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Home My WebLink Aboutagenda.hpc.19980128AGENDA ASPEN HISTORIC PRESERVATION COMMISSION January 28, 1998 REGULAR MEETING CITY COUNCIL CHAMBERS 5:00 I. Roll call and II. PUBLIC COMMENTS III. COMMISSIONER AND STAFF COMMENTS IV. NEW BUSINESS 5:10 A. 930 King St. - Conceptual, continue to Feb. 11, 1998 B. 114 Neale St. - Conceptual, continue to Feb. 11, 1998 5:15 C. 232 E. Hallam St. - Conceptual - Public Hearing - 0 K Afe d.vo +1- - 72 - 5 .A.k , 6 :+ 1-t - t~ cf 1/0*1~0-i'o IE-- * '5774f4 6 p Jit 5:55 D. 234 W. Francis St. - Amendments to Minor Development 7,30. 6:35 E. 920 W. Hallam - worksession - discussion on FAR bonus and lot split. V. WORKSESSIONS A. February 18, 1998 - Moving buildings and lot splits - 5:00 p.m. B. March 4, 1998 - Variances and additions - 5:00 p.m. NOTE: SITE VISIT - NOON at 920 W. HALLAM - Jan 28, 1998 FOR TONIGHTS MEETING -:00 V. ADJOURN PENDING ISSUES: Code revisions by asst. attorney to increase fines i.e. letter of credit. .OJECT MONITORING Roger Moyer 303 E. Main, Kuhn 420 E. Main (not active) ISIS (not active) 939 E. Cooper (not active) Susan Dodington 712 W. Francis (stalled) 918 E. Cooper, Davis 132 W. Main, McCloskey Meadows. Trustee and Tennis townhomes 525 W. Hallam (not active) 234 W. Francis Melanie Roschko 918 E. Cooper, Davis ISIS (not active) 706 W. Main (not active) 210 S. Galena, Elk's building plaza 414 E. Hyman, Aspen Cooking School Suzannah Reid 303 E. Main, Kuhn 702 W. Main, Pearson 218 N. Monarch, Zucker Mark Onorofski 1008-E, Hopkinsâ€žBellis, Mary Hirsch Meadows, Trustee and Tennis townhomes 525 W. Hallam (not active) Gilbert Sanchez 420 E. Main Galena Plaza (not active) 820 E. Cooper (not active) 514 E. Hyman, Mason Morse bldg. 1008 E. Hopkins, Bellis Jeffrey Halferty 939 E. Cooper (not active) 132 W. Main, McCloskey 234 W. Francis, Mullin Heidi Friedland 130 S. Galena, City Hall -aDNCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 214 E. Bleeker Street (Greenwood), expires February 12, 1998 520 Walnut (Greenwood), expires March 22, 1998 414 N. First Street (Ernemann), expires March 26, 1998 834 W. Hallam (Poppie's), expires April 26, 1998 514 N. Third Street (Ringsby), expires 123 W. Francis, Lot B (Vickery), expires May 24, 1998 0 PUBLIC NOTICE DATE *09 TIMEE@Â«41 j PLACE-On_HALL PURPOSE-HPC: -COMifreâ‚¬16Â£YifiM R-.#*-I_&!EkkE- 1112%Â£&alemeâ„¢!39!8 NCU*I-StREYAYD JAN-13-1998 16:19 FROM ASPEN/PITKIN COM DEU TO 9-9257981 P.01 1 County of Pitkin } ~t b 75 1 AFFIDAVIT OFNOTICE PURSUANT _1210- 1 TO ASPEN LAND USE REGULATION State of Colorado } ~--=~ SECTION 26-51060 (E) i FUL EL 'I (14.$, F# kl. , bemg or representing an Applicant to the Ciry of Aspen, personally certi~hat I liave complied with the public notice requirements pursuAnt co Section 26.52.060 (E) of the Aspen Land Use Regulations in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class, postage prepaid U.S. Mail to ali owners of property with three hundred (300) feet of the subjea property, as indicatcd on the attached list, on the Â¢5 day of. Otc. ' 1997(which is 29- daysÂ· prior to rhe public hearing date oftÂ· 14Â·901. 2. By posting a sign in a conspicuous place on Ihe subject property (as ir could be seen from the nearest public way) and thai the said sign was posted and visible continuously from the- | 9 day of JA-N ; 199.2,Â·(Mustbe.oosred forat least ten (10) 811 days before [he hearing date). A photograph of the poste*sign is attached hereto. 5ignatur~ 1 6 (Attach photograph here) Signed before me this 1444 day \ j Onn KA,CAA.4.A .199Sby 462 WrINESS MY HAND AND OFFICIAL M~ommission expires: 7/2 5-~/ 7-~AL ~ A Ct-rell NÂ·i l /49 ran R N Public Aux_, 0- 46 coM k Notary Public's Rignature 71+R in ColthÂ¥;/ St ate of C,olorado TOTAL P.01 Txse COPY **************************** 2a1- E- 14 = 16â€¢wi. REPORT REQUEST ~te of Request I'~ ill,T /- quested Cpmpletion ]~)ate j \1 Name MAÂ·Hke,u Sckoll Conipany Name Hrav Ini.~1 -312- :*pe~e_ A.zAR i r , Phone Number< 1. '~ j , ; ~ ,'~, Fax Number E-Mail Address Mailing Address Delivery Instructions: 3 Call Fax Mail E-Mail Request: Disk 3 Hard Copy _ ,< Mailing Labels E-Mail Format: Comma Delimited Tab Delimited Excel Lotus *Note: All Large Reports will be "PK Zipped" 3 300'Radius Report: Parcel #: '.4 '/,7/2 4 ,/ 1/ (/ )/ Adjacent Property Owner Report: Parcel# Sales Report: From: - To: - Subdivision/Condo Report: Subdivision(s)/Condo(s) Custom Report: Please include the following information in the report: CHARGES ************** There will be a $50 minimum on ALL reports Hours @ $60.00 per hour $ C 1 L Pages @ $ .10 per hour $ C ill_Labels @ $ .03 each $ }21 RECEIVED Disk(s) @ $ 5.00 each $ JAN 2 9 1998 --Postage ASPEN / Pi i KIN COMMUNITY DEVELOPMENT Prepaid Aniount $ TOTAL $ 1 11.,11 1 201 NORTH MILL ASSOCIATES LLC 50% 201 NORTH MILL ASSOCIATES LLC 50% 201 NORTH MILL ASSOCIATES LLC 50% KRABACHER FAMILY TRUST 50% KRABACHER FAMILY TRUST 50% KRABACHER FAMILY TRUST 50% 201 N MILL ST STE 201 201 N MILL ST STE 201 201 N MILL ST STE 201 N CO 81611 ASPEN CO 81611 ASPEN CO 81611 201 NORTH MILL ASSOCIATES LLC 50% 201 NORTH MILL ASSOCIATES LLC 50% 225 N MILL ST LLC KRABACHER FAMILY TRUST 50% KRABACHER FAMILY TRUST 50% A COLORADO LIMITED LIABILITY CO 201 N MILL ST STE 201 201 N MILL ST STE 201 225 N MILL ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 AMATO JOSEPH A ASPEN CENTER FOR ENVIROMENTAL S ASPEN COMMUNITY UNITED METHODIS PO BOX 503 100 PUPPY SMITH ST 114 N ASPEN ST HIGHLAND MILLS NY 10930 ASPEN CO 81611 ASPEN, CO 81611 BERKO FERENC BRUMDER WILLIAM G TRUSTEE ELDER NELS REINHARD ESTATE OF BERKO MIRTE 2054 FIRST WISCONSIN TRUST CO ELDER JANET C PO BOX 360 MILWAUKEE WI 53201 202 N MONARCH ST ASPEN CO 81612 ASPEN CO 81611 FROST MONA - C/O CNB GIVEN INSTITUTE HODGSON PHILIP R TRUST REAL ESTATE - CNDT2311 REGENTS OF UNIVERSITY OF COLORAD HODGSON PATRICIA H PO BOX 5168 BOULDER CO 212 N MONARCH ST DENVER CO 80217 ASPEN CO 81611 HERBERT S KLEIN HERBERT S KLEIN HERBERT S KLEIN MARSHA L AS JOINT TENANTS KLEIN MARSHA L KLEIN MARSHA L AS JOINT TENANTS 201 N MILL ST STE 203 201 N MILL ST STE 203 201 N MILL ST STE 203 ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 KLEIN HERBERT S KLEIN HERBERT S LARSON KARL G KLEIN MARSHA L KLEIN MARSHA L LARSON M MADELEINE AS TENANTS IN 201 N MILL ST 201 N MILL ST 201 N MILL ST STE 109 ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 LARSON KARL G LARSON KARL G LARSON KARL G LARSON MADELEINE LARSON M MADELEINE LARSON M MADELEINE AS TENANTS IN 201 N MILL ST STE 109 201 N MILL ST STE 109 201 N MILL ST STE 109 ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 . LARSON KARL G LARSON KARL G LARSON KARL G LARSON M MADELEINE LARSON M MADELEINE LARSON M MADELEINE 201 N MILL ST STE 109 201 N MILL ST STE 109 201 N MILL ST STE 109 ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 'OAN ENID PARZYBOK WILLIAM G JR RED BRICK SCHOOL H ST 11514 W OAKMONT DR CITY OF ASPEN BOULDER CO 80302 MUKILTEO WA 98275 130 S. GALENA ASPEN, CO 81611 ROBERTS LINDA PACE S & A EQUIPMENT COMPANY SEGUIN WILLIAM L PACE LINDA MARIE AKA A WISCONSIN PARTNERHSIP PO BOX 4274 4040 BROADWAY STE 450 201 N MILL ST STE 109 ASPEN CO 81612 NTONIO TX 78209 ASPEN CO 81611 SUTTON KERMIT S TRUEMAN ASPEN CO TRUEMAN ASPEN CO. SUTTON JENNY W A LIMITED PARTNERSHIP A LIMITED PARTNERSHIP 801 12TH AVE S STE 400 94 N HIGH ST STE 50 94 NORTH HIGH ST., STE. 50 NAPLES FL 33940 DUBLIN OH 43017 DUBLIN, OH 43017 UNITED STATES POSTAL SERVICE WRIGHT DEBORAH D ZUCKER DONALD & BARBARA HRBEK WESTERN REGION WRIGHT & ADGER C/O 101 W 55 ST APT 2L SAN BRUNO, CA 94099 201 N MILL ST #106 NEWYORKNY 10019 ASPEN CO 81612 300' Radi ist 02-Dec-97 Parcel Number Schedule Number Owner Name Name 2 / Address 1 Address 2 City State Zip Code 2737-073-17-023 R009538 201 NORTH MILL ASSOCIATES LLC 50% KRABACHER FAMILY TRUST 50% 201 N MILL ST STE 201 ASPEN CO !81611- 2737-873-17-622-i*666557-261-NORTH-MiCEASSOCIATES-ELE38%- -RRABACHER-FAMILYTRUSÂ¥-58%--281NMICE-ST-Â§Â¥F-261--ASPEN CO 181611- 2737-073-17-019 'R009534 201 NORTH MILL ASSOCIATES LLC 50% KRABACHER FAMILY TRUST 50% 201 N MILL ST STE 201 ASPEN CO I81611- 2737-073-17-020 R009535 201 NORTH MILL ASSOCIATES LLC 50% KRABACHER FAMILY TRUST 50% 201 N MILL ST STE 201 ASPEN CO 81611- 2737-073-17-021 R009536 201 NORTH MILL ASSOCIATES LLC 50% KRABACHER FAMILY TRUST 50% 201 N MIll STSTE 201 ASPEN CO 81611- 2757-073-17-004 .R000116 225 N MILL ST LLC A COLORADO LIMITED LIABILITY CO 225 N MILL ST ASPEN CO 81611- 2737-073-14-002 iR000448 AMATO JOSEPH A PO BOX 503 HIGHLAND MILLS NY 10930- 2737-073-05-003 R015335 ASPEN CENTER FOR ENVIROMENTAL