HomeMy WebLinkAboutagenda.hpc.20031119ASPEN HISTORIC PRESERVATION COMMISSION November 19, 2003 SPECIAL MEETING CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO NOON - SITE VISIT - Please visit 1295 Riverside Drive on your own if you haven't already been by. NOTE: The Nov. 26th HPC meeting has been cancelled due to Thanksgiving Holiday. 5:00 I. Roll call II. Approval of minutes III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring A. NONE VII. Staff comments: Certificates of No Negative Effect issued (Next resolution will be #22) VIII. OLD BUSINESS A. NONE IX. NEW BUSINESS A. 1295 Riverside Drive - Historic Designation, Historic Landmark Lot Split, Minor Review, and Variances - Public Hearing 6:00 B. Revisions to the "City of Aspen Historic Preservation Design Guidelines." Public Hearing X. WORK SESSION: A. NONE 7:00 XI. ADJOURN 1,
PROJECT MONITORING Jeffrey Halferty 428 E. Hyman (former Sportstalker Store) 213 W. Bleeker (Schelling) 101 E. Hallam (Gorman), with Neill 216 E. Hallam (Frost/Auger), with Mike 735 W. Bleeker (Marcus), with Teresa 922 W. Hallam 110 W. Main (Hotel Aspen) 118 E. Cooper (Little Red Ski Haus) 432 W. Francis - Minor Neill Hirst 434 E. Main (Hills) 409 E. Hyman (New York Pizza building) 205 S. Third 101 E. Hallam (Gorman), with Jeffrey 635 W. Bleeker 110 E. Bleeker Mike Hoffman 950 Matchless Drive (Becker) 216 E. Hallam (Frost/Auger), with Jeffrey 513 W. Smuggler (Harman) 633 W. Main (Dart) 920 W. Hallam (Guthrie) 640 N. Third 21 Meadows Road Valerie Alexander 216 E. Hallam (Frost) 533 W. Francis (Gibson) 232 W. Main (Christmas Inn) 114 Neale Ave. 304 W. Hallam - panabode Derek Skalko 135 W. Hopkins 302 E. Hopkins 501 W. Main Street (Christiania Lodge) 331 W. Bleeker 114 Neale Ave. 'arah Broughton
CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: HPC Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staff presentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion
0132 43 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer dAA THRU: Joyce Allgaier, Deputy Planning Director RE: 1295 Riverside Drive- Historic Designation, Historic Landmark Lot Split, Minor Development Review and Variances- Public Hearing DATE: November 19, 2003 SUMMARY: The subject property is ·not currently listed on the Aspen Inventory of Historic Landmark Sites and Structures, but proposed to be as part of this application. Historic Landmark Lot Split, Minor Review, and Variances are also requested. Staff finds that this project can meet the applicable review standards and comply with the design guidelines, however some minor aspects of the proposal require restudy, so a continuation is recommended. APPLICANT: Tony and Kathy Welgos, represented by Consortium Architects. PARCEL ID: 2737-181-17-019. ADDRESS: 1295 Riverside Drive, Lot 20, Riverside Subdivision, Aspen, Colorado. ZONING: R.-15, Moderate Density Residential. HISTORIC DESIGNATION 26.415.030B. Criteria. To be eligible for designation on the Aspen Inventory of Historic Landmark Sites and Structures, an individual building, site, structure or object or a collection of buildings, sites, structures or objects must have a demonstrated quality of significance. The significance of the property located at 1295 Riverside Drive will be evaluated according to the following criteria: 1. The property was constructed at least forty (40) years prior to the year in which the application for designation is being made and the property possesses sufficient integrity of location, setting, design, materials, workmanship, and association and is related to one or more of the following: 1
a. An event, pattern, or trend that has made a significant contribution to local, state, regional or national history, b. People whose specific contributions to local, state, regional or national history is deemed important and can be identified and documented, c. A physical design that embodies the distinctive characteristics of a type, period or method of construction, or represents the technical or aesthetic achievements of a recognized designer, craftsman or design philosophy that is deemed important. Staff Response: The Chalet style home at 1295 Riverside Drive was built in 1960. It was identified as having potential historic significance in the 2000 update of the Aspen Inventory. This is the first post-war era property to be reviewed for designation under the above criteria, which were created during the recent overhaul of our preservation ordinance. Staff has attached guidance from the National Park Service that will assist the board in making findings on the property. Bear in mind however, that 1295 Riverside Drive is being discussed for local landmark designation, not listing on the National Register of Historic Places. The property's integrity can be measured through the scoring system that HPC has developed. Over the last few months, Staff has completed site visits and an initial integrity assessment score for all of the remaining Chalet style buildings constructed during the local period of Significance, which has been identified as 1946 to the mid 1960's. A total of four residences (1295 Riverside, 827 E. Dean, 312 W. Hyman, 949 W. Smuggler) and five lodges (Mountain Chalet, 2 separate buildings at Skier's Chalet, Holland House, St. Moritz Lodge) have been surveyed. Only one of these properties, the older of the two structures at Skier's Chalet, is currently landmarked. In staff' s opinion, all of the Chalet buildings that remain are potentially worthy of designation, however it should be noted that only two, the newer structure at Skier's Chalet, and the residence at 949 W. Smuggler have not been altered in some way. The overall form of the 1960 house is preserved. An addition was constructed at the rear in the recent past. Were it reviewed under today's design guidelines, the board would undoubtedly prefer to see more separation between the original structure and the new construction, and perhaps more of a difference in the materials and detailing, however the addition is generally placed in the ideal location, does not overwhelm the original building in height, and is narrow so that the four corners of the original building are revealed. The only alterations to the 1960 house itself are related to the entry, the south fagade, and a skylight on the roof. Staffs integrity assessment for 1295 Riverside Drive is attached, and the conclusion is that the property warrants 86 out of 100 points, which is above the 75 point minimum requirement. With regard to the property's association with an event, person, or important design, staff refers HPC to the attached paper "Aspen's 20th Century Architecture: Chalet Style Buildings." This paper describes how the Chalet style was adopted for some buildings constructed in the early days of the local ski industry as a marketing tool, since the architecture harkened back to Europe and some of the more established resorts there. In addition, these buildings were familiar to many Europeans who moved here to start businesses after World War II. Lodges in particular 2
were built in the Chalet style, however owners of some single family residences and vacation homes also found it's mountain imagery appealing. Although relatively few of these buildings still exist in Aspen today, enough are known to have been constructed after World War II so as to define this as an important design trend in the town' s history. Staff finds that 1295 Riverside Drive helps to illustrate this trend and therefore meets "Criterion A." "Criterion B" can be difficult to apply for recent past properties because for the most part they are associated with persons who are living and who's contributions to history cannot be evaluated without bias. At present, staff does not have information that would support a finding that "Criterion B" is met. The historic context paper defines the distinctive characteristics that must be present in order to meet "Criterion C." They are: • A large singular roof form, generally low in slope, with the ridge running along the short dimension of the structure. This roof usually covers the entire structure without interruption. The eave of the roof usually comes down to a low plate height at the upper level of the structure. In some residential structures, the upper level only exists under the roof structure with no side walls. • Deep overhangs with the structure of the roof expressed on the underside, eaves and rakes decorated with cutouts and fretwork bargeboards. The peak is generally highlighted by a larger decorative element hanging downward. • The footprint of the building is usually rectangular with few deviations from that geometry as the structures go up. • Continuous porches running the circumference of the structure, or at least the length of the primary side. Decorative elements, usually two dimensional, such as balustrades of vertical boards spaced apart having cutouts providing both a positive and negative shape. Shapes are generally hearts, edelweiss, snowflakes, or other decorative themes from nature. The structures usually sit on a white stucco base, up to the second floor. This base may have vertical or battered walls. Openings in this area are generally minimal, with wood lintels. • Above the stuceo base, vertical siding extends to the roof line. The edge of the siding against the stucco base is usually decorative as well. Vertically staggering the siding creates a scalloped edge. At times, the floor structure extends through the wall with decorative ends engaging the stucco. • Windows are generally horizontally proportioned and are used sparingly. They are sliders or casements, with a center mullion. Shutters and flower boxes are used to decorate the window openings. These elements have similar detailing to the balustrades. Colors are restricted to the white of the stucco base, the dark brown of the wood walls, eaves, balustrades, etc. Bright colors are used sparingly to accent the eaves and balustrades and other decorative elements. Murals and painted decorative details are sometimes found on the stucco surface. 3
Staff finds that 1295 Riverside Drive exhibits all of these fundamental characteristics and meets "Criterion C." Because the property has met the integrity test, and meets two of the three designation criteria, staff recommends landmark status. HPC may recommend approval or disapproval of this aspect of the application, or a continuance to request additional information necessary to make a decision. The board may choose to accept the integrity analysis provided by staff or formulate its own rating for the property. The property must receive designation in order to be eligible for any of the approvals addressed in the remainder of this memo. HISTORIC LANDMARK LOT SPLIT In order to complete a Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D.) 26.480.030(A)(21, SUBDIVISION EXEMPTIONS, LOT SPLIT The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met: «) The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969. This restriction shall not apply to properties listed on the Aspen Inventory of Historic Landmark Sites and Structures; and Staff Finding: The property is part of a subdivision, however Historic Landmark Lot Splits are exempt from the criterion. b) No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(0. Staff Finding: This proposal will create one 5,734 square foot lot (which will contain the historic house), and one 4,146 square foot lot, each of which will meet or exceed the minimum 3,000 square foot lot size established for Historic Landmark Lot Splits. 4
I Council has recently adopted new benefits for historic properties, pursuant to Section 26.420 of the Municipal Code, which states that affordable housing mitigation will not be required for properties created through a historic landmark lot split. c) The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot split" exemption pursuant to Section 26.100.040(C)(1)(a); and Staff Finding: The land has not received a subdivision exemption or lot split exemption. d) A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the office of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. Staff Finding: The subdivision plat shall be a condition of approval. It must be reviewed by the Community Development Department for approval and recordation within 180 days of final land use action. e) Recordation. The subdivision exemption agreement and plat shall be recorded in ~ the office of the Pitkin County clerk and recorder. Failure on the part of the 1 applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat bythe City Council wilibe requiredforashowing of goodcause. Staff Finding: The subdivision exemption agreement shall be a condition of approval. D In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a tot split Staff Finding: The existing Chalet encroaches onto the new lot, which will be corrected. g) Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home. Staff Finding: The parcel currently contains a single family home. The proposal will add one new homesite. No more than two units in total can be created as part of this redevelopment. 5
