing the front parcel into two separate 3,000 square foot lots and completely detaching the new construction from the 19th century home. HPC has granted conceptual approval for the new design and made a recommendation that Council approve the Historic Landmark Lot Split. The public hearing before City Council is scheduled for December 16,2002. Community Development staff supported this application and the significant results it achieves in terms o f retrieving the deteriorated historic structures on this site in the project's previous iteration and finds that the proposal has only improved by taking all but a very small portion of the new construction off of the Victorian house. APPLICANT: The Frost Property LLC, repfesented by Camilla Auger and Studio B Architects. PARCEL ID: 2737-073-14-001. ADDRESS: 216 E. Hallam Street, Lots H and I (also known as Lots N and O), and a portion of vacated alley, Block 71, City and Townsite ofAspen, Colorado. 1 P51 ZONING: R-6 (Medium Density Residential). CURRENT LAND USE: Single-family residence. MAJOR DEVELOPMENT (FINAL) 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 Tile procedurefor a Major Development Review, at thefinal level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with tile design guidelines and other applicable Land Use Code Sections. This report is transnlitted 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 tile 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 with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. A list of the design guidelines relevant to Final Review is attached as "Exhibit B." The house is to be relocated on its site and fully restored, based on historic photographs that have been located showing views of all but the back of the house in the 19th century. All portions of the original building are being preserved and the only addition is in the form of a two car garage. The total FAR for the development on both lots is limited to what could be built in a single family house, with or without a lot split, plus a 500 square foot bonus that is being requested. It is the applicant's role to propose how the square footage will be allocated. In this case, most of it is being placed in a new building on the east side of the Frost home. The design of the new house is very similar to what HPC saw in the previous proposal and staff has no concerns with it whatsoever. It is respectful to the historic building in terms of height, massing, and architectural detailing and meets all of the setback and parking requirements. HPC granted Conceptual approval for this project on November 20, 2002 with the following conditions: 2 P52 1. The HPC hereby approves a 500 square foot FAR bonus. 2. The public notice for Final review must include the setback variances as corrected to meet UBC concerns, and HPC will make a formal determination on the request at that time. 3. The new windows added to the east/west gable ends on the historic house are not approved. 4. For final review, restudy the garage doors to determine if they can be relocated to the back of the structure. 5. Finalization of exact window and door locations and sizes will be determined through demolition and discovery by removing the asphalt and the interior plaster to expose fi-aming evidence. 6. A structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover must be submitted with the building permit application. 7. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structure must be submitted with the building permit application. 8. A relocation plan detailing how and where the buildings will be stored and protected during construction must be submitted with the building permit application. 9. An application for Final review shall be submitted for review and approval by the HPC within one year of Nov. 20, 2002 or the conceptual approval shall be considered null and void per Section 26.415.070.D.3.c.3 ofthe Municipal Code. 10. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development Department and recorded in the office of the Pitkin County Clerk and Recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.480 of the Aspen Municipal Code; b. Contain a plat note stating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to the provisions of the Land Use Code in effect at the time of application; c. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district, except the variances approved by the HPC. d. The FAR on the two lots created by this lot split shall be allocated as follows: the lot containing the historic house will have 1,874 square feet of FAR, and the lot containing the new house will have 1,794 square feet of FAR, which shall be noted on the plat. Only conditions 2,3, and 4 contain direction that must be addressed at this meeting. A new public notice has been issued to state the setback variances needed, which will be reviewed later in the memo. With regard to the windows proposed to be added in the east and west gable ends of the historic house, they have been eliminated as requested. The applicant has also restudied 3 P53 the garage entry, but finds that moving the doors to the back of the building is problematic, primarily in terms of the practicality of making the turn to enter the stalls. Staff is satisfied with the response and does not recommend further discussion on the topic. The design guidelines for final review deal primarily with details such as the landscape plan, lighting, selection of new materials, and technical issues surrounding the preservation of existing materials. All representations made by the applicant indicate that their intention is to complete the restoration of the historic home on this property in a manner that is consistent with the guidelines. A number of documents that will confirm this outcome are included in the recommended conditions of approval. SETBACK VARIANCES The setback variances needed are only on the west lot, which will contain ~he historic structure. No variances are proposed on the new east lot. The request is for a 4 foot Ast sideyard setback variance (this would be interior to the site), a 5 foot west side yard setback variance (facing the Red Brick School), and a 9 foot combined sideyard setback variance. Because of the width of the historic house, which obviously cannot be changed, the applicant proposes to place the building right on the west lot line (towards the Red Brick School), a location that addresses UBC concerns that relate to window openings close to a property line. The criteria, per Section 26.415.110.C ofthe Municipal Code are as follows: HPC must make a finding that the setback 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 Finding: Staff finds that the variances are appropriate in that they allow the construction of two houses on the lot in a traditional side by side configuration. Because of the distance between the Frost House and the Red Brick Arts and Recreation Center, a generous amount of space will be provided for the public to view the house. RECOMMENDATION: Staff recommends that HPC approve Major Development Review, On-site Relocation, and Variances for 216 E. Hallam Street, Lots H and I (also known as Lots N and O), and a portion of vacated alley, Block 71, City and Townsite of Aspen, Colorado with the conditions listed below: 4 P54 1. The HPC hereby approves a 500 square foot FAR bonus, a 5 foot west sideyard setback variance for the historic structure, a 4 foot east sideyard setback variance for the historic structure, and a combined sideyard setback variance of 9 feet for the historic structure. 2. Finalization of exact window and door locations and sizes will be determined through demolition and discovery by removing the asphalt siding and the interior plaster to expose framing evidence. All details of the restoration will be driven by any photographic and physical evidence that is available. 3. The applicant must submit a preservation plan with the building permit indicating what original materials appear to still exist on the structure, and what treatments will be used to retain them. HPC staff and monitor will conduct a meeting with the contractor and architect at the site to determine how much can be salvaged, and where replacement will be necessary. 4. Any original millwork that remains on the house will be retained and used as a pattern for locations where woodwork must be recreated. HPC staff and monitor will be provided with shop drawings to review prior to the milling of any new exterior woodwork. 5. The existing historic chimney will be carefully dismantled prior to relocation and reassembled to maintain its original exterior appearance. 6. The foundation of the historic house is to be concrete, with no stone veneer, since none is visible in the 19th century photographs. 7. Cut sheets must be provided for all windows and doors that will be installed in the historic house. All lightwells shall be covered with grates, not surrounded by a railing. 8. A sample of the metal roofing to be used on the new building and the historic house' s 4.i:.1.:.1 garage must be submitted for review and approval by HPC 9. The applicant will provide HPC staff and monitor with a plan for how the housemover proposes to lift the building, for review prior to submittal of a building permit. The approach chosen, whether it be to move the house with its original floor system, or without, must be demonstrated to result in the removal of the least amount of historic exterior materials, and the least damage to the building possible. 10. A structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover must be submitted with the building pennit application. 11. A bond or letter of credit in the .amount of $30,000 to insure the safe relocation of the structure must be submitted with the building permit application. 12. A relocation plan detailing how and where the buildings will be stored and protected during construction must be submitted with the building permit application. 13. HPC staff and monitor must approve the type and location of all exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 14. Confirm that the site plan represents all major landscaping that is to take place and what the material for the sidewalks to the historic structures will be. HPC is particularly concerned with planting large trees or shrubs in locations that could damage the historic structure or block important public views of it. 15. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 5 P55 16. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the existing house are to be removed as part of the renovation. 17. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 18. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 19. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 20. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 21. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 6\1, <316.0/ RECOMMENDED MOTION: "I move to approve Resolution # , Series of 2002." Exhibits: Resolution # , Series of 2002 A. Staff memo dated December 11, 2002 B. Relevant Design Guidelines (I ... 4 C. Application 6 P56 "Exhibit B, Relevant Design Guidelines for Final Review" 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation proj ect. o This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the "private" spaces beyond. o Provide a walkway running perpendicular from the streetÂ· to the front entry. Meandering walkways are discouraged, except where it is needed to avoid a tree. Â¤ Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. o The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. o Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. o If a tree must be removed as part of the addition or alteration, replace it with species of a large enough scale to have a visual impact in the early years of the project. C ...1 1.12 Preserve and maintain historically significant planting designs. o Retaining historic planting beds, landscape features and walkways is encouraged. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. o Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. o Reserve the use of exotic plants to small areas for accent. o Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. o Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. o Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. o It is not appropriate to plant a hedge row that will block views into the yard. 1.15 Minimize the visual impacts of site lighting. o 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. 7 P57 2.1 Preserve original building materials. o Do not remove siding that is in good condition or that can be repaired in place. o Only remove siding which is deteriorated and must be replaced. o Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. o Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction may result in a building which no longer retains its historic integrity. 2.2 Protect wood features from deterioration. o Provide proper drainage and ventilation to minimize rot. o Maintain protective coatings to retard drying and ultraviolet damage. 2.3 Plan repainting carefully. Â¤ Always prepare a good substrate. Prior to painting, remove damaged or deteriorated paint only to the next intact layer, using the gentlest means possible. o Use compatible paints. Some latex paints will not bond well to earlier oil-based paints without a primer coat. 2.4 Brick or stone that was not painted historically should not be painted. o Masonry naturally has a water-protective layer, or patina, to protect it from the elements. 2.5 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. o Avoid the removal of damaged materials that can be repaired. /...a> Â¤ Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and , .- ' resins may be considered for wood repair and special masonry repair components also may be used. 2.6 Maintain masonry walls in good condition. o Original mortar that is in good condition should be preserved in place. o Repoint only those mortar joints where there is evidence of a moisture problem or when mortar is missing. Â¤ Duplicate the original mortar in strength, composition, color, texture, joint width and profile. o Mortar joints should be cleared with hand tools. Using electric saws and hammers to remove mortar can seriously damage the adjacent brick. o Do not use mortar with a high portland cement content, which will be substantially harder than the brick and does not allow for expansion and contraction. The result is deterioration of the brick itself. 2.7 Match the original material in composition, scale and finish when replacing materials on primary surfaces. o If the original material is wood clapboard, for example, then the replacement material must be wood as well. It should match the original in size, the amount of exposed lap and finish. o Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. 8 P58 2.8 Do not use synthetic materials as replacements for primary building materials. o In some instances, substitute materials may be used for replacing architectural details, but doing so is not encouraged. If it is necessary to use a new material, such as a fiberglass column, the style and detail should precisely match that of the historic model. o Primary building materials such as wood siding and brick should not be replaced with synthetic matetials. o Synthetic materials include: aluminum, vinyl siding and panelized brick. o EIFS (synthetic stucco) is not an appropriate replacement for real stucco. 2.10 Consider removing later covering materials that have not achieved historic significance. Â¤ Once the non-historic siding is removed, repair the original, underlying material. 3.1 Preserve the functional and decorative features of a historic window. o Features important to the character of a window include its frame, sash, muntins/mullions, silk heads, jambs, moldings, operation and groupings of windows. o Repair frames and sashes rather than replacing them, whenever conditions permit. o Preserve the original glass, when feasible. 3.2 Preserve the position, number and arrangement of historic windows in a building wall. o Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. o Greater flexibility in installing new windows may be considered on rear walls. o Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. 3.4 Match a replacement window to the original in its design. o If the original is double-hung, then the replacement window should also be double-hung, or at a minimum. appear to be so. Match the replacement also in the number and position of glass panes. o Matching the original design is particularly important On key character-defining facades. 3.5 In a replacement window, use materials that appear similar to the original. Â¤ Using the same material as the original is preferred, especially on character-defining facades. However, a substitute material may be considered if the appearance of the window components will match those of the original in dimension, profile and finish. 3.6 Preserve the size and proportion of a historic window opening. o Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. o Consider reopening and restoring an original window opening where altered. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. o A historic window often has a complex profile. Within the window's easing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, 9 P59 which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. 3.8 Use a storm window to enhance energy conservation rather than to replace a historic window. o Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. o If a storm window is to be installed on the exterior, match the sash design and material of the original window. It should fit tightly within the window opening without the need for sub-frames or panning around the perimeter. 4.1 Preserve historically significant doors. Â¤ Maintain features important to the character of a historic doorway. These may include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. o Do not change the position and function of original front doors and primary entrances. o If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. o If the secondary entrance is sealed shut, the original entrance on the primary facade must remain operable. 4.2 Maintain the original size of a door and its opening. o Altering its size and shape is inappropriate. It should not be widened or raised in height. .L, '4~. 4.3 When a historic door is damaged, repair it and maintain its general historic appearance. o For additional information see Chapter 14: General Guidelines "On-Going Maintenance of Historic Properties". 4.4 If a new screen door is used, it should be in character with the primary door. o Match the frame design and color of the primary door. o If the entrance door is constructed of wood, the frame of the screen door should also be wood. 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. o A replica of the original, if evidence exists, is the preferred replacement. o A historic door from a similar building also may be considered. o Simple paneled doors were typical. o Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 4.6 If energy conservation and heat loss are concerns, consider using a storm door instead of replacing a historic entry door. o Generally, wood storm doors are most appropriate when the original door is wood. o If a storm door is to be installed, match the frame design, character and color of the original door. 10 P60 5.1 Preserve an original porch. o Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones. o Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. o Expanding the size of a historic porch is inappropriate. 5.2 Avoid removing or covering historic materials and details on a porch. o Removing an original balustrade, for example, is inappropriate. 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. Â¤ Use materials that appear similar to the original. o While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. o Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. o When constructing a new porch, its depth should be in scale with the building. o The scale of porch columns also should be similar to that of the trimwork. Â¤ The height of the railing and the spacing of balusters should appear similar to those used historically as well. 6.1 Preserve significant architectural features. o Repair only those features that are deteriorated. o Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. o Removing a damaged feature when it can be repaired is inappropriate. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. o Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. o Match the original in composition, scale, and finish when replacing materials or features. o If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish, which traditionally was a smooth painted finish. 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. 11 P61 o The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building's heritage. o When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at "historic" designs for replacement parts. o Where "scars" on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. o Using overly ornate materials on a building for which there is no documentation is inappropriate. Â¤ It is acceptable to use salvaged materials from other buildings only if they are similar in style and detailing to other features on the building where they are to be installed. 6.6 Replacement of missing elements may be included in repair activities. o Replace only those portions that are beyond repair. o Replacement elements should be based on documented evidence. o Use the same kind of material as the original when feasible. o A substitute material may be acceptable if the form and design of the substitute itself conveys the visual appearance of the original material. For example, a fiberglass cornice may be considered at the top of a building. 