ST 100 PUPPY SMITH ST ASPEN CO 81611- 2737-073-16-801 iR013932 ASPEN COMMUNITY UNITED METHODIS 114 N ASPEN ST ASPEN, CO 81611- 2737-073-16-003 R000127 BERKO FERENC BERKO MIRTE PO BOX 360 ASPEN CO 81612- 2737-073-16-005 R000191 BRUMDER WILLIAM G TRUSTEE 2054 FIRST WISCONSIN TRUST CO . MILWAUKEE WI 53201- 2737-073-17-005 R000421 ELDER NELS REINHARD ESTATE OF ELDER JANET C 202 N MONARCH ST ASPEN CO 81611- 2737-073-14-001 R000480 FROST MONA - C/O CNB TRUST REAL ESTATE - CNDT2311 PO BOX 5168 DENVER CO 80217- 2735-124-19-851 R014786 GIVEN INSTITUTE REGENTS OF UNIVERSITY OF COLO BOULDER CO 2737-073-17-003 'R005160 HODGSON PHILIP R HODGSON PATRICIA H 212 N MONARCH ST ASPEN CO 81611- 2737-073-17-027 'R009542 KLEIN HERBERT S KLEIN MARSHA L AS JOINT TENANT 201 N MILL ST STE 203 ASPEN CO 81611- 2737-073-17-026 R009541 KLEIN HERBERT S KLEIN MARSHA L 201 N MILL ST STE 203 ASPEN CO 81611- 2737-073-17-028 R009543 KLEIN HERBERT S KLEIN MARSHA L AS JOINT TENANT 201 N MILL ST STE 203 ASPEN CO 81611- 2737-073-17-024 'R009539 IKLEIN HERBERT S KLEIN MARSHA L 201 N MILL ST ASPEN CO 81611- 2737-073-17-025 IR009540 KLEIN HERBERT S KLEIN MARSHA L 201 N MILL ST ASPEN CO 81611- 2737-073-17-014 R009529 LARSON KARL G LARSON M MADELEINE AS TENANT 201 N MILL ST STE 109 ASPEN CO 81611- 2737-073-17-011 iR009526 LARSON KARL G LARSON MADELEINE 201 N MILL ST STE 109 ASPEN CO 81611- 2737-073-17-012 R009527 LARSON KARL G LARSON M MADELEINE 201 N MILL ST STE 109 ASPEN CO 81611- 2737-073-17-013 R009528 LARSON KARL G LARSON M MADELEINE AS TENANT 201 N MILL ST STE 109 ASPEN CO 81611- 2737-073-17-017 'R009532 LARSON KARL G LARSON M MADELEINE 201 N MILL ST STE 109 ASPEN CO 81611- 2737-073-17-018 R009533 LARSON KARL G LARSON M MADELEINE 201 N MILL ST STE 109 ASPEN CO 81611- 2737-073-17-016 iR009531 LARSON KARL G LARSON M MADELEINE 201 N MILL ST STE 109 ASPEN CO 81611- 1737-073-16-004 R000822 LIGHT JOAN ENID 73313TH ST BOULDER CO 80302- 3737-073-16-006 'R000333 IPARZYBOK WILLIAM G JR 11514 W OAKMONT DR MUKILTEO WA 98275- 1737-073-13-801 'R013990 RED BRICK SCHOOL CITY OF ASPEN 130 S. GALENA ASPEN, CO 81611- 2737-073-14-050 R005354 ROBERTS LINDA PACE PACE LINDA MARIE AKA 4040 BROADWAY STE 450 SAN ANTONIO TX 78209- '737-073-17-010 R009525 S&A EQUIPMENT COMPANY A WISCONSIN PARTNERHSIP 201 N MILL ST STE 109 ASPEN CO 81611- 1737-073-16-002 R000614 SEGUIN WILLIAM L PO BOX 4274 ASPEN CO 81612- :737-073-15-001 R000523 SUTTON KERMIT S SUTTON JENNY W 801 12TH AVE S STE 400 NAPLES FL 33940- '737-073-52-001 iR008716 TRUEMAN ASPEN CO A LIMITED PARTNERSHIP 94 N HIGH ST STE 50 DUBUN OH 43017- 737-073-52-004 iR008719 TRUEMAN ASPEN CO. A LIMITED PARTNERSHIP 94 NORTH HIGH ST., STE. 50 DUBLIN, OH 43017- .737-073-52-852 ;R014175 UNITED STATES POSTAL SERVICE WESTERN REGION SAN BRUNO, CA 94099- 737-073-17-015 R009530 WRIGHT DEBORAH D WRIGHT & ADGER CO 201 N MILL ST #106 ASPEN CO 81612- 737-073-17-029 'R009947 ZUCKER DONALD & BARBARA HRBEK 101 W 55 ST APT 2L NEW YORK NY 10019- 1 0 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Deputy Planning Director d*W . FROM: Amy Guthrie, Historic Preservation Officer ~ RE: 232 E. Hallam Street- Conceptual, Partial Demolition, Ordinance #30 DATE: January 28,1998 SUMMARY: The applicant requests conceptual, partial demolition, and Ordinance #30 approval in order to remodel and make an addition to the existing building, which is a designated historic landmark. A side yard setback variance is requested in order to place the addition in the same general area as an addition currently sits. APPLICANT: Linda Pace, represented by Harry Teague Architects. 0 LOCATION: 232 E. Hallam Street. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in .Section 26.72.010(D) ofthe Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). 0 1 Response: HPC held a worksession on this project at the January 14,1998 meeting. The 0 applicant's proposal is to substantially demolish an addition made to the house in 1984 and replace it with a new addition, which will sit in approximately the same location. The architect has provided a thorough application, including photographs of the model which HPC viewed at the worksession. Staff finds however that we cannot support the assertion of compatibility between the historic house and new addition in this proposal. Although there is inspiration taken from the massing of the original structure, and the abstraction of the form is very interesting, staff must recommend restudy. HPC has long been supportive of allowing creativity when adding onto historic structures, however, there are criteria for compatibility that must be met, for instance similarity in roof form, window form and solid to void ratios, detailing, and materials. It is a basic premise of historic preservation that an addition to a historic structure must ultimately be subordinate to the resource which is to be preserved, which does not appear to be the result of this proposal. While in fact there is heavy vegetation around the site that screens the addition, staff feels that the design approach must be valid as though it were going to be a part of the streetscape. The apparent reconstruction of the original house does not diminish staffs concern with the compatibility question. Staff wishes to acknowledge the tremendous contributions of Harry Teague Architects in exploring the idea of a new "Aspen vernacular," but must recommend looking to previous 0 examples of historic preservation that have come out ofthe office, most notably the Sardy House addition and renovations at Anderson Ranch as a more conservative and more appropriate model. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The site is located in one of the West End's more intact neighborhoods in terms of historic resources (the Community Church neighborhood). Many of these structures have been renovated and continue to successfully contribute to the character of the area. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposal does not involve any further alteration to the original house, therefore its significance as a representation of Aspen's history is not diminished. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereoÂ£ 0 2 Response: Staff finds that the proposal does detract from the architectural character and integrity of the historic home in that the addition is visually competitive with the resource. PARTIAL DEMOLITION Section 26.72.020.C, Standards for review of partial demolition. No approval for partial demolition shall be granted unless the HPC finds that all of the following standards are met: (For the purposes of this section, "partial demolition" shall mean the razing of a portion of any structure on an inventoried parcel or the total razing of any structure on an inventoried parcel which does not contribute to the historic significance of that parcel.) 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance ofthe parcel. Response: The applicant proposes to demolish a portion of an addition built in 1984. 2. Standard: The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: No original or significant features are proposed for demolition. B. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Response: This issue is discussed in detail under "Standard 1" of the Conceptual review criteria. COMPLIANCE WITH ORDINANCE #30 The proposal does not comply with one aspect of Ordinance #30, the "volume standard: Folume: Areas where there are "...facade penetrations between nine (9) and twelve (12) feet above the level of the finished floor, and circular, semi-circular or non-orthogonal fenestration between nine (9) and fifteen (15) feet above the level of the finished floor" are counted as 2 square feet for every 1 square feet of floor area. Response: The large window on the south elevation of the addition does not meet this standard. Staffhas recommended restudy. 3 0 ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the Development application as submitted. â€¢ Approve the Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC table the application to allow restudy of the proposal. RECOMMENDED MOTION: "I move to table the significant development application for 232 E. Hallam Street to February 11, 1998." 0 0 4 r-sawiRg-71 0- 31 4, AUL- 11 uk.11 1 - - - " --*~-- - - - - =- -- -- - =- - --- - -- - - - - - - -- - - - -= - -- --. - --- . --- - .. .,... - _ _LPÂ· EXIST. PABAPET ..~p- -- 1.51* ~-~ , EL: +123%4'(+/4 1 11 \ 4 fÂ« 1 11 BOT. EXIST. EAVE EL: +114'Â·2744 EL: +112Â·-9â€¢(41 )-- - Â·Â·Â·Â·Â· + ,â€¢-2 1 .-*. rit f \If :f 1 1 111 1: --- -- ..Â·-3. C'--.T'"-T+++ "'7*+""+""--'T-gÂ·Â·-E+Â·Â·Â·+--"Â· = li 1- ..VY ..... ...