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Home My WebLink Aboutagenda.hpc.19981111AGENDA ASPEN HISTORIC PRESERVATION COMMISSION November 11, 1998 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS NOON: Site Visits - meet at the first site 117 N. 6th Street 221 W. Main Street 135 W. Hopkins Avenue 134 W. Hopkins Avenue 5:00 I. Roll call and approval of Sept. 9th and Oct. 14th and Oct. 28th minutes II. PUBLIC COMMENTS III. COMMISSIONER AND STAFF COMMENTS IV. Disclosure of conflict of interest (actual and apparent) V. BUSINESS 5:00 A. 117 N. 6th Street - Conceptual Review, Partial Demolition and variances - Public Hearing - On-site relocation and Landmark Designation. Pvb /1 4- <0*-c 41 u /49- 0- 1%, /r-+L 5:30 B. 221 W. Main Street - Minor Development 5:45 C. 920 E. Hyman Avenue - worksession - no memo 6:15 D. 135 W. Hopkins - worksession 6:45 E. 134 W. Hopkins - worksession - no memo - 779> 61 t,& V//4 L ' 7:15 ADJOURN LOJECT MONITORING Roger Moyer 303 E. Main, Kuhn ISIS 514 N. First 112 S. Mill St. Susan Dodington 712 W. Francis 918 E. Cooper, Davis Meadows Trustee and Tennis townhomes 234 W. Francis 203 S. Galena, Gucci Suzannah Reid 303 E. Main, Kuhn 702 W. Main, Pearson 218 N. Monarch, Zucker 414 N. First 1008 E. Hopkins, Bellis viary 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 112 S. Mill St. Jeffrey Halferty 234 W. Francis, Mullin 414 N. First 701 W. Main 101- 105 E. Hallam 920 W. Hallam 240 Lake Ave. -Ieidi Friedland 420 W. Francis Street 712 W. Francis Street 514 N. First Lisa Markalunas 520 Walnut Street Christie Kienast 520 Walnut Street 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 Â« 1 T n MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Directol~~-~' FROM: Amy Guthrie, Historic Preservation Officer RE: 117 N. 6th Street- Landmark Designation, Conceptual Review, Partial Demolition, On-site Relocation, Variances, Residential Design Review- Public Hearing DATE: November 11,1998 SUMMARY: HPC has held a worksession and site visit to study this project. At the worksession, the applicant was complimented for abandoning a previous plan, which was not considered an appropriate remodel of the historic house, and choosing a direction which preserves the resource with minimal changes and physically separates and distances the addition from it. The applicant requests landmark designation, conceptual review, partial demolition, on- site relocation, residential design approval, and variances. Staff recommends the review be continued to November 18, 1998 for additional information. APPLICANT: Lynnie Coulter, represented by Studio B Architects. LOCATION: 117 N. 6th Street, Lots G, H, and I, Block 18, R-6 zone district. HISTORIC LANDMARK Section 26.76.020, Standards for designation. Any structure that meets two or more of Â· the following standards may be designated "H," Historic Overlay District, and/or Historic Landmark. It is not the intention of HPC to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community. A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Response: This standard is not met. 1 /EAA<lock/k B. Architectural Importance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. Response: This structure is good example of the traditional Aspen miner's cottage, built in the late 1800's. It is one story with a gable roof, typical door and window proportions and materials. It is unusual in its relative lack of decoration (other than the porch posts) and the fact that its main roofline runs parallel to the street rather than the crossgable form which is more frequent in Aspen. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Response: This standard is not met. D. Neighborhood Character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: The structure is part of the West End neighborhood, where the majority of Aspen's Victorian era homes are located. The block on which this house is located has three other historic houses, and adjacent blocks to the east and north are also primarily historic resources, making this site an important contributor to the character of the area. The characteristics of the site are somewhat unique. It retains a dramatic stand of historic cottonwood trees across the front of the site, as well as an irrigation ditch. It is therefore an excellent representation of the historic appearance of the neighborhood. E. Communin Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. Response: The majority of Aspen's historic resources are Victorian era homes. These resources contribute significantly to the town character by representing, through architecture, the lifestyle, values, economics, technology, and aesthetics of an important period in Aspen's development. The cottage at 117 N. 6th Street is part ofthat historical record and its preservation therefore has important value to the community. Staff finds that the structure is eligible for landmark status as it meets criteria B, D, and E. 2 SIGNIFICANT DEVELOPMENT (CONCEPTUAL) PROJECT SIJMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District and all development involving historic landmarks 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). Response: In previous discussions about this property, the HPC stated that any addition to the historic house must be detached, or at least visually detached from it, in