26.480.030(A)(41 SUBDIVISION EXEMPTIONS, HISTORIC LANDMARK LOT SPLIT The split of a lot that is listed on the Aspen Inventory of Historic Landmark Sites and Structures for the development of one new single-family dwelling may receive a subdivision exemption if it meets the following standards: a. The original parcel shall be a minimum of six thousand (6,000) square feet in size and be located in the R-6, R-15, R-15A, RMF, or O zone district. Staff Finding: The subject parcel is 9,880 square feet and is located in the R-15 Zone District. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. Staff Finding: The maximum floor area for the original parcel, containing a historical landmark in the R-15 zone, is 4,141 square feet. The applicant is requesting a 500 square foot FAR bonus, discussed below. Should the FAR bonus be granted, the total FAR is to be allocated as follows: 2,233 square feet to Lot A, which contains the Chalet house, and 2,408 square feet to Lot B, which will be vacant for the time being. HPC will conduct design review of that new home at some time in the future. Q c. 3 The proposed development meets all dimensional requirements of the undetlying zone district. The variances provided in Section 26.415.120(Iii)(1)(a),(b), and (c) are only permitted on the parcels that will contain a historic structure. The FAR bonus will be added to the maximum FAR allowed on the original parcel. Staff Finding: Setback variances are requested for the parcel that will contain the Chalet, but not for the vacant new lot. MINOR DEVELOPMENT The procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shaN issue a Development Order. The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. 6
Staff Response: Recently, the HPC has been contemplating new tools to analyze the appropriateness of proposals to alter historic structures. The following questions are likely to be the center of future discussions, and may be helpful for HPC to at least reference for this project (note that the questions do not serve as formal decision making criteria at this time): 1. Why is the property significant? 2. What are the key features of the property? 3. What is the character of the context? How sensitive is the context to changes? 4. How would the proposed work affect the property's integrity assessment score? 5. What is the potential for cumulative alterations that may affect the integrity of the property? The basis for the property's historic significance, and the building's key features have been addressed earlier in the memo. The context of the neighborhood is changing. There are numerous Pan Abode homes or other structures built in the 1960's, when this subdivision was created. However, many of these small residences are now being redeveloped. 1295 Riverside Drive is the only Chalet style structure in the area, and the only house in the neighborhood that has been identified as historically valuable at this time. If approved, this project will eliminate any future expansion possibilities for 1295 Riverside Drive. The project's affect on the integrity score is discussed below. Design Guideline review A list of design guidelines relevant to this Minor Review are attached as "Exhibit B." Only those guidelines which staff finds warrant discussion are included in the memo. As part of the lot split proposed for this site, the owners plan to make some changes to the property. Existing non-historic decks are to be reconfigured at the back of the property, and a non-historic shed is to be relocated. These actions require setback variances that will be addressed further into the memo. Alterations are planned for the historic house, and involve moving the entry, a skylight, and two windows. A new parking area will be.created in the northeast corner of the site. The issue of relocating for the entry is the most challenging in this project. Fortunately, the original 1960 plans for this Chalet house are available. It is evident that at some time in the past, the original entry was altered or reconstructed. An open porch feature was enclosed, the roof was rebuilt to be steeper in pitch, the board and batten siding was removed, and the front door was replaced. 7
Presently, the entrance to the house is located on the west side of the building, and a parking area is adjacent to the door. The applicant has determined that the entry must be relocated to the east as part ofthe lot split. The guidelines state: 4.1 Preserve historically significant doors. o Maintain features important to the character of a historic doorway. These may include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. o Do not change the position and function of original front doors and primary entrances. o If a secondary entrance must be sealed shut any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. o If the secondary entrance is sealed shut the original entrance on the primary facade must remain operable. Staff has discussed a number of alternatives to the entry relocation with the applicant, including jogging the new lot line around it, or maintaining the feature even if its use as the primary entrance is abandoned. Their feeling is that these options do not work because it would pinch the new lot too significantly. This neighborhood has relatively large setback requirements, and it is felt that the site plan that is being proposed represents the minimum size for a new lot that can be reasonably developed. HPC cannot grant any setback variances for the new lot. In addition, keeping the entry where it is would result in the entry and new parking area being too far apart. Parking is proposed to be in the northeast corner of the site to avoid impacting a dense grove of aspens and to stay out of the foreground of the house as much as possible, which is appropriate. While staff feels that moving the entry is an unfortunate consequence of the lot split, not allowing this development option, which has been very successful on other properties, would leave the possibility of a future addition which is twice the size of the existing building. In this specific instance, staff can support the idea that relocating the entry is best for the overall preservation of the property. The second piece of this issue is how to treat the wall where the entry will be vacated, and how to design the entry in its new location. The applicant proposes to make the east wall look as the west wall currently does, and vice·versa. This means that two windows will be removed from the east wall and installed on the west, where the door currently exists. Staff is concerned that this may not be entirely appropriate. The guidelines are: 3.2 Preserve the position, number and arrangement of historic windows in a building wall. o Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. 8
o Greater flexibility in installing new windows may be considered on rear walls. o Do not reduce an original openihg to accommodate a smaller window or door or increase it to receive a larger window on primary facades. 3.3 Preserve the historic ratio of window openings to solid wall on a facade. o Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. The windows that are proposed to be installed on the west fagade will serve bathrooms. Natural light and ventilation are not required by code for these spaces, so adding the windows is not a necessity. What must be decided is whether it is better to allow the windows, in order to be consistent with the general fenestration pattern that was used on this house, or to disallow them in order to avoid adding features that are not original to the west wall. Typically, the HPC does not allow new windows to be installed on a primary fa~ade, however this is an unusual circumstance. In almost all instances when new windows are allowed on a historic building, they must be somehow differentiated as new, which could be very disruptive on this structure. Whichever option is selected, staff estimates that approximately 6 points will be lost on the integrity assessment score due to the entry issue, in the categories of building form and doors and windows. Staffs recommendation is that the windows be allowed on the west so that the typical pattern of window openings is maintained, however the window units themselves should perhaps be new, or some other subtle way should be devised to indicate to someone who is studying the building that a change has taken place. On the east fa*ade, it is unavoidable that a lower floor window, and in all likelihood, an upper floor window need to be removed in order to construct the new entry. Staff does not support reconstructing the exact appearance of the existing entry, in particular the incompatible steep gable roof. However, even if the roof returns to · more of a Chalet roof pitch as was used historically, the upper floor window is a challenge. The architect should study any ways to modify the design so that this original window could stay in place. It is not necessary to be constrained to the specifics of the existing entry design since this will in fact be a non-historic feature. While it would be possible to install an uncovered door on the east wall, this would not provide a very comfortable entry into the house due to the small staircase landing that is immediately inside, therefore staff is not recommending that option. Related to moving the entry, the applicant wishes to move an existing non-historic bubble skylight on the west roof plane to the east. (This is shown on the roof plan, but is missing from the elevation.) The skylight benefits the stairwell within the house. In its new location, the skylight is proposed to be nearly flush with the roof. The guidelines state: 7.3 Minimize the visual impacts of skylights and other rooftop devices. o Flat skylights that are flush with the roof plane may be considered only in an obscure location on a historic structure. Locating a skylight or a solar panel on a front roof plane is not allowed. 9
o A skylight or solar panel should not interrupt the plane of a historic roof. It should be positioned below the ridgeline. Staff supports removing the existing skylight, which is a restoration action that helps to support the FAR bonus request. However, installing a new skylight on the east does not meet the design guidelines. HPC has consistently been opposed to skylights on a historic building, only allowing them in a few instances when the feature is well concealed. Staff does not find that to be the case here. FAR BONUS The applicant is requesting a 500 square foot floor area bonus. The following standards apply to an FAR bonus, per Section 26.415.110.E: 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; and b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building and/or * c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or £ An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple elements described above will have a greater likelihood of being awarded additional floor area. 3. The decision to grant a Floor Area Bonus for Major Development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Section 26.415.070(D). No development application that includes a request for a Floor Area Bonus may be submitted until after the applicant has met with the HPC in a work session to discuss how the proposal might meet the bonus considerations. Staff Response: Based on the review provided earlier in·this memo, Staff finds that Criterion A is being met, although compromises must be made in order to facilitate the lot split, which is arguably the best preservation option for the property. These compromises do, in staff s opinion result in Criterion B being met, since no further addition will be made to this house which would 10