+- .....................~.....,-Â¥.1- k i , ' ! I Iii i i Il ': ! - i! ~ i 'l L *- Â· 1 1 '- 1 1 -------------- ---r'Lic---- -"em&**L--9- C.%--I T.O. EXIST. 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EL:497Â·10'GA 4 11 ~ WEST ELEVATION Â¤ O scale: 1/4' = 1'-0" 3=== 23 7*-1 -----#*--- -LP.gXmpmqgÂ·r_ _*- 1 EL: +121Â·-7-(+M 41 R If#*36 AA eâ‚¬341 4-1 DÂ¢W 1 It !\ konâ‚¬ f F 4 r 1 \ U 1 "i \ < - -- -Ill .1.- 1- - - .+ *+--- - i - - - - I -- - 1- - - - -- ----- .- - - - I- -- BOT. EXIST. EAVE EL: +113â€¢.4,(+iÂ·) ~ 2.4 N EL: +112Â·5Â·(+M Â· Â· Â· Â·Â·Â·Â·Â· Â·Â·Â·Â·Â· Â·-Â·-Â·Â·Â· Â· Â·Â·Â· .. . x. <. -=.+~ - - - - - TO. E;@1284PET- -+ El: +111'-0â€¢(+/4 "91Â· 1 d) - i 11 11 2 1 ---- -111 11 ...-..EXIST. F}REEL.R. .. ..*- i Â· EL +100.0'(44-1 -1 1 ._ - ------_ --_-J-=.~- -= 4.1 ----1-____ __3_ -_l __ -__ T:P. NEWENELOPR_ _~_ . El.. 20' 0. LIAEMIST. ga!9. A EL: +97Â·<0*(,w-1 T~ ELEVATION ~ NORTH ELEVATION scale: 1/4' = 1*-0" S1031IH0WV 1.HHMIS WV17Â¥H.L~3 ZE ~ < ~+1 . L. 1/1 0** - O 8 JAN 2 1 1998 RECEIVED ASPEN / PITKIN 0 0 0 COMMUNITY DEVELOPMENT ffy=Â»Â« E_ 5 ./11 11 2JW ID Id fT7-1 c*h=~~ g ; C:It:b _~, r-\ El _[2 - WE/4 Clf O 1 506 06 0 ==cÂ° 41 ~.~~ PACE r~1 -171 r-7 , ~r--lr~~~~' Li - 9 04 j 9 0-Sp - - -, -=:~-rd.~%30(Inwr -j-jui:TR - 23*AST HALLAM STREET 11~ 1,#fe:.1=-1 r , 3--79 3% t-,4-4-, :29-ff'*31 ..---1.-Usill~-coLORApo u d~--- Â¥ * .,iâ€¢ '2% - . - -4 ,Â£Â£*2 + Atwr . 1.12Â¢*. 4.1314419 ~11>L.'46.11,4* 1,$ r-- ./:541,7 - - - 1.*1 1 ./. 22_*244..5 0- 1 : * Crl. $ -4 =EVI- I t .4-. EltÂ»- , I. 1-* -*r. LL--3-â€¢ â€¢ r c, i Tz-+1~1-121-424' 11/~Lti*Vy+Â·t~-:i-~'*5~~f -'1-~'e..1 1 -,L - 11-4, 1- _/A - .:4 =r , . 5 -*--2-Â·Er= 1- -4 11= h.3 .' 1,~i W.il/"$*MI -|-p,~, 1 Â·nit , - **4942-L#-41, *4404<54 -- n 4 --2-525 1 4<tâ‚¬4Â¢121-*~4 Â«fil,~29_14*~:I -61,4-i . i -1 224 '- 1- I #.2 -1. ~r * 451 +- -AL -1 12 + Z - - Â·1* + 1 1- + - - ..7 -r ~~ t~,- t .- 4<2~~ --LS:*1 = 31=.P =Ift- ff 1 ..1 . - i i t./t==5~W.,>1- I - I. / U , ... . â€ž 11, â‚¬37 -. + ' 44 4 Il Il #U U N Â· Â¢42~- 1 11 -5.-1. 4 - 61 - ..1 1 ... 1 =1...@1 1- * 4 - a ./ 6130 @Td *CV I - 4 39 C t. C - : 11"9- 4 -% - -- - :- 10-1 - , I I 'Mâ€¢y>, :***4â€¢It - + - 4 1 --2 *-#":3 - - 1.' .- 99.2 p ... e'lt = 9 1 J- 1 _ - i' =zâ€ž/-4 --Â· -- - r - -- Eng tf f)-9-11 - ./ I ./. 19/7&/ 12 - J ' --E -2 1-==1 E--=.i~f--C _-+1-7 --1--1.-ib='2!,..Am--2 -Â·. - I LL-L_ . 1.+8:9 - I I / 0 C ! - Â·- Â»- j HARRY TEAGUE ARCHITECTS j 412 N. MILL ST. ASPEN, COLORADO (970).925-2556 -- -1... * 4 -r, A r-7. 81 i I r'-9 -f r=n F='n,ar----I- 0 C HPC/ATTACHMENT NO.I&2 0 - -- ATTACHMENT 1 ATTACHMENT 2 LAND USE APPUCATION FORM DIMENSIONAL REQUIREMENTS FORM 1. Project name Pace Remodel Apolicarit Linda Pace, Hondo Partners Inc. - ~ ~TC~Et JOCStIOO 73 7 1, ct Tal 1 Am C+7-00+ Address: 732 Eaft Hmllam qtrapt Zone district R6 (indicate street address, Ict and biock number ormetes ana bounds description) Lat size: - lqGGK &, cry u'+ E<isting EAR .4505.0 Sq. Ft. 3. Present zoning Ra 4. Lot size 19555. 6 Sq. Ft. Allcwatie EAR: 4247.8 Sq. Ft. Prccosed FAR: 4505 5. Aoplicanfs name. address and phone number Linda Pace, c/o Hondo Partners, Existing net feasable (c.mmercall: N/A 445 N. Main Ave., San Antonio, TX 78205 Prcgcsea net !easacle (ccmmerciat): N/A - - Existing 96 of site c-verage: 19.7% 6. Representatives name. address. and chcne number Matthew Scholl, Priccsed 9% ar site C.verage: 19.83 Harry Teague Architects. 412 North Mill STreet, Aspen Existing % cf ccen space: 80.3% P.=ccsec 36 of ccell Scace: 80.2% 7. Type of acclicaticn (cneck ail that apply): Exising maximum heignt P'-rc:cal =ics: 25'.0" , Accescrv clcc: N/A max. heignt: , a .U-C:, =:dc: 0t~ 1 n " Accesscr/ 31CC: 4/A Conditicnal Use Conceptual SPA x Concectuai HPC P==csec 34 cf :emctiticc: .40% Sceciai Review Final SPA - Finai HPC Existing number of jecrccms: 4 P=:CS-2 flumber j tecrccms: 5 80Â£O Greeniine Cancectual P LID Mincr HPC Stream Margin Final PU D Reiccaticn HPC =-,C-,- L...A-Lit i g CH-site parking scaces: 1 Subdivisicn Tex#Map Amend. Histcric Lancmarx Cn-site carxing spaces recuired: 5 GiVICS ailarmer[I GMQS exemcricn x Demc/Partial Demc View Plane Condominiumizaticn Design Review Sertacxs Lct Sclit/Lot Line Acceai Cammittee - Eristing: Minimum required: P.cocsed: Adjustment Frcrn 17'.0" FrcrEC in, n" --rcrT[: 17'.n" Rear: 13'.0" Rear: 10'.0" Rear: 13'.0" = . 8. Descripticn of existing uses (number and type cf existing structures. Carricinec , Camtinec Canlcinec approximate sq. 1. number cf bedrcoms. any previous accrcvais granted to the Frcr:ttrear:30' Frcrr#rearan-LEC Frcnt/rear 30 '.0" property) 4880 Gross Scr.Ft. (i ncluding 2 car craracre). 4 bedroom. Single Side: 15'.0" Sice: Side: 15'.0" Family House. Side: 35'.0" S Ice: Side: 35'.0" Camtined Cambined Cambined Sices: 50 1 0 01 S ides: qg, n " S ides: gn, fl" 9. Descriptien of develcpment application Partial Demolition and Remodel. Existing ncnccrlformities cr er:cicachrilents: 257.2 F.A.R. Sq. Ftg..average. VariaticrIs requested:,sidevani gpi-harÂ·le, - -I 10. Have ycu ccmpleted and attached the following? w Attachment 1 - Land use application form i (HPC has the ability to vary the following requirements: setbacks, distance between buildings, x Attachment 2- Dimensional requirements form FAR bonus of up to 500 sq.1. site coverage variance up to 5%, height variations underthe ; Cottage intlil program. parking waivers for residential uses in the Fbi R-15, RMF, CC. and O . Response to Attachment 3 zone districts) Response to Attachments 4 and 5 11111111 HPC/ATTACHMENT NO. 3 0 . ATTACHMENT NO. 3 APPLICANT: LINDA PACE 23z EAST HALLAM STREET ASPEN, COLORADO 8I6II 970.925.2709 445 NORTH MAIN AVENUE SAN ANTONIO, TEXAS 78205 2IO.226.6663 ARCHITECT: HARRY TEAGUE ARCHITECTS *5 NORTH MILL STREET ASPEN, COLORADO 8I6II 970Â·925Â·2556 CONTACT: MATTHEW SCHOLL p k d4%1 As inc. December 18, 1997 City of Aspen Community Development 130 S. Galena Street Aspen, CO 81611 RE: 232 East Hallam Street To Whom It May Concern: This letter is to authorize Harry Teague Architects and employees to act as my representative in all City and County needs as related to the proposed addition and/ or renovation of 232 E. Hallam. Sincerely, 0 - guvk (*g Linda M. Pace 445 N. Main Avenue San Antonio Texas 78205 ta lindap\City of Aspen 121897 letter Tel 210.226.6663 Fax 210.226.6669 IG 39ed H 69999ZZ0IZ DZ:II L66I/0E/ZI ~ COPY 00 GENERAL WARRANTY DEED U) w r w C 031 RICHARD W. ROBERTS and LINDA PACE ROBERTS, whose address is 4040 .-1 Ch 13 tn Broadway, Suite 450, San Antonio, TX 78209, for the consideration of Ten Dollars ($10,00) 0 and other good and valuable consideration, in hand paid, hereby sell and convey to LINDA D C 0 PACE ROBERTS a/lda LINDA MARIE PACE, whose address is 4040 Broadway, Suite 450, 1-11 0 -4 San Antonio, TX 78209, the following real property in the County of Pitkin, State of Colorado: L CD A tract of land comprising all of Lots R & S, Block 71, in the City and Townsite u of Aspen on a portion of vacated Hallam Street, according to the Willit's Map 4 4 recorded December 06, 1949 in Plat Book 2 at Page 37 as Reception No. 97096, W N * anda portion of unplatted Section 7, Township 10 South, Range 84 West of the 6th P.M., the entire.parcel being more fully described as follows: 8 =-2 W Z\ ~~ Beginning at the South West Corner of Lot M, Block 71, City of Aspen; 08 0\ thence N 14Â°50'49" E 163.12 feet; C 4 Z Ul thence S 78Â°23'00" E. 66.08 feet; -1 thence S 22Â°58'00" E 116.19 feet; . . w <G 0.. thence S 12Â°59'00" W 75.09 feet to the Northerly line of Hallam Street; re m g thence N 75Â°09'11" W 139.65 feet to the point of beginning, Jo 10 *X 13 00 G) also known by street and number as: 232 Hallam, Aspen, CO 81611, with all its appurtenances, and warrants the title to the same, subject to and except for: m 0 0 1. General taxes for 1995 and thereafter payable in 1996 and thereafter. Â¤ 11 30 0 m XI D.1 2. Building and zoning regulations. 3. Reservations and exceptions as contained in the Deed from the City of Aspen providing as follows: That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws, recorded Â£ ~ in Book 59 at Page 329. .0 0- S 020- & g 6 The right of the proprietor of a vein or lode to extract and remove his ore therefrom, as reserved in United States Patent recorded in Book 55 at Page 2. 0 0 0 ~ 0 ~2 5. Possessory rights outside of fences and fence lines as shown on the survey of James F. Reser, L.S. 9184, dated August 16, 1982 and updated August 01, 1983. 6. Rights of way for driveways and water lines, as shown on survey of James F. Reser, L.S. 9184, dated August 16, 1982 and updated August 01, 1983. , 44Â» 00 EXECIPT~ ~Fo~SWP~~M No.