order to preserve the integrity ofthe cottage form. The project accomplishes this by placing all but a very small amount of the new construction in a separate mass, which has the appearance of being a second house on the property although it is connected to the original building by a breezeway. A generous yard is created between the two buildings, and the breezeway is far back on the site, so that it's visibility from the street is minimized. All of the large cottonwood trees and other large conifers on the site are maintained, as is the historic shed, although in a new location. In regard to the architecture, a small addition is to be made at the rear ofthe historic cottage, to expand a bedroom and bathroom space. This addition will require the demolition of the north and west walls of the back part of the house. The existing construction will then be extended 3 feet to the west and a new addition will wrap around it along the north side. Materials are to match those on the historic house, but the addition will be distinguishable because of the changes in wall and roof planes. (Please note that there is an error on the site plan and west elevation which show the remodeled rear wall as a flush wall. There will be a jog in the wall as shown in the floor plans. The roof plan must also be revised to show the correct position of this wall. Additionally, north and south elevations of the historic house have not been provided and must be for the next meeting to show the appearance ofthe new addition and its relationship to the historic house.) Staff recommends that as a restoration effort, the fixed windows that were installed in the cottage be replaced with double hungs as existed previously in the house per the attached photograph, Exhibit C. 3 The new construction is a modern interpretation of the traditional house form. The main volume has a traditional gable roof, while the other masses that are hung off of it have more contemporary roof shapes. By breaking the building up into these smaller components, the house relates to the character of the historic cottage on the site, which is also comprised of a series of masses. Windows and doors on the new construction are also generally compatible with the historic building, although staff recommends restudy of the horizontal band of windows on the east elevation to be more compatible with the historic house on this primary elevation. Likewise, the front porch may need restudy so that the more contemporary elements are to some degree held towards the back of the new construction allowing a stronger connection between the new and old at the street. Following the HPC worksession, staff and the HPC Chair met with the architect and owner to discuss materials. Although selection of materials is normally reserved until final design, in this case it seemed particularly important to the success of the project that the materials be somewhat modest, again to connect with the historic house. It is appropriate to distinguish new from old by reinterpretations of massing, but may not be so appropriate if that distinction is further emphasized by high tech or very contemporary materials. The architect has indicated the materials on the drawings. Primarily, wood siding will be used. Metal panels and corrugated metal, concrete, and Hardi-plank will be applied to areas ofthe building further back on the site. Staff finds that the project is very well done. The debate as to whether contemporary architecture or traditional styles are more appropriate when adding onto historic structures is on-going within the preservation profession. At the National Trust for Historic Preservation Conference in Savannah in October, several examples were shown of infill or additions which copy historic architecture. While these may be somewhat more comforting to some people's eyes because the character is consistent, it also confuses the history of an area making it difficult to distinguish what is old and what is new. HPC's job is to balance the importance of creating this distinction and the importance of allowing new thoughts in architecture to be expressed with their mission, which is to preserve historic architecture and to ask that new construction be compatible at least in its basic components. In this case that balance has been achieved. The project requires several variances, which as a landmark the property will be eligible for. The variances are: a 5 foot combined front and rear yard setback variance, a 5 foot rear yard setback variance, a 20 foot 6 inch combined sideyard setback variance, a 2 foot north side yard setback variance, an 8 foot 6 inch west sideyard setback variance for the historic shed, a 3% site coverage variance, and a floor area bonus of 102 square feet. The setback variances are all driven by the fact that our setback requirements are based on the expectation that a house will be built on the center of a lot, rather than two smaller masses separated from each other. Likewise, the site coverage limitation does not accommodate a building which is spread out across the lot rather than in one taller mass. The floor area bonus is requested to offset the portion of the shed which is counted in floor area, as well as 4 the breezeway. As mentioned at the worksession, although the project has the appearance of two