confuse its history, affect one's ability to understand the house's original size and scale, and potentially threaten its integrity score and landmark status. Criterion C can be met by removing the skylight discussed above. Criterion D can be addressed by revising the design of the new windows and entry to be more clear that they are new construction. The applicant will match or use compatible new materials for the new construction in order to meet Criterion E. Criterion H is being addressed by the sensitive placement of the new parking area, and the applicant's effort to maintain the aspen grove in front o f the house. Staff finds that the bonus is appropriate. SETBACK VARIANCES The setback variances needed are a 10 foot west sideyard variance to accommodate an existing deck, a 7 foot west sideyard setback variance for the house, a 10 foot east sideyard setback variance and 5 foot rear yard setback variance for the relocated shed, and a 6 foot variance of the minimum distance required between the house and shed. The criteria, per Section 26.415.110.C of the Municipal Code are as follows: HPC must make a finding that the setback variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Finding: The west setback variances are necessary to create a reasonably sized new lot, which has the effect of protecting the historic house from future additions, therefore staff supports these variances. The non-historic shed is proposed to be relocated because the applicant is moving a non-historic deck from the west side of the lot to the east. Staff believes that some relief to the setbacks is allowable, however the applicants should provide the board with information about how the location of the shed may affect adjacent lots, and whether orienting the building differently, or moving it in somewhat from the lot lines would relieve any impacts on the neighborhood. DECISION MAKING OPTIONS: The HI'C may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. 11
RECOMMENDATION: Staff supports Historic Designation, Historic Landmark Lot Split Minor Development and Variance approval for this property, however some restudy is needed before the resolution can be finalized. The remaining issues are: 1. With regard to the new window openings on the west wall, the window units themselves should perhaps be new, or some other subtle way should be devised to indicate to someone who is studying the building that a change has taken place. 2. The applicants should study any ways to modify the new entry design so that it is compatible with the Chalet style of the building, and so that perhaps the original upper floor window could stay in place. 3. The existing skylight should be removed. The new skylight should be deleted from the plans. 4. The applicants should provide the board with information about how the relocated shed structure may affect the adjacent lots, and whether orienting the building differently, or moving it in somewhat from the lot lines would relieve any impacts on the neighborhood. 5. With the resolution of the above conditions, staff supports the granting of a 500 square foot FAR bonus and setback variances. Exhibits: A. Staff memo dated November 19, 2003 B. Relevant Design Guidelines C. Integrity Assessment D. National Park Service information E. "Aspen' s 208 Century Architecture: Chalet Style Buildings" F. Application 12
"Exhibit B: Relevant Design Guidelines for 1295 Riverside Drive, Conceptual Review" Walkways 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. o This includes a sequence of experiences, beginning with the "public,1 sidewalk, proceeding along a "semi-public" walkway, to a t'semi-private" porch or entry feature and ending in the "private" spaces beyond. o Provide a walkway running perpendicular from the street to the front entry. Meandering walkways are discouraged, except where it is needed to avoid a tree. o Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. Private Yard 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. o The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. o Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. o If a tree must be removed as part of the addition or alteration, replace it with species of a large enough scale to have a visual impact in the.early years of the project. 1.12 Preserve and maintain historically significant planting designs. o Retaining historic planting beds, landscape features and walkways is encouraged. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. o Select plant and tree material according to its mature size, to allow for t(he long-term impact of mature growth. o Reserve the use of exotic plants to small areas for accent. o Do not cover grassy areas with gravel, rock or paving materials. Site Lighting 1.15 Minimize the visual impacts of site lighting. o Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. Windows 3.2 Preserve the position, number and arrangement of historic windows in a building wall. 13
o Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. o Greater flexibility in installing new windows may be considered on rear walls. o Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. Replacement 1/Vindows 3.3 Preserve the historic ratio of window openings to solid wall on a facade. o Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. Treatment of Existing Doors 4.1 Preserve historically significant doors. o Maintain features important to the character of a historic doorway. These may include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. o Do not change the position and function of original front doors and primary entrances. o If a secondary entrance must be sealed shut any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. o If the secondary entrance is sealed shut the original entrance on the primary facade must remain operable. Replacement Doors 4.5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. o A replica of the original, if evidence exists, is the preferred replacement. o A historic door from a similar building also may be considered. o Simple paneled doors were typical. o Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. Roofs 7.3 Minimize the visual impacts of skylights and other rooftop devices. o Flat skylights that are flush with the roof plane may be considered only in an obscure location on a historic structure. Locating a skylight or a solar panel on a front roof plane is not allowed. o A skylight or solar panel should not interrupt the plane of a historic roof. It should be positioned below the ridgeline. Lighting 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. 14
o The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. o All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. o Unshielded, high intensity light sources and those which direct light upward will not be permitted. o Shield lighting associated with service areas, parking lots and parking structures. o Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. o Do not wash an entire building facade in light. o Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. o Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. o Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. o Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights-of-way. Driveways & Parking 14.17 Design a new driveway in a manner that minimizes its visual impact. o Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted. o If an alley exists, a new driveway must be located off of it. 14.19 Use a paving material that will distinguish the driveway from the street. o Using a change in material, paving pattern or texture will help to differentiate the driveway from the street. o Porous paving materials will also help to absorb potential water runoff typically associated with impervious surfaces mich as asphalt or concrete. 14.21 For existing driveways that cannot be removed, provide tracks to a parking area rather than paving an entire driveway. o Using minimally paved tracks will reduce the driveway's visual impact. o Consider using a porous paving material to reduce the driveways visual impact. o Also consider using modular paving materials for these tracks to provide vis'ual interest along the street. 15
EXHIBIT C- INTEGRITY ASSESSMENT, CHALET 1295 Riverside Drive Integrity is the ability of a property to convey its significance. • LOCATION Location is the place where the historic property was constructed or the place where the historic event occurred. 5 - The structure is in its original location. 3 - The structure has been moved within the original site but still maintains the original alignment and proximity to the street. 0 -The structure has been moved to a location that is dissimilar to its original site. POINTS: 5 TOTAL POINTS (MAXIMUM OF 5)= 5 • DESIGN Design is the combination ofelements that create the form, plan, space, structure, and style of a property. BUILDING FORM 10 - The original plan form, based on authenticating documentation~ is still intact. 6 - The plan form has been altered, but the addition would meet the design guidelines. 0 - Alterations and/or additions to the building are such that the original form of the structure is obscured. POINTS: 8. The original rectangular plan is intact, however an addition extends from the rear of the house. All corners of the 1960 building are still - revealed. ROOF FORM 10 -The original roof form is unaltered. 6 - Additions have been made that alter roof form that would meet the current design guidelines. 0 -Alterations to the roof have been made that obscure its original form. POINTS: 8. The original roof is intact, however the rear addition encroaches onto a small area of it. SCALE 5 - The original scale and proportions of the building are intact. 16
3 - The building has been expahded but the scale of the original portion is intact and the addition would meet the design guidelines. 0 - The scale of the building has been negatively affected by additions or alterations. POINTS: 3. The addition connects to the historic house more directly than would be desired under the current guidelines, however, it has not altered one's perception of the original size and scale of the building to a significant degree. DOORS AND WINDOWS 10- The original door and window pattern are intact. 8- Some ofthe doors and windows are new but the original openings are intact. 4- More than 50% of the doors or windows have been added and/or the original opening sizes have been altered. 0- Most of the original door and window openings have been altered. POINTS: 8. All of the original openings are intact on the north, east, and west facades. The original openings have been altered on the south elevation, as a result of the addition. EXTERIOR BALCONIES AND WALKWAYS 5- The exterior balconies, walkways and their decorative form are intact. 3- The exterior balconies and walkways have been enclosed but maintain an open character and some original materials. 1- The exterior balconies and walkways have been enclosed or most original materials are gone. 0- Original exterior balconies and walkways are gone. POINTS: 3. The street facing balcony is unaltered. A rear balcony was removed when the addition was made. CHARACTER-DEFINING FEATURES 5- The form and features that define the Chalet style are intact. 3- There are minor alterations to the form and features that define the Chalet style. 1- There have been major alterations to the form and features that define the Chalet style. POINTS: 5. The house has many classic chalet features. TOTAL POINTS (MAXIMUM OF 45) = 35 0 17