7.1 Preserve the original form of a roof. 3 Do not alter the angle of a historic roof. Instead, maintain the perceived line and ( orientation of the roof as seen from the street. o Retain and repair roof detailing. 7.2 Preserve the original eave depth. o The shadows created by traditional overhangs contribute to one's perception of the building's historic scale and therefore, these overhangs should be preserved. 7.5 Preserve original chimneys, even if they are made non-functional. 7.8 Preserve original roof materials. o Avoid removing historic roofing material that is in good condition. When replacement is necessary, use a material that is similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. o Specialty materials such as tile, slate or concrete should be replaced with a matching material. 7.9 New or replacement roof materials should convey a scale, color and texture similar to those used traditionally. o Replacement materials should be similar to those used historically on comparably styled buildings. o If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. 12 P62 o Flashing should be in scale with the roof material. o If copper flashing is to be used, it should be treated to establish a matte, non-reflective finish. 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. o A metal roof material should have an earth tone and have a matte, non-reflective finish. o A metal roof with a lead-like patina also is an acceptable alternative. o Seams shouldbe of a low profile. o A roof assembly with a high profile seam or thick edge is inappropriate. 8.4 A garage door should be compatible with the character of the historic structure. o A wood-clad hinged door is preferred on a historic structure. o If an overhead door is used, the materials should match that of the secondary structure. Â¤ If the existing doors are hinged, they can be adapted with an automatic opener. 9.1 Proposals to relocate a building will be considered on a case-by-case basis. o In general, relocation has less of an impact on individual landmark structures than those in a historic district. o It must be demonstrated that relocation is the best preservation alternative. o Rehabilitation of a historic building must occur as a first phase of any improvements. o 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. o The design of a new structure on the site should be in accordance with the guidelines for new construction. o 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. 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. 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 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 Changi:ng the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 9.7 A lightwell may be used to permit light into below-grade living space. o In general, a lightwell is prohibited on a wall that faces a street (per the Residential Design Standards). 13 P63 o The size of a lightwell should be minimized. o A lightwell that is used as a walkout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. o The new materials should be either similar or subordinate to the original materials. 11.7 Roof materials (on the new house) should appear similar in scale and texture to those used traditionally. o Roof materials should have a matte, non-reflective finish. 11.8 Use building materials (on the new house) that contribute to a traditional sense of human scale. o Materials that appear similar in scale and finish to those used historically on the site are encouraged. o Use of highly reflective materials is discouraged. 14.3 Keep color schemes simple. (Advisory) o Using one base color for the building is preferred. o Using only one or two accent colors is also encouraged, except where precedent exists for using more than two colors with some architectural styles. (2?1) 14.4 Coordinating the entire building in one color scheme is usually more successful than working with a variety of palettes. (Advisory) o Using the color scheme to establish a sense of overall composition for the building is strongly encouraged. 14.5 Develop a color scheme for the entire building front that coordinates all the facade elements. (Advisory) o Choose a base color that will link the entire building face together. For a commercial building, it can tie signs, ornamentation, awnings and entrances together. On residences, it can function similarly. It can also help your building relate better to others in the district. o The complexity of the accent colors should be appropriate to the architectural style of the building. o Doors may be painted a bright accent color, or they may be left a natural wood finish. Historically, many of the doors would have simply had a stain applied. o Window sashes are also an excellent opportunity for accent color. o Brilliant luminescent or "day-glo" colors are not appropriate. Lighting 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. o The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. 14 P64 o All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. o Unshielded, high intensity light sources and those which direct light upward will not be permitted. o Shield lighting associated with service areas, parking lots and parking structures. o Timers or activity switches may be required to Â·prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. o Do not wash an entire building facade in light. o Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. o Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. o Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. o Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights-of-way. 14.14 Minimize the visual impacts of service areas as seen from the street. o When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. o This includes locations for trash containers and loading docks. o Service areas should be accessed off of the alley, if one exists. f- 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way. o Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. o Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible, provide screening with materials that are compatible with those of the building itself. o Screen ground-mounted units with fences, stone walls or hedges. o A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. o Use low-profile metzhanical units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from front yards, significant building facades or highly visible roof planes. o Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. 14.16 Locate standpipes, meters and other service equipment such that they will not damage historic facade materials. o Cutting channels into historic facade materials damages the historic building fabric and is inappropriate. Do not locate equipment on the front facade. o If a channel must be cut, either locate it on a secondary facade, or place it low on the wall. 15 P65 14.17 Design a new driveway in a manner that minimizes its visual impact. o Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted. o If an alley exists, a new driveway must be located off of it. 14.19 Use a paving material that will distinguish the driveway from the street. Â¤ Using a change in material, paving pattern or texture will help to differentiate the driveway from the street. o Porous paving materials will also help to absorb potential water runoff typically associated with impervious surfaces such as asphalt or concrete. 14.22 Driveways leading to parking areas should be located to the side or rear of a primary structure. o Locating drives away from the primary facade will maintain the visual importance the structure has along a block. See Chapter 8: Secondary Stmctures. 16 P66 RESOLUTION OF- THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL), ON-SITE RELOCATION, AND VARIANCES FOR THE PROPERTY LOCATED AT 216 E. HALLAM STREET, LOTS H, AND I, AKA LOTS N, AND 0, AND A PORTION OF VACATED ALLEY, BLOCK 71, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. -, SERIES OF 2002 PARCEL ID: 2737-073-14-001 WHEREAS, the applicants, The Frost Property LLC, represented by Camilla Auger and Studio B Architects, have requested Major Development Review (Final), On-Site Relocation, and Variances for the property located at 216 E. Hallam Street, Lots H and I (also known as Lots N and O), and a portion of vacated alley, Block 71, City and Townsite of Aspen, Colorado. The property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures;" 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 ~:Â·Â·i: ,,M:: WHEREAS, for Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the proj ect' 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 HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, in order for HPC to grant an FAR bonus, per Section 26.415.110.E, HPC must find that: 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets att applicable design guidelines; and 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 c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or P67 An appropriate transition defines the old and new portions of the building; and/or The project retains a historic outbuilding; and/or . Notable historic site and landscape features are retained; and WHEREAS, in order for HPC to grant setback variances, per Section 26.415.110.C of the Municipal Code, HPC must make a finding that the 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; and WHEREAS, the application included a request for approval. of on-site relocation of the historic house. In order to approve Relocation of a historic structure, per Section 26.415.090.C, the HPC must find that the proposal 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 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 i.:.'' 4 .,3 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 Inet: 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; and WHEREAS, Amy Guthrie, in her staff report dated December 11, 2002, performed an analysis of the application based on the standards, and recommended that the project be approved with conditions; and WHEREAS, at a regular meeting on December 11, 20025 the Historic Preservation Commission considered the application, found the application was consistent with the P68 44 01= "City of Aspen Historic Preservation Design Guidelines" and other applicable sections of the Municipal Code and approved the application with conditions by a vote of_ to _. NOW, THEREFORE, BE IT RESOLVED: That HPC approves Major Development Review, On-site Relocation, and Variances for 216 E. Hallam Street, Lots H and I (also known as Lots N and O), and a portion of vacated alley, Block 71, City and Townsite of Aspen, Colorado with the conditions listed below: 1. The HPC hereby approves a 500 square foot FAR bonus, a 5 foot west sideyard setback variance for the historic structure, a 4 foot east sideyard setback variance for the historic structure, and a combined sideyard setback variance of 9 feet for the historic structure. 2. Finalization of exact window and door locations and sizes will be determined through demolition and discovery by removing the asphalt siding and the interior plaster to expose framing evidence. All details of the restoration will be driven by any photographic and physical evidence that is available. 3. The applicant must submit a preservation plan with the building permit indicating what original materials appear to still exist on the structure, and what treatments will be used to retain them. HPC staff and monitor will conduct a meeting with the contractor and architect at the site to determine how much can be salvaged, and where replacement will be necessary. 4. Any original millwork that remains on the house will be retained and used as a pattern forrlocations where woodwork must be recreated. HPC staff and monitor will be provided with shop drawings to review prior to the milling of any new exterior woodwork. 5. The existing historic chimney will be carefully dismantled prior to relocation and reassembled to maintain its original exterior appearance. 6. The foundation of the historic house is to be concrete, with no stone veneer, since none is visible in the 19th century photographs. , 7. Cut sheets must be provided for all windows and doors that will be installed in the historic house. All lightwells shall be covered with grates, not surrounded by a railing. 8. A sample of the metal roofing to be used on the new building and the historic house's garage must be submitted for review and approval by HPC 9. The applicant will provide HPC staff and monitor with a plan for how the housemover proposes to lift the building, for review prior to submittal of a building permit. The approach chosen, whether it be to move the house with its original floor system, or without, must be demonstrated to result in the removal of the least amount of historic exterior materials, and the least damage to the building possible. 10. A structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover must be submitted with the building permit application. P69 11. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structure must be submitted with the building permit application. 12. A relocation plan detailing how and where the buildings will be stored and protected during construction must be submitted with the building permit application. 13. HPC staff and monitor must approve the type and location of all exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 14. Confirm that the site plan represents all major landscaping that is to take place and what the material for the sidewalks to the historic structures will be. HPC is particularly concerned with planting large trees or shrubs in locations that could damage the historic structure or block important public views of it. 15. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 16. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the existing house are to be removed as part of the renovation. 17. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 18. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 19. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the-purpose of construction. 20. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 21. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. APPROVED BY THE COMMISSION at its regular meeting on the 11th day of December, 2002. Approved as to Form: David Hoefer, Assistant City Attorney P70 Approved as to content: HISTORIC PRESERVATION COMMISSION Rally Dupps, Chair ATTEST: Kathy Strickland, Deputy City Clerk 44 P71 219 North Monarch Aspen, Colorado 81611 November 17, 2002 Rally Dupps, Chair Members of the Aspen Historic Preservation Commission City of Aspen 130 S. Galena Street Aspen, Colorado 81611-1975 Re: 216 E. Hallam Street - Major Development (Conceptual), Variances, On-site Relocation, Historic Landmark Lot Split Dear Commission Members: On behalf of our family (owners of 219 North Monarch across from the subject property), we respectfully request that the major development application, particularly the lot split, at 216 E. Hallam be denied. It is notnecessazy to split the lot in order to preserve Mona Frost's house. The proposed lot split with resulting separate residences are out of character with the historic nature of the house and surrounding neighborhood, and substantially more dense than the neighboring homes. The current application is really no different from the conditional use application for a duplex on a 6,000 square foot lot that we strongly opposed and that was denied in July 2002. The house does not have to be relocated to be preserved nor to avoid demolition. The sole reason for relocation is to obtain a 3,000 square foot additional lot for development next to the structure, thus the accompanying request for lot split. We would prefer keeping one single family residence on the site, even though it might result in a substantial addition being added. If the lot split is approved, the ultimate effect of this Application, like the conditional use application before it, will be to convert Mona Frost's single family home of 2-3 bedrooms and one bath on the current property, into two large 3 bedroom homes with at least 3 baths in each and both with a two-car garage. If the lot is allowed to be split, the resulting homes will be barely 5 feet apart, and the intensity of the proposed use would push development below ground, above ground, and with the requested setback variances virtually to the extremes of the property lines, consuming the historic site with structures. Given the fact that apparently a separate building site exists at the back of this property where the barn currently exists, for all intents and purposes, if the lot split is approved, there will be three large homes on the site where historically only one existed. P72 The historical character of the neighborhood will be irreconcilably altered by this development and its adverse effects. Our home, 219 N. Monarch, is diagonally across the street from the Mona Frost house. During the 40 years of our ownership, we have greatly appreciated the City's efforts to maintain the character of our West End neighborhood as it was when we purchased in the 1960's. The City has done this despite changes in ownersh* and those new owners' desires to reap large financial rewards from more intensive development. The first challenge to the distinctive qualities of our neighborhood was when Fred and Florence Glidden's house sold. The next was the Reynolds' house adjacent to the Glidden's on the west. Perhaps the greatest threat to neighborhood character occurred when the School District determined to vacate the red brick elementary school. In each case, even though an addition was approved on the Glidden house and a new single family home was approved to replace the one on the Reynold's, the density and intensity of use has not changed. As a result, population density, traffic, and parking on the street have not measurably changed over the years. Two, multi-thousand-square-foot residences on the Mona Frost site, are not even Close in character or use to such homes as the Be ko's or ours, each of which have historically had only a small one-bedroom apartment incorporated as part of the residence. If the Frost site is split, allowing two single family residences on 30 foot lots, with 5 feet in between, does that mean that we can construct three large single family residences on our property since we have three 30 foot lots? We respectfully appeal to you to preserve the character of our neighborhood and deny the application as presented. The adverse consequences of a development of the nature, magnitude, scale, and intensity that has been proposed by the applicant will have significant, adverse effects upon and forever change the historic nature and integrity of the neighborhood that the City has consistently worked so long to protect. Thank you for your serious and thoughtful consideration of our concerns. Sincerely, 404-1, a.4~2 William C. Light CC: Amy Guthrie, Planner P73 Â¢) MEMORANDUM TO: Historic Preservation Commission FROM: Chris Bendon, Senior Long Range planner ~ ~AA A A Lvvv v I RE: Infill and TDR Program Update DATE: December 11, 2002 The HPC reviewed proposed land use code language for a new transferable development right program October 23rd and requested a second meeting time to further discuss the program. The HPC also requested an opportunity to discuss the Infill program in general. Attached is the latest revision of the TDR program. Some minor changes have been made to the previous copy. Also attached is the Infill Report. This document highlights the zoning changes that are proceeding through the Planning and Zoning Commission public hearing process. ATTACHMENTS: A. Draft TDR Program B. Infill Report 1 P75 146,1.- A Chapter 26.535 TRANSFERABLE DEVELOPMENT RIGHTS (TDR) Sections: 26.535.010 Purpose 26.535.020 Terminology 26.535.030 Applicability and Prohibitions 26.535.040 Authority 26.535.050 Procedure for Establishing a Historic TDR Certificate. 26.535.060 Procedure for Extinguishing a Historic TDR Certificate 26.535.070 Review Criteria for Establishment of a Historic TDR. 26.535.080 Review Criteria for Extinguishment of a Historic TDR. 26.535.090 Application Materials. 26.535.100 Appeals 26.535.010 Purpose. The purpose of this Chapter is to encourage the preservation of Historic Landmarks, those properties listed on the Aspen Inventory of Historic Landmark Sites and Structures, within the City of Aspen by permitting those property owners to sever and convey, as a separate development right, undeveloped Floor Area to be developed on a different and non-historic property within the City of Aspen. The <9' program enables standard market forces, and the demand for residential Floor Area, to accomplish a community goal of preserving Aspen's heritage as reflected in its built environment. 26.535.020 Terminology. Historic Transferable Development Right Certificate. (Historic TDR Certificate) An irrevocable assignable property right which allows a certain amount of development, which may be conveyed separate from the property in which it has historically been associated (the Sending Site), and which may be used to increase development rights on another property (the Receiver Site). TDR Certificates shall be considered bearer instruments upon execution by the Mayor of the City of Aspen, pursuant to a validly adopted Ordinance. "Sending Site" The designated Historic Landmark property being preserved by reducing its allowable Floor Area in exchange for the City establishing and issuing a Historic TDR Certificate. "Receiver Site" A property on which developments rights are increased in exchange for the City extinguishing a Historic TDR Certificate held by the developer of the property. Establishment of a TDR: The process of creating a Historic TDR Certificate in exchange for a property owner lessening the allowable development on a historic property (the Sending Site) through a permanent deed restriction. TDR Page 1 P76 Extinguishment of a TDR: The process of increasing the allowable development on a property (the receiver site), as permitted in the zone district, through the redemption of a Historic TDR Certificate. 