Â£9 3 4 y PITKI NO ir Any loss or damage as a result of the Statement of Lien filed in Book 740 at Page 754 by Stryker/Brown Architects, P.C. ALL REFERENCES BEING TO THE REAL PROPERTY RECORDS OF PITKIN COUNTY, COLORADO. Signed this 22-day of September 1995. fl /00.1 46616/-. Kichard A. Roberts 62â€žuA_--aftlkuL/#- J Linda Pace Roberts STATE-OF Great Britain anÂ¢Northern Ireland Lontion;inglan< 1 ss CeeNTÂ¥-eF Embassy of the tjnRbd States of America 1 B 7'wenty.Second The foregoing instrument was acknowledged before me this _ day of September 1995, by Richard A. Roberts 'ts. m Witness my hand and official seal. R mi Condodal .. 1 Vice Consul of hie 44. 2 1 4: 1 United Stotes of America p>k-/r - london, England f '161: 7:Â·: 1 ZA , Notafy-Public t- r 4<9-r ' I.t'_ .44â€ž912â‚¬/ STAT*-15XAS ) ) SS. COUNTY OF BEXAR ) The foregoing instrument was acknowledged before me this ~ ~ day of IC (**eu , 1995, by Linda Pace Roberts. Witness my hand and official Real. gl,~1144 Counolo,nA - 2 - Notary Public 2.=A=?t~ NOTARY PUBLIC 1 1 -A,6, State Of Texas 2 11 r) â€¢aoh Inltiallod by the a~ i grantor 386865 B-798 P-64 10/30/95 03:07P PG OF PACE REMODEL 232 EAST HALLAM 40 - %9 6-J --1 5 C 4 O . i,kh 4 0, "10 2,39 - 1 1 f_ /= / 1 1 4 - -1 , 1111 7 96 9 E 11 ~ -- 4 - 015\ ~ft 1 . 7. > PROJECT LOCATION c Â· â‚¬ 3->3 &Â° 01 - 1 y -21\03 # 2 4 1-im Le 1 - 11 A (91-0 0 011*FlICM'Â£:81*Ulf.*LI 23Â¢0 -4/1 C m .110 4 ida. ViliE~~100Â¥1261 -250{21 f = . . 3 0-1- 21. A 1 0 1@*91196*1106 44'00(41",010.9~ - -b- - 11 1*WlliT@11*1*Imiff wlle M #-rw ' - 42 0. p wul Rlim 4 6 \Â· .1 us: [F glt=511'imeal 1[i9~f-AC=110== TE[MII1[5Ult[]19 11!Elmllj t 11.L Im B.*-4.12,4,--Al Co --1 -1 ---1 ~rEMENHMEW"M :RRI mam/H/m - ..a f \- 'Alk 127':Fler-lmwillat:tr'01 60Â¢D"I t . frmt dlegmmt#BWEritÂ»Ell-EEE~&311~2 0~ 00 O #EEE *17163 ngJ===? 1 1 40 g iktz -34*ip Ejgfil-1 1 -r-ic U e .3.=M i * ! 1 LA FAS T-1 t? . - - (<~-~SITE LOCATION MAP LI/// =''I.~..I''. 1 , 1 HPC/ATTACHMENT NO.4 0 ATTACHMENT NO. 4 DESCRIPTION OF DEVELOPEMENT APPLICATION: The developement proposed consists of a partial demolition, remodel, and new addition of an existing single family house with attached garage. The application also includes a request for a partial I3'-o" sideyard setback. 0 . 0 - a. 'i' f *l, , 7 ' 34- . 2'+ '*3*+ t.. 2 .9 2,3,2 1.. 1.1, 4% 1 .1 , i.ll 1 - 2%1.. f .4 -7~4Â·''~001 i . 1 ..fu ' 434Â· Alk ir" 1 ' ~ '4 1'1Â·<, kÂ· ; t: 11 u. â€¢Â·t 6. , v 6Â·.' ~ Â·Â·Is ...+:, .... ..,1 4 t.i , i .'.. . 'Â·.Â·.9,1 ' 1Â· 9 *r Â· 1 1 ...4 0 - 4. V. p 2 Al. ' /3 .i . ..fi 2 ,+.,t '-â€¢-0-2 / 1 The Glidden house: a C 1 91_ rum '21*fl 'imli- i--=i--9 iesson dearly learned ~ ~ ~tl ~ E-~3 Â·Â·fâ€žlit 0 '.1.14 11 -- -- f:asi by Pauli Hayes where Fred typed his western -- - There are times when the pay- manuscripts became skeletons of % j J-----~ ~ 1 .5- ,t 1 ment exacted for a lesson - no surviving two-by-fours. --1- 11 04 - D matter how needed - is just plain Incidentally, other restorations - ...I-- - it too dear. had been done as completely and 1,013 4. Therearealso times, as Aspen's ruthlessly-though less obvious- /; Ill 4 15 0 Ilistorie Preservation Committee ly - and never were subjected to , pÂ· 40Â· 'ri"~~M . i',A iltt .* v fÂ· : I.f .. i I learned recently, when the value such a public outcry. Â·Â·- . It, 4111( i:lvi!01 i)1-fitnilihlft lf-[p f f,'91rkir9vey:.Â»~ LÂ·..t~j, r ' and sense of loss in such a lesson is Take, for example, the Shaw . 44â€¢ LE:1 11 M <1 :. 1 '. f :,1 d 41 4 i d . i d 14 3 1 11 Y U 1 f 4 1 A .1 ' 4 %{ Â·:1 1 j, ,Â·. .s i F. 4,1 21 /:1 ./ :/ *.1 ~I . ~: ~ g., 4: I. understood only too late. house on Lake Avenue, restored HI'C members this week can by Jack Nicholson and Lou Asner, The Glidden house as it looked in January before the restoration began. only concede that for the sake of and the historic house that is now ' ,Â©. I an important lesson, an impor- Chez Grandmere in Snowmass. * U.'.9,1.{ - , 1\ ./ 00 . Il .2 ~,Â§ tant and historically significant Perhaps because itis more visi- Â· ,,Zx:Jk# f:941,4 - ,, .7 ,~11~ al ructure may have been sacri- ble and better-loved by its town- .\\. \: ,%.4, 1' 0 i d at the expense of education speople - perhaps because the , <.> ...2 : 4 I .4 :. 4 fr i# 9/ f..6 - not just for the committee, but restoration methods seemed more - ....4 â€ž also for the community in brutal and more final - for what- 10. I 4Â¢ 41; 4#j # , U , :r . .Ar ' ct. Â· r...2Â£ general. ever reasons, the Glidden house is ~ * j , ' .1 'A 94 9 03 1+ h h The subject of recent lament is the object of a battle. the Glidden house, longtime Neighbors and other concerned 3 . 'El . I 'f home of the late western novelist citizens are asking whether Vigo- d. 4 D.., . Fred Glidden (Luke Short) and da and her representatives have ... '9 his wife Florence. forever destroyed the historic in- 0. . h , 4 1, !. I Their stately Victorian house tegrity of the house - whether w j 1 1 ./ 18:. 4 Â£ : Â·Â· r at the corner of Hallam und the HPC made a wise decision in 4 i / r . 1 /ir .4 1 1 I ~101~arch streets was befure the allowing its reconstruction - - turn 01' the century - und re- whether the old house can be . , 4.4 1,1 i . mained until March - a land- viewed as anything but a tragic :. h :i ; 42 1 mark in an abundance of Vieto- sacrifice to proverbial progress, 41 v N. 3 ; 072 rian landmarks. It's a classic case in which the :. p 1 ' ,. Vt' Its mansard roofand iron para- wisdom of hindsight may have I i + f pet were as much representative dawned too late - too late for the , of its historic importance as Flor- house, too late for the guardians , i : '. I .1. t .1 - ence's myrtle garden and ancient of the historic, too late for the Â· 4: 92 44 Z , *{'05* stravings bf wild iri& -Iand of community - too late, even, for 1 , 1. i + 4 I ./ - .*as a favorite stopping point for Something Positive imithillial"Ip.:.-4/. _ every season's sightseers. But a Tuesday HPC meeting ~ ' Jilll"i 1 â€¢/. Through Hands proved that positive change can lillilillillill'llil//Imip/&7,76~B,&244EPf5i: . I. When Florence died in April of come of the Glidden house tem- Iiiiiiiiil/=YWE/,34* A ..,Â·4:1Â¢21â€¢,.Â·Â·Â·Â·'39, , '~ A; 40. - fi 1981 lafter Fred's death in 1975), pest. In March the house was gutted and stripped to a bare skeleton of surviving two-by-tours. the house passed on to the Glid- A healthy (for notoriously un- den children, who late in 1983 attended public meetings) turn- ; .4. Â¢ifÂ·~ ~ U*11' sold it to Denver developer and out of neighbors caused HPC ' 4. Â·Â·94 h...~-Jaill 74 1--f 4 hialorie preservationist Louise member Terry End to cheerÂ· 2 tat '11~'SE ? 1 Vigoda. Mathis at one point that "this BAEFO~KI Early this year, Vigoda hired a really isn't the Inquisition, 4**B' , .'ta.j'.Alw UEU, ./Al Denver architect to prepare plans thoudh it may seem so." . "' + .r 1 % fur a complete restoration of the Mathis defended tearing the old * ' + r I. -. itieR J historic house - and a contem- house down to its barest skeleton, , . pot*ary addition of more than noting that its advanced state of Â» ' 44, 1.600 square feet adjacent to the physical deterioration forced his ' , ,Â¢, T=--e historic structure. responsibilities into safety mea- --- i ..Btly She also hired Aspen architect sures instead of preservation for : I# Stan Mathis to coordinate con- its own sake. 4 1 ./-1 ./479, iction and restoration efforts In a dramatic presentation to ' " . '. 31 ...Â·- 51:Wll 1 represent her to Aspen the board, he crumbled rotting h ./ 93: 1- 4 . N i. boards. In February, the HPC Miding and pulverized crumbling Â·J 1,9 /: approved the plans Mathis pre- bricks to demonstrate the extent Â· Â· Â· 1 91' d' 1: ' mi! ~ented fur both the restoration of the deterioration. 1 ' vt. mj 12 4 Und the new construction. And he promised, on Vigoda's . . .1 .00,!i! it Â·**t f 7:,1 1 4 . .. i I all *,unded fine in theory. behalit that the old house will go , . 4 - . Vt' 11 1, A 1 - Â· :f l Everyone involved seemed to -right back up the way it was," ' it v Â·l e Nt share a pleasant picture of the with one exception in a slightly â„¢ new owner restoring the old house different parapet (because of the .. Â¢. , . 1, ,1 t.1- 11 4 jubt the way it was but up to code prohibitive cost in furging an 1': 4. 1 Thilit und with safe new materials - identical one). -a"a...... ,~--4....+ ..3 ... 4/.Ki 0 Â· . . 1,8, and offsetting the historic gem That didn't completely satisfy , . 6 ... A flk. with a strikingly contemporary HPC members End, Gretchen addition that would not mock it, Greenwood and Nick Pasquarel- not copy it, but stand on its own in la, who chided him forfuiling to . ; ~ . '. Â·-~',~~â€¢â€¢ â€¢~.- .....t, .I r h. 7.1 421..-U...6 -r 1~TI'ttitiff, t .:4.4L.4-444 .*.-w ,Â£ .7,}..iW ..a.'1 0 mutual respect. inform them - in advance and , t- - ': 2 " , .Â¥ 1 Brutal Realities more thoroughly - of the extent Nobody, however, was of the demolition plans. By yesterday, the house was beginning to flesh out with all new - and safe - materials. apparently quite prepared for the Local friend of historic causes control over alterations of histor- to have Building Department have made the same decision to ' tal realities of restoration. Heather Hopton summed up the ically significant buildings. staff as well as liPC members fre- approve the restoration." ..ipped away were the quaint present objections, protesting "we Penne suggested that a consult- quently monitor significant pro- And Aspen attorney Gideon Victorian moldings. Down came think things went too fartoo fast." ing architect (with preservation jects. Kaufman, speaking in Vigoda's the mansard roof and its myste- Better System background) be required for ap- "It might slow down the con- behalf, concluded the meeting rious parapet. Laid in neat stacks It's too late, of course, for plicants proposing to remodel or struction, but this proves it would with the observation that "the for future use were the gables and academic questions. restore their historically signifi- be worth it," she said. issue should be finding ways of the inviting bay window. But in their wish to avoid any cant structures. She added that even ifthe HPC preventing this from happening 'Phe red wallpaper in Florence's future incidents like this, HPC Planning Office HPC Consul- hud known in advance, step by in the future --- and not trying to sitting room was reduced to wisps members are looking into how tantaolette Penne Buggested that step, of the demolition and recon- undo something that's already trailing in the wind. The rooms they can devise a better system of in the future, it would be helpful struction plans, "we still might been done." THE ASPEN TIMES SECTION B Art Pages 3-7 Business Pagbs : 13-15 April 26, 1984 -. a a./S. .2 --- + 0 - 434 c,6, ~ . 1, f -- -1.- --- -- 100 -- / I /0------,07--- - - \ / \ - 100.0 / 1 5 \\ 0 1 f :647*.AL AÂ·yir 1 lowrisâ€¢ TE . --1.t-*:f -â€¢ 4â€¢50'â€¢49- ' 4 .2 3,0 1 â€¢1 LEGAL DOCRIFTION : 2 ~ Med.MING â‚¬ 71[ 54Â· .P:Â·i,â‚¬. Â·1 27 - DLDC,< ~ . r =27:T Â·40>*3 TrÂ·li Â·.V'55TU.LT 11>12 29 5/~:ro i.sT M ...,tr Trit , LAT:Me,ON Trit" TMCMEL .5 75â€¢.D -0 Z .-- =.9 ;-2., s Â·1Â£31 0 32.0Â·03-5 -:4 j, =ur --4.*C .5 +2â€¢51Â· 17-,N 971+CLO, Tretti N 75'C'Â· M Lv 59.65 rEM .ALCTNG bw' , 2NE e rÂ»'LIN 1 â‚¬04 urip. 15 +TMIL POINT Cr 2Â£6,-421:rÂ·-e .-0,41,~;79!re: - il f \ 73 Cl REET Z, IME rie#r* -iNC Â·OF riALS M Â·STRE,F.T . 9, 49,2 59 Ft r.!(DKE <DfK. tr55 E ADDITION i - /2/ 1 I V $ 4 .. - -7 \ 1 0 1 40 8 41 . t ' t i / 2,5 9 t \ 1, . i W \ 0,9 . P ... . 4 \ I e. 41+ , \ -7,6 4 -- â€ž-- 24 M.- / 2 f .. 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Drafted 9 21 90 2 A M d b TMACT Client Z,TAÂ·liti Post Ofnce Boo[ 1730 Aspen. Colorado 81611 303 925 2688 PrTK,ri <21;NTÂ·r, CCLOM,400 f.*1/Â·Eve.M N 14' 50'41" L Gohc 1,6 /9, .'<11/L m EXISTING AREA TO REMAIN - 0.â„¢ MASTER ./.1. I I. I - :te 1 --- - - -: 2=41K- PLUm r . 42Â».. -Aâ€¢km- :41 fi - PAM i> M.ILY h , 7, J. h .6 Â·VINE CE./. .. ''','' =10.1 1 , C.Z. I .1 2 , , I. f . .. . =Ile= 11.1 'ATIO - 1,7 . U.0.4 I., - ~~ EXISTING FIRST FLOOR PLAN 1,11,1 1 1 0 5 IO 30 PACE REMODEL 23z EAST HALLAM . 7 -,A i m EXISTING AREA TO REMAIN zoo C. KooF 1 , 1 0.2 1 i -1.- L _.J 1, , ~~ EXISTING SECOND FLOOR PLAN EDI lilli 11 1 0 5 IO 30 PACE REMODEL 232 EAST HALLAM . I. Wil:112 'll ./. too* 1 22 ,, r ..0. 1-11 EXISTING ROOF PLAN 1111,1 1 1 0 5 IO 30 PACE REMODEL 232 EAST HALLAM * I. - .-I ' 2Â» 8 7 -1 <-1-<1 - 00 1 1 - 00 ..Cl_ -1 3 EXISTING SOUTH ELEVATION . 1, T <Cb> do> f Â· \1 L ] L . L U U U 2--7 /- % 2 ; r h r 1 C~~~ZZ 1 1 00 000 EXISTING EAST ELEVATION PACE REMODEL 232 EAST HALLAM SCALE: I/8"=60" O apf_ t 1 8 [1 11 9 â‚¬5=:2 Â« 00 EXISTING NORTH ELEVATION 7~ \7- <2314> 1 f L L L L L U \U \ 47 p n /--\ n 1 Tr â‚¬ CT-1 66 /--1 = If - -1 0 U 4% EXISTING WEST ELEVATION PACE REMODEL 23z EAST HALLAM SCALE: I/8"=t'-o" EXISTING GROSS SQUARE FOOTAGE Level One 3362.4 s. f. Level Two 1014.1 s.f. - Garage 503.5 s.f. * Total 4880.0 s.f. gross 1 IPO" REARYARD SETBACK- ) , EXISTING SQUARE FOOTAGE AS CALCULATED UNDER CURRENT L.U.C. ~ Level One 3362.4 s.f. , Level Two 1040.1 s.f. ----- \ Garage 128.5 s.f. t r 0 ~ Total 4505.0 s.f. W i 1 ' , ALLOWABLE SQUARE FOOTAGE. UNDER CURRENT L.U.C C F.A.R.) R6 ZONING - r Total 4247.8 s. f. 1 \ 1 " 0 EXISTING ADDITION w I FOR DEMOLITION -~ i | ' Difference 257.2 q. f. 3 4 1 I ' 1 ~ ~ ~ GROSS SQUARE FOOTAGE OF EXISTING CONSTRUCTION TO REMAIN AFTER H DEMOLION | Â»Ul . 1, Level One 1866.1 s. f. i ~ * Level Two 1014.1 s.f. 4 ~ 3325.9 9.1. grofs 2 ' .' ~ Garage 445.7 9.f. B 1 I. . I 1 1 GROSS SQUARE FOOTAGE AFER DEMOL[TION Sq.Ft. to reinain after Existing Gross s.f. 4880.0 9.f. 1 1 :{ TERRACE .:Â· ~10./. \ % 1 ... ./ rro" PROPOSED SIDEYARD demolition 3325.9 a. ~ SETBACK 1554.1 S.F. - --* -*'-*-~"~- ' * *-*'~~- - -1 -11ATM . Difference i GARAGE ' 1 LIGHTWELL 1 1 to.,11.11 011?141.-2 4.:-- nay-Â·A % ... 4 E- 4.11 ~ Ara E \ 41 6 0 2 0 1 ~ IRATHII 1 , GROSS SQUARE FOOTAGE 1554.1 s. f. gross ~ -1 MUD REQUESTED FOR NEW f ~ 'rr -eLE:=3 4..,7.. . 2 .'Â·~'~~ ~'U.Â·.FAMILY 209Â«-4.- | CONSTRUCTION 12 29 \ 11 68 1 01 m 1 1 ..1 |rl Â·Â·Â·?Â·Â· 1 KITCHEN , z 1 1 5 P. 1 E . U MQ , TERRACE MASTER 1- t â€¢ â€¢ BEDROOM f , 1 2-~ 01 . i 02 AUDIO/ VISUAL \1~ ' 1 1.11, 1 1 Ca - 35-0" SIDEYARD SETBACK 1 1 ~Pl== 1 > Fi NEW - 1 i LIBRARY ADDITION ' / 1 /1 LIVING ~ IS'v" SIDEYARD SETBACK -- 4 i 414'9 0 ' 1 1 1 5 -[116 1 1ENTRYÂ» , PORCH 1 1 1 1 , FIRST FLOOR 1 FLAN PLAN 2 SCALE: 1/16"=1'-0" ~ e 1 -4=" FRONTYARD SETBACK ' 13/8 90/0101EK KEVIEW L-------------------------------------------------------- -3 Cr3, -- -7 0-- - ------ r . i Ipo" REARYARD SETBACK- ~ 1 , 1 -------7 \ 1 ------ 1 1 E- 1 \ 1 I 11 \ 1 1 .' EXISTING ADDITION ~ ' FOR DEMOLITION - 1 " 1 1 1 . I i i , I > 111 2 I \ : ' CI: / $\ I. Z 1 ./ <\1 I3 -o" PROPOSED SIDEYARD I SETBACK . 1 1 1 h \ . 1 Ill- 4 1 1 ...................... 1 4 . \ r " .5.'... t t. 0 i \ ./ ...... ./ I I. U .4. M 0 1 1 74 U Z I 0, . 1 . I i 1 : 4 n 1 t 1: ' 1 4 1 4 1 1 1\ ~=2 1 1 1 1 1 \1 Cky, - 35-0" SIDEYARD SETBACK 1 1 1 1 NEW - +0" SIDEYARD SETBACK - ADDITION 1 1 ROOF l t PLAN 1 1 A / c i /\ t . 99/OWNEK REVIEW ROOF PLAN ~ . SCALE: 1/16'=1'-0' <*, -I7,-O" FRONTYARD SETBACK , ~ 91031IHOI~gy. ~ 133>LLS WVTIVH ISVE 0 CC LIGH1WELL (1 - L fri kit ]17 -1 up 0, ART STORAGE 0 0 0 ---1 JT- #4 /1 fl.1 4 i. l. Ott, 0!NIÂ¢ : - 152<6~ U 25 L-~. MUNORY i STORAGE CLO 3 /BATH WABH li EftiALI 17 -t. Cky, . 1 EJUSTING CaWLBFACE 1 .....-..... -31 0- FLOOK PLAN BASEMENT FLAW ~ SCALE: 1/8"=1'-0' 0 13.98 90.,0*4[fe REVIEW 121 ~~_~81031IHO;lf:9Â¥ 1333.LS INV91VH OaÂ¥210107 'NFIdSV 0 0 0 Â·2-X:CM: 1-tagetÂ·!4 -2=11Â»-â€¢-1/Â¥"MEM=/'.'1 -t' 14- .IL.;5"tÂ·MI*Wa<**elt~~~p/%,Mil//4,*i1- â€¢Mil4181Â·*e:11: i p-2973 .- 11Â© 11 n 1..,itp 11 -3Eil 21Â· e . 1 11 :-I .LI W 9 14./.rÂ·......:/4./'i~14<â€¢46Â»4~+1 1 r 11 1 141 i----* 1 . 1 1 .. . , Uum . , i O /3 It i i 41/2 -- 1 4-<El''f .'..25 .. 1 . /2 - 1II11I111IIII1"II/1IIIII1II/III ~E#- L -4 L-) 2 Â¢ 11-1.110 0 â‚¬ -1 f - 2 g 1.2- 4 . 0~0 -- r ==1.- b UP -9 Â® iuri- - 'll ~ tp 1-7--- 4- , 0 22 HARRY ~ PACE REMODEL TEAGUE 232 EAST HALLAM STREET ARCHI 'MI ECTS ' ASPEN. COLORADO 1 0- 0 .0-,L=.9/l BlVOS NÂ¥12 10013 1638 ~i,iNEE:-~ METAL ROOFING SHINGLES ' I I 1,1 WOOD SIDING -- 4- 0 El ~ 1 i- 00 00 00 STONE ~ I j 'Â· . Â·~Â· 1 ; ' - . . 1 1 PROPOSED SOUTH ELEVATION . 1, 1. METAL ROOFING SHINGLES - - t If: - _.1- ~ ~ ~-1-1- 1 Â· ----- x,:T-11 - 1 00 0 0 0 2- I-- -------- I- ----I- --- --- 1 . 1 i 1 1 1 1 - 1 1 1 + / WOOD SIDING PROPOSED EAST ELEVATION PACE REMODEL 23z EAST HALLAM SCALE: 1/8"Â«-0" . <43%7 <011 ~1 METAL ROOFING SHINGLES - P.L It bill 1 r-- -1 U U U 1691 - J .> ~R> It If-,- ' ' /Â· i- Â· 7-~ti - ~i-muu-=-1- ~Â«-- r r. - WOOD SIDING k==1141.1 1-1-LU ~ 2 , 5,;>99 ...-- 7 631 = 64.-g -' CE.:-79 ..., 4., STONE : c~u i- -. - 1-F . .'-12. m.k PROPOSED NORTH ELEVATION 7 Ir 1 it. 5 9 1 0 rt h_lt-2--4 -4 ' 31 / ,] L [ 8 U L ] / U./ 1 . 1 -=f.- 1 Â· . 1 H .11 r) -/1/ rr r--n :g 124 1 1 = 0 0 -0 1-1 -1 0 0 , 1 LLLI , PROPOSED WEST ELEVATION PACE REMODEL 232 EAST HALLAM SCALE: I/8"II'-o" re..1 ---Il-; a, -4 I . 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' It k.., , , t . f ' '14. , . 6 ' '.1 SITE PLAN . t I 1 . I , , 1 . . . 1 11 1. , ' ' 1 -3012 I =IO ' RE 1 b I I A , ' ' 1, . 41 1 . I , EAST HALLAM STREET --. hul . . ' ' PACE REMODEL ds,C .L , 1 1 RECEIVED 232 EAST HALLAM ~ 4 ' / i 1 ,M v 2 1 1998 MONARCH r li . A'., 1 . ~N ' 1 ' , , COMMUNIC, w:v ELOPMENT STREET , . , ~ WAI ' , . I P. 1, ' ' , 1 . E. 1.1 I i -41 . -, 1 :,9-v 'r..1,6-â€¢n 7% //1/-7-'- frf-/7/19.-t-Â·r-,9/BM- MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development Director 50/7 9 Julie Ann Woods, Deputy Planning Director 9*Â¢j E FROM: Amy Guthrie, Historic Preservation Officer RE: 234 W. Francis Street- amendments to approval DATE: January 28, 1998 SIJMMARY: HPC recently approved a renovation of this structure, which included changes to the garage area and carriage house, a new kitchen addition, and a new basement under the house. At this time the applicant wishes to propose other modifications to the carriage house and amendments to their previous approval. The architect has attached a list of the areas for discussion and cited the appropriate sheet on the drawings to refer to in each case. APPLICANT: Don and Gwen Mullins, represented by Studio B Architects. LOCATION: 234 W. Francis Street. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). 3-4- gÂ» v'gAÂ·or -Ttle Â·fi vs\- 1Â»*s of Â·246l~~ c,6- o -*-, 0 Response: Referring to the attached letter from the architect, staff has no concerns with the following items: the construction of a closet on the rear of the carriage house (#2), the relocation of a non-historic window on the rear of the carriage house (#3), removal of the non-historic trellis (#4), the substitution of slightly taller double hung windows in the kitchen addition (#9), removal of the non-historic breezeway between the house and garage (#10), addition of a skylight on the east side of the house (#12), the addition of a skylight in the kitchen addition (#13), the wall extension at the garage (#14). In terms of the remaining items, staff has the following comments. Items 1,5,6, and 7 all deal with the addition or alteration of porches or porticos on the house and carriage house. On the carriage house, the attached bird's eye view of the house (Exhibit A), and the 1904 Sanborne Map (Exhibit B) both suggest that there were never porches on the building at all and that a lean-to addition once existed on the west side of the building. Generally, preservation would avoid adding any features that did not originally exist on the building, since they change the building's character. HPC did approve the porch that has been added on the front of the carriage house within the last few years. Staff would agree that it is somewhat "heavy," but it is simple in it's form and detailing and makes less of a design statement than the proposed gabled portico. If the applicant does not wish to keep the existing porch, Staff recommends that it simply be removed and the front of the structure be thereby restored to its historic appearance. 0 The porch on the west side of the carriage house was added, although not recently. This porch too is fairly simple in form and is in keeping with the overall lack of decorative detailing on the building. Staff recommends keeping the existing porch or making minor modifications to it. The porch on the east side of the historic house was added, although apparently the door has always been there, along with a transom window. Staff would recommend that the porch could be reconstructed possibly with minor modifications, but its essential character should be maintained along with the transom window above the door. Staff believes that the porch on the west side of the house is historic and should be maintained in its present form, even after the modification of the roof slope at the back of the house. Item #8 deals with a proposal to change the windows in the new dormers on the garage from double hung to horizontal windows. Staff finds that the vertical proportion of windows used on the rest of the buildings on the site should be maintained. 0 Item #11 is a proposal to add a skylight on the west side of the historic house. Staff is opposed to this modern element on the street side of the building. 0 2. Standard: The proposed development reflects and is consistent with the character ofthe neighborhood ofthe parcel proposed for development. Response: The overall proposal is a successful renovation of a group of historic structures which will be compatible with the character of the neighborhood. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: With the modifications discussed above, the proposal will not affect the historic significance of any building. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: With the modifications discussed above, the proposed development does not affect the architectural character or integrity of any historic structure. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: "I move to approve the following alterations ofthe approval for 234 W. Francis Street: 1. The construction of a closet on the rear of the carriage house (#2), the relocation of a non-historic window on the rear of the carriage house (#3), removal of the non-historic trellis (#4), the substitution of slightly taller double hung windows in 0 the kitchen addition (#9), removal of the non-historic breezeway between the house and garage (#10), addition of a skylight on the east side of the house (#12), the addition of a skylight in the kitchen addition (#13), the wall extension at the garage (#14) as outlined in the application submitted to the HPC on January 28, 1998. 2. If the applicant does not wish to keep the existing porch on the south side of the carriage house, it should simply be removed and the front of the structure be thereby restored to its historic appearance. 3. The existing porch on the west side of the carriage house should be retained or may have minor modifications to it, to be approved by staff and monitor. 4. On the east side of the historic house the porch should be maintained or may have minor modifications to it, to be approved by staff and monitor. The transom window above this door is to be retained. 31) All conditions of the October 8, 1997 and December 10, 1997 minor development - approval must be met. Exhibits: A. Bird's Eye View (1893) B. Sanborne May (1904) C. Minutes of October 8, 1997 and December 10,1997 D. Application r I Â· 4 ''i. rr 41 Lt .k .2 . 111 \ I +Me k I 7*p#. 34 + C 7 ..t ~ . %,t ) V..<742>;?f .~B~â€¢.r / i' / re: 12 - Â· h,A - 'L# ,a '4# / , 1 1 -1 4. . 'E "4''i, r I - " A. Le', I'~0 -= f / .1. U29,2 .: 4.Â·'0 ~ ~ 4, 1": , .4 p 1,0. /3 1 '15 . 1 4,WA: 64 â€¢ 6' W. 4 -Et- *22\71.EMÂ¥ 16 94 / 1/ . DEÂ¢ ' 41: -ve.1 1. 1/4 r la 74 A 759 4 >785 7 f r . 8 - ~ IZI N'MI #~t .'*W.>,,-49 , 1/6, '7*7 ' Â·231. 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P,pe ==== =..... -* . == === i.======= === ======- =====-==F:.=-=.======. I 4 - i -rt* ..uv. 234 Â·. A .- Â· 0- 202 0- :- -- 1 2/2 - . 0 P-1 - 5-.7 - 31 ts , -1 *YA , B -1 -1 6 d 4 CD L 0 10 F-- s CO .abo k. E [I-3 Â»<21< 1 . .Il1173 7 1 00 75' .05 Al# , 1121 ~ -1 3 liN r * A I. . Il//I 1. 40" 11 w. pipe 1 - .14 5/0 516 522 0 75' 1 1 ..3.9 11 --- L- - -1 0 ~ - %1 ~ 14â€¢! I r.=: 1 2 - 11 11 IL=1 f il .-C-- lk, 9 b 3 42 %~N 2 ll i A V-=71 1 11 0. TA- . out#.112><EIJ 11 / \Ill 1 46-1 17. F.,9 re . 11 11 A -1 -1 4 11 % N ./-,1 - 1 In---11 12 1 - LL=.21 U V. \1 4 $ 0 9 * 4 I 0 9 4 UZ 7 I.---- em Â¥1 >11.- A .N V 11 1 0- , -t 400 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 8. 1997 0 Jan Derrington commented that he is willing to look at the color selection and work with Staff and monitor to come to a compromises that will be agreeable to all parties. 234 W. FRANCIS - PUBLIC HEARING Gilbert was seated. Jeffrey did not vote on this item. Amy Guthrie, planner stated that this building is on the national register of historic places plus being a local landmark. The back of the house has a carriage house that is not historic and the applicant desires to change it back to a garage, add some dormers and change windows. Staff has no concern with those changes. There is a wing that runs between the garage toward the back of the house that is partly old construction and partly not. An open breezeway will be 0 constructed in the new part of the wing. On the historic house the proposal is to add an octagonal kitchen on the north east corner. It is one story and does not damage the architectural integrity of the building. It is somewhat of an ornate element and the house is a simple detailed house. There is also a proposal to extend a dormer and Staff is not in support as the dormer is original and visible from the street. It is too much of an alteration. The small lean-to will be returned to its original state, a shed roof. Scott Lindeau, architect for the project remarked that the existing historic dormer is proposed to be extended out five feet which is in the attic space on the least visible side, the north. A dormer proposed is to be added to the guest property. In response to the octagonal kitchen if it was squared off you would loose the views too much. It is also dark and the ceilings are low so the proposal to do the octagonal adds more light to the eating space. The majority ofthe board had no problems with the proposal. The 0 octagonal kitchen is a full new element, There were reservations about the stair tower proportions and how it pops out from the building. From the 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 8. 1997 plans it looks like the stair could be moved back so that the dormer could line up. MOTION: Gilbert moved to approve the proposal for the minor development, partial demolition of 234 W. Francis St. with the condition that the applicant look at revising the rear stair dormer so that the wall aligns with the building wall below and that more research be done on the slope of the original roof on the rear addition of the house to be approved by staff and monitor, second by Roger. Discussion: Gilbert recommended that the extension beyond the building wall be eliminated. VOTE: Passed 4 - 3. Yes vote: Gilbert, Roger, Mark, Suzannah. No vote: Mary, Melanie, Heidi. Those members who voted no felt that there were too many changes to this important house. 334 W. HALLAM - CONCEPTUAL - PUBLIC HEARING Amy Guthrie, planner relayed to the board that this house is on the register and a local landmark. Ten years ago the owner, Marta Chaikovska and Frank Peters got an approval for a remodel but the addition was never built. The extensions are now expired. The public notices are not completed so the meeting will be a worksession. Phase I was the remodel of the carriage house that took place a few years ago. Phase II involves additions to the historic house and a garage which faces Third Street. The garage placement is in conflict with ordinance #30, which requires garages to be placed on the alley; however, they have always pulled their cars into the existing space which is a paved uncovered driveway. In order for them to add a garage it would have to be isolated in the corner due to the vegetation on the alley. The garage proposed is a one stall garage. Staff is comfortable with the proposed location. The addition is a glass sunroom or green house that is quite visible from the street. It is a one story element. There is a one story addition to the back of the historic house that was there in 1893 and 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF December 10. 1997 provided which is open at the base about 3 1.2 feet out to provide access by the Fire Department and still provide shelter. Motion: Jeffrey moved to approve the fuel tank shelter at 1080 Power Plant road as proposed; second by Roger. All in favor, motion carried. Heidi did not vote. TRUSTEE TOWNHOMES - VESTED RIGHTS-PH - Amy Guthrie relayed to the board that the application is requesting a three year vested rights. Fred Smith was present to answer questions. No questions. MOTION: Roger moved to approve Resolution #8, 1997, vesting rights for the Trustee Townhomes at the Aspen Meadows, second by Mary. All in favor, motion carried. Jeff did not vote. 234 W. FRANCIS - LIGHTWELL AND TEMPORARY RELOCATION One exhibit. Amy Guthrie, City planner stated that the request is to raise the house and excavate a basement below. In addition they are requesting a temporary relocation and light wells to service the space. Staff recommends that the light wells be placed away from the street. Scott Lindeau, Studio B represented the owners Don and Gwen Mullins. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF December 10, 1997 A new sandstone facing is being proposed. The existing house will be raised up 6 feet. Art Younger, Studio B indicated that they might have to move the house horizontally depending on the condition of the existing garage structure in the alley. That structure might be demolished and reconstructed and staff had no concerns about the reconstruction of the garage. Scott stated that an extensive landscape plan is proposed for the court yard. Discussion of light wells. - Art stated that two light wells are proposed on the west side facing the street with a grate over them. The Board relayed that their preference was to have the light wells on the east side because they did not want light wells facing the street. They would need a variance on the west side if light wells were approved. The Board also relayed concern about the old glass being broken in the move and it should be protected. Scott indicated that the windows might have to be replaced due to the energy code. Amy relayed that the windows should be reviewed on an individual basis and they are not part of the review. Roger suggested that historic windows should have plywood over them for protection. Suzannah relayed to the applicant that ifthere are window changes and screen issues they need to come back to the board. Art relayed that some of the windows have screens on them. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF December 10. 1997 0 MOTION: Roger moved to approve the temporary on-site relocation of 234 W. Francis St. and lightwells with the following conditions: 1) A letter of credit, escrow agreement, or bond in the amount of $30,000 is to be provided prior to building permit to ensure the safe relocation of the building back onto the new foundation. 2) The required lightwells are to be on the east side of the house as presented by the applicant. . 3) The applicant will salvage ifpossible all the foundation stone or re-create as existing. 4) No exterior materials on any part of the historic structure may be removed without the prior approval of HPC, excepting those areas that were approved for remodeling on October 8, 1997. 5) All windows be coveredfor protection during construction. 6) Any changes or additions to the windows to come before Staff and monitor. 7) All conditions of Oct. 8, 1997 minor development approval must be met. 0 Motion second by Susan. Discussion: Suzannah stated as a standard condition a detailed description ofthe temporary move of the house should be provided. The Board had concerns with the relationship of the grade and the base of the siding. Amended motion: Roger move to amend his motion to include that a detailed description of how the house will be moved and determining the final location be submitted as condition #8, second by Susan. All in favor of motion and amended motion. Suzannah relayed that if an issue comes up with the windows it is to be reviewed by Staff and monitor. Susan indicated that she would also like to be a monitor. 0 4 ... r > . STUDIO I architects 21 January, 1998 MEMORANDUM RE: Jan 28,1998 HPC Meeting Mullins Residence 234 West Francis St. - City of Aspen, Colorado 1he following items reflect minor changes from the drawings originally approved by HPC. The architects of Studio B, together with their clients, Don and Gwen Mullins, respectfully request approval for these changes. We strongly feel that these items will enhance the entire project. It should be noted that these changes occurred as a result of the natural process of architectural design, a process of systematically reviewing all possibilities over a period of time, in order to produce a product compatible with the interests of all parties involved. C-lhSfuttdto at the Carriage House: (See page 3, carriage house) j) a) The existing portico at this elevation was poorly constructed, is not - compatible architecturally with the existing carriage house, and is not historical. b) The existing portico is visually incompatible with the character of the estate. c) The proposed entry is more compatible with the carriage house. ~ 2). Closet additioh at the Carriage House: (See page 5, carriage house) a) The clients expressed a need for more closet space. b) The proposed location is in the rear yard and not seen from either street. c) The proposed location replaces an existing window which will be reused at the kitchen area. d) The proposed closet reduces heat loss from the habitable space. /4 3). 