houses, it is a single family home and is therefore allowed a smaller amount of floor area than ifthe buildings were actually detached units. Two variances are needed which were not covered in the notice; a west sideyard setback variance for a storage area and deck at the rear of the new construction, and a rear yard setback variance for the overhanging roof at the garage. Because ofthe missing north and south elevations ofthe addition to the old house described above, staff recommends continuing the conceptual review to the next meeting, November 18th. After review of those drawings, conceptual may be continued once more to December 9th, so that the applicant can notice for the two variances which were not covered in the current notice. Because of this extended schedule, both conceptual and final approval will be requested on December 9th. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood ofthe parcel proposed for development. Response: The character of the neighborhood is a mix of both mining cottages and large newer second homes. The applicant has prepared a model which shows the immediately surrounding neighborhood. From this model, which was viewed at the worksession, it is clear that the massing of this project is much more appropriate to the historic character of the neighborhood than many other infill projects have been. 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 historic significance of the resource is not affected. It will remain an excellent representation of an Aspen miner's cottage. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: The historic structure is being maintained in its original location, without even excavation for a basement. Modest changes are proposed at the back of the house, but they are one story in height and architecturally compatible with the historic house. The adjacent construction does not directly affect the architectural character or integrity ofthe house. PARTIAL DEMOLITION 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. 5 Response: In order to make the project work for the owner's needs, the existing house becomes a guest cottage (without a kitchen) with the main living space then placed in the new construction. To make the guest cottage more functional, a modest expansion of one bedroom and bath area is proposed, requiring demolition of the north and west walls of a portion of the house which appears on maps in 1893. The roof form of this addition will remain in place, but the exterior walls will not. Staff finds the partial demolition required for a small addition acceptable. The applicant also intends to demolish a small storage shed on the lot which is not historic. Staff has no concerns. 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: It is unrealistic to expect that none of the original fabric will be affected. The architect has placed the modification to the cottage at the rear of the building and has designed it so that the roof form of the original construction will still be present. 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 the conceptual review standards. ON-SITE RELOCATION 1. Standard: 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. Response: The historic shed, which currently sits along the alley, is to be relocated behind the historic house. This is necessary because the current location of the shed is the most logical place for a garage and the shed cannot be adapted to be a garage stall. Rather than incorporate it into the new building or in some other way significantly remodel it, the shed is moved behind the historic house and maintains it association with it. 2. Standard: 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. Response: Said report will be a condition of approval. 6 3. Standard: A relocation plan shall be submitted, including posting 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. Response: The relocation plan and bond will be a condition of approval. ORDINANCE 30 The project requires variances from the volume standard for the windows on the conservatory, the second floor screened porch and the windows above the garage. Generally speaking, the regulation regarding "volume" was meant to prevent large windows which carried from the first floor through the second, creating the appearance of large vaulted spaces and a poor relationship to pedestrian scale. Although the windows in the conservatory are more significant than others in the old or new construction, it is ~,~~t> merely a screened porch for half the year and is still a one story space. Staff recommends that HPC allow the requested variances finding that the project in general addresses pedestrian scale in a successful way, which is not diminished by these windows. O%,11.- \ STAFF SUMMARY AND FINDINGS: Staff is in support of the project, but pan'0'* recommends itbe continued to November 18th forthe following: f~* 1. The architect must provide drawings of the north and south elevations of the historic / cottage and correct the site plan and roof plan to show the placement of the rear wall of the addition to the historic cottage. 2. The drawings of the old house must be amended to show the original window style on i~ljof the cottage. (tt..r\'~004,=04&=1 -~~.