26.535.030 Applicability and Prohibitions. This Chapter shall apply to properties eligible for issuance of a Historic TDR Certificate, known as Sending Sites, and properties eligible for the extinguishment of a Historic TDR Certificate, known as Receiving Sites. City of Aspen Historic TDR Certificates may only be used within the city limits of the City of Aspen, as hereinafter indicated, or in unincorporated Pitkin County, if and as may be permitted by the Pitkin County Land Use Code. Pitkin County TDRs are not eligible for extinguishment within the City of Aspen. Sending Sites shall include all properties within the City of Aspen designated as a Historic Landmark, those properties listed on the Aspen Inventory of Historic Landmark Sites and Structures, in which the development of a single-family or duplex home is a permitted use, according to Chapter 26.710, Zone Districts. Properties on which such development is a conditional use shall not be eligible. Sending Sites may also be established through adoption of a Final PUD Development Plan, pursuant to Chapter 26.445. Sending sites shall remain eligible for all benefits, bonuses, etc. allowed historically designated properties after establishment of transferable development rights, pursuant to Chapter 26.415. ( Receiving Sites shall include all properties in the City of Aspen permitted additional development rights for extinguishment of a Historic TDR in Chapter 26.710, Zone Districts, not including any property designated as a Historic Landmark. A property may also be designated as a Receiving Site through adoption of a Final PUD Development Plan, pursuant to Chapter 26.445. The allowable development for extinguishment of a Historic TDR Certificate varies depending upon the zone district of the Receiving Site and the use of the land. Chapter 26.710, Zone Districts, describes the development allowance for each Historic TDR Certificate extinguished. A Historic TDR Certificate may be *sold, assigned, transferred, or conveyed. Transfer of Title shall be evidenced by an assignment of ownership on the actual certificate document. Upon transfer, the new owner may request the City re-issue the certificate acknowledging the new owner. Re-issuance shall not require re-adoption of an ordinance. The market for Historic TDR Certificates is unrestricted and the City shall not prescribe or guarantee the monetary value of a Historic TDR Certificate. The Community Development Director shall establish policies and procedures not inconsistent with this Chapter for the printing of certificates, their safe-keeping, distribution, recordation, control, and extinguishments. TDR Page 2 ?11 26.535.040 Authority. The City Council, in accordance with the procedures, standards, and limitations of this Chapter and of Common Development Review Procedures, Section 26.304, shall approve or disapprove, pursuant to adoption of an ordinance, a land use application for the establishment of Historic Transferable Development Rights. The Mayor of the City of Aspen, in accordance with the procedures, standards, and limitations of this Chapter and of Common Development Review Procedures, Section 26.304, shall validate and issue Historic TDR Certificates, pursuant to a validly adopted ordinance. The Community Development Director, in accordance with the procedures, standards, and limitations of this Chapter and of Common Development Review Procedures, Section 26.304, shall approve or disapprove a land use application for the extinguishment of Historic Transferable Development Rights. 26.535.050 Procedure for Establishing a Historic Transferable Development Right Certificate. The following steps are necessary for the issuance of a City of Aipen Historic Transferable Development Right Certificate - Pre-application Conference. Property owners interested in the City's Historic TDR program are encouraged to meet with a member of the Community Development Department to clarify the process, benefits, and limitations of the program. Owner confirmation. An application for the issuance of a Historic TDR Certificate shall only be accepted by the City upon submission of a notarized affidavit from the Sending Site property owner signifying understanding ofthe following concepts: â€¢ A deed restriction will permanently encumber the Sending Site and restrict that property's development rights to below that allowed by right by zoning according to the number of Historic TDR Certificate established from that Sending Site. â€¢ For each certificate of development right issued by the City for the particular Sending Site, that property shall be allowed two-hundred and fifty (250) square feet less of Floor Area, as permitted according to the property's zoning, as amended. â€¢ The Sending Site property owner shall have no authority over the manner in which the certificate of development right is used by subsequent owners of the Historic TDR Certificate. Application for Issuance of Historic TDR Certificate. An applicant shall supply the necessary application materials, identified in Section 26.535.080, Application Materials, along with applicable review fees. City Review and Approval of Application. The Community Development Department shall review the application according the review standards identified in Section 26.535.060, Review Standards for Establishment of a Historic TDR Certificate and shall forward a recommendation to the City Council. The City Council shall approve or disapprove the establishment of a TDR Page 3 P78 Historic TDR Certificate by adoption of an Ordinance, according to the review standards identified in Section 26.535.060, Review Standards for Establishment. of a Historic TDR Certificate. Scheduling of Closing Date. Upon satisfaction of all relevant requirements, the City and the applicant shall establish a date on which the respective Historic TDR Certificates shall be validated and issued by the City and a deed restriction on the property shall be accepted by the City and filed with the Pitkin County Clerk and Recorder. Closing. On the mutually agreed upon closing date, the Mayor of the City of Aspen shall execute and deliver the applicable number of Historic TDR Certificates to the property owner and the property owner shall execute and deliver a deed restriction lessening the available development right of the Sending Site together with the appropriate fee for recording the deed restriction with the Pitkin County Clerk and Recorder's Office. 26.535.060 Procedure for Extinguishing a Historic Transferable Development Right Certificate. The following steps are necessary for the extinguishment of a City of Aspen Historic Transferable Development Right Certificate Pre-application Conference. Property owners interested in the City' s Historic TDR program are encouraged to meet with a member of the Community Development Department to clarify the process, benefits, and limitations of the program. Applicants are encouraged to meet with the City Zoning Officer and review potential development plans to ensure the additional development right can be properly incorporated onto the Receiver Site. Associated Planning Reviews. An applicant must gain all other necessary approvals for the proposed development, as established by this Title. Application for Building Permit. An applicant shall submit the necessary materials for a building permit, pursuant to Section 26.304.075, Building Permit. Confirmation of Historic TDR'Certificate. The applicant shall submit the requisite Historic TDR Certificate(s) and the City shall confirm its, or their, authenticity. City Review of Application. The Community Development Department shall review the application according the review standards identified in Section 26.535.070, Review Standards for Extinguishment of a Historic TDR Certificate. Extinguishment of Historic TDR Certificate. Prior to, and as a condition of, issuance of a building permit for a development on a Receiver Site requiring the extinguishment of a Historic TDR Certificate, the applicant shall assign the requisite Historic TDR Certificate(s) to the City of Aspen whereupon the certificates shall be marked "extinguished." The property shall permanently maintain the additional development benefit of the extinguished TDR according to the development allowance for a TDR pursuant to Section 26.710 Zone Districts. The property TDR Page 4 P79 owner may, at their discretion, record a confirmation letter from the Community Development Director acknowledging the extinguishment of the TDR(s) for the Receiver Site. 26.535.070 Review Criteria for Establishment of a Historic Transferable Development Right. A Historic TDR Certificate may be established by the Mayor of the City of Aspen if the City Council, pursuant to adoption of an ordinance, finds all the following standards met: 1. The Sending Site is a Historic Landmark on which the development of a single-family or duplex residence is permitted use, pursuant to Chapter 26.710. Properties on which such development is a conditional use shall not be eligible. 2. It is demonstrated that the Sending Site has permitted unbuilt development rights, for either a single-family or duplex home, equaling or exceeding two-hundred and fifty (250) square feet of Floor Area multiplied by the number of Historic TDR Certificates requested. 3. It is demonstrated that the establishment of TDR Certificates will not create a nonconformity. In cases where nonconformity already exists, the action shall not increase the specific nonconformity. 4. The analysis of unbuilt development right shall only include the actual built development and any approved development order and shall not include the potential of the Sending Site to gain Floor Area bonuses, exemptions, or similar potential development incentives. :2.- 5. Any development order to develop Floor Area, beyond that remaining appurtenant to the property after establishment of TDR Certificates, shall be considered null and void. 6. The proposed deed restriction permanently restricts the development of the property to an allowable Floor Area not exceeding the allowance for a single-family or duplex residence minus two hundred and fifty (250) square feet of Floor Area multiplied by the number of Historic TDR Certificates established. The deed restriction shall not stipulate an absolute Floor Area, but shall stipulate a square footage reduction from the allowable Floor Area, as may be amended from time to time. The Sending Site shall remain eligible for certain Floor Area incentives and/or exemptions as may be authorized and as may be amended from time to time. The form of the deed restriction shall be acceptable to the City Attorney. 7. A real estate closing has been scheduled at which, upon satisfaction of all relevant requirements, the City shall execute and deliver the applicable number of Historic TDR Certificates to the Sending Site property owner and that property owner shall execute and deliver a deed restriction lessening the available development right of the subject property together with the appropriate fee for recording the deed restriction with the Pitkin County Clerk and Recorder's Office. 8. It shall be the responsibility of the Sending Site property owner to provide building plans and a zoning analysis of the Sending Site to the satisfaction of the Community Development Director. Certain review fees may be required for the confirmation of built Floor Area. TDR Page 5 P80 26.535.080 Review Criteria for Extinguishment of a Historic Transferable Development Right. Historic TDR Certificates may be extinguished to accommodate additional development of a non-Historic Landmark property, a property not listed on the Aspen Inventory of Historic Landmark Sites and Structures, if the Community Development Director finds the following standards have been met: 1. The Receiving Site is not restricted by a prescribed Floor Area limitation or the restricting document permits the extinguishment of Historic TDR Certificates for additional development rights. 2. The Receiving Site is not listed on the Aspen Inventory of Historic Landmark Sites and Structures and is eligible to receive an increase in development rights as specified in Chapter 26.710, according to the zone district and the land use, or as otherwise specified in a Final PUD Plan for the property. 3. All other necessary approvals for the proposed development on the Receiver Site, as established by this Title, have been obtained. 4. The applicant has submitted the requisite original Historic TDR Certificate(s) for redemption. 5. The applicant has submitted the necessary materials for a building permit on the Receiver Site, pursuant to Section 26.304.075, Building Permit, and the additional development can be accommodated on the Receiver Site in conformance with all other relevant requirements. (t 6. Prior to, and as a condition of, issuance of a building permit for a development requiring the extinguishment of a Historic TDR Certificate(s), the applicant shall assign and deliver the original certificate(s) to the City of Aspen whereupon the certificate(s) shall be marked "extinguished." 7. The Community Development Director shall issue a letter confirming the extinguishment of the TDR Certificate(s) and increasing the available development rights of the Receiver Site. The applicant may wish to record this document with the Piktin County Clerk and Recorder. The confirmation letter shall not stipulate an absolute total Floor Area, but shall stipulate a square footage increase from the allowable Floor Area, according to the zone district and land use of the Receiver Site at the time of building permit submission. The Receiver Site shall remain subject to amendments to the allowable Floor Area and eligible for certain Floor Area incentives and/or exemptions as may be authorized and as may be amended from time to time. The form of the confirmation letter shall be acceptable to the City Attorney. 8. The development allowed on the Receiver Site by extinguishment of Historic TDR Certificate(s) shall be that allowed in Chapter 26.710, according to the zone district and the land use, or as otherwise specified in a Final PUD Plan for the receiver Site and shall not permit the creation of a non-conforming use or structure. 26.535.090 Application Materials. A. The contents of a development application to establish a Historic TDR Certificate shall be as follows: TDR Page 6 P81 1. The general application information required in Common Procedures, Section 26.304. 2. A notarized affidavit from the Sending Site property owner signifying acknowledgment of the following: â€¢ A deed restriction will permanently encumber the Sending Site and restrict that property's development rights to below that allowed by right by zoning according to the number of Historic TDR Certificate established from that Sending Site. â€¢ For each certificate of development right issued by the City for the particular Sending Site, that property shall be allowed two-hundred and fifty (250) square feet less of Floor Area, as permitted according to the property's zoning, as amended. â€¢ The Sending Site property owner shall have no authority over the manner in which the certificate of development right is used by subsequent owners of the Historic TDR Certificate. 3. A Site Improvement Survey of the Sending Site depicting: a) Existing natural and man-made site features. b) Alllegal easements and restrictions. 4. Dimensioned, scaled drawings of the existing development on the Sending Site and a Floor Area analysis of all structures thereon. 5. A proposed deed restriction for the Receiver Site. 6. Written response to each of the review criteria. B. The contents of a development application to extinguish a Historic TDR Certificate shall be as follows: 1. The necessary application materials for a complete building permit submission, pursuant to Section 26.304.075, Building Permit. 2. Written response to each of the review criteria. 26.535.100 Appeals An applicant aggrieved by a determination made by the Community Development Director, pursuant to this Section, may appeal the decision to the City Council, pursuant to the procedures and standards of Section 26.316, Appeals. An applicant aggrieved by a determination made by the City Council, pursuant to this Section, may appeal the decision to a court of competent jurisdiction. TDR Page 7 P82 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director FROM: Amy Guthrie, Historic Preservation Officer RE: Finalization of documents that will be used in making recommendations to City Council on the listing of properties to the Aspen Inventory of Historic Landmark Sites and Structures DATE: December 11, 2002 SUMMARY: As HPC is aware, City Council has set a deadline of January 15, 2003, by which time we need to have fully ironed out the process for moving discussions on the removal or addition of any properties to the Aspen Inventory of Historic Landmark Sites and Structures forward. The Historic Preservation ordinance adopted by City Council in March 2002 establishes the criteria for Inventory listing. We do not plan to adjust the criteria at this time. The criteria are: 1. A property is deemed significant for its antiquity, in that it is: a. More than 100 years old; and b. It possesses an appropriate degree of integrity of location, setting, design, materials, workmanship and association, given its age BE 2. A property constructed at least forty (40) years prior to the year in which the application for designation is being made that possesses sufficient integrity of location, setting, design, materials, workmanship, and association and is related to one or more of the following: a. An event, pattern or trend that has made a significant contribution to local, state, regional or national history; b. People whose specific contribution to local, state, regional or national history is deemed important and be identified and documented; c. A physical design that embodies the distinctive characteristics of a type, period or method of construction, or represents the technical or aesthetic achievements of a recognized designer, craftsman or design philosophy that is deemed important. The ordinance allows HPC to develop supporting documents that will be used in applying the criteria listed above. At this time, these documents are the three historic context papers that have been reviewed by HPC and Council, and the "Integrity Assessment" P83 scoring forms for each documented building style from the 19th and 20th centuries. At the January 8, 2003 meeting, we will discuss any "final" tweaks to the scoring sheets themselves. In addition to those tools, staff proposes to include in the supporting documents the attached explanations provided by the National Park Service to illuminate the intentions of the three designation criteria (2 a, b, and c) being used for Post War sites. These are meant to help everyone understand the type of properties that could qualify and to eliminate, to the extent possible, the fears that were still being expressed by Council and members of the public at the November worksession about how broadly the language could be interpreted. There are two issues for HPC to decide on at this time. The first is, after reviewing the Park Service information, is there any objection to its use, and second, what process will we follow in "scoring" properties? Following is staffs recommendation for the scoring issue. With HPC's feedback, we will prepare a resolution for the January 8,2003 meeting to formally adopt the system. Step 1: The Historic Preservation Officer will visit each site that is currently listed on the Aspen Inventory of Historic Landmark Sites and Structures in order to apply the appropriate "Integrity Assessment Form" and determine a score. Step 2: The historic preservation program has recently transitioned from a long standing C system wherein some properties were officially designated "landmarks" and others were simply referred to as being "inventoried." For any property that was individually designated a landmark by Council ordinance at some time in the past, the score recorded by staff will simply be placed in the property files located in the Community Development Department. These properties will not be considered for removal from the Inventory because specific findings were made in the past as to their significance, and it is likely that variances or other benefits have been awarded, therefore making de-listing inappropriate. Step 3: The owners of all properties that were not been previously designated as landmarks under the old system will be provided with a letter from the Historic Preservation Officer explaining the designation criteria and scoring system. The owners will be given an opportunity to apply for de-listing from the Inventory if they so desire. Step 4: HPC will hold individual public hearings on any requests to de-list and will make a recommendation to City Council. City Council will either retain the property on the inventory or adopt an ordinance removing it. Step 5: Community Development Department staff will prepare a basic analysis of any properties associated with the 19th or 2001 centuries that would be recommended for consideration as a new listing on the Inventory. The analysis will include a site visit by the Historic Preservation Officer, who will prepare a score using the appropriate P84 55 "Integrity Assessment Form. The property owner, HPC, or City Council would then be asked t0 endorse the preparation of a formal application for review if there appears to be merit to the site. (Staff does not have the authority to file an application on their own.) Step 