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Home My WebLink Aboutagenda.hpc.20000112AGENDA Â© ASPEN HISTORIC PRESERVATION COMMISSION January 12, 2000 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS SITE VISITS - NOON - 5:00 I. Roll call and approval of November 17, 1999 minutes and December 15, 1999 minutes II. Public Comments III. Commission member comments and project monitoring IV. Disclosure of conflict of interest (actual and apparent) V. OLD BUSINESS ,.5:05 A 330 Lake Ave. - LD - Conceptual, Partial Demolition, Variances 45- and Residential Design Standards, Public Hearing Reso. #1, 2000 VI. NEW BUSINESS 14 4 Â£- 5:35 ALS< 501 W. Main St. - Christiana - Minor, Public Hearing - Reso.-#=*2000 6:15 B.~ 333 W. Bleeker St.- Conceptual, Partial Demolition, Variances, and R, 4~ Variances, and Residential Design Standards, Public Hearing - Reso. 44 2000 6:55 Ct~ 221 E. Main Street - Conceptual, Public Hearing - Reso. #~ 2000 D. Election of Vice-chair 7:35 VIII. ADJOURN ACKETS ARE READY TO BE PICCED UP AND ON SCEEDULE. h 4 OJECT MONITORING 1 I ._Regf:r.May*< - 406 E. 111 11-'le-/1-1/3 - i vâ€¢~~, 920 E. Hyman - Veronika, Inc. -930.-2Igteet=-NPj 706 W. Main- Goldrich Susan Dodington 234 W. Francis - Mullins 421 W. Hallam Street 240 Lake Avenue- Greenberg 930 King - No Problem Joe's 400 W. Smuggler Street - Dodge residence Suzannah Reid 406 E. Hopkins- ISIS 117 N. 6th St. - Coulter 414 N. First- POLE 240 Lake Ave. ..Jeffrey Halferty 234 W. Francis- Mullin 414 N. First- POLE 920 W. Hallam- Guthrie 101-105 E. Hallam (not active) 315 E. Hyman - Su CASA Heidi Friedland 420 W. Francis Street- Halperin 232 E. Hallam St.- Pace 117 N. 6th St. - Coulter Lisa Markalunas 520 Walnut Street - Greenwood 939 E. Cooper- Langley 240 Lake Avenue- Greenberg Christie Kienast 520 Walnut Street - Greenwood 735 W. Bleeker- Bone 920 W. Hallam 0 r 1. , Â© MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 330 Lake Avenue- Landmark Designation, Conceptual review, Partial Demolition, Variances, and Residential Design Standards, PUBLIC HEARING (continued from December 15,1999) DATE: January 12, 2000 SUMMARY: The applicants request HPC approval to demolish and replace existing . additions to a historic house and barn. The HPC has held site visits and several worksessions regarding this project, and has had a chance to see the general footprint of the new construction laid out on the property. On December 15, 1999, the HPC held a public hearing to review the proposal at a conceptual level. The application was continued with the following direction: 0 1. Study the character ofthe proposed additions (windows, materials, roof forms). 2. Research the original front door and porch. 3. Research the 1950's addition to the barn. 4. Provide more detailed elevations showing proposed materials and detailing of the additions. APPLICANT: Bill and Ellen Hunt, represented by Lipkin/Warner Design Partnership. LOCATION: 330 Lake Avenue, R-6 zone district. LANDMARK DESIGNATION Any structure or site that meets two (2) or more of the following standards (Section 26.420.010) may be designated as "H," Historic Overlay District, and/or historic landmark. It is not the intention of the Historic Preservation Commission to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community. 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 0 1 significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Reponse: This standard is not met. 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. Response: The historic house on the site was built in approximately 1886, based on records from the Assessor's office. The barn is thought to have been built in the 1920's. Only modest changes have been made to the structures to date. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Response: This standard is not met. 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. Response: The property is part of the area once considered for designation as a Hallam Lake Historic District. Many of the original structures along Lake Avenue are still in place. E. Communio; 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. Response: The structure is representative of the modest scale, style, and character of homes constructed in the late 19th century, Aspen's primary period of historic signifi cance. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all ofthe following standards (Section 26.415.010.C.5) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," 2 Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. Response: The property is exceptionally large for the West End and contains a miner's cottage, barn, and an intact historic landscape, including cottonwood trees and an abandoned irrigation ditch. The applicants propose to remove the 1950's additions at the back of the historic house and to the side of the barn. New construction will then connect the house and barn together, and create a new piece on the south side ofthe house. The applicants have provided responses to the HPC concerns from December 15, 1999, as discussed below. Study the character of the proposed additions (windows, materials, roof forms), and provide more detailed elevations showing proposed materials and detailing of the additions All of the new construction is one story in height, which is very appropriate. Revised elevations show that the new construction will have wood siding, applied in a contemporary way to distinguish new from old, and a metal roof, to contrast with the asphalt shingles on the historic structures. The roof form over the piece of addition on the south end of the building has been changed from a vaulted roof to a gable in response to the comments at the last HPC meeting. Streetfacing windows in the new addition have been revised to be smaller, but still compatible with those in the historic house. Research the original front door and porch A historic photograph of the house has been provided. The original front porch is clearly visible and staff recommends that this porch be reconstructed. Unfortunately, the view towards the front door area is blocked by a large lilac. It is still staff's opinion that restoration of the original front door and designation of this door as the primary entrance to the building is extremely important to the character and vitality of this historic resource. While a side entry has been the means of entering the building for some time, this was a side entry into the historic house. What is proposed is an entry point into new construction, and a focus of living spaces in the new construction, so that the house will in a sense be abandoned. 3 0 Research the 1950's addition to the barn A letter is provided describing how the addition to the barn was built. Because it was not designed by Fritz Benedict, and has no other particular architectural merit, staff recommends that HPC allow it to be demolished and reconstructed (further approvals will be needed from the Planning and Zoning Commission because the barn is along the top of the bank above Hallam Lake.) The application includes a request for a floor area bonus of 150 square feet and a combined side yard setback variance of 8'6". While the new construction alone meets the setback requirements, the combined sideyard setback is not met when the location of the barn, far to the north side of the property, is taken into account. Staff therefore supports the variance. In regard to the floor area bonus, it is justified by the fact that the lot is larger than 9,000 square feet, a large historic outbuilding is being preserved, and the addition is all one story. The addition is simple, but very well detailed, and should be considered an outstanding preservation effort. Staff supports the bonus as requested. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 0 Response: The property is located on Lake Avenue. Several historic buildings on this street have been overwhelmed by large additions that collide with the structures in a way that makes it difficult to distinguish where the old building ends. While some concerns have been raised about the one story addition creating a "sprawling" effect, staff finds that this will not be perceived from the street and that the new addition will be appropriate to the 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 adjacent parcels. Response: The project will not detract from the historic significance of this site as a 19th century house, early 20th century barn, and historic landscape. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: The architects have revised the design of the new addition so that they are distinguishable, but compatible with the historic buildings. 0 4 PARTIAL DEMOLITION No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all of the 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. Response: The applicant proposes to demolish 1950's additions to the historic house and barn. Given the information that has been presented, in staff's opinion, the additions to the house and barn do not possess any special architectural merit or historical associations. 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. Response: No original features are being destroyed. (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. Response: Staff finds that the addition is generally compatible in mass and scale with the original structure. RESIDENTIAL DESIGN STANDARDS All residential development in the City of Aspen requiring a building permit from the City of Aspen, except for residential development within the R-15B zone district, shall comply with the residential design standards as specified in by the Administrative Checklist unless otherwise granted a variance by the Design Review Appeal Board as established in Chapter 26.222 or unless granted a variance through some other required review process by the Historic Preservation Commission, the Board of Adjustment or the Planning and Zoning Commission. Response: The project as designed is in compliance with the "Residential Design Standards." ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the application as submitted. 5 â€¢ Approve the application with conditions to be met prior to final review. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that HPC approve Landmark Designation, Conceptual review, Partial Demolition, Variances, and Residential Design Standards with the following conditions: 1. The final desig*lhall include restoration ofthe front porch and front entry. The front door shall be the primary entrance to the house. 2. The HPC grants a 150 square feet and a combined side yard setback variance of 8'6". 3. Submit a landscape plan for final review. 4. All representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. Exhibits: A. Staffmemo dated January 12,2000. B. Application. 6 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR LANDMARK DESIGNATION, CONCEPTUAL DEVELOPMENT, PARTIAL DEMOLITION, VARIANCES, AND RESIDENTIAL DESIGN STANDARDS REVIEW FOR 330 LAKE AVENUE, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. -, SERIES OF 2000 WHEREAS, the applicants, Bill and Ellen Hunt, represented by Lipkin Warner Design Partnership, have requested landmark designation, conceptual design approval, partial demolition, variances, and "Residential Design Standards" approval for the property at 330 Lake Avenue, City and Townsite of Aspen. The project involves demolishing additions to the historic buildings and replacing them; and WHEREAS, all applications for Historic Landmark Designation shall meet two or more ofthe following Standards for Designation of Section 26.420.010 in order for HPC to grant approval, namely: A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. B. Architectural Importance. 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 (based on building form or use), or specimen. 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. Communio, 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.C.5 ofthe 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(13)(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 WHEREAS, all applications for partial demolition of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an "H" Historic Overlay district, must meet all of the Development Review Standards of Section 26.415.010 of the Aspen Land Use Code in order for HPC to grant approval, namely: 1.Standard: 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; and 2.Standard: The applicant has mitigated, to the greatest extent possible: a.Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. b.Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure; and 0 WHEREAS, Amy Guthrie, in her staff report dated January 12, 2000, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at their regular meeting on January 12, 2000, 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 review standards are met and HPC grants landmark designation, conceptual design approval, partial demolition, variances, and "Residential Design Standards" approval for 330 Lake Avenue, City and Townsite of Aspen, as presented at the January 12,2000 meeting, as follows: 1. The final design shall include restoration ofthe front porch and front entry. The front door shall be the primary entrance to the house. 2. The HPC grants a 150 square feet and a combined side yard setback variance of 8'6". 3. Submit a landscape plan for final review. 4. All representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. 0 APPROVED BY THE COMMISSION at its regular meeting on the 12th day of January, 2000. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION 0 Suzannah Reid, Chairman ATTEST: Kathy Strickland, Chief Deputy Clerk 4 1 23400 Two Rivers Road Suite 44 T 970 927 8473 ' ~ LIPKIN WARNER DESIGN & PLANNING LLC R O. Box 2239 Basalt. Colorado 8I6zI P 970 927 8487 E Iwdp@compuserve.com SUPPLIMENTAL SUBMISSION TO THE ASPEN HISTORIC PRESERVATION COMMITTEE FOR 330 LAKE AVENUE 12/21/99 Undated photo of white house from "Famous Aspen Its Fabulous Past - Its Lively Present", By Caroline Bancroft. Seventh Edition 1971. Johnson Publishing CO., Boulder CO Sketches of west elevation (Lake Ave. side) showing typical siding, eave and corner treatments with re-proportioned windows. Letter from Anthony Hume (previous owner) discussing changes made to red barn by his parents and the participation of Fritz Benedict. ... , k. 191 7 1. MINER'S HOUSE t-, a . ....00 T?$44.41<Exh r 41 . 4 * , IP . t~. k Â· Typical of how the ordi- 1.lip, ~.2 ./ &*flA{EF .. >7 Hary 1~11*ler lived was 1'}1, 2 I 1, this dainty cottage on â€¢-2..0 â‚¬ ; -'... ly',â‚¬i :.f'V 14 1 the way lip Illfilter ~ 1 ~ 11 .1 1 NeÂ»*I , .1 . Al'') : Â·> ~, t LreeR. Clapboard was 4 . T COm Ui017 ly itied and the , . fÂ· i,*4~ -. Â· Â·Â·Â·.4 . 1 + 1 | ~li, M~ -.*: :" better of tlte ~1110Â£.lest *26 'i~~~2 *I'Â£: ~"' .'* , r #1 1 15 1.11+0 , , 93*109 1.*tle-,1 0 7 4/ , 7*itt e t. I -'~24 *..k *Mth ..%,-439:0 t<- honies always boastect a n -44..zÂ·v-Â·-,-,i u:-4343-221217,41,t.~~E , t. 4 1 3- 41% 4. -/i. P. *t.7-5 --Jjt 6.- + .4... 4 bargeboard trimining, * 4 i' _*Â£ _ J/' ..Â»23224 --,1-- - 1 } 811.1.1 34*1+ .S 99?a;.*CD. 7 4* * ./-1 - 1 . 1 which we call "ginger- u w. -- u.r A'llmaL ,I bread" today. After tlle : : 44 - ~ ... M 4 Â·. d..4. &4Â· * XI. decline of the town. :i~E,1. . 411.~ i Â·. Â·i,Â·Â·~Â«Â·Â·Â·Â· ' i v 4 .â€¢ 1 f 1.Ir- these houses could be )*~ . - . ....... !1 1 1 '..11 , 71-110 1 1 -f , 0 .... 111; . J.,4,/ : / 4 ' 3 .0,: ., , ...6 6 picked up for a few --1.,*,Fâ€ž-wi..Ar # * .4.6,%0. , ..2 '/. dollars Of back taxes ~.2 'lli:*2.'4~ , # */bl .Â· e:xÂ· >~Â·1.-It .: H., ta Â·, :t *,r , .11. 1.- . as real estate bargains. 6 Ky,r .E#~*ti, I. ./virrL 1#4 2 069*f , }. b . 4 1 1. I . ' I.% taZJ â€¢. W.1- $ *I...1 ... MeTN- 67Â»,DIN* 0.,ln ZOOT#,19 (7YFe NEW)\ 1, .-- ED<G- KED BARN - 1 - 11 11 ii/I:6 ' :\1\)i 1 21 , ~il li.tli \ 4/ 1 i i /1 'll i j,1, li. -- i /1 / i 1 il / ir Ilii I 111'11 1 -f-T- 1 -1-1-- -1-- 1 t 1 I i - lili 1 1 1 1 1 -7-- 1 ---- 1 1 I 'll' li 1 1 111111~: 1 1 1 i i ==I==.:Il -~&-+-6- vii' '1' -1 ]11 " 4 1 F L Il j:] 2lt t~ :~I'il;~~111' 1-':1!.1-- --3-g....i ,1 11 Iii 11 - -- - - - --- --- Bilâ€¢HEEÂ¥ />GV 120 ~ 116--CAS" COMN EXTOrt - \ 'K rie\N &4124Â·(râ‚¬ (15â‚¬H)'-ID E-*G 772â‚¬â‚¬4 bEw 41 7/796 gec- 8.06Â¥ 4 F, 2â‚¬-MLACE. â‚¬'Ir- *#+4 17EMCA.Â£2. / \NEST â‚¬LEVAT/ON LEGEN D 630 LATâ‚¬ Ave - -- /7.2/, 9 9 - - 0- l * f. CED,kleÂ«2-{IblED S D/tÂ·,16 ZE====1 0:Â»115â‚¬Mog-41.047Â»C- GÂ¢â‚¬ 46,2nfA,b; , ----- *F><BT; 9 54-ke ELIEE 93/N :Ar -== (6614 22 702,-ZoNTAL Og Yâ‚¬,en c.cj ... ...LL - ---- 9*23~.axisTING- t:21(14 - icâ‚¬Auted Vicnce,AN~jARM IEFEE 04/MMET . p)2444 WITA MIN/MAUSne -2-PE-1-*ILINF ~WrVICAL MAIERALS E = 11 l' i 4/ 1 ((01-1 3 SWA-- re-'XMA, 2*8*reZ ON Soon. 83 u - -- - - 9 11 f 0-1-60 El.__1.- 4 \\\\ Fa-- j 1- -------9. - /- -k ! ---1 4 / 4 2\4 r -- --- 1 1 1 - 1 1 1 - 41 1 11 --1------------ 1 ....&.'---1 _~.c~ SWit TEAD>mONAL 11 e- --uzz WIND.,45 PO Nor ---1- 1 -IL- Cat(ree CH,5 -- iN Wrt,TE-rtouE - r. 1 Cl (NO FeALH Â»Câ‚¬D) R = r 1a.z:../.v<. h Ex/â‚¬7-/746 \6,4/TE ADDIE ~~ Â« ,Sâ€¢$05 72'geÂ»f,ey,/7- aP W.Â»r, TE ++ObtaG~ \N EST E LEVAT/ON LAr,al-10 330 LAKE AVE ------3 5/*'6 afas::~r <se/Â»620 5/2,/5- /2,2/'99 01 4 ----- --- .(CAN 545 MoltftÂ·,SNYÂ», <1~ Vaertd.,42j C l X GTE G S OUATE 5;rT S D/N + 6,44 62 +toREZONTAL DIe. VeR:nCALj Letter from Anthony Hume, dated August 11, 1999, to Ellen and Bill Hunt, concerning the addition to the red barn at 330 Lake Avenue. (Deletions made at the request of the Hunts for personal content.) -08/11/1999 04:01 9709204717 WM HJNT PAGE 01 2 . I Po.t:Â·Ir Fax Note 7671 DMIe W (, 101Â»36.4 2- 0001 Ii.FED WA KEN-=2 Rom OFFICES ,Dept CO. 4 , Phone 0 ,Fal 0 Fa, 0 L- ANTHONY HUME UNIVERs.