- c.c).u.,thJ d.s-u.,4 4 64-'p ?.I/4, p/c., 9(91\, I 3. Restudy the horizontal band of windows on the east elevation to be more compatible /,1~;. flu* with the historic house. Likewise, restudy the front porch so that the more contemporary A.4 elements are to some degree held towards the back of the new construction allowing a ~ b ~~~C stronger connection between the new and old at the street. 124 Exhibits , j A. Staff memo dated November 11,1998 4 B. Sanborne Map, 1904 C. 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Â·?'.; WPA.' :22. f > t'Â·1 F . 8 1 Lf -5- I '' |. 1.fit. ~ T.li-- i e 3 T , N.7~01 L - I 1 1 -1... PlÂ·t,~,1,Â· 1 * Â· 1Â·> Ae.6 12*=29=2E=,Di'. 0--SW Â¥ 4 4 -Â·22 -73=2 il.64/ k=-# ... ~::~;~4~41-69*931*f 4--- -44tÂ« Â»*_ ~ -' ~11(61"11......Â«fittf;4,Â«1 . 1 F fl~.- 1ei~Â«>:'47~Â«73"4~ ---: * . L . ,Â¢19.:. 2,7.*.9307*4;@in - Av-â€¢4,6 Â·9 4 411,4.- . *,94.:45.22 -~7 2'Â·-=Â·~ Â·. 0 r f '-R,r,A Â¢ ST#T .* U.Oil 1.01 8 architects Amy Guthrie Historic Preservation Committee Aspen Community Development Dept. 130 Galena Street Aspen, Co. 81611 03 November 1998 Dear Amy, Please consider this letter and accompanying documents an application for Significant Development on behalf of Lynnie Coulter, owner of the property at 117 North Sixth Street. Please find the enclosed documents: Attachment 1 - Land Use Application form Attachment 2 - Dimensional Requirements Form Attachment 3 - General submission requirements Attachment 3-1 Letter of representation Attachment 3-2 Ownership disclosure Attachment 3-3 Vicinity map Attachment 4-1 Site Survey Attachment 4-2 Site plan, house plans, roof plans, elevations Attachment 4-3 Surrounding context Attachment 8-1 Publication Notice from HPC Attachment 8-2 Posting Affidavit Attachment 8-3 Mailing List If there is anything missing from this package or additional information is required, please contact me at 920-9428 Sincerely, l Keith Howie Project Manager 555 n. mill st. aspen co. 81611 970-920-9428 fax 970Â·920+7822 46(Lit- RECEIVED NOV 0 3 1998 ASPLip , ri i IitN COMMUNITY DEVELOPMENT AITACHMENT 1 -LAND USE APPLICATION FORM ATrACHMENT 2 - DIMENSIONAL REOUIREMENTS FORM Variances requested: The variances requested are : a5 foot combined front and rear yard setback variance, a5 foot rear yard setback variance, a 20 foot 6 inch combined side yard setback variance, a 2 foot north side yard setback variance, an 8 foot 6 inch west side yard setback variance for the historic shed, a 3% site coverage variance, and a floor area bonus of 102 square feet. ATTACHMENT 3 - GENERAL SUBMISSION REOUIREMENTS 1. Letter of representation - See Attachment 3-1 2. Street Address - See Attachment 3-1 3. Ownership disclosure - See Attachment 3-2 4. Vicinity Map - See Attachment 3-3 ATTACHMENT 4 - SPECIFIC SUBMISSION REOUIREMENTS: CONCEPTUAL REVIEW 1. Survey and Site plan - See Attachment 4-1,4-2 2. Conceptual Selection of major building materials The Conceptual building materials are: Roofs: Main volume - wood or asphalt shingles to match existing cottage Office volume - standing seam metal roof Stair volume - wood roof deck Flat roof between volumes - gravel Living room roof - standing seam metal roof Conservatory roof - standing seam metal roof Dormers and porch roof - galvanized or rusted corrugated metal roof Walls: Main volume - Horiz. wood siding, similar to existing cottage Office volume - Board formed concrete at base, Hardy plank siding at top Stair volume - vertical stained wood siding Living room - rusted metal panels Conservatory - Screen and windows (depending on season) between wood frame Fireplaces - metal flue, stained concrete body Additional materials : Columns - stained wood with metal connectors Stairs - Steel Railings - steel and wood Windows - Clad Windows 1 3. Written Description of proposal The original house is a single story gabled wood frame structure, probably built in the late 1800's or early 1900's. The house has a cross gable form, traditional to this time period. From the current window patterns, Chimney stack, and interior configuration, it looks like the house has been renovated and modernized over time. We think the back part of the house was not original, but was added at a later date when more space was required. We are proposing to add approx. 3 feet to the back of this structure and add a lower shed roof element to the street side (2 feet) to this element to break up the wall surface. The construction would entail removing only the exterior end wall of the house. The exterior side wall would be come an interior space in the new bathroom addition. From calculating the perimeter wall of the new addition and connection divided by the overall perimeter wall, the new addition on the cottage is affecting 31.8% of the existing wall perimeter. We are not changing anything on the exterior of the existing cottage, save for some new paint. We are adding a breezeway connection to the new house. The connection will come in behind the original cottage structure as a low shed roof and attach to the back of the original cottage. ( please see elevs.) The main mass of the new house is pulled as far away from the historic house within the site constraints to allow the existing house to be seen as a separate entity from the new addition. The only connection between the two structures is a breezeway that will be screened in during the summer and have glass in the winter months. The intention was to make the connection as transparent as possible. The breezeway is also set back from the front of the lot and existing house to minimize the view of the connection from the street. Our intention is to view the existing cottage as a separate element and to make the connection to it as minimal as possible. The new house uses traditional forms in the street facade and will fit in with the character of the existing neighborhood. 