6: HPC will hold individual public hearings and site visits to the properties discussed in Step 5 and make recommendations to City Council. City Council will either adopt ordinances designating the properties, or reject them for designation. Note: As a reminder to HPC, the new ordinance states that "if an application (for the listing of any property) is denied, the HPC or City Council may not file a reapplication for designation on the Aspen Inventory of Historic Landmark, Sites and Structures for five (5) years from the date of the City Council disapproval." An application to de-list from the inventory, if denied by City Council, cannot be filed again for a period of two years. ( P85 - CRITERION A: EVENT Properties can be eligible for the National Register if they are associated with events that have made a significant contribution to the broad patterns of our history. UNDERSTANDING Examples of Properties Associated APPLYING CRITERION A: with Events CRITERION A: EVENT Properties associated with specific events: EVENT â€¢ The site of a battle. To be considered for listing under â€¢ The building in which an important TYPES OF EVENTS Criterion A, a property must be as- invention was developed. A property can be associated with sociated with one or more events im- â€¢ A factory district where a sign#icant either (or both) of two types of portant in the defined historic strike occurred. context. Criterion A recognizes events: â€¢ An archeological site at which a properties associated with single â€¢ A specific event marking an im- events, such as the founding of a major new aspect of prehistory was portant moment in American town, or with a pattern of events, prehistory or history and discovered, such as the first evidence of man and extinct Pleistocene repeated activities, or historic trends, animals being contemporaneous. â€¢ A pattern of events or a historic such as the gradual rise of a port trend that made a significant con- city's prominence in trade and com- â€¢ A site where an important facet of tribution to the development of a merce. The event or trends, how- European exploration occurred. ever, must clearly be important community, a State, or the nation. within the associated context settle- Refer to the left for a list of specific Properties associated with a pattern of ment, in the case of the town, or examples. events: development of a maritime economy, (21 in the case of the port city. â€¢ A trail associated with western ASSOCIATION OF THE Moreover, the property must have an migration. PROPERTY WITH THE important association with the event â€¢ A railroad station that served as the EVENTS or historic trends, and it must retain focus ofa community's transporta- historic integrity. (See Part V: How to lion system and commerce. The property you are evaluating Evaluate a Property Within its Historic Context.) â€¢ A mill district rejlecting the impor- must be documented, through ac- Several steps are involved in deter- tance of textile manufacturing cepted means of historical or ar- mining whether a property is sig- during a given period. cheological research (including oral nificant for its associative values: history), to have existed at the time â€¢ A building used by an important of the event or pattern of events and â€¢ Determine the nature and origin local social organization. to have been associated with those of the property, â€¢ A site where prehistoric NaNve events. A property is not eligible if â€¢ Identify the historic context with Americans annually gathered for its associations are speculative. For which it is associated, and seasonally available resources andfor archeological sites, well reasoned in- social interaction. ferences drawn from data recovered â€¢ Evaluate the property's history to at the site can be used to establish the determine whether it is as- â€¢ A downtown district representing a association between the site and the sociated with the historic context town's growth as the commercial events. in any important way. focus of the surrounding agricultural area. SIGNIFICANCE OF THE ASSOCIATION Mere association with historic events or trends is not enough, in and of itself, to qualify under Criterion A: the property's specific association must be considered im- portant as well. For example, a build- ing historically in commercial use must be shown to have been sig- nificant in commercial history. Â».. -â€ž .---33,Â«Vrl VALUES , 444.1 93. k.4}Â·~Â·-:Â·:ig '-~ Â· Â·~ ..:.2.1.f ~93'1-2.t4,~fly,9....... Traditional cultural signi ficance is Â·7-.:. Â·Â·..0:. ....lfÂ·/:-2/'40Â»3~4*1.-.i.Â£ derived from the role a property ~ ~'r*: -:..-v~~~5;~1-~tjAÂ·e.j..1 . Â·Â·1'Â·- - '6%Â·R:;.4 ' : Â·wt .'Â·'- Â·'..i'.; f, ~1 ' :. , ... plays in a community's historically HIZAbL**Mt*S?*2240.. Â· j-j,4Â§'./4 6-0.-::. rooted beliefs, customs, and prac- tices. Properties may have sig- Billiafla.ie" 7f*4-= 23~ nificance under Criterion A if they are associated with events, or series ,â€ž.,0 of events, significant to the cultural ---Jqi traditions of a community.3 MORMI~~40 friZA Eligible â€¢ A hilltop associated in oral his- torical accounts with founding of an Indian tribe or society is Â· 1%. - 3.i - 3*25 0 454 Â· ~. a.--it.IM/rer/.*A- ,~,-~ti-23ill4 eligible. - 2.Â»14Â·.-2 â€¢ A rural community can be ' ~-4~,;- 2~~~-.~,3 ,~0~~ ~'--4*vâ€ž-~'*-:tj<~~i eligible whose organization, buildings, or patterns of land , I*-422.-frigÂ·S. 24576#7 14~ Â·tile use reflect the cultural tradi- - Â· Â·*;6--' f$*f tions valued by its long-tenn residents. â€¢ An urban neighborhood can Criterion A - The Old Brulay Plantation, Brownsville vicinity, Cameron County,Texas. be eligible as the traditional Historically significant for its association with the development of agriculture in southeast home of a particular cultural Texas, this complex of 10 brick buildings was constructed by George N. Brulay, a French im- group and as a reflection of its migrant who introduced commercial sugar production aÂ·nd irrigation to the Rio Grande Vallev. beliefs and practices. ( Photo by Texas Historical Commission), c Not Eligible â€¢ A site viewed as sacred by a recently established utopian or religious community does not have traditional cultural value and is not eligible. ~For more information, refer to National' Register Bulletin 38.- Guidetines for Evaluating and Documenting Tradifional Culfural Properties. P87 13 CRITERION B: PERSON Properties may be eligible for the National Register if they are associated with the lives of persons significant in our past. ~9400&~4Â· ~<Ne,7~~//1.9W,Jv- "' 2.6rr 90'9 f 1.-' 7.i~ 222 UNDERSTANDING * 7- 4 5 0 34 Â«**t CRITERION B: 97.ALMit#Ck ' i r r. /.. 1.~21h. 4 - ..1 Â»- PERSON6 . u:,fi ' - Criterion B applies to properties as- . -:... N. iÂ·/ ly sociated with individuals whose - f * /0 specific contributions to history can 1 biu 23 yâ‚¬ li y, ... .4 2 = -/. 7-3 #9 sons "significant in our past" refers : -4 .- 4. .- Al C 't-5 Unc.,5 '*- ~- 5-, -, ~ * It,=42 -240,:SA,4/1 to individuals whose activities are : 17-0 - dernonstrably important within a local, State, or national historic con- i I.- w.resÂ· . ff& <Â· fÂ¥Â·-21 (0'MtÂ¢T,- . text. The criterion is generally restricted to those properties that il- , 1= e 1 lustrate (rather than commemorate) a 1_IL - -Ir- person's important achievements. . , (The policy regarding co mmemora- -- , '"9Uilt- 3%4411 tive properties, birthplaces, and 1 ,- . i , 3 graves is explained further in Part VII: How to Apply the Criteria Con- r siderations.) Several steps are involved in deter- mining whether a property is sig- nificant for its associative values Criterion B - The William Whitney House, Hinsdale, Du Page County, Illinois. This build- under Criterion B. First, determine ing is locally significant for its historical association with William Whitney, the founder of the the importance of the individual. town of Hinsdale, illinois. Whitney, a citizen of New York State, moved to illinois, established Second, ascertain the length and na- thÂ£ town, and while liz,ing here between 1870 and 1879 was o prominent local businessman and ture of his/her association with the politician. (Photo by Frederick C. Cue). property under study and identi fy the other properties associated with the individual. Third, consider the property under Criterion B, as out- lined below. Examples of Properties Associated with Persons Properties associated with a sign*-ant person: â€¢ The home Of an important mer.-kant or labor leader. â€¢ The studio of a significant artist. â€¢ The business headquarters offin im- portant industrialist. 6For further information on properties eligible under Criterion B, refer to National Register Bulletin 32: Guidelines for Evaluating and Documenting PropeR@&45sociated with Significant PerSOMS. APPLYING ASSOCIATION WITH THE ASSOCIATION WITH PROPERTY GROUPS CRITERION B: Properties eligible under Criterion PERSON B are usually those associated with a several community leaders or with a For properties associated with person's productive life, reflecting the prominent family, it is necessary to IGNIFICANCE OF THE time period when he or she achieved identify specific individuals and to INDIVIDUAL significance. In some instances this explain their significant accomplish- may be the person's home; in other ments. The persons associated with the cases, a person's business, office, property must be individually sig- laboratory, or studio may best repre- nificant within a historic context. A sent his or her contribution. Proper- Eligible property is not eligible if its only jus- ties that pre- or post-date an â€¢ A residential district in which tification for significance is that it individual's significant accomplish- a large number of prominent was owned or used by a person who ments are usually not eligible. (See or influential merchants, is a member of an identifiable profes- Comparison to Related Properties, professionals, civic leaders, sion, class, or social or ethnic group. below, for exceptions to this rule.) politicians, etc., lived will be It must be shown that the person The individual's association with eligible under Criterion B i f the gained importance within his or her the property must be documented by significance of one or more profession or group. accepted methods of historical or ar- specific individual residents is cheological research, including writ- explicitly justified. ten or oral history. Speculative Eligible associations are not acceptable. For â€¢ A building that served as the â€¢ The residence of a doctor, a archeological sites, well reasoned in- seat of an important family is mayor, or a merchant is ferences drawn from data recovered eligible under Criterion B if the eligible under Criterion B if the at the site are acceptable. signi ficantaccomplishments of person was significant in the one or more individual family field of medicine, politics, or COMPARISON TO members is explicitly justi fied. commerce , respectively. RELATED PROPERTIES Not Eligible Not Eligible â€¢ A residential district in which Each property associated with an â€¢ A property is not eligible important individual should be com- a large number of influential under Criterion B i f it is as- pared to other associated properties persons lived is not eligible ( sociated with an individual to identify those that best represent under Cri terion B if the ac- about whom no scholarly the person's historic contributions. complishments of a specific in- judgement can be made be- The best representatives usually are dividual(s) cannot be cause either research has not properties associated with the documented. If the sig- revealed specific information person's adult or productive li fe. ni ficance of the district rests in about the person's activities Properties associated with an the cumulative importance of and their impact, or there is in- individual's formative or later years prominent residents, however, sufficient perspective to deter- may also qualj fy i f it can be then the district might still be mine whether those activites or demonstrated that the person's ac- eligible under Criterion A. Eligibility, in this case, would contributions were historically tivities during this period were his- important. be based on the broad pattern torically significant or if no properties of community development, from the person's productive years through which the neighbor- survive. Length of association is an hood evolved into the primary important factor when assessing residential area for this class of several properties with simi]ar as- citizens. sociations. A community or State may contain â€¢ A building that served as the several properties eligible for associa- seat of an important family tions with the same important per- will not be eligible under son, if each represents a different Criterion B i f the significant ac- aspect of the person's productive life. complishments of individual A property can also be eligible if it famj}y members cannot be has brief but consequential associa- documented. 1n cases where a tions with an important individual. succession of family members (Such associations are often related to has lived in a house and collec- speci fic events that occurred at the tively has had a demonstrably property and, therefore, it may also significant impact on the com- be eligible under Criterion A.) munity, as a family, the house is more likely to be signi ficant under Criterion A for associa- tion with a pattern of events. P89 ASSOCIATION WITH ASSOCIATION WITH NATIVE AMERICAN SITES LIVING PERSONS ARCHITECTS/ARTISANS The known major villages of in- Properties associated with living Architects, artisans, artists, and en- dividual Native Americans who persons are usually not eligible for in- gineers are often represented by their were important during the contact clusion in the National Register. Suf- works, which are eligible under period or later can qualify under ficient time must have elapsed to Criterion C. Their homes and Criterion B. As with all Criterion B assess both the person's field of en- studios, however, can be eligible for properties, the individual associated deavor and his/her contribution to consideration under Criterion B, be- with the property must have made that field. Generally, the person's ac- cause these usually are the properties some specific important contribution tive participation in the endeavor with which they are most personally to history. Examples include sites sig- must be finished for this historic associated. nificantly associated with Chief perspective to emerge. (See Criteria Joseph and Geronimo.7 Considerations C and G in Part VII: Ho-w to Apply the Criteria Considera- tions.) 7For more information, refer to National Register Bulletin 38: Guidelines for Eualuating and Documenting Traditional Cultural Properties. P90 16 CRITERION C: DESIGN/CONSTRUCTION Properties may be eligible for the National Register if they embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that repre- sent a significant and distinguishable entity whose components may lack individual distinction. Part IV: How to Define Categories of Â·~ Historic Properties. Throughoutthe it# bulletin, however, districts are men- tioned within the context of a specific 494. h subject, such as an individual petÂ·-. Hg@44*4Â·,Â·A I Criterion. 9202* - - 4 ...7.1 T.f . - 4.-/ '**t &' h, . r Fr..1.r- 1 1 1 i 11 + 11 h I K ,-,8Â·34Â· Â·Â·1 Â· â‚¬ 4- % ,Â» C=*2 - 4?5.Â·- 42 iÂ·5%' -1 .-*r=* mi . . :.I-/Â£ ~. E '-t;'2,.i,46- + j:.9 i . Â·Â· .0 r t.'*f,/Dâ‚¬ 9 .r 1 : i kRA 11 i. 4 i 49 Im E.2 le" : 5 ItÂ· L r t.*~ill . r I & i#97 PL %. 1/1 I 'M I 1 '0* r. ./6/ , 4 -+Il ....4:49 Richland Plantation, East Feliciana Parish, Louisiana. Properties can qualify under L Criterion C as examples of highstylearchilecture. Built in the 18305, Richlandisapncex- .r. ample of a Federal style residence with a Greek Revival style portico. (Photo by Dave Gleason), 3%*: UNDERSTANDING The first requirement, that proper- ties "embody the distinctive charac- CRITERION C: teristics of a type, period, or method ,- / DESIGN/ of construction," refers to the way in > which a property was conceived, CONSTRUCTION designed, or fabricated by a people Grant Family House, Saco vicinity, York or culture in past periods of history. County, Maine. Properties possessing high "The work of a master" refers to the artistic value meet Critrion C through the ex- This criterion applies to properties technical or aesthetic achievements of pression of aesthetic ideals or prâ‚¬(crences. significant for their physical design an architect or craftsman. "High ar- The Grant Family House, a modest Federal or construction, including such ele- tistic va]ues" concerns the expression bly well-preserved stenciled wall decorative sylle residence, is signi#cont for its remarks- ments as architecture, landscape ar- of aesthetic ideals or preferences and treatment in the entry hall and partor. chitecture, engineering, and artwork. applies to aesthetic achievement. To be eligible under Criterion C, a Resources "that represent a sig- is a fine example of 19th century New Painted by an unknown artist ca. 1825, this property must meet at least one of the nificant and distinguishable entity England regional artistic expression. (Photo following requirements: whose components may lack in- by Kirk F. Mohncy) â€¢ Embody distinctive charac- dividual distinction" are called "dis- teristics of a type, period, or tricts." In the Criteria for Evaluation niethod of construction. (as published in the Code offederal Regulations and reprinted here in Part â€¢ Represent the work of a master. II), districts are defined within the â€¢ Possess high artistic value. context of Criterion C. Districts, how- â€¢ Represent a significant and distin- ever, can be considered for eligibility under all the Criteria, individually or guishable entity whose com- in any combination, as is ap- ponents may lack individual propriate. For this reason, the full distinction. discussion of districts is contained in P9117 Distinctive Characteristics: "Dis- Type, Period,And Method of Examples of Properties Associated tinctive characteristics" are the physi- Construction: "Type, period, or with Design/Construction cal features or traits that commonly method of construction" refers to the Properties associated with design and recur in individual types, periods, or way certain properties are related to construction.Â· methods of construction. To be one another by cultural tradition or eligible, a property must clearly con- function, by dates of construction or â€¢ A house or commercial building tain enough of those characteristics style, or by choice or availability of representing a significant style of to be considered a true representative materials and technology. architecture. of a particular type, period, or A structure is eligible as a specimen â€¢ A designed park or garden as- method of construction. of its type or period of construction if sociated with a particular Characteristics can be expressed in it is an important example (within its landscape design philosophy. terms such as form, proportion, struc- context) of building practices of a par- â€¢ A movie theater embodying high ture, plan, style, or materials. They ticular time in history. For properties artistic value in its decorative fea- can be general, referring to ideas of that represent the variation, evolu- tures. design and construction such as basic tion, or transition of construction plan or form, or they can be specific, types, it must be demonstrated that â€¢ A bridge or dam representing referring to precise ways of combin- the variation, etc., was an important technological advances. ing particular kinds of materials. phase of the architectural develop- ment of the area or community in that it had an impact as evidenced by APPLYING Eligible later buildings. A property is not CRITERION C: â€¢ A building eligible under the eligible, however, simply because it DESIGN/ theme of Gothic Revival ar- has been identified as the only such chitecture must have the distinc- property ever fabricated; it must be CONSTRUCTION tive characteristics that make demonstrated to be signi ficant as well. up the vertical and picturesque qualities of the style, such as DISTINCTIVE pointed gables, steep roof pitch, Eligible CHARACTERISTICS OF board and batten siding, and or- TYPES, PERIODS, AND namental bargeboard and â€¢ A building that has some char- METHODS OF veranda trim. acteristics of the Romanesque Revival style and some charac- CONSTRUCTION â€¢ A late Mississippian village that teristics of the Commercial illustrates the important con- style can quali fy if it illustrates This is the portion of Criterion C cepts in prehistoric community under which most properties are the transition of architectural design and planning will design and the transition itself eligible, for it encompasses all ar- qualify. chitectural styles and construction is considered an important ar- practices. To be eligible under this , A designed historic landscape chitectural development. portion of the Criterion, a property will qualify if it reAects a â€¢ A Hopewellian mound, if it is must clearly illustrate, through "dis- historic trend or school of an important example of tinctive characteristics," the follow- theory and practice, such as the mound building construction ing: techniques, would quali fy as a City Beautifu] Movement, evidencing distinguished method or type of construction. â€¢ The pattern of features common design, layout, and the work of to a particular class of resources, skilled craftsmanship. â€¢ A building which illustrates â€¢ The individuality or variation of the early or the developing Not Eligible technology of particular struc- features that occurs within the class, â€¢ A commercial building with tural systems, such as skeletal some Art Deco detailing is not steel framing, is eligible as an â€¢ The evolution of that class, or eligible under Criterion C if the example of a particular â€¢ The transition between classes of detailing was added merely as method of construction. resources. an afterthought, rather than fully integrated with overall lines and massing typical of the Art Deco style or the transition between that and another style. â€¢ A designed landscape that has had major changes to its his- toric design, vegetation, original boundry, topog- raphy/grading, architectural features, and circulation system will not qualify. P92 18 HISTORIC-ADAPTATION OFTHE ORIGINAL PROPERTY A property can be significant I10t only for the way it was originally con- -: structed or crafted, but also for the Â·Â·-7 'u wayitwasadapted at a later period, - Â·048=22- A - - or for the way it illustrates changing -17. p*2*irry#:r:3, 7 1 tastes, attitudes, and uses over a pe- '4. 