-Â¥ TowER. SUITE 402 6440 N Own4 Ce<TRAK E-RESsw.v. L 0.3 D.u-LAS, TFD<AS 75206-4101 (214) 333<)555 FAX. C2141 369-3590 NIGHTUNE- (214) 36X)635 Mee:LE: (214) 202-2200\ HOME *1* (972) 8666799 HOME #2: (9721 86&8323 E-uâ€¢:L: Awl'HuME.AIRMAJL.NET August 11,1999 Mr. and Mrs. William Hunr P.O. Box: 8691 r Aspen, Colorado 81*612 [)ear Bill and K.lien, 1 am woting this letter to clear up a misunderstanding about the addition to the Red Barn locared .130 Lake Avenue. ltÂ·gru not designed by Fritz Benedict. In fact, I don't think that he had very much to do with the design at all k was designed by some apprentice architect ia his firm; I believe it was Gordon Chadwick, but I am not sure. What happeoed was cha[ in 1950, my family had started to come out to Aspen in the winters. At the same time parents had moved us, the three boys, out ro i room in the Grey Barn, the onc that is co longer there, but that room was not suicable for winter occupancy. My parents decided m tear down che Grey Barn for which we bad no use, and to add onto the Red Barn which we wee using for storage and a tack roorn for the horse equipment So in the summer of 1952Father called Fatz, but Frirz, a[ the time the only architect in town (we did ant know then thai Fritz didn'r have and would never have a liernse), being Fritz and always working on some active Froject. didn'r have rime to come over to the house. Instead he sent one ofhis minions, someone my parer:rs didn't know. The minion drew a quick plan oo the back of an eovelope (I :emember seeing it), and said he would get back to my parents with some rough drawings from which my parects could make changes depending on thed budget and desirds. My parents were a little miffed by Frit,?g not corning as they rhought their friendship would have resulted in his earning, nor someone they didn'r know. rhac, as you have already heard. was the lasc my parents heard of it until late October or early November when my father was on the phone in a business caIl with James WondR, a Denver lauÂ·yer. Woods said, "Ob by the way, I was in Aspen Iast weekend and west by your place. Your new bnuse is coming along fine." My father was livid (well. that is a gentle way of putting it) as he had nor only not authr,rized arly construction bur alao neither bc and my mother had nor any char.ce to review and change thc plans. He called Fritz wbo was apologedc. Apparcatty the mirtion had left Fritz's employ for a better inb, but had left some plans which someone in Fntz's office had found, and thar office be;ng mther "laid back" If ooe is polite about the way Fritz ran his business. ao ose thought to ask my pnrefirs il- 08/11/1999 04:01 9709204717 WM HUNT YAWn .0.6 08/11/99 WED 14:08 FAX 2141893590 LAW OFFICES 2002 -- Ma and Mrs. Williarn HunG.Aupust 11.1999 Page 2 they had beert approved, racher assurned they were and started construction. Fritz therefore hadn'c designed the building because if he had. he would have known that the plans had not becm approved. As result, because ray parests were mot able to appcove the plans before the building was put up. certain things were left out or mor dome to my parenra' approval. One was tbe size and shape of the two westward- facing windows which were high, small and narrow. My mother often said that if she had had the opportunity to review the plans, those windows would have been larger. As a result the room was always quite dismal and dark, except in the morniog. ~ e My father asked Fritz to halt CorIDtrucdon until he got there. Abour a week or go later, he wer,r ro Denver and up to Aspeo to try and save what he could. As most of the addition was up, there wis not a lot he could do about that part of the building (hence the little wbdows), but he requested that a concrete floor be poured over the dirt floor of the barn. the hayloft of the barn be insulated, a hester installed up there, a staircase inscalled to that room, and little vestibule put in ar the bottorn of the grairs. T believe that the right-hand (the one to the south) door to the front (wcst face) of rhe barn was added at that dee. It is also possible that the other door (the oce to the aortb on the barn's face) was moved. ' Basically the presenr design of both the additioa aod the barn itself resulted frorn my parents trying salvage something usable from the rnistike that Fritz's office had made when they found the plans for the barn, thought tbcy were approved, acd started construction. So it ain't a Fritz Benedict creation. Rather it is the result of a mistake by the various people functioning in his office at the time. fa c *Mate#ux,{Buntbilla.â€¢11.0 J 1 - - 33014Â« 1 - /1 - 1600 . i. *-0<7577704 G 72-ZSGra 2,99 1 - - n 4- t.'ce - 1 - 1 I. 1-- -- 8></ST<Nfr M t/EW 6AKA(râ‚¬ 6>4/â‚¬DNG WHITE +460%â‚¬ - -ZENTASK . 1. , I -. Nontnq E LEVATION - 1 . 1 N. . 9 - If . ' 6 1~ 24021-M E LEVAT/ o H 1/J 1/0\' S 11- 0,1 ,1 -- ) 2- - 2 u-0 \ - 4 6% 1 41- IM(r WH Era tfouse -E)ogriNG egicK- BAer 642568 ggerÂ£>Â£â‚¬P -- 29+ UM Her \ j 3ht EX/ST/ti & MKM , 1 - , .- 1 1- 1 - . \41 -------- - Reâ‚¬r - -i - ! .1 0 i k i fil i 9 8 4 3 + 0 - - '11 2 1 $ lue - 3 M I I -Vi/NPOW , O i! 4 RE,73,CU> :Â·d 1 . 145-5'0, EARK APP/716,4 RER.ACED SDUTH ELEVAFT? DH . F..Â· 2- 3 20 12/(L J . / 0 6/02- 10 0 0 EK#Enre WH ITE HOUSE 1 1 / GAVr 61486â‚¬ gESTORED i f / 0-A 9-7 \\\ . 1 /7 4// 7 3 4 . f =21 11. -111 - 4 1 --4..., 1 1 14/ <SlT-1- -k /1. l ~ll ~*rtl- ---I--0-I-- ' /:lE__101Â«u -=r~ 651/ \33:31 --- I- 202 - 101 2- 1 H 'lf / ' iJ ,. - I . I ; ' 1 1 - i ,-- IM - 1. 1 - , 4 P '. + .rvi~,---4-28-2.10 9*11-.623'.61.-*.<â€¢â€¢Â« BZ,4:242.1~,71 6,1=- U Ex/677,96- 8*gbi ~ ~ 1505 840+1 ADD/nON t* Peel< 1 1 1 - Â·Â· - -- _37 6-330 20/ -- -1/ -~ R / 2 - 2- 0Â«-,l) . 4 2 - axierING GN'52.GREEMÂ·S i <Â« 1 1 4 - - 02 -- - ' 1 - 1 1 -----I-----I----il -~ - 4% - ,H . ' 1 1, I r 1 11. 1 ST//9 6. 4, j ~ _ j ____ CM -LI 1 ---- C-*-%-0-1 -I--*- -_ - 3- NEW 60: AA(râ‚¬ 74294 doNOrgue:rioN - 041'#T/NG- VittfTE ++OUSE -UME: oF NaN ereeull?64 - 26#/HD 6*PWINF Mtâ‚¬8214 74/ ZEÂ«TOR-ED morâ‚¬ Fâ‚¬*44 - 104+1EQ Pult#He HÂ·PC 5,TE V/61T - -_Wâ‚¬ST ELEVATI OH _We,-159: I. 61-11 MEMORANDUM TO: Aspen Historic Preservation Commission TIIRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director +0 FROM: Amy Guthrie, Historic Preservation Officer RE: 501 W. Main Street- minor review DATE: January 12, 2000 SUMMARY: The applicant requests HPC approval to replace exterior materials and make modifications to two non-historic buildings at the Christiana. The Christiana is listed on the "Inventory of Historic Sites and Structures" which notes the presence of a very early 1880's log cabin on the property. Other buildings on the site include the main lodge, remodeled into its current appearance by local architect Charlie Patterson in the early 1960's, two Pan Abode kit houses built in the early 1960's, and the duplex and fourplex that are the subject of this application, which were built in about 1973. APPLICANT: 501 W. Main LLC/Austin Lawrence Partners LLC, represented by Stryker/Brown Architects. LOCATION: 501 W. Main Street, Lots A-I, Block 31, City and Townsite of Aspen. ZONING: Office zone district with a Lodge Preservation Overlay and Historic District Overlay. Listed on the "Inventory of Historic Sites and Structures." MINOR DEVELOPMENT No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Coinmission finds that all of the following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after 1 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)(21 for detached accessory dwelling units. Response: The project involves a "facelift" for the two most recently constructed buildings on the property. The buildings are currently very simple in character, with low pitched roofs, stucco on the ground floors, log siding on the upper floors, and metal slider windows. The proposal involves replacing most of the exterior materials on the two affected buildings, adding large dormers and new railings and other decorative features. Stone veneer will be added on the first floors and wood siding on the upper floors. All windows will be replaced, mostly with double hung, vertically oriented windows. Because the footprint and overall massing of the buildings is not changed, staff' s focus in addressing this standard is on the compatibility of the design with the designated historic structures located on the parcel and with the character of the Main Street Historic District as a whole. The primary period of significance for the Main Street District is the mining era, the time in which most historic resources on Main Street were built. A major part of the character of the district though comes from the motels and commercial buildings developed as part of the ski industry. Generally, the buildings on Main Street are wood and brick for the Victorian era structures, and stucco and manufactured logs for the early ski era buildings. Staff finds no historic significance in the buildings proposed to be remodeled at the Christiana, and has no issue with the concept of the alterations as proposed. However, the materials and the way they are applied does not seem to specifically reference the established character of the Main Street District. In particular, the river rock, heavy log columns and beams, log railing, and wavy, rusticated siding are not found in the rest of the district. Staff recommends that the materials be restudied to meet this review standard. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: As discussed above, the proposed new materials are not consistent with the character of the neighborhood. Staff commends the applicant however for working with the existing lodge complex, which has been part of the history and character of Main Street for 40 years, rather than proposing to raze the structures. 2 0 c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The project will not affect the significance ofthe historic structure on the site, the Callahan log cabin. This cabin is not directly affected by the project and remains a good example of an early 1880's log cabin. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereoÂ£ Response: Staff' s concern is that the application of the materials on the remodeled structures does not appear to be related to the Callahan log cabin or other structures on this or the surrounding parcels. The project introduces a contemporary style of mountain architecture that is popular in other neighborhoods but which is not typical of Main Street. As stated above, staff recommends that the materials, not the overall design proposal, be restudied. ALTERNATIVES: The HPC may consider any ofthe following alternatives: 0 â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to issuance of a building permit â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that the proposal be continued and that the applicant restudy the materials and the application of those materials, to be more compatible with the existing character of the Main Street Historic District, particularly the older ski lodging properties. Exhibits: A. Staff memo dated January 12,2000. B. Application. 0 3 THE CHRISTIANIA SKI LODGE MINOR DEVE LOPMENT REVIEW APPLICATION /;*Ir'~.~~'tÂ·~9'9 Â· Â·.r~ .$ -'~ . 1 stryker 1 3-ffi li~t ARCHITECTS lili c. 11'12!f]41.,1 SUBMITTED BY STRYKER BROWN ARCHITECTS 119 SOUTH SPRING STREET ASPEN, COLORADO 81611 (970) 925-2100 DECEMBER, 1999 0 CHRISTIANIA SKI LODGE TABLE OF CONTENTS PAGE I. INTRODUCTION 1 n. OVERVIEW OF NEIGHBORHOOD & SUBJECT PROPERTY ..................1 m. PROJECT DESCRIPTION A. The Duplex... 4 B. The Fourplex. IV. REVIEW STANDARDS A. Section 26.415.010(13)(4)(a) B. Section 26.415.010(B)(4)(b) C. Section 26.415.010(13)(4)(c) D. Section 26.415.010(13)(4)(d) .....................................................10 EXHIBITS Exhibit #1: Proof of Ownership/Warranty Deed Exhibit #2: Letter of authorization for Stryker Brown Architects Exhibit #3: Attachment 1, Land Use Application Form Exhibit #4: Attachment 2, Dimensional Requirements Form I. INTRODUCTION: This application for approval of a "Minor Developmentf involving a site that is within the Main Street Historic District and listed on the City of Aspen Inventory of Historic Sites and Structures has been prepared and submitted by Stryker-Brown Architects on behalf of 501 West Main, LLC/Austin Lawrence Partners, LLC (Greg Hill, Managing Member) applicant and owner of the Christiania Ski Lodge. The property is located at 501 West Main Street between 46 Street and 5th Street Proof of ownership by 501 West Main, LLC/Austin Lawrence Partners, LLC, is provided in Exhibit #1 (warranty deed), and authorization for Stryker- Brown Architects to represent 501 West Main, LLC/Austin Lawrence Partners, LLC, with regard to this application and the necessary hearings is provided in Exhibit #2. The applicant intends to renovate and remodel the existing duplex and fourplex structures situated along the alley. In general terms, the request involves changes to the roofs, balconies/railings, windows/doors, and materials. As demonstrated in the following application, our proposal meets the criteria for approval of a Minor Development as set forth in Section 26.415.010(B)(4) of the Aspen Land Use Code. The following section of this application provides some general information about the property and its neighborhood, followed by a section that supplies a detailed description of the proposal. The final section of this application identifies the applicable review standards and provides a response to each criterion of the Aspen Land Use Regulations for "Minor DevelopmenÂ¢' involving a site that is within the "iii' Main Street Historic District and listed on the Inventory of Historic Sites and Structures. II. OVERVIEW OF NEIGHBORHOOD & SUBJECT PROPERTY: The subject property is legally described as Lots A through I, Block 31, City and Townsite of Aspen. It is located at 501 West Main Street which is the south side of Main Street between 4th and 5th Streets. The site is zoned Office with a Lodge Preservation Overlay (O/LP). In total, the site is 27,000 square feet in area (270' x 100'), encompassing an entire half-block on the north side of the alley. The Christiania Ski Lodge is accessed directly from Main Street, 4th Street 5m Street and the alley along the rear of the property. The property is essentially flat and includes a good deal of mature vegetation (trees and shrubs), which will 1 I. NIA 114 Â«1[ff;Ept._17 .. 44 -01 1 J 1.2. C 83 0 4,/, ,%0 q,#2\ fitÂ· ~~~~~~~ __~~~ _.ENÂ·Â·1 - ----....--_-~~~'~~1~'r.--h-c #L_p#<.4ffrh,\ '.. .. &&) - - . 441 4 ,&4 1 -- K 1 -*. n -I -// ,,. 1 1. ... 0, .... " ...'14*f "--10 L ~4 --. . . #. N -:5 09'11-W 270.00' 1 N\\. - i \\ , I ..1 . 1 4,Â¢200--- ---- + V,1- 5 -1 -. 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Qlrmâ€¢sÂ· ~â€¢f-Â» . 9,7 [Lriâ€¢4--co-I--D-..â€¢- Z'a ~t oc-our "ElÂ»,+ateâ€¢â€¢~ 62 %12.97 'Â»-'*'Â° fac~n fe...~ . 2,1.,elÂ·t-721=-En*# -- --- r 1 1 --# - . / - f,A- r . *1,1 7 F214' ".t \ ..2 \ t 1 -.L:-I~~ 13 - *F<i#W fIT 1,1-,/1=Y- vk/t AsÂ«~-li~~-- 1 .- C * 1 * \ 11 1 64 r '42 41': 1 ') I. 1, 44 /: I - ' 26-- 41 ri-~-- amj------- 61Â»I- -/21121-'f; F \~ -3~-x 11 -~.29 - -1 6 - . - i / i. \ . *4'>qâ„¢ -CÂ·*tÂ£ -Â¥C~ -S~E,*P . nESfAy, Â©F l,ATI,IA' 483Â¢4.Tk),aND,TE-A,UnE./.rl, < AND,0/UCHPARIFU ,â‚¬.S 9,- tr e<*1â€žÂ©,faâ‚¬.6.,el,0,15 CO,~ECT ./.al,PAI /5 TOT. I.................BJECF m..F... Al> â„¢E '62/T.- ./.AfÂ»Il ..D 'I.Ill-,0 DI~.C~ Mâ€¢rTE- . .CO. 1 / PLACE Ari**=T~e nE 11Â¢eurni. I.*. â„¢E N c,-,rnloe ./.â„¢1Â·i.OFFE.I.â‚¬/LAÂ»E.. ....In...Ix... 10~ 11â‚¬ i râ€¢ Â·.11 .s.~Â¥r~â€¢, = hÂ« PirckÂ«> â‚¬Asrâ€¢,Ir~ n.... NO [N[Â»:cl-Wâ„¢ InÂ«'I WAÂ¥ All-/ T. 'OlÂ»,[Â»IÂ¥ ~IES oF ./ '*u A r. D ap, A.,0.,N 01Â¢ tie SUR.rrY Â»a.=..... re 1. P4CrEPT, F' ~ â‚¬W, ' B - -JVE].Â· 8 /â‚¬ Al. -Mm)~174 1.Fâ‚¬Ilo TIEÂ®&*e.08~~mY=a)let~F~trxgp,1-~,~Ark>Novr~yuru,0 ste=Cl Te ,~FNPLA-95-.~CA*8,# n....... fâ‚¬,~Em, boa *2rf 'I~â„¢t *.I V~-_f .0.-/I g*Â¤â€¢E/Â¥F<Im 0~~~U .*t..........ir........ MGMITPÂ»>PEATYÂ·_k,r'A~Â©NA,4. NOP#-7,â‚¬.*01,-De~ne-AN,~AT-T filÂ·.,s %2.â‚¬T,m. 110,nNG AND L*-1, trvf,OP~Â«le,tâ€¢fil{.FNT,MI, AS i rU~_â‚¬,4,17,[~ AF*A PACEPAI~ED[rÂ¢ JOHNWC-Â·,rn, COU,*x)Mâ€¢OfTSâ„¢*A. ASPEN SURVEY ENGNEERS. INC .os)-6/F~ASTREEr ASPEN.CaORAD,081611 PHON.F.x (270 ./ 3016 0"E ./. i -Â· ..... Wil- I .7. . .Â¤ .0 not be affected by the proposed remodeling and renovation work. There is a fenced swimming pool area as well as a separate fenced spa/hot tub area. The site maintains a fair amount of undeveloped, open area, although there are a total of seven (7) buildings on the property, three (3) of which are two-story structures and four (4) of which are one-story structures. The two structures that are the subject of this application are two-stories each with 3:12-pitched, gable roofs and north-south ridgelines. The duplex resides along the corner of 5th Street and the alley at the rear of the property. It is set back approximately 6.5 feet from the westerly property line and 10 feet from the southerly property line. The fourplex also resides along the alley frontage, some 30 feet to the east of the duplex. The fourplex, too, is set back approximately 10 feet from the southerly property line. Both the duplex and the fourplex are separated from the alley by the presence of paved, parallel parking spaces. There is a one-story building roughly 10.5 feet to the east of the fourplex. Both subject structures are white stucco on the ground level, with dark brown, horizontal log (panabode) siding on the upper level. The wood siding lends the impression of a log cabin-like structure on the upper level since the ends of each wall protrude just beyond the exterior flat surface of the intersecting wall. Both structures have second floor balconies with dark brown, fence-like vertical wood board rails. The windows are aluminum/metal clad and it is believed that these structures were built in 1973-74. In truth, the most notable features of the site are the surrounding trees and the views of Ajax Mountain. The largest building on the property is situated along the corner of Main and 4th Streets, and is set back approximately 2.5 feet from the easterly property line and 15 feet from the northerly property line. The fencing for the pool, which fronts on Main Street is set back just 8' from the northerly property line, and is considered by many to be an eye-sore. The one-story log building situated along the corner of Main and 5th Streets is set back just 3.5 feet from the northerly property line and 7 feet from the westerly property line. The other building fronting on Main Street is a one-story log cabin set back some 31.5 feet from the northerly property line. The information contained in the Inventory of Historic Sites and Structures relative to the subject property focuses completely on the one-story, "Callahan Log Cabin" structure located toward the front of the property (along Main Street). The remodel and renovation proposed in this application will have absolutely no affect on the Callahan Log Cabin, but the proposed redesign does take cues from the cabin with a goal of compatibility without mimicry. Nevertheless, the two following paragraphs are included as a means of 2 0 summarizing the information contained in the Inventory of Historic Sites and Structures relative to the subject property. Given the complete lack of mention, the Inventory clearly demonstrates that the duplex and fourplex structures are not of any particular historical significance. The Callahan Log Cabin is the smaller of the two log structures fronting on Main Street more particularly described as the one set back some 31.5 feet from the West Main Street right-of-way. It is a simple rectangular building of approximately 360 square feet (23.75' long x 15.15' wide) whose architectural Â· style is described in the Inventory as "early log cabin" with no special setting features or landscaping. None of the other buildings or site features (trees, rocks, spaces, relationships, etc.) of the property are associated with the site's historical significance. The log cabin has a single gable, wood shingle roof, rough hewn log walls, and board and batten gable siding, all set on a concrete slab foundation. There are no porches or chimneys, the windows are paired, and the door is described as a rustic, vertical board. It is called the "Callahan Log Cabin" because it was designed and built by a Mr. Callahan in approximately 1886 (estimated). Modifications to the original cabin have been minor, but include its having been moved from the front of the lot to the center of the property in the 1950s and the addition of a center window facing Main Street The cabin is thought to be one of three built by Elizabeth Callahan's father in the late 1880's. This cabin is considered to be representative of Aspen's settlement phase and the early beginnings of the town. It is one of two remaining log cabins with exposed logs, in this case, hand hewn. The presence of hand hewn logs dates the structure, and its size and shape typifies the average home built for the earliest of Aspen citizens. Surrounding properties include the Boomerang Lodge to the south (across the alley); the L'Auberge Swiss Chalets to the east (across 4th Street); the Westec Building/Mesa Store, a parking area, a small single-family residence, and the Ullr Lodge to the north (across Main Street moving west from 4th Street to 5th Street); and, the Aspen Center for Women's Health to the west (across 5~ Street). Other surrounding properties include a two-story residential duplex to the southeast (corner of 4th and Hopkins); a small, 1.5-story, gable roofed office building to the northeast (corner of 4th and Main); a small, one-story single- family residence to the northwest (corner of 5th and Main); and a two-story multi-family residential structure to the southwest (corner of 5th and Hopkins). In total, the surrounding uses include a mix of lodges/chalets, offices, duplex, single-, and multi-family residential, and retail commercial (Aspen Cybercare) across the street in the Mesa Store. The architectural styles used on the surrounding buildings vary as much as their uses. Specifically, the architectural styles associated with the adjacent properties can be described as 3 ... / 1 1% t 6 i N. .L !2 1, f %\ \ 164 '4Â·. . r il W r . + ghth.,wk 0 1 044 1 /1 , U Â» : I ,; f ,Â· yi; ~~~~~~4~",Â°â€ž, ~1~>, f ~' ~446'166\1 9 ' j i,/.2 0 , 9.