4. Scale drawings of all plans, elevations - See Attachment 4-2 5. Visual description of neighborhood The existing context of the neighborhood is as follows. To the north are two and one-half story houses with Victorian ornamentation. To the east is a traditional two story Victorian house, probably built in the early 1900's. To the south are one and one-half to two story houses of different styles. To the west is a two and one-half story traditional styled house, built in the 1980's. (see Attachment 4-3 ) ATTACHMENT 5 - SPECIFIC SUBMISSION REOUIREMENTS: FINAL REVIEW This part of the submission requirements will be completed upon HPC Conceptual Approval 2 0 ATrACHMENT 6 - DEVELOPMENT REVIEW STANDARDS 1. Proposed development is compatible in general design and designated historic structures on parcel The front facade of the new house replicates traditional housing forms found in the west and Aspen. The main mass of the new house is pulled as far away from the historic house as the site constraints permit. The intention is to allow the existing house to be seen as a separate entity from the new addition. The only connection between the two structures is a breezeway that will be screened in during the summer and have glass in the winter months. The intention was to make the connection as transparent as possible. The breezeway is also set back from the front of the addition and existing house to minimize the connection. 2. The proposed development reflects and is consistent with character of the neighborhood of the parcel proposed for development The surrounding neighborhood context is comprised of one and one half to two story houses. (see attachment 4-4) The forms in the existing neighborhood are traditional gable forms with some shed roofs at porches and the occasional tower element. With the use of a traditional form at the front of the lot the new houses fits into the surrounding context and character. 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 adjacent parcels. Ihe main mass of the new house is pulled as far away from the historic house as the site constraints permit. The intention is to allow the existing house to be seen as a separate entity from the new addition. The only connection between the two structures is a breezeway that will be screened in during the summer and have glass in the winter months. The intention was to make the connection as transparent as possible to let the historic house be seen as its own entity. 4. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. The new house uses traditional forms at the front of the lot and is located as far away from the historical house as possible to not detract from the existing house. The breezeway will be made minimal to reinforce to existing house as its own entity. ATTACHMENT 7 - GENERAL SUMMARY OF TWO STEP HPC APPLICATION PROCESS 2. * Pre-application conference attended on October 28,1998 * Conceptual review application submitted on November 3,1998 * Public notice requirements - See below 3 ATTACHMENT 8 - PUBLIC NOTICE REOUIREMENTS 1. Publication - HI'C responsibility 2. Posting - See Attachment 8-1 3. Mailing - See Attachment 8-2 The list of property owners within 300 ft. of property is included as Attachment 8-3 ATTACHMENT 1 LAND USE APPUCATION FORM 1. Project name O ov (,Te>F- r 6 61 D E.N OE. 2. Project location 11-1 N. 4 I x TH erPÂ·eer , h6796N 1 00 . ED'fe\10 (indicate street address, iot and block number or metes ana bounds description) 3. Present zoning /1 -4 4. Lot size *00 4Â·E 5. Applicanfs name, address and phone number 47*Pue 00Â£/6-789. 111, N. diturn C#rreer F F-0.1'2>* 1-,D, pâ€¢F,Pehl 6D. elt.,1- 6. Representative;s name, address, and phone number 44077 D//me,vAl// PBLTH YUN/t I #Avvto Â» AP,Â·ttl'!BoTr, 97.0.94%0 7. Type of application (check all that apply): Conditional Use Conceptual SPA 4 Conceptual HPC Special Review Final SPA . v' Final HPC 8040 Greenline Conceptual PUD 7 Minor HPC Stream Margin Fir'lai PUD -7 Relocation HPC Subdivision Text/Mao Amend. -7- Historic LandmarK GMQS allotment GMQS exemotion -1 Demo/Partial Demo View Plane Condominiumization Design Review Lot SpliULot Line Appeal Committee - Adjustment 8. Description of existing uses (number and type of existing structures. approximate sa. it. number of bedrooms. any previous approvals granted to the properbA *ITE CA/,2-/ze/TUY HAâ‚¬ A *JNke 47PPC PE"Me M094Â® op Â®34 6.p i Aft enc,n de citbf,Â®5 41189 OP MrnsA (926, 4.P'+0 A Â«V\AA. MD#+05 0â€žse#- OP APPNOW 71* 4 Â· P. ,Â»OPEP-11 1,5 0 0 1429â€¢/ T-01 (.07%*D A SÂ· A â€¢41 Nf,(-8 1:0~rn 1 l>{ /213911)86~6â‚¬ 9. Description of development application (09*~BuazoA/' OP- A New Pmt>! noN, fpect#-YallowlÂ· 69 TH6 8%44T1 R e H,>068 , A â‚¬4*ALU PÂ©PrnoN TB Trte Mict*TINA, Ptl)046. Nâ‚¬W 00,49,4/ 01-UNO #P h 80-621â‚¬Â·WA'~ CoWNâ‚¬o:noN, 10. Have you completed and attached the following? Attachment 1 - Land use application form Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachments 4 and 5 11111111 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant LYN N le coul-Ter- Address: P.O .Ftpolt LA, M,Fe#' 60% &16,11 Zcne district .F--49 Lot size: 9000 4. P. ExisIing FAR: AFF* / O/ 1 4. P. Allowable FAR: _ 129&0 4. F. Proposed FAR: _ Â«14% 6.8 Existing net leasable (commerdal): DNA Proposed net leasable (commercial): PNA Eximing % of site coverage: 11. 