411 1,11 r Ill .1 - riod of time. gÂ®4696.7 ... .... , Il.1 8 , -*TAMA' - .4111,111~ 1:1.11 1.11 - .+.,Â·.i: 4 A district is eligible under this S...322.#m?* a . ..f.2 -~1 2 2, .t:11Â·~2* guideline if it illustrates tile evolution 4 , ,** - ",ve.25 of historic characterof a place over a I.AlÂ«8922:j'* .t i . j" ITA i i 4 M~mma**4 5(9& - 21%41~ particular span of time. 4 4 0]Flt * It la .. w:-",.1 1.' Eligible 11 1 - <,24 14 ')'4 4 -. I 4 L , .... 4 r.91.2 â€¢ A Native American irrigation system modified for use by Eu- ropeans could be eligible if it il- - .69/ : either or both periods of con- lustrates the technologvof W.'12/44.tpA' ..29# . structic)n. â€¢ An early 19th century farm- house modified in the 1880s Sitian Falls Dam and Power Plant, Murphy vicinity, Ada County, Idaho. Significant worÂ·ks with Queen Anne style oriia- 0 ~ engineering can qualify under Criterion C. Built between 1900-1907 the Suian Falls Dam and Power Plant across the Snake River is one of the early hyd, oclectric plants in the Stole of mentation could be significant Idaho. (Photo by H.L. Hough) for the modification itself, if it represented a local variation or significant trend in building construction or remodelling, was the work of a local niaster (see Works ofa Master below), or reflected the tastes of an ini- - ---cr-m=====SFC-1.2-= yri bEELE~===44 portant person associated with -7 -n--=....I ---=--2--- ----=%--12---2 d.-;--t-ZE---*-IST--2 the property at the time of its 2- .-11=i------=;;=-Â£-72-=-I-#;5-,~p~--1.--~~faier3~=-%2==39- alteration. - ~ - -~-- â€¢A district encompassing the - 2=1* 4.=r :(iÂ·yo K ' commercial development of a 1 /MA town between 1820 and 1910, - ' characterized by buildings ot ...Â· Â·Â·c,9 Â· Â· ' various styles and eras, can be --r. clicible. L b miN !' ' aez=JEC,c~=,9 .j M : , 42 04&59~ k,1, - It. . r . /* 01 N - -, C> '49 4. Looncy House, Ashville vicinity, 51. Clair County, Alabama. Examples of vernacular styles of architecture can quali.fy under Criterion C. Built ca. 1818, the Looney House is signi,Acant as possibly the State's oldest extant two-story dogirot tvpe of dwelling. The de~ining open center passage of the dogtrot was a iÂ·egional bkilding respor:se to t}Â£ southern climate. (Photo bÂ·y Carolyn Scott). P989 .:r' WORKS OF A MASTER PROPERTIES POSSESSING A Significant and Distinguishable HIGH ARTISTIC VALUES Entity Whose Components May A master is a figure of generally Lack Individual Distinction. This recognized greatness in a field, a High artistic values may be ex- portion of Criterion C refers to dis- known craftsman of consummate pressed in many ways, including tricts. For detailed information on skill, or an anonymous craftsman districts turn to pages 5-6. areas as diverse as community whose work is distinguishable from design or planning, engineering, and others by its characteristic style and sculpture. A property is eligible for quality. The property must express a its high artistic values if it so fully ar- particular phase in the development ticulates a particular concept of of the master's career, an aspect of design that it expresses an aesthetic his or her work, or a particular idea ideal. A property is not eligible, how- or theme in his or her craft. ever, if it does not express aesthetic A property is not eligible as the ideals or design concepts more fully work of a master, however, simply than other properties of its type. because it was designed by a prominent architect. For example, not every building designed by Eligible Frank Lloyd Wright is eligible under â€¢ A sculpture in a town square this portion of Criterion C, although that epitomizes the design prin- it might meet other portions of the ciples of the Art Deco style is Criterion, for instance as a repre- sentative of the Prairie style. eligible. The work of an unidentified â€¢ A building that is a classic ex- craftsman is eligible if it rises above pression of the design theories the level of workmanship of the of the Craftsman Style, such as other properties encompassed by the carefully detailed handwork, is historic context. eligible. â€¢ A landscaped park that syn- thesizes early 20th century principles of landscape ar- chitecture and expresses an aes- thetic ideal of environment can be eligible. â€¢ Properties that are important representatives of the aesthetic values of a cultural group, such as petroglyphs and ground drawings by Native Americans, are eligible. Not Eligible â€¢ A sculpture in a town square that is a typical example of sculpture design during its period would not qualify for high artistic value, although it might be eligible if it were sig- nificant for other reasons. â€¢ A building that is a modest ex- ample (within its historic con- text) of the Craftsman Style of architecture, or a landscaped park that is characteristic of turn-of-the-century landscape design would not qualify for high artistic value. P94 20 Ill % 3. / 0 (A /11 --f 44 12 ---.<f~f.:"I.I.?/,t>~ - '/' ''~ ' ' ~ ft >4-- , . irrâ‚¬ SecriC>63 - 11.â€¢ ID'-oIl 41 . 94' 4- 39 )52 EL_- 1111~1 1111 Ir. 11 00 - 0 - R 11111 11 IX- cr - ( 0Â»~1' <m lili 90 0 M--WMI--~--1--W--i--X----~WiliIi~WI-% cr - A -_ _4_1 _4Â£ pR <Sh C> A Cl E--- ---W---li~&~-1*--u~ 1 F , , 1J ----- 7--TL!--.1 -1-1 -#2> 9%161106 fAS. of 2,09(.eiturÂ·E> 001PQ,Als, POP:t R ODq~ Mpac+t e~rrÂ¥,1 Â·00812. + -rizAAÂ©NA. 12â‚¬V \9\OA 11Â· I l. 02* - %1.1 110" *444 0 414 4 â‚¬ 4..Al / AESTHETIC CAELES '***%:3SUP' '97.*/ 'll/*I...I , *i.. 4* Â», A & â€¢. 1 *+16-Â·Â·Â·.-44Â».,u,/4/W)/0/*11***k'e.ty,;M'*de,4.2* kEW.../1.: E , , ' Op .i : 11. t.i,~ . 0,~9 :Irt,41.=.-F. a . - *- -/ - -p -6Â£7- r,1 illillillilililillill'Illilill iFF**~ kill *I b~~~.- f~k F .:#.i irj' ' J Iling -ALD 4 . '1 40Â·Â·Â·NÂ· 30/1.; J.f- -4Â·4274Â·tÂ»*E -lcony Â·t-'02 Â»61-: r' ~ t.Â·. . '+ . 4Â·13,-:22.''. ' ' 1 * To add flair & individuality * . Â·*Aj 4- Â·Â©... . 7 V . A ... 1 T 9.296%44Â£. 3%2.- 4:4. i . *. 1 ,-- Vl /303, 4 Â£ F 4 =,0/011* 1 . 3 1. u-Â·*zr ..4 - 42- ig, . ..9-_ FICAÂ». ./ 14~21*' r 'i. iC4- :*B '9 ti n i.... I 3 1 / 14 =3 24 /0 .... i . 11 1 I. 'Â·1 - *- 27. 4 42Â·44 1' ' 741.. a z~r 98/ 4/ ..1 9 â€¢ 1 # I ' p # .J . FEE-61-1 r, 144/ 1 10(42, -1 :'174*1Â· f 4'Â·"dÂ·li ' - -Â·c;N Southbank, Brisbane .*.k Architect Denton Corker Marshall, Melbourne t [4005-02 'iÂ·_"all' - re --Â·P. ~~~"' 7~,iLEt~.3 6Â·2 Couran Cove Resorl, South Slradbroke Island, Queensland I. Architect Daryl Jackson Pty Ltd, Brisbane t, 1.1. 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U.C.6.- 4 9 '0 1 - 1. + 4 ~ ~ w= ill r i ' L b?401 :iely/..tj ~ 'Â·2 I Â© ./ "~ =,=a . 1#4: r-i:. 6 Â· Â· 5 ,(f ta?~ dfirÂ·Â·~* 1. .. I ..1 14- . . r .., P./.1 7 - ... 7'iIi I i 1 ...044./.14 44.. 1 4241106â‚¬0 fkooffuk,r(iâ€¢)6 Ebfn28- tatit :G). . -1 1 1 1 11 1 {2.-ic- (2-9-h 000000[)0000099~ \ \111 1 - --~G-LÂ«*92 42****$,8 il \ T1 1 1 Mdi 0 Â»-\ \ 1-4---- / lilli 1 [J 111 E P j 9%4 LOAWL i\\\\ / ' 1=71 1-1EJE][31-1 11 ~ V F- 1 44914 OOCIONCOD(BOO \\L \ / \ \ a-Â«1.---f?4% - \\11 Mmy \ 1 \ \\\\\ ~y- rtÂ· 3 41 \ \ V. 98 ~-ii_lopÂ©yacrj.yar. ) \\\\ 9% C \ \\\\ 1 0 1 0 8--_le \ \\\\ 1 i. 11 151- lus Ici- O, f. IHITECTURE ~.NING iNTERIORS Charles L. Cunniffe, AIA Principal Janver C. Derrington, AIA Principal November 15, 2002 Amy Guthrie Historic Planning Officer City of Aspen 130 South Galena Aspen, CO 81611 RE: Final Historic Development Submittal Daggs Residence Historic Landmark Development Historic Lot Split 640 North Third Street Aspen, Colorado Dear Amy, Please find attached 12 sets of application forms and 14" scale drawings for Final Review plus copies of the forms and drawings previously submitted for Conceptual Review. (Listed 2nd page.) Based on the commentary from HPC members attending the May 23, 2001 Conceptual Review, we have incorporated the following design modifications to respond to their concerns at that time: â€¢ Removal of the previously proposed south side 2nd story flanking windows at the historic structure. The need for these windows was eliminated by reworking the interior spaces. â€¢ The ridge height of the gable linking roof form connecting the historic house to the primary mass of the new addition was lowered. This improvement allows the historic house to feel more dominant from a massing standpoint. â€¢ The angled 2nd floor decks were "lightened" by minimizing the size of the structural columns as well as making the railing system as transparent as possible. This alleviates the. previously perceived bulk issue as well as an overly aggressive structural expression. â€¢ Quieting down of the exterior materials of the contemporary new addition for better compatibility with the historic house. â€¢ Revising the covered walkway roof, including a material change, between the house addition and the Garage / A.D.U mass to be more of a defined connection link rather than an extension of the Garage mass. â€¢ Articulation of the landscape and hardscape intent. 610 EAST HYMAN AVE ASPEN, CO 81611 970.925.5590 fax: 970.925.5076 info@cunniffe.com www.cunniffe.com ASPEN STEAMBOAT Â· TELLURIDE Â· VAIL We hope that all of the design issues raised at the Conceptual Review have been addressed to your satisfaction. In addition, we believe this final package adequately represents the concerns and requirements so as to satisfy the spirit and intent of the Historic Preservation Guidelines and we respectfully request approval of this Final Submission. This Final submission package includes the following: Land Use Application and Dimensional Requirement forms. Authorized Representative and Disclosure of Ownership information. Vicinity Map, Neighborhood Plan and Site Improvement Survey. Historic building plans and elevations. Existing building plans and elevations. Proposed building plans and elevations as submittal for Conceptual Review. Building plans and elevations submitted for Final Review. (1/4" scale.) Photographs of proposed building materials. Photographs of existing exterior light fixtures. Thank you very much for your consideration. Sincerely, %4--Â· C~....2 n~==r Geoffrey Lester jadver Derrington, AIA/ Project Architect Pyincipal / Senior ProjÂ¥ct Architect 2 - 6 Land Use Application THE CrrY OF ASPEN PROJECT: Name: OAGeS flz.dfazTW H ts-mfu C l,OT en,rr- + BE- 1>EVEL,50/1 Ghrr Location: CAO Â». T141+0 â‚¬r. , Pâ‚¬feA , 60 5 1,08 4, 4 +G begs 11Â·te 4601He@Di 13.1 rrop Lar 6 EW,k [Â£21 HALLAH'5 A-931011Â£*J. (Indicate street address, lot & block nu~ber or metes and bounds description ofproperty) APPLICANT: Name: JAHO 4 6*5 CALG,6 Address: 64-6 N. -TH/120 4-1". , '46*)0, 6.0. 5( le 1 1 Phone #: 115 - 1 I 51, Fax#: E-mail: REPRESENTATIVE: Name: CHARGEâ‚¬ aWN IFÂ¥E *c+1 1-recrs Address: Gpt o e. WH HAU Â»je. 1 ki:83Â© , 66 2,1 6 ti Phone #: . 125 - 65-10 Fax#: 110- +361 E-mail: TYPE OF APPLICATION:- (please check all that apply): Historic Designation g Relocation (temporary, on or off-site) Certificate ofNo Negative Effect El Demolition (total demolition) Certificate of Appropriateness ~ Historic Landmark Lot Split -Minor Historic Development -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment EXISTING CONDITIONS: (description o f existing buildings, uses, previous approvals, etc.) 4488 F?<Htel %41064% LOrrp# 1,615 aF AW '3 BEUPWpls FLOS A Q)7*Wa> 1- 0~*84511 ArA@flarT- COrTH fa) eF *138~5 A LA#Waws aF 568.8 â‚¬F. PROPOSAL: (description ofproposed buildings, uses, modifications, etc.) tlÂ«(812-1 c Lol' â‚¬rl,l-r HIMÂ¥10 l,AN{**d44 CES(#)AlÂ»J Hft flkjAL- pa//600 fe< 1 1 i ga,66*(MA FMMIAL *Holl-noU 4 94,0 1 Â¥016*gr UEVEL/Mern FEES DUE: $ UÂ¢@12># 64%82 FUNI75 F,2â€ž1 a,tâ‚¬PTJAC, Pal/led, CfER. 0*ptâ‚¬5 Latfor) mÂ®mE0N00 . . General Information Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, if necessary, coordinate with other agencies that may be involved. YES NO X 0 Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration? K C] Does the work you are planning include interior work; including remodeling, rehabilitation, or restoration? 0 g Do you plan other future changes or improvements that could be reviewed at this time? C] X In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit, are you seeking to meet the Secretary ofthe Interior's Standards for Rehabilitation or restoration of a National Register of Historic Places property in order to qualify for state or federal tax credits? El [3 If yes, are you seeking federal rehabilitation investment tax credits in conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner-occupied residential properties are not.) 0 If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City ofAspen Historic Preservation Benefits which you plan to use: 0 Rehabilitation Loan Fund O Conservation Easement Program N[Dimensional Variances ~ Increased Density XHistoric Landmark Lot Split 0 Waiver ofPark Dedication Fees 0 Conditional Uses Il Exemption from Growth Management Quota System O Tax Credits .. Dimensional Requirement Form (Item #10 on the submittal requirements key. Not necessary for all projects.) -roject: OAGâ‚¬6 2961*9Â»( HI,ERBAc- lET â‚¬et/tr & 12â‚¬DEVELOMBiT plicant: Â»(â‚¬5 + ate t:*e6 roj ect Location: 4*0 0. 1~HIP.0 43(keT , Affâ‚¬A Zone District: 8-0 Lot Size: 11,101 â‚¬â‚¬ /6,20 * /5,701 SF In-r SH-Il- ) Lot Area: IJ/A (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 ofresidential units: Existing: 1- Proposed: 1- Number ofbedrooms: Existing: 5 + Ae.u. Proposed: 6 +IA.O.U. Proposed % of demolition: 96 % DIMENSIONS: (write n/a where no requirement exists in the zone district) Floor Area: Existing: 5. 414 Allowable: 411*1- Proposed: 4,7*1 + Soc> st= Hislak<- 1&bjus Height -rincipal Bldg.: Existing: 4/1, Â¥1 Allowable: 16 71 Proposed: 1,9 rr essory Bldg.: Existing: 1,6 el Allowable: 14 Fr Proposed: lt, n. On-Site parking: Existing: 17 Required: 17 Proposed: 1> % Site coverage: Existing: 14 7. Required: - Proposed: 407. AfreW 4- SM,rt f. % Open Space: Existing: P/A Required: Proposed: 04 M Â£ - Front Setback: Existing: 16. G Â¥1 Required: to rr Proposed: 10 *=T (FAMCARL 16,06 3 ~_ Rear Setback: Existing: 5 Â¥1 Required: 8 91 Proposed: 15 pr (20*Ak /ASXU. j ~ Combined Front/Rear: tb er/4,01 pr (PmAECRAL Â¥P- 6*te) 4+ Existing: 194 Â¥1 Required: 40 Â¥1 Proposed: 11, PT< '5 Â¥1 (4Â«992*4 Tpal UNâ€¢A Indicate N. S. E, W Side Setback: Existing: 11 Â¥1 Required: 15 et Proposed: 6 Â¥1 Side Setback: Existing: 41.45 Â¥1 Required: IO er Proposed: U M Combined Sides: Existing: 49.\S Pl Required: 15 91 Proposed: \4 M Existing non-conformities or encroachments and note if encroachment licenses have been issued: 7,5 FT IMED Pâ‚¬&01Â¢009 'EOUTH 510â‚¬ Â¥A'20 4678Â¥50 ~E/115 ld/6(,Be A.)ULDIFIâ‚¬12 039 0636**lidâ€¢.) /Ld'11580/T~ 'ations requested (identify the exact variances needed): 45 *f. 12~*(2. Â¥*,0 46â‚¬r#*#C *ER. GAA*E / A.OU. ~171Abl? 10;40< 11, FO AUEN~ ) '500 94= 1-11518Â¥Uc 02.3,Ju<: 1:Th. 12. . EXHI &'T A James & Gae Daggs 640 North Third Street Aspen, CO 81611 (970) 925-2183 October 25,2000 Predlarman HPC Planning Coordinator City of Aspen 130 South Galena Aspen, CO 81611 Dear Fred, We are hereby notifying you that we have authorized Charles Cunniffe Architects to represent us in all matters pertaining to the Governmental Agency Review Process for our project. The pnmary person to contact is: Janver Derrington, AIA Charles Cunniffe Architects 610 E. Hyman Avenue Aspen, CO 81611 (970) 925-5590 Thank you for your cooperation. Sincerely, r 4 0 04 / ci..(44.ta-- 6(TeFM5 0.=, 27 L.0 0.10/ C_, Lo- t James Daggs Gae Daggs AX 141 @fT e 1 of + COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1. Effective Date: September 14, 2000 at 8:00 AM Case No. PCT14927PR 2. Policy or Policies to be issued: (a) ALTA Owner's Policy-Form 1992 Amount$ 0.00 Premium$ 0.00 Proposed Insured: Rate: (b) ALTA Loan Policy-Form 1992 Amount$ 0.00 Premium$ 0.00 Proposed Insured: Rate: Tax Certificate: $10.00 3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: JAMES K. DAGGS AND GAY DAGGS 4. The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is described as follows: LOTS 4,5 AND 6, BLOCK 102, HALLAMS ADDITION, adjacent to the City and Townsite of Aspen, EXCEPT the South 3.2 feet of said Lot 6. parcel LD, 4% 1.789 - 111 -08-002- PITKIN COUNTY TITLE, INC. Schedule A-PG.1 601 E. HOPKINS This Commitment is invalid ASPEN, CO. 81611 * unless the Insuring 970-925-1766 Provisions and Schedules 970-925-6527 FAX A and B are attached. AUTHORIZED AGENT 2 04 + SCHEDULE B - SECTION 1 REQUIREMENTS The following are the requirements to be complied with: ITEM (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. ITEM (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record to-wit: THIS COMMITMENT IS FURNISHED FOR INFORMATIONAL PURPOSES ONLY, IT IS NOT A CONTRACT TO ISSUE TITLE INSURANCE AND SHALL NOT BE CONSTRUED AS SUCH. IN THE EVENT A PROPOSED INSURED IS NAMED THE COMPANY HEREBY RESERVES THE RIGHT TO MAKE ADDITIONAL REQUIREMENTS AND/OR EXCEPTIONS AS DEEMED NECESSARY. THE RECIPIENT OF THIS INFORMATIONAL REPORT HEREBY AGREES THAT THE COMPANY HAS ISSUED THIS REPORT BY THEIR REQUEST AND ALTHOUGH WE BELIEVE ALL INFORMATION CONTAINED HEREIN IS ACCURATE AND CORRECT, THE COMPANY SHALL NOT BE CHARGED WITH ANY FINANCIAL LIABILITY SHOULD THAT PROVE TO BE INCORRECT AND THE COMPANY IS NOT OBLIGATED TO ISSUE ANY POLICIES OF TITLE INSURANCE. EXHI PIT 6 k SCHEDULE B SECTION 2 EXCEPTIONS The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4, Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer service or for any other special taxing district. 7. Right of the proprietor of a vein or lode to extract and remove his ore therefrom, should the same be found to penetrate or intersect the premises hereby granted and right of way for ditches or canals constructed by the authority of the United States as reserved in United States Patent recorded June 8, 1888 in Book 55 at Page 2. 8. Deed of Trust from : JAMES K. DAGGS and GAY DAGGS To the Public Trustee of the County of Pitkin For the use of : WASHINGTON MUTUAL BANK Original Amount :~ Dated : April 15, 1999 Recorded : April 21, 1999 Reception No : 430105 9. Deed of Trust from JAMES K. DAGGS and GAY DAGGS To the Public Trustee of the County of Pitkin For the use of : ALPINE BANK - ASPEN Original Amount ~ Dated : March 5,1997 Recorded : March 19, 1997 Reception No. 402637 The above Deed of Trust was subordinated November 10, 1997 as Reception No. 410424. 10. Deed of Trust from : JAMES K. DAGGS and GAY DAGGS To the Public Trustee of the County of Pitkin For the use of : ALPINE BANK Original Amount :~ Dated : January 20,2000 Recorded January 31, 2000 Reception No : 439982 EX M.IFf T e 1-440 ADDITIONAL INFORMATION AND DISCLOSURES The Owner's Policy to be issued, if any shall contain the following items in addition to the ones set forth above: (1) The Deed of Trust, if any, required under Schedule B-Section 1. (2) Water rights, claims or title to water. (NOTE: THIS EXCEPTION WILL APPEAR ON THE OWNER'S AND MORTGAGE POLICY TO BE ISSUED HEREUNDER) Pursuant to Insurance Regulation 89-2; NOTE: Each title entity shall notify in writing every prospective insured in an owner's title insurance policy for a single family residence (including a condominim or townhouse unit) (i) of that title entity's general requirements for the deletion of an exception or exclusion to coverage relating to unfiled mechanics or materialmens liens, except when said coverage or insurance is extended to the insured under the terms of the policy. A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanics' and/or Materialmen's Liens executed by the persons indicated in the attached copy of said affidavit must be furnished to the Company. Upon receipt of these items and any others requirements to be specified by the Company upon request, Pre-printed Item Number 4 may be deleted from the Owner's policy when issued. Please contact the Company for further information. Notwithstanding the foregoing, nothing contained in this Paragraph shall be deemed to impose any requirement upon any title insurer to provide mechanics or materialmens lien coverage. NOTE: If the Company conducts the owners or loan closing under circumstances where it is responsible for the recording or filing of legal documents from said transaction, the Company will be deemed to have provided "Gap Coverage" Pursuant to Senate Bill 91-14 (CRS 10-11-122); (a) The Subject Real Property may be located in a Special Taxing District; (b) A Certificate of Taxes Due listing each taxing jurisdiction may be obtained form the County treasurer of the County Treasurer's Authorized Agent, (c) Information regarding Special Districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. NOTE: A tax Certificate will be ordered from the County Treasurer by the Company and the costs thereof charged to the proposed insured unless written instruction to the contrary are received by the company prior to the issuance of the Title Policy anticipated by this Commitment. This commitment is invalid unless Schedule B-Section 2 the Insuring Provisions and Schedules Commitment No. PCT14927PR A and B are attached. 