< f C J''t, Prt. - . 8,Â», ~ ~y(~Â°I~~ijjJew O,;~ rli~,4- j ",40- 7402Â»-mi----- ~ ---- 9, - -- //r / 4 2 j 1630 0 j %- -- - ( 74. -- 1'.iP .\02;-14,?Fl"n.>' Cf ,/+4\ , '19, , Sierre. el 2 0, 9 y>* , '; 3 ~41-1\.i-JI I fl.>b .,8'.,890 9, <*'~g l) 1.~- -/~ A N A sorn ..2,8 A \1 4-_ - - -- i</ 2 2. n Inul!Ule 14 r m r .8 1 b / - h Rof(17 ~ i\, 11 ./.1 li 1- \ 1\ Ji il ".. FS. 4 I Irm g-xWood Ouch in , 1.1 1 %- 3 till & 9 0 Gmeip/e 51 ~ 2 1 1 0- t j t - F I Pe r, Cl -- (,011 Col )150 31 --4, < 4-.J 4- tÂ» 4 & L _- -2 1 - 1' ,Â·#f #)-*. 1 - fs, 11 - L Vine S, 0 h -- . ---- F'~nits St ' / 'V ,- 1 42Â«--. -T-- F I / 0/ - 1, . \ 7,96 j 4 \ 1 9 ~' E-2 -4--42/ 3--1,2- O/ i 3 Rice f 1 G : A ki Mumw (-,rek flâ‚¬1 - 3, 1 4 4 *â€¢ s, ...4 0 J \ 47711--,-.~ ~1--- i ' 25 -,3 131 \31 ~AS pk ek> rancl '23, ff/4 -(l 28 out A v 4 /. I \m / 2 \ 2 4 4 rk 82 2 k i J 4 3*5 / \49 \1 7! , ri,1â€¢"l'Â·-rrol le' , PI ) r , 942 4> 44 4 4 ' 0 4 4 2 1 444 S, 44.41 ll - 4 C Â® ec ~ 0,- b - 8 get S P. 00/ / 4,1. 2 k & Mall C " 6 0 , 40 a joa s, 7 7 1/ r 1 1,rkspu, t n a na %(4( 2 ' 4 n St b Â£41, Â· i A) 1 t Summft St 2'i o T- 9 A r C/456 7 AS n Grove 0 'ps M 8 x */4 We,tvlew ~ - k, Ad I. 6-1.12 U? 5 4 1 , 82 VICINITY MAP <& Laum*EL/-\ Lue -*dtr, L.urel LIJK 1 1 follows: Frank Lloyd Wright Modern to the south; motor court cabin to the east; Victorian and Austrian to the north; and, "Traditional" and 50s plywood modern to the west. Roof forms vary from flat and shed roofs (Boomerang, duplex at 4th and Hopkins, and multi-family at 5th and Hopkins) to steeply pitched roofs (L'Auberge, Aspen Center for Women's Health, Mesa Building behind the parapet falade, and single-family residences). The surrounding sfructures range from one to two-and-one-half (1 - 2.5) stories above grade. Along the alley adjoining the subject site and the Boomerang Lodge property, the Boomerang is 2.5 stories of concrete "battered" wall with balconies (outdoor hallways) separated from the alley only by parallel parking spaces. 1 III. PROJECT DESCRIPTION: The duplex and fourplex structures that are the subject of this application are situated along the property's alley frontage, with the duplex at the corner of 58 Street and the alley. They are two-stories each, with 3:12-pitched, gable roofs and north-south ridgelines. The applicant intends to renovate and remodel both structures. In the most general terms, the request involves changes to the roofs, windows/doors, and materials (including those of the siding, balconies, and railings). As they currently exist both subject structures are white stucco on the ground level, with dark brown, horizontal log (panabode) siding on the upper level. Both structures have second floor balconies with dark brown, fence-like vertical wood board rails. The windows are aluminum/metal clad and it is believed that these structures were built in 1973-74. The most memorable features of these buildings are the surrounding trees and views. The Duplex The proposal for the duplex involves the addition of two 12:12-pitched dormers; new stone veneer on the lower level, and wood siding on the upper and lower levels; replacement and upgrading of all windows; and, new accents such as the log railings and support beams of the balconies, and ornamental roof bracketing and trusses. I More specifically, the west (facing 5th Street) and east (facing the fourplex) elevations will each be changed to include a steeply pitched (12:12) dormer with wood shingle siding in the gable end. These dormers will extend beyond the height of the existing ridgeline, and will greatly increase the architectural b interest of the structure along the 5th Street frontage. The addition of the dormers will aid in breaking-up the "boxy" mass of the existing structure while adding a slightly Victorian yet still rustic flavor to the overall feel of the I 4 --- / 1 1 1 - 1 . 1 / :i . \ 1.1 , ...4 K.. --*-I ' le . / 1 1 e . . 1 1 - r . - -- i , i - - 4. 9 i . 1 2 'Arb . 1 11-11 . 1 N1,./.4 I- -.- I // 9 --,---- \ - -- ---n ....t......1.---- ... 1 - r--- I. ' . . . I I, I ' , 1 4 T , 4 0,# 1/ 1 â€¢1 1.1 ' 4 .*6*' I '. i 1 4 - 1 4-1- 1/1 1 6 1/> r 11 1 Â· 1 --1 J *U44-- , Vt i i J 4 + i ~ 1 #ir W <9 ' / 1/ / Il I - -- 1 . 11 - 1.- , I -1\ 1 1 -2-- ~ C h. ' 1 1 , 7-- 2> -5------.....-.z.,'i#wi,11 44 J I. 4 -* - 1.-4.- -6-- dEb(-16]03[- 1 ... 4%\lift/: - /-, -8 1 ..4~i.1~!j~/ 1 91* Property Line 1 1 r---~-~-4111:1<JU...~~- 4 ' 7 --- -ir---t--<% 1 = 0 4 3 J- 4- - 3 , IPEr ..1.%'.:' m> 11 /NI \ Â· 3 -1 -fl Om R 1 1 I 1 1 1 r P _ 7- TE' OR- I 1 H CO'I- : 3 .kll 1-V- 1 1-0 //' i / 3/ - ~ -=7% ---1 / x i -4 U 4 > C.0 / iUL:g -mab 0 , J %- 1 / â‚¬ j R S- 1 - 1 ~Fulk,f~ 1 CID 1 , 1 -1 . il A I 11---,1,1 m 1 Â¥ =r j 11 1 CD 4/ /0,= - 2- U -0 -1 1/ \ â‚¬Â«U \1 i 1 44.....TA/:i~ 1 1 /1 11. 1 1 Il .11 2% 3 L...1 h=- \ na"=-Â·3 %51 oil V 1 L . 6 1 0-1 1 t --r - -mI I \3* < =0 -u-L ~ 1-1 1 t--11 I 83.-'... 1 . 1 - - (01 3 0 1 1 111 1 -- \ f \ 9 i Â°D O 11 /O l 1 1 g 1,9 g = N -1 <10 3* 6 "2 - il 0 %0 #: 2 - m % - j. Sidewalk meajor INOOBO38 - - .- M008038 i 13 =4984 1-, seoeds 6unsixe E UBId JOOI U~12 CHRISTIANA ARCHITECTS 1 stryker 1 brown J /1,1,11'11/1, 11/f I , ARCHITECTS i 1 x, - + F-+ -i 11 ini < i deck | deck u- I ' W ,%1'J C_13 ' N Â£ Duplex , b. U 'M .Â· BATH 2 r 1 r I J 1 â‚¬ = . 1 ~4 FC[ -m ./ ' CHRISTIANA * Cl Kitchen * ttulDINING~~ 1- & ASTER -- --- - ~ ~;EIC~ 501 West Main Street BEDROOM '1-JIJ 1 99 1- ..3 Aspen, Colorado ' 1 Living ' ic.0 -_-1.frubIRE j =====. --$-M - -- + 1 E DATE. ISSUE: O - m 11 1~ â€¢ 12/21/99 HPC APPROVAL XIi i 1 enclose i - t BATH- CJ[j deck C BR LRi 37 0 l Fleck - (1 BR ' \Â°f 40 i 1 Ed 9.,1 -- liE 0(Dll 2-1 !1 ...I - - - - *.-- il.... I..I - .I.Il - 1 Duplex Upper Floor Plan 1/8" = 140" SCALE A 9 9 I -- . 1>41 6 brown 1/5 0 e e //1 111\X /21Â» 122 0 e ARCHITECTS - ~% FXISTING. 11001 ING . ' 1 1 1,1 (14 f54258Â·Â· , +0â€žZONTA, ter; / 0 1 .1 1 1 --9 1 1 r ' '1 1 1': ' * 1 - 11| ~~ - CEDAER SHAKE SHINGLES 0 1 3 -0 HOHZ WAVY BOARD % I..-. -- - I--i =i= --.--- 1 -7*4 WOOD EDGE TRIM â€ž-Â·t-1.1.. 3 liik-a_. -: -- 2~ - e,4'7".'77,1,rn,-4-rrn~rwrrr, 11 I ~imS.LWI'l!11 liT./Ousr '[) 1 '1 8'~ VERTICAL LOG 109 n .1 1 1 f--A -- 0 1 0 1 1 'Egr..11 1221=22IPPE'tâ‚¬Efiâ‚¬~' 7---7 --,7 LF 1[ TT - 2 X 12 WOOD FASCIA ROAI Il 1 1 1 1 -dia L-- ar===:gy=L= - JO- 3 .11 I fti 'F--7-~ 16' VERTICAL BOARD & BAT TEN 1 5- L -3 - El I~ =11 F~,fbo In 1 '- _[I .â€¢- -'Â· JEE]E Â· 1 li 1 1 1DO'Â· 0 - ----- - 0 - CHRISTIANA %1 WPI Man Strem Aspen, Colorado WEST ELEVATION DATE ISSUE 12/21/99 HPC APPROVAL 126'Â·6 125'-0 1, .1.1:1.1. .1.: :1. 11 J.Ill 1. 1 111 1.11 ] ,- CEDAR SHAKE SHINGLES 122'-0 2- EXISTING HOOFING {tii{{tit{iif{}f~~3~-~-A ' 1 ~-{33Â« ------------------- --- --0- ----- - 11A' 0 :1 1 . , t' J I Â¢]t~=0512 Il~T~TA}-111.22 Iii v 1 1- _ -Â· - 1- 1 11 1%, IA# CEI)AH SHINGLES 11 1 1.11 11. glt' 11;1 . 4 . 1 1 1 U- I II - Url : 4 /- - 114*44,+610! r ' 1 241~' Ij-TSiS-#1711444*Ii..= = i fl - ,~11*T~fÂ©I#f,Vf/9,1#4144 1()El.{). 0- 1. 1 11 i ]Ill v 1 â€ž I 1,11%#0%444*1 L .1 VEMT]CAL LOG 4 1 1' 1 !!1 ~ iÂ· 1 1 RTA< I 59~*grif&H_J i~ =2 2--kil ~ 1 1 :: ,--*- 16 VERTICAL Duplex West Elevation BOARD & BAT TEN 1 IL.11: 1 i -_] p h. ;1 South Elevation 1 II!1~ir~~=:4~i~}~'?~~~~~V7~~ r~3- --C-) =i, *# [I , -9 = 1 1 1 1 1 1 AUAL/#BAL./JCA 4- --â€žXI e M S,C,ALE A 3.1 1 -Ii------------ - 126 6 brown 177 0, 0 ARCHITECTS 1 - EXISTING 11OOFING 1 1 Â· Â· Â· Â· Â· 8'~11011IZONTAL LOG %./ .1 'h-4Q4 . 11 H U r .%.11 :94 -MA --- 49924 1. 1 1: 11 - 04: CEDAR SHAKE SHINGLES 4- ., 1 -- tr HORIZ WAVY BOA1lt) 48 Â· -~3~-21. PX,1 WOOD EDGE TRIM Ir"" " 1 - -- -- ---- 1 fLL.L~*I**2;I*I~~ ' , f~Â£Ill:.9Wuou~T~- - 12.0 VERTICAL LOG 2%4Â©.**941# IM â€¢ 109' 0 6 1. 0, 1. 1 lilli Ill 11 1 16â€ž VERTICAL 0 : \4 - 9 X 12 WOOD FASCIA 11 El-7 0.1 4 HOAft[ BOARD & BATTEN i j i':1 1 L , 1 4" HIVER IlOCK VENEER 1 ~~1 -'D-C YUNCTI' T 4- /: 1 1 f TtprT]1671]6~4 / 1 100 0 CHRISTIANA Aspen, Colorado | EAST ELEVATION 126' 6" e 125'-0 DATE: ISSUE. 0.- - JI - CEDAR SHAKE SHINGLES 12/21/99 HPC APPROVAL ... -1 .lili' 1 11 r.7 Ill 1 11 +11 1 [ 1 :1 122'Â·0" 11 1 Â· Â· =-+--~L-rÂ·rrlmn'~~Jr.F ~ '4â€¢ert.'11-T~.71~~~TÂ·Â»---' ill 1, 1 - 11 11 1 .1 1 - EXISTING NOOFING Â»Â«4*aaÂ»40 -rI- il- 4~~~~~ In.Ull.. 1 118'-0" 1 111 IIi 111 111 111 111 1 0 . TIUmIEJITUIJICILL}iL11_ll#LU 14% 11 W 1 r. lili(, 1 1: 111 1 1 lift . - -Uum=Wlur= - CEDAR SHINGLES - 11 1 *U-~ - 12'11 VERTICAL LOG 8' WAVY BOARD 6 /#T~*VirmFF /W/PRTLN; ~R/*/W .Mmmi -v da#*f#wittll k--- 8'~1 VERTICAL LOG 1194 109''O C -ft tÂ»1111 111 -\ ) PfTJ \Â§ 3~7'h"=1 12'.,43 Ill Ill 111 111 111 :11 Ill 111 111 111 1 1~II] 1[b o b - J U...11.L--11-1 J U_- 1 L.=g-Â£O1IUICI[ 1 0--Â» lei 9.9,41@%~ Â·I: Hy' VERTICAL : 4Â· MIVER HOCK VENEER BOARD & BAT TEN ifiDITI19>29@*IMO /*4221"/FAMMMWS I = 74111141944Ph... â„¢~PI 1~3791W Duplex 1(X]Â·-0 East Elevation T'-1 , râ€¢./ 1~11--rÂ·r-T-1-n--T-11Â¥ i 1 North Elevation 1/8' = 1'-O- SCALE r-, , 4 TI nA 1 A 3.2 1 building. The large, mature trees will remain, helping to maintain a compatible scale at the increased roof height. 1 Most windows will be reconfigured altogether while others will be added where none previously existed, but all windows will be upgraded with triple pane glazing (for energy efficiency and acoustical insulation). For instance, on the 5th Street (west) and Main Street (north) elevations, no new or relocated windows are proposed; the existing ones will simply be replaced. On the alley side (south elevation), however, the existing, haphazardly located, horizontal windows will be eliminated and new, visually balanced, vertically-oriented 1 windows will be added. The new windows will introduce a substantial amount of natural light into previously dark and gloomy rooms and improve the overall appearance of the building while greatly improving the energy efficiency of the units. Most windows will be double hung with decorative, divided lites (most energy efficient for operable windows), and lintels. The existing white stucco siding around the lower level will be covered/replaced on all sides with stone veneer and wood siding (to include board and batten, shingles, and "wavy board" planks) more appropriate for a lower/ground level, especially along an alley. The dark wood panabode siding of the upper level will be covered with new insulation and wood siding. The support beams (columns) of and railings along all balconies and staircases will be replaced with log beams/rails. The ground level deck at the southeast corner of the building will be enclosed, becoming part of the internal living area and adding approximately eighty-two (82) square feet of fioor area. Wood rails matching those to be used on the balconies will be installed to partition an area for enclosing/screening the trash dumpster. All corners and peaks of the roof eaves will have ornamental wood log timber brackets placed below. Overall, the dark, gloomy, and dingy appearance of the structure will be greatly softened and lightened-up, and a good deal of architectural interest will be created where virtually none currently exists. The result will be a building that complements and enhances the Main Street Historic Districts' materials, massing, proportions, rhythms, and scale without any mimicking. The Fourplex The proposal for the fourplex is very similar to that of the duplex, involving the addition of a single gable dormer running the length of the building from east to west; new stone veneer and wood siding on the lower level, and wood and shingle siding on the upper level; replacement and upgrading of windows; and, new accents such as the railings and support beams of the balconies, and ornamental roof bracketing. 1 5 1 r 1 / -11Â» 9*14,-1 1--- . I Â· Ir -1 , I f . I . I -I- -di35Rk; 8 . . Â¢.- 1 4 0 . i. I - .-4 0. - - ..ar h .. . 4 . r . I 143 1.--.22=4. V.- - . . . .--.. 1 : 4 - ........ . 4=Tr--- _ 4 Â¥ TÂ»L_ - r..1 14 , 11 .1 11 -. - 11 - . 1. . D-. -i T- Â· t~ '. - . . . I 7 I. , . 1 tr ' L ' Â· 0 ' - . h. 1 6 1 6 % , r y~ . I. . - f A Â· nr I - - - ~'ucj."- -1=11- - -4- -tr:' . il...4 . , -Uoddlik . ' , . 1 13_ - . I i t I-/ hz -31 4 i . -- 1. . 4.. I -_ . . -4- j 11 1 F - dj -, r. till....ni ..-t, 1- .11 *4 'li ~ . f 4 1/ 4 i.... i .. . 1 1 1 1 4Â· ' 4.Â· , 1 brown ARCHITECTS - 2 --% i--L~ (--*)r I $ 'I o ' , 1' 1, 1 T - \h -------Ii-- 'irllIIT - C.\ 111111! 1 UP . -11111111 1 1 ------- it 1 It 1 1 1 ,,, W.. .1 d. to einployee tir~t in basement 1 ---r L The 4-plex ~m~-11- 1---] F=i====~ 1- - -V_ ----- TWO BEDROOM -_-ABRITEA ------ 69Â»f -- - - - KITCHEN 0-3-0 -- --- 0 - t ONE BEDROOM . r- 4 <3.07 Patio :1 LIVING balcony - above CHRISTIANA a , KEREN 1 1 1 N i ARMOIRF LIVING 1 U L - - 501 West Main Street .- ~____ ~ Aspen. Colorado 1 / n' i e-, i i.-2-- . i 1 '2Zzzz (01 3.--- -- bÂ« l..p .4'Jr F BAT.fi . n" PRMOIRF ~ |1 n 9 1 P 11 + - --- . E r ~ DATE: ISSUE 12/21/99 HPC APPROVAL - .1 1 C / IV.' 3 CLE] i fF L==4 aol, f AR/INF BATH ' MASTER --- BEDROOM p Tvt I F;:ZIZZzI 1. AA~.1~ MASTER BEDROOM -J BEDROOM ~0 Â· 2~ ~ 03 1 1 2.-] ill-----Ill- - - â‚¬Â«r" a-E)-br--7 --E L./ L.L L__1 Li Setb r Â£ 5 - ' 3 to paces 3 existing spaces Alley Property Line Four piex Main Floor Plan 1/8- = 1'Â·0 SCALE 9 1 I ~ 1 i -- - ARCHITECTS 1 '1 1 1 1 . 1, 1 1 I i 1 It .- - I '. .- 4 -'. 1 - 1 1-9 1 XM - dn 4-Plex I -9 3 I 1 1 1 1 1 I I 1 4 2QB.~283 1 -----_Â¢- -O[_ltra__ L 1 KITCHEN LIVING L - .--4 1 CHRISTIANA b ---- 1 U 1 11! 1 r=iiI LIVING i 1 11 -11 balcony - -- fol - f] Z'ir_-l~ -- kitchen TH =111 501 West Main Street Aspen. Colorado TV, I TJ ----0 - lut[.11--21- '1 ' ' - 777777777. 7;9777+T#97 7777=4 - -7 1 El 24. C==21 I-/ tip 7 -+i,-.r ~ -tjfi{6 - /' - -U-- . 1 - .... - O DATE: ISSUE- 12/21/99 HPC APPROVAL ~401RE ] , d _CLOSET 1 /-h 7~1 '~ ~ 1 1 BATH IL ose 1 It ,"Â· Â· - - ---- [ I .Ll A I r) .. , 7 1 -===4 I balcony J -Â©IL-- ' ~AE BR L 09 i BR : BATH MASTER 1 BEDROOM 1 1 - tiia 1 El 11 --Il---0-------I---Il i- (f) 2-3 L__1 0 8 2-11__1 2=={- -----________01_____ -- ---ill- LL _ 1 * Four plex Upper Floor Plan 11 = 1'O SCALE A 2.4 l . il/1 0 brown e /2-24 F X PS I ING #?r Jol ARCHITECTS 1/2 8 . / Â£-11- n-ITAX 0- / AT. riri 1-N-LJI-\\ ' ' I'l'Â·Â· 1 i Kt 11 - - 2 X 17 WOOD F Af.CIA 118 0 -- - --- IWPNWri->41/ -0 --1 - -- et [)Alt SHINGIES liT 1 kill-- -'r - 11 \. 'I . . 1Â·P~f I OGS + 1 j-Filimal.& i oq'-0 1 11 1 â€¢rÂ·Â·crÂ·cr--I-*=/ .Mit****## 1% -- ----. -0 1 -I /- 1, 1- -2\ r BOAHD & Mill N -tr - -Â· 16' VERTICAL -- 7 2:2 - .Â£=1\ 8' WAVY BOARD -Â·Â·Â·- - . --- 5 1 ]Tr< 17 39 1 1. 2- 9 \ -- 1 Or *54~-~ 2/ . Pr: e 73~ _= i 100' 0 /- / i 1 ' - 1 - ' il hrni- L.-- -- 0 CHRISTIANA 501 West Main W Aspen, Cotorado | EAST ELEVATION DATE ISSUE 127Â·0' 1 1 1 -pl---- I 12/21~99 HPC APPROVAL CE DAN SI,INGL E S 1 , 1 : rl 11 11-11 11 .f .1 127.8. . EXISTING ROOF 0 Â·- ' Il- 1.111 . i t. 1 1. , . ~ <-- 1 --- 1 1!11 UK (014-F :ti::Aw --.- 2*12 WOODFASCA 118'-0. 1 1 11 i 1......1 8 Â· WAVY BOARD --_.__---- CEDAR SHINGL ES L lull' 11 3 L 1 4 *1 :2-Tri -- - 1 1 11 !1 1 1 1~6- 1 , 1 -- ---- ... -- 12.1, LOGS 1.-=. .= i/.1 .11,232Â®~j}Irtli I~j'tll!-111+I'llmn:=:5 5Â»rFF**Tft 109 -0- R -- + - --- 16Â· VfnlICAZ .11 .=-, 1 1 J .-IMEY 1......1 il BOARD A RAI TEN 4 .. ; .2112 --I 1 Four plex .Tt g.1 1 1-- -Â· 1 1--7 f- 11 1 ,-- 3 East Elevation Il l' ' 1 : I 11.11 1 1 South Elevation 1 1 1 0 1t8' = 1'-0" SCALE SOUTH ELEVATION A 3.3 b J 127 <) e { 1 1)~11 ';111"(;t ~ .; brown f X191 IN<,11{>01 172' A * ARCHITECTS 2 X 17 WU< in 1 A!41.,A 119' 0 -- 4113/1/Livirl ' ------- PTI~suifi Â· -------- - - -0-- i .OP . 1 ~-E--1 1 Â·- clt)All SHINGLES 1 Nt mE - 1 1 0. 12'; I OGS 109' 0 .. IffNArmrAW#"rirrfriTY tit'Â®# ~ ~ 0 iLL*l.lia b. ) 1 1 I--- '4*talk?teR r~ 4 1 -- -- 100Â· n 0 CHRISTIANA . M-W Aspen, Colorado WEST ELEVATION ISSUE: 127 -0 12/21/99 HPC APPROVAL- 1 -: : 1 Ilil i IJ. 1 1 1 lili. '11:;~11.11.1.1 1.;~, ;1:~!11'll:'.11 172' B EXISTING HOOF 1 1 ; j ; . 1 ~1 . 4: A .111 1 11. r .1 1, ; 1 --- / 0 11 i / 11 1 1 1 1 ..I:Z~=4=rob// ' f era~----S400-rrrliTWr 114T~041th 412977777-7,.- .-.-r-11 1 111 11; 111 1 Ill 4 1 111 111 111 11 4944*~~1~1~13~~K*Nt@41 . I i .1, ~ , urÂ·r,â€¢. i __..._ 2 X 12 *00[) f ASCIA Â·.. i ~ 1 118' 0 L.1.1 e 1 1111 *~ ___ _ ~~11~~li~Jk~li~I<~~~~~~~~~1â€ž~<~~I -13,J--1 44<bi#14&4441~'N'N4%liu 11 111 41*&*4- - l AN .---- --Â·~- et-[)An 9111NGLE S =RE] REE. ......Â·-- Â·Â·Â·- ---- Â·- 12Â·~ LOGS I 5240. F-89~~4+Wuqhu,444 , , 11 !!Tlt-11'7K~9NW P 1 111 11 1.111 ITI 11 l ili ll Â· '09 â„¢41 'AN,lin# Â· 1 '11 1~~ 11 1 -Â» aÂ»4*1\ 11111111 --- 16 VERTICAL i | A #4Jil'Rk I AK -1'U.211 4.-1-4.-1 22-13 BOAAD & BA T TEN r-,1 A -44 Ul I 1-79 L _J---- 1 111) 1- L Four plex West Elevation I I ' ' 0- t~6741_r-1 ipLL l North Elevation 100' 0 1/8 = 1'-O' SCALE NORTH ELEVATION A 3.4 More specifically, the west (facing the duplex) and east (facing 4th Street) elevations will each be changed to include a steeply-pitched (12:12) dormer with wood shingle siding in the gable end. On the east faqade, the dormer gable will extend over the balcony. The dormer will also extend beyond the height of the existing ridgeline, and will increase the architectural interest of the structure along the alley. Like on the duplex, the addition of the dormer will aid in breaking-up the "boxy" mass of the existing structure while adding a slightly Victorian yet still rustic flavor to the overall feel of the building. The large, mature evergreen trees will remain, helping to maintain a compatible scale at the increased roof height and ensuring that the roofline will continue to be screened from the Main Street vantage point As with the duplex, some windows will be eliminated altogether while others will be added where none previously existed, but all windows will be upgraded with triple pane glazing. For instance, on the Main Street (north) elevation, no new or relocated windows are proposed; the existing ones will simply be replaced. On the alley side (south elevation), however, the existing haphazardly located, horizontal windows will be eliminated and new, symmetrically located, vertically-oriented windows will be added. The new windows will introduce a substantial amount of natural light into previously dark and gloomy rooms and substantially improve the overall appearance of the building while greatly improving the energy efficiency of the units. Again like the duplex, the existing white stucco siding around the lower level will be covered on some sides with stone veneer and wood siding more appropriate for a lower/ground level, especially along an alley. The dark wood panabode siding of the upper level will be covered with new horizontal wood siding over insulation. The support beams (columns) of and railings along all balconies and staircases will be replaced with log beams/rails. All corners and peaks of the roof eaves will have ornamental wood brackets placed below. Overall, the dark, gloomy, and dingy appearance of the fourplex structure will be greatly softened and lightened-up, and a good deal of architectural interest will be created where virtually none currently exists. IV. REVIEW STANDARDS: Development in an "H," Historic Overlay District or development involving a site listed on the Inventory of Historic Sites and Structures must meet all four Development Review Standards found in Section 26.415.010(B)(4) of the Aspen Land Use Code in order for the HPC to grant approval. The subject buildings are not historic landmarks, but are located within the Main Street "H," Historic Overlay District and are on a site listed in the Inventory. 6 Through meetings with Amy Guthrie, the City's Historic Preservation Planner, it was determined that our proposal should be processed as a "Minor Development" pursuant to its definition in Section 26.415.010(B)(1) of the Land Use Code. The cited definition provides that "Minor Development" includes erection or remodeling of combinations or multiples of no more than three (3) building features. In the most general terms, the request involves changes to the roofs, windows/doors, and materials (including siding, balconies, and railings). While the proposed changes involving these three elements are relatively broad, : it was felt that a "Minor Developmenf' review would be appropriate given the lack of historic significance of the two subject structures and their subordinate .' location on the site. Since the site is used for commercial/lodge purposes, the City's Residential Design Standards are not applicable. The subject structures have been used in a manner consistent with the old Land Use Code definition of "lodge," and under the new ownership, will be used in a manner consistent with the new (Ordinance No. 39, Series of 1999) definition of "lodge" following the remodel proposed herein. The residential design standards do not apply to lodges or any other commercial properties, for that matter. The following section of this application provides each of the applicable review standards of Section 26.415.010(B)(4) in indented and italicized print where each standard is followed by our response demonstrating compliance and/or satisfaction of the requirement a. 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 I.,andmark. For Historic Izindmarks 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 covered by up to five (5) percent, HPC may grant such variances qfter 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 Injill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). RESPONSE: The proposed changes to the two subject structures are compatible in general design, massing and volume, scale and site plan with, and should have no real affect on, the adjacent parcels within the "H," Historic Overlay District The remainder of this standard is not applicable to the proposed development as neither structure, nor the property itself, has been 7 designated as an Historic Landmark. Further, the subject structures are in no way worthy of Landmark designation. In terms of general design, the proposed plans will enhance the site and the "Callahan Log Cabin." The cabin will certainly be preserved with the redevelopment plans, and the general design proposed for the two subject structures will maintain compatibility with that structure by virtue of the gable dormers' introduction, use of wood materials (board and batten siding, shingles, etc.), and the log accents. The proposed massing and volume will change very little. The dormers will be located toward the center of the affected facades and will be dwarfed by the large existing evergreen trees. The pitch of these dormers will effectively reduce their perceived mass by bringing their ridgelines toward the center of the structures. This will also ensure that no additional shadows are cast on the alley (to the south) or the Boomerang Lodge. At the bottom of the gable ends, the dormers will measure only sixteen (16) feet or so from end to end while the entire duplex and fourplex structures will each continue to be some 40 feet wide along the same plane. In addition, both the duplex and the fourplex are located along the property's alley frontage, directly across from the 2.5 story portion of the Boomerang Lodge. The duplex and fourplex will remain as two story structures but their perceived mass and scale will be reduced by variety of materials and textures, and by emphasis of modules under the gables. The scale of the proposed development is addressed through the two previous paragraphs. The site plan will not be changed at all from that of today. The buildings will remain in their current locations with no changes to their footprints. All existing trees will be preserved. b. The proposed development rejlects and is consistent with the character of the neighborhood of the parcel proposedfor development, RESPONSE: The proposed development will have little to no affect on the eclectic character of the neighborhood. As described in Section IL, t "Overview of Neighborhood & Subject Property," of this application, the architectural styles used on the surrounding buildings vary as much as their uses, and the surrounding uses include a mix of lodges/chalets, offices, duplex, single-, and multi-family residential, and retail commercial. Surrounding properties include the Boomerang Lodge to the south (across the alley); the L'Auberge Swiss Chalets to the east (across 4th Street); the Westec Building/Mesa Store, a parking area, a small single-family residence, and the Ullr Lodge to the north (across Main Street moving west from 4th Street to 5th Street); and, the Aspen Center for Women's Health to the west (across 5th Street). 8 Other surrounding properties include a two-story residential duplex to the southeast (corner of 4th and Hopkins); a small, 1.5-story, gable roofed office building to the northeast (corner of 4th and Main); a small, one-story single- family residence to the northwest (corner of 5th and Main); and a two-story multi-family residential structure to the southwest (corner of 5th and Hopkins). The architectural styles used on the surrounding buildings vary as much as their uses. Specifically, the architectural styles associated with the adjacent properties can be described as follows: Frank Lloyd Wright Modern to the south; motor court cabin to the east; Victorian and Austrian to the north; and, "Traditional" and 50s plywood modern to the west Roof forms vary from flat and shed roofs (Boomerang, duplex at 4th and Hopkins, and multi-family at 5th and Hopkins) to steeply pitched roofs (L'Auberge, Aspen Center for Women's Health, Mesa Building behind the parapet fa,ade, and single-family residences). The surrounding structures range from one to two-and-one-half (1 - 2.5) stories above grade. Along the alley adjoining the subject site and the Boomerang Lodge property, the Boomerang is 2.5 stories of concrete "battered" wall with balconies (outdoor hallways) separated from the alley only by parallel parking spaces. Given the eclectic, almost jumbled character of the neighborhood, it is difficult if not impossible, to pinpoint that which constitutes "consistency" with this character. The character of many surrounding structures do not warrant repetition. The "eclectic" materials palette will join together many of the disparate elements found nearby. The proposed designs will greatly improve the appearance of the subject structures, thereby improving the character of the neighborhood. The dark, dingy, and gloomy character of the existing structures will be eliminated and replaced with a welcoming, home- and cabin-like character. This type of change is largely consistent with the fairly recent character alteration undergone at the adjacent L'Auberge Swiss Chalets. c. The proposed development enhances or does not detract from the historic signijicance of designated historic structures located on the parcel proposed for development or on adjacent parcels. RESPONSE: The proposed changes will not in any way detract from the historic significance of the "Callahan Log Cabin." Where the existing duplex and fourplex structures do not attract any positive attention, the remodels will help to attract eyes to the site. This will effectively enhance the visibility of the log cabin, thereby elevating its significance. In addition, when motorists and pedestrians travel Main Street the blocks on both sides (east and west) of the Christiania Lodge are interesting and visually pleasing. As it now exists, the Christiania site represents a break in this 9 0 interest creating a block-long void in worthwhile viewing. The proposed remodels represent a start in eliminating this void and creating a visual continuity of architectural interest along the Main Street corridor. d. The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. RESPONSE: The proposed development will not diminish the architectural character or integrity of any historic structure. As explained in the. previous response, by attracting greater amounts of viewing to the site, the proposed development will enhance the character and integrity of the Callahan Log Cabin. Further, by giving passing viewers a reason not to look away after passing either of the adjacent blocks, the remodeled duplex and fourplex will help to enhance the architectural character and integrity of the entire Main Street Historic Overlay District by lending visual continuity. In addition, the proposed renovation will creatively employ the use of materials to help break down the perceived "massiveness" of the Bavarian-style duplex/fourplex to a scale more closely approximating that of the Callahan Log Cabin, thereby enhancing the entire site and, in turn, the cabin itself. ID 10 EXHIBHS Exhibit #1: Proof of Ownership/Warranty Deed Exhibit #2: Letter of authorization for Stryker Brown Architects to represent the applicant/ owner Exhibit #3: Attachment 1, Land Use Application Form Exhibit #4: Attachment 2, Dimensional Requirements Form EXHIBIT #I DEC. 14.1999 11:00AM STEWART TITLE ASPEN NO. 738 P.2/7 ..1.11,11111111111.11111111111 ZIANZe,1 12!34/ lo 0*Vil SILVE : 0 2 R 11.I 0 2.. I ...pITKIN COUNTY co WARRANTY DEED TlmnEED,Mathi: 301:21 4.r Octch.r , 1990 . be-â€¢n Clmxnexl~&-0,40=, ZIC. a . 1.'L -' ' ''- ' *'7Â¥hl=oftl,clmor,hms= of co=.100 ..antor.- 501 NUT *MN. LLC DF# 9-9 -w : .-I401*-1 â€¢ 408 una /202 Asfmlâ€¢ CO 91611 401: â€¢mid C.râ€ž.1=ZIN -iS= Of Co=RADO ..â€ž1* Wn*:08/8,8,1 91=lark,modia=m=mamoof,hommor =M DOUUS Sm, OTHER â€¢10=, Alm VAL.BLE COM==A.ZON DmLA:5..m*.,um.1.4.-b im h.:* admowl~â€¢ h,â€¢01â€¢d.DI:,knd..Id.d-,â€¢I.mod Â»th= -*=m. 6,410, aâ€¢1,=nâ€¢â€¢,â€¢nio~0*m. K A c m- A mniz Ms Dolm tod Blms igreâ€¢cr. 111 11* rell propeN _ ' 1 I , .Dia Coum, 01 â€¢IrEnt 101*41â€¢â€¢fC-,Idadz,adid ufallYnx 00 24 10â€¢11 A. B. 0. n. 2. r. G. H and Z, Â»look 31, F igil Ct= Um =mans o. 19.U, com,rr OF n.01. SmT, Cy COLO=&!,0. 54. - â€¢Imb.ob =vu#mebar. 501 W. Igh= 0:zanT. 2,89=, co 016:11 - ... ind=='* m='*4 =dim#b-*Bm *=,4 -01*=#4404*-I#*=M=di- i i: -,cr oftic mamr, 01:beril lâ€¢war qÂ», of. la -1 u ME hic buinci pmoilig, ' ~ ' ' 1' N 1 ~ 9 TORAVE.~NDTOROLD *caidpman,bo- Dorgal--4-,zibâ€¢l viallho /, - ,=mthe*,antee, hl,111"and t 1,1 =14,â€¢ lf=. Andaâ€¢,rallor. fark=If, Indâ€¢mi==0,1, d.....a.1.8.4 h,.,10,014..m,.0.14 *lil=., hbhlm .ad..4., I.=110 Iimmorth. e.$~114â€¢,0 *hlyâ€¢f *-p,I.vik hot,v.11:mi:.d,fo,mA=1-*ove 0.8%,0....4, F Id Zi ..4.**IL --Ind/â€¢de/malâ€¢eâ€¢=â€¢fhh-94 *1184â€¢trâ€¢4004 1,/hal,â€¢01110*.in,"Nimd k"/2,0.4,0 ..,0 b.,il. la Id Havoy d...1...ral# Im. a#*4 - ail Ihma-arâ€¢Re-:11â€¢rhmâ€¢UNmr=daller Â§ 8 0 0 - ~ ~. . 11. ' f . Ct=JI .=9 FOR = CURR-r nAR 1,0. TE, D. AMI) PAÂ¥.2 JUID =0. nC-TIONE, mIC,IN â€¢Aâ€¢ 129311Â£*m REUTO NID INCORPORATED HEREIN int EXIB RJE)I7:IZ~C:ZQ. 4 The n=r *In- win WARKA)Fr AND!mEVa DEPEND Whnbo,-twoodprmt- 18 11â€¢ gule, 010 Ma-Dle *seal. of th: gra,=c, hlibein==igni, 1- - 1 ' *01: or Illy,nut th==t m. *MUâ€¢ =Bar Ihallinclud#*apt=1.Ihepl=1 Ikclinplar. Imd Ihâ€¢100 ofat~ 0*rs]WI be 41=h*m,11 -1=1 m Wm=SWI.80.0 11 - - 1 1. Â· Â· Pusidmt. Ind 10 98/ponic *al m bc hercumoafRInd. 111Â«4 by im S=-7,0/ 4 Ind mron!,bo,c twl- Atle= (mUNTIANIA-0,-ASP-. INC. ~nAA,â€¢ Â·*;2446 Â°08' -9. i. --9 tion:la;k. 81= 22 '-Â·co:00*0 ./.22) .... 4 1. C- 4 0464100... ) de or Oet:ober . 1998 0 ..S/99/3*b- 3 Oth 51- 6.424, Presid.N- .Pd'lri'*fal/WL-o#Aspen, r,c, f,1., liwid 4=h$ D.:.hâ€¢:, 27, 2001 . Whn:00*~h-amtom.WBA - ,Â· Ilsl~'~â€¢m; ~'B le# j. 41 N-y Mlk r#20, EEP=-~=mi".. - 423954 TRANSFER ELARATION RECEIVED 10/31/1110 "00â€ž7 6251191 DOATTMN IMWI!110/11/IMA 2476@ IJ11 A AUSTIN LAWRENCE PARTNERS, LLC, December 14, 1999 Stryker Brown Architects PC Attn: Steve Buettow 119 S. Spring Street Aspen, CO 81611 Dear Steve, I have attached a copy ofthe Warranty Deed that shows that 501 West Main, LLC is the owner ofthe Christiania Lodge. I have also attached a copy ofthe operating agreement for 501 West Main, LLC. This operating agreement shows that Roaring Fork Partners is the managing partner of 501 West Main, LLC. Finally, I have attached a copy ofthe Articles of Organization and the Amendment to the Articles of Organization for Roaring Fork Partners and Austin Lawrence Partners. This document indicates the legal name change ofRoaring Fork Partners to Ausitn Lawrence Partners. These document show that 501 West Main, LLC is the owner ofthe Christiania Lodge and that Austin Lawrence Partners is the managing Partner of 501 West Main, LLC and ofthe Christiania lodge. Please call me ifyou have any questions. Sincerely, /1 V fines Lester 1; Ij,IN[i>, 1--1 N I LI' %1!11.1. 202 ASPEN. Co 81(,Il 970Â·92(1Â·4988 FAX 970Â·920Â·9731 EXHIBIT #2 DEC -13 -98 14â€¢04 FROMâ€¢ Austin Lawrenoe Partners ID: 9709209731 PAGE 2 12/18/00 NON 11:07 FAA Wfu '64 84-- ........4 ---â€ž.. I.--- S TRYKER/BRO W N ARCHITECTS, PC Christiana 501 W. Main Street Aspen, Colorado December 13.1999 Project Authorization Re: HPC Application To whom it may concern: 1 hereby authorize Stryker Brown Architects to act aa our designated and authorized representative with respect to the land use application being submitted to your office for our property located at 501 West Main Street Stryker Brown Architects is authorized to submit an application for Minor Development on our property. They, or their assigns, are also authorized to represent us in meetings with City staff and the Historical Preservation Commission. Should you have any need to contend me during the course of your review, please do so through Stryker Brown Architects, whose address and telephone number are included in the application. /-\ i- hAE 44 Nx ' Austin,6*retice Partners, LLC Greg Â£*11, Managing Membet 300 SOUrH SPRING STREET. ASPEN. COLORADO 8161 1 970 925.2254 925.2258 (FAX) EXHIBIT #3 ATTACHMENT 1 LAND USE APPUCATION FORM 1. Project name O#/fieria,1,4 46 lo185-1 0#Ac-, 06Â£11vao/Impr 1*6#EW 2. Project location SD/ Aj. /151?Â·w k Mre Â£*er.<Â». (indicate street addres&, lot and block number or metes and bounds description) 3. Present zoning 0/Lp/t\ 4. Lot size 29,000 s.f. 5. Applicant' s name, address and phone number 4|0|41{|4 1.AkllÂ¢@WE, #4#1061.W. 442, Â»66,- eltife 4- MF*, 6'1'40 A'61' - 1*0'-2 +1162> 6. Representative's name, address, and phone number c** RIA<070=%' 119 3. 96â€¢GS,-3 Asaido 8/61/ 1996925:- 2100 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD ,>â‚¬' Minor HPC Stream Margin Final PUD Relocation HPC Subdivision TexUMap Amend. HistoMc Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximat~ sq. ft, number of bedrooms, any previous approvals granted to the properwt 8*EVEÂ»t VUILO,#fs,AÂ· 54#01,86 0,01-, A./D A *nkuvb#.16 Suit,=r 90 140,45- CAâ‚¬- DUP<,e>< + OAE laut.flee 9. Description of development application ~0*62.- + *bvA71, 7341- A/Aar 40 60Rfur,2 51*luCTOMIS- 044Aaâ‚¬sâ€¢ -77> AÂ»es. W#*1Pmmf0cÂ»*55 5 415> AA*RIALS. . 10. ~Have you completed and attached the following? / Attachment 1- Land use application form / Attachment 2- Dimensional requirements form / Response to Attachment 3 4~ Response to Attachment 4 EXHIBIT #4 ATTACHMENT2 DIMENSIONAL REQUIREMENTS FORM Applicant: 04*mt L/*10-6+1~ FÂ«HEM LL=. Address: Bol W.MMNVE K.cret . Â£4.