1% Prcoosed % of site coverage: *27 % Existing % of open space: 6064 Amr prppel- No POQu,F,no#r Prccosed % of open space: Dote NOT *9201- " 1, Existing maximum heign[: Pr.ncioal bicic: /740* Accescry claa: eL 4,4 . AOL,a Prccosed max. height: Princioal bldc. Accesscrv blda: P=cosed % of demolition: NONa Existing number of bedrooms: 1 Proccsed number of bedrcoms: 4 Existing on-site parking spaces: Cn-site parking spaces required: 0 Settacks Existing: Minimum required: Prooosed: FrcnI: 14 ' FronT. 1.2 Front: 4.0 Rear /04' Rear. 10' ~4'094'46 Rear: e' Comoined Combined Combined Front/rean /89' Fromirear. 90' Frant/rear: 415' Side: 101 Side: lD, Side: 0' Side: 40, Side: ID' Side: 1 " Combined Combined Combined Sides: 540 ~ L Sides: 77 0 Sides: . 9 ' Existing nonconformities or encroachments: Variations requested:- 5â‚¬53- 8,139kefnord 9115:Er- (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft. site coverage variance up to 5%, height variations underthe cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) 11 ATTACHMENT 3-1 Aspen Historic Preservation Commission Aspen Community Development Dept. 130 Galena Street Aspen, Co. 81611 November 2, 1998 To whom it may concern: I hereby authorize Scott Lindenau and Keith Howie of Studio B Architects, P. C., 555 North Mill Street, Aspen, Co. 81611, (970) 920-9428, to act on my behalf for the development of the property located at 117 North Sixth Street, City of Aspen. The legal description of the property is: Lots G, H, and I, Block 18, City and Townsite of Aspen, State of Colorado. Sincerely, 4.u. tme 1- Lynnd Coulter P.O. Box L3 Aspen, Co. 81612 (970) 925-8756 Owner ATTACHMENT 3-2 Owner's Policy of Title Insurance -taeuty National Title Insurance Company A Stock Company Policy Number 1312 - 105665 OWNER'S POLICY OF TITLE INSURANCE SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCE]mONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, FIDELITY NATIONAL TITLE INSURANCE COMPANY. a corporations hemin called the Company, insures, as of Date of Policy shown in Schedule A, againsl loss or damage, not exceeding the Amount of Insurance stated In Schedule A. sustained or incurred by the i#sured by reason of: 1. Title to the estate or interest described in Schedule A being vested other than as stated herein; 2. Any defect in or lien or encumbrance 01 the title; 3. Unmarketability of the title: 4. Lack of a right of access to and from the kind, The Company dll also pay the costs, anomeys' fees and expenses incurred in defense of lhe mle, as insured, but onl> to the extent provided in the Conditions and Stipulations. IN WTTNESS WHEREOF. FIDEEITY NATIONAL TITLE INSURANCE COMPANY has caused (hts policy to be signed and sealed by its duly authorized officers qs of Date of Policy shown in Schedule A. Fidelity National Title Insurance Company Â¥ 4(22 C President IASEAL), ATTEST 01'hu.131.211 Secretary Countersigned: Authorized Signature .ALTA Ownets Policy (4047-90 r// â€¢ I PITKIN COUNTY TITLE, INC. P.O. BOX 1417 23286 HIGHWAY 82, SUITE 22 DENISE L. LANGE BASALT, COLORADO 81621-1417 JODY MURPHY )FFICE MANAGER 970-927-4993 1 970-927-4096 FAX - ESCROW OFFICERS MAY 13, 1998 1 LYNNE COULTER P.O, BOX L3 UPEN, CO 81612 m: G. LYNNE COULTER PCT11879C2 Pitkin County Title, Inc. is pleased to provide you with the owners policy relative to the above mentioned file. Please review the policy in its entirety. We at Pitkin County Title, Inc. believe in providing you, our customer, with a quality )roduct which will serve your needs. h ent you do find a discrepancy, or if you have any questions or comments regarding your final policy, please contact us md we will gladly handle any request you may have as efficiently and quickly as possible. We have assigned the above number to your records to assure prompt processing of future title orders involving the property. If 1ou sell or obtain a loan on this property within 3 years, ask your broker or agent to contact our office to ensure re-issue rates which may be available to you. rhank you very much for giving Pitkin County Title, Inc. the opportunity to serve you. Bincerely, SJLJJ*â€¢&/U~ Denise L. Lange Officer Manager ENCS: COPY OF TAX CERTIFICATE FBI~UESTIONS ON YOUR FINAL TITLE POLICY, PLEASE CONTACT JUUE CLEVELAND AT THE ABOVE NUMBER. r~~CE NEW ORDERS FOR A SALE OR RE-FINANCE, PLEASE CONTACT KIM SHULTZ AT THE ABOVE NUMBER. . NT SCHEDULE A-OWNER'S POLICY CASE NUMBER DATE OF POLICY AMOUNT OF INSURANCE POLICY NUMBER PCT11879C2 09/02/97 @ 2:24 P.M. $ 1,100,000.00 1312-105665 1. NAME OF INSURED: LYNNIE G. COULTER 2. THE ESTATE OR INTEREST IN THE LAND HEREIN AND WHICH IS COVERED BY THIS POLICY IS: IN FEE SIMPLE 3. THE ESTATE OR INTEREST REFERRED TO HEREIN IS AT DATE OF POLICY VESTED IN: LYNNIE G. COULTER 4. THE LAND REFERRED TO IN THIS POLICY IS SITUATED IN THE COUNTY OF PITKIN, STATE OF COLORADO AND IS DESCRIBED AS FOLLOWS: LOTS G, H AND I, BLOCK 18, CITY AND TOWNSITE OF ASPEN PITKIN COUNTY TITLE, INC. 601 E. HOPKINS AVE. ASPEN, COLORADO 81611 (970) 925-1766/(970)-925-6527 FAX THE POLICY NUMBER SHOWN ON THIS SCHEDULE MUST AGREE WITH THE PREPRINTED NUMBER aN THE COVER SHEET. 