9*EIRM~2;;; mee page 5, carriage house) a) It is proposed that the small, existing kitchen window be replaced with the larger existing window described in item 2c. b) Replacing the existing kitchen window enables the occupants of the kitchen to enjoy the privacy of the rear yard. c) The proposed kitchen window is at the rear of the structure and is not visible from elther street. JuffÂ»Â»92 74 4). Removal of Trellis between Carriage House and Main House: (See page 3, carriage house) a) The existing trellis is of poor construction and is visibly incompatible with the general appearance and character of the estate. b) If removed, it may or may not be replaced with a more compatible structure, pending review by client, architect and input from HPC monitor. 11 555 n. mill st. aspen co. 81611 970Â·920Â·9428 fax 970Â·920Â·7822 l4541,6 \Y- 1 0 ( 5). New Portico at the West Elevation of the Carriage House: (See page 4, carriage C. ~liouse) -9 a) It is preferred that this portico should match the new portico at the south Deal ~,/-67:4~ortico at the East Elevation of the Main House: (See page 7, main house) / a) See items la & 1b above. b) It is intended by the architects, per the client's suggestion, that this portico match the portico described in item 5, that replaces the trellis described in item 5. b) It is desirable to eliminate the existing transom window above the door, so that the new Portico roof will be accommodated by the existing wall space. Ct/17 24'bu A 7). Portico at the West Elevation o f the Main House: (See page 9, main house) a) Minor adjustments might have to be made to the roof of this structure pending the actual details as related to its construction with regard to the , -Rew shed roof at this area. . fl~Utgs/ fWin(lows at the Dormers at the Garage: (See page 8, main house) J a) The windows have become smaller to accommodate a bathroom and a skylight is requested at this dormer. A. f p <2>v,A ]~ 9). Windows at the Kitchen: (See page 6&7, main house) a) The windows shown on the HPC approved drawings are not necessarily the windows that are preferred by the client. b) Larger windows, more in keeping with the existing windows on the existing main house are preferred. c) The kitchen cabinet layout, which has not yet been finalized, is related to these windows. 14 10).Breezeway between Main House and Garage: a) The client suggested eliminating the roof at this area. b) Elimination of the roof will lend a village or compound feeling to the estate. It is felt that the three, distinct but related structures, will create a /4 z more compatible scale to the property. t{~p Skylight(s) at Gwen's 1Bath: (See page 5, main house) N a) A more in-depth review of the floor plan led to a rearrangement of this 1 area. b) A discreet skylight in the plane of the roof will allow natural light to fill w#fÂ£3=16).Skyligl#(s) at Donf's Bath: (See page 7, main house) O/29/2,/3Â«... ~<ZZ:hz*) The same notes at item 11 apply. aj- a) It is felt that a skylight located at the peak of the octagonal Kitchen roof Skylight af Kitchen: (See page 6&7, main house) 0, will enhance the lines of the roof and the interior space. b) The skylight will provide the Kitchen with more natural light. 1 %90Â»*4 a) This projection is needed in order to provide adequate access to both cars ~ 14).Wall Projection at Stair at East Elevation of Garage: (See page 10, main house) parked in the Garage. 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Portico at the West Elevation of the Main House: 1 .59 .. 1-- - - -1LIL 91-- 4 - .. , 14. Wall Projection at Stair at East Elevation of Garage , il - 2.1 - / 22--- 1 - 45- .... Â·-AÂ· . 1 . I - #*efG NÂ¢N *NO#*5 1 -- - . - 4 1 .. 1-4 \ -- --r-â€¢ - r--3- 1- 1.4-'. - P --3 - 1-4- --1 -t-8 - 1 =6#=:itc. 11 1 1 1 1-4 1 1 1 t-1- - 1,/ 1 1 . 23 1 1 ' - 17=:.1 1 - - 1 1 -2/R - 1 1 1 - - - L -3 . L-_-1 1 I Â»*T- *Lex/AT/- o Al WaÂ«T- ELa-VAT/ON 4*- IL- 04 110 1.- O. January 16, 1998 Niklaus Kuhn 303 E. Main Street Aspen, CO 81611 Re: Permit violations at 303 E. Main Street Dear Niklaus; This letter is to inform you of the building permit violations which have been observed at 303 E. Main Street, and to lay out the course of remedy for each violation. The Historic Preservation Commission will not approve the issuance of any "Certificate of Occupancy" until all of these items are corrected to their satisfaction, and are placing a deadline ofApril 1,1998 for all corrections to be completed. The following changes have taken place without the approval of HPC or the Historic Preservation Officer and without change orders. West side: 1. On the historic house, a side entry door and steps leading to it have been removed. A door*and steps must be reinstalled, to match what was removed. 2. HPC gave approval to glass in the west porch on the historic house. Below the new windows, the original beadboard has been replaced (without approval) and new beadboard has been installed badly, so that the lower part of original columns are covered over. There are numerous gaps between the top of the beadboard and other trim. The beadboard must be removed and reinstalled so that the wall is as shown on the approved building permit, including the historic columns remaining in place. The beadboard shall be installed to fit around the windows and against the trimwork as it was originally. South side: 3. On the rear of the tower, there are only two windows on the second floor, where there were to be three. HPC will fog correction of this issue in consideration of item #5 being addressed exactly as described below. 0 4. The south wall of the screened (now glassed in) porch on the historic house has been removed. Removal of this wall was never approved, nor called out in any change order. The wall must be rebuilt to match its previous appearance. The exterior door to be installed must match what was shown on the approved building permits. North side: 5. On the north entry into the new addition, columns that were to have been wood were built in brick and the railings are more crudely built than was approved. An exposed beam at the top of the wall is currently left unfinished. To resolve the problem, the brick columns are to be removed down to a height of approximately 2 feet, as shown on the approved change order. Wood columns as shown on the original building permit submittal are to be placed on these brick pedestals. The same detail is to be created at the end of the brick firewall, by extending the wall slightly to create a pedestal and by placing a half, or engaged column at the end of the wall. The brick wall that has been constructed between the center columns is to be reduced to the height of the brick pedestals or as low as is allowed by UBC. No railing is to be placed on top of this wall. The railing up to the door is to be rebuilt and detailed as it is 0 in the approved change order. A drawing of the corrections to this entry area is to be approved by HPC in advance of construction. 6. A fixed window, rather than a double hung window has been installed in the bay on the north side of the historic house. This window must be replaced with a double hung window that matches all proportions of the original window. Tower: 7. All windows and doors on the tower were to have brick arches over them. These have been eliminated. HPC will forgo correction of this issue in consideration of item #5 being addressed exactly as described. 8. The canopy over the entry to the tower on the west side is not as approved, in size, detailing or materials. It is to have metal, not wood brackets. The canopy is to be removed and reconstructed exactly as shown on the approved plans. Shed: 9. The mechanical equipment/boxes which have been installed across the back ofthe historic shed must be either painted to match the wall or must be enclosed with a wood "cabinet" the design ofwhich must be approved in advance by HPC. 10. The door into the shed has been widened and replaced. HPC will forgo correction of this issue in consideration of item #5 being addressed exactly as described. Roof: 11. HPC approved the rooftop mechanical equipment with the condition that the equipment be painted in a dark color (in warmer weather) and that a design for a parapet wall be submitted to HPC for approval. No drawing has been received. General: 12. Light fixtures on the building have never been approved, but are being installed. All exterior light fixtures must receive HPC approval. 13. All signs to be installed on the outside ofthe building require sign permits. 14. All new wood must be painted. I can be reached at 920-5096 ifyou wish to discuss these issues. Sincerely, Amy Guthrie Historic Preservation Officer c: Gary Belk