#,â€¢Pd Zone district: OFFICG/ 60% lk=3*-ne.1/+6s,bew> 04*UN CO/ Le/th Lot size: 29,023 st Existing FAR: 16.1 02' ff. Allowable FAR: 01, 00â€¢ tr Proposed FAR: AN#gr of 82 s.: Existing net leasable (commercial): NOWE Proposed net leasable (commercial): NONfL- Existing % of site coverage: Proposed % of site coverage: 04"*-- *5 01491-)Gt Existing % of open space: Proposed of open space: Existing maximum height: Principal b~~*~~' i~ 0*l'r . -Â» Accesorv bldg: Proposed max. height: Principal blda: 901-9~ Accessory bldg: Proposed % of demolition: NONE, Existing number of bedrooms: ..2-- Proposed number of bedrooms: Ill Existing on-site parking spaces: NIWEL On-site parking spaces required: Setbacks Existing: Minimum required: Proposed: Front: '54- Front: LO Front: Rear: 10' Rear: 10 Rear: 'et Combined Combined Combined Front/rear: N/P- Front/rear: N/k Front/rear: NA<- Side: 6' Side: t5 Side: 62 Side: Side: Side: Combined Combined Combined Sides: N/# Sides: N/Dr Sides: Existing nonconformities or encroachments: NONE,- Variations requested: NONE- (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.it., site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) NI~ B) MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director + FROM: Amy Guthrie, Historic Preservation Officer RE: 333 W. Bleeker Street- Conceptual review, Partial Demolition, Variances, and Residential Design Standards, PUBLIC HEARING DATE: January 12, 2000 SUMMARY: This property is a locally designated landmark and is listed on the National Register of Historic Places. The applicants request HPC approval to make minor modifications to the house and carriage house, and to construct a one story addition. APPLICANT: Riva Partners, L.P., represented by Mary Holley, architect. LOCATION: 333 W. Bleeker Street, Lots A, B, and C, Block 44, R-6 zone district. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.C.5) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary valiances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. 1 UM:il Response: The project entails modest changes to the existing historic structures and a new one story addition. No basement will be dug below the historic buildings, allowing them to maintain their original foundations. On the historic house, the proposed alterations are as follows. On the south elevation, a non-historic fixed window in the gable end is to be changed to an operable window, and existing french doors are to be replaced with new doors. On the east side, a non-historic window is to be replaced with a larger window which is in character with the proportions and design of the historic windows on the rest of the house, and existing sliding glass doors are to be replaced with a three panel wood french door. The new door will be moved three feet to the north of the existing opening, and enlarged by two feet. Staff has no concerns with the modifications on the south fagde. On the east faGade, the proposed new window is compatible with the existing ones and is acceptable. The french doors are more compatible in materials and proportions than the existing aluminum sliding doors, but staff recommends the HPC discuss limiting their width to two panels in order to minimize the wall area that is removed and to be more in keeping with the solid to void patterns established on the rest of the house. Note that the french doors will access a new flagstone patio along the east side of the building. The foundation should not be tied directly into the sandstone foundation on the house. The applicant requests that the changes described above be separated out from the review process and approved as "minor" so that they can submit for building permit on a remodel of just the historic house as soon as possible. Staff has no concerns with this request once a conclusion is reached on the design of the east side french doors. No changes are proposed to the carriage house, other than where the new addition will meet it along the east side. It will continue to function as a garage, with the existing doors mounted to an overhead door system. The new addition is one story, plus a basement. It includes a connector that joins the old house and carriage house together, and a wing which runs along the south lot line. The Â· general location and height of the new construction is controlled by covenants placed on the sale of the property. Ruth Whyte, the neighbor to the east, donated this property to the Aspen Historical Society to sell, but made certain conditions to preserve the enjoyment of her home. She attended an HPC worksession in May 1999 to determine where this board would recommend that a new addition should be located, and those suggestions were made part of the sale. In order to accommodate the new owner's program in the area where they are allowed to build, three variances are needed; a 7 foot rear yard setback variance, an 8 foot combined front and rear yard setback variance, and a 5 foot east sideyard variance for a lightwell. Additionally, the applicant requests a 240 square foot floor area bonus to allow them to add a total of 1,180 square feet on the site. The bonus and variances may be justified by the fact that the lot is 9,000 square feet, the addition is set to the side and rear of the original house and carriage house, the addition is compatible in scale and design with the historic 2 structures, an outbuilding is being preserved, and neither historic building is being lifted for excavation of a basement. Staffhas few concerns withthe project. One issue is withthe age ofthe rear porch, which is being essentially demolished except for the west wall. It appears that the footprint of this element is on the 1904 Sanborne maps. This is discussed more fully under the partial demolition review standards, below. While materials will be addressed more fully at final review, staff finds that the wide exposure proposed for the siding on the new pieces of the project may not suit the scale of the historic buildings and that other materials or a different detailing of the wood siding should be considered. Staff suggests that the gravel drive/walk on the west side of the building be vacated and returned to grass, and that the HPC set conditions on final approval that address appropriate landscaping on the site, preservation of the historic ditch, and the design of the new fence. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: All of the structures on the opposite side of the alley from this building are designated historic landmarks and are large houses with relatively few changes made to them. The proposed project is appropriate in scale and design for this neighborhood. c. The proposed development enhances or does not detract frond the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The proposed development does not detract from the historic significance of this site, which is listed on the National Register of Historic Places due to its architectural merit. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereoÂ£ Response: As discussed above, the new additions are appropriate to the scale and design of the historic resources. Staff has suggested only minor modifications to the project be considered to improve that relationship. 3 THE SECRETARY OF THE INTERIOR'S STANDARDS FOR REHABILITATION Because this property is listed on the National Register of Historic Places, the HPC is required under Section 26.420.080 to make a determination that the following standards are met: A. Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteration of the building, structure, or site and its environment, or to use the property for its originally intended purpose. Response: The building remains in residential use. B. The distinguishing original qualities or character of a building, structure, site or its environment shall not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible. Response: On the east elevation, some original materials may be affected to create the larger window opening and french doors. The architect has suggested that some of the original siding has been replaced, but removal of any more original materials shall be limited. Most of the south wall of the rear porch on the house will be removed to make the new connection, and the original east wall of the carriage house will be covered (though not demolished) by a new garage stall off of the alley. C. All buildings, structures, and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged. Response: The project meets this standard. D. Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected. Response: The building has been remodeled somewhat, particularly where the rear section of the roof was raised in the 1970's. No recent alterations have obtained significance or are being affected by this proposal. E. Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, or site shall be treated with sensitivity. Response: The contractor will be required to have a historic preservation specialty license to insure that original mate~ials are treated appropriately. 4 F. Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures. Response: Again, the contractor exam will address these concerns. G. The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken. Response: No cleaning ofthe building is addressed in the application. H. Every reasonable effort shall be made to protect and preserve archaeological resources affected by, or adjacent to, any project. Response: No information is available about potential archaeological resources on the site. If anything is uncovered during excavation, the contractor should photograph the area and call the Historic Preservation Officer. I. Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood, or environment. Response: The proposal is for an addition which is modest and will be distinguished from the old construction by some differentiation of materials. J. Whenever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired. Response: The east wall of the carriage house will remain intact as part of the remodel. The rear porch on the old house will have wall and roof surface removed. PARTIAL DEMOLITION No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all of the following standards are met: 5 0 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. Response: The proposed partial demolition involves removing or altering all but the west wall of the rear porch on the old house. It is removed in order to make a link to the new construction and to provide additional living space. The alternative would be to make the connector narrower, like a hallway. This would severely constrain the ability to have a second floor deck on the connector, and would still require demolition of some of the rear porch. 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. Response: Although an area of historic construction will be demolished, staff finds that it is minimal in comparison to what is preserved on the site. (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. 0 Response: This issue is discussed above, under the conceptual review standards. RESIDENTIAL DESIGN STANDARDS All residential development in the City of Aspen requiring a building permit from the City of Aspen, except for residential development within the R--15B zone district, shall comply with the residential design standards as specified in by the Administrative Checklist unless otherwise granted a variance by the Design Review Appeal Board as established in Chapter 26.222 or unless granted a variance through some other required review process by the Historic Preservation Commission, the Board of Adjustment or the Planning and Zoning Commission. Response: All areas of new construction are in compliance with the "Residential Design Standards." ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the application as submitted. 0 â€¢ Approve the application with conditions to be met prior to final review. 6 0 â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that HPC grant conceptual review, partial demolition, variances, and "Residential Design Standards" approval with the following conditions: v' 1. The modifications on the south side of the historic house and the window change on the east side are approved and may be submitted for building permit as minor 6 0-/, changes. The change from sliding glass doors to french doors on the east side of the 4 cl&15 house is also approved, with the condition that the doors be only two panels wide and a revised drawing be submitted for the board to approve. v 2. The new flagstone patio on the east side of the house shall not be tied directly into the sandstone foundation on the house. 4 3. The HPC grants the following variances: a 7 foot rear yard setback variance, an 8 foot combined front and rear yard setback variance, and a 5 foot east sideyard variance for a lightwell, and a 240 square foot floor area bonus. A, - -1 1*-RestoÂ«theÂ·siding-matemabon-Â·the-new-eenstlalction. Lâ‚¬36â‚¬A#LaC 5. Eliminate the gravel drive/walk on the west side of the building(the one that does not serve the garage). A narrower walkyay may be built, but the area should otherwise be returned to grass *L/LÂ·27 t ZILL- 6. Provide a landscape plan for final review, including preservation of the historic ditch ' anda design for the proposed new fencing. 7. All representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. 2, 44444*3,/ - 9--- a. 3. a LExhibits: 31 ~ Resolution No. , Series of 2000 ~ A. Staff memo dated January 12,2000 ~ B. Application. 0 1 \{- 411Â»j 1.4-01364-~'trit--_ - 1~ous 2CD<{ 66- 1- \6-.1,1 1 (~YO 00-)~i#-rri . I b , foÂ»-â€¢4Â£LA~ /1,Â£~-Yf< '1 V \ 1 i c-13.-4* 1,0 ~4(1.u L Onx â‚¬ k- - do 3Â£' 1/ Pty j-g Ki' i 1 024*- 0 7 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT, PARTIAL DEMOLITION, VARIANCES, AND RESIDENTIAL DESIGN STANDARDS REVIEW FOR A 333 W. BLEEKER STREET, LOTS A, B, AND C, BLOCK 44, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. -, SERIES OF 2000 WHEREAS, the applicant, Riva L.P., represented by Mary Holley, has requested conceptual design approval, partial demolition, variances, and "Residential Design Standards" approval for the property at 333 W. Bleeker Street, Lots A, B, and C, Block 44, City and Townsite of Aspen. The project involves making minor modifications to the existing historic structures and creating a one story addition to the buildings; 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 ofthe 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 ofthe neighborhood ofthe 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, all properties listed on the National Register of Historic Places are required under Section 26.420.080 to meet the "Secretary of the Interior's Standards for Historic Preservation, which are: A. Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteration of the building, structure, or site and its environment, or to use the property for its originally intended purpose. B. The distinguishing original qualities or character of a building, structure, site or its environment shall not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible. C. All buildings, structures, and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged. D. Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected. E. Distinctive stylistic feamres or examples of skilled craftsmanship which characterize a building, structure, or site shall be treated with sensitivity. F. Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures. G. The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken. H. Every reasonable effort shall be made to protect and preserve archaeological resources affected by, or adjacent to, any project. I. Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood, or environment. J. Whenever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired; and WHEREAS, all applications for partial demolition of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an "H" Historic Overlay district, must meet all of the Development Review Standards of Section 26.415.010 of the Aspen Land Use Code in order for HPC to grant approval, namely: 1.Standard: 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; and 2.Standard: The applicant has mitigated, to the greatest extent possible: a.Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. b.Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure; and WHEREAS, Amy Guthrie, in her staff report dated January 12, 2000, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at their regular meeting on January 12, 2000, 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 review standards are met and HPC grants conceptual design approval, partial demolition, variances, and "Residential Design Standards" approval for 333 W. Bleeker Street, Lots A, B, and C, Block 44, City and Townsite of Aspen, as presented at the January 12,2000 meeting, as follows: 1. The modifications on the south side of the historic house and the window change on the east side are approved and may be submitted for building permit as minor changes. The change from sliding glass doors to french doors on the east side of the house is also approved, with the condition that the doors be only two panels wide and a revised drawing be submitted for the board to approve. 0 2. The new flagstone patio on the east side of the house shall not be tied directly into the sandstone foundation on the house. 3. The HPC grants the following variances: a 7 foot rear yard setback variance, an 8 foot combined front and rear yard setback variance, and a 5 foot east sideyard variance for a lightwell, and a 240 square foot floor area bonus. 4. Restudy the siding material on the new construction. 5. Eliminate the gravel drive/walk on the west side of the building(the one that does not serve the garage). A narrower walkway may be built, but the area should otherwise be returned to grass 6. Provide a landscape plan for final review, including preservation of the historic ditch and a design for the proposed new fencing. 