0 SCHEDULE B-OWNERS CASE NUMBER DATE OF POLICY POLICY NUMBER PCT11879C2 09/02/97 @ 2:24 P.M. 1312-105665 THIS POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE BY REASON OF THE FOLLOWING: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, enchroachments, any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Water rights, claims or title to water. 6. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 79 at Page 63 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". EXCEPTIONS NUMBERED 1 THRU 4 ARE HEREBY OMITTED. 2-32:-ADFCAM TI:1000-22/90 ~ REAL PROPERTY TRANSFER DECLARATION j SENERAL INFORMATION . & 1 urpose: The real property transfer *teration is used by the county assessors to establish the value of real property for property tax 1 urly nd to properly adjust sales for sales ratio analysis. Refer to 39-14-102(4), C.R.S. :equ ts: All conveyance docunents subject to the docunentory fee submitted to the county clerk and recorder for recordation rrust 2 acconÂ©anied by a real property transfer declaration. This Oeclaration nust be completed und signed by the grantor (seller) or irantee (buyer). Refer to 39-14-102(1)(a), C.R,S. 'enalty for Nonconpli ance: Whenever a conveyance docunent is presented for recordation without the declaration, the clerk and i Â·ecorder notifies the county assessor, who will send a written notice to the grantee requesting that the declaration be returned I dthin thirty days. allure by the Grantee to submit the declaration may result in the assessor inposing a penalty of $25.00 or .25% (.00025) of the sales ~ Irice, whichever is greater. This penalty may be inposed for any subsequent year thor the grantee foils to submit the declaration, ntil the property is conveyed again. All unpaid penalties are certified to the county treasurer for collection. Refer to 9-14 102(1>(b), C.R.S. onfidentiality: Any information used by the assessor to determine the actual value of real property, including information derived rom the real property transfer declaration is available to any taxpayer or any agent of such taxpayer, subject to confidentiality equi rements as provided by law. The assessor is required to make the declaration available for inspection by the buyer or the seller f the seller filed the declaration. L. Address or legal description of real property. Enter the correct street address or legal description of the real property. Do not use mailing addresses or P. 0. box n,nbers. See Attached Exhibit "All .. Is this a transaction among related parties 7 Indicate whether the buyer or the seller were related. Related parties include persons within the same family, business affiliates or affiliated corporations. s No XXX To:al sale price: Indicate the total consideration paid for the property including real estate, personal property (carpeting, drapes, appliances, inventory, equipment, furniture) mobile homes, shedis, goodwill, water rights, mineral rights, and any other appurtenances. Sale price $1,100,000.00 What was the cash down payment: Enter the amount of the cash down payment, if any. If it is a cash sale, enter the total sales price. $ 1.100.000.00 Did total sale price include a trade or exchange? Indicate whether any Dther real or personal property was traded or exchanged as part of the transaction. For example, mark "yes" if e vacant lot was traded as the down payment or if the sale Included an amount for repair of the roof. Z>LitiÂ¥ 16 pou,+chpa.+11â€¢LO~ (4 4 Yes No 90[ I OS! 4 a.k det.EV<.lot A.\C C. h-r~.vLc~L . Did the buyer receive any personal property in the transaction? Indicate if any personal property as described in #3 was included in* the total sales price. If yes, give the approximate value as of the date of sale. Yes No ?6 If yes, the approximate value: $ Werâ‚¬ mineral righ=s included Jn the sale? Inalcate if any portion of tne mineral rights were transterred to tnt' ~ grantee. Mineral right is defined as an interest in minerals in and under the land and all accorrvanving rights and privilages. Yes IF ANY NO i 8. re water rights included in the sale? Indicate if any water rights were transferred to the grantee. Water ght is defined as the right to use the water of a natural stream or water furnished through a ditch or canal, for such purpose as irrigation, mining, power, or domestic use. Water rights are real property which may be sold and transferred separetely from the land. Yes NO XXX I 1 9. If applicable, you may include goodwill for a going business. If the sale price included an 1 amount for goodwill of en on-going business, indicate the approximate consideration paid. Goodwill is defined as the benefit or advantage of having an establighed business occupying the property. Goodwill represents the di fference between the purchase price and the value of the net assets. Yes No XXX 10. Was less than 100% interest in the real property conveyed? Mark "yes" if only a partial interest fs being conveyed. Mork "not' if the grantee is to have the benefit of 100% interest in the property. Yes NO XXX 11. Date of Closing: Enter the date