• SETTING Setting is the physical environment of a historic property. 5- The physical surroundings are similar to that found when the structure was originally constructed. 3-There are minor modifications to the physical surroundings. 0- The physical surroundings detract from the historic character of the building. POINTS: 5. Aspen trees are prominent on this lot and within the surrounding area. TOTAL POINTS (MAXIMUM OF 5) = 5 • MATERIALS Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. EXTERIOR SURFACES 15- The original combination of exterior wall materials and the decorative trim materials are intact 10- There have been minor changes to the original combination of exterior wall materials and the decorative trim materials, but the changes have been made in a manner that conforms with the design guidelines. 5- There have been major changes to the original combination of exterior wall materials and the decorative trim materials. 0- All exterior materials have been removed or replaced. POINTS: 15. The original exterior materials are in place. DOORS AND WINDOWS 10-All or most of the original doors and windows units are intact. 5- Some of the original door and window units have been replaced but the new units would meet the design guidelines. 0- Most of the original door and window units have been replaced with units that would not meet design guidelines. POINTS: 8. All of the original openings that remain on the north, east and west facades contain the historic window units. The front door has been replaced. The units on the south have been removed. TOTAL POINTS (MAXIMUM OF 25) = 23 18
• WORKMANSHIP Workmanship is thephysicalevidence ofthe crafts of aparticular culture or people during any given period in history or prehistgry. DETAILING AND ORNAMENTATION 15- Original detailing and ornamentation is intact 10- There have been some alterations or loss ofthe original detailing and alteration. 5-Some detailing is discernible such that it contributes to its understanding its stylistic category POINTS: 13. All ornamentation is intact on the north, east and west facades. FINISHES & COLOR SCHEME 5- The finishes and color scheme that define the Chalet style are intact 3- There have been minor alterations to the finishes and color scheme that define the Chalet style. 2- There have been substantial alterations to the finishes and color scheme that define the Chalet style. POINTS: 5. The classic color scheme is in place. TOTAL POINTS (MAXIMUM OF 20)= 18 MAXIMUM NUMBER OF POINTS= 100 MINIMUM THRESHOLD FOR DESIGNATION= 75 POINTS TOTAL SCORE FOR 1295 RIVERSIDE DRIVE= 86 Note: Each area of the integrity analysis includes a description of the circumstances that might be found and a point assignment. However the reviewer may choose another number within the point range to more accurately reflect the specific property. 19
CRITERION A: EVENT Properties can be eligible for the National Register if they are associated with events that have made a significant contribution to the broad patterns of our history. UNDERSTANDING APPLYING ASSOCIATED WITH EVENTS EXAMPLES OF PROPERTIES CRITERION A: CRITERION A: Properties associated with specific Events: EVENT EVENT • The site of a battle. • The building in which an important invention was developed. To be considered for listing under TYPES OF EVENTS Criterion A, a property must be • A factory district where a significant associated with one or more events A property can be associated with strike occurred. important in the defined historic either (or both) of two types of events: • An archeological site at which a ma- context. Criterion A recognizes properties associated with single jor new aspect of prehistory was dis- • A specific event marking an im- covered, such as the first euidence of events, such as the founding of a portant moment in American pre- man and extinct Pleistocene aninials town, or with a pattern of events, history or history and repeated activities, or historic trends, being contemporaneous. such as the gradual rise of a port city's • A pattern of events or a historic • A site where an important }acet of prominence in trade and commerce. trend that made a significant con- European exploration occurred. The event or trends, however, must tribution to the development of a clearly be important within the community, a State, or the nation. Properties associated with a pattern of associated context: settlement, in the events: Refer to the sidebar on the right for case of the town, or development of a a list of specific examples. • A trail associated with western mi- maritime economy, in the case of the gration. port city. Moreover, the property ASSOCIATION OF THE • A railroad station that serued as the must have an important association with the event or historic trends, and PROPERTY WITH THE focus of a community's transporta- it must retain historic integrity. (See EVENTS tion system and commerce. Part V: How to Erialuate a Property • A mill district re#ecting the impor- Within its Historic Context.) The property you are evaluating tance of textile manufacturing dur- Several steps are involved in must be documented, through ac- ing a given period. determining whether a property is cepted means of historical or archeo- significant for its associative values: logical research (including oral • A building used by an important lo- history), to have existed at the time of cal social organization. • Determine the nature and origin the event or pattern of events and to • A site where prehistoric Native of the property, have been associated with those Americans annually gathered for • Identify the historic context with events. A property is not eligible if its seasonally auailable resources and which it is associated. and associations are speculative. For for social interaction. archeological sites, well reasoned • Evaluate the property's history t0 inferences drawn from data recovered • A downtown district representing a determine whether it is associ- at the site can be used to establish the town's growth as the commercial fo- ated with the historic context in association between the site and the cus of the surrounding agricultural any important way. events. area. SIGNIFICANCE OF THE ASSOCIATION Mere association with historic events or trends is not enough, in and of itself, to qualify under Criterion A: the property's specific association must be considered important as well. For example, a building historically in commercial use must be shown to have been significant in commercial
~RITERION B: PERSON Properties may be eligible for the National Register if they are associated with the lives of persons significant in our past. UNDERSTANDING 'i¥* CRITERION B: ' 2*1#-' 6 974¢ .7 /k $ 44- / PERSON6 if r -/ 44 A Criterion B applies to properties associated with individuals whose . _7>-44 .h -&4 1/~i 5** '.1 541 1 specific contributions to history can & 51-- :DU2.-4/ 29-24%:' be identified and documented. 1•1 -imi Jil ..18 5€ O*2--- Persons "significant in our past" - I refers to individuais whose activities --- are demonstrably important within a E local. State. or national historic 2--- context. The criterion is generally · · restricted to those properties that . ~ ~trate (rather than commemorate) ~rson's important achievements. (The policy regarding commemora- - Eve properties, birthplaces, and : graves is explained further in Part VIII: How to Apply the Criteria Consid- grations.) Several steps are involved in determining whether a property is significant for its associative values Criterion B - Tlze William Whitney House, Hinsdale, DuPS.ge County. illinots. under Criterion B. First, determine Tins haiding is locally significartrfor its hiscorical associan-on with Wiikam Whitney, the importance of the individual. Second, ascertain the length and the .founder of the town of Hinsdaie, Illinois. Whitney, a citizen of New York Store, nature of his/her association with the moved .-0 Illinois, estabfished the town, and :chile k,ing here between 1370 and 1879 property under study and identifv the was s orominent local businessman and politic:an. (Photo by Precienck C. C:Le.). other properties associated with the individual. Third, consider the property under Criterion B, as outlined below. EXAMPLES OF PROPERTIES ASSOCIATED WITH PERSONS Properties associated with a Significant Person: • The home of an important merchant or labor leader. ~ • The studio ofa signi.ficant artist. • The business headquarters of an im- portant industriali5t. ·· ·,-'......4"· r-mi,Har, B. refer to National Refister Blit'ler:n· Guidelines for E.·sluating and Doc:imenting
1PPL'YING ASSOCIATION WITH THE ASSOCIATION WITH ~ PROPERTY GROUPS 1 CRITERION B: Properties eligible under Criterion For properties associated with iERSON B are usually those associated with a several community leaders or with a person's productive life, reflecting the prominent family, it is necessary to , ,IGNIFICANCE OF THE time period when he or she achieved identify specific individuals and to significance. In some instances this explain their significant accomplish- 1 NDIVIDUAL may be the person's home; in other ments. cases, a person's business, office, The persons associated with the laboratory, or studio may best repre- Eligible ,roperty must be individually signifi- sent his or her contribution. Proper- • A residential district in which a ant within a historic context. A ties that pre- or post-date an iroperty is not eligible if its only individual's significant accomplish- large number of prominent or istification for significance is that it ments are usually not eligible. (See influential merchants, profes- vas owned or used by a person who Comparison to Related Properties, below, sionals, civic leaders, politi- cians, etc., lived will be eligible s a member of an identifiable profes- for exceptions to this rule.) ion, class, or social or ethnic group. The individual's association with under Criterion B if the signifi- cance of one or more specific t must be shown that the person the property must be documented by ;aimed importance within his or her accepted methods of historical ·or individual residents is explic- itly justified. Drofession or group. archeological research, including written or oral history. Speculative • A building that served as the associations are not acceptable. For seat of an important family is Eligible archeological sites, well reasoned eligible under Criterion B if the inferences drawn from data recovered significant accomplishments oi • The residence of a doctor, a at the site are acceptable. one or more individual family mayor, or a merchant is eIi- members is explicitly justified. gible under Criterion B if the person was significant in the COMPARISON TO RELATED Not Eligible field of medicine, politics, or PROPERTIES • A residential district in which a commerce, respectively. large number of influential per- Each property associated with an Not Eligible sons lived is not eligible under important individual should be Criterion B if the accomplish- • A property is not eligible un- compared to other associated proper- der Criterion B if it is associ- ties to identify those that best repre- ments of a specific indivi- dual(s) cannot be documented. ated with an individual about sent the person's historic contribu- If the significance of the district whom no scholarly judgement tions. The best representatives rests in the cumulative impor- can be made because either re- usually are properties associated with . tance of prominent residents, search has not revealed spe- the person's adult or productive life. however, then the district dfic information about the Properties associated with an might still be eligible undet person's activities and their individual's formative or later years Criterion A. Eligibility, in this impact, or there is insufficient may also qualify if it can be demon- case, would be based oh the perspective to determine strated that the person's activities broad pattern of communitv whether those activities or during this period were historically contributions were historically significant or if no properties from the development, through whi6h the ndighborhood evolved into important. person's productive years survives. the primary residential area for Length of association is an important this class of citizens. factor when assessing several proper- ties with similar associations. • A building that served as the A community or State may contain seat of an important family will several properties eligible for associa- not be eligible under Criterion tions with the same important person, B if the significant accomplish- if each represents a different aspect of ments of individual family the person's productive life. A members cannot be docu- property can also be eligible if it has mented. In cases where a suc- brief but consequential associations cession of family members with an important individual. (Such have lived in a house and col- associations are often related to lectively have had a demon- specific events that occurred at the strably significant impact on property and, therefore, it may also be the community, as a family. the ~ eligible under Criterion A.) house is more likely to be Sig- nificant under Criterion A for association with a pattern of events. - 15