7. All representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. APPROVED BY THE COMMISSION at its regular meeting on the 12th day of January, 2000. Approved as to Form: 0 David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: 0 Kathy Strickland, Chief Deputy Clerk Mia Marg A. Atjian Architects, F.C. MEMORANDUM To: Amy Guthrie, Historic Preservation Officer, City ofAspen From: Mary Holley CC: Leonard Riggs Date: 12/23/99 Re: 333 WestBleeker Addition and Remodel My clients are proposing an addition and a remodel of the existing structures at 333 West Bleeker. In order to facilitate the interior remodel of the existing residence, we are asking for a Minor Review of the two windows and the french door that they anticipate changing as a result of the remodel. In addition, we would like a Conceptual Review of the entire proposal. In order to place the addition in a location that meets the deed restrictions on the property and has the least amount of impact on the existing structure, we are requesting a rear yard setback variance, a front and rear yard combined variance, and aeast sideyard setback variance for a light well. Final}y, we will request a 240 square foot floor area bonus for the proposal. There are two structures on the property: a main house and a Carriage House. The main house is a two and a half story structure: the Â«half" refers to a loft that was added to the southern bedroom. During the remodel in the 1970's, all of the windows (with the exception of the main level window on the north elevation) were replaced and most if not all of the exterior siding was replaced. The structure was supplemented and insulation was added throughout the house. A masonry fireplace and chimney were removed after practically falling on some workers trying to repair them. The contractor at the time, Don Kopf, also noted that the double doors on the second level were added at that time in anticipation of a deck being built on top of the porch. In addition, the structure of the Carriage House was supplemented and insulation and the skylights were added. A loft was also added in the Carriage House. There are four exterior changes that we anticipate making to the historic structure. The first is the replacement of the pane of glass on the upper third of the southern elevation with an operable window. The second is the replacement of the existing french doors on the southern elevation with new doors with larger glass area. The third is the replacement of a window on the eastern elevation with a larger window. This new window would match the width, height, and muntin pattern of an existing window to the north. The final change is the replacement of the alumingq,r e n sliding glass doors witha three panel wood french door. The door opening would be miqAP, approximately three feet to the north and enlarged by two feet All disturbances to the e~jÂ®#2 5 1999 i 50 River CD aks Lane basalt, Clolorado 8 1 6 3.J,2,44 Vhone:570) 92-7-7656rak~974 917-7669 E-mail: aardvark@sopris.net I Web Fage: http//misopris.net/aardvark Marg A Agian Architects, F.C. MEMORANDUM siding would be repaired and the siding replaced with matching material. The changes to the eastern elevation that we propose will bting about a more orderly appearance on that side and will fit inwith the existing structure. The new component of the proposal consists of a one story structure with a full basement. Rather than risk damaging either the existing residence or the Caniage House by moving them, we are leaving both in the same place that they have stood for the past 110 years or so. This does, however, present some challenges to the design. Due to the proximity of the main house to the Carriage House, there is scant room to build a garage with an entrance off of the alley and conform to the existing setback requirements. Our decision to keep the Carriage House in place also required extra circulation that a more compact plan would not need. In addition, the deed restrictions in place have different requirements for each of the three lots that make up the property. Lot 'C', the easternmost lot, requires that all development must be within 25 feet of the southern property line. All development on Lots 'B' and 'A' must be south of the southern edge of the existing house. These restrictions leave us with 15'Â·0" on Lott' and about 20'00" on Lots 'A' and 'B' if we were to conform to the existing setback requirements. In order to comply with the deed restrictions, we were required to put all of the new development along the southern property line and request a rear yard variance. The deed restrictions also dictate the maximum height of any additional structures on the propetty. This has encouraged a onestory design solution for the addition. Rather than being a handicap, the one-story solution has helped us to preserve the historic nature of the property. The Carriage House and the main house will be connected by a onestory Â«link" with a low profile made possible by a flat roof with a lower pitched skin at the edge. In addition, the link has a high degree of transparency from Third Street which will help to emphasize the visual separation between the main house and the Carriage House, even with a connecting structure. The structure remains low on the eastern side of the Carriage House as well, allowing its mass to be prominent from two sides. The higher portion of the addition is therefore separated from the mass of the Carriage House and reads as a separate entity. The design team feels very strongly that the development review standards have been met for this project The additional massing has been located in an area that has very little impact to either West Bleeker or Third Street The scale of the addition is compatible with the scale of the existing structures and works not to compete with the historic structures. The materials are intended to complement rather than replicate the historic natureofthe existing buildings. NO River Oaks Lane 13>asalt, Colorado 8 1 62 1 ~,ore:970) 917-7656 Ya*.570) 917-7669 E-mail: aardvark@sopris.net I Web fage: http//mt.sopris.net/aardvark e VWW Marg A Arjian Architects, F.C. MEMORANDUM Finally, we feel that this project is an extraordinary example of a preservation effort We do not intend to move the buildings, nor do we intend to replace the windows. We are working with the Carriage House in its present location, although this decision requires that we use more floor area than needed for circulation and garage space. We will be replacing non-historic elements with elements more in keeping with the existing residence and will not be adding elements that will detract from it To help with the extra garage area and circulation from the garage that is required by this design we are requesting the 240 square foot area bonus. I hope that this serves to sufficiently introduce both you and the commission to this project If you have any questions or comments regarding this memorandum, please let me know and I will be happy to discuss them with you. CC: Leonard Riggs 0 0 50 River Oaks Lane ibasalt, Colorado 8 1 61 1 f60ne: 070) 917-7656 Vax:(970) 92-7-7669 C-mail: aardvarlc@sopris.net I Web fage: http//misopris.net/aarâ‚¬lvark AlTACHMENT 1 LAND USE APPLICATION FORM 1. Project name Fl~* FOMPENte 2. Project location Â®27* UlfÂ· *Bef*512, (,OrÂ» P~,0~40 156#01< 44 0!481 1444, Twitvoire er tqEK (indicate street address, lot and block number or metes and bounds description) 3. Present zoning P'B 4. Lot size 1 80 ef: 5. Applicant's name, address and phone number 149' frfTNEFÂ» U' Iln IV,YNAL â€¢0*liB *219 04,0*. Te<,6 1491 144Â·-1{0Â·01#go 6. Representative's name, address, and phone number IVWIW rWU,ef 00 Flveft #44Â» {48445, 8/BA:r 101Â·-16089 7. Type of application (check all that apply): Conditional Use Conceptual SPA X Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD K Minor HPC Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft, number of bedrooms, any previous approvals granted to the pr operty) -IMâ‚¬Pt Me -WIO grf'WX\A,e/Â· A 040 ee:. ZMZPAN,5 foly;E Mtt:7 h eliz) *F Â£%14'roff le,10234168Â· f*!Calle tt,e 487 f*RNM'i ih ft?Nr!* Mip h et/94/6 94*MeÂ·Ir. 12 FMMFM \07 4,0*rro rve,280 88:,ru:rior4 EMP*P 24 1.019 Â· 0368 MT*t** 'I*PIF!04â€¢A OF DIED F#9090114Â·449 9. Description of development application K 0146,01Â©Fr /hPPITIÂ£14 wint 18NeMEfrr AA -Mf **Art'[EN#r WM\Ottop-rwa vmofeeT<. Pffl,Â¥MiT 149 faIAS:iritle pÂ«27105Â¥fe Vreette Â·FDM Uett[Wee A left#FP Â¥,84/+16(3, pr CAMANâ‚¬$) reotfrt SeMU'[Pfu N,f*44(,eth 'MveFÂ· Fllac te**ret**, MiD Mive?Â· te[814 @STTE m\1(Mr\Ot# 4 54'tMBA#T OFÂ· 4 W \*Ff/teofÂ· 10. Have you completed and attached the following? * Attachment 1 - Land use application form A Attachment 2- Dimensional requirements form i Response to Attachment 3 X Response to Attachment 4 lilli111 ATTACHMENT2 DIMENSIONAL REQUIREMENTS FORM Applicant: FAVA FP'Frt414**, D.F. Address: 02,2, w. f71a31<56 Zone district: F.@ Lot size: 1,60 Existing FAR: 4740 *P Allowable FAR: 9,0,0 ee Proposed FAR: 61Â£29 *p Existing net leasable (commercial): Proposed net leasable (commercial): Existing % of site coverage: 16,7. Proposed % of site coverage: Existing % of open space: Proposed % of open space: 1 27Â· Existing maximum height Principal blda: Â®ofT Accesory bldg: teÂ·Fr (f:om e,rlt,pq~ Proposed max. height: Principal bida: 13 ft Accessorv bldg. - Proposed % of demolition: 0 Existing number of bedrooms: 9 Proposed number of bedrooms: &> Existing on-site parking spaces: * On-site parking spaces required: 1 j Setbacks Existing: Minimum re~uired: Proposed'.(140Â« Cot*rf}AGAIOB â€¢tu,~ Front: 19 -0 Front 1649 Front: M'.0' LOWnrIED Rear: 8-4 Rean 10'-0" Rear: *tew (NEW UM@TY<KcrwÂ© Combined Combined Combined 1 1, A..1 1/ Front/rear: 11-0 FronUrear: yo-,7 FronUrear: 024-0' Side: WÂ· SLOt, Side: le'-O" Side: W'W-/ Side: 1,Â· 144 Side: to'"Qu Side: 5 107 60'19* 914 Uettrweâ‚¬) Combined Combined Combined Sides: â€¢*5471' Sides: 106/ Sides: tev' Existing nonconformities or encroachments: 624â‚¬14/*6 ttl*3â‚¬ 141 eN TME> WOerefA 4 *me,~ ler une (old' eere,Â£14 variations requested: 1'-e" Felt irt'P â€¢Derfrâ‚¬* Y#42+168, 27'9' 69Mel!452 Fl*MT'~ Â»4479Â¢D *Â¥\Mwai 4.-dÂ»64,eux)**FP#44+*vu),Efi vle,W)#wiu# 4 440 te 8Â£96,6.+ 1*Nule Â· (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations underthe cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) 11 1 nc.Â·--1 2-1 ca= 15:53 FROM EMCARE, INC. To 919709255663 P.01 1. 1 ROVA Paidneu, L P. 17!7 main Sheet - Suite 5200 haltaa, 7X 75201 December 15, 1999 Historical Presendon Commission 620 West Bleeker Street Aspen, CO 31611 Subject: Dcvclopmcnt Application - 333 W. Bl=kcr Street - Aspen, CO. Dear Sirs: This letter is to advise you dial & applicant ibr the development of 333 W. Bleeker is the fol]owing entity: Riva Partners, L.P., 1717 Main Street - Suite 3200 Dallas, TX 75201 Telephone: 214-712-2020 Riva Partners; L.P. is managed by: Riva Management. inc. Leonard M. Riggs. Jr., President \ 1717 Main Street - Suite 5200 Dallas, T*X /5201 Telephone: 214-712-2020 1he street address is : 333 W. Bleeker Street 'llie legal description is: Lot~ A. B&C Block 44 City and Townsite ofAspen . Received Time Dec,i5. 1:07?M DEC-15-1999 15:53 FROM EMCARE, INC. TE 919709055 63 P.02 0 Historial Preservation Commission Page 2 December 15, 1999 The representative authorized to act on behalfof RIVA Partners, L. P., in addition to m*self is: Mary Holly Mary A. Avjian Architects, P. C. 50 River Oaks Lane Basalt CO 81621 lelephone: 970-927-7656 We have enclosed a Commitment for Title Insurance from Pitkin County Title. Inc., Ca#e # PCT14543, along with a copy ofour Warranty Deed andthe recorded Modification of.Peed Restrictions. Also note the enclosed Title Opinion letter from Wright and Adger, L.L.P We have also enclosed a vicinity map locating the subject parcel within the City of AST*70 Ifwe need to submit any other informaiion, please feel free to contact me at the above aidress. Sincerely yours, Leonard M. Riggs, Jr. President RIVA Management, Inc. LMR/po en Clf,Rl Iref 0 Received Time Dec.15, 3:07?M -ment C 84 WRIGHT & ADGER LAW PARTNERSHIP, LLP ~ GARY A. WRIGHT, P.C. ASPEN. COLORADO 8!611 OF COUNSEL: 201 NORTH MILL STREET. SUITE 106 ALLEN H. ADGER, P.C." TELEPHONE: 970925-5625 PHILIP J. O'CONNELL* BRIAN J. PINKOWSKI, P.C. FACSIMILE: 970-925-5663 MACE J. YAMPOLSKY, crD. ... e-mail: aspen@wrightadier.com *ALSO ADMITTED TO FLORIDA BAR **ALSO ADMITTED TO TEXAS AND LOUISIANA BAR ALSO ADMITTED TO CALIFORNIA AND NEVADA BAR 14 December 1999 Historical Preservation Commission Aspen Community Development Office 130 South Galena Street Aspen, Colorado 81611 Re: Proof of Ownership 333 West Bleeker Avenue To Whom it May Concern: I am writing this letter on behalf of my client, Riva Partners, L.P., a Texas limited partnership. This letter is given to satisfy the Proof of Ownership requirement for my client's development application on the above real property. Based on my review of the records contained in the Pitkin County Clerk and Recorder's |~~ Office as well as a Title Insurance Commitment given by Pitkin County Title PCT14543 it is my opinion that title to the property, described as Lots A, B, & C, Block 44, City and Townsite of Aspen, Pitkin County, Colorado is vested in Riva Partners, L.P. pursuant to the Warranty Deed recorded as reception number 435570. There are no liens of record and otherwise no liens except for taxes for 1999 which are not yet due or payable. The only encumbrance of record is the Modification of Deed Restrictions (copy attached) recorded as reception number 435569. Sincerely, WRIGHT & ADGER, LLP By: KL__ Gary A. Wright 0 G.\Riggs\Title-op.001 OFFICES LOCATED IN ASPEN, BASALT, AND DENVER, COLORADO COMMITMENT FOR TITLE INSIIRANCE SCHEDULE A ffective Date: 08/10/99 at 08:30 A.M. Case No. PCT14543 _. Policy or Policies to be issued: (a) ALTA Owner's Policy-Form 1992 Amount$ 1,800,000.00 Premium$ 3, 584.00 Proposed Insured: Rate:STANDARD RIVA PARTNERS, L.P. (b) ALTA Loan Policy-Form 1992 Amount$ Premium$ Proposed Insured: Rate: Tax Certificate: $10.00 - 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: THE ASPEN HISTORICAL SOCIETY ~and referred to in this Commitment is situated in the County f PITKIN State of COLORADO and is described as follows: LOTS A, B & C, Block 44, CITY AND TOWNSITE OF ASPEN 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 i q. SCHEDULE B - SECTION 1 REQUIREMENTS ._-_ 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: .. Deed from : THE ASPEN HISTORICAL SOCIETY Tn ... : RIVA PARTNERS, L.P. . NOTE: Evidence satisfactory to the company as to the authority of the person(s) executing the above document(s) on behalf of The Aspen Historical Society must be provided, subject to any additional requirements deemed necessary. . Certificate of Limited Partnership realting to Riva Partners, a Colorado Limited Partnership, disclosing the names of the partners, and otherwise complying with the requirements of "73 CRS 7-62- 201 evidencing the existence of said Limited Partnership, and the filing of said Certificate of Limited Partnership in the Office of the Secretary of State of the State of Colorado on, or prior to, its acquisition of the subject property. NOTE: It is preferable that the above document be recorded with the Clerk and Recorder, but such recordation is not absolutely necessary. 1 a copy of the Partnership Agreement must be delivered to and .pproved by the Company. NOTE: The above requirement is necessary in order to determine the person(s) authorized to execute documents necessary to complete the transaction contemplated herein. . Evidence satisfactory to the Company that the Real Estate Transfer Tax as established by Ordinance No. 20 (Series of 1979) and Ordinance No. 13 (Series of 1990) has been paid or exempted. Certificate of nonforeign status executed by the transferor(s). (This instrument is not required to be recorded) . Completion of Form DR 1079 regarding the witholding of Colorado Tax on the sale by certain persons, corporations and firms selling Real Property in the State of Colorado. (This instrument is not required to be Fecorded) Evidence satisfactory to the Company that the Declaration of Sale, Notice to County Assessor as required by H.B. 1288 has been complied , *vith. (This instrument is not required to be recorded, but must be delivered to and retained by the Assessors Office in the County in ich the property is situated) SCHEDULE B SECTION 2 EXCEPTIONS Ti.= policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Dompany: L. Rights or claims of parties in possession not shown by the public records. L. 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. E. 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. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 90 at Page 137 providing as follows: "That no title shall be hereby acquired to any mine of gold, silver, -innabar or copper or to any valid mining claim or possession held under existing laws" . ADDITIONAL INFORMATION AND DISCLOSURES - Ownerls Policy to. be issued, if any shall contain the following ms in addition to the ones set forth above: . ) The Deed of Trust, if any, required under Schedule B-Section L. (21 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 familv residence (including a condominim or townhouse unit) (i) of chat 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. E: 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. PCT14543 A and B are attached. .. WARRANTY DEED THIS DEED, made this 16 day of SEPTEMBER 1999, between THE ASPEN HISTORICAL SOCIETY OF THE COUNTY OF PITKIN, STATE OF CO GRANTOR, RIVA PARTNERS, L.P., GRANTEE whose legal address is : 1717 MAIN ST., SUITE 5200, DALLAS, TX, 75201 CITY OF DALLAS, COUNTY OF , STATE OF TX WITNESSETH, That for and in consideration of the sum of ten dollars and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the grintor has granted, bargained, sold and conveyed, and by these presents does grant, bargain, sell and convey and confirm unto the grantee, his heirs and assigns forever, all the real property together with improvements, if any, situate and lying and being in the Town of ASPEN, County of PITKIN, State of COLORADO, described as follows: Lots A, B & C, Block 44, ID CITY AND TOWNSITE OF ASPEN -1-0 33 Z 435570 TRANSFER DECLARATION RECEIVED 09/16/1999 6 /2 TOGETHER with all and singular the hereditaments and appurtenances thereto belonging, or in anywise appertaining, and the reversion and reversions, remainders, rents, issues and profits thereof, and all the estate, right, title, interest, claim and demand whatsoever of the grantor either in law or equity, of, in and to the above bargained premises, with the hereditaments and appurtenances. To HAVE AND To HOLD the said premises above bargained and described, with the appurtenances, unto the grantee, its successors and assigns forever. And the Grantor, for itself, its successors and assigns, does covenant, grant, bargain, and agree to and with the Grantee, his heirs and assigns, that at the time of the ensealing delivery of the presents, it is well seized of the premises above conveyed, has good, sure, perfect, absolute and indefeasible estate of inheritance, in law, in fee simple, and has good right, full power and lawful authority to grant, bargain, sell and convey the same in manner and form as aforesaid, and that the same are free and clear from all former and other grants, bargains, sales, liens, taxes, assessments, encumbrances and restrictions of whatever kind or nature soever, except those matters as set forth on Exhibit "A" attached hereto and incorporated herein by reference. The grantor shall and will WARRANT AND FOREVER DEFEND the above bargained premises in the quiet and peaceable possession of the grantee, his heirs and assigns, against all and every person or persons lawfully claiming the whole or any part thereof. The singular number shall include the plural, the plural the si,ggular, and the use of gender shall be applicable to all genders. A / /7 6 / A =,-4-=4,-64Â·=. 