1~1 Aspen Boundary ~ Rivers & Ponds Gle N. Ti41 vic> er. Text One Hundred Scale Road Names A/ Road Network ..... Historic Inventory al Inventoried r--~ a. ~ ~Â¤ Q Historic Districts 1*E Landmarked V j \\\ -k j ILLÂ« \. C 11 - ---- , N 1 l = 1 lir- W-,~ E " r L-\ S f 08= Ueun,ENL 0 % A --1 EA+41131-i- C \ /11:~ -. 1 Â« E./. -- --- 1 6 2,<8124-T' P %~%%-- DILLESP~E E , 2 41 1 / f ; /. 1 O / / f e , \ - / - --------- ----- - '- -r--- - UAl b f 1 9, 6 1 4 4 - 6 -94\ 4\ 1 01.1 - 114\\ - -- T.A< 5 0 ~, - ..261- - - 55- \/* I .- I h' k .... \\\Â«Ff, 1-1-/114-3%2~: 5 - . ------ ----0 / . 1 3 W - 1 -2 1 - : 3 i j k -:.1 1 1 f I'/ 1 --- / ---7 Â£ & NORTH ST 0 F NEIGHBOIR+4001=> PEAN /~~3 __~> 1 1" 4 50' - Z THjRD STREET I . EXISTING HOUSE (LAKE AVENUE ELEVATION) .1 '6 - .. . 1, . 4 14..:. - L be I r.1 - + 7 1 . 1 I. '.1.>I v-â€¢- - . 44+ 1 .. il"li Â¢ 31 1 -91. t â„¢ It - 4 -0 -Â· 4 4 4 L '1 . WOOD SHINGLE SIDING MATERIAL IDEAS .. I W. . P..2 y .~2 I ' t. s 7 4 , C. 4- , 1 4/4 . 1 'i â€¢ 11.1 1. ..1 2 , 0. ..=>e:/. * $*r? (* ' 9434, Â·Â·Â· i 11 1 i '10; , rtf.,i r , f. 1 . F '1@La T~r-tr..1 , : e . 1-1 94 1 1 ,1 1 r! 11 1 Iwâ€ž.r- - 1 f - -I.r+~ 1 ~-*i,%- -~~1 El Ii'.~Â·~~' 1 1 1 1 4,Â¢ 1 1 1, tr .IT TCIqd' 0 . 1,41'r~ . 41 i :|r w . '. . 1 17-' 1-f T 1-/ 1 1 1 4 ' 12,L 6 ..1.'14* . OPTION A 4. 4 1 D..4 1 1 36 1-/.ill f '' iii , - .4. â€¢ t: 1.; 1. f L 11 1?, 1>.t ,-t 9 1 h.5/ i.-4,2 r- =.art--- - 1/*1 4 ; V i.- ' Â·, 1 I- i.t.F==La :Ul. , .. OPTION B CORRUGATED METAL SIDING (CORRUGATED METAL ROOFING SIMILAR) .~5/1Â§4~ 4 , Â¥*@.**1*,MI L j STONE PATTERNED CONCRETE HARDSCAPE IDEA . .4 I. 24 -44 r.- -â‚¬--' - 9. * 2 G 'R. I-' . .f.,-2. - 2,4 . 7 --2 ...7. . - # .- i 1..1,4 'Â·~ 4 ...... 6 ' -- 94 # h.. ..........4. . /, >Â«g.- ~.~~ L.#R . 2-\ ir ... ... +14 A- 1 â€¢ ' . Â·tÂ· Â· ,6~ - tet f ' ' j f... ~,7>,T ./'/* EXISTING LIGHT FIXTURES A, L 3.N latm .Al , - CMÂ»- 1 l . 1 1 E.><44 101 7- 8 1 1 2 3 SCALE -a., ar Â· 1 1= . 1. P.r 8 ..... - .4 lilli 1 1=1 lilli PEARL @# , / lilli V l 1 ; lilli l Ir / 1 lillil / 1 / \ / 1 lilli' COURT \ 0 111111 LINES OF VIEW 4 1 6 ~ 11111 1 0 ~ 1 4 z.053/6 1 1 1 1 11 1 . a.4-4 1 Slilli \ , 1 6 \ 1 1 1 lilli 0 1 1 111 M lili \ t.. .. P -='.t mil 1 1 N . o s.rj,0.0 n 24&,Muh.FEP,K+44%521012;S#::963%:04K:1 4 N 1 1 1 1 1/ r.r , 1 1 111 1 E~ M elr 1 \ S' 11 1 . 1 1 1 Ill 1 Â¤ 1 lili 11 2 \ lili 11 1,1.111,1. Ir-- .... W e \ 1 16/1 It I rt - V-- r . Ul' 1 1 h h \ 1 \ ./.-N i i 1 1 41 1 \ 11 - 1 1 1 11'Dâ€¢'Itt: 4- LEGEND & NOTES -r-1 ., 3r9-- \ f \/ , 6 / 1 1 11\\ 6----a \ \ \\1\ 0 /Wle Ill;IN tillillilll m VIN CA, M =10 i 11.. r.* e 0 -1= . Nt 1&,IL ."= .m, 4 V g i Fi* mw .......1..... j / 1. 1 1 1\1 1 -= I -T Cm,-1 TO a,ImY LI.' A Ir Aid. ... . 0/4.:r- T" 41// i.1~)~ i O UTILITY Imi tr- - - 1*Al ro InIT,Â«1 1* M, 1Â»IIIIÂ©Ime IIIDIVI,1011 ~ LOT Nimi 10 IA- I TI VIL:Er, 0 - M ellÂ¥. a//9 1.. El:rE",0 11 112%1/,Wk'Irr 10 DEPOSIT CERTIFICATE 7 ~t -- 1l ./. Tru ,~-=11,"8 --m pnm, c,~r,11,1, tl~ U- -= MAT --.... 4-1....1-111 -1-D -1- #=.0 1 -,ME'llat~ CERTIFICATION IMPROVEMENT SURVEY 1. MVID E. 10,1*101. A 1~1O1ll Ull Ililllill IN 11* ITAm - COLm#80. 1-- C~TIPÂ¥ 1~T TIOls RAT VAB,~Ii /m JI M DAGGS A Fla:1 -WY ~--0 I MY Illl- 111 01Â¢~ 19/ /0 .,Eul *m == re M...,re.-u-.0 Iall,. 1,11, C~T!,ICATI- 1â€¢ NID,~Ulâ€¢ Er â€¢TM.. All LOTS 4 5 AND 6 LESS THE SOUTHERLY aRiell- E jipintr. 3.20 FtET OF LOT 6 BLOCK 102, HALLAM'S ADDITION to TIE CITY oF ASPEN, P ITKIN COUNTY, COLORADO *ID W. 141'101 *U 1412* ./0/- -. 11,7.7 .... + ASPEN SURVEY ENGINEERS. INC. ..... 210 0. -4/"/ 8".i' 0.-1-lill I.-ill -I----- .Il.-- .I0-Il- I--*-- - - - -.- ..... C....1.11 Mmal'FAM (INS IRS-*10 ...1........ I 3 NIAV INVT NORTH REVISED I -, EXHIDIT H 1 04- 14 0 c Cal [El 2 - Ncr, A un Ei E 7 E 2% DINING =2 LIVING LL.* ~ KITCHEN ROOM ROOM . m -3Â° CO 0 1 1 - L Od T / FOYER I U.1 1 - 14-rÂ« . 71- 57 *2 4- 2Â£--==75 MASTER - ~~- BEDROOM 4-% 1 U LILI -1 Z El U DAGGS RESIDENCE 0 640 N. THIRD ST. ASPEN, CO 81611 D 2 L.- - 0 0- El - Al-~*------ El HISTORIC MAIN LEVEL PLAN JOB NO. 0009 DATE 3-20-00 HISTORIC MAIN LEVEL PLAN SHEET NO. r = 10' H2.1 SHEET OF Â¢ CCFYIUGHT OIARLES CUNN]FFE ARCHITECTS dft-Or@0Â£6 XÂ¥:1 * 0656-SZ6(M6 :3131 . LI.91.9 00 'N3dSV * 3AV NVINAH 19/3 08 6Â£9-Â£96,0Â£6 :XVB . t6Â£9-Â£96'0Â£6 :3131 . Â£2919 OD '31Â¥(]NOUNVE) * ZEE 311(19 . '16 NIVW ZoS Et/t)Z6 ;3131 * SE!,Lit OD '30)11fll131 * '3AV OCIYMOIOZ) 03 0ZZ Â£6 :3131 . 6Â£1Â·19 03 'SCXIVMC]3 . 502Â¥ 315 "CIA19 39VlliA SONYMOR SOLO REN/1 Â©EP EXHIBIT H 2414 [Z] C CA 0 0 8 1 1. 1 El 1 1--J h - \ BEDROOM kl Â»t--STORAGE -* ---- -Il Z U c==~ c= r -3 e 1 1 0 01 Cm Â« LLI LL i k 1 741 9 1 %1 l-/ - BEDROOM n _ ' U (4 1 - LILI ..J Z 3 U 0 Lr, DAGGS RESIDENCE C 640 N. THIRD ST. ASPEN, CO 81611 E 10 [3 HISTORIC UPPER LEVEL PLAN JOB NO. 0009 DATE 3-20-00 HISTORIC UPPER LEVEL PLAN /Th SHEET NO. 1" = 10' H2.2 SHEET OF 4 COPYRIGHT CHARLES GUNN[1FFE ARCHITECTS t.0160 6 #3 * 0655-5Efr/'0Â£6 3131 . [1919 03 'NldSÂ¥ . '3AV NVWAH lS'Â¢3 00 9-â‚¬96/0 6 :Xy:I * f629-Â£96'DZ6 :3131 . Â£19Ly OD '31Â¥(INOE[HYD * ZEE 31)01% . '15 L956-914026 :XY:1 * WEZE-WZZ/DZ6 :3131 . SE,Le OD '3(]IM(11131 * '3AY OCIVMOIOZ) '3 0ZZ 5859-9GÂ·026 :XÂ¥3 . 0659-9ZGt)Â£6 :3131 .5Â£*19 00 'SGNWAG3 . 502Â¥ 3-LS "CIA-18 3DÂ¥11!A SC]XÂ¥MO3 5010 Revie/47 - E><Â·Ble,IT H S *4 ,4 1. Ma i r-ff----j-__to____+~__~__ _I 44=L=_21] Cool LÂ»LEaf NOTEEBHEEEBilr~zjildiaEjO~~ U -----1 - 44 -1-1 1 14-1-1 -"-,--'--------LJ;;,01,26=2Â£~,;1 3 - NORTH ELEVATION (APPROX) Fil WEST ELEVATION (APPROX.) e C 81"-10' t21 1.4 -3 U LLI 1 -I 11 1 1 1 -1 -- 1-- li 1 1 E E W U gÂ° M M UnfBE DAGGS RESIDENCE 640 N. THIRD ST. ASPEN, CO 81611 ----- m?=Imm~ - BE Â»-1 - -it r /: LIBI_ - 1 ----------0-1 ELEVATIONS - W---inni --- Ef~ - _ 1 JOB NO. 0009----1 SHEET NO. SOUTH ELEVATION (APPROX.) C-, EAST ELEVATION (APPROX.) 01".16-' ( C Â»7--2-10-' H3.1 SHEET OF Â© COPYRIGHT 0{ARLES CUNNIFFE ARCHNICS Â£55*-016#Â£6 :XVI . 0695--9240Â£6 '3131 . LL!18 03 'NidSV . '3AV NYMAH 1673 019 66â‚¬9-â‚¬96/026 :XÂ¥3 . 46E9-E960Â£6 3111 . Â£2919 03 '31Â¥GNOEINVI) . ZEE RlinS * '19 Z956--QU/0,6 :XY:l . REZE-93*026 :3131 . 56*L, 03 '3ClinliELL . '3AY 00Â¥MOIOD ' E 5959-9ZGDZ6 XY:1 . 0699 Â·9Zfrt)Â£6 3131. SE,W 03 'SONVMCB . SOZY 315 ' (]A18 3DV111A SO>1Â¥AAC]3 .0 LO gayleep EXHIBIT H 4 4 Lt El C C CA 7.. I. , lilli ..I C [~2<XXX>[444)419>4>11Â» vvy ' tialÂ»140i21- 1-/ilifA EfujfÂ»Â«/ /1 / PORCH 0 Â»-Â«Â©-rÂ«'Â«AIL I i 1 1 1 11 7- h 1 - - -1-L_191>0<1 J â€¢ 9 - mul DINING 7 LIVING 4 0% 7,-2- --1-1 Ilk\\3 - 33 C -U I - ~ ROOM I Z ROOM < 3 EfiAKE gri < (~7f/- UL KITCHEN ~ CE c 1-1 ~ Â¢233 -Im ==Dj//fl -1\t /- - LL L FOYER Ul u~ ~AUNDRY 21- w 1/1Jmr= MASTER C 44f TI ~ --~ , BEDROOM 11- :1 25 3 | ~ 1 11 . A,<& ;EBRE~EBEE*. ~ =lilli 8ATH wic u h \ I \1 \-1 1 1 'Â©.''I-1 Ildl *'Iii ~ L,41.- ID 1 -P L LJ 944 Â· 1,6#3 ' li~ 122 i Ii . 1 4--5=JET-7-1 DAGGS RESIDENCE 640 N. THIRD ST. ASPEN, CO 81611 m m U 0 CJ EXISTING MAIN Legend LEVEL PLAN ~''l~ FIRST ADDITION 1962 JOB NO. 0009 DATE 3-20-01 1, \ 11 ~(x~ SECOND ADDITION /965 EXISTING MAIN LEVEL PLAN SHEET NO. 1" = 10' ~ THIRD ADD/T/ON /967 E2.1 IA X 2% \-44-\ FOURTH ADDITION 1972 1--L- 1 SHEET OF Â© COPYRIGHT CHARLES CUNNIFFE ARCHITECT5 Z5St"--DZ60Z6 :XY:1 I 0655-SZ60Â£6 '3131 . LLE[9 03 'N 'BAV NVWAH 19,9 019 . ,6â‚¬9-â‚¬960Â£6 5131 . â‚¬1919 00 '31'Â¢CINOD IS * 3-S NIVA ZOS Â£956--RZO0Z6 :XY:1 * WEZEÂ·-9ZO0Z 6 3131 . SE#19 03 '3OINn 1131 . '3AV 00Â¥30-100 3 02 5959-9160Â£6 *Vd . 0659-9 ZGOZ6 :3131 . SDI.8 03 'SC]NYM03. 50) 31Â§ "0/\18 39Â¥lllA Sa)IVM(]3 5010 dINNCID S3-INVHZ) 12.eW /980 EXHI BIT H 6 0% 14 El C C8 1 1 0 1 1 : 1 - 1 1 8% I 1 1 0 BEDROOM 1_._ 2 22 0, C.1 -) STORAGE Â¥E# 41>04112@/ 1 1 EZEZE~33 1 .11 1 1 1 CO C 1 1 1 0 fr <12:43<92 0 806 i 1 -1 -5 LU Liu I I L., JA// 177 U Ln f~Â« *imfil= 1 1 . 1 1 - BEDROOM 4 - . E. O LI * 1 | 1 1 1 El 1 DAGGS RESIDENCE 640 N. THIRD ST. ASPEN, CO 81611 C] u L.1 0 0 0 3 EXISTING UPPER , LEVEL PLAN Legend JRB NEL 0009 DATE 3-20-01 EXISTING UPPER LEVEL PLAN /11 U'//\ FIRST ADDITION 1962 SHEET NO. \/ / A 1" = 10' E2.2 A ~1 SECOND ADDITION /965 k \ 1 1 SHEET OF 6 COPYR]GHT (HARLES CUNNIFF E ARCHITECS Z956-VZLOZ6 03 '3aIMATI31 . -3AV OOVMO-103 3 0ZZ S-SZ6/0Z6 3131 . L19[9 03 'N]dSÂ¥ * ']AV NYWAII J.SÂ¥3 0 L9 blby-tla:FULD Â·AVj . Ut)b~-yÂ£t,ULb Â·31 13-1 * bhriÂ·H U.J buM'v/V\UU . SUCÂ¢ 315 UA ly 39Â¥ IlIA SUTIVAAUd 5Utl} S1331!HDZIV 33)INNAD S3121Â¥HD Â£96/0 6 :3131 â€¢ Â£2919 00 '31Â¥CINOmIVI) . ZEZ 31!AS . 15 N]VIN ZOS ge-v Â£ SECD EXHIBIT H 6 04 14 1. 1a 9-3-././.---/-7/.-------+ 1*25-7- InDP- E-2-LCJ1 -- â‚¬G- ='---- 1--L--'1 TF~B~Â£4= y-7 - ----- - - 1- - ---IL--1 1 - Lt 3 ~r-2~7 -- =414--=' ~--_-2.- ,.P-~_...1uj Â·Â·-~r-~~-I~--.i= 1-=112=2=2\3.J r - - I - IT - .EEELIL 1 1 1-- 1- . ....= 1 Â·-, ' -T-T.~L--2 ~ =Ll=i=Ir=I =7 - 111 11 -1 -I - -i~ ' 2...L -LI't_EEÂ©-== =11-=r-''Ft-T -7 -<IZIEZZIZIZZL.Xâ€¢L -17 1 1 . 1 - --23~43 --In 1. - 2 -12 11 1 11-11=i=--d~ -1.- 1 1 liEn 1.Ill.3931.9 -1 =i - t i ~ 13-8-f~T-----41,1 12--, /. -1--in| 11'P ' Tri LD-/ I 1 =-7 - 5-Pr.. 2 11 -- 1 1- 1 1 1 . ----7.1 1 - 1 1 1 111 1 -=43=r- _ T --rE- T - Ir-IÂ¥ZCL - I - - - ------- --- 1 1 --6/7 'r, _-EI= ~~-~~:~r- -2 --,Â·I-lEi I .. 1 -_0 1 -_ f ~cn LIEJUGEJEJEIÂ«Â«21 u W - - LU - 111 L--1 -mE Z U NORTH ELEVATION 0-3 WEST ELEVATION LU LL c B K---7- LL 10' - 1" = 10' U LLI - 77-9-r:L=Fc._Air Â· L trut=z=cm-Â·=rÂ·Â·Â·Â·Â·Â·-tÂ· -PÂ·Â·,-rrtÂ·tti mÂ·Â·1--X/ I L ig Il '=_1 -Â· I Z rij,243'-ffRWÂ·. grÂ·#61/7-7-GP>Â£-----Xi - Il-fl~ -I~~-2- I_- I I~ .'_L ~ I.~I| ~~ r' ~ 2~'~_ 1.-~I~-~--T~~-t' U E ./~ ii&/* ./. 1,----I--- 8 -_11 i.-7 1 . L ~-:'9:~2--=- --2.-If-26,~1 + 1 . 1 1 ' -O..r:Â£2EEEk-:I - -i'',-'Lf 11 - .1 - liT 1 DAGGS RESIDENCE 640 N. THIRD ST. B~240- ----- - Elf- - ASPEN, CO 81611 I . I, 1,1- C--I -1 -Â·--- - -- ~ EXISTING HOUSE -~ - - ---- ' 1 ELEVATIONS 0= 0 1 - - - fLEE-6 -3-UL-ELIL_ - Pul 1---------~------------2=__UZZLIZEZZE:z-~~ lilli ill--- - ~ JOB NO. 0009 ~ DATE 3-20-00 ~ SHEET NO. SOUTH ELEVATION EAST ELEVATION t Uu_______~ Eal W = 10' [rl Â©COmIGHT CHARLES CUNNIFFE ARal]TEGS X'VA * 0699-9264)Z6 :3131 . 11919 03 'NildSV . 'IAV NVINAH 1SV3 0 L9 66Â£9-Â£96/0Â£6 :XY:I . 46Â£9-Â£96,026 ;3131 * fr91.9 OZ) '31Â¥(]NOBMÂ¥3 * ZEE 31[AS . '16 NIVW Z05 &956-9ZZ/026 :XÂ¥:I * WEZE-9U/bZ6 3111 . 56*Ly 00 'FICIN(11131 * 'IAY O(1Â¥30100 9 02 5959-92611Â£6 :XW . 0659-9Z60Z6 2131 . 5Â£419 00 'SCINVMC]3 . forÂ¥ 316"C]Ale 39Â¥11!A saMVAA(13 EK 81 15!Ttj- 4 2 14 TE- - ~-7-M i ...Â·Z Â·21-7.X-.-Â·2jMÂ·mÂ·~'CUU:EbcÂ·2-;=4==='uÂ·=~-~Â·-~Iuâ‚¬0~262E D?f.Ef/~ ===-'---- 2- E-7-7.-UÂ· ZZ,=2.-cÂ·=E.:IEF.KE.Â·FiIE--3Â·3â‚¬FEE*?aÂ»EEEZE:ME-r 1-4617 - ------ ----- - r....C7,1\ ----1---Â·=U--1 IN' 111 ~111~3 4111%~ ~1~ 111~111~ 1~ 14 111'I ~11~ 1111111 h'll'~4~11~3 - 11 1111111 '11;1111 !11114 [(thilji - SOUTH ELEVATION 41 EAST ELEVATION 1" = 10' 1 - t. -13=INJEE -~---TÂ¥--- - 1 0 21,-14%-1, 2 2 -t=i f 1.11110. ~Â· ZO# Z % 3 g Cl N C *3 '-' - ET-1~ 0~--' '1-T-1 - 2 21 g 'i--r P ' -T" 2 DAGGS RESIDENCE - 640 N. THIRD ST. ASPEN, CO 81611 GUEnt 0 -4 12111 1 NORTH ELEVATION W-ESTELEVATION LÂ«1 '1- 1 JOB NO. 0009 9 (63 -- --- - -- - 1" = 101 1" = 10' ~ DATE 11-10-00 ] 1 SHEET NO. E3.2 | *CCI'fRICIHT O,421Â£5 (1,'NNIFFE ARCHITECTS S1331IHONV 33=liNNFID SE)1MV t-OLM)Â£6:XY:1 * 0655-SE6(0Â£6 :3131 . L[919 03 'NidSÂ¥ 'IAY NYWA{ JSVI 00 6â‚¬9-Â£96/t)Â£6 Xy.] * t6Â£9-E960Â£6 1131 â€¢ EL9[8 00 '31Â¥(INOHNVD . I.EZ 31lflS . '1Â§ 9 6-REL/026 XÂ¥3 * WEZE-9 Zt/DZ6 ~3131 . SEW.9 03 '30111[11131 . 'HAÂ¥ 00Â¥MO 9959-9260Â£6:)(Vd . 0699-9Zfrt)Â£6 41111 . SEMB 00 '50*YA\03 . SOZÂ¥ 31% "C]Alil 3DVEIA Q , i !/ 2 3 i o bo o 1 El *Â©4 , 9 - ll |~ U ~J F -"~~ 9 TgrfeT~J 0 (-0Â°i 49 + 99. I ~~84 a Al 8 m k / \ 2 \ L 222 LOT B 1,940 SO. FT. FAR ALOCATION 100/1Â«*1+ OUTUNE OF 3 EXISTING HOUSE --1 41 4 r--1 \ EC I .8 0 6 c . . p - CONCRETE 8 0 | 5'-0~ (0~ -- 1 01 OUTUNE OF WALKWAY | L.v~, EXISTING GARAGE--3 E E 1 | PLANTING AREA ~ 2 \ CONCRETE %3a --. , :211-2 r Â·-NA*deN#- F_ . 1 LANN . ifil i'111~ 11 "212< W""l~//-2-/1_1/lf_kjJ / fA i--Â»Â« --441Â«2.9 E f CCVERED EXEUNG GA - N 2 -1_1-- 2E BE RESTOR ...> k' a? M 9 2 705 g P9~9Â»m-3 I -- - U %Za 1\1/7344/0/20/9/24/1f- -Â«9--f////////Ii/r/ Au~iÂ£f/1 ~ LTE.\U-,9*3.H. 0 0 /- 1 C -46 -f F.w~~:52*#i2 -It,-' -rÂ«<*F Jittr~ bgu 1, 1 ~TO LAKE AVEN~ 4 1 - N /Â» LAWN LAWN 115Elow I (90) 1 1 BELOWI -j--~------ PLAATEn , 1 0 \97 \\\\ DAGGS RESIDENCE LOT- A 11--4-('~4~9\28 ASPEN,co 81611 640 N. THIRD ST. â€¢11 Wi PATIO = \ \1\\ \ - 3 J ALOCAT/ON .0149\ Wi.*9 < 4% -...... / 14bv ~ .1 Mul' I | PROPOSED SITE PLAN EXISTING FENCE TO BE RESTORED 1-1-1 - i F JOB NO. 0009 DATE 4-24-01 SITE PLAN - PROPOSED LOT SPLIT /~1-1 SHEET NO. 1" = 20' 0 Pl.1 SHEET OF Â©COPYNIGHT CHARtES CUNNIFFE ARCHI[ECIS THIRD STREET \~ 51331!HONV 33:!INNAD S312!VHD LSErÂ·OZÂ®Â£6 :XY:I * 06SS-5Zfr'OZ6 :3131 -3AV NYWAH 1.SÂ¥3 019 6--WU/0Â£6 'XY=l * 1?EZE--9 Zt/0Â£6 :3131 * 5849 0:) '30121 5959-9Z60Â£6 X'Â¢3 . 0659--9tfrÂ©Â£6 3-131 . 5EfLR 'QNVMa3. SOZY 315 "CIA-191 39Â¥111 - 524, ~ 3 2 N -1 AV 3 >14-1 * 46Â£9 Â£96026 ;3131 . Ergly 03 C CM 0 & R i 11 11 / U M E 1/ - 1 49 iÂ· IL--_- E----J 7 up Ill U A 021 LER 1 91.- r FAM/LY ~ 41 1.4 STORAGE ~ MECHANICAL 31 2 i , LL 4 / -BEDROOM 9 BEDROOM 1 1 1 1 1 1 11 f 491 - 1 1 DAGGS RESIDENCE 640 N. THIRD ST, ASPEN, CO 81611 LOWER LEVEL PLAN " = 10' PROPOSED LOWER LEVEL PLAN JOB NO. 0009 DATE 4-24-01 SHEET NO. P2.1 SHEET OF (Â¢ COPYRIGHT CHARLES CUNNIFFE ARCHiTECTS 31IHON INNf13 Sllklr '1-13 6 Xyd * 0659-526,0Â£6 3131 . t[918 00 'N3dSV . HAV NVWAH .LSV3 0 L9 ;XY:1 I *6E9-â‚¬9*OZ6 3131 . EZ91.9 OD '31Â¥CINOEINVJ * ZEE 311(]S * 15 NIVW ZOS 96-9ZO0L6 :Xy:I * 9Â£Zâ‚¬-8Zbt}Z6 :3131 * SE#19 O) '3(]IN[11131 * 33AV OOVMoloo '3 0ZZ 3Hbtr-t#Ct,ULb Â·XÂ¥3 . Ubbtr-tjÂ¢tru.Lt Â·3 Idl * St;IÂ·W UJ bUMVAAU3 * SULY 315 UA IH 1LFÂ¢l Il/\ 5(121Â¥Mt]1 SULO 7- 49 \\491//./2/ 0 Â«F- C ~04 791. / \A/ ' C ---1-2~ 19'JÂ« LOT B , 11'- / n 1 1 32' -0" ~ 1 0' -64~F 29 -6 25 - 5% H 1 0 -0" -~~, CM p -U / - / / ./- 3/73\Â«Â« EXISTING CARRIAGE HOUSE PROPOSED ADDIT/ON HISTORIC RESIDENCE 1 1 1 94>43 - 4/(12 LAWN CONCRETE WALKWAY Â¥41 1 - Â«j- PATIO CONCRETE WALKWAY < 1~~f PLANTING AREA 1 ~ LU El A k 1 - ~ 3,11 Â»e---~m~ L 8Â§ 2 8 PLANTING AREA El ~ 0 \ STUDY ~ C ' N -_______5 ~ 01 , [] 1----------------- MUD --__L 4= ~ AX>*46-\\- 0, S & e - 1 Â¥ r---- -- ---Â·---n ROOM - -_--VESTia % LAUND/?r i ,--- 2If~ ~ O 2 CO CO '-- E~-GREEZE WAY E V..21 t r==- Up,1-3 1 6 1 1 - 11 2 11> FOYER~ =0*rfdjÂ¢ *4%#abblita 0 4 ------131 [-2 1 ..====, M u-. 1 RE/?31 , 11 Â»[1 <---ll-p h23~g eQein~F,M L--c 4 9 1 GARAGE --~ 3 \\BATH -a 1- 112 ~-11 MASTER U MECH/ , 00 ir.r--9,.-/-N--ir nr--,r--i..1f)\ w J.-1.-Il.'-vr i r\.' / .. 1 STORAGE i METERS & CONC. 0 U Z - i f- RASH -=" 7 MASTER Â£ 3 BEDROOM U %3 -- 12=711 --------1 L. W. > 09 r~ Il E G Ii-li.# H* 1 . L. W. J Elligul - M 92:. Be 1 (39 4 LAWN P LANT E R in f b~ 1 :, 3 7- 0" LAWN PAT 10 Z 6*]9%;4' 03 1 PLANTER ~ la 1 1 # ; A.D.U U M 4 \<;if Â·â‚¬1*l / p C 00* O PAP?RING 1 \ 0 640 N. THIRD ST. 4 .. # DAGGS RESIDENCE M I 22 ,/lilli;W.,0%.. r-- - , ---t=d-- --- -- ---9------- ASPEN, CO 81611 -Art AE- //7\X/1 2 - n fROPOSED , MAIN LEVEL PLAN JOB NO. 0009 DATE 4-24-01 MAIN LEVEL PLAN SHEET NO. 1" = 10' P2.2 SHEET OF g COFIRIGHT CHARE (UNNIFFE ARCH[rECTS 5959-9160Â£6 ;XÂ¥:1 . 0659-9ZG/0Â£6 3131 . 5Â£419 OD 'SCNVA\(13 . SOEÂ¥ 315 '40 1 3DYnIA SCMÂ¥M 5010 66Â£9-Â£96/0Z6 Xy 1 * +6Â£9-Â£960Z6 3131 * EZ919 00'31Â¥0 FFE ARCHITECTS z * 0655--Sifr0Z6 :3131 * . -1AV NVMAH 19Â¢3 OB 00 '3GINnl131 . 'BA 00Â¥80100 -3 Ott C Cal A M 5 00 CO 5 1 ./ - DECK _EERil[- -' \ --,)K /7- CHEN ~11 0= DINING =D \~ LIVING/DINING ROOM 2/-17 71 3 600 h S ElI_j . 1. 2. 1. 1 FO- 93/ =U L f?00/0 17 DN \ 1 1 \+ 6 1 1 1 1 IL I O I El'v v - LIVING --9- 1------- k-z~-- ROOM BEDROONI --~jpâ‚¬* j c----- -f - ~ Â£$:12:1-- f -' 2 DECK -<~ - - --1 2-Â·T?-dfbÂ· z 72*21 -- n 3% 111:51=ttltr- -! 6Jfzzti~ytil 1. 1. 1 -- - 11 L - --- 'r *... Z U DAGGS RESIDENCE 640 N. THIRD ST, ASPEN, CO 81611 PROPOSED UPPER LEVEL PLAN JOB NO. 0009 DATE 4-24-01 UPPER LEVEL PLAN SHEET NO. 111 - 10 0 P2.3 1 SHEET OF Â©COPyRIGHT CHVLES CJNNIFFE ARCHAECTS S1331IHONV 33:IINNAD S31>IV ZSS *26 :XY:1 * 0655-SEfr)Z6 ~3131 * Le,8 00 . '3AV NVWAH 1Â§73 019 66Â£9-Â£960Â£6 3 . t6Â£9-Â£96'026 :3131 * EZ9[9 03 '31Â¥(]NOR O . ZEZ 31InS * '15 NIVVY ZOS 3 * WELE-BZZ/0Â£6 :3131 . 5E,19 03 Â®INnl-131 * 'BAÂ¥ OOÂ¥3010) '3 0ZE . 0659-926,026 :3131 . 5Â£418 01 'SCINVMGB . SOZY 315 "OA19 3DÂ¥111A SONVA\(13 9010 4 - 4 //--0---..........1/ 1/ 1 dific. -- ibbb/3 11 11 1 -1 3 ~ ~mOID m- ma N W r\\ 11- a 8 37 4 44 -- - - L 111111~ 11111111111111111111111111111~11~11~ 11~~111111111111111111111111111111111111111111111111 7 -- --- - kdl~~~ E@E Mid . PROPOSED NORTH ELEVATION 1" = 10' r-T 07~ i i - ~4=34% 8% M C DAGGS RESIDENCE 640 N. THIRD ST. WEEE . I.-li m ASPEN, CO 81611 8% 21%~ %'3 ~ PEL.:~~@. 1:74,%3*.: *i,. v.Â· cÂ·*Er- 1 PROPOSED NORTH AND SOUTH ELEVATIONS @Ill Ill#41 . IMI i i 11, 0 1. | , i r--: -1 1 11.E- ~ 1 11Â«1~1; 41 JOB NO. 0009 DATE 4-24-01 PROPOSED SOUTH ELEVATION SHEET NO. r = 10' P3.1 SHEET OF 3 COPYRIGHT CHARLES CUNNIFFE ARDI[TICS 51331IHDMV 3:I:!ININCID S3-INVHD Â£564-0ZGOZ6 XY:1 I 06SS-SZ@OZ6 '3131 . [1919 00 'N3dSÂ¥ . '3AV NVWAH 15Â¥3 00 66E9-E9G0Z6 ~)(vII t6E9-Â£9frt)Â£6 ;311il . Eigly 03 '31Â¥GNOEINVI) . ZEE illlAS . '15 NIÂ¥!N --WU/026 :XYd * 1?EZE--9ZZ/0Z6 :313.1 . 5Â£N.8 00 '3GIN(11'131 * 'BAY OC]Â¥MO1 OD '3 OZE 7364'940 Â·AVd . Ubblittyllb Â·1111 9 ht'W UJ bUMV/V\Ul * bULV ilb CA IM :12}V I 11/\ bUMVMUd b > ro --1 -J 11 - 1 0 0 1 1 -*1 r -4 1 4 --- \ 6 n (n 1% 44 CHARLES CUNNIFFE ARCHITECTS 3 gza 2 tp 852# m 0 Or LU 0 ~ Ki ~ 610 EAST HYMAN AVE. * ASPEN, CO 81611 * TELE: 970,925-5590 * FAX: 970920-4557 502 MAIN ST.â€¢ SUITE 232 * CARBONDALE, CO 81623 ' TELE: 970963-6394 * FAX: 970963-6399 ..J 220 E. COLORADO AVE. * TELLURIDE, CO 81435 * TELE: 970*28-3738 * FAX: 970*28-9567 0105 EDWARDS VILLAGE BLVD., STE A205 ' EDWARDS, CO 81433 * TELE: 97(k'926-6590 ' FAX: 970/926-6585 NOI1VA3-I3 1S3/\A OBSOdOEId PROPOSED EAST ELEVATION 581UHZ}llv 3!llNNt'ID SlINVHJ iMDIUO SNOUVATI3 ISHAA 2~Â·*2 Raw teep ext-1 larr +4 10 011 l+ F'AriA]729 We)00 F*â‚¬/A **rm.LAA TrIMAOVE ex A GERA,a. SH,)44* 410 -- C,JAR.Lt#KIFEC> GtAL-Vâ€¢ .SOF,44 EM.1,9 - REFLACE. 9*' ~ 9*. AAer/4- R.OÂ©*:41,100 N =W C.#0#44 0)4/K)* 6 * *UP*M - IN#*Iwir#P AADF 477*Ar~/ 1+11-1 ' Â¥ f frw. I IL--1 1 7 1 11- f-1- MQO#rcr ' r: ,;.- 1-* Â·1Ti77-4 125Â·. tij 1 - - 0- Â» A . - B,<'A WOOD LAM- ' ~ â‚¬ 2- I RE, r-2.* REMA# NT 1 -- ---z* 94:414/4 4 77ill/4 C J , 41 t= ."6% r-1 - â€¢ -./.- ---7 i * 1, 'Jr . ... Ir~.11; I , -3 L--1 1 U.E.D.4 / SH-1 NÂ¢h LE S f M N O, - / 1 1 1 1 -1 1 r -â€¢ ~&t,vjit50=m~#i cBMEfigr -- 23 I.2 -3 ~ Wt,roale .Â¥:.". r-i jf 1 i _PRO Ft>*ED SEDUTÂ» ELEVATLQ.9 - R#,VIGED PAA*ice~ca - - Floptâ‚¬*D REDC>/ELD pht\EN1- 11' = 101 REV {SED e><+1Â·1 13 IT- 4+ 11 04 It ./:di-Filliga~~~~ig~fpr~~~fi Hfilil iiiII~ 8%14*"9 411!11 Fl; 111! ili m - !21!i ll~' ! jf~lij l D i !11111 * f---Â·--V~i~}9 , .-,=#fNEÂ»Il 1 kit*jilli 1 i.'e:di~',.Â·,,11:.:i';i:,"," ':P,Â·i:;;fâ€ž~:il,idui ..11.. . 1 tÂ·79'Z:It:Ir-"' .4 |1 ii#Gth-,hoU,4-.0-7 U Lir 11[T i-I 1 E-Trir-7 *.T -- ------- Â£ -: '64/2%1<9 , 1 F.-Â·- tr-7- 11 1 11 N=i,ir== 1=rlt:= - . ---ti.~ . Ii.4-0 k-7-1.- | Â£2 =14+4-â€ž.W~IL-+~ 1 7 --- H 2.-al... IHI=11 ,all:1#9Â£=-,-Â·-Â·1113-*---MA#Gd*4446-95EA~< T - -=9 ~EÂ©fli 322-7 f- 1 REEFIE- r--===I--:b-Â»6'. : .'-i._ -, ~__ Â· -- -St- -721 48) Milfi.>.-7.2 -- - 0 . . - --5=-L#zizz:z- ' ---- 9 111 I r-*.- . Â¥ .. 1 i )4 i 4-,DB.! c. 44 0 9 5 E : TAcpo,ED ADC>r~Low 1244 CARdAAC Hoct'bE FRO FOSED MOST-H ELEVATION - REVPSED ONAGe FieSIDENCE 1 U =toi ............... 2,/19 /01 - FROFOSED REPEVel-OPMENT- REVÂ»ED 5/2Â¥0 1 . 4 Rey (sED Ex# Bul- !4 1-2 ef 14 REMOVE 2,4, desÂ»g. m.** COLE> BOOF**49 + fier RE-Pt.MÂ·1& 44 N+94 c =gâ€¢,8. r. 14 4 \ - 5 SÂ»10*La SUPEXINâ‚¬â€¢616,ATrP , ; 11 0 ...I t , 1 1 ,1 1-1- 1. 1 . UP 1.1, 1 , 41 '. 11 r.' 1 'Â· 7 :Â· 1..' r.fo,OF'jkt REF,/W + Râ€¢FMA}7 EK'# LAP elpt N 4 -72:2~FEAT -1 1-- +r---== k---- \~E==9 . r. IAA - ~19# Inx a . 1 - v TN -i , 12â€¢,-i.14.1,4 - 64 64D4*-UL_-5.1.1.== =327=ZZI, 95 l ..0/ cs:cs *4*1 197 REEIMP-llel Ball L -2 Â£/,3 .=1 1 .=g. El 1%1 1=.:==U==F r.-11 ~E _.Zzl~ /,p" 1 8*4 &,---7-4, UTT7Â£ 0__., . ./ 12.Ev [sEP EAST ELEV. REX/ POEt) EMFE El-Bl hal Old OP G AgÂ«E. /Â» pl,1 / 1 fc. 11- oil (LAKE AVENUE) Â£ f Li==lai - COKRUA. AN.V, 9*t, , / ME..rN- ROOFÂ·/ ho ./â‚¬Â» ,/trir~ 1 Ii,7-- * ' i-1!Uitiialk- , 5--, r.. w'RE, 4 RI P orkhgp- ra_j 1 /AL--- fAE-PLâ€¢c-E Ewo, FIXED , -rrIFEr 1 Ul i .MU i 46. Wr 'NPâ€¢ POUSLE - *V\ / WUM 4 941*9094 â€¢ --â€¢ v._4[ 1 -1 teat '2 -L:~ 1-t~Irit-, M frl=64 144 1 [96-- coggu 6. 4 ALV, 1 A,*1 1:21-4-_ - ~ mit.--1-TI 4 15'ING, ro REEpt/,4- LEEEÂ£/i/Esti jrÂ·.,& 2 â€¢- -F 4 fir 1 - de,2.04 3/#NALE 2*LAA/ St':,l,44 MME**l 'fl}*Ii C...,Wl~NG. P164- -*9 11 11 PLY-P. f,'Â¥Net-* 1.- - -1-040'44 1 1 11 Fli I -3 -r . ... 1- .i ; 1 1 .' . *1 1.1 I. 15 1 i :Ir, I' REÂ¥15ED WEST ELEVATION REVI SED COMT:'051TE \Mel- OF ADDITION 1 - ELEVATI ON -- (THIKE) STREEr ) ............. .1 1"= 161 ill c) c W \0\ /01 2846* Fise (PEN OE FFE.or'DiED ReDEN' ml-0 PMENT Re/leED 3/26/01 . RE>ll 9%0 , EX&41 Fblf +E 1 8 4 14 1 Ptk} iNG, .r{15*IC I I , 1 . 1 CORIL. *EMOOAA if . SU ll-tor Ntg 6271-Â£04 6- \"=101 13>AG,G, S 12*DIDENCE F7201'09Â£23 EED>mYâ‚¬t-Ophâ‚¬>4 7- FaE.vt *513 92.Vol RECEIVED SEP 2 8 2002 GENERAL 5UBM1551ON REQUIREMENTS For ASPEN / PI TKIN COMMUNITY DEVELOPMENT FINAL DEVELOPMENT SEPTEMBER 26,200Â¢ 1. Included in this application 15 a letter signed by the applicant that Gretchen Greenwood is authonzed to act on behalf of the applicant. 2. Street Addre55: 135 We5t Hopkins St. Aspen, Colorado 81 G 11 Legal Description: Lot lettered "A" and the w~t twenty-two and one-half (22- 1 /2) feet of lot lettered "B" in block numbered sixty (GO) in half and to the City and Townsite of Aspen, Fitlon County, Colorado. Parcel Identiftcation Number: 273-512-459- 112 3. A disclosure of ownership 15 attached to this application. 4. An 8- 1/2" vicinity maris attached locating the subject parcel within the City of Aspen. 5. A Site Plan depicting the proposed layout 15 attached. 