RifERION C: ESIGN/CONSTRUCTION rties may be eligible for the National Register if they embody the distinctive characteristics of a type, period, or d of construction, or that represent the work of a master, or that possess high artistic values, or that represent a icant and distinguishable entity whose components may lack individual distinction. , defined within the context of Crite- non C. Districts, however, can be con- sidered for eligibility under aN the Crire- ria. individually or in any combina- hon, as is appropriate. For this rea- 1 -14£FY@. i, e.-7.rit: : son, the full discussion of districts is ~ 32 4 -1 contained in Part IV: How to Define ~ c Categories of Historic Properties. 14 4.9/-- Throughout the bulletin, however, i 1 -4 districts are mentioned within the I * i , context of a specific sublec:, such as - an individual Criterion. t P - L :1- r-Y · L . Nk·=t- 1 4.-7- ) W -4- 4 nd Plantation, East Feliciana Parish, Louisiana. Properties can qualify under 1 on C as examples Of ingh style architecture. Built in the 18305, Richland is a imple of a FederaL style residence with a Greek Rerical style portico. (Photo by I .Al ;leason). % DERSTANDING • Represent a significant and dis- 3.: . =J tinguishable entity whose com- [TERION C: ponents may lack individual dis- tinction. -*-&·al. SIGN/ The first requirement, that Droper- ties "embodv the distinct·ive charac- NSTRUCTION teristics of a type, period, or method of construction, refers to the way in ~ criterion applies to properties which a property was conceived, :ant for their physical design or designed, or fabricated by a people or Grant Family House, Saco vicinity, action, includine such elements culture in past periods of history. York County, Maine. Properties titecture, landscape architec- "The work of a master" refers to the igineering, and artwork. To be technical or aesthetic achievements of possessing high artistic ralue meet 3 under Criterion C, a property an architect or craftsman. "high Criterion C through the expression of ieet at least one of the following artistic values" concerns the expres- aesthetic ideals or preferences, The Grant l sion of aesthetic ideals or preferences Family House, a modest Federa! stwle Bments: and applies to aesthetic achievement. residence, is significant for its remarkably ' ~dy distinctive characteris- Resources "that represent a signifi- well-preserved stenciled wall decorative :s of a type, period, or method cant and distinguishable enhtv whose treatment in the entry hall and parior. 1 construction. components mav lack individual dis- Painted bv an unknown artist c.1. 1220, i hnction" are called "districts." In the this is a fing example of 19th centurw New Bpresent the work of a master. Criteria for Evaluation (as published England regional artistic eXprESSIOn. 1 )ssess high artistic value. in the Code of Federal Regulations and reprinted here in Part II), districts are (Photo by Kirk F. Mohney) 17 , 97 9 4,1
EXAMPLES OF PROPERTIES Distinctive Characteristics: "Dis- Type, Period, and Method of ASSOCIATED WITH DE5IGN/ tinctive characteristics" are the physi- Construction: "Type, period, or CONSTRUCTION cal features or traits that commonly method of construction" refers to the ~ recur in individual types, periods, or way certain properties are related to Properties associated with design and methods of construction. To be one another by cultural tradition or construction: eligible, a property must clearly function, by dates of construchon or • A house or commercial building rep- contain enough of those characteristics style, or by choice or availability of resenting a sign¢icant style ofarchi- to be considered a true representative materials and technology. tecture. of a particular type, period, or method A structure is iligible as a sped- of construction. men of its type or period of construe- • A designed park or gardert associated Characteristics can be expressed in .tion if it is an important example with a particular landscape design terms such as form, proportion, struc- (within its context) of building philosophy. ture, plan, style, or materials. They practices of a particular time in • A movie theater embodying high ar- can be general, referring to ideas of history. For properties that represent tistic value in its decorative features. design and construction such as basic the variation, evolution, or transition • A bridge or dam representing techno- plan or form. or they can be specific, of construction types, it must be referring to precise ways of combining demonstrated that the variation, etc., logical aduances. particular kinds of materials. was an important phase of the archi- tectural development of the area or APPLYING Eligible communitv in that it had an impact as evidenced by later buildings. A • A buildingeligible under the property is not eligible, however, CRITERION C: theme of Gothic Revival archi- simply because it has been identified tecture must have the distinc- as the only such property Ever fabri- DESIGN/ tive characteristics that make cated; it must be demonstrated to be CONSTRUCTION qualities of the style, such as up the vertical and picturesque significant as well. pointed gables, steep roof DISTINCTIVE pitch, board and batten siding, Eligible and ornamental bargeboard CHARACTERISTICS OF . A building that has some char- ~ and veranda trim. TYPE, PERIOD, AND acteristics of the Romanesque • A late Mississippian village Revival style and some charac- METHOD OF that illustrates the important teristics of the Commercial CONSTRUCTION concepts in prehistoric style can qualify if it illustrates community design and plan- the transition of architectural This is the portion of Criterion C ning will qualify. design and the transition itself under which most properties are • A designed historiclandscape is considered an important ar- eligible, for it encompasses all archi- will qualify if it reflects a his- chitectural development. tectural styles and construction toric trend or school of theory • A Hopewellian mound, if it is practices. To be eligible under this and practice, such as the City an important example of portion of the Criterion, a property Beautiful Movement, evidenc- mound building construction must clearly illustrate, through ingdistinguished design, lay- techniques, would qualify as a "distinctive characteristics," the out, and the work of skilled method or type of construe- following: craftsmanship. hon. • The pattern of features common Not Eligible • A building which illustrates to a particular class of resources, • A commercial building with the early or the developing • The individuality or variation of technology of particular some Art Deco detailing is not features that occurs within the structural systems, such as eligible under Criterion C if the class, detailing was added merely as skeletal steel framing, is eli- • The evolution of that class, or an afterthought. rather than gible as an example of a particular method of construc- fully integrated with overall • The transition between classes bf lines and massing typical of the tion. resources. Art Deco style or the transition between that and another style. • A designed landscape that has ~ had major changes to its his- toric design. vegetation, origi- nal boundary, topography/ grading, architectural features, and circulation system will not
F - HISTORIC ADAPTATION OF THE ORIGINAL PROPERTY A property can be significant not only for the wav it was originally - constructed or crafted, but also for the way it was adapted at a later period, ... - or for the way it illustrates chan(ying -Ea:mer=--"=5=-18~-*.,/ 4*91#14 - --- ----=E~ZE-f-.21~,»-f~- 6- tastes, attitudes, and uses over a' -127 ----9 €7.-r.~1 period oftime. ~11&10 1.44 A district is eligible under this · ·-*-rb••- guideline if it illustrates the evolution . - . 42 -·•41-7,69212 F .>M-- '24- repiEW of historic character of a place over a E-- -'#vedklidN particular span of time. - - -/.2".1 9/AL -t Eligible ~•4 6 >A . -=.=-- • A Native American irrigation I. . - 27·rs.,. svstem modified for use bv Europeans could be eligibie if iv, clj· ·'-,2/ - . it illustrates the technology of -1 either or both periods of con- U- struction. • An earlv 19th centurv farm- Swan Falls Dam and Power Plant, Murphy ricinity, .Ada County, Idaho. house modified in the 18805 Significant works of engineering can qual* under Criterion C, Built bet:ueen 1900- with Queen Anne stvle orna- 1907 the 5-can Fulls Dam ana' Power Piant across the Sruke Rizer is one of the earlw mentation could be significant Itydroelectric plants in the State of idaho. (Photo by H.L. Hough). for the modification itself, if it represented a local variation or significant trend in building 4 #·as the work of a local master construction or remodelling, . C 543 - . ·%*5* (see Works of a Master on page 20), or refiected the tastes of an . E..1, _ - important person associated . -----=fisiq with the property at the time of its alterahon. -- • A district encompassing the commercial development of a town between 1820 and 1910, w - characterized by buildings of various stvles and eras, can be eligible. -, ./ - I.: 16.-,W. .. ... --/1- - . ...,„.0.- Looney House, Asherilje vicinity, St. Clair County, Alabama. Examples of Pernacular styles ofarchitectur: can qual* under Criterion C. Built ca. 1818, the Looney House is significant as possibly the State's oldest extant two-story dogirot type of dweMing. The defining open center passage of the dogtrot was a regional building ~onse to the southern climate. (Photo by Carolyn Scott). 19
'ORKS OF A MASTER PROPERTIES POSSESSING A Significant and Distinguishable HIGH ARTISTIC VALUES . Entity Whose Components May Lack A master is a figure of generally - Individual Distinction. This portion of Criterion C refers to districts. For cognized greatness in a field, a High artistic values may be ex- detailed information on districts, refer lown craftsman of consummate pressed in many ways, including to Part IV of this bulletin. ill, or an anonymous craftsman areas as diverse as community design hose work is distinguishable from or planning, engineering, and sculp- hers by its characteristic style and ture. A property is eligible for its iality. The property must express a high artistic values if it so fully articular phase in the development articulates a particular concept of - the master's career, an aspect of his design that it expresses an aesthetic : her work, or a particular idea or ideal. A property is not eligible, ieme in his or her craft. however, if it does not express A property is not eligible as the aesthetic ideals or design concepts ork of a master, however, simply more fully than other properties of its ecause it was designed by a promi- type. ent architect. For example, not every iilding designed by Frank Lloyd Tright is eligible under this portion Eligible ~ Criterion C, although it might meet :her portions of the Criterion, for • A sculpture in a town square stance as a representahve of the that epitomizes the design rairie style. principles of the Art Deco style The work of an unidentified is eligible. aftsman is eligible if it rises above • A building that is a classic ex- e level of workmanship of the other pression of the design theories poperties encompassed by the of the Craftsman Stvle, such as .storic context. carefullv detailed handwork, is eligible. • A landscaped park that syn- thesizes early 20th century principles of landscape archi- tecture and expresses an aes- thetic ideal of environment can be eligible. • Properties that are important representatives of the aesthetic values of a cultural group, such as petroglyphs and ground drawings by Native Americans, are eligible. Not Eligible • A sculpture in a town square that is a typical example of sculpture design during its pe- riod would not qualify for high artistic value, although it might be eligible if it were sig- nificant for other reasons. • A building that is a modest ex- ample (within its historic con- text) of the Craftsman Style of architecture, or a landscaped park that is characteristic of turn of the century landscape design would not qualify for high artistic value.