1-e-'ef ASPEN HISTORICAL SOCIETY 166' en-, f* , 1, STATE OF COLORADO ) COUNTY OF PITKIN ) SS. The foregoing instrument was acknowledged before me this !Â¢3 + 4 day of SEPTEMB4R 1999 , by THE ASPEN HISTORICAL SOCIETY, a ColoraÂ¢Q nonprofit:corporation by: *T/-RicAL Na.LCAC..1 Pre4dent ~pd 5017 2 4 4'1 J . Y-Y\, LA- 5,,2.Lâ€¢ Treasurer / 1. 34:.~\'.~... WITNESS my hand and official seal %- *cec-4 i.' ,~~-;...4..~1+?tip, Â«9 LO my commission expires: Joya Hgs,ts/Notary Public Notary lic k 6 1, '.D'. i My Commission expires 422/2002 ., 3* 601 East Hopkins Aspmn, Colorado 81611 01-17-99 3(10 No<x,1 lA BE 1 ArE- -- ---i'F- NO.OOLA \ . e ':T~ILA.,4.. 'F .7 p '" ' ~~ ''4;;.11 EXHIBIT "All ?06 7.1 k.*i,2=c . - 3 Taxes for the year 1999 not yet due or payable. :39'.3,4 i~:41 .- -'. .:.11.-,e.,-4 rvations and exceptions as set forth in the Deed from the City of ., n recorded in Book 90 at Page 137 providing as follows: "That no -_ e shall be hereby acquired' to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under 14- 1, A ... ...AL,1.- i. Id existing laws". ,,%7**1&6 4/ 4.-1. 31, ..(p'MA/.1:ir 3. Terms, conditions, provisions and obligations as set forth in 172 E-/f:-g**Ma.~<i*di Warranty Deed recorded July 23, 1998 as Reception No. 419750. 1-0- 1.-:... 1...1,0- 4/9/ 11- 1 1 '1.1 1 â‚¬. ff,74.-- 1- I. Modification of Deed Restriction recorded q lie, 1999 as Reception No. , .11 4- j./:f-6465/4-4 I. 4[365lgâ‚¬L_. . ./ 2' -t / 'â€ž '.0 .42,6Â·miaÂ·, Â· ...,..1 ...1 1.,11 I.I. 2.0. Ttils>.6 -Â· 4 4/ I-Â·Â·..W~J-~ t' |' 2 ; e.: ' -'ikil N..W''b.*49 3 'NSe/ r. 1.1 A Â· 9. * :Â·.6,~:1~/1~,r~ - , . 4 . .1- ~. , *' :2.;11Â·- , - : - 44.11 .11 ' 42 2 4 , ~ CL--86+ I < E * I 40'~1 ~79> .r-= .~.6 0!t'im'7. 'Â·3 i : 1-.tq"f,;.,CiE :.L'..IN,; ..841 1" Â·7 6:. ~~2'(i. g:-: ;.42:N ,Â·1*dii, ; - WL,3%1**Py ~- , c Â¥ mAR.' , r ,- 72 4'!bF,mtÂ¥'2#..1 44.N-.1 lig , r..1... -:-31,1....I-%1'1*, L.46!'..-1.,- ... *~ ~-:Â·0, .2/2*ke'(tr.#,9 ==-8 ' C' T:/Ail,blkifility,+321983 05% . 1 st.-fNY, 74#:A '. , - 749:,~fi 1-Â·- 0Â·:t,tiÂ·-05 ' -=Re ' - -0 Ji ..32:f Â· '.Â·r; 4?t ipt , - 09 , '- 11 - : -:.ibJ='~'i;"A: . f'LI'*4 ===061 -,-- Â· 01:-12*1'.: f kiftlit 00 1.-Es i- uce,Ui~,02 - CO e )-3 2-S Z : -, i Â· =' '.*0-Â°; - '' *'~53, r .142'...,+ 611..'...2 010 . , L 6. A I. - '. '; ' 'Â·1. uÂ·biâ€¢ 1 1 ., r Â·'Â· * A- .-~'- Il ..31-1,- 2.2, ~ l.r.Â·;:41:R,2:8: P i I.-WN . -1 ...11 1 11:. l. .11 .1 !-/LU//-'* ' ., - >f'* ~ ~ ~ ~~~~ 00 'NldSÂ¥ 11IN 'N 102 IHOINA ANVO SEP. 28.1999 10:16AM PITÂ¥IN COUNTY TITLE NO. 1610 P.1 . 0 MODIFICATION OF DEED RESTRICTIONS Dis Modificaion of Deed Restrictions CAgreement") encumbecing Lots A, B & C, Block 44, City and Townsite of Aspen, Pitkj# County, Colorado ("333 West Bleeker" or Â»Property'9, is made, confeired and granted this 33Â¤'Â· day of September 1999 by Ruth Whyte ("Whyte" or "Grantor"), approved by the Aspen Historical Society CAHS"), for the use and benefit of Riva Partners, L.P. ("RivaD or its assigns, under the following circumstances: A. Whyte as a f6Imer owner of 333 West Bleeker placed ce:tain conditions and restictions ("Deed Restdctions") on fiirther development in the deed from her to AJ:IS conveying 333 West Bleeker dated 22 July 1998 and recorded on 23 July 1998 in the Pitkin County Real Property Records as reception number 419750 (the "Deed'D. B. AHS is thecumnt owner of333 West Bleeker and haseutered into a comract to sell and convey 333 West Bleeker to Riva. C. Rivawishestomake certain additions, improvements andmodifications to333West Bleeker which are prohibilcd by the Deed Resttictions now in place. D. Whyte, AHS and Riva, either individually or by and through duly aulhorized representatives have met on site at 333 West Bleeker and negotiated the following Modification of Deed Restrictions. E. This Agreement supercedes and replaces the former Deed Restrictions. Now therefore, for good and valuable consideration, the receipt and suffciency of which is hereby admitted and acknowledget the undersigned covenant and agree as fbilows: 1. The foregoing mcitals are 1rue and conrect 2. TheDeed Restrictions containedinthe Deedareherebytenninatedandvacated. The terms, conditions and covenants set forthherein are deernedto supacedeand replace those contained in the Deed. 3. Thefence currently existing between Lots C and D shall remain in place in its cmrent location and height, unless changes are approved in wiiting by Wbyte. Intheeventlhatanypcalion of such fence encroaches onto the Property, Whyte shall be entitled fo the exclusive use and possession of such area of encroachment until the earlier of Whyte's death or until Whyte relinquishes in writing the right no such continued exclusive usage. In the event that any portion of such fence encroaches onto LotD, AHS shall be entided tothe exclusive use andpossession ofsuch 0 G:\RIggs\Deed-Mod.002 Page 1 of 4 111111111111111111 lili lilli lilli 11111111 11111 lili lili 435880 09/16/1998 10: 189 DEED RES DAVIS SILVI 1 of 4 R 20,00 D 0.00 N 0.00 PITKIN COUNTY CO Received Time-Sep.28: 10:20AM 14 54 5 SEP. 28.1999 10:16AM PITKIN COUNTY TITLE NO. 7610 P. 2 . 0 MODIFICATION OF DEED RESTRICT[ONS Lots A, B & C, Block 44 City and Townsite of Aspen, P#Rin County, Colorado area ofencroachment until the earlier of Whyte 's death onmtil AHS relinquishes in writing the right to such continued exclusive usage. Neither encroachment shel] provide the basis for a claim of adverse possession tosuchencroached area. Any suchencroachmentshall be deemed tohave been made with the consent of the encroached upon owner, 4. No above ground construction, improvements or structures shall be undertaken or placed on Lot C ofthe Property without fhe prior 'mitten consent of Whyte, which consent maybe withheld in Wh)rte's sole discretion; except: 4.1. Riva may construct structures and improvements on Lot C so long as the footpIint of any such structure or improvements does not extend further than twenty-five (25,) fbet ftom the Block 44 Aney. The Parties agree that any structure shall be at least five (51) feet west of the Lot C - Lot D boundary; and, that the maximum height of the peak of a gabled roof on any structure or improvement on Lot C may be equal to, but may not exceed three (3') feet above the height of the highest pOint On the existing Caniage House in its current location on Lot A ("Absolute Maximum Height"). 4.2. Riva may construct structures and improvements on Lot B so long as the 0 footprint of any such strucmre or improvements does nor extend farther north than the point ofthe southeast corner ofthe oliginal house (not including the non-original porch addition). Any connector structure situated on Lot B may be equal to, but may not exceed, the height of the current outside door handles on the exterior french doors on the second floor of the south facing wall of the oxiginal house. Except for any connector structure which is expressly limited in maximum height as provided in this paragraph, Riva may not construct any structureorimprovement thatthepeak ofagabled roof exceedslhe Absolute Maximum Height as defined in paragraph 4.1. above. 4.3. Rivamay construct structurgs and impmvements on Lot A, which now contains the Carriage House, so long as the footpdnt of any such structure or impmvements does not extend farther north than the point of the southwest corner of the odginal house (not including the non-original porch addition). Any connector structure situated on Lot A may be equal to, but may not exceed, the height ofthe current outside door handles on the exterior french doors on the second floor ofthe south facing wall ofthe original house. Except for any connector stnicture which is expressly limited in maximum height as provided in tbis paragraph, Riva may not construct any mnicture or improvement thac the peak of a gabled roof exceeds the Absolute Maximum Height as defined in paragraph 4.1. above. Nothing herein shall be deemed to require or to prevent Riva from relocating the existing Caniage House, so long as the existing Carriage House remains on Lot A 0 G:\Riggs#Docd-Mod.002 Page 2 of 4 111111111111 mil 111111111111111111111111111'l lili lili 435589 08/10/1999 10118* DEED RES DAVIS StLVI 2 of 4 R 20.00 D 0.00 N 0.00 PITKIN COUNTY CO I -I. : Received Time Sep.28. 10:20AM - SEP. 28.1999 10:17AM PITKIN COUNTY TITLE NO. 7610 2.3 MODIPICATION OF DEED RESTRICTIONS Lots A, B i C, Block 44 City and Townsite of Aspen. Pitkin Colmty, Colorado 5. Anyimprovementspennittedpursaantto theDeed and this Agreement shall be made in a manner consistent with the historic character ofthe original house. 6. 'The CovendS and restdctions containedherein shall run with and bind the Property and shall inure to the benefit ofand shall be enforceable by Whyte. 7. Whyte shall have the Iight and power to bring suit in her name for legal or equitable relieffor any lackofcompliance withany provisions ofthesecovenants orrestrictions. In the event tbat Whyte shall prevail in such suit, Whyte shall be entitidd to reimbursement of her costs and expenses, including reasonableattorneys' fees, inconnection with enforcement ofthe covenants and restfictions contained herein. 8. Prior to any repair, renovation, modification or changes to any ofthe improvements on Lot A or B, Riva shall obtain a survey, by a licensed Colorado surveyor, which depicts the Absolute Maximum Height forthepeak ofagabled roofand the height ofthe outside door handles on the exterior french doors on the second floor of the south facing wall of the original house based onthe actual elevations ofthese improvements, as of thedate this Agreement is recorded, Signed tbis %85 day of September 1999. Ruth Whyte Mm~ D i K J_ _tLW-, r tes By: ~714 *EÂ«*6-9 Bonnie Murry, president-elect./ (attestations on the following page) GARIggs\Dead.Mod-002 Page 3 of 4 I Illill Illl Illill lili Illil lilli lilli li nm 11 lili 438889 09/18/1999 10: 16A DEED RES DAVIS SELVI 3 of 4 R 20.00 0 0.00 N 0.00 PITKIN COUNTY CO Received Time Sep.28. 10:20AM -- 2 28. 1 999 10:17AM PITKIN COUNTY TITLE NO. 7610 P. 4 MODIFICATIONOF DEED RESTRICTIONS Lots A, B & C, Block 44 Cly and Townsite of Aspen, Pitkin County, Colorado County of Pitkin ) ) 89 State of Colorado ) The foregoing Modification of.Dee,Uestrictionf was duly granted executed and delivered - Â·Â·- beforemethis 35'day ofSeptember 1999 byRuth Whyte as the former owner of333 West BleeREL . 0,4 Witness my hand and official seal. 9 4 , My Commission expires: lb~ IN /WOD I.: 4.. 1 Q -- 0/1 ..'. 4, ... -27 -S> 0 1 .0 44 Notary Put~ - l I 9'............. 111111111111111111 lilli '111 lili 111111 Ill 'll'l lili lilli ......11"I,r" - VI , . 435589 09/18/1899 10,189 DEED RES DAVIS SILVI 4 of 4 R 20.00 0 0.00 N 0.00 PITKIN COUNTY CO County ofPitkin ) )SS State of Colorado ) The foregoing Modvication 0/Deed-Restrictions were approved and accepted by the Aspen Historical Society as the current owner of 333 WAst Bleeker, by and tbrough Boonie Murry 9:its president-elect and duly authorized agent this f 'day of September 1999. Witness my hand and official seal. Â£,i * 4/.â€¢ My Commission expires: Iv~ W<lcex:) *~ >t_-i- W L 1;5 ;f 4 Â· 1 1 <9: c. + Notary i~Â¢Le B.'.i y':. : Scare of Colorado M.4 '14,Â·,re;, n,r" County of Pitkin 1 The foregoing Modification of Deed Restrictions were approved and accepred ByÂ·Â·tlze~- Aspen Historical Society as the current owner of 333 West Bleeker, by and through T. Rick Newton, President. Witness my hand and official seal 1 5.Lic* my commission expires Notary Aiblic ; ./ 1:: .4 *"884*2002 60Â¥ East Hopkirm f*< NOTAR~ ~; * r Ampli Cbtorado 81811 W :. â€¢u.uc 1 ' ...4>'. 0:\Riggs\Deed-Mod.002 Page 4 of 4 7,261<6~~tr-*. ASPEN HISTORICAL SOCIETY 620 W. BLEEKER ASPEN, CO 8161] Received Time Sep.28. 10:20AM 0*13 91 L<f-- â€¢1424441'. " 44 .- /- \ . -13-=-2-:3 \.Â« \1 \ Â«<924Â«2* \ Q652 / lAi ) )liN 1 3 /0 0--- 0% 9 444.3. \Â«4- lor 1 ~ 7 4=~ELE / / ' \\11 9//tr. Cir- _j \E-17Â· emetj ri, 1 --2 <.1 / CZEÂ»<22---1 -40.}1 -/2.- 1 N O r-~__._ f....1 Qu~ \b }j u \A -A O 72::.ti-.ilf:~rutril-- 1 .1 -_Il.-*- . .-4.6. A N v.- e --- - *.*-*1Â·-D----7_L------- ~ 72,~94_- . P~:*1143'1. \10' 1 1 . 4 1 2% 11.-=*4 X.A. ,/\ 'Â· (814 7907) 1 \ (LE) i '=74Â¤:4(.Â· a i-9 P %21-0-0Â·4-% 7~fi~01,4-2 //,Powbn.oven, \ C h ) / , 1 /; Â«1 0 0\ \ , Yk 4 0\ <23~~~~~ff~6~~ -1 ,,Tunned S fril~g g )/4 \ 9 0 p ~\\NUL_-/L- r c C.. ---1 , 3.-J .6-1. ~m--.... ~tuf~~~' - 8 . 11Â« 1\ 4 0 / .Ch .- / --na-2 .. ( .C,J -5> . /' 013 1 ~0 \ 1 1 \r J 333 W. Bleeker St. 3 -*. -- AGpen, CO 91-0-4 7-- - 'Â· Â·. I . Ck.O{(- . 611. hfi\I' . -/L - USGS Aspen Quad map Scale: 1:24 000 (enlarged) (4/ANREX\\4 , V\\4.06?FlpÂ·Nklfutivi::~~ fsÂ©2.r 1/ 94 < +14 L c -1--, 1 1 3\ tt ' -64%09&16 1 \ 671 n j<â€¢ -~fit-~-_- <5 // U 1 g-rp \ /j__littÂ» >44- ---+ 1 2-EL- 0/luE--%2:J~p,v)4/ /4 //1 6 /)/7/1/(/L//9,>2,49d,0,61Â·fok.S\%\\I,i\'.36* 2220Â« 80 ~,3'1._uzE*pÂ·.2 -3-1-=21> _-0.--_--, 9 7/*OvEMENT SURVEY SECTION 12 TOWNSHIP 10 SOUTH RANGE 85 WEST OF THE ScxTH PRINCiP,L MERIDIAN FOUND CTY OF ASPEN LOTS A B. & C 9959 BLOCK CORNER ~ MONUMENT SW LY CORNE P BLOCK 43 OREG,NAL ASPEN I TOWNSITE BLOCK 44 BLEEKER STREET 74 78 41047 OF ~ *4> 1 y 92 ORIGINAL ASPEN TOWNSITE 333 WEST BLEEKER STREET ASPEN PITKâ€ž+ COUNTY COLORADO 84Â¢R . CURS iÂ¥Â«E .C "59 b FOUND Crer Or ; 4,6,5 OF ASPEN CORNER 44 OR}GIN*t TOWNS, TE tOCATION ji '30 , NOTES 1 : 3 7 PLAT IMAP 1 PRINT 5140~16 SURVEVOR S &1GNAIURE AND SEAL MAY CONIAIN I AN OR)6!NAL PLAT MAP PRINT PREPARED AS A ICTORIAL REPORT Of SURVEY BEARS . 09 " .Py '4 AN CR IGI NAL NNIK, SIGNATURE Â»iD SURVE YOG S SEA: REPRODUCT,ON COPIES 01> A 0 90 00 43),4 :4..4* 2 130, 49 4%4 & le FRAUDULENT INCORRECT ERRONEOUS DA MI SLEAD iNC INFORMATION POSSESSION 0 0.9 . IF SUCH REPRODUCT ION COP I ES Â»ID IHE USE OF THE JNFORMATi ON THEREON IS LOT A 6 9/0 Â»49 UNAUIHORi ZED Br SURVEYOR DOCUMENTS PREPARED BY 5UR,EÂ¥OR AND WITHOUT 4 1 3>i ..1 .2/ *000 rENCE APIN/'ile.5 ,â€¢OPE.' . '4 <242 'y: SIGNATURE AND SEAL ARE TO IE v EWED AS PREL!MINARY WITH ALL INFORMATION SHOWN SUBJECT TO CHANGE 11 . 1 430 1 009' 4)490 6 2 THE BA515 OF BEARINGS FOR 406 IMPROVEhIENT SURVer IS THE RECORD BURING OF 46? 3,2 20â‚¬, 1 1 - . 40/ LOT B il HCUSE_232.23 * NORTH. 1â€¢Â·50 49 EIT BETÂ¥,EEN FOUND !959 Cl fr IF ASPEN CHICiAL /./IEN~5 fl/2 GALIANIZED PIPE W:TH AN X' ON THE PIPE CAP Â·tHE biloMMENTS USED FOR --f. THIS IMPROVEâ€¢EIT SURVEY ARE FOUND AT THE NORTHWE,TERLY CORNER OF BLOCK 41 1 1 4 0 -0 AND THE SOUTH\NESTERLY CORNER OF ELOCI~ 43 BITH IN THE oRIGINAL /5PEN 8 TOWNSITE THE BASIS OF LOCATION WAS THE FOUND C I TY MONUMENT AT THE NORTHIEVERC, BLOCK CORNER OF SAID BLOCK .4 1 2 LOT C 3 SURVEY RELIED ON THE TITLE INSURANCE COI#,TIENT FROM PITY. IN COUNT, TITLE. 9 410 CASE NO Flllâ€¢165 FOR WORMAtiON REGA#DiNG ENCUMBRANCES OF EASE.ME.Nl S ANC) RIGHt-Of-Uf ON RE PROPERTN i: 2..:'-LLrit LOT D 4 NO AlTEMPT WAS MADE BY SUIVETOR AS PART OF THI S IMPROVEMENT SURVEY le OBTA,M OR SNOW DATA CONCERNING EXISTENCE SLZE DEPTH COND IT' ON CAPACIT i f il OR LOCATION OF AN< UTILITY OR SERVICE FACILITY FOR IHIS PIC/EPTÂ¥ FOR iNFORMAT ON REGARDING THESE 1.Ir=lilliE OR FACILIT IES PLEASE CONTACT TIE . 1 e APPROPRIATE: AGE NCE> 2 'TORr 11 3 HOUSE 2- 5 TH.6 FROPERÂ»; ir LOCATE'r ON THE f :7 KIN COUNTY COLORADO A- INCCRPORATED 4-I- ITHi N ME CONE (.]R /; 1,Â·iÂ£ AREA 0.1:Â·IDE TA[ 52' rEAR Loot F.Aâ€¢N A,QE/5 NATIONAL FLOOD INSURANCE PROGRAI, FLOOD ,NSURANCE RATF MAI DAiED JUNE â€¢1 1987 COMMUNITYPAN . NUMBEX 0809? 00 701 0 THE PROPE#f' 16 I ge f . e rÂ« 40 4 FIERE i E 4 POSS & t. EfICROACHMENT 9 Â¥ 1,4â‚¬ 0/,4,80[ iNT,i Inf At LE. rHI ; 'FA~~~ *t -A~i, El//ACHMENT 1% ADPH/,l"ILL, .wo Â·2 1/HE, ; HE WOOD FEN.CE AR,Â»,0~1 3!* 14 1 f 2 PROPER!, 10,AÂ¥ ENCRIA:-1- THE PUBLIC RIGHT-of v),n 84 A 01-'AC,TER TO ONE HALF :IC" 1 N 'LACE 4 7 ALL BEAR,â€¢45 AND DISTANCES rOR THIS IMPQOVEÂ»ENT SURVE. WERE TAr.EN FRUM '-RE WOOD - , i FINE : I !959 IFI 'C,AL HIP FOR THE U b OF ASPEN AS RECORDED IN IHE OFFICE Of THE FIFK/N ./.1, ../8. AND RECORDER ~ ~~ 8 THIS PROP'll<h Hâ€¢5 A CALCU.ATED LOT AREA OF 9000 9.QUARE FEET MORE OF> ~E.' [ i 4 1 -/ .=~~El. f "RAGE KI i j /3 7-~ %\ r # Ce-, <actinÂ« 93 1 A -7Â«t- Ce.6 f . A f,Irt / .,4- / 91 e.>-- :> . 49... Â¢0 ..44% 0 '0 20 /206 E./. APP*Â©>Il.'FÂ· 0, I SCALE 0 3ff ALLEY BLOCK 44 30 39Â· 4'GA,7 SET 8Â· - ROD WITH YELLOW LASTIC CAP 41*RKED BUETTNER S,EEC . ./EW CORI) MONUMENT 13166 *C I 0/ SURVEYOR 3 CERTIF ICATE TRUE 44; SO 49 * a s L.CUIS H BUCTNER Â£ REG VERED LAND -l;RVEYOR iN 416 STAAE OF COLOAADÂ¢ DI HEREBY CONF IRM THAT THI S IMPROVEMENI' SURVE) F' AT .AS RAD,Â· f RQU FiELD NOUE, OF A SURVD Of let ABOVE DES,CAND PROPERIT MALE. er M,5.ELF OR .INCÂ·[R UY C,RET RESPONS Blm SUPERVISION AND CHECKING CHE MONUMENTATiON >HOWN HERE. ON Fn; 41Â£ PROPERI) CORNER, WAA JOIND OR SEI DURING 10Â·i SURVE ALL DIMENSIONS AND CEUILS SHOIN Â·Â·-r'-A'Â· 0- .'Â·rÂ»C[ 73 THE RE-ST OF MY KNOWLEDGE RECEIVED , 1999 SURVEY FILING CERI:F CITE -ny, 44 :. : 'Aw; ..2 GATE' -#'*6 -7----No J L u 2 4 DEPOSITED TH,4 23_ DAY oF 5/'es"ue 499.2' Al CEZZ Â£11 IN SURIEY -44. Ava A M , C..... tr 'LE PITKIN COUNTY Lep SURve PLATS/R,GHT-OF-WAY SURVEYS AT PAGE ":_ .rt, p- ,â€¢.4 NV~BER +54'997 N01â‚¬E * 0 TO ..ORADO Lâ€¢~ ~OU Â¥UW C..NCE Â»rf LEOAL .... D./ .i I. DEFECT / T.. .... .... ... Â¥//1 '0./ I BUET'IER WiNEâ„¢G 00Â·10 $ * *I> *CU -=REC> SUCW {*VEÂ¢T Â»4 4?7 EVENI -Y ANÂ¥ BASAO COLORAOD 8,Wâ€¢ ACTION .SED .. My DEFECT N 10 ..EY BE Â¢..le WORE .........0. 4/ D.lE OF '. c...FC:/1// 9â€¢0â€¢N K.. 970Â·*7Â·}U rHIRD STREET 4 b 76 38 11'G,'r ... E '00 00 * FENCE ma - . m n PROPOSED REAR YARD SETBACK - NER ASPHALT DRIVE,NAY - - ED<ISTINS Â«ltv SKYLIGHT P O EXISTING Mary A. Axjian CARRIAGE HOUSE Architects, P.C. 1= L---,1 50 River Oah Lane U Basalt, Co. 81621 +1---141- (970)0927-7656 1 \ 11 1-1 0 -------------- L-t\\ 51Â«-R 11 ISSUE: r-7 r-7 10.0.CONG-TUAL, 12-~-9'1 1 1 1 1 -r' 12:12 1 1 1 12:12 1 1 EXISTINe eRAVEL % 1 - NEFY LISHT)â‚¬LL ~ @:% r AREA TO L-2 1 FLAT PECK 4- P\\\1 ~ 1 1 -----------------LI 1 NEVV e: 12 SKIRT ROOF LINE OF ROOF +O BE REMOVED ~ | 0 0/0 i-= 0 . - = ==j=# - NE,1 LISHT,ELL . / //11 1 1 NEW STONE TERRAGE ~ I n h I - '4, "-EXISTING a: 12 1~-DF 1 El EXISITNe FENCE TO BE ~ ~ REPAIRED AS REQUIRED - EXISTINS MAIN |HOUSE Â· - PROPOSED LIGHT~ELL 1 1 Un Z 92:TBMK - 10'-o" SETBACK | | 1 1 OZ O 1 1 1 lf) 1 li uz 5 1 0(U J 1 1 - â€¢NOTE: ALL EXISTING TREES .a ON SITE TO REMAIN SOME SITE FEATURES NOT SHOP,N 9 A fÂ«Â«f- 1 - lf-) 1- 1 1 1 1 1 1 4 1 1 NEW FENCE TO REPLACE ~ EXISTINe 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 --.-I.=----.I----------Il---\ 1 - - - -1- -il - ill -il - L -I'~-7-| 1 PROJECT: O U RIGGS RESIPENCE ADDITION AND REMOPEL 1 1 1 . DESCRIFrION: EXISTING~ BRICÂ·K MAL.KP4~Â¥ TO REMAIN SITE ANC> ROOF PLAN 1 1 C,1 0 SHEET: 1 1 i Ll.1 El O 13aOHAI 313>133-19 12= -In . 1 1 I.-. - 1 1 1-1 0 | 1 Mary A Avjian F40[0 Â»--3 6 H y AIX>MON,~L | 50 River Oak~ Lane 1 1 Architects, P.C. 1 1-- PROVIpe s/to"ne + MEGH/STORAGE | - Basalt. Co. 81621 (970>927-7656 r q ISSUE: MEDIA - *PG GONCeTUAL..12-22-1. LISHITC.1- LlaHâ„¢e.L LIMPE BS,ess i . L.AppeR AT BEDROOM - ' LI,â€¢mâ€¢98.1 mi .1 1 1 L 1.H* Or MOUOATION 1 111 1 1 0 1 1 Z 1 1 U O 1 0 ZM O STÂ©le P//INPATION ill ZIll K 194.L- /00 0*+GENS AS EX kes,1. W OM -3 1 1 jil 0 1- lii ~ 1 22 - Ill 1 8 8& 4 1 1 1 i R W 1 1 1 1 1 1 1 1 1 1 1 1 L-- 1 1 U O 1 1 PROJECT: 1 1 R1565 RESIDENCE ADDITION AND REMODEL 1 1 1 F--- LOPPER FLOOR PLAN DESCRIPTION: 1 1 1 1 U O SHEET /Th LOPIR LEVEL FLOOR PLAN L---------J 12.1 U u 13(Ohl3hl 1-1 0 4....1 L 011 . . GARRI~62 HOUSE Mary A. Avjian Architects, P.C. 50 River Oaks Lane -f Basalt, Co. 81621 1 -1 (970)927-7656 1 & 7 1-1 0 t=== ISSUE:. . . . . . 1.6 6014Â£.TUAL, 12-22-41.1 / 614/4771/1.L 4- ,Â»U.Ge/UrrILITii slm. .*Te I Iâ€¢ FAMILY 1. CH AMP MFOOrs TO .OF= IL --7 1/ 0 1 I iLl -----------===E 0 1 Z DINING L-*11~70 UO IL'.â€¢,20 - 1 aan b ZK o m iii <Â£ 2 2 KITCHEN LS:i . ---2 -CXISTINÂ» VINDIVO TO 12 023 teÂ·{AIN M) 11-1 ZILI % - PeN 9441 MY,J _ 1------4-1 ACCeSS HATCH m k- S ~ r-T--3.-='.".P// ALL TO ! N Â¢ 17,61 11 0 6 W K _AISTÂ©De LIVING ROOMI *2 0M - 9-.--*. A ,&.i:k 1 - Mmk*TiON orâ€¢ / \ MINDOrt TO le MXED 1 61.e~ \ LLÂ« 0 0 PROJECT: RleSS RESIDENCE LIBRARY' 11 3/-1 I ADDITION AND REMODEL DESCRLFTION I MAIN LEVEL FLOOR PLAN 0 U SHEET: ~ MAIN LEVEL FLOOR PLAN ( *2.2 1 SOALE, 1/4'â€¢1'-0' 1 1 I 0 u 13COINE'hi 1Â£1 rl n L 1, 0 '11 GARR].Ade HOUSE Mary A. Avjian - - f- - 6 Architects, P.C. .-7- 50 River Oaks Lane Bagalt, Co. 81621 HIS BATH ~ h -1 (970)927Â·7656 1 - 1 -r= r 0 0 1 ISSUE: T I Â©tsr A:41 ' - - J MASTER BEDROOM 1 -1 U.HT,eLL 1 I h '- ' - LI-IT)â€¢ELL ~Â».R-â€ž*WilLI 1- 071 -ATE â‚¬R BAT - A 1-6-1-: - uf/--It -~3f )'/ FAMILY - EXISTI- MALL- ce/m#W PORCH ANC> r~~CorIS TO 1 0 0 0 '~ZZ â‚¬ ZIZE EE.EE L le - < < --7 I ill =======----===E 1 Z DINING - EXIDTINI LL To U 0 EXISTINI WI+OOM TO ~: MEM-ACED -- ~ OM L' REMAIN frrp) 0 Z M O KITO+EN 3 <[ E W he' 94ALL- EXTIOR - 0/8 -j -EX]*Tl}Â·- ~~040 TO 11.-1 Z w K MINISh TO MATCH EXISTIND - = -MAIN (rrl'.) MaOCATE NO 1 92 2 me./.e 1_ ___ 31<*:-M-- PON VIALL (77/4 EXISTIN, POOR 1-----~~ ACC288 ..TCH A 1- G O X- Ill - EXISTIN, MALL TO Â¢147 Z 2 H# r n L, 1.,Â·U. T 1 431 W r-- 1-1 M.*asTÂ©he LIVINe ROOM -3-'AE - I -:1- ---1,- - -T 1 - 1.."< PORTION - 1 ,â€¢u.>c,04 To BE MIXED 4/ i ~ 3 +0- 1, U PROJECT: Stâ„¢r 1 R!665 RESIDENCE ADDITION AND REMODEL DESCnFI'ION: MAIN LEVEL FLOOR PLAN U U SHEET: ~ MAIN LEVEL FLOOR PLAN \23/ eCALE, 1/4..1-0. 1 1 . 112.2 LI LI 13(IOINEht O 0 r----3 c....1 c.-z--n- 7 Mia 3 r--- -1-1 RE------------VII 0 0 Il Maa A. AWian Architects, P.C. 9Â« / NE g 50 River Oak: Lane E--3 Basilt, Co. 81621 (970)Â·927-7656 Kl\\F//1 -1-1 O 9 AC-==Â» C Z Z 2 3 022_ 2 ISSUE: 1-f CONÂ¢-â€¢111AL, 12-22-1111 1 1 1 / EXISTâ„¢e BlerLISIÂ·fr TO 1 1 1 Re.,AIN 1 1 d//\> 11 1 Omic 1 I L_-3 1 4 ..... 1 1 1 1 ------4 1 6Â»2 0/ EXISTIN) MOOM TO 82 -~ Re.'CME> 1LI UNE Or MALL BELOM 0 0 0 F<7*-r-& = ==Pe *~SH %*-AU. * O MEGI,11. - ,25â€¢1 Elmele VINDOM IN EX}511NO OPENINI ~ CON. 1 /- \Will . F . 1 1 Â»11 1-1 O DE F~ Wple,wr LAJ ,*1 z Ill 0 - fyÂ© G Z K o rl BeOROOM PÂ«/// l/ 11 +CAP le'.Im 1 Â· Amc 1 1 1 *= 1 . eePROOM REMAIN (TY, 1 61 1119; EXISTINO )â€¢UKDOM To - <[U n 11-1 Z '11 E A 1- G 0 le,1 INAU- IX Oid 3 - EXIST-1- >NALL TO %34*~N - 0 77 E-1 me- 3 le(*JANGAL PUE C+44% 0 6 W i NI If Il, 6.14 143 -(L--1 A ...L cy <[ R c I BATH - t- LAI~DINe LA~*INIA# SPIRAL | -~r--- FL . ' __JI---~ 'FO===" 11 1 pv k .31 11 It /---.t.râ„¢r- I ~f r--4 1 11-'Irf~- -71---t i U--11 Â· u U - ArnÂ© 11 PROJECT: 1 i R1665 RESIDENCE ADDITION AND REMODEL 11 11 11 BEDROOM 11 - - - -=LI DESCRIFTION UPPER LEVEL FLOOR PL,41 0 11 ~ 1 lilli ~ SHEET: b U 11 1-1 /7\ Al-no PLAN | ~ rih U.PER LEVS. FLOOR PL- ,L *25 SCALE, V4'- 1'-0' IL====Ul .1 ' . 0 ME,/ SCALE, 1/4'-1-0 A2.3 1 -- 1 LI U , 1,60.INW - 14Â»1 Mel>â€¢l- 1941,INe - 14 ek' el"Pr Ew P 1,114& OF P*14 Ii!11!zilit '11Â®ii'I 1,Â·. lit i /:'- IN; i: -tiht 8*' GAAMP'66 1-wl,146- Â»Fer 871, t:*Be 129 Ovel'Haâ€¢Â·p ~2712 . / - HeM Yfee Bagâ€¢Fi -, 1- Pele.el-Pir- M E-Pu 1941,1 Ne 5%1â‚¬114# F,1~>H - L i--- -- - --_____122_ILLE 32=21.- kL= 1~.42 17- _2--f ILL_ =LV-A.~T 122--UrN. . .--_ F'~ 7 Ul/23 M f,~~iI~af-f_IFJ roposed additions and renovations to: c3_3WE_SI=B_L-E-E_K-E_inascoiggd -- 221=:,Mi:â€¢C:"P,=r.. 1199 2 -J) ... . - - N r*4 P~002 k'41 ME)%4 1 - HEÂ»1 Flae~14 CzeFe _- ht@H .eri rr 190 F Â«lili 11 - 1 + 1(.1 - - -1--- ! - HEMNÂ· Mâ€¢Â«refÂ· peRtoM 9 4924% FÂ»f p 1-WB' %, a A rle e-u T $1 86-8 4 +44+T 1- '4 - 4 -rwr=Y l,FIJ = 1 L= 11 ,r~osed addidons and renovations to: Eli_WEST_likEykXEB~*Â»___ - - - FIE __--2-2IJ.-_177-1137#Q=MP*1- 171Â°19 Colorado & . 5794:11 He rta,%â‚¬ 88*4 HBC>WIN:244 $ ier irle Obe.1,8 9 - BWEe *Brarie -3 ble01 0 mÂ¢*D meNCH R25 146Â·H alrvort/Pe vy lâ€¢'980 P:27Â¥P Ho'21 :D, PtoP *IArie NE+11,1Â®PrT~el.L _2-GE,---Tulhz=ElihILL=Enl~1=lI-ElLL-3--Le,~4-29lk~~~- --- ,roposed additions and renovations to: - __21_222. _t~ 53-1.-*ClS-S_T=B_L=EliK-E_inAERmgglgrad. \48*1 I exidMi rldr 1 - /l - . 1 / - 0900 Ne reveGÂ·_ He+4 FPMâ‚¬'1+ 1 i I -1 - i 1 ; 1 1 1 1 N 0 7- 7 H m 1-. ts.v Â»Â·7 1 - N 0 4 -r W ro Â¥ 1/ell = 1 1-Oil I 3 imposed additions and renovations to: 12 t'=c:â€¢C:Mr,1=:r,m ]999 1 ;'3 3 WEST BLEEKE R, inispen.Colo=do--- _ 1-1 0 11- --- //: 9- --Ex 7 13 41 111 Mary A. Alian Architects, P.C. 0111**70.1 TO fÂ» .Hi , 1% , - 11 fl 50 River OakE Lane L Built, Co. 81621 ,24'Lic,Ck P ./7 (970)0927-7656 *4,613 1% Mel'*DP , ff r 0 0 11 1 ISSUE: .... i // - 1." 1 HFC.CONS/yoTUAL. 12-2244 '. il ji 4 3# 1 L.==1=11- %. 1 3- 9. 1 1 -1 8 0--JEL 11-1 n - 0 I 0 1 4~1-1 O i Z Bhlen 14* FOUTM BL,EVÂ»T ION LU A , 1 iii <[ E 2 Ch ZK O - \Â£/ 1- 11.1 Zill % /76% Ul k- M o I 11 1 0 Mwi 11 1 /7---Ar U --- + , ~ T -5 o m 12 11 -- L_-4 \ill DL <[ E W -lrr 7 13 11 y #94 + 1 1 ~~-k--7~~1 - ~. I k HIP+00~ To Â©6 KervIA"ep ~t Sepliftp -01*-,1, F -1 - - r===.L R,01'* To Be Meap 4 FF Fo,6,59 / PROJECT: LI U RleeS RESIDENCE lit ADDITION ANIP REMOPEL t 1 DESCRIPTION: -J I'| , a ~ EXISTING A-.EVAT10,IS 1 i' 1 r -1- - 1.1. 11 U , ~ i SHEET: r,44:'TIP'& FH+MT Pla64-noN 11:1.1 U u 11_ 4) MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 221 E. Main Street- Conceptual review- PUBLIC HEARING DATE: January 12, 2000 SUMMARY: This property is a locally designated landmark and is in the Main Street Historic District. The applicant requests HPC approval to add a conservatory where an outdoor seating area currently exists, to add an elevator at the back of the building, and to slightly reconfigure an existing staircase to function with the landing for the elevator. In total, approximately 440 square feet is being added to the building, making the application signficant development, with a conceptual and final review. APPLICANT: Katherine Thalberg, represented by Katalin Domoszlay, architect. LOCATION: 221 E. Main Street, Lots D and E, Block 74, City and Townsite of Aspen. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all ofthe following standards (Section 26.415.010.C.5) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(21 for detached accessory dwelling units. 1 Response: The proposal affects non-historic construction at the back of the building. It will not be visible from Main Street, will expand the seating area for the restaurant, and will provide access to the second floor for the disabled. Staff has no concerns with the proposal. The conservatory is somewhat ornate with the arched window pattern, but this portion of the building is already fairly decorative from previous remodels. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Most of the original homes along Main Street have been adapted to commercial use. The remodel provides additional space for year round use and will not affect the character of the 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 adjacent parcels. Response: The proposed development does not detract from the historic significance of the building, which is an example of an 1890's Victorian residence. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: There have been substantial alterations to the original building with a new addition and second story towards the back, and alterations to the detailing of the house. The new proposal does not affect the architectural character of this structure, is not directly attached to any original portions of the building, and will not be visible from the street. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to final review. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. 2 RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that HPC grant conceptual approval for 221 E. Main Street, as presented on January 12,2000, with the following conditions: 1. All representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval. Exhibits: Resolution No. , Series of 2000 A. Staff memo dated January 12, 2000 B. Application. 3 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT FOR 221 E. MAIN STREET, LOTS D AND E, BLOCK 74, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID NO. 2737-073-28-002 RESOLUTION NO. -, SERIES OF 2000 WHEREAS, the applicant, Katherine Thalberg, represented by Katalin Domoszlay, has requested conceptual design approval for the property at 221 E. Main Street, Lots D and E, Block 74, City and Townsite ofAspen. The project involves adding a conservatory and elevator to the rear of the building; 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 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 0 WHEREAS, Amy Guthrie, in her staff report dated January 12, 2000, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at their regular meeting on January 12, 2000, 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 review standards are met and HPC grants conceptual design approval for 221 E. Main Street, Lots D and E, Block 74, City and Townsite of Aspen, as presented at the January 12,2000 meeting, as follows: 1. All representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval. APPROVED BY THE COMMISSION at its regular meeting on the 12th day of January, 2000. 0 Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: 0 Kathy Strickland, Chief Deputy Clerk ATTACHMENT 1 LAND USE APPUCATTON FORM 1. Pmjeename Exr,-0 Aâ‚¬- Â»00Â¤-sâ‚¬-u-~le. A~= 8/s,g. o 2. Project location 22/ a . MABL st 44, PEN Co . 2/6/1 (indicate street address, lot and biock number or metes ana counts description) 3. Present zoning Orr/279/Â«wAA c 4. Lot size 17 LE- 5. Applicanfs name, address and phone number /16 - j:/07;64,2/Ar- 7*AL- 4-Fâ‚¬r 1-2-I Bist MA/N 97-; Aâ‚¬PEW W . 8 /6 # 99Â·0 - Â©\15-- 7492 6. Representative's name, address, and phone number %4746-//4 .00/4 â€¢St~, r FO.Box 1235- Aspe,4 00,816!2 990 - 9 25-- 8 G 12/ 7. Type of applicaticn (cneck all that apply): Conditional Use _ Ccnceptual SPA ~< Conceptual HPC Sceciai Review Final SPA . Final HPC 8040 Greenline Ccncectual PUD Minor HPC Stream Margin Finai PUD Relccation HPC Subdivision Text/Map Amend. Historic Lanamarx GMQS allorment -GMQS exerncticn Demo/Partial Demo View Plane Condcminicmizaticn Design Review Lct Split/Lot Line Appeal Committee - Adjustment 8. Description of existing uses (number and type of existing structures, accrcximate sq. ft., number of bedrooms. any previcus approvais granted to the property) 600Â».relce* AN D lbEr 7-AtÂ«-AN / 8/nr/2.-0 U,og-Â¥A-AS 9. Description of development application <,ve, 059â€¢â‚¬ of 7-wâ‚¬ 5*(177NCT GYNDâ‚¬-CK- TWAT- 15 0,4 T+IE- GE-â‚¬.Â»Mo FCÂ·,0Â£-1 FAc-,HOr TWâ‚¬ 42-46Â¥ 5/De W /TH A W,C-70 0,/-4 <TYLE 0,4-ASS CoUSEEYâ€¢rogY. ALSâ€¢ ADP/,/4-*-SMALL Eten/Arâ€¢,2- trff#,r SAC.K. AND EN C ..SW 11â‚¬~ op ex,tn,46, 84*,6 W.Y g rT w KEN 10'77#rEN AN.D p.770 Fuâ€¢r PAÂ·W tr- S F rHf 84*L D'"67 efLA- -pr C.1...,~re wre, r#+5- tÂ«Câ‚¬PRON oP r*tr Poon#4 g F r*â‚¬_ 3MALA- r-K G GrlÂ·4E-YAi-OA-- Â· 10. Have you ccmpleted and attached the following? T Attachment 1 - Land use application form k Attachment 2- Dimensional requirements form . A Response to Attachment 3 X Response to Attachments 4 and 5 11111111 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant VAT**ANE- TH*L~BE-Uâ€¢r Address: 22/ 5. M 4 (,4 267-- A#rEA Co. 2/G /1 . Zone district . 3 (AS / N A ) HI Â£ 70.14 C Lot size: 5541 Existing FAR: 45.3- G.92 Alicwable FAR: 05 3 z- Prcposed FAR: 4 990. 4 2 Existing netleasable (commercal): tilllÂ· G SP Proposed net leasable (commercial): Existing % of site coverage: 451404 Prcposed % of site coverage: 45 g >c Existing % of open space: 54 6 Praccsed % of cpen space: r+. Z. Existing maximum heignE P'incical bidc: 2 5Â£ Accescr/tide: P=ccsed max. height: Prtncical ticic: 25=. Accesscr, bite: P-ceased % of demoliticm: 0 Existing number cf bedrccms: B/4 NOR Preccsed number of becrcoms: N/4 NON Exisring ort-site carKing spaces: 7 Crl-site pal*ing spaces required: /9/4 Cl )- Serbacks C+AN Wâ‚¬- Exisring: Minimum required: Prcocsed: Frant: /O FrcrIC /O Frcnt /0 Rear: 2-0 Rear: Rear: 20 Comcined Â· Combined Cambined Frcrit/rear: 3 0 Front/rear. 30 Frant/rear: 30 Side: 3- Side: 5- Sice: r S ide: 9- Side: r- Side: 9- Cambined Combined Combined S ices: /2 -- Sides: do Sides: fz- Existing nanccnfcrmities or er=cachments: /Vâ‚¬W Variaticrls requested: NOR (HPC has the ability to vary the following requirements: setbacks, distance between buildings. FAR bonus of up to 500 sql site coverage vatiance up to 556, height variations underthe cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zcne districts) Â· 'ellm* 1Â·3,1. 4 O U S WEST 1998 ~ 1 Â© US WEST 1998 peu M/-ect A//r //3 0 - Aspen St,lit Guldi 14 vivl - Al.Av U Aine O, rk Aspen Alta Vista Dr.. , 7 . , Atirâ€¢ ln. - 13\ 19 ~ '< ~ . Ardmore Ct. Dr. 1 East ... 4, ., AEver, St..~...... Â·Â·G~ i . ~ 14, ' Â·.370,> .- Â£~17 44-Â·l . ) Barnard Park Cl . I O Asr}en Alps Pl .... 251~ ~ ~444 4 Z A , y %9 .- r , Â»h .$1 '1 -\4 Â» Berlnett Bench Ct, PI, Rd. ,- F b . 4,. 1 ,# ' Bay St......_ _. __... 1 % Night hawk or n 12 + t ~ 9 .4.j }9,1 9,3 Fig f..EF 0, ~ '46>1 ... '. 6 21 9,1 e:/4040 Bleeke,St.... ......6 E.Bleeke, St . ..G-H 2 \40... C U ) ~4 .40441,69~ Ad ~,tcÂ°>j ~$ - ~>i~ , 1 Brown ln.... Z i Â®"445,-. j /Aio~ntmin View D,1~4~.1 1Â· 900'44 / ~) ~4-12' ~eos Rd , Bluebonnet Tr... k 7 i Magnffico Rd l $40# d 35'f 'Â· creek 1~ Brack Birch Dr. 1.- -/ ~ BU,1.4" ' pily 4 \ 41 .4 3 Bunny B,......... E Not all F.At maÂ¥ 6 *Imien ni :intned .4 mr,p Castle Creek Dr . 0 , \ Snd,~Bunny Cf i sierâ‚¬rk \ tic,r'I GAi~1~- t 0 or hitrd t. inrft pi,de. Snine inâ€¢,15 may IW Castle Cfeek Rd. .G-J I Hunler 0 . C te'b - 42 , I } 0 49.- '. 608 f & prirn,c, p,Â°t.,rel. or unke, (oilitrwrtion. Centennial Ci,... .....1 ~ Chatlietd Rd. Circuit Av ...... f Aspen Inslitute . Hulf , Cleveland St. ....1 1 ' 12 '* Rd j Ros,Ing h Cooper Av ........... ..H 1 nt'RÂ¢?17 A 3 4 , i ~ Collorwood Cir , 1 Cottorlwoort t. . .r ~ i \1 L J l! C <fo f 111 36 11 1 1 ~.< c ~3 Tent ~ . Wood Duckln ..4 }R , i Music T . , .g. 9 . 1 Crystal latte Rd . Dalest. dy 42 0 9 I 4 r . . - f / ; Dean St .-... .. / GO/esp/es#' F i; M:Im \ 3 ) ' 0 Â¥ I Doolittfe Cif, Di. H; I 47 73- -0 " 'A-6 1 1 ) 4~uitol '1~,~- .M'' ~.1 (-4:/- -i --0#0 St i-' C DINW DY. + .El 1 '' Golf Course -94 43 (,t,-3/ 7 /sm#4'4'.6 1~&- 4 -* , i Â· ' LA E~ * Eastwood or... ... 1 ~ VIne s/ ' ' Durant Av. H d + 4/ Â£ >/6, i i / 3 1 96 0, 3 0, 1_ Ni\ Francit St. ..G 3 1 0-J ./ \ 'e,0 ~ Free Silip, Ct... .GG 'NA +1 62:'4'1 ; 4 Fred t.n .......~,, ..1,6 $ A K t~ ~~"lueis,~ 1 -7 1 'fi Q#/4/-11 1-1:&<t .4,044 ' 9 f Gale.na St.....,. ........H 11Â· mouth Av A , 1 ID... . hinclk' 443. \-} 1 3 , il ., Gaimisch St.. .....G-H.4 rooAEreknd-'~- Â·-C -Â· ' 1 ..1 -,~ ~'P.Jet ~- IS/6 .S'SoufhAU 7, Luys, \40=4 & /4 / i i /} 'f -, 1 .\ Gibson Av. ...G H 5 Gilbert St .... â€žH Gilte.,pie St. .. F Saw Mill J ' 4 ~1 1.,ov,11= <f. 1 '- *' I j-~ 1 3Â·/44 -1-~Â· 1.--~1 *1- *Ibibrieg -, 'Â©.~/439(1 (r Hallam St......... ....GÂ·3 r-7 Grove 51.... . ,.....H Smuggler 41 1 W. 4 N , 4, 82 ;f * 2/ . f ~- --, ;)12Â¢:48,".Â·54~Mid/044Â£, 2 Heathpi ln . .GÂ·HÂ· 71 q Y frt,nrose-Pa~~<~~~~ ~~~ ~~ < , ~ ~Â· '-Â·-1- * Â·Â·Â·/ 64 :b Â¥Ri~ 4736 1<%*gri |' '.4.g :1 0,1 1 41â€¢Av I 615,--'.2 1 'Un, 4 Holder Dr.....,,. ........'.GÂ·I Hirion Hollow. ; Jt "rma~~4 3 N #F** '~2 Inn.,1.Le ) 10 , ~ Homettake Ot . .......,...E-; Hopkins Av. ...G-H-3.f ..~ r$, 04#Â£*I+.H 1-42 -i.i.f 11 '1 <-; J&,4 4<,l~ LiGr'FT re, 148 -2,<F / Hunler Creek Rd... , ,~k .134 S! 1.-. ll~..1<24/9,1 Juan St. .H 4 5 Rd Hunter 5t.............. ....HÂ·E *.. . 791~--1. 1 Aspen Hyman Av... GÂ·H-4-6 l ,. f ~ ~6#~"4~v 1 ki --- .â€ž... 2 7 C c j: d.%.7 .../ i J,IspeAjto.08 < + ticel Ct,ln.. ....HlÂ·67 King St..... Gilbert SPSI 't Â· 5- Co>WW L;ke Rd West Summit SI * 44, R e <%:. '' al '41!fâ€¢!râ€¢fl. lake Av, ...F.G.4 j #rksrur ln. ..H.7 *-9 .1- *- ~ Rl,.p< +4 (R'vi- /3.94$414'y.,fw~t 2 lauret Ln........ .H 2 gi â€¢spea Arrl A ) 1 :6.,44.. , ..'441 4 Â£* 2 f 1 Lone Pine Ad. ...G-5.6 Centehn/al ' ~ 0 .%,3 < 4, + 41 Lugine Dr,....... ....IJ 8 Nute pl ~ _ Magnifico Rd . ..........EÂ·4 % Maple Ln . .....GS .I < 901 1 Mein Sl.. ..GÂ·HÂ·3-5 1 rri- li DiÂ·, C:Zl~,~Di ..........F-1 ......H-23 I . f 0%1,1 1,182 .C . 1 - Maroon 0% Rd. ..G-H.1.2 Moscolt, b .. .....H-7 , 0\ ~CS Of ..G 46 . fil,6....../.- dillillr~fid ..H-17 H.1.7 m. M Ad'- Â«<39~7-9:1 1- ~E~REE 0 Explore Bookseller and Bistro: The property is described as Lots D, E, Block 74, City and Townsite ofAspen. Enclosure of the existing sundeck that is on the second floor, facing the alley side with a Victorian style glass Conservatory. Also adding a small elevator in the back for handicapped access and enclosure of the existing walkway between kitchen and patio. Re-proportioning the existing back staircase to accommodate a landing for the new elevator. The boundaries and general look of the existing staircase will not change. Footprint of the building will not change with the exception of the footprint of the small 5'x6' elevator. 0 0 \**Fer./.:lieS ' ~=.3--CON-k:Â·I. 0/: , 1-r-- 11 1 Â¥ 1 1 4 1 r 1 ,9 nac. - Â· Â·-.--Ul - - -* -v---'IÂ·~~2Z*9'1--I~w49~,Â»*4 1 *. 3 1 ax 167-1HA E-1 fs- pt le b.4 / 91 1 4 â€ž4 / 7 1 90.1,4 ' Or!2.Hgf I. â‚¬ 1- 1 r--p -44//t- _ _ _U////~2////////M 1- /1 - Eli j.0 1 i / /191 1- -- 11 *EN.* j-.F, 1 50-92 / Ng 1 1 4- . LJ j~ t~ ELE>4 9 1 7 1 1. ' 3 112*1-*.- 1 36. 1 ( 196=-- 71 -2 --0 3 1 WAY - 41 -I---i. *. 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