1 G. A 5,te Improvement Plan 15 attached. 7. A written description of the propo5al and how it complies with the City of Aspen Historic Fre5ervation Guidelines,5 attached. is attached. 8. Additional matenals including historic photographs of the Historic resource have been presented to the MFC during Conceptual Development and will be presented at the Final Development Meeting. 9. Attached please find the completed Land Lbe Application Form. 10. Attached pleee find the Dimensional Requirement Form. 14. The Res,dential Design Standard5 compliance 15 included in the written de5cription for requirement No. 8 17. An accurate list of building materiab to be used 15 attached. 5amples of the final building materials will be presented at the final Development Meanng. 22. A statement including how the Final Development Flan conforms to the Conditions of approval placed at the Conceptual Development Plan is attached. Resoluito. is. atkiA 23. Final Drawings of the proposed structure is included at !4" = 1 '-0". 5eptamber 29,2002 Ms. Amy Guthne Historic Preservation Officer 130 5outh Galena 5treet Aspen, Colorado 8 1 G I l Dear Ms. Guthrie, Gretchen Greenwood of Gretchen Greenwood and Associates, Architects ts authorized to act on behalf of the owner, John Key. My address 15 as follows: John Key G476 Mimosa Lane Dallas, Texas 75230 214 750 1383 The office of the Architect is as follows: Gretchen Greenwood and Associates, Inc. 520 Walnut Street, Aspen Colorado 81GI 970-925-4502. U gy'cerely, 1 yohn KN Apr 3 1998 4: 15711 PITKIN COUNTY TITLE N, 5834 P. 2/3 WARRANTY DEED 11.90 T*15 DZED, ..di thli 07 day of AFAIL 1,90. b.t-en nIANK D. DAr. TRUSTEE Or THE REVOCULE TRUST OF M.*GARRI D. DAI. DATED oCTOBER 3. 1906 0, TNI CO2rrY OF DOULDER, STATI 01 CO GAM'ICâ€¢. NED 200 In GRANTHE who.. legal addreâ€ž iâ€¢ . 6476 MINGBA LANS DAWAS. IX 75230 pt cilitÂ·r oP , 5-raTX 0/ TI 9~ Irâ„¢Z/-m, Thet for ind in conâ€¢ldention of the n= of tin dollln ~ Ind other ,ood and valuabl, cout#râ€¢tion. the r,câ€¢ipt and mifficimacy of U\ which 11 hariby al:)mowlidge, the grintor nae granted. Dargained, mold and ~ A~ cmÂ¥,r,d. and by th,- prveents de.. grant, bugain, 0011 -d c=vey =4 r. confirm unto the Punt:M, hi, heirs ind 8â€žign, for,vor, all thi real 1 3 prepirty togitalr with improv,-au, if any, .ituot, aud lying mod b.ing in thi County of MTKIN. State of COLoaADO, 1.,cribld ** follows h - ICI LEITEKID -A- AKI, 110 NEST TWINTY-TI,0 AND ONE-HALF 922 1/2, FIEr 0, Ler LErTINO -D" 01 Â»LOCK nean, SIXTY (501 IN AND Te Ing CITY AND TOW!,OrrE OF ASPEN. - 0 12.,k 11111111111111111111111111111111 lilli 1111111' lili lili 523 415434 04/09/1998 03:11P WD DAVIS SILVI 1 .f 2 R 11.00 0 70.50 N 0.00 PITKIN COUNTY CO Tull/ZIIU with all Id â€¢iâ€žgular the hiriditamentâ€¢ and appurteaanct. thereto bilgogiog. or in anyvi~ appertaina,V. amd cho r~Â¥*roion agid rover/loal. re-inder,, rentâ€ž 1./ue. Ind profit, th.r.02, and all tb* e,tate. right. titi*. interloc. Claim and de=84 41:atigiv,r of th, grantor either in law or *quity. of. 2 ind to 0,4 -Ov. bargianed premi.-, with the b~r,dit.1.ct~ Ind oppurtinance; 10 -Â¥I all To mo:D th. ,ald pr-1,- ab- bargained and 440(ribed. Â¥lth the appurtea,aclo, unto the vriatio. hil hotr, ind u,ign, f gr,1,â€¢r. And the Grantor, for bilolf. hii hetrâ€¢ and â€¢,01,08. doi, cu,pen*nt, grant. bu-in, and F- to and with thE Grantee. ble b,irs and as,iti, tbot mt tbâ€¢ ti- 01 - -I-ling MiÂ¥*ry el the pre*ent., & 1, -11 0,1-d of thi pr-10,1 abu- convey-1. 814 pod. ouri. pirt evt, abioluti amd indefellibl. itate of inberitwel, 18 liw, 1. fee Simple. end hai good ri,ht. full p..r ind lawful authority to gramt. Mrgain, illl and oon-y tal la~ 12 -mer Ind fore U Of OK-*id, and that thi la- arâ€¢ fr- 49 anâ€¢ cl-.r tro- all formar and othor grantu. bergi 198. 081... li,n,. tax,04. '1~ 8-,â€¢1-Â¢:tâ€ž â€¢metâ€¢-nnces Ind n,tnet lou of whatever kind or oleur. Q â€¢oiver. -cipt tho- -tt,Ii u â€¢et forth on Exhabat -A- attachid hirite %- and incorporatod honin by reterlace ~ \ Thi grante: Ihill - Will â€¢aâ€¢â€¢An aâ€¢D Follvmt 01-D tb, above bargained - Vi premiâ€¢eâ€¢ in the quiot and poic-01â€¢ peâ€¢-â€¢ion of tbi grint-, hie heirâ€¢ ~ ~ ||r~~ t.0,14/11 the â€¢in,ulâ€¢r, and the u,1 of glnder shall Dâ€¢ applitable to .11 and â€¢â€¢â€¢19:20, againit all Ind ,-,ry per,en ar perâ€¢onâ€¢ laitully clai,ing thi ~ whole or *ay patt tboroof. :bo s.Uagulâ€¢z m-or ohall includ. thi plural, 327 72Â« 4 FRA,ir B. nAT, TRUSTEE OF ;IHE REVOCABU . IRUST OF MARGARET B. DAT. DATED OCIOUR 3. 1.8 - trir, 0. 61â€¢48&8; Â£ tiT"Vrr o, dc1.uu- 1 ... 1>/ WAM/Fi. t..t.... 0 -u-led.d b.fore - thi. (ofk.. 0, APR,(L 2/nu: *1% , by /UNK I. Dan TRUSTEE OF TI~UVOCABLE TRUM 01 MARGARET B. DAY, 2**Tom 3, 1988. -40,/06 -r band .04 0:EN..1 /-1 /JA.,ABIARJ 4 t. 'OdbI:,e..1, 1,1.irâ€¢â€¢:~-h).000 Mory rublic P 4-1 1Â»01 415434 m DECLARATION RECEIVED 14/09/1998 EXHIBIT "A" 1. Taxes for the year 1998 not yet due or payable. Reservations and exceptions as set forth in the Deeds from the City of Aspen recorded in Book 49 at Page 301 and in Book 59 at Page 188 providing as follows: "That no title ehall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under exiating laws". I im imi im mmi mi 1,11 im m mi Ii,i mi 415434 04/01/1- 83; 11P DID DAVIS SILVI 2 4 2 R 11.00 0 78.50 N 0.00 PITKM COUNTY CO Apr. 3 1998 4.!6PN PITIIN COUNTY TITLE No 5834 P. 3/3 QUIT CLA:* D- 111/1 -ID. Na- thia der of April . 1*8 Nt---11 =* Bo,uR DAY of the County ot BOUUm and St*to of CO, griator, aad nal'* s. mar. TRUSTEE or TIE UNDCABLE TKI131 OF MARGARET B. DAY, DATED OCTO'El 3, 1 998 who. ligal addri. 1, : 21 1, 13'â„¢ STUET. Dout.PER, CO, â€¢0302 of thi County of BOOLDER and Stat, of CO. grantee-, WITInl-ZE. That thl gratiter, for and in Â¢-Sidlr.tion of the lum 02 Te: Doller, Ind other good and viluabl. coollderation. thâ€¢ r,Iciiipt and mdliei-cy of â€¢*tch ii harlby â€¢cknowlidgid. h- reelâ€¢ed, relealld, gold, 912'Iril ud QUIT Â©SAIMED, and Dy thes, pri,ent" doei reatie, r.1.ii,0 "11, eonÂ·r.y und QUIT CLAIM unto tho gr*ntles. thlir blire. luoce*.or, -d uâ€¢ilnâ€¢ forifir. all th. right. 1,11:1.. Anter,ot. olitm .nd de-,MI Wl:tch th, sriater De, in Ind te the real propirty, together with i.,rov-,Intâ€¢. if Iny. lituotâ€¢. lying lod boin, in th, County of PI)<IN Ind Stati of celerâ€¢do, gieribid - Eollowâ€¢: Se, Attachid Exhibit â€¢A ' 1111111 lilli 111111111111 lilli lili 11111111111111 lili lili 415438 04/09/1918 03:12â€¢ OCD DAVIS SILVI 1 .f 2 R 11.00 0 0.00 N 0.00 PITKIN COUNTY CO TO a. A- To â€¢010 th. ..., tog,tb,r with all cid .iagular tb, I,purt,nanc- ind privillg- tliziunte belotigliig or in any-i- therâ€¢unto â€¢pplrtalling. and the -Uto. right, title. intâ€¢riat ind cleim whatloover. of kbi grantors dth- in law or Iquity, to the only proper u/I. binifit ind bihoof of the grantee/. th*ir h.ir, and u,i,ns for,vor. mo .ingular n-ber oboll include the plural, thi plural the *logiblar, mid th- use of any gonder Ihill k applicable tv all FEr' IN ~pliqa Illl:11IO/. The grantor 11*0 exieutid thio dâ€¢*4 - the date Det 25:*16 Stan 0, &~hALLO CCK:mr! O/ 80141Â£uu J ... thâ€¢ gorm# in,tramt v- acM=wl**Abof... - thi. 4 +4, 0, A p R/6 10 qi . by nANK BONAR NU 1111:ZES â€¢y hand and official ,â€¢al 0804 Ai>/6&16.n ) Notary Public 42. At- 1 -aDOO v t 1 ' 9 r ...4 f Or r d f. EXHIBIT A LOt LETTERED "A" AND THE WEST TWENTY-TWO AND ONE-HALF (22 1/2) FEET OF LOT LETTERED 'B" IN BLOCK NUMBERED SIXTY (60) IN AND TO THE CITY AND TOWNSITE OF ASPEN. lillill m mil illill mil lili Ililli ill lilli lili lili 415435 04/00/1908 03: 12â€¢ OCO DAVIS SILVI 2 of 2 R 11.00 0 0.00 N 0.00 FITKIN COUNTY CO tÂ¢WAK 1 70 m 1 [ P.6473 KED VIDUK,lti#N . # SUB[)19 ;5:DA) 5EE PA 65 10 r 1 +114.-006,4 n - \\ . - CEAngv 5 PAEAE i 44# 0029< A '44 0!25*WH .4,2 31 Le 1 ,= ; le 4 Jeri Tu,4\V6M,tiaiEEk I â€ž 1 HO - I k e j Rr Q 5 4/ F AW,A 4 m-091% 3 4 819 0 44 * ak 0 9 3 Y *E] DQ 4/ d '4/ 2 0 1 j f It Ild_j El O DL 21 1 3 8~ "â„¢11 - fri :diti~15:Ej Etâ‚¬i- 01 4, 9/ cyibileÂ© [15[3Â° =800& - 3 -3 m AsumE I ~~~~ ~~f ~~z~~ ltd mAIAJ 61- 05'. # wis A 0 409.1 T *5 0 x AA.>:S L. 1 .'- + AVENUS \tlhk NE #TAL T /*PRÂ©+91TrNE]CÂ° - ~w ' 4 to 5(VE.UUM ' 0/ ruek]T- / 1 a,5- 4 , &3;WMIB c-1 nno ZE g r i wnwl 96 -Nv 04,/-*AÂ»>2r #-- I --Ekao SÂ¥â€¢NET- 0Â©1 i P =EE 4 /64 \1>J / 0 607, " A gx mu 76\ t*1 3.i -Ar k O CA40' ** ~v â€¢ NOT D~A~~~T~n Â£"- Â©*9 ALE , 1 1,0 E 4*7 109 il-â€¢pr - ASPEN 1A 9* 06 ~4>Â°D. 61 3 %>Â°D jy; 6Â°A,gÂ°-lp*faâ‚¬ gro : Oye>42Â«32~~a- _Â£,~43 %~32' "61~1*6 6 Property Line C>4 0 -' Q' 'f*OV' 4 W"vo iâ‚¬' Â£9 iw' D 4 D 00 & 4. 4 A 0 064 0 9 7 $ 9 I ./.7 0 - 0 %5> Â© .7 ft Â· 107 4:~: il, b ' 9 <057 1, 00 #7"W. F. .<9 7<:9 v â‚¬57 9 e 00 * 0 0 0 4 -~Â·7'- . y 4 ...J: 9 1 011 :9-0 4 Potio ot_2% ~ 0 \ v cc, 9 7 Â·Â· 3-,ih , 5. U [2) il>f'~ f- ~- iF , f/FE/227/ Â» Greenwood 0'u-0 4 520 Walnut Street & Associates. inc. 704 val,f . bi'.m ' 4 . . ~fia-7,1 HY,M.-14*~ 0--'-% , Aspen, Colorado 81611 970-925-4502 0" 4.9,95 Fax 970-925-7490 7/Vi / 4 9,0-;1 Ridge 0 < \ 7 12/12 12/12 /L i Flat Roof \ ~ 12/12 Exist. \ Ridge / h/\ VT VN Â«\ V. I not Roo /1 14 not Rocf 1>1343/13Â«33 . 7: ~ ~_~ ~12/12 -4 Â»Heoted Deck Belowl 1.k ..4,1,46.' : E--1 New Flue's for Chimney/Roe Ric ge 1.668"miv/1 / Exist. ~Â¢44404Â«44< . f t not Roof 24*4~Â«v 102'-6' V / 103-'6= 12/12 12/12 3/12 2/12 _ 2,4 412/12 12/12 ~ \ I I 421-4#7/,ra dB/*f'/DI< , 52Â«1 %>IDÂ«> Entry Patio ..â‚¬05- ~'.3 6'~lums .2 602â‚¬136* 0%0.0 02, 96' _ 84 b 50 1 .c,; eFa~(i?33bb~ :A ' v~ cy~, Ct>:r> 2. V. t~> tt>Cl r A..0 1 Â°t 't V. b . 100 4% Ct:>30 4 >6- . 0.0 00 0 4 ~95> A . . :0 >f ic I : AD. . ? 12 4 5 4 0 fO 9 0 00 1 9 04 0 C tcp Property Line . 9Â«7 d 0 . 0 . 0 t. VCP D e I D <9 9 6 DRAWWBY 4,0 SCALE I/10.=1-0 JOB: DATE ISSUED. 8/12/02 CHECKED BY GO REVISIONS FIRST STREET 00 PROPOSED SITE PLAN SCALE: 1,/4" = 1'-O HOPKINS AVENUE 1311V osnoll supidoH @41 supidoH 1601 921 oppioioj 'uodsv ~ LEGEND AND NOTES O FILING REBAR WITH CAP MARKED AS SHOWN 0 10 20 O UTILITY BOX 1 FOOT CONTOURS 0 UTILITY POLE A CONTROL POINT a POSTED ADDRESS: -135 MANHOLE T 1 TLE INFORMA-MON PROUDED BY : PITKIN COUNTY TITLE. INC CASE NO. PCTI 12601 DATED. 0 /15/98 0 0 FENCE *72 ST ALL OTHER UTILITIES LOCATED IN ALLEY WATER LINE LOCATED IN HOPKINS AVENUE. HOPKINS 75 00. TREE 80* AVENUE RECORD .- -cla 1 0%/ 1 i 1 1 - '01 4, 4 i mur' BLOCK 68 ./ 7'. 1 %) N 75'09 1 !.4 / 1 45, lai - 10?52* UX / - t-SQL 74 - W 37t 02 6,515 OF BEARINGS 2376 PORON-9 Â«Â».3 i 102 4 - .'-4'. 102 6 / p //_....~ ROOF 125 7 4 1 A-12 - -ROOF ' 28 9 -4 NORTHWEST il ~ 102.8 V-* CORNER BLOCK 68 1 - 114 4 115 f...1- ~ HOUSE : 44 A n15- h f il I fi 11 0 5 0 1 11 1/ 24 1 1 2 .1 0> 1 --- -f /4 C t--M'/ l' i ~ Lij 4 1 1 1 LÂ« 1 I. il l CERTIF ICA-rION Y , ta /1, 11 THE UNDERSIGNED STATES TH,â‚¬~ THE PROPERTY DE 5CRIBED HEREON WAS k i / 1 FIELD SURVEYED DURING ,(61 198 AND !3 ACCURATE ~ ' BASED ON THE FIELD EVIDENCE AS SHOWN. AND THAT THERE ARE NO 4 /p,PEO i DISCREPANCIES OF RECORD. BOUNDARY LINE CONFLICTS. ENCROACHME*ITS EASEMENTS OR RIGHTS OF WAY IN FIELD EIDENCE OR KNOWN TO ME. / - IF ./ f l- EXIEPT AS HEREIN SHOWN UNDERGROUND UT ]LIT[ESWITHNOI BOYEGROUND APPURTENANâ‚¬ES. AND DOCUMENTS OF RECORD NOT SUFFL I ED TO THE SURVEYOR ARE - ~~,s~~~~WIS VOID UNLESS WET STAMPED / / 105 1 WI TH THE SE4t ,-r r -- . 1.. ~ â€ž. i.... 'I . 34 B r-1 -il ~ i -1~ ..0., - ~ , DATED 6 (#i#>2/ Â· ,,044 / R. :IHOâ‚¬24> 99Â£94* COVERED 0 1 1 1,4 .... ~ APARTMENTS ~~ ~ /Â° 0 .C 13186 1// 7>\9& 230? I l .FIR 1 t f i I '03 4 I BUILDING 1 , L '06 6 ENCROACHES J 3Â·66 2.50 ~ -% J 4.0 LEY N 20 90 0 08 Â£ OCK 4 - !05 9 N HELOFD j 2 %00.34 7 n\\ SITE IMPROVEMENT/TOPOGRAPHIC SURVEY OF LOT LETTERED -A- AND THE WEST TEWNTY TWO IND ONE HAU ( 22 9/2) FEET - 105.4 OF LOT LITTERED -8- IN BLOCK NUMBERED SjXTY (601 7 AND TO THE Cirr RD TOWNSiTE OF ASPEN. PITKIN COUNTY COLORADO fi CONTAINING 5.250 SO FT ./ PREPARED BY ASPEN SURVEY ENG!NEERS. 210 SOUTH SALENA STREET ASPEN. COLORADO 8~611 --E#236*4%Â°RE~ZE#9il PHONE/FAX <9701 925-3816 YEARS '*01.THE DAIE OF TNE CERI,FICAT 10' SHOWN HEREON. THE3 DATE .....L JOB CEÂ»TrACArloN is Yoli . NOT *T STAMPED I. THE SE.U OF â„¢E .,;Â·u,Â»â€ž_ 11/1/0. , 12/98 .lot 28303 ?15*3*ElÂ·2 FOUTH FIRST STREET 75 45 R 0 W. #ECORD ---14,4~ - A 7. Written Descnption of the Proposal and how the development complie with the review cntena of the City of A5pen Mistonc Preservation Guideline5. a. A statement of the effect of the prOpO5ed development on the original design of the house and character of the neighborhood. Unlike some settings for h,5torIc homes in Aspen, 135 West Hopkins borders h,5toric homes on the Street 5,de of the property and large condominium developments on the immediate borders of the property. . It 15 the intention of the development proposal to restore, remodel and add on to the historic residence at the front of the property. The development details are as follows: Zoning Characterist,25 Required Propo5ed Zone District: R-G Lot 5,ze: 5,250 51.ft. f)(15tlng Floor Area: 2,707 51.ft. Main Level: 1,967 501Â·ft. Upper Level: 838 561.ft. Lower FAR: 21 6 5q.ft. Total: 3,021 5q.ft. Allowable Floor Area: 3,030 5q.ft. 3,021 5q.ft. Allowable Site Coverage: 2,362.5 504.ft 2,22G 5q.ft. Or 45% or 42.4% *Minimum Front Yard Setback: 10-0. 7'- G. *Combined Front/Rear Setback: SOL O 5'- 0 *Minimum 5,de Yard Setback: 7' - G" Old Mou56: 2'- 0 New Add.: 7'- G" Minimum Combined 5,de Yard: 12'- G 12'- G. Parking: 2 5pace5 2 Spaces Height: 24' COmpl,65 * Vanance5 Requested (Please note that architectural models, drawings and photographs will accompany th,5 written text at the Conceptual Hearing. PROPOSED DEVELOPMENT 1. The front historic building will maintain it original location on the site. The histonc building will become the Living room, Dining and Atchen area of the proposed development. The existing building 15 a 1-1/2- story and the existing 22' height will be maintained. 2. One triangular addition will be added to the East 5,de of the building approximately 22' back from the front of the building. The height of th,5 new roof will be the same height as the portion of the exi5ting rook 3. The front bay window will be kept and re5tored. The windows will be replaced to more closely match the hetoric window5 35 documented in the historic photographs. 4. The front Forch will be changed and restored to the historic design that is evidenced in the historic photograph submitted a5 part of the Conceptual Development Application. See attached photographs. 5. Two bay windows on the West 5,de of the house will be re5tored and replaced on the building in their original location. The east bay window will be demolished. G. The existing fascia detail will be matched and retored where the materials can be kept and reu5ed. 7. The roof shingles will be removed and replaced with a matenal more closely resembling the 5heet metal roof in the h,5toric photographs. 8. The existing brick chimnep will be removed and replaced. Two new flues will be added to vent the Mechanical room and the new interior fireplace. 9. A new two-story addition will be added to the south of the building that will include two bedrooms, garage, and mudroom. The building height will be G'-G" feet higher than the original building. The f,nal design of the building will be presented in model form to the 1-IFC. 7. DEVELOPMENT REVIEW 5TANDARD5 for FINAL DEVELOPMENT (Presented during the first Conceptual Development) 1. The proposed development is compatible in general design. ma55,ng, volume, scale and 5,te plan with designated historic structures on the parcel. The propo5ed entire development includes the retoration of an historic house with two proposed additions. The existing main floor of the old house is 950 square feet. It is the intention of the proposed de5ign to restore the main floor of the building and remodel it into the Living room, and Dining room with a one-story Kitchen addition to the back and fast 5,de of the old building. By utilizing the old house for the main living areas, the largest square footage requirements are maintained in the old house and on the ground floor. This 15 historically accurate for the development of the house and creates less mass for the southern propoSed addition. The Re5,dent,al Design 5tandards are also satisfied with the street entry off Hopkins Street, a one-story entry element, street facing pnncipal windows and a one-story<massing for a distance of fifty-five feet to the south. It is also proposed in this design to build a rear two-story addition, to the historic house. This two-story addition to the rear of the property create a complementary mas5ing between the historic house on Moplans and the immense three- story condominium building to the east and south that surrounds th,5 historic property. The new roofline begins as a one- story element that becomes a two-story element at the rear of the property. This design maintains the inteertty of the old house by visually moving away from the old house. The three story condominium buildings to the east and the south dominate the existing historic house as well as the proposed development. With the two-story addition to the rear of the property, the dominance of the three-5tory condominiums reduces the impact of this these tall structures on the historic house by the addition of the two-story addition. This proposal addr'â‚¬5565 both the massing of the historic homes on the corner of Fiat 5treet and Hopkins as well as the condominium development to the south, across the alley. Therefore, the bulk of the square footage 15 developed in the old house with a 5mall addition to the east of the building. The south and rear addition that connects to the old house with a one story Itnk 15 planned to have a bedroom, bathroom, mud room, powder rm., laundry room, and one car garage on the main floor with a ma5ter bedroom at the Upper Level. By designing the addition to the rear for bedrooms, the size of the addition to the rear is lessened. A basement 15 proposed for this house that would be below the historic house and the proposed addition. The two east light wells are hidden from Hopkins 5treet, with one light well located to the very rear of the new structure, just off the alley. This 15 consistent with the Design Review Guidelines. No FAR bonus is required for this architectural design. The propo5ed residence will be 2,863 504.ft above grade in Floor Area. The remainder of the allowable FAR on th15 5tte will include 233 54.ft. for the Lower Level basement development. Only setback variance5 are required for th,5 design. The h,5toric house will remain in the oneinal location, thu5 requinne setback variances. The existing residence occupies the first 55 feet of the 5lte, thus requiring the development to be off the alley. Speciftc setback variances are listed above. 2. This proposed development reflecb and 15 consistent with the character of the neighborhood of the parcel proposed for development. This development maintains the histoncal integnty of the neighborhood at the corner, because it restores a Victorian residence forever in this neighborhood. In addition, the neighborhood character around this historic property 15 two-fold. Mistonc residences dominate the corners of this internection at First Street and Hopkins Street, and large condominiums developments dominate the south and east of this historic property. The large condominium developments to the south and east of th,5 property completely dominate this 1-1/2- story building, but with the development of the rear addition on the historical property, the dominance of the large condominium building on the historic building 15 lessened considerably. Therefore, the propo5ed development 15 cor,5,5tent with two aspects of Aspen's history, the mining era and the prevalent ski indu5try. The design 15 consistent with the neighborhood. 3. The proposed development enhances or does not detract from the h,Dtoric significance of designated historic structures located on the parcel. The proposed development 15 de5igned to restore the building to its original materials 25 documented by hetoric photographs, 25 well 85 to maintain the original form of the building. The proposed addition on the historic residence 15 2 feet below the highest point of the historic roof, or the same height 35 the lower historic roof. The two-story roof to the south 15 only 7 feet above the existing historic roofline. The proposal enhances the historic building by maintaining similar details and building forms. Therefore th,5 prOpO5al meets Standard 3, 35 the histonc building will maintain the significant histoncal detaib and lay the foundation for the details on the propo5ed additions. 4. The proposed development enhances or does not detract from the architectural integrity of the histonc structures. The proposed new development has been designed to be sereive in form to the existing historic building. The restoration, and the simple lines of the one story and two-story addition maintain the architectural integrity of the old building. r na liv, F, U2 Land Use Application THE Cm oF ASPEN PRWEâ‚¬ T: N=- The. Heoplons House I,x*ia !36 West Hopkins , AÂ·>pen dolorado 8/(ell (Indicate street address, lot & block number or metes and bounds description of property) APPLiC 4NT: N=: JOHN KEY Ad,2 647(0 MI,7101& Lana pal/as, 72*as 75280 nmat 2 14Â· 759 - / 8340. E-mail: REPRES ENTATIVE: w.*: Grdthen arec~ wood -w. 530 Walnzt st. Avin colurado Blu# phone#: _%25Â· 5/50 2 Fax#19 2 9.7 Â¥90 1.-teÂ£t?+91â‚¬ C,1 WOW 0 tar.thl,nK. nct 16 01 APPLICATION: (please check all that apply): Historic Designation O Relocation (temporary, on or off-site) Derlificate of No Negative Effect U Demolition (total demotition) Certificate of Appropriateness D Historic Landmark Lot Split -Minor Historic Development -Major Historic Development El -Conceptual Historic Development -Final Historic Development D -Substantial Amendment EXISTIN G COND]nONS: (description of existing buildings, uses, previous approvals, etc.) -1-wo 8(,KnNG *udurea - .' 1'5*ric_lhni ,(/mâ„¢. j,Â¥1Â¥9.79 a<Ak o,pwbuts: Approve.l tw De.mol Wzm _ PROPOS LL: (deSÂ©liptiOn ofproposcd buildinp, uscs, modifications, ctc.) Â£,te, aFfikdc FIMPL De-Yelbpnxnl~ |2â‚¬-Vicul FEES DUE: S Palle 0-[gfillid 0000[ re MAY-03-2002 FRI 02: 07 PM FAX NO. P, 04 Dimensional Requirement Form (Item #10 on the submittaI requirements key. Not necessaIy for all projects.) wk -TEK, Hopklns Uouit 135 Weat 4/opkins lital lt: JOHN kEY . roject uta... 1 39 Wot NDp/Cuu Zone 11- n Distri,:t: r- u, Lot Size: 5, a 50 24. Ft Lot A e.: 3,9150 24Â· Ft- (Forthe purposes of calculating Floor Area, Lot Area maybe reduced for areas within the high water mark, casements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Conmieicial net leasable: Existing: Proposed:- Number of residential units: Existing: Proposed: Number ofbedrooms: Existing. Proposed: Proposed % of demolition: .5,96 %7 43797Â£ Â·4> DIMENS IONS: (write Wa where no requirement exists in thc zone district) Floor Ata: Existing: 25'09 Allowable: 6,0'BO proposed: 3,02 67 Hfight 4,4 .1-0 11 '. Principe I Bldg.: Existing: 20-4, Allowable: leâ€¢Upt- Proposed: 051- Co" cessc ry Bldg.: EAsting: Nl fl Allowable: # IA Provosed: N /A Site parking: Existing: 0 _Required: 2 -Proposed: 2 % Site c overage: Existing: Required: -propos*.2,22?6 59Â·fi. % Op:n Space: Edsling. NIA Required: _ NIA proposed: ANA 1 11 Front Sc tback: Existing: -7 '- G" Required: /0 L D" Proposed: -7 -co // e 1 1, Rear Sc back: Existing:30 Lot' Required: > -0 Proposed: 0 +0 Combin 3,1 Front R :ar: , ti Eisting: 30 LD" Required: 30 C o " Proposed: / 2 - 6' Indicate N, S. E. W 1 1, 1 l 4, Side Set back: Existing: ~_-0 W Required: 7 -G W Proposed: _/ - G C Al.w ) W' Side Setback: Existing: aa' E Required: 5 10 " E Proposed:, 5 601' Chow) lit 1 11 , U Combin ed Sides: Existing:22-D _ Required: /3 -(o . Proposed: /1 '-4-4 Existi [4 non-conformities or encroachments and note ifencroachment licenses have been issued: non.6 var~ins requestedtidendfytheexactvariantesneeded)Â·. Ent )4#d 6-+60 U. 6*- bL<hy/c 1546 : 042 61(11 Ut~rd 6ct-ba J. -6, thSTme/c BLOCp = g L)11 Combi'nld Nuart and- 4-ar Ljcuct- Se-dta ck : ust.01, MAN- 13-2002 FRI 02: 06 PM FAX NO. P. 03 General Information Please check the appropriate boxes below and submit this page along withyour application. This infonnation will help us review your plans and. ifnecessag, coordinate with other agencies that may be involwd. YES NO Does the work you are planning include exterior work; including additions, demolitions, now construction, remodeling, rehabilitation or restoration? X 3 Does the work;ou are planning include interior work; including remodeling, rehabilitation, or restoration? 0 ~ Do you plan other future changes or improvements that could be reviewed at this time? 0 *In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and abuilding permit, arc you seeking to meet the Secretary ofthe Interior's Standardsjor Rehabilitation or restoration of a National Register ofHistoric Places property in order tg qualify for state or federal tax credits? 00 WHKNOWN at -Ihi>,hni-Al.Â£ intrmahuc ntws>ant 0 1fyes. are you seeking federal rehabilitation investment tax credits in conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner-occupied residential properties are not.) 1 1 0 If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please c heck all City of Aspen Historic Preservation Benefits which you plan to use: D Rehal,ilitation Inan Fund 0 Conservation Easement Program )~ Dimensional Variances O Increased Density 0 Historic Landmark Lot Split 0 Waiver of Park Dedication Fees O Conditional Uses 0 Excm ption from Growth Management Quota System 0 Tax Credits 17. Final 5election of major building materials to be used In the proposed Development ts follows: MI5TORIC HOUSE Mistoric Building: Wood siding: 4- exposed face bevel siding. Through hetoric Research, it was the original building material of the histonc Kesidence. Roof Matenal for M,5toric Mou58: Sheet Metal, closely depicting the histonc material as evidenced in the historic photographs. The color will be determined at a later date. Building Trim/ Fascia: Ke5tore the ex,5ting fascia. Replace with the approval of the MFC any material found to be rotten, if it 15 determined that it can not be repaired. North Bay Windows: To remain in ex,5ting location, restored and repaired West Bay Windows: To remain in ex,5ting location, retored and repaired fast Bay Window: To be removed. Existing Brick Chimneys: To remain in existing location, after being dismantled for relocation and repaired Porch Columns and Detail: New Wood detail to match historic photograph as depicted. Existing West Loft Windows: Maintain onginal windows NEW CONSTRUCTION: Wood siding: I x 4 Vertical wood siding 5quare Edge 5mooth for Painted finish And 4" expo5ed Horizontal Bevel 5,ding Fascia Detail: To match original fascia design Koof: Wood Machine Cut Cedar Shingles Windows and Doors: Clad Double Hung and fixed as shown RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR LANDMARK DESIGNATION, CONCEPTUAL DEVELOPMENT, PARTIAL DEMOLITION, TEMPORARY RELOCATION, AND VARIANCES TO RESTORE AND MAKE AN ADDITION TO 135 W. HOPKINS AVENUE, LOT A AND THE WEST 22.5 FEET OF LOT B, BLOCK 60, CITY AND TOWNSITE OF ASPEN, COLORADO Parcel ID #2735-124-59-112 RESOLUTION NO. ___, SERIES OF 2001 WHEREAS, the applicant, John Key, represented by Gretchen Greenwood, has requested landmark designation, conceptual development approval, partial demolition, temporary relocation, and variances for 135 W. Hopkins Avenue, Lot A and the west 22.5 feet of Lot B, City and Townsite of Aspen; and WHEREAS, Any structure or site that meets two (2) or more of the following standards may be designated as "H," Historic Overlay District, and/or historic landmark. A. Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. B. Architectural importance. Based on the building form, use, or specimen, the structure or site reflects an architectural style that is unique, distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. D. Neighborhood character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. E. Community character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location, and architectural similarity to other structures or sites of historical or architectural importance; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.415.010.B.4 of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). 2. Standard: The proposed development reflects and is consistent with the character o f the neighborhood o f the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all ofthe following standards are met: A. The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. B. The applicant has mitigated, to the greatest extent possible: (1) Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions, and (2) Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions that are compatible in mass and scale with the historic structure; and WHEREAS, No approval for temporary relocation shall be granted unless the Historic Preservation Commission finds all of the following standards are met: 1. Standard: The structure has been demonstrated to be capable ofwithstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation; and 2. Standard: A relocation plan shall be submitted, including posting a bond or other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation; and WHEREAS, Amy Guthrie, in her staff reports dated September 12 and September 26, 2001, performed an analysis of the application based on the standards, and recommended approval of the application with conditions; and WHEREAS, at their regular meeting on September 26, 2001, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of 5 to 2. THEREFORE, BE IT RESOLVED: That the HPC approves landmark designation, conceptual development, partial demolition, temporary relocation, and variances for the property located at 135 W. Hopkins Avenue, Lot A and the west 22.5 feet of Lot B, City and Townsite of Aspen, finding that the review standards are met, with the following conditions: 1. Study the upper story plate height on the new addition. 2. Use grates instead ofrailings on the lightwells, consider some other type ofrailing thatn the very contemporary metal one shown for the stairs and decks, and possibly lower the height of the hot tub deck to make the addition more sympathetic to the size of the historic resource. 3. HPC grants the following variances: 3' front yard setback variance, 4'6" rear yard setback variance, 17'6" combined front and rear setback variance, and 5'6" west side yard setback variance. APPROVED BY THE COMMISSION at its regular meeting on the 26th day of September, 2001. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk 22. A wntten desenption of how the Final development Fla'n 'conforms to the conditions *pulated in the Conceptual Development Mari approval. (attached e a copy of the Approved Development resolution) 1. Condition I : Study the upper 5tory plate height on the new addition. The upper story plate height was reduced by I foot and the calings were lowered in the new addition by G". The historic building was brought out of the ground 18" to further reduce the he,ght between the old building and the new back addition. The lowering of the ceiling height and the lowenne of the plate height of the upper level resulted in a height difference between the old building and the new root line of G'-G". 2. Grates are not going to be installed instead of a railing, on the northwest corner of the light well as ha5 been suggested. This 15 a new light well and the railing detail at the northwest corner 15 a repetitive detail that occurs at the upper deck in the same corner. And is more architecturally compatible than a grate for this light well. This conceptual condition requirement has no 5,gnificance to the preservation of the historic building. The hot tub at the proposed third deck level has been eliminated completely, allowing for the new addition to be more sympathetic to the historic resource. 3. Two new revisions to the approved Conceptual Plan that is being proposed for the Final Development Plan 15 the addition of a pair of Doors that will allow the owner to acce55 the proposed garden that will be developed to the eaM; of the historic resource. The doors Will provide acce55 for the Living areas of the old building to the garden. 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A ...2 ./f ' * 6.3~4. ./0.J ..r. r- ... fy*.0 Â£48*4 1, * . * ' 79.-I- a M . r . 0% r r**44. 1//0//lf'. ~, 44&:2, 4 4 4 0 .,Wk. --6 . . 1 4, .1 + 44 4. . 1 . 0. 4 #L d . 4 I . . . I . 4.-I , 1) (f) 0 0 0 0 0 41'-Of 42'-4* 16'-4. sur 8'-11j If-Â¢ 15-7* 8'-6- 12'-Â¢ Gretchen Greenwood i / 1. .. , (3) & Associates. Inc 0 520 Walnut Street Aspen, Colorado 816 1 1 ~ ~ 1*12 ~ Fax 970-925-7490 970-925-4502 -3 (f) 12/12 31 12/12 \ 1 I 11,/ I / N (9 C 0' t 12/12 ~ 0 Ridge .9 0 12/12 = . 1 12/12 Exist. / - Flat Roof VON ~ I , + 1 1 Ridge flat Roo- /1 , C Flat Roo 12/12 - 1."Mi - $12/12/ 1-1 0 0 ill Heated Deck Below T ~ ~ New Flues for Cha~~~ Ric ge 4 //1 /bâ‚¬ 1/// Flot Roof 1/ Py + /'/\ L e 3/12 2/12 12/12 12/12 1 rl + i J SCA[I: 1/4.=14 4 0. I r JOB DATE ISSUED 8-12-02 DRAWN BY. GG C}IECKED BY GG 7-4 8'-2~ REVISIONS 3'-11~ /'-9- 17-8~ 15-Â£ 25'- Â¢ 26'-4jÂ· 8'-11jÂ· 41.-08. (B) r. . L-&. 03 6) (L) ~SCALE. 1/4 = 17-0 ROOF LEVEL PLAN guildoH 1901 CEI Aspen, Colorado 09 ~44--17 (f) 9) 000 t T 49 8.1,Vi 42'-4 41'-#Â» 16'-41* 8'-6' 0'-6. 8'-11j 12'-B~' 12'_ 8~ 15'-9 l r-tty 8-9' 4-1 , 1 ...1.0. Gretchen Greenwood & Associates, Inc 0 fri- /14. Aspen, Colorado 81611 520 Walnut Street 1~~ Fax 970-925-7490 4 Pd 9 970-925-4502 k to 4 %7 ~- -21~.~ A P-- Z t -1 ; = . r. T. 0 /1 1 -- 1- /9911#ibibi Dressing Area N Upper Hall , .=-m - Top of Ply: 114' 5 -1/8" Master Both/ - W. Topof Ply: 11 -1/8' Open Down to BeloÂ·Â¥ ~ 17 5 N 1 1 \9' - x 12/12 12/12 1 ful la 1 GUI 7 t 12/12 L , Top of PIT 114' 5 -1/8' ==.m=//'&6"/"";=6/& 2~ 11\ f--1 Master Bedroom Ridge 6 -f not Root ) Cl - to 412/12 / 1__1 0 0 r 1- Unual- - ~ ~ New Flues for Chimney/Rong, Heated Deck -6 1 1// = \6 Flot Roof /151Â· 1 16'-Â¢ b 8 # Roof Below (90 3/12 2/12 12/12 12/12 5' 1 1 Lightwell 3elow // / 11 1 / - 4'-{r <CALE 1/4--]' 0 JOB 7-4 812'f DATE ISSE ED 8-12-Â·02 8'-Â¢ 40-4' 12'-8~ 15 -7~Â» DRAWN B' GG 25'- 4~- CHECKED BY GG -i REVISIONS 7-0- . 26'-Â¢ 8'-1/f 41'-0~ 00 CÂ© (G ) O (i) ~ C L J K) Â«/ ~UPPER LEVEL FLOOR PLAN SCALE 1,4' = 110 osnOH sup'don 041 suridoH }ROAA 921 Aspen, Colorado Roof Below 0 0 41 0 0 0 0 (63 42-4* 16'-4. 8-6. 8'-6. 8'-11 ~' 19'_Of 180-0' L 41-0 Â¢ 5-7 4 17-1 Yt-6 A-4' 1: L Â¢ E 1 - Gretchen El, 106'-0" Greenwood 11 1 XI X & Associates, inc. 111 # 520 Walnut Street 1 Down -Â·râ€¢- _ight.ell Bet# 970 -925-4502 5 4 Aspen, Colorado 81611 i 0 =2&02=1~9 6â€¢ ~13 Fax 970-925-7490 .- - Covered - 1 ctrl Parking Area in Mud Room r- - 1 - 01 , 0.0 -2 1 1 0 Up I O 1 I - ITerroced Plonters 3 Top of Concrete Slab 4--, Â· Top of Plywood El. 105'-3' M 9 0 104'-6' LEI \ An 0; i~ 17 Rher. 7 ~> Garage .4.,1 Down 000 i Lightwell Below ~ Tcp of PI ywood ~ . i .04 0 1-0 1 Et 105'-6" - -C OD < # \01 / a 21'-6~ /1 64-3 1 - ~,m--Â»7*--7--7 /1 1 2411 , Loundry ~ 5~ 4 4,-0. 1 T ~ 5._10~. 4. 7-4 , 31-9. [ 1 11 16 ]I _ 17 maers: 7Â« I. 1 - Existing Bay Wndow to Remain UP E Down f Â· - ' closet Â£1 ~ 11> 1 . m -:ua 1 * 10 O 01 \. W//1 )'.4 %,4 100 9.1 - ' Top of PI.ood Â£ 1 16'-6Â¢ ~ HI I Shower ( 4-. L.L' 6:11- 11 5 ~~~ El. 104'-6" | 7 -- - 6--m2 -4[L_ _____~ ~~ 1.61 - u.4 - lee IT I AN . i ''=1.7-171 Top of Flywood U 1 Top of Plywood (V) 1 3 11 .11 El. 103'-0 . In d El. 104'-6' Bath 1 g> i 3 1 Â«Eâ‚¬117jk - 2 El. 103'-0 1 11 11 -=-id,--= Lil AN â€¢M-- - T 'i Living Rm. i Lightwell 7 1 ir-4/ f 11 Â« KN T CO 0. 00 . U 1 mi . I â€¢ 8 21 Bedroom 1 CD - 9 0 4 1 1 11 .- m El 104'-60 , I _L-HA___ 122#5~~ -Â·--Â·.â€žÂ·-Â·-"Â·,â€¢~ i Wood Deck 1 Exist. Wdw. 1 ~ i ~ To Remain : SCALEÂ· Â· 1/4=1'-0 7-4. 113 E.'-Ihq Boy Windows to Remain | -1 JOB 7 *-* 'i, ''S .i + 1 ' t! 1 ' 7 1 #I i DAE ISSUED 8-12-02 L==4 *=::===*m DRAWN BY GG CHECKED BY GG 8-Â¢ 4-4. 11-4 Â£ 7-4 Â£ 1 9. 11 -1/~p ~ 20'_ 1 ~. ~ 1 8-2~' REVISIONS 8_31 1 4 7-0. 26'-Â¢ 41'* 1 1 j (H) ~SCALE: 1/4 - 1'-0 MAIN LEVEL FLOOR PLAN Hopkins House Opt?10!03 'uods 1=11; 1: I==2'11 Â©Â®Â® E Â®(f) 09 1) 42'-4' 41'-Â¢ 8.-MiD 16'-Â¢ 8-6 81-6. 8'-11~. 19-4 27-0' 0, 1. 1 . Gretchen n . . =9 7 2 Â·Â· - 9 Greenwood I.-- Up 3: 1 4 & Associates, Inc C M ) 3-3 520 Walnut Street 2 970-925-4502 - Aspen, Colorado 8161 1 k Fax 970-925-7490 -*N 1 /1 V' - , 2 n 9- , Â· Family Room - ~4 Both 4 r . Lightwell L----~~~~ILL -Down --- f 7-r-0-- - S - g . Bedroom 3 -6 2 f N J-1 A - jn , Shower < Bedroom 4 1711 1 11 1 1.--m~-| A Media Area (f) 4. f N - 71.4Â£ ?sa . A, 1 4//6/4 h~.----Iizz=22/al/Tid ki . --r"i , , b LU . > ~ Owner's Storage ./~ ~ Mechanical Room~or age - 8 ' A# ~ Closet e. Lightwell .> 0- .-I a tr 0 C . W SCALE: i /4-= i'-O h h . .4. ,% '' e 14_.Ij . JOB. ------ DATE ISSUED 8-12-02 20 -1 ~ E-4 DRAWN BY GG 12'-83 28'-4' ClIECKED BY (10 1 -__7'-0 26'-4 ,-tly 41'-0~ REVISIONS: /--h\ /-- 8 + + (29 49 29 + Â® 00 ~LOWER LEVEL FLOOR PLAN SCALE 1/4' = 1' 0 @snOH gui)[doH 341 gulldon 15:31 9Â£:I opejoloo 'uadsv 1 1 Gretchen Top of Ridge: El. 128' - 8 5/16' || I lili ' 1!'111 tfrh-â€¢-â‚¬ .ITI! 111111 lili lilli 111 1 IN i IlIT H 111 11 A Greenwood : A ii ii i ii it 111Â®]rn:*4011111' 1111'lil li' '11 l illil ? 111 '!1111 111111111 111 lf~ I t 1111 1111'lili lilli'll' 111'11'1111'11'lili 111 "1111 '11'1 11'IN It 1111111 Alll 1'11 & Associates, inc. ill I ill I 111 lili I Illill Ill I Ill]Il HI]Il Illill Ill 11 Il[Ill Illill l'ITI' Ill'll I Il I \ 520 Walnut Street d lili IN 11111 111 1 Mii lili il Il HII Iltlll till li HH Ir--Â»6441.11 111111 lili 1111 4 Ail Ill 11 Il I Ill I Illflill' Il Il I I Ill |Hill [lillI Ill||I |Illk--imaill,4,~#.J#ribk Aspen, Colorado 81611 Top of Fin. Deck: El. 124'-3 7/8 /1111111 All 'lili ' 1 1/lill i 1 111 1 11 : IDLI]Illl lilll;$*ml 117 211.44-1 970-925-4502 /il I Il iii nITI lili I btill Il-Illilli I Ill "I lkIHIII Il ti~lip' 0~l Fax 970-925-7490 Top of Mole@Upper Level 122'9-5/8" *14#T 414444 Â·14114 4-14[r'-1 el}4 911 1 Yf-11281*l 99 C Mill! 1 10/lillilli 1 1 11111/ " 961 -11 4 lilli 11/111111 11 lili 1 11 11 // \\ Jr 11 lili, IN 11 H 111 '' '- h ~ /lilli Il,M I Ill 1111111 . Â· :~ I lilli 1/11 I 1 11 TE.93'ywood @ Upper Level 114' 5-1/8" : :. 1 1 1 1 1 1 1-1 ToP of Plywood @ Upper Level 114' 5-1/8" Â© 41-Jlf.1,11 ~ ~1-kt- 111 41 -- 1% \ I L- 111 lilli --ru 11 1 ~ ~----~~- 1~ iE I~~ ffL L tf> Top of Pl>wood @ Living Level 104'-6 lE I f---1--Ill E- - -2-6~ 9-4=Â«=i- , 'ai Top of Plywood O Living Level 104'-6" 11 1 2 ~North Elevation SCALE. 1/4- = 1-0 SCALE. I /4--1'-0 JOB DATE ISSUED 8-12-02 DRAWN BY. ('G CHECKED BY: GG REVISIONS agnOH guildoH 341 op[?joloj 'uodgv G HISTORIC BUILDING Top of Ridge: El. 128' - 8 5/16 Existing Brick Flue's to Remain Gretchen - L- Greenwood - 1 & Associates, lic I 0 Top of Platep_Uxhg_LeveL122' 9-5/8 520 Walnut Stteet Aspen, Colorado 8161 1 970-925-4502 El 8- 617 Fa< 970-925-7490 IEli fl TÂ®_g{_Plqte @ Historic *14 115'-6 --- - Existing Site Verify - 2 ~fly @ Upper_lfÂ¥-51 1.1_4152-llÂ©_ 0 Top of Plote 113'-71/2" ~ ~2222-222-22212*jiGIEfiEiimil 1 0 - - 0-9 Ggffie-IER_RLCE..Slab 1 - LrD 73 93 < 'In...U Tgp.of_ CQDQ. 105'-3 Top of Plywood 0 Living Level 104'-6" Existing Site Verify ---- Guest 8edroom --fopoffly.-10390â€¢ Existing Windows to Remoin Ii 1 - - -- L-)92 of p'29%1 91&%9_Level-211_.j 1_l~- rhWest Elevation /'ET737------- SCALE: 1/4-= 1--0 JOB DATE ISSUED k-12-02 DRAWN BY GG CHECKED BY GO REVISIONS opu.]010) liod 3~,1 ti~do~l 04.L ~ , l 93 Gret t:*91 Greâ‚¬ od 1111111111[1]111111111111111 ~1111!111 lili El kNILNJIL]011'111 '1']1' 116 1'11 'f N & Assoc i|||1 iiii" "1|3 P]14 11!'4 411'11!i'I' ' ~ 11/ 1-1/ I lilli '11111 111 14 Top of Ridge: El. 128' - 8 5/16" ,A l lilill 111]11 IHill 111111111[1- 1!1111 mi ill 11111 1111 I lili'll H I'll ~111111 520 WaI t HI Il 1111 11 lill i illill IlITII 1111 11 lill i 1]11 1-11*If-1111'Kil Ul 1 11 illl HT Il TIIA Aspen, C 31611 A llilltlil l illl 11111 111111 111111111 11,[ ,iljfll Pkil l 111\1111 111111 lil li 111 ITI\ 970-925 /1111't'11111 li li 111 1111 Ill'1111 !11/rll Illtill'llIN Ill.INN Illill 111111.1111111\ Fax 970 ) /1' Illil[Ililll Ilitll I ll Illillfly'lll j/[Ill lilllil,Lill[llillil Ill.Illilliltli,. Top of Fin. Deck: El. 124'-3 7/8" ill HTH 111.11111111 ITII 111 111 -11 lilli IWI 1111,111 11 Illf I Irk. IMINI1111111 Illilll 111.11 lili\ _1111 Ilitillillilitillilitillill n Hiurlli 11,1-i 11 lilijili llr 111111-111111 111111 11'ILIINHIN 1,~ '1 " i '1 11 1111 lili 0 11 111 11 ii li lilli I[ 1 11 -4 lili :1 11 I lili Illili I l' 1 11 i U !1 Iii. 2 lili 111[,1 lili h 11 lii' 1111 ' Top of Plate OUpper Level 122' 9-5/8Â» lill i 11[11111 lili 111111 1 aRI- lll 1 I I Top of Ply'wood @ Upper Level 114' 5-1/8" MILL_i lii[-11 ' C 3 Top of Conc Slob@livinglevel 105'-3" i E-F- _1=-1- 11 1111 -11 1 ~SCALE 1/4. 2 1-0 South Elevation SCALE 1/4-=1 0 JOB DATE ISSUED 8-12-02 DRAWN BY GG Cl IECKED BY REV]SIONS AnT' lain'-1 'tinr|QW osnoH GuildOH 341 Gretchen Greenwood _TEâ‚¬fid:_El.-128'--8-5/1â‚¬_~ ' & Associates. inc. - 520 Walnut Street Aspen. Colorado 8 1611 970-925-4502 - L ' 1 Fax 9/0- 925-7490 -1*.gf.fk_Deckil._32fzj._98 + T of Plote @U er Level 122' 9-5 E C 1 1 11 lili 1 1 1 1 1 Cl t_ 1 1 11 d 121 1 0 1 1.411 A-iÂ· i p, 2 i i L. U Top of Plywood@Upper Level 114'54/8" i -1 11 I ; ' -1~IL.. 1 __L --_1 | | -Toof~le *lijilgÂ®_B!!g~115'-61 M Existing Site Verify * Â£ D Â£ 1 2< _Ipp of eec._2* 0 Upper Level 105' 3" i - I ___ Top of PIFwood @ Living Level 104'-6 11 -1030ExWst.Grade ~ 11 11 To[) of Plywood_*.1Â»glevel 94'- 3 1 8" --- --3 SCALE. 1/f=1 0 JOB (hEast Elevation DATE ]SSUED 8-12-02 DRAWN BY GG /22777-~0--- Cl{ECKED BY: GG REVISIONS A ' @snoll sugdoH @41 pl? 0103 'llad 1 1 Top of Ridge: 0.128' - 8 5/16' '1'1 l' il~11'11 ILiLLLILLIthel i i~ 111 11'1'1 1 FI'll li li'llrill' !111'1' li lli 11 11'11'1111[ 11 11'1411' IN I[ 1 ]Ilf 1~ ~~~T!! ~~~T .2731 1~ !!11 1 1!1!~ !!T'! 1 !! In 11 1 4 lili|| 0111!.' Gretchen &1111 111Â£111 [Hlil 11 11 li lli I lili lll I'lilli lll[ 11 lulll'Ill I'lili 11]111111!ill L IIi 11 11 11 Ill~ 11 lili 11 lill Ilill Illill Ill Illill" lili l Illill H l illi It HHII lilli! Ij Greenwood .,111 11111 |ill ||11 1 Hill 111|11 IllII! 111|1111111111!11 11 11 HINI 11 11 1.|111111111111111 11\ & As~ociates, inc , 111 I lilli -1 lilli.flill 1 1 111 tHi l Unll 111111 Illl I U Ill Ililli 11\1111Illl 114111 lili Llth. 520 Walnut Street Mil.11 HH I Htll,1 H Ill I lilll Ill li llull Intll HI Il HIH lilli Ill'kll illill Nil Ill 1 IIIA 011 lilli lil li 111 1111 / lilli I t El 11 0 11 11 1111 Hil l I H 1 1 HIl l Ililll HIM I]Il 1 11 ill ill 1 011\ Aspen, Colorado 81611 Top of Plate O Upper Level 122' 9-5/8. /0 11 Hit Il lili 11111/ 11111111111 11 lili I IliTII IHIII Illill 11 11 Iii 11 111111 Ilinklit H IMI I Ill lillh 970-925-4502 ,'in 4'1 1 1 1'11.11.1111 "bl|| 91.11 111111 1 lili 111 11 111111 111111 lilli 111111 1 1111 111111 11111'kl lf} 1 NI Hill! lilli> Fax 970-925-7490 1 ill 111111 11 -Ilili 11 'I, 10411 lilli 11111 11 lilli lili L U ' 71 111 211111 111111 111!11 11 I lilli 11 N-Elli 7 0 11 1 11111111111 lili 111 lilli / . I lili 11111 \ = I l ili l illi H I! 1 H Ill- 1 1 - 1 0 1[ 11 1 111111 1 111 1 11 93 111 11 1 - 1111111111111 11 H 117/ Top of Plywood @ Upper Level 114' 5-1/8" 411 I t 111 I] 11 l ili 11111111111111.; C EU -h Ult/IN!!1\! Top of Plywood O Upper level 114' 5-1/8 'm' i 'nu' i ' uu I u I I H H lili Illili 1 II'l Jr> C 1 + 1' 111 11 8 1 111 h $ R 2559 ~~~~~ _ Top of Plywood @ Living Level 104'-6" < 2 K Top of Ply'wood O Living Level 104'-6" 1 + 11- 1 Top of Plywood @ Guest Level 103'-0" i (3 Lightwell 1 3 LL_1 L.-3 0 Building Section B-B SCALE 1/4 = 1-0 SCAI,E: 1/4'=1'-0 JOB. DATE ISSUED 8 12-02 DRAWN BY: GG CHECKED BY GG REVISIONS The Hopkins House