ASPEN'S 2otl] CENTURY ARCHITECTURE: CHALET STYLE BUILDINGS When the bottom fell out of the silver mining industry in 1893, Aspenites considered resuscitating the economy by capitalizing on the town's inherent beauty in an effort to attract tourists to the valley. However, it was not until almost 40 years later, at a time when skiing as a recreational sport was beginning to take hold in the United States, that Aspen found its true calling. Tom Flynn, Billy Fiske, and Ted Ryan were among the first to acknowledge Aspen's potential as a premier ski resort and were the principal investors in the Highland Bavarian Lodge, a Chalet Style structure built in the Castle Creek Valley in 1936. The development of the Highland Bavarian Lodge was the first attempt to emulate European resorts, a trend that would continue for over thirty years (well into the 1960's) as the town tried to prove its legitimacy to tourists, and compete with famous destinations such as St. Mortiz and Chamonix. The idea of creating a ski area in the United States that mimicked the look and character of European resorts was being discussed by another town at the time as well. Sun Valley, the first destination ski resort in North America, was the brainchild of Averell Harriman, who sought to imitate Swiss and Austrian villages. The Challenger Ski Lodge, built at Sun Valley in 1937, was also modeled after the European Chalet Style. Architect Gilbert Stanley was asked to design "something like a Tyrolean village."1 Using the imagery of the Alps was considered by some to be important to the success of the new resorts, in effect, subtly suggesting that America' s slopes could rival Europe's. Harriman was disappointed with Stanley's initial design, so he then asked Hollywood art director Ernst Fegte to design a Tyrolean fagade. The resulting building was painted to resemble a cluster of chalets, and was later used as the set for Claudette Colbert's movie Swiss Ski Adventure? The development of the Highland r... Bavarian Lodge in Aspen was not unlike the 1 r. . example in Sun Valley, albeit on a much 4 smaller scale, and without the Idaho resort's immediate success. The earliest tourism promotions for Aspen appealed to one's sense of adventure and the ruggedness of the Rocky ... Mountains-boasting of hunting, fishing and seclusion. However, the Lodge's brochure, . penned by humorist Robert Benchley in 1936, took on more international flair and stated, "Aspen, Colorado is a place where you can indulge in winter sports without having to get a Highland Bavarian Lodge, built in 1936 passport, wrestle with the Atlantic, stop in Paris at the expense of your health, and come all the ' Wendolyn Spence Holland, Sun Vallev: An Extraordinarv History, 230. 2 Holland, 230. 1
way back again."3 Benchley's brochure for the lodge went on to say "you can have just as good a time falling down there as you can on any of the European slopes." Benchley also assured potential clients that the snow in America was as good as any place in Europe. The lodge itself consisted of a dining room and living room heated by a big fireplace, and two double-decker bunkrooms that could accommodate sixteen people.5 The building was nestled in a picturesque setting and designed by architect Gordon Kauffman. Jimmy Bodrero, an artist from the Disney Studios, created the decorative motif. (Involvement of individuals from the movie industry with the design elements in both Sun Valley and Aspen suggested the importance, from the outset, of creating a specific European-like mountain "scene" in these emerging ski towns.) The effort to create a ski area around the Highland Bavarian drew to Aspen the first of the European ski specialists who saw striking similarities in terrain to the Alps. Andre Roch, a Swiss avalanche expert, and Dr. Gunther Langes, an Italian, were hired to spend a year exploring the Aspen area to determine the best location for skiing. The Highland Bavarian Lodge investors sought legitimacy for their project by consulting with the well known Europeans. Roch asserted that the mountains immediately surrounding the town were insufficient, and he and Langes eventually settled on the upper Castle Creek Valley, where the ghost town of Ashcroft is located, and Mt. Hayden rises above the valley. Roch envisioned Ashcroft's transformation into a Swiss village. Historian Anne Gilbert writes, "Andre Roch had found the perfect place to develop a ski resort. He knew that the Americans in the 1930's were interested in skiing and they would pay to ski at a resort reminiscent of the Alps."6 The personal records of Ted Ryan included a plan for a Swiss-style village, and series of trams to shuttle skiers up to the top of the surrounding mountains. But the dream of the Swiss village at Ashcroft died with the onset of World War II, and with the death of Billy Fiske, who was killed in action. It was revived for a short time after the War- the vision changed to a new, Hollywood inspired "Wild West" village- but plans were eventually scrapped altogether. The focus of ski resort development in the Roaring Fork Valley shifted, instead, from Castle Creek to Aspen Mountain, where the first "Boat Tow" had been built in 1937 (modeled after those used at Kitzbuhl, Austria), and where Roch had laid out Aspen's first ski run. Europe's stylistic influence on America's destination resorts went beyond physical layout and design of the buildings, however. Along with technical authorities such as Roch, American resorts recruited top ski instructors from Europe in the 1930's and 1940's, which, given the political turmoil of Europe, proved less than difficult. In fact, all of Sun Valley's first instructors were Austrian, and wore Tyrolean uniforms. th Many of the same ski instructors later joined the 10 Mountain Division, an elite mountaineering division of the United States Army, which led to their discovery of Aspen on weekend leaves from the training base at Camp Hale (near Leadville). After the war, many veterans returned to the area, among them Friedl Pfeifer, a talented and well-known skier from 3 Robert Benchley, "How to Aspen," 1936. 4 Benchley 6 Anne Gilbert, Re-creation Through Recreation: Aspen Skiing from 1870 to 1970,17. 6 Gilbert, 22. 2
St. Anton, Austria. Pfeifer had run the Tyrolean influenced ski school at Sun Valley prior to the War, but moved to Aspen at the end of the War to help create a resort in the area that reminded him most of home. In his memoirs, Nice Goin': MY Life on Skis, Pfeifer recalls his first impression of Aspen: "The mountain peaks looming over the town made me feel like I was returning to St. Anton."7 The Aspen Skiing Corporation, which .7,-1.'*t*t- '·. 2•i)'%'~, ~·4·•b ~~~~ Pfeifer co-founded in 1946 with Walter Paepke, -t*rdIAtitit·';-.0 7~~t~989KI.-ij -124*-*79*4 differed fundamentally in its design philosophy 'r -:~~*A,» 1.,i:2.~d.*-*~0-*-~*~am-*e~f. from Sun Valley, primarily due to the direction of , Chicago industrialist Walter Paepcke, and artist 1*1<*4~.:a ' Herbert Bayer, who was the architect of many of .0 j the first Ski Company's first buildings. The 1·im#f ~.3 ~,w~-1#1-iii:,1.i ]1111111~1 .954.4+6-1.t r 7 -it .,5.4 ' 1. 6 I Bauhaus style favored by these men did not lend 1 1@42/1 *, 1,<3,4L L#4 jivil/LL'i-5---:1=:ele;· ·i'.. in,ii itself to the design of chalets. Nevertheless, .Ifilimaj~v/tifij<7 Pfeifer's association with Aspen helped to give it --0-·-- ' ----- an international flair, which attracted a number of Elli' s of Aspen Europeans to move here after the war. Several of these individuals, including Fred and Elli Iselin, opened small businesses in &:Wit,,Bmi=~,------ - . .- .· town and applied the Chalet influences .>.**a{9,Wid"huM#,7 '444&,(41%%,iL.-4, 4 42}00'N- .17~af#LAY.~£6~1~#9~ reminiscent of their hometowns to their buildings. Businesses such as Epicure, served 4--.... 1 up European pastries. Elli' s of Aspen sold fine --- European ski clothing, located in a Victorian building across from the Hotel Jerome for four ~fiti-7 *611,11,~ decades, and quickly established Aspen as a ~ sophisticated ski town. Elli's fagade was ~ decorated with ski figures and edelweiss, again ~214~ reinforcing the Tyrolean influence in Aspen. A Similarly, according to a 1954 Aspen Times f ·:. € ie>3C<11=,mi-~ article, The Little Nell Cafe, a modest log cabin located slope side on Aspen Mountain, was The Prospector Lodge, 301 E. Hyman decorated with a coat of arms representing the Avenue, built in 1947,since demolished and states of Switzerland.8 The owner, a Swiss replaced immigrant, was honoring his homeland with the designs on the exterior fagade. Additionally, of course, lodges were the building type that employed the Chalet style most commonly, and even residents who were not recently immigrated from Europe incorporated the style into their properties. ~ Fried! Pfeifer, My Life on Skis, 111. 8 Aspen Times, January 14,1954,4. 3