upon which the transfer of the property was completed. Date 09/02/97 IF THE PROPERTY IS FINANCED, PLEASE COMPLETE #12-#15 12. Was the loan new or assumed 7 Indicate if the grantee obtained a new loan or assuned an existing loan on the property. _ hat was the interest rate on the loan? Enter the mortgage interest rate to be applied to the loan as stated in the financing ogreement. Interest rate t 14. What was the term of the loan? Enter the length of time that will expire before the loan is fully paid as stated in the financing agreement (10 years, 20 years. etc.). years 15. Were any points paid? For the purpose of this docultenr, a point fs defined as a fee or charge equal to one percent of the principal amount of the loan which is collected by the lender at the time the loan is made. If any points were paid in securing this loan, indicate how many were paid and if the points were paid by the buyer, seller or both. Yes No If yes, how many? and by whom? 16. Enter the day, month, and year, and have at least one of the parties sign the document marking the pertinent identification of each. Signed this day of , 1997. 7 }LÂ· fras:11 L.tu T â€¢Alr TATE / /* NANCY W. :NZIÂ«,- e M ~.449<- --,trEE p. LYNNIE COULTER - EXHIBIT A , LOTS G, H AND Zi BLOCK 18, CITY AND TOWNSITE OF ASPEN 11 Â· R . . .h./.M' .. . /.iâ€¢. . â€¢â€¢ â€¢ .... .af.5 I 24, ATTACHMENT 3-3 Nighthawk O 100.00*4 9 4 1 ASPEN 14 4 1 .b C.$ E COLORADO . F,t 9.4 2 . 0. I i 01 St 41 1/ 2 bcc St Po 0 1 Silver King Dr 3 N Spring St - 4 Comon.Ood LO 5 Ajax Ave 6 Oak Ln 8 Midiand Park M St 4 1 7 Maple La 4 4 5 4 9 Malcotte L. â‚¬ 6 10 Smuggler Grove a 7 11 Ardmorc Ct 8 12 Riverilde Ave 4 13 Date Ave 14 Midhod Ave 4 g 15 Miyfk-r et 1 - ASE=, 13 0 - Unk'*At.15 ' := 05 117 N. 601% er ; 0 / ; 4 4 ----r , ,/i *5 9 1 if :S 1 , 15< 4 i -4* 52 11 1 1 1 1 1 1 - 1 1 4 82 ROAD CLAÂ¢*IFICATKI , i - P*-yh~h-~, it M..100.1 < U,44*yro- 1 1 6 / 1 --- 011,0.18 10 1/2 MLE 1 R.0- 1 1 mi L- 1 1 KILOMETER I It 0 1/2 t I 40 APPLICANT: LYNNIE COULTER, represented by Studio B Architects 1~ LEft-Z-Z- 1 LOCATION: 117 N. 6â„¢ STREET ACTION: Significant Development (Conceptual), including variances, Landmark Designation, Partial Demolition, On-Site Relocation, Residential Design Review SIGNIFICANT DEVELOPMENT (CONCEPTUAL) Significant development in an "H," Historic Overlay District must meet alljour 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 pursuaht 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 all 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. ACTION: Landmark Designation To be eligible for landmark designation, a structure or site must meet two (2) or more of the five (5) standards contained in Section 26.76.020 of the Municipal Code. It is not the intention of HPC to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Architectural Importance: The structure or site reflects an architectural style that is unique,.distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. Designer: The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Neighborhood Character: The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Community Character: The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. ORDINANCE 30 The project requires variances from the volume standard for the windows on the conservatory, the second floor screened porch.and the windows above the garage. Generally speaking, the regulation regarding "volume" was meant to prevent large windows which carried from the first floor through the second, creating the appearance of large vaulted spaces and a poor relationship to pedestrian scale. Although the windows in the conservatory are more significant than others in the old or new construction, it is merely a screened porch for half the year and is still a one story space. Staff recommends that HPC allow the requested variances finding that the project in general addresses pedestrian scale in a successful way, which is not diminished by these windows. 4. 6\ - - ~ PUBLIC NOTICE DATEMOLEÂ» . TIME_igm - PLACE Â·:.ft PURPOSEAV- , 41 ATTACHMENT 8-1 County of Pitkin ; 11 (/46 924 1 AFFIDAVIT OF NOTICE PURSUANT TO ASPEN LAND USE REGULATION State of Colorado } SECTION 26.52.060 (E) M ITH , being or representing an I, Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060 (E) ofthe 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 ofproperty with three hundred (300) feet of the subject property, as indicated on the attached list, on theâ‚¬Z. day of #*Bef, 199*(which is _1/ days priorto the public hearing date of NOV 4~, )./9619- 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 /LT day of NOVEM8Â£/c 199.*(Must be posted for at least ten (10) full days before the hearing date). A photograph ofthe posted sign is attached hereto. (41,- Signatur@ (Attach photograph here) Signed before me th~s I '.*Â·d. day 2 1 l N. De,za L,0 - , 19*by T<_p -,3-t -ita-.ue-. WITNESS MY HAND AND OFFICIAL SEAL My commission expires: W 2 &/023 41**24(3-?t-~10 C-- No&~Pllic' s Signature / ATTACHMENT 8-2 PUBLIC NOTICE ~ RE: 117 NORTH 6TH STREET - LANDMARK DESIGNATION, CONCEPTUAL DESIGN, PARTIAL DEMOLITION, ON-SITE RELOCATION, AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, November 11, 1998, at a meeting to begin at 5:00 pm before the Aspen Historic Preservation Commission in the Sister Cities meeting room, