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Home My WebLink Aboutagenda.hpc.19981014AGENDA ASPEN HISTORIC PRESERVATION COMMISSION October 14, 1998 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS NOON - SITE VISITS: (meet at first site) 320 W. Main St. 514 N. Third St. 920 E. Hyman Ave. 5:00 I. Roll call II. PUBLIC COMMENTS III. COMMISSIONER AND STAFF COMMENTS IV. Disclosure of conflict of interest (actual and apparent) V. BUSINESS .:00 A. 514 N. Third St. - Variance request, Public Hearing - 7_ L~ o <*t ws-Â¥ 5:20 B. 735 W. Bleeker - Conceptual, Partial Demolition, On-site Relocation, Variances, Residential Design Standards - Public Hearing (continued from Sept. 23) 6- / * 5950 -,0 ~ AO 5:40 C. 112 S. Mill Street - Minor Development- /47Â£- A- (~,674, A- ;tiadi- 7 - O 6:00 D. 920 E. Hyman Ave. - Partial Demolition (~-2-12-+A 6:20 E. 520 Walnut - amendment to final A..Â·~,7 #02Â«vu/k 6:40 F. 320 W. Main (Smith-Elisha House) tree removal 6:50 G. New HPC appointments: Christie Kienast, Maureen McDonald, Lisa Markalunas. Assign a mentor from the current board for each new member. ,:00 H. ADJOURN PROJECT MONITORING Ker Moyer 303 E. Main, Kuhn ISIS 514 N. First Susan Dodington 712 W. Francis 918 E. Cooper, Davis Meadows Trustee and Tennis townhomes 234 W. Francis 203 S. Galena, Gucci Melanie Roschko 516 E. Durant ISIS 706 W. Main Suzannah Reid 303 E. Main, Kuhn 702 W. Main, Pearson 218 N. Monarch, Zucker 414 N. First 1008 E. Hopkins, Bellis Mary Hirsch Meadows, Trustee and Tennis townhomes 420 W. Francis Street 203 S. Galena, Gucci 920 W. Hallam Gilbert Sanchez 1008 E. Hopkins, Bellis 414 N. First 303 E. Main 520 E. Hyman Jeffrey Halferty 234 W. Francis, Mullin 414 N. First 701 W. Main 101- 105 E. Hallam 920 W. Hallam 240 Lake Ave. idi Friedland 420 W. Francis Street 712 W. Francis Street 514 N. First CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 834 W. Hallam (Poppie's), expires April 26, 1999 123 W. Francis, Lot B (Vickery), expires May 13,1999 214 E. Bleeker Street (Greenwood), expires August 12, 1999 920 W. Hallam Street, expires August 12, 1999 1/ 52- C 1 1 3 ~1_ rt; L.0 0 LA APPLICANT: Don and Karen Ringsby 4L, LOCATION: 514 N. Third 1 ---0- 4*0 4 1 ACTION: Variance --..........I SIGNIFICANT DEVELOPMENT Significant development in an "H," Historic Overlay District must meet allfour of the development review Standards in order for HPC to grant approval: Standard 1: 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 an "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(13)(2). Standard 2: the proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Standard 3: 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. Standard 4: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. * .0 0 4 7 .0, f. 2 1 " 1 - 1 , PUBLIC NOTICE L DATE-lili 4 TIMEUL -- - PLACE -1-Z-ti= PURPOSE - 3. Arl,4 VAUL 12Lfi.MRM-El 1 1 ... -b ,-t County of Pitkin } AFFIDAVIT OFNOTICE PURSUAI //90 9 7 ~ } SS. TO ASPEN LAND USE REGULATL-1----==fl State of Colorado } SECTION 2632.060 (E) L Â©RACT @/61 650 7 , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060 (ED 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 all owners of prbperty within three hundred (300) feet of the subject property, as indicated on the attached list, on the ~day of 00-46-er, 1998(which is 14 days prior to the public hearing date of 10Â·14Â·11). 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the 1- day of OC~C, 199.~ (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. p. (blatch pi:Oiograph he.F~1 Signa isl Signed before me this hy O CT 0 BER ,199#by / /JOTARfÂ·. i WrrNESS MY HAND AND OFFICIAL SEd +0+ ) 1 My commission expires: % ~Â· PUBL\G-id StÂ«+ A- tls -1- 4%,im,Int"I,0. MY COMMISSION EXPIRES Notary Public DECEMBER 5,2000 Jtz'v' 21 Ve-0- Notary Public's Signature DAGGS JAMES K & GAY ALTEMUS E A PARTNERSHIP LLLP PINES DAVID & ARONELLE S 640 N 3RD ST 640 N 3RD ST PO BOX 576 ASPEN, CO 81611 ASPEN, CO 81611 TESUQUE, NM 87574-0576 DURAND LOYAL III DR & BERNICE OAK LODGE LLC CURTIS JAMES L BLACK C/O WILLIAM O HUNT 300 E HYMAN AVE PO BOX 7951 4314 FAWN CT RT 1 ASPEN, CO 81611 ASPEN, CO 81612 CROSS PLAINS, WI 53528 LUBAR SHELDON B MARSHALL RONNIE MIDDLETON RANDALL TRUST LUBAR MARIANNE S 320 LAKE AVE 600 JEFFERSON STE #350 700 N WATER ST - STE 1200 ASPEN, CO 81611 HOUSTON, TX 77002 MILWAUKEE, WI 53202-4206 COLMAN ROBERT TRUST DUDE HARALD STUNDA STEVEN R C/O CHARLES T BRANDT 6585 DILLMAN ROAD 515 5TH ST 610 SANTA MONICA BLVD STE 204 W PALM BEACH, FL 33413-3458 ANNAPOLIS, MD 21403 SANTA MONICA, CA 90401 NITZE WILLIAM A NITZE WILLIAM A PERROS DIMITRI & DIANE C/O CHARLES PRATT & CO INC 355 LEXINGTON AVE 8 FL 79 LOCUST RD 355 LEXINGTON AVE WINNETKA, IL 60093 NEW YORK, NY 10017 NEW YORK CITY, NY 10017 EENBERG RONALD & JAN AS JT KELLNER GEORGE A HOOK BRADLEY K & PAMELA D 4 50% KELLNER MARTHA B 782C N KALAHEO .. MARYLAND PLAZA 117 E 78TH ST 300 CRESCENT COURT-STE 1000 ST LOUIS, MO 63108 NEW YORK, NY 10021 KAILUA, HI 96734 LEWIS MEMRIE M PHELPS MASON THALBERG KATHARINE 15 TECKSLAND RD 201 S LAKE AVE STE 408 434 W SMUGGLER ST GREENWICH, CT 06831 PASADENA, CA 91101 ASPEN, CO 81611 g 4*Gif:.i~: :3*ta&'- - . PERLMAN ITZHAK ADLER SAMUEL I & BERNYCE KIENAST CHRISTIE A . UNITS C1205 & C1207 PERLMAN TOBY 406 W SMUGGLER ST 3 GROVE ISLE DR 21 W 70TH ST ASPEN, CO 81611 MIAMI, FL 33133 NEW YORK, NY 10023 HOFFMASTER THOMAS J & CAYE C MCMAHAN JAMES A & JACQUELINE NICOLA BETTY B UND 1/4 INT 50% 2 OAKMONT DR 621 17TH ST #1215 437 W SMUGGLER ST LOS ANGELES, CA 90049 DENVER, CO 80293 ASPEN, CO 81611 FIGGE THOMAS K WELTERS ANTHONY GATES CHARLES C & JUNE S O CARRIAGE HOUSE WELTERS BEATRICE WILKINSON AS 990 S BROADWAY BERTS AVE JT TENANTS DENVER, CO 80217 AVENPORT, IA 52803 919 SAIGON RD MC LEAN, VA 22101 D W RINGSBY ENTERPRISES BLOCK FAMILY TRUST 44.5% INT CONOVER CATHRINE M BLOCK QUALFD PERSONEL RES A PARTNERSHIP 1666 CONNECTICUT AVE NW STE 300 PO BOX 8287 TRST 55.5% INT W A SHINGTON, DC 20009 DENVER, CO 80201 311 WNORTHST ASPEN, CO 81611 LUNDY VICTOR C COTSEN 1985 TRUST LLOYD COTSEN WALTON S ROBSON LUNDY ANSTIS B TRUSTEE WALTON CAROLYN F 301 LAKE AVE 12100 WILSHIRE BLVD STE 905 125 W CENTRAL #218 ASPEN, CO 81611 LOS ANGELES, CA 90025 BENTONVILLE, AR 72712 WRIGHT STEWART REX ASPEN CENTER FOR WRIGHT EMILY GRAHAM ENVIRONMENTAL STUDIES 111 SIERRA VISTA 100 PUPPY SMITH ST REDLANDS, CA 92373 ASPEN, CO 81611 04 4#4 +014 7 4 # ...41 11Â¥+ 1'. ' ' 3.I'.~1~1~;;*,i 36 $44.,4 *' 4 4 124 .Â«r-24* .-ax *2-4 4.44 1 .IÂ¥,e?;91- i #112 1 /1 70'milil/66&/ 23#74 r, :-4 i,~& c kg~ //-1/M' lit,11; I - ' j '1 L,â‚¬ 1 I '44.1 1 ..tÂ· ...#4 Â· 9 41 + yflk ..~71$ - = -4 U 25*1 J 1. j -9 1-, ..27.ve,Â·. t,;Â· .~ . 1.1 .11,1. N,; 1 . - I, '1 1 1- Pt. 1.2DC -2 14#'-:~ : * . Â·-' th i, t ,.t:*31*291'343%9> .ik vff.* ,/ A 311?1%63. %:'. /lf 5-4-91.*Ett~ 40?1 1 Pt 7 I ..4 tt (37 : . . '*. //I" 7 *â‚¬Vr Â· 'it.Â· N - 3.G .A.; r . 7. . <4:Ma:AE'Riollfi+141#ifi * /*/9f31 %1 - - ...Vi. 01 't/ : 7 //1 - 1 2 Â·- * /4 .Â·* 1*tilt.1,â‚¬. Ft' 431 0 6 . 1 ' , â‚¬ '. â‚¬+.. -: 1 I;71214+ 4 '42 . .9 Â£ . 1 Â£ 0 1.- 0,;: '&' .11. f.f:*r ! . I. ':r': â€¢r - Â©irp ft'& I , A -61 - 141 tu! $ Â¢ 9 lf=.1~. l :fE:Â·44'210 . 3 f' 4 4.. 0./ tr I....."M#< 6" /1- r , *-ff A /'~~:: ' . i"t 11. I 1 . .1 h 6,94 I IÂ· id- far ' .4. Â¥ I. ~ m - ,Â«- ---I A I. . f ~+N -- '31*â€¢v Ty *'LA~""""1/ :ZE-V.E;';I. ./ 9 -L - - /" Â·Â·Â» & // .'t/' T. -' - 51.- -* 9*P . la- - /- 1 4' +A ~ 9~'~~~~ 46.1-- ..4 --9 0519.1 -,Â£1=-- 1/t.? R. , .al I .- 1.Or 1'6,44* Â¢ 2*1 1.83. 0/7/ - i# Â· ~ / 1- . 0.44 4/9 / /4- .44 ..el' I * 5% I 2 - n,Â» ''k \ In-/4-91/ MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Interim Community Development Directo Vr FROM: Amy Guthrie, Historic Preservation Officer RE: 514 N. 3rd Street- variance, Public Hearing DATE: October 14,1998 SUMMARY: This property is a designated historic landmark with a Victorian home and carriage house on site. Each building is a dwelling unit. The applicant has received HPC approval for an addition, to be placed between the old house and carriage house, and is under construction. A complaint was made in regard to a shed structure on the property which was built some time ago without permits. The shed violates setback requirements, so the owner has the option of either eliminating it or requesting a setback variance, which is the direction that 0 has been chosen. A 10 foot rear yard setback variance, a 21 foot 6 inch combined front and rear yard setback variance, and an east sideyard setback variance of 5 feet are needed. APPLICANT: Don and Karen Ringsby, owners, represented by Gray Ringsby. LOCATION: 514 N. 3rd Street, Lots 1 and 2, Block 40 of the unrecorded Hallam's Addition to the City of Aspen. SIGNIFICANT DEVELOPMENT (FINAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or involving historic landmarks, 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 0 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 1 66(lo ,\rA 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 26.40.09003)(2). Response: The shed area in question was added to the east side of the historic carriage house several years ago. It sits directly on the east and rear property lines. The roof of the shed slopes towards the adjoining property. A letter has been provided by the applicant explaining how the shed came to be built and their need for the storage space. They point out that the shed was built in character with the historic resources in terms ofmaterials. The historic house and carriage house were originally built far to the east side of the property. The location of the new addition reviewed by HPC last winter was fairly restricted because HPC did not want the addition or any other new construction to project more towards North Third Street than the existing buildings, or to encroach onto those buildings or be taller than them. The addition that was approved is relatively modest in size. There are no basements and there is no garage for the site. The site offers limited possibilities for storage. That said, the location which was selected for the storage shed is the solution which is most compatible with the historic landmark. It can be accessed from the alley, is not visible from the street, and therefore does not affect the public facades of the historic resource. No other location on the property, including along North Third Street and North Street would be likely to be approved because it would place a storage building in the foreground of the historic structures. In terms of neighborhood compatibility, the neighbor has a very valid concern that the shed dumps snow right onto their property and the plants along their fence. The applicant's proposal to install a snow fence and gutter along the eave ofthe shed may help the situation, but may not completely alleviate the problem. Staff recommends an alternative, which is to change the roof shape so that it is either a gable, or a shed roof which slopes northward into the yard at 514 N. Third Street. If a gable is selected, snow must also be prevented from shedding into the alley, which is a public right-of-way. 2. Standard: The proposed development reflects and is consistent with the character ofthe neighborhood ofthe parcel proposed for development. Response: There are many historic structures in the neighborhood, most of which have some sort of non-conformities due to the structures having been built before zoning regulations and more recent efforts to accoinmodate historic preservation. The adjacent structure which is affected by this application is also a landmark; a 1962 Herbert Bayer house. 2 0 As discussed above, the neighbor is currently being affected by this particular setback encroachment. A solution has been proposed to eliminate the impact caused to them. 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 affect the historic significance of the property. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereoÂ£ Response: The shed addition was made on the east side of a historic building, however it was done with compatible materials and is not visible from the street. 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. 0 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 AND RECOMMENDED MOTION: "I move that HPC grant a 10 foot rear yard setback variance, a 21 foot 6 inch combined front and rear yard setback variance, and an east sideyard setback variance of 5 feet for a storage shed, finding that the variance allows the development to be more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements, with the condition that the applicant change the roof form so that snow does not shed towards the neighboring property, 311 North Street, and also is prevented from shedding directly onto the alley." Exhibits: A. Staff memo dated October 14,1998. B. Application. C. Photos of current condition. 0 3 Oct 2,1998 To: The Historic Preservation Committee Attn: Amy Guthrie From: Don & Karen Ringsby of 514 North Third Street, Aspen. Submitted by: Gray Ringsby for the owners This letter is in regards to the issue ofthe existing storage shed that is attached to the backsideofthe carriage house. We would like to request a setback variance for this shed. The shed was built about ten years ago by a carpenter that rented the carriage house from us. He built the shed in exchange for letting him keep his tools there over the winter. It appears that there was no building permit when it was built. Our intent is to nowmake thisa legal part of the dwelling. The shed was very well built and blends in perfectly with the existing house. It has identical siding, shingles, and trim. In fact the roof slope looks the same as that ofthe rear part of the main house. Aesthetics aside, the only people that are affected by the shed are our neighbors, the Blocks. Their concern is that snow falls from the shed roof over the fence and onto their bushes. We would like to offer a solution to that problem. A simple but sturdy metal snow fence and rain gutter would keep all snow and water from their property. This we would agree to install immediately. This unobtrusive shed is very necessary for our property. There is no garage and no other place to store all the outdoor things that one accumulates and uses. Gardening equipment, lawn 0 mowers, snowblowers, bikes, and tools are some ofthe items stored. The shed is a much more attractive alternative than a pile of stuff sitting there with a tarp over it. This shed was built on in such a way as to be historically correct. All the other numerous additions to this property over the years were done with shed roof style attachments, just as this shed was done. Please allow this unobtrusive shed to remain as it is but with the new snow fence and gutter. Sincerely, RECEIVED Don & Karen Ringsby OCT 0 5 1998 ASPEN 1 1-1 1 #UN COMMUNITY DEVELOPMENT 5 Rfulb l~- 6 t . 1 1 i - 1 . '1 ftÂ·91 ,~ j Qi ; i.l..~- . 11 -9 i 1, , f 1,1 1 A . r , A ?74* ./ 1 4 1 46*1 ... 4. 9 $ 2 4. 18. 1/MI'lt' u'p: : ' -Ti I ' 4\\ 1 - '9 ; if. . P A .. , 1 lit Â« .4 1 4 41. E 42 2- I :1-2, I 4*L Ji- cr-1 , 0 i . 2.. .Â· 4 rÂ» 1 .. . M.5 r:.. . 6:,KÂ¥,64 15...rt 4* - 4 t.' 1, s . . - .A. 2Â£86 L =th- ~72/4 Â· >i *7 . * M... , . ' 91. .:/ : '4.93,22'iiaft/64%*r,kgkNAgaSt,14/44 =*.22'~~4.~ Â¥46 - ir,-EfLE*LtL:.- 6;4* , 114,-1.. 2. -L,_ Â· Ii...IM f 4.-Â¢b)Â·,31 4 4 *-4.4.1:.1 1~ b.- .. CeA. ~Â· t ./ / - ryf If a ./.lit: '6 .: # 7 4 Zo a-, 1 1 . / 1 ....'/I~...Ill-- ./. 9 --- 1 ' 4 1 ' -1.- ill AN- 1.0 4 - fi 'h ..... . 4 -Â· 4 - . " r . , I. 4 ' I 4. fik . .0 .W : ' I I, a,#1~K 7 0 ly&, wzx#jiLINx* . . 2, 40 r 71 ' -'1#Fj. -* 4 I â‚¬Y , r j / '16 :.1,3 .43t <filljj..~~g* f . 1 :4,6 j 1. 4 ~ *t'iÂ·"4- '47-1 h I + 6.'' ' 3 -, % *16 11. 849///S,twÂ·~ 0 I . 2 4;72 - U 4 44 ..,.; 4-- ..2 . .... . ...A -7':4. I.: I Cr. 22 I I I I -I I. . *- . ' ./ ... ' ... P . '*1'/14&42 453/:.* . 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"Ell 1 Iliel @00@0 Immwm~ mimma ,~ 2, lid 11*111 FIEEEEE"*TEE,al/# 13*~Mmir 9.- Lk-- VOUTH ELEVATION NORTH ELEVATIONI 2-1 2-1 2-1 SCALE 1/4"-1'-0" 5(ALE 1/4"=:1'-0" U DZ Z\- 11 ~17 Ch 22 22 \- WINPOW 50EPLLE ~ POOR 5(HEPILE DZ 0111 OFEMI 517/ VE</4 â€¢ rk AUNT C.4,106 NME]!/IEM,4*5 Poor # MATEIDL ~ *RUWAE ziwas ' O ~~ WX.1 L WXHXf I A 2'Â·*I/4"XyÂ·Ilt/4 GOLDIE 41% ' El-LA 242O200M ' --LE--1-74Enfi77-1- Yon/6.A55 ENMEY a,WOM Z UN 0 ; Â·It.,7'24941/2" FIKEV(abrOM) FELLA . 1 - "102--- --r--7411/4.%/4%7-3/4.-~- - -iMX~741A958Nin- RWAFEN}11* 18FM 8 . C -- :rit; 2" x:*-61/2" FAE[( 50500 PELLA 1 105 - I 2' -6Â·â€¢ X 6' Â·8. 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RECEIVED LL >%% 4 9 - JUN 2 6 1998 46?â‚¬ . Abrint,1 1 el TKIN gEETRir~ 13* COMMUNITY DEVELOPMENT A-91 t- 4 1 906 teÂ¥ t 39 c 4 D~''y, 219, ditÂ«*fiÂ¢*' 7,>4't.;bitf,i,~~'1Â·,Â·0 -<,C~Â·â€ž~' ~Â·i 1,4.s;..6 94*, 9_44:ti'41*Ib?43413)4* te 1-71 ~3= Odv30103 r Â¢169NI3 0 0 0 RM BRE 9 , ~ 8%* 4 1590 k 1_LL - -2 ------- -- *91 4 0 11 '\4----E----ti- = -- 1, .4%-31- = - , \ A--1-_ - - ':ijt - 0 -- -I - 1.brh - 1 21?5 - ----- --- - 1 !5 I -~ ~ /,7---z=-----z=-ZEKHLÂ«-_ -- i ~~_7_j~_7 - - 1 1 7-1-7 - 11~1 -rE=324.ElzEIFI C .1-OC - i S f -- 1 0% . -1 - - 1 m 7- Lictz-e~2~~--2522- --~i_=-- 03 mi~--E -2142-#-7=. [3 - --1 21_2_Z__rEZE- 1 22*2-_ - 1 1 1-It 1 1 1 I 1.1 i f 4.~~/ -- ---4 --Ut#Jaz f MaN /4;P 84% Em 24 2 4 e MAR N A 15% I 1-m@Z~ m Im 0 4%61Â»0 t~ 7 4 IWI 1 al \ .13] 21 1 -[3 O - -V \\ _ 4,1 lilli \\\441 'k 'V - 11:VE=- 11 11>,7-- 1/k \1 /,4-EEP- -J , 1/42-0-29 Â° 1 -0 C 7 rz il 1-1 1 1% 7 JZ 11 1 /10 1 EE - 1 9=q - 1 11 O= 0 1 # 6= 1, 1 11111111 --1 0 3 --~u. ':-1 mftiffil{Ift~~fi : 3 - 9 m - n - -1 - -- -- ----- I --- -- - m 7-7 94 2 1 11 - ------- /11/ 1 1 r -242444Â«j -- - -- -2 ---- I Illllll'l 1 3 /A ll - ------- -- r 98Â§ 9*2 38* 0 Waa *ma gma 6 34 (P 1 lin - m Me~ 19% DOLAN RESIDENCE CHARLES CUNNIFFE ARCHITECTS 1 pa . 0 i e E fi I 735 WEST BLEEKER ST. 520 EaT 1{YA,IAN AW. ' SUITE 301 * ASPEN 00 81611 ' TEIE: 970925-5590 * FAX: 970925-5076 ~ ASPEN, COLORADO 220 E CO~RADO AVE â€¢ TEUURIDE CO me â€¢ mf: 97W728-3738 â€¢ ~0 97Â®28-9567 60 *12 Â·rl 866I '60 400 ubp KEWIDP\ue NOI1VA313 HlnOS 03 NOUVA313 193M 039Od Eld R POSED EAST ELEVATION EXHIBIT 9,\ 64 9424 %ICL../ EXHIBIT-77 APPLICANT: Drew Dolan El 27/ 9 9 11 LOCATION: 735 W. Bleeker ACTION: Significant Development (Conceptual), Historic Landmark Designation, Partial Demolition, On-Site Relocation, and Residential Design Review. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) Significant development in an "H," Historic Overlay District must meet aUfour of the development review standards in order for HPC to grant approval: Standard 1: 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 an "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot 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). Standard 2: the proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Standard 3: 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. Standard 4: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. PARTIAL DEMOLITION Standards of review for partial demolition. No approval for partial demolition shall be granted unless the HPC finds that aU of the following standards are met: (Note: "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 the parcel). Standard 1: The partial demolition is required for the renovation, restoration, or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. Standard 2: The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. B. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. ON-SITE RELOCATION Standards for review of on-site relocation: No approval for an on-site relocation shall be granted unless the HPC finds that the following standards have been met: The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation, and The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation, and A relocation plan shall be submitted, including posting of a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. / a 3 4 -/- (2-/2 ORDINANCE 30 0.3 Previously, the applicant had shown a lightwell near the front of the historic house, which ~,0/3 Lj required a waiver from the Residential Design Standard related to lightwells. The lightwell has been relocated to the side of the house to eliminate the need for a variance, , however staff has determined that no openings, for the lightwell or the stairwell will be allowed in this east sideyard setback area by the UBC. The applicant will need to address this issue as soon as possible. STAFF SUMMARY AND FINDINGS: Staff is in support of the project, and feels that the applicant and HPC are very close to an acceptable solution, but there are numerous issues which must be resolved prior to conceptual approval. The areas to be addressed are: l. HPC must find that the flattening of the roofpitch on the addition to the historic house is the appropriate solution to lowering the height of that addition. /1 The windows in the new addition should be primarily double hung to match those in the original house. A window should be added on the first floor, south elevation so that the garage area is more in character with the house. 1 Only one double hung window of a more tall and narrow proportion shall be installed at the front porch area ofthe old house. The front porch shall not have a railing. 4. Eliminate the use of brick on the new house since it is not present on the old house, and also eliminate the large brick chimney mass on the street facing (Seventh Street) facade, since this is an element which is not compatible with the miner's cottage style. C. 5. Restudy the new house to address the concerns discussed above; namely height windows which violate the "volume" standard of the "Residential Design Standards," multi-pane windows, elimination of the side porch, and relocation of the front door away from the street. 6. Demonstrate with a model that the height of the new house will not overwhelm the rÂ·-Â·-.--historic home. (33-Contact the Parks Department as soon as possible to begin discussing what their requirements with regard to tree relocation or removal will be. . 1 [ 0~<.9 A west sideyard setback variance of 6'8, " a rear yard setback variance of 5' and a combined front and rear setback variance of 5' are appropriate assuming that HPC finds that the above issues have been sufficiently addressed. *9. Recommend landmark designation finding that the property meets criteria B, D, and CIO? Address the UBC issue with the proposed lightwell and stairwell on the east side of the 614 house. 14 At building permit submittal, demonstrate that the structure is capable of withstanding the physical impacts of the relocation and re-siting by submitting a structural report by a licensed engineer or a plan drawn by the housemover demonstrating the soundness of the structure proposed for relocation and the protection methods that will be used for the relocation. 7 OF 12. At building permit submittal, post a bond or letter of credit in the amount of $30,000 to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. Exhibits 1. Staffmemo dated September 23, 1998 2. Sanborne Map 3. Minutes ofAugust 12,1998 4. Revised application 5. Drawings of the old house and new house from the August 12,1998 review 8 MEMORANDUM TO: Aspen Historic Preservation Commission TIIRU: Julie Ann Woods, Interim Community Development Direcl FROM: Amy Guthrie, Historic Preservation Officer f RE: 112 S. Mill Street- minor review DATE: October 14, 1998 SUMMARY: The applicant, Cindy Griem Fine Jewels, is taking over the space formerly occupied by Uriah Heep's and proposes minor alterations to the exterior of the store and courtyard. The subject building is not historic but is located within the Commercial Core Historic District. APPLICANT: Cindy Griem, represented by Barbara Long. LOCATION: 112 S. Mill 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 26.40.09003)(2). Response: The applicant requests HPC approval to make exterior changes to the storefront and courtyard area. These proposed changes are: applying slate to 19>At i b l + the courtyard retaining walls, installing a new awning, and changing the entry 0 from a single door to a double door. Other changes which were not represented in the application but have been subsequently mentioned by the applicant are installing new exterior light fixtures on the building wall and changing the courtyard floor to colored concrete. Staff has no issue with the change in the entry door. The proposed awning cannot be approved because it must be a collapsible or retractable unit (like what currently exists) for fire code reasons. Additionally, HPC has had a policy in the past that all awnings on a single building must be uniform in style and character, so that if the awning for this new shop changes, the awnings at Fox Photo would also have to be changed unless the HPC is willing to make an exception. There are no concerns with the colored concrete, although a drawing which indicates exactly where it is to be installed must be submitted. Likewise, the new light fixtures (cut sheet provided in the packet) are acceptable provided the HPC approves their location and that they meet the regulations for outdoor lighting. Staff does not find that the slate, which is to be applied to the walls around the courtyard, serves any particular purpose. Although slate has been used in the historic district, it has not been applied in this manner, below the street level. The slate also appears to be part of a color scheme for the new shop (blue awning, 0 sandstone colored concrete), that will be affected by the restudy of the awning selection. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The changes proposed will not have a significant impact on the neighborhood because the shop does not have a very direct relationship to the street. 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 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. 0 Response: 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 new entry doors, colored concrete, and light fixtures for 112 S. Mill Street with the condition that information about the location of the new concrete and light fixtures be provided. The proposed awning must be restudied so that it is collapsible or retractable, land sy t#*ft mat~hes th*wÂ¢* al~p it.,Jhe swe wd,r be e 'isidged in~njwfion %ith thE-pr6170â‚¬ed hakilibnlor tile-awning;10 4i@e*611411 stalpatlii40nitollT Exhibits: A. Staff memo dated October 14,1998 B. Application .. ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name CA/Dy 61,8,0, 04,5 -va,was 2. Project location //2' ,50Â£,y* /4/aÂ· ,59-ize#-t* I . -AS PEN : Co 40 (indicate street address, lot and block number or metes and bounds description) 3. Present zoning 4. Lot size 5. Applicant's name, address and phone number d#oy bele#.1 P.0Â·80* 19/37Â·1 446,*d 20 81(012 ' 6. Representative's name, address, and phone number Â»*;5#/4 LoN|4 4 Ask&,315 6. #ym#d Aut, As PBU 2,5 0;QU 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA ' Final HPC 8040 Greenline Conceptual PUD 4 Minor HPC Stream Margin ,-' Final PUD Relocation HPC 0 Subdivision TexUMap Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot SpliULot Line Appeal Committee Adjustment 8. Description of ekisting uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the prowely) 20' 0 .,m 246, AL- 1261*ju 9. Description of development application /266 44>67-: dowitÂ· 8400Â£ CE Cout-rmle,Q_ 60 ALLS *â€¢57AJE. G:>MAA-TE, 5 ApAAâ‚¬,6 5*/s-r. 61*att, 47DZ#-fead-F EN-re f t>002 1,4.Dopeâ€¢â‚¬â‚¬0> 6-7-0,2~ -r-2,Â°WT De)62- - , 1 0 . - 10. Have you completed and attached the following? Attachment 1 - Land use application form Attachment 2- Dimensional requirements form 0 - Response to Attachment 3 Response to Attachment 4 DA\20 + 6 111lillI BARBARA LONG AND AbSOCIATES PO BOX 8603 â€¢ASPEN.COLORADO 81612 â€¢ 970Â·925Â·6880 â€¢ 970Â·925Â·8780 FA X SEPTEMBER 22, 1998 ASPEN PrrKIN COMMUNITY DEVELOPMENT DEPT. 130 S. GALENA ASPEN, COLORADO 81611 RE: CINDY GRIEM E[NE JEWELS REMODEL 112 SOUTH MILL STREET ASPEN, COLORADO 81611 TO WHOM IT MAY CONCERN, THE ATTACHED IS AN APPLICATION FOR A MINOR DEVELOPMENT REVIEW WITHIN THE ASPEN CITY CORE. THE BUILDING IS A RELAT[VELY CONTEMPORARY STRUCTURE WITH CLEAN LINES AND CONCRETE BLOCK CONSTRUCTION. WE ARE ASKING TO BE ALLOWED TO FACE THE CONCRETE BLOCK WALLS AT THE LOWER LEVEL OF THE COURTYARD WITH DIMENSIONAL SLATE. THESE WALLS WILL NOT INCLUDE ANY OF THE WALLS OF THE BUILDING ITSELF. WE WOULD ALSO LIKE TO REPALCE THE EXISTING SINGLE STORE- FRONT ENTRY DOOR AND SIDELIGHT WITH A DOUBLE STORE-FRONT DOOR. THIS NEW DOOR WILL MATCH THE EXISTING DETAILS AND COLOR. SINCERELY, BARBARA W. LONG BUILDING DESIGN â€¢ SPACE PLANNING â€¢ INTERIOR ARCHITECTURAL DETAILING ! 0 tmm=-tâ€¢-, I.L.-24......-- mmn:te w . WEL.... 3 ... 9. 0 . 1 /,pil â€¢imimm//tillit , ..0 . 00 *44 *100.014 1 ' 0 0' 0 40. r 7.4'Â·,+ 0 1 IL~COCIDIC;i FcteccÂ£c~2cgc~v . . 1:99 \2.3~ d 'VI' f //!frfililifil//'Hz' 1*i,[laffilifilll!1 +p,E' Irrp Â· 1 992 . C 1 4 9,< 4/f/h . 21 r 'f . ./1 .11 9 .Iff#{Fli,Ilriffill!1 - p. .-0 '*~.2,c ...t> f~ \ c.\ / 2[IZE[r[[Cri)[ide'[[lin- -- f - - -Â·Â· ) 41,:rl. A /) U..04'Jr .1 jf '. 4 t~-~-- , f .2 'CM #iNr.*,rff:[f f 62{*---4 . ,* 4 -._~* 2 ( '44 r'.8 ty, 1 444.. t- - -- .j_.~/440- 5 -4 3 4, 1 4 C m ... 1 1\ /u1 10-- , 41 = t * .I # Â© ~ ~ BARBARA LONG & ASSOCIATFS COPJ. 0 . pa a=.01 . A k .*#0WZÂ» 112 SOUIH MILL SnKEET ASPEN, COI.ORADO 9,19 -U. Elzee- w644 TÂ° r-JIBE / \164/6 - 11+16 /9, :~ A ~ 6~'E, 1416 4 11 ENTRY 4/ *C a 1,57 210 de, LE. 0 2% 44 . 2 UP L..=0,1-10 a 1 2.:Â·. ;' CÂ¢:PUREfARI:2_ N... i 1 / t>'/ UP C 'up 1 1 Ji - rl ' DATE: 9/10/98 1,1,1.4,5. 4/ AME+16:ONA(-Â· 61-,D-re- REVISIONS: 13 6 1 PE.104.1-1Â£- 1-0.ve-1- ~J EXISTING FLOOR PLAN SHEET NO: 2. . / 0/ 1-3-7..4 1. . 4... & 4. ; /4 4 1 / . S ' .4 4 & 4 -7 .4 4 4 4. 4Â· 4 4 . ---1- - 3 ~79610_7 6 46----- /-) NEJAI ENTRY ELEVATION ill 0 3 2 % BARBARA LONG & ASSOCIATES C.GFJ. 0 ./ 2 9 Pal BOX= 315 EAST HYMAN AMENUB Maginwi*%40 112 SOUTH MILL 5IREET 5 ASPEN COLORADO f 8 ' wle . )< pt PLet . Y<74 16+ 0 Elav,14kd Diant 19 01// <11, * r /VÂ«Â£-~ 61 8 noub Ltaâ€žEnek â‚¬1Â£f--3436(3 I la %~11 424 9064- 69(Al to %(411 92)-9470 Â· 5&Â© Cuner ef- Aull > deFE'td idâ‚¬ rn lied % | ~ BARBARA IoNG.AZOCulm C.Gy]. 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WAITS 1741 8/1,13,14 13 1/2" 7" 7 1/4" 2 th" 1/100 A19 or 1/PL-13* Wll 1742 13,14 -â€¢ 13 1/2" 7" 7" 2 th" 1/100 A19 or 1/PL-13* 1751 14,15 -â€¢ 13 lh" 7" 7 1/4" 21/2" 1/100 A19 or 1/PL-13* 1754 14 13 92" 7" 7" 2 92" 1/100 A19 or 1/PL-13* 1811 15 - 18 1/2" 6" 71/4" 2 lh" 1/100 A19 or 1/PL-13* 1821 13 17" 7" 8" 2 1/2" 1/100 A19 or 1/PL-13* . 1861 14,13 - 13 th" 8" 7 1/2" 2 th" 1/100 A19 or 1/PL-13* 1921 8/1,13,14 -0 13" 6 92" 6" 2 th" 1/100 A19 or 1/PL-13* 5229 14,15 -. 12" 7" 6" 21/2" 1/60 A19 or 1/PL-13* 8/1 is Earth Shadow, 13 is Florentine Green, 14 is Country Rust, 15 is Natural Iron 1811 Glass is Hand Blown Opal Satine; 1741,1742,1751,1754,1821,1861,1921 are Hand Blown Etruscan 5229 Faux Alabaster lens is acrylic. Grain pattern and color will vary. *Specify "PL" alongside fixture number. PL bulbs not included. â€¢Diffuser available. Hand Forged Iron C O R B E T 1Â©1989 94 41 14'it'*26 *Â·' 46' 2-- 4 P L. 10 Diffusers Diffusers are an important feature. They prevent ugly Are when viewed from above line of sight. They also help keep out unsightly objects. Opal diffusers, numbers DFH-11 and DFH-16, are made of heat resistant LexanÂ®. They i rest on top of the backplate and top edge of glass. They can be added after installation. Diffuse number DFH-14 is made of perforated aluminum, and is painted white. It is ' installed the same way. Lamps cannot be closer than 1 inch to Diffuser surface. A lower wattage or smaller bulb type may be required. â€¢ This symbol indicates a diffuser is available for that particular fixture. To match up fixture and diffuser numbers, see chart below, or contact our Customer Service Department. Â£49/1'Fpff. 3-f.Â·i~ 1. 1, - : ...MT-./a A&.*k 1 2Â·.2 I */* Â· 4 1 - 4 ' - ...r- 96* ~ 9~DFH44222447 e, -17 + 6 0 4279 -i.Â·-. ~~:- =..'.-Â·-:4 ..69:4*-3 - J .c t.Â·151.2:>15:Â·.- 0'31:Â·.. ~ ~.'~i.~.F-,-Â·# 1.-3,Â·:2Â·.,1-:eÂ·.2';i'676.Â· ---- ~I~.~'. ~ 1410*M+2>g MODEL MATERIAL COLOR WIDTH DFH-11 LexanÂ® Opal 10 1/2" DFH-14 Aluminum White 14" DFH-16 LexanÂ® Opal 15 th" Fixture Diffuser Fixture Diffuser Fixture Diffuser W24 1711 .................... DFH-11 1921 .................... DFH-11 5277....................DFbI-16 1741 DFH-11 2314 .................... DFH-14 3731 .................... DFH-11 812 .DFH-1 1742 DFH-11 2316 .................... DFH-16 5742 .................... DFH-16 1751 .................... DFH-11 2319 DFH-14 3732 DFH-16 1 1734 .................... DFH-11 522-1 DFH-16 5248 DFH-14 8430 DFH-11 1791 .................... DFH-14 5229 DFH-11 8383 DFH-14 1821 .................... DFH-16 1861 .................... DFH-11 5261 DFH-16 8612 .................... 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' , ffliÂ·y;ja nt: b.<.ti JOJil.li~.Â· ~- ~ ..,/4 I J'Â·Â·*; I. ~'~ APPLICANT: Cindy Griem -L m ; a /d, 0 0 1 0-' Al tr / J LOCATION: 112 South Mill ACTION: Minor Review All development in an "H," Historic Overlay District, or development involving a historic landmark must meet aUfour Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. Standard 1: 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 Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Standard 2: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Standard 3: 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. Standard 4: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. ' Il ' EXHIB!1 - â€¢ - ~ t,0-C.~._~. -tÂ·--4.-u ' I 455 --- 4,1 i D j.4. 0 I. . 1 I . - e : lili :t 4 *tof J>Ul'"te5,9 - 1 -1 - . cl-1 1 J. / , IJ* t. -JÂ¥-â€¢â€¢24"r= -baa__1 . '- , I Â·, i ~: -Â· 1 .29.Â·. . C . â‚¬i -?gi â€¢ i # k . . 4 1-1 Â·.irR 1' ': Â· Â· '4/. 1 I. :..., p' 2 ' . 0 - a lit r, S . 1 & .4 1 r C /2.Ll #././.....-. GEE - '. .11 -m-4 9. & 1 r 1 ''' :I ~.4. i - r. .... I ...6.... 7 ... I .%* 4. v . i. */' L i. - t .,4- ...f k. '2'...4., 11 - -- . T-7--Â·---Lr i. .,:.4 2, i/ 14,2441 4. I ,/ . lizi.- â‚¬ 'I 4 \* - ~fÂ·Â· i ryÂ·. $ bÂ· ..04 . : 32$3H , / M mnÂ© . -1, " .. , 1 - , SNESSBON , Sdv 44,*4 9 + UH-L 4 1 4 11 CL ' 1 1 1 Pl 1- 3 1_I gfrrigc*-1 - f j /1 -.2.-0. . 1=,2.#r Â£ 1.. 3,4 +Jay t r /17* .2, AÂ¥- I e ~ Â·-r,rrin,1 t miliwigm' 1 Ij , Al I 1. 1- I-13- --1 ..... I -/ -4 . *- S 21 Â·-22 â€¢54: E 4 - Te 42 75-2 ' p CROS - r . 6..It 1, , :i . ':%1 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Interim Community Development Dir Â£-* FROM: Amy Guthrie, Historic Preservation Officer /' RE: 920 E. Hyman Avenue- Partial demolition of a structure included in the "Inventory ofHistoric Sites and Structures ofthe City ofAspen" DATE: October 14,1998 SIJMMARY: The subject property is listed on the historic inventory and contains a miner's cottage built before 1893. The owner has not expressed interest in landmark designation, therefore HPC review ofthe project is limited to partial demolition. The proposal is to demolish and encroach upon the majority of the existing structure, and make an addition at the rear of the property. Staff finds the project does not meet the partial demolition review standards and recommends denial. APPLICANT: German Dittmar, represented by Roger Kerr and Associates, architects. LOCATION: 920 E. HÂ¤nan Avenue, Lot N, Block 32, City and Townsite of Aspen. (Please noie that the application refers to 930 E. Hyman, however Building and Planning records indicate that the address is 920 E. Hyman Avenue.) SECTION 26.72.020(C). STANDARDS FOR REVIEW OF PARTIAL DEMOLITION: No approval for partial demolition shall be granted unless the HPC finds all of the following standards are met. 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure. Response: As evidenced by numerous other local historic preservation projects, there are better alternatives to add new space to the historic resource than the degree of demolition which is proposed for this site. 1. 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. 1 64(Ult-,A Response: A map of the property as it appeared in 1904 is provided. The original house, which is "L" shaped in plan is intact, but newer construction has taken place at the back of the house. The outbuilding which once existed on the site is gone. It appears that all but a portion of the front gable and the porch posts will be demolished or topped with a second story, although no as-builts of the existing house or accurate depiction of the full extent of the proposed demolition are provided. Staff finds this demolition inappropriate and indicated so to the architect at the pre-application meeting, along with providing examples of successful projects. Staff advises the applicant to submit a new application which preserves all of the existing historic construction (with the needed restoration and repair work) and places new development entirely to the rear ofthe old house or in basement space. 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: The proposed addition consumes the historic resource. All but a small section of the existing roof is removed; even the historic porch is converted into a second floor deck. Additionally, there are numerous areas of the design which do not appear to conform to dimensional requirements. The existing house violates sideyard setback requirements, but is "grandfathered." The second floor addition on the old house however expands the non-conformity and would require sideyard variances that HPC does not have the ability to grant because this is not a landmark property. The only course is to apply to the Board of Adjustments who are very unlikely to grant the variance, particularly with a negative recommendation from HPC. The architect also shows a spiral staircase on the new addition which does not meet the 5 foot sideyard requirement. The maximum height restriction is violated by the walk out basement on the east side of the new addition, and the proposal exceeds the allowed floor area by at least 395 square feet. Again, the exact amount of proposed demolition is difficult to determine from the information that has been supplied, but it appears to far exceed the 50% threshold at which point employee housing mitigation would be required in the form of an accessory dwelling unit or cash in lieu payment. BESIDENTIAL DESIGN STANDARDS (ORDINANCE 30) The project does not appear to require any variances from the "Residential Design Standards." ALTERNATIVES: The HI'C may consider the staff recommendation (below), as well as any of the following alternatives: 1) Grant final approval to the partial demolition application as submitted; 2 2) Grant final approval to the partial demolition application with conditions to be met prior to building permit issuance; 3) Table action to a date certain in order to allow the applicant further time for restudy (specific recommendations should be offered); or, 4) Deny the partial demolition application as submitted, finding that the application does not meet the applicable Review Standards. RECOMMENDATION: Staff recommends HPC deny the application for partial demolition at 920 E. Hyman Avenue finding that the development review standards are not met, as outlined in the memo from Amy Guthrie dated October 14, 1998. ATTACHMENTS: Exhibit"A" - Memo from Amy Guthrie dated October 14,1998 Exhibit "B"- Sanborne Map, 1904 Exhibit "C"- Photograph of 920 E. Hyman Avenue Exhibit "D"- Historic Inventory data form Exhibit "IE" - Applicant's Submittal Package 3 -1 I K L M PÂ° 32/ 0 p q R. 9 \ B -1-27-L -Im~â„¢--..~ -- 1 14 - - 1. 0 1 (010) 1, 9,11, 0 41 Ll ..T ! -- 4 -LL 177 / P. , P .1 4 391-:Ed'i ID ., b.4 1,Â¢ ; 1 ---â‚¬ T JIX 11 _-_14, 4 836 838 840 842 900 902 904 906 908 8,0 92% 8/4 8(6 8,8 820 922 924 926 928330Â» 932.934 - 332- -Ro A.1. 43 3Â£ 901 803 305 907 909 9/1 913 9/5 9/7 919 921 923 825 927 829 93/ 933 935 76' 1%0 0-4 r--9 D 4 7-7- :/ 37 4 , LL-2 47Fli.~ 1, , * ~ N 2 77Â° 1 77 01 rl- 67Â£0/ 1 1 1/0 , O 61- -- 0 0 AncDEF GHI 61 OWN *.4 El] F. a tr'H . 14 , 4 , 4 CD . 32 1,1 1, di i ol /4 i><4 , K 2% - , 01 0,0 L M NO F OR' 3-1 0 & p O 7-61 L -1 ~' F --- 71-7 -4- rr 1-- Pr~-T- fli ' 4 ~-- 4 4YT J 11-tl- IA;,il . : IrAB A . /4 ti--7 70 m Ft '900 901 904 906 908 910 812 814 8~ 318~ 920 921 824-26~ 928 92 932-34~ D t 41** â€ž,~Al / 1 (20 %97 4 /ke, /12 el 11 . 11 L. 11 2 734.1 /1 44 90/ 903 905 907 909 8/# 913 9/5 SIN 98 92/ 973 825 927 928 831 933 935 & \ %11 FTT-v /77 Effill -- N 5-El 0 \11 4 -- Ja- ... 01 47\ F O% ~ *~ ~ - -ff-L \* YVI Izil- -L-2.i~.~-~ dif -0- 4, '*,0, 1 A L- !' '! R ||~Alle DE.FGH . 11 olfil.Fil 9.131 4 7-71 41 4 1_1 *71 F-9 <33 6, \ P KI , 1_ Lt[ /61; El-fog ,zty 13%~ 03 'AV ONÂ¥13A310 S 119 217 215 2/3 21 207 205 203 ~ ' WS 2/6 2/4 2 Do 208 206 %04 '20 Â· b r, , .,taL.A . I . 1 4 .r-11.- 1.- . / Al $ ~- 1.- .1. t .t. HISTORIC ARCHITECTURAL BUILDING/STRUCTURE FORM 11~d, State Site Number: Local Site Number: 920.EH Photo Information: ASP-O-29 Township 10 South Range 84 West Section 18 USGS Quad Name Aspen Year 1960 X 7.5' 15' Building or Structure Name: None Full Street Address: 920 East Hvman Legal Description: Lot N. Block 32 East Aspen Townsite City Asgen County Pitkin Historic District or Neighborhood Name: East End Owner: Private/State/Federal Private Owner's Mailing Address: ARCHITECTURAL DESCRIPTION Building Type: Residential Architectural Style: Victorian Miner's Cottage Dimensions: L: X W: = Square Feet: Number of Stories: 1-1/2 storv Building Plan (Footprint, Shape): "L" shaped Landscaping or Special Setting Features: Significant trees; deciduous and evergreen; open picket fence at street edge; concrete walk leading to path ~ Associated Buildings, Features or Objects - Describe Material and Function (map number / name): None For the following categories include materials, techniques and styles in the description as appropriate: Roof: L-gabled; asphalt shingles; front skylight Walls: Clapboard wood lan siding Foundation / Basement: None Chimney(s): Metal flue Windows: One-over-one wood double-hung Daired at front-facing gable end; with stain glass fixed light at attic qable end Doors: Not original; full liqht wood Porches: Front entry; slightly altered; open; shed roof on turned posts with turned balusters General Architectural Description: Cross qabled miner's cottaqe of typical proportions. Double hung paired windows with front gable. open porch. House has not changed since earlier renovation; remains very good example of style; some changes to the rear. 0 246,6,4- tb Page 2 of 2 State Site Number Local Site Number 920.EH FUNCTION ARCHITECTURAL HISTORY Current Use: Residential Architect: Unknown Original Use: Residential Builder: Unknown Intermediate Use: Residential Construction Date: 1880's Actual X Estimate _ Assessor Based On: MODIFICATIONS AND/OR ADDITIONS Minor X Moderate Major Moved Date Describe Modifications and Date: Minor changes to rear, skvlight roof. Dorch modifications Additions and Date: None NATIONAL/STATE REGISTER ELIGIBILITY AND CRITERIA Is listed on National Register; State Register Is eligible for National Register; State Register Meets National Register Criteria: A B C D E Map Key Local Rating and Landmark Designation Significant: Listed on or is eligible for National Register Contributing: Resource has maintained historic or 11 - architectural integrity. 0 Supporting: Original integrity lost due to alterations, however, is "retrievable" with substantial effort. Locally Designated Landmark Justify Assessment: Excellent example of original Aspen Miner' s Cottaqe Associated Contexts and Historical Information: The significance of this residential structure is not of those who owned it or lived in it, nor of its architecture. although this structure is representative of Aspen's Mining Era. It is of historical importance bv illustrating the family/home environment and life stvle(s) of the average citizen of Aspen which was then dominated bv the silver mining industry. This residence remains almost true to its original appearance and is a typical Aspen Victorian Miner's Cottage. Other Recording Information Specific References to the Structure/Building: Pitkin Countv Court- house Records; Sanborn and Sons Insurance Mans Archaeological Potential: N (Y or N) Justify: Recorded By: Georgeann Waqqaman Date: September. 1990 Affiliation: Aspen Historic Preservation Committee - City of Aspen Project Manager: Roxanne Eflin. Historic -Preservation Officer/Planner I , ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name OVERAL /V 2. Project location 93 0 E. ANWJ AVE. (indicate stree lock number or metes and bounds description) flt:2 MA,A. 3. Pre#ent zc (try M 4. Lot see 3600 5.,4 5. Applicant's name, address andahone number 69 4/776#1/â‚¬ - /00 APÂ® e *ft : AS fed f UG /1 410 1-4-9 9 6. Representative's name, address, and phone number /054Â£ /40â€¢62_ AF-61417â‚¬(41 99 "08 '41%1 Asy" TIM, 925-2.2.Fl 7. Type of application (check ail that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption >< Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals-granted to the properbij &461744 2000 6, P.f , + 800Â»Om 0/h/#66Â£ PArnie 865/Â£>le. t,1 ta. ' 9. De6cription of development application /9/1*,6 46%4*iNMAN*/ -43 Â©f ~1571,06 6Â·nua--08Â·t , DemoUSH A##ex '/4 Of ST#-06<14â‚¬ AND hOO Nk# CouSntuorled '4 860* tr 12*r) 00.6,0 bef#7761J 10. Have you completed and attached the following? v Attachment 1- Land use application form v Attachment 2- Dimensional requirements form / Response to Attachment 3 Â£/ Response to Attachments 4 and 5 EFLAJO LV- 9 0-Â« r . fov 440 \Di\A' b. ASPEN HISTORIC PRESERVATION COMMISSION DEMOLITION, PARTIAL DEMOLITION, OFF-SITE RELOCATION, ON-SITE RELOCATION, TEMPORARY RELOCATION, OR EXEMPTION FROM REVIEW <31\--- looke\-- Application Package Contents .ps,414,Â»Â».0/0. Following is an application for demolition, partial demolition, off-site relocation, on site-relocation, temporary relocation or exemption from these reviews at HPC. Included inÂ· this package are: 1. Attachment 1 - Application form 2. Attachment 2- Dimensional requirements form 3. Attachment 3- Description of general requirements for a complete development application 4. Attachment 4- Description of specific requirements for a complete development application 5. Attachment 5- Applicable review standards on which HPC will base its decision 6. Attachment 6- General summary of the HPC review process 7. Attachment 7- Public notice requirements 8. Attachment 8- Definition of "demolition" and "partial demolition" A pre-application conference is strongly recommended so that the appropriate review process and submission requirements can be discussed. In addition, other reviews, such as those before the Planning and Zoning Commission, which may be required by the Aspen Municipal Code can be identified at this time. A consultation with the Zoning Officer and Building Department is also recommended early in the application process. Demolition review is a three step process. The first step is a review of the structure to be demolished. The second and third steps are significant development review of new structures which replace the demolished building. Partial demolition, off-site relocation, on-site relocation, and temporary relocation are one step reviews. No public hearing is required. TWO COPIES OF ALL SUBMISSION REQUIREMENTS IN A FORMAT NO LARGER THAN 11"X17" ARE REQUIRED. FOR GRAPHICS WHICH ARE LARGER THAN 11"X17," SUBMIT TWELVE SETS OF PRINTS. OCT-05-98 MON 02:18 PM 970.925.8289 970 925 8239 P.02 f i 'f I .. , 1 . .A ATTACHMENT 2 1 1 DIMENSIONAL REQUIREMENT S FORM f. t. Applicant: 6. OrrMAR Address: 409 AAB* 44~ ' A.5â€¢W. CD . M* It Zone district: 9%1F-,f':92:r- .*0'444â€¢4440-86r'Mt-, .: Lot size: 3000 5&.Fr Existing FAR: 17/9 30. en t Allowable FAR: Proposed FAR: .2,0 5-4. Pr, Existing net leasable (commercial): N. A' Proposed net leasable (commercial): w. A, Existing % of site coverage: kl~ , A , - . Proposed % of site coverage: < 52*L<"' L, A + Existing % of open space: _ 4,70 Â· Proposed % of open space: 1-9 'A : Existing maximum height: Principal bldg: 20 Â£ Accesory bldg: 32~lf Proposed max. height: Principal !015!2: Accessory bldg: Proposed % of demolition: 18 6 9 5, FÂ· Existing number of bedrooms: 4 Proposed number of bedrooms: + Existing on-site parking spaces: O On-site parking spaces required: _ Satbagisi Existing: , Minimum required: Proposed: + , Front: 23. / Front /0 ' Front: 23./ Rear: 3# ' f Rean 18' I Rear: /0' Combined , Combined , Combined , FronVreap,27 f Front/rear: 20 Front/rear: 35 4 Side: / Side: 5 Â·Â· Side: E_ _- Side: z.3' Side: .9 '' Side: 2.3 1 Combined , Combined Combined , Sides: 3.3 Sides: /O Sides: 5.5 Existing nonconformities or encroachments: ~W//A#,57 0,/0,04â€¢-â‚¬4kew/-5 Variations requested: 2 ~/*- 5*67 An<)_vh~..let o STA<XMAi R bA~,trrpa w 86<kr/â€¢11 2,067â€¢40 a.*444â€¢61-6413 4.27<*nkA B ur, (HPC has the ability to vary the following requirements: setbar Ks, distance between buildings. FAR bonus of up to 500 sq. ft., site coverage variance up to 5%, height variations under the cortage infill program, parking waivers for residential uses in the R-4 R-15, RMF, CC, and O zone districts) "84 ' 4-0 eR 81 ler Mtn Rd Aspen - 0 - 4 4 + ll- 2 1 i #/. e 01 4 7 Vicinity/Directional Map 0 0 82 44 - 4.0- $ , 4 *4. , 43 4 4 0 4 - C 4 - --133, 41YEA#vLI+/7 46 4 34 2 24 c 44 4 9 k f 14; Mall .0 t /.2 0 0//A- 0 0 4, 4* <r%4% 4 1 I ./ W # <449 4 \ /0* . 4 West,low k , 48 Rd + 1 46 < e A Crystal Lake Rd 1 . CD = I< 00 9, 0 c Aspen Â® i CD 3 G) 0 Afountain S I To Twin Lakes ji 1 1 AV PUI,pf,0 00,11.91 9 â€žA Laurel Dr Roger Kerr and Associates Architects 406-H Pacific Avenue Aspen, Colorado 81611 Telephone (970) 925-8289 Fax (970) 925-8289 ATTACHMENT 4 SPECIFIC SUBMISSION REQUIREMENTS 1. The existina structure : is a two story Victorian structure that has had crude additions through the years. The attic has been converted to living space. The original house is from the 1890s era and may have been moved to it's current location at 930 E. Hyman Ave. 2. Condition Regort: The original Victorian house is in average condition. It has a good concrete masonry foundation with dry crawl space. No dry rot was observed other than the usual wood siding deterioration at sills and elsewhere. A dormer roof and skylight have been added to the existing Victorian. The later additions are poorly designed and constructed. The basement area has a stone foundation. 4. Nelahborhood: The structures on Hyman Ave. between West End street and Cleveland street are a mix of high density, large scale buildings and smaller more modest buildings. The buildings across the street are new and large in scale. The residence adjacent and on the west is a very large and tall residence extending approximately 15 feet above this house. The adjacent property to the east is in the planning stages and the existing house will be demolished and replaced with a new house and ADU. It will have ten foot front and rear yards. The side yards are five feet and it's height will be approximately 30 ft. Develonment Plan: The partial demolition is required to allow for the development of the building in a manner that will extend it's useful life for another 100 years or so. The extent of the restoration retains the Victorian character, integrity and details. The changes needed to accomplish the goals remove the skylight and roof dormer that have compromised the building. While the height of the proposal exceeds the existing Victorian, this change is mitigated by the tall buildings around it and is consistent with other two story Victorians in town. The demolition of the rear portion will be accessed from the alley and allow for the new addition portion of the building. The simple roof gable and shapes of the addition are consistent with the Victorian shapes. ATTACHMENT 5 1. The portion of the building being demolished is not of historic significance to the building. The FAR proposed is well below the maximum allowed and the scope of the project is a resonable proposal that will allow for a preservation of the historic character. 2. Original and significant features of the historic structure are being retained. The addition has been designed to be compatible in mass and scale with the historic structure. 0 1, '091&=02,t:AUL 1 -24- , / -32-/9-Mit't~- 1 - 1 1 - / C\\ Â«P - - -19 1749;MA 1,1 - -OWL Ill . - l -6A;lt., Il ' ,1 -- , i 1 I - .1.99,1 - - 11, i 9 - - 1 1 . 1 - I 44 4 . 1-uu_L_ 1 1 i / 1 DI T- 9-Il , A. . -1---- ------ 1j _IZE~CAL~EZLEK-**'TU--AL/tfU@Â¥2Wmybtz=- ----<----- ---- i . 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BE ENTIRELY WITHIN' THE -LOT LINES.- 1 Â·4 9-ni{ fit - - i . y M *r K - --AUL EASEAENÂ¥Â§:.- ANO. ENCROACHM~NTS-''i.. 114~ \ L A 30 00' \1. L . - IN EVIDENCE - OR" KNOWN TO ME-' ARE SHOWN . 1. FND SAKL N75'01)lt"W AUUMINUM CAP -- = ~ ~- - - < ~- - .. SAID- SURVEY -IS-'TRUE -AfÂ® AdCURATE- 2-70 -lÂ·--- I - =~ - - -- FOUPÂ®- IN PLACE -r - - 1 THE BEST' OFÂ· MY KNOWLEDGE- ANQ,gl=~E -1,/ '. HYMAN= AVE. *CmÂ· --2-7114' :.-4 Â·-1 2/*AMrit '2 ' 4 - '- . ;. HAROLD UE,Iq~-' --mi'"41'.1,2 r 3 -2 t Â· I -2/Ali Â·i ~i g 4~777/ftâ‚¬ 9 . ' - ' thdb' 1 ..8 REALLU-d Rwikfb 96.4,1~J~ 4~~p~.**~3 ",~,~ ~~',~--s~~~ .. . i- >- IMPROVEMENT 'SURVEÂ¥43%.9. r.;3 - - / cÂ·-UtÂ· f.Â·,4 1 - , -6*A<.ily-,Â·21 / t ~ LOT Jift ...f. 6LKLy I . **reit* - 1 - 4 1 EASTs ASPEN 'r.wu"4*JW,Nft,4 t . - c JOI~*WÂ·- LONI*PE#inlv ITTA#1167#ibMÂ£$~:~ 4 f . 1.,1 . Â· 1 ' :' .- . c -: Â· -Â· .; - a.61Â·: t. . ' ~2.' , :it'.thrilk*49# . *45" Friht449/Wp a - J. i . C. 1 l- ,.- 4.I- ' I ..4 - .- 23. 1 -'- 1 -.4/ 1 . .1 7, ' I . 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' \3 PACTÂ· t..:.6 + 0 -_-IC/i_d?â‚¬944,c _ p 714 1 PÂ«--H -THÂ· 141 /0/7% *Â¥ Â· 2 - /41/ 25 92. lI+- . 7>3~(ki, 2700 %.1/ - fU \+/LT~lt#L 'P#M, '/0 Â£ to" 4 %42,Â«,4 904 4 LZ- -- Itc -9 7 + -r= .. ... -*-*-Ii#- - - *i.-I.li--I-- 0 --- ---1 - --- -- 1 LF 7 -4 - 4 1 - 10 / 0* DI hET 59 - - 01 j w , 1 h r- -- -$-Il -- 1 1 ti 1 -- 1/ 1 -- - -07 /1, * i. 60 2-1 1 0 4 J t 1 -Â·4- -Je - Rtz_ - 1 ---1T U 1 - I.-- -=--- --0- .. I- .-ill-- --r--- - --- ----I.-- -.--. ---- , .. - .4 -1 ---JL l. 10 2 .. A-- -- F- 4-I 4 Adm A.U404., 51. 4.b ( t 2 76 29.-(+ , 0 2 .. -A 4 - rh . .. t.~---- '><- j 4= - - -- I 4 0 lot 0 1 l . 1 R 1 1 =,- , 1 f r- f vi I ' b 1 4 41 1 1 7 4, 11 1 1 , -1- . 1 . Ir - -..4 - -r- --- 4.-- 18 *Il-*-'-I...'- . - *----1 ... i 4 k)#*d>1~/3830 -40 Â»t,J //Â£0Â£ tja 54.~' 4 k: 0 . / v \* \1 - - .IM.~li- --- 0-il......I - .1 1 1 -4 . -I. - - -- \4\\\ Â·- 6.1 -- ..' I, 1 - 1.. -- 11.-1 mil ---. -11 1 1 11-.- 1 ZE-ILIZZIEZZIZZLIZEZIEILIZIEZZIZZLIZIEZE 7 - * i. C Â· F m Il 1-. 4-4 1 A UWAF*?80â‚¬44 .- .-.0. 1 - 4 6-~5 1 --- ..L A- 492*of~.rl#-&-1~ --Ill---- \ .U- eÂ«*.. 6 c~ ,- -~~ - 4, 4 25 6 . L. Â·: FLE.,~+ ~*iw--L_L__1; 4-5f /7.) -1 rÂ»FP 1 . . .1 ~~32-- ., iM~A-, ZE.,0 - Ab#tr-- 7 i i . .1- :11 1 1 it i 11 ! t i I *Lu u 6Â¥\ CA~K) ( 41 &03 . k Z 1. _â‚¬3*,rf,----~ - 94-6 *.4--. l G' 1-44 AA 930 A.-1-J~ v. ER--@Y-*~*t R L_334/. LiMÂ« APPLICANT: German Dittmar r-=71 -L ' LOCATION: 920 E. Hyman ACTION: Partial Demolition Standards for Partial Demolition: Pursuant to Section 26.72.020(C)), no approval for partial demolition shall be granted unless the HPC finds aU of thefollowing standard, are met: Standard 1: The partial demolition is required for the renovation, restoration, or rehabilitation of the structure. Standard 2: The applicant has mitigated, to the greatest extent possible: a. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. b. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. / g'Â«0,- k er f 1 , i 1 - 1 1 1 . MEMORANDUM 0/0-,/ -21 i & / f 1 irk_ 0 r TO: Aspen Historic Preservation Commission -- fiked rrâ‚¬ c:T-3 ~OkÂ»7A,1~5 z - t THRU: Julie Ann Woods, Interim Community Development Directo~~- FROM: Umi GuttHimod(Praerviel'OEer - / -50'4/1*2-f . -1211& U#TeldT MAY Nor NA/6 5/2061 64,AR 014 POUS RE: 920 E. Hyman Avenue- Partial demolition of a structure included in the"Inventory -2-- 7125FON U .0 74â‚¬ *4406 06> RujAND+JU *,4-fodge dompteM, ofHistoric Sites and Structures ofthe City ofAspen" j/' 7 '1 -- -7348 0/f>073/R/e -for734%18AÂ«*"-AK #Ee - '. - -__ - ~ FL,oR--~rlter t46+WCAAdt\160 W tr, -pie pe.Â¥05AL DATE: October 14, 1998 -76 -To 4,1006(27145 68*Ki,j Frfl**im#--AK'E - 243,257*Ur-9/T# 1//Â£712,A/-77*40,_ 734Â£ ree//' 1. SUMMARY: The subject property is listed on the historic inventory and contains aminer' s cottage --rD 82 Pkknob 5950 1097, -q:EPÂ«,9#â‚¬ f ORTZCW built before 1893. The owner has not expressed interest in landmark designation, therefore HPC ---73 2 _,4/Dve,O. 4%267,1-, 7*/48814% redew ofthepreledisumikdto ptaiderooheo~ -732--73z- f__120#trel #3460 -16 +lDÂ¥ ffREIEI!&5/MWC-~QT/K<Eâ€¢ , --- . 'Ihe proposal is to demolish and encroach upon the majority of the existing structure, and make an ~ addition at the rear of the property. Staff finds the project does not meet the partial demolition review standards and recommends denial. ' - ~ -977462i/1 225Â£2 -Ai-74Â»~i->Â»dk->-d',4~.Â»44 -_- -ENCOUKrk-YuM& 0. 7IRULAÂ»-*UJD- ki*fâ‚¬*50+4~*LE. -__-_ APPLICANT: German Dittmar, represented by Roger Kerr and Associates, architects. \ i *Â£6277-*/-77 77Â¢0 -081-3*#/2** ip*0Â£*Â«10747- ---6 -4,5 - FfÂ·*P*i~ : l 99 60*LO,4 46 76714% Et*tweÂ·r LOCATION: 920 E. Hyman Avenue, Lot N, Block 32, City and Townsite of Aspen. 12 7744>71'Lty jb#24*20* AO__2452 77*W OM5 (Please note that the application refers to 930 E. Hyman, however Building * and Planning records indicate thai the address is 920 E. Hyman Avenue.) ~ - ' ~ -- OU/4 702; /4AMA)7*/u t0942 0%4492 -~14Â£Â¢;E*/5 W/7~74' _ :'' - --1 114 1-trA 03 +4*95 7/40*f #_91*91%1271*t Â£410*65 ._601)77+101J 01.' 056428 4 V/*9A-rMfr7AtRpuuht 709007+}tr- SECITON26.72.020(C).STANDARDS FORREFIEWOFPARTIAL DEMOLIZION. 6 *411 0% 1,47#*Au I,n*8.nertâ€¢,4 *Irdi el-At **Tr544 No approval for partial demolition shall be granted unless the HPC finds all of the following ~ ; 714 Hpt Â°rf *5Â»5126 13 14>rt hU 401451# uÂ¢7Â»1 - swnd=ds mmel. . - - 6%*10 -1-Ht *Thit tavt,0 -f@Actvol, In\43% _ky 6*N)07- 1. Stananrd: The partial demolition is required for the renovation, restoration or 14 -1 --7-Â« - *40/,4,/*Ar%-t-CK*--A -f*cLOOKT #*:48,Â·/7*04 rehabilitation ofthe structure. W-- 11 71& Cobl-Tz Apot*pÂ¥ 11Fe -11}â‚¬#"l , 12 8>4168/04 - - -- - - - - -59)96â‚¬ 1126Â£ -ADPS-.-TD 7118 tlt{)0*it~4+141- Tutâ‚¬ - -7 -- Response: As evidenced by numerous other local historic preservation projects, there are e<tor, po Act,1 t/14 8964 1480 ItriN A peg _roP,4/Â« bcon.=.~Stn addnew spattto %&'~~Ont tesgurptinthe depa of demâ‚¬~Son'?~his - ANÂ¢' NOT VE#21 +11670121 C,j- t#4/Wdi -A l\1*W OFFEA 094< proposed forthissite. Â· * - . 0\Imil-76 po#41 (6 A CoMNÂ»U V rerogiA}j El**,1- - 2. Standnrd: The applicant has mitigated, to the greatest extent possible: ARD UND -70*~,N f Wob Le *Rov)06 -A ma,2â‚¬ FRIWO Â¢1 1 - a. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition oforiginal or significantfeatures and additions. 1 611 1 to i 4-74 - 0 Response: A map of the property as it appeared in 1904 is provided. The original house, which is "L" shaped in plan is intact, but newer construction has taken place at the back of the house. The outbuilding which once existed on the site is gone. It appears that all but a portion of the front gable and the porch posts will be demolished or topped with a second story, although no as-builts of the existing house or accurate depiction of the fulr extent of the proposed demolition are provided. Staff finds this demolition inappropriate and indicated so to the architect at the pre-application meeting, along with providing examples of successful projects. Staff advises the applicant to submit a new application which preserves all of the existing historic construction (with the needed restoration and repair work) and places new development entirely to the rear ofthe old house or in basement space. 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: The proposed addition consumes the historic resource. All but a small section of the existing roof is removed; even the historic porch is converted into a second floor deck. ,~6--~ Additionally, there are numerous areas of the design which do not appear to conform to ' / dimensional requirements. The existing house violates sideyard setback requirements, but is / "grandfathered." The second floor addition on the old house however expands the non-conformity K and would require sideyard variances that HPC does not have the ability to grant because this is not & a landmark property. The only course is to apply to the Board of Adjustments who are very ~ unlikely to grant the variance, particularly with a negative recommendation from HPC. The architect also shows a spiral staircase on the new addition which does not meet the 5 foot sideyard requirement The maximum height restriction is violated by the walk out basement on the east side of the new addition. and the proposal exceeds the allowed floor area by at least 395 square feet Again, the ~-~ exact amount of proposed demolition is difficult to determine from the information that has been supplied, but it appears to far exceed the 50% threshold at which point employee housing mitigation would be required in the form of an accessory dwelling unit or cash in lieu payment RESIDENTIALDESIGN STANDARDS (ORDINANCE 30) The project does not appear to require any variances from the "Residential Design Standards." ALTERNATIVES: The HPC may consider the staff recommendation (below), as well as any of the following alternatives: 1) Grant final approval to the partial demolition application as submitted; rh 2 (ftki4 54%073 (~ (3c~*97*~'~~~ ~ 1, 52 1772116 4t l # 1- f F-ivioo Q pA<t e / Rgul*0: pl-/\18 Aft Kil-licutf) WHIct{ lt,kl-uPE MDAâ‚¬ 4.DrY}p let 04 60 1 ,Â¢5 hED D t frpl.A Obl flf+15 , Pti,119 \NUE luctt) 02 0 --- 2 \*/ l TW 50Â®ArrTAL, A#WA-oM~~* 05/6,0 * FUDa Dourr>eg 0 OE*h . 7tte , of- 7-149 NPW 2.9 t')9174)Â¤104 5 ON Â»le - Frimpt\OBIL a Bkoo#u,44 + /mppoviN# Pylandat (bhorrID t)5, LEE ,Â£50 figpoNge 70 17*m 6 4 C f *4 , Tfte 62 CD NO F (00 12- PÂ£22+09 EN C#OM+18 5 1 61) 1112 , 5' 3/097 Nao *rerÂ«. 7#â‚¬ 55â‚¬660 F 402 tk5 66*N Av)640 / -To 00~Ryn -rb Â®96-T/A 4 6%001~0 gleD#- D)(T\Er,5106, 21_ 98.04 9014 4 Roof 43 m Â£749*9* RooF WINÂ»J wn-11 - Â»15 5'F psf*N mbunmlro Bur- 15 - Ar Â¥43-t#46 t Pete 4 V HUÂ»idE. 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I, /51 /6Â»79 62'f r/ L -54 '1 4 / ,, , a , i vvâ€¢vr~(C. f f Zavot /ffÂ¢ 1,0 3.0,4741214p&Q-do~f Ht-~ 404 AEEC 41+6 4Â« j G \- # S, , Mkme~~2)/ r-W174 9214 -4 9 26 *-24Â»F- ==1=a--8*3- ---- .71***iÂ»Â«-01;' s U, -1,4..,071--U / 473 i , 1 J , . 1 i~.: 1 W--- : 299 - Ir7- 4 Cle, 74.0 2 - r------------'~. a - -30 ---- i 10 , 1, .G. ! 1 1%1 1 1 , . I Â·2*2 .. . . 5 , 1 1.- , I'll-1 0--- 4 I. -1 l. - -.---- 11 r k I V ..Â«00,107â€¢- ... 1 i 1 -1- . i 3004 -' - - EAST ADDITION TO THE CITY AND TOWNSITE OF ASPEN COUNTY OF PITKIN, STATE OF COLORADO. ASPHALT FOUND ALLEy REBAR & CAP LS# 20151 S~AG~ 2.9' 375'0%11'E -1-2249 UTILITY SHED ~ - ~ - - L O[30 PEDESTALS 8.1' i LS# 15710 / - 4 4 CAP 4.9, 1 11 NEIGHBOR'S ~ ~ TWO STORY WOOD FRAME Ir Iz li GRA VEL I l 10.1 NEIGHBOR'S k PH WOOD DECK 1. S -1- 1 2ND 7 1.6 EL ~ 2.1' - -TI.J I DECK 1 10.4' 3.6' 14 10/0 00 '9 2/ k ..- S21*52'50'E k 1 4 6.91' T\NO STORY 0 PH 41 , WOOD FRAME CA I A HOUSE WITH i BASEMENT 3.4' i 3000.00 SQ. FT.. / PRC k 1 GAS LOT 12' BLOC J ~ ettED k/ 4 EAST R l ~ COUA PORCH 4 1 92 Oi ilt /O,- 'iri OI 1 NOTE: 49:-f'i 0 N BOOK 356 PAGE 116 ~of "1 DIRECTION IS NW \ / CONC SETB, 3%9 / *44 . fi 2,33 AP FRONT SIDE-f FOUND 1 -1.0, J 1 m j: REAR- SPIKE ~ STONErÂ·-- 11 S79~911'E 1 PAVER / 1 --1 1- --DRIVE 1 1 '..Â· N75*09'11'W 30,002\* Â·f ~ 4,87' FOUND RE8AR dc CAP 920 HYMAN LS# 15710 ADDRESS APPARENT OTES: SURVEY ORIENTATION BASED ON MONUMENTS FOUND AND SHOWN HEREON. EASEMENTS SHOWN ARE FROM TITLE CASE NO.: PTC11275C2 ISSUED BY PITKIN COUNTY TITLE, INC. EFFECTIVE DATE 20TH DAY OF AUGUST, 1998, AT 08: 30 P.M. THIS DOES NOT REPRESENT A TITLE SEARCH BY THIS FIRM OR SURVEYOR. i - INDICATE' 'IJN D REBAR AND CAP P.L.S. 20151 d - INDICATF .11\In PFRAP .0. DI Ae-r,n nin n i n le -44 I I. 41 N)#W393 I â€¢ MEMORANDUM 0 TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Interim Community Development Director /VOL - 7 FROM: Amy Guthrie, Historic Preservation Officer V RE: 520 Walnut Street- amendment to final DATE: October 14,1998 SUMMARY: The owner, Gretchen Greenwood, received HPC final approval for her new house at 520 Walnut Street last winter. (Previously a historic miner's cottage on the property was renovated into an architectural studio.) The project was recently submitted for building permit and includes changes from the approved design, particularly at the entry area into the new house and windows. Materials have remained the same, but in some cases are applied in different locations. Staff has "bubbled out" areas of change on the proposed drawings. 0 No monitors were assigned to the property, so it is being referred to the full committee for approval. Monitors should be assigned for the completion of the project. Gretchen Greenwood will attend the meeting. 0 e.%,MIA"fam"Ne/-i. 49//4:6*Il.4-' p r .., I 1-:/ AÂ® C - m 'mi//-1 'Inlat 1 Tor . 'um & 117 6-~ 4 2,0,=...................1 3.. Le 1:â€¢UP ...1. I.4-,0--- Gretchen l Greenwood 2 ..Com=mms:,~0Â»-,0)10â€¢ .....1==I AA--14 h& .trr ."Uer{110'R,0. M218-OS 90 Wa"* S'/ent A/*C--81811 Fmt 970~90Â·7480 1:4U~ == 16 --= b Â® mu Ul & E8 m. -0 /~\EAST ELEVATION - - 8/2 1 2 1 4 0 4 9 0 1- 0......1 TOP Or *100* 24Â» - EL 121.4-3/16- 9- 126' 4-16/10 i - .-0~~011WRmÂ» *1 lin INUSal EnED IUÂ¥*-]SWT WAA=. EL m. 4-8 10. --==---- -- -= -==~0.--I-- , - -11-el- - 4 16 120' 0-0/to. .0.....WI- .-' T- 0/ MA= 56 *MA~:-- 1 -1 4 R.matn TOP MalE*laâ„¢ U EL 110 6-1 4 6 Uy 0-1/4- Â® Â®Â® 1% Â® t:â€¢u'.91)2 vr Â® 6 scum 1/4.r.0 - 1- ''El 114- = 0 Â¥ 4 0Amn,010â€¢811Â»(-4-P -**ett.*Ap e.y it-1--t. - a ammi.=Wa-Â° Da UU& 12/W97 4 110. r muln .=BE Â® 1 1Â®mi 1Â®1 -tz T- f - f 3: :34+ . 2 9% -5,5 G t,_r TOP #1==TE SUB 1 -4 1712Â«. c *r m- or-e- ....1 451*39 1.79: P . --' -PtuitysluM 2-12 ...=...Â· %- -1-1 15&2~82.Jt Â»9 21~*Â°qU A- 11 a,#6,26"/44*d:.en.i.*:.: Loar : f:El Mall 1 4,0 r r\SQUIH-@:IYM!9L--- - A-5- - ~~veâ€¢t-4 - .7. - gs of/O/00 'Rdsv |id:ZIE3IU. i| i -4 1 g. 1 gÂ¥ â€¢5 Ek .!Â¥ . 8/ &6 D d d Dd Dd d A I d 1 1 % 1 9, 0 A 4 . 1 '4 - ~ 1 111 M * 44 4,2 1 I I . li in. 1 11 , 11 1 .. 6. D I . '4$, illillilifil~ 1,Â· ' 1 .t . $ 171. .A Â· Â·Â· Â·Â· '1-Â£/C N* W'7.11' . O 21% e=L-1 8 unk 1.- 1' t...' -9 ;t:'1 11(,9 ic__L_-3 D 'll 4 .U. 1.1 > 1.. A.. ..t t 2 1, 4,6 h â€¢ 9 ' , lait ;3 ;3 Dâ€¢ d m.11 1 D .. 9'Ill'.4.b\4.4.9..4*76Â£:/IMS- .- 6AA,66""Immillin"R//1/'llim///Mik --3100. 4,4, / dir ' G D 10.... man,/a Gretchen Greenwood & Amocmt# Ene 620 Wai= Street Aspe,6 Color,do 81611 lili 970/125-002 "1*1456266 Fâ€¢x 970-925-7490 4 mpor mooz uff, Ldrf--4 .P O, =GE SE- A C. 121' 0-1/2 . 1. 1.- h i ... --- ... ... ... 0-1- 7 -- 6 ... k .r. k I.. ... ... ... .CA. -- 6 -#/. 1614 1 & f 0,243:ma_PN.S / TOP 0, NIME BEA] . EN,RY y EL ill'-t 5. 1- - 38' N 0UN20 /4 (1101 9/0//A~ -46 6 V EL 107'-1 - 1-L , 1 ./ I I Pr =1_L 441-- /1\ lilli IX'UP ~OCI DIG /1 k 16 1 4921<f - -/IR'â‚¬7%Â·wooo A 6 07'.t 9 RECEIVED SEP 2 9 1998 SCALE 1/4-1'-0 ASPEN / Ptl }UN a COMMUNITY DEVELOPMENT 1 1 ; DATEEN I mAINBn 00 am[ImBE 00 gr,ma /-hWEST ELEVATION ,Â¢â‚¬ER* - Ljs:â€¢t Ve. r.O ,# / r *4 ,KI_ Thifgm 1 1 -= - YF~ Greenwood 1 49 90464- Â»U ~0~ 8-2536 j/0 ~ - 6>7 A-9 U U l\1 1 01.s f=Â£i;IL.4 l-%- ._3_Â·e /5-li:/61 36 Â·./ Â· I Â·'.C':VÂ·W'L .1. - ..W.~F.~4 r . lÂ· ..1-e~Â·Â·Â¥69:Tic -Â· = - 2 , '11Â¥Q~=. -CM.F , .i/'lly 1 2 *Â®'f Greenwood Gretchen & Amoe*te* 46 500 Wal=t St- Aspen. Ooknd,81811 T ~CUS,-*R**0-4-R- 97"25.02 1- M m= mt" , 015#Fl= Fk 970Â·9257490 EL 1*6' O-1/29 0112'GR.= '01.,000'.-3808171'911.,M BOOF *ATUUA 'UPER 20 MOER-204170*UAIC! t 11011 0' MED= BUM . MOADS onic: wlaED m, *FOCE nacil Â£ El. 120' 11-3/4- TOP OF EDGE BEAM * MICIAWS BETH TOP 07 FUTE El. 118' 11-3/4* 11 4 Â°'p= 12Â· NELAL COR"ZATED MISCED MY=- ~ 1 , TOP 0, MA ...1 EL 11' 0-8/4/ 0121Â¢~105/" 1 6 it 0-4/4 1 1 III Â® 14 WOm 0 Â® 0-=m= -13 TOP . RIDGE BIAN . ENTRY b Â® Top. Â® 1 1 0'pm tzÂ¥/1 TOP W Pt:rWOOD EL toy 5-1/4- IMP OF M.11 0 ENTN,1 - r Â® Â® BAG Aurr 0.0.. 4 : I Kirr U.Wr 1181[DaCE Flge nec} m..r a..r .19Â¢DevoE a.,7 a.w, RECEIVED SEP 2 9 1998 SCALE: 1,4â€¢M TOP . CONCREfE 2118 COMMUNITY DEVELOPMENT m ASPEN / PITKIN m. 57' 0 DAT:Em 9/28/98 mallm 00 amimn Go e Or COlO mme ChÂ®l}TH ELEVATION C.-0/SCALE: 4/4.â€¢f-O eci- I E-h Greemtood 1 ~ ~99--95.9 A-10 inuFAM 029 Ja.*,6&* ~u. .0,Â·. ' 1-7~-99-r 4... ..~ 4- --Tg. . 1.1. ~ - -4 " -~ ,-e * Â· 4 4. ~ i '1 . -ty It Â·AM'-2 4~ 4 1 .ir ,#14 Q#K 1 ! i I 1 . tie a '1 1 . d i 4 .g : .Â»:, 11* ft 1 -1 b.ty.l!'10 &~ 71:2 , 1,14 1 .; 24&2...M. 9 E . 4 i. p, fi :1 :4 31 41 3 8 -1 /1 1 1%/ %23 9 '00 1-60 5 4 K Eff E m C Â» ... 33 25 w 0 1 -N rum 2 '0 - ri - C V 6% m 05 0 m 1* 1 1111.1 0 ~LI â„¢â„¢ ~ Greenwood Residence 1 1=z=E:-1 520 Walnut Street e |~ Aspen, Colorado 10 11'P I 31 1 .. 1_ 1. 1%/ 07 6, St Gretchen Greenwood & Ame=:04 k 820 W.Imut Street Alp- Colorado 81611 - TOP 07 WDGE BEAM 070/928.4502 - 0- 12+ 4-1/r Fhz 970-92-7490 4 - jilill - 8 00 -2 TOP ey PlaTE TOP OP MATE EL- tly O-3/4- Mm* 0 Â® m,TRY GamE 86 111Â· r C, TOP OF MSÂ¥040 TOP CY PLYÂ¥000 r El. 107' 3-1/4- =TRY aABLE TOP OF PUTE #01 1 EL 107' r 00 @ @@ Â£ milo. TOP W MXWOOD 9 CONCRETE RETAINING Â¥All m. 9.-0 @ TOP OF SCAL& 1/4644 a RECEIVE D. 801 /-\NORTH ELEVATION DBAWNER (Em,BI 05.ZOLO. SEP 2 9 1998 -- 2.imLEA- '. ~~~~'~7~ ASPEN / Pl r KIN 2==2&~2 - Â·.- ap,-r> MUNITY DEVELOPM NT 1 1 /Greened 1 1 4 X 3-2536 / N jk1 tÂ£25/ A-12 58%~01~m~5*;8~tme,*M/9....- i8g MEMORANDUM 0 TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Interim Community Development Director \ZU/v - 4 0 FROM: Amy Guthrie, Historic Preservation Officer RE: 320 W. Main Street- tree removal DATE: October 14,1998 SUMMARY: The property owners, Scott and Caroline MacDonald, have requested approval from the Parks Department to remove a large tree which is right next to the Smith-Elisha House. The tree is apparently causing roof damage and leaking problems to the house. Parks has indicated support for the removal conditioned on HPC approval. A site visit to the property will be held at 12:00, October 14th. r-\ 0