Comparisons to European ski resorts were also -4441 ::41Sxf,?PO-7F;76"4/3ZQPAN evident in advertising. Sun Valley's brochures boasted of -- 1*.wiur,7.,I. t- 11~.,~ Austrian ski instructors and appealed to elite visitors who ~ traveled both by train and plane. The Aspen Chamber of ~ Commerce's advertising throughout the 1950's and ~ 1960's had this character as well. In a brochure ,~77~ promoting lodging and accommodations, the Norway iLA,~ Lodge notes "the intimacy and charm of an old world inn, -€··S;-:701# at Aspen's No. 1 chairlift:" In the same brochure the t'»•4:Fie~ I *i ~1~/-6-~.~~ Skiers Chalet and Steak House and Edelweiss also 'f :.-:4~''QU.·£-6..Ug·. :»-;CF.,0.4,~64...1-Im emphasize their "chalet" accommodations. In a multi- 4*510£.{i.,42*40*1430-9-~:ee·e-.76 page pamphlet, entitled "Aspen, Wonderful Ski Town," ~3% ·•-, . created The Norway Lodge, built in 1954 by the .:'-/4 .#38'~4/. **2:1.6.·A ... . Chamber, there are several passages that r.., emphasize Aspen as an international resort with a European flavor. "In fact," the brochure states on the opening page, "Aspen knows few rivals. No European resort today can advertise a larger, more elaborate, more .i , luxurious ski village right at the foot of the „10 _ - - _23.4'··rud:# :d ' Slopes. N 1•4. Several pages later, when t. -».· t.77' c -f .'·~1.~1¥> ..... :r .':rT..4.'//¤: / :·· * ' discussing Aspen's nightlife, the brochure claims, "It has been said that Aspen's Skier' s Chalet, 710 S. Aspen Street, built reputation as a ski-and-fun town rivals, indeed in 1955 overshadows, that of the most celebrated European ski resorts.',11 Perhaps "Aspen, Wonderful Ski Town" best summarized Aspen's 22-je»-0'-- 1950's international design character: "Modern Aspen is a study in architectural contrasts, ranging from Swiss baroque to contemporary · „12 11 ~ Amencan. Promoting Aspen's varied architectural styles further I emphasizes the importance and influence of the Chalet style in our ~ town' s history. Unlike Vail (which created a later Hollywood "scene" as -~ a Tyrolean village) the early Western American ski resort towns like Sun Valley and Aspen were an eclectic mix of Chalets, Rustic Style '4%#t .1':- .1. - th th century rze. r,~. r"'v~**M~. buildings, and Victorian structures from the 19 and early 20 912#Lai//ir# mining and ranching days. Fortunately for Aspen, Chalet Style Mountain Chalet, built in 1958 buildings from the post-War period still exist today. The lodges, 9 "Lodging and Accommodations" brochure, Written Material File: Tourism 1950s and 1960s, HeritageAspen Archives. ioAspen, Wondetful Ski Town, Pamphlet, Written Material File: Tourism 1950s and 1960s, HeritageAspen Archives. i 'Aspen, Wondedul Ski Town, 12 I 2Aspen, Wonderful Ski Town, 21 4
many of which still personify European warmth and hospitality, exemplify the social and architectural history of the community as it began developing into an international ski resort. Who knew that in 1936, the Highland Bavarian Lodge, the only structure built in Aspen in the wake of the Silver Crash in 1893, would influence a design period in which an imported style would take hold? Aspen's post-War Chalet Style ..--..0-~ lodges included The Prospector (built in 1947, and ~-,i #*, 3~ since demolished), the Norway Lodge (1954), Skier's ~ ..24·Fi~ illmiiiilillill Chalet (1955), the Holland House (1956), and "RE,5259/*218/;../4/"8'2211/'llioll Mountain Chalet (1958). Guido's Restaurant (1951) ~ was the best example of a downtown building in the ~ Chalet style, but unfortunately, was demolished before ~ our heritage. Classic examples of the style built as *F. residences well into the 1960's, also still remain. ..k..2.,-1 ...f- 949 W. Smuggler Street, built in 1946 Eligibility Considerations There are specific physical features that a property must possess in order for it to reflect the significance of the historic context. The characteristics of the Chalet Style, whose origins in Europe date from the 1700's, include: moderately shallow roof pitches, horizontal design elements, prominent wood balconies with cut-out railings, and decorative bargeboard trim. Delicate painted details are sometimes found on the bargeboards, and on wall surfaces. Sometimes the buildings will have applied half timbering. The best of Aspen' s remaining examples of this important style exemplify these classic features. Paint color also plays an important role -2-- -- <*--~.1,~~..1~,411,& in this style. Typically, the body of the building 34.- is dark brown, and trim is painted in a light .Rm color, or the reverse; white walls with dark ~ stained or painted trim. Primary exterior v-*#Ip.-fiell,Hs,K:- materials are stucco and wood. #% 11 .|kimi It r.,E To be eligible for historic designation, a 9.%1 4.1 4 - chalet style building in Aspen should exhibit the 20 , - following distinctive characteristics: 1. IF" 1 ".4 , A large singular roof form, generally low in slope, with the ridge running along the short dimension of the structure. This roof usually 1 2-28~ef ·· 7 -, . covers the entire structure without interruption. 7 The cave of the roof usually comes down to a low plate height at the upper level of the Cresta Haus, East Cooper Avenue, since altered 5
structure. In some residential structures, the upper level only exists under the roof structure with no side walls. • Deep overhangs with the structure of the roof expressed on the underside, eaves and rakes decorated with cutouts and fretwork bargeboards. The peak is generally highlighted by a larger decorative element hanging downward. • The footprint of the building is usually rectangular with few deviations from that geometry as the structures go up. • Continuous porches running the circumference of the structure, or at least the length of the pri mary si de. • Decorative elements, usually two dimensional, such as balustrades of vertical boards spaced apart having cutouts providing both a positive and negative shape. Shapes are generally , hearts, edelweiss, snowflakes, or other decorative themes from nature. • The structures usually sit on a white stucco base, up to the second floor. This base may have vertical or battered walls. Openings in this area are generally minimal, with wood lintels. • Above the stucco base, vertical siding extends to the roof line. The edge of the siding against the stucco base is usually decorative as well. Vertically staggering the siding creates a scalloped edge. At times, the floor structure extends through the wall with decorative ends engaging the stucco. • Windows are generally horizontally proportioned and are used sparingly. They are sliders or casements, with a center mullion. Shutters and fiower boxes are used to decorate the window openings. These elements have similar detailing to the balustrades. • Colors are restricted to the white of the stucco base, the dark brown of the wood walls, eaves, balustrades, etc. Bright colors are used sparingly to accent the eaves and balustrades and other decorative elements. Murals and painted decorative details are sometimes found on the stucco surface. The period of historic significance for this style, which is a term used to define the time span during which the style gained architectural, historical, or geographical importance, can be , defined as approximately 1946 to the mid 1960's. After that, the connection to the character- defining features described seems to break down. The decoration is toned down considerably, and the upper floors are not clad in wood siding. Similarly, the examples of chalet structures that have been built recently, which are relatively few in number, employ a more eclectic combination of details and architectural features inconsistent with the earlier examples discussed in this paper. 6 ;
. 1 4 99. 1. - . :9 1 -* .4 ~*-Cir * & .,2~~Al. 3,-r~+7 -Ati- 6 484,1 .40-, Er-* 2. 44 .4. 7 - '7 :a,.,46,- A 3 4 ,_i & '·-. -. 2--4--2' -.2 4 -44 ·*·- C , 21 ·/ Base of Aspen Mountain - 1 ®li i D-Ob 4 1.1 1,9 al , ':- ' ' 4 fat / .lillidlillip, »14•, R~· e N¥ 1/Ut. 121, 1 2 - t -4 'A 24#- SMentrance '•'p ..7:7 : ~ / I Y *.·'6 .93 4 'P~ '~ $: : Ll , * ,==131"//ilih 64 f ¥-~0*'Wrill - i ill iLLLINIIIIIINNiUIIII Guido's Restaurant 7 '.72/ '. 4
1 , . 4,·6. 55 d i -e V. .. . * Guido's- Interior /*/-li~.~~.f//*~-Mu *·ti . 13 1 I ~11£,m// ' 5 . r . ... 7.% -29*t- . - -P 0 -4 Ir ' ».:2,7 - 1, 'lit 1,, .. d*. ZZ~*a 1,- 24 _ Mountain Chalet J .51#94<509/W&~LFW 4:....~. flv14.~Ur¢~ · -2773 144, · - .,274(' .'l'' 1,11 - trw-:6 „ - fr . 2~'If·'t: 5%7, : .·'. 191' 953¢i~*~*441-Al,v-~>.; pkit,~ i,.*~:~~~~ . -,#j,> ..4..,1.04ii€6&>t„;#30~1*,it-~7- ~- . ' 8 Lift 1
BIBLIOGRAPHY Aspen Times, January 14, 1954. "Aspen, Wonderful Ski Town." Pamphlet. Written Material File: Tourism 1950s and 1960s, HeritageAspen. Benchley, Robert. "How to Aspen." Pamphlet. Written Material File: Skiing: Aspen, History, HeritageAspen. Gilbert, Anne M. Re-Creation Through Recreation: Aspen Skiing From 1870 to 1970. 1995. Aspen Historical Society, Aspen, Colorado. Holland, Wendolyn Spence. Sun Valley: An Extraordinary History. San Francisco: Palace Press International, 1998. "Lodging and Accommodations." Brochure. Written Material File: Tourism 1950s and 1960s, HeritageAspen. National Register of Historic Places, Multiple Property Documentation Form, Historic Resources of Aspen (MRA) (amemdment), "Ski Development Resources of Aspen," Roxanne Eflin, 1989. Pfeifer, Friedl and Morton Lund. Nice Goin': My Life on Skis. Missoula: Pictorial Histories Publishing Inc., 1993. 9
Sent By: consortium architects; 970-927-2286; Oct-24-03 9:23AM; Page 4/5 Land Use Application THE CrrY OF ASPEN PROJECr: Name: 1De< _ 4- WARY WEU,0 5 Location: ,1-2,15 -UU EF€(DE- be, 1-01- 20 t.l,VEP 1 10 F ¢l)RD\U 1,41 ON r (·1-r 0 F 6 S PEO (Indicate street address, lot & block number or metes and bounds description ofproperty) Parcel ID # (REQUIRED) 11% 1 I %{[ 10tl APPLICANT: Name: -roWY + EAT-1¥( W EU D s Address: (146 t.(,VEP-€10 E .bl, *€ PER L (0 0 1 6.1 I Phone #: 410 -9 25 - 4€-61· Fa,c#: E-mail: REPRESENTA:Tv 00: Namc: MUX 501>t S Address: 96 8181 B Askilft 60 0 66'L i Phone#: CL~10 -111-1141 Fax#:918 -127 -116 6 E-mail: rkll.~upfS 2 CdJAU Stchet TYPE OF APPLICATION: (please check all that apply): N Histobc Designation ~ Relocation (temporary, on or ofT-site) ~ Certificate of No Negative Effect O Demolition (total demolition) U Certificate ofAppropriateness ® Historic Landmark Lot Split -Minor Historic Development -Major Historic Development -Conceplual Historic Development -Final Historic Development -Substantial Amendment EXISHNG COPmITIONS: (descrjption of existing buildings, uses, previous approvals, etc.) St'lle 44*/455 r~fcid,Nt, 2 ifjis< rt, 6+ C+Fle, Ak.Am,U 4 l skel PROPOSAL: (description ofproposed buildings, uses, modifications, etc.) ki·dpitc. 426?,A.AA X. *11 p ¢44ry'prow " l Soo S,f F*-BOIJU& r Ler rpl,(Tf Ve¢«AUS, 5,411 r/40 VA,A'aA af 4,5052( M~u, 4,0/ sAc,4 00002
Sent By: consortium architects; 970-927-2268; Oct-24-03 9:24AM; Page 5/5 Dimensional Requirement Form (Item #10 on the submittal requirements key. Not necessary for all projects.) Project: \216 2\VEUIDE Dll, - WE,&60 1 12*.5 1 DENME Applicant: lbM + EATE WEL60 5 - FAfil-X Dupp,5 (re~releA.4•11 '0 Project Location: \21 € UVENUDE DR- Zone District: 2.-46 Lot Size: 100€24,p. Lot Area: 40 65 2.f. (For the purposcs of calculating Floor Arca, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition ofLot Area in the Municipal Code.) Commercial net leasable: Existing: *l Ar Proposed: 9 IA Number ofresidential units: Existing: 1 Proposed: Number of bedrooms: Existing: 4 * proposed: Proposed % of demolition: < I 0 0~ DIMENSIONS: (write n/a where no requirement exists in the zone district) Floor Area: Existing: 1.2%3 Allowable: 4\4\ Proposed: 444\ Height Principal Bldg.: Existing: 10 ' Allowable: 19 Proposed: 50' Accessory Bldg.: Existing: W \Pr Allowable: Flk- Proposed: N <* On-Site parking: Existing: 2- Required: 1 Proposed: 1- % Site coverage: Existing: W LA Required: 14 1 A Proposed: \4 % A % Open Space: Existing: 8 t#- Required: j.1 t k Proposed: hl ~ A Front Setback: Existing: 14' Required: 11' Proposed: L» Rear Setback: Existing: 4' Required: ~0 ' Proposed: O' Combined Front/Rear: Existing: 9 <Ar Required: U ~ A Proposed: bl ~ 4 Tndicate N. S. E. W Side Setback: E. Existing: 1 i Required: \ 0/ Proposed: 0 ' Side Setback: W, Existing: 2%' Required: 10' Proposed: O ' Combined Sides: Existing: 14 f N Required: O ~ A proposed: Wltr Existing non-conformities or eneroachments and note if encroachment licenses have been issued: 66+rkel 4-Det %41 .. Variations requested (identify the exact variances needed): rif. Mom.„ do .rity ff •AA (~A %01~4-lum ar·,61 k,AT 1.41 18( (31 7.0 0 7 €-6Itf!
Sent By: consortium architects; 970-927-2266; Oct-28-03 12:31PM; Page 2/3 I consortium pob 788 Basalt, CO 81021 Fax: 970-927-2288 j Phone: 970 927 2299 I 1295 Riverside Drive Historic Lot Split Proposal To: The City OfAspen Ce: Tony & Kathy Welgos Date: October 13, 2003 Subject: 1295 Riverside Drive From: Rally Dupps (Representative) Existing Conditions: 1 680 sf, The property consists of Lot 20 of the Riverside Subdivision of approximately..,14hf. The site is generally flat. There is currently 4141 s.f of F.A.R. available for the lot and of which 2232.5 (per Sarah Oates on 12/09/02) is being used by thc existing Swiss chalet style building of 1960 vintage including a newer detached shed. There are currently no landmark buildings that are designated historic by the city of Aspen on the property as of today. The building has had a number of renovations and alterations over the years, the most recent of which added the rear dining room in 1999. Despite this, the building's form and identifying character as a Swiss chalet has been maintained. The site is zoned R-15 and is surrounded on all sides other single family residences on large city lots. Prolect Descriptlon The applicant is seeking to designate the home historic in order to perform a historic lot split. The Applicant is requesting the following approvals from the HPC: 1. historic designation 2. historic lot split 3. conceptual approval for a minor development 4. partial demolition of the entry and rear deck 5. a 10'-0" west side yard variance (building to lot line) for the historic lot 6. a 10'-0" east side yard variance to relocate an existing detached non - historic shed (building to lot line) for the historic lot 7. a 10'-0" rear side yard variance to relocate an existing detached non . historic shed (building to lot line) for the historic lot 8. R-15 required building separation variance to relocate an existing detached non - historic shed for the historic lot 9. 500 s.£ HPC granted F.A.R. bonus Our application seeks to perform a lot split and reconfigure the existing west side entry, moving it to the east side of the building. We will retain thc opposite side ofthc building's trim. windows, and other elements and flip flop them where the new placement of the mirrored entry will affect them.
Sent By: consortium architects; 970-927-2266; Oct-28-03 12:32PM; Page 3/3 Additionally, the applicant will cut the new rear deck back to the newly created property line. Internally, the building will have minor changes macie to accommodate the new location of the entry. The 4 year old deck tothe rear of the building is to be cut back to the lot line. There is a non historic and detaohed shed outbuilding which is to be moved to the rear property line along an existing ience. According to the original drawing set drawn in 1960 by Robert Roy, the existing entryway is not the original. The new entry differs from the drawing set in roof pitch, plate height, and the original covered porch has been removed. Further, we have found evidence of newer construction. The Welgos simply want to recreate the existing entry configuration on the opposite side of the building, The lot split and HPC approval will enable the Welgos to continue to live in the borne they love and in return, provide the city of Aspen with a newly designated historic building and lot for the city's historic inventory. This inventory has recently bcgun expanding to include post WWZI structures that werc built during Aspen's early skiing boom. The Welgos home is a great example of this, and this house is an excellent example o f the Swiss chalet style. Tt retains the character defining features of a stucco base with dark stained wood above, ornamental siding, low pitched uninterrupted roof, decorative batcony with chalet style pickets and ·building ornamentation. The new lot will conform to the R-15 zoning district with a 25' front yard, 10' side yard and a 10' rear yard setback. After the bonus, the new lot will have 2408 s. f. of FAR. It will have a building footprint of approx. 1430 s.£ and a tot size of 4146 s.f. Any building on this new lot will have to go through the HPC process. The applicants have been WOIking with the city diligently for years. They have attended numerous HPC meetings and worksessions since Fall of 2000 as the city re-vamped its HPC ordinance to objectify review standards for its current inventory, determine procedures for designation of new buildings, and retool the entire HPC process as a whole. iheir work with the city has been essential as input from homeowners to fine tune this new HPC ordinance. The applicant< are involved and informed supporters of the HPC process, and with this application, continue to refine the IIPC post WWIT designation process that they helped create. This application will hopefully serve as a benchmark tbr cooperation between the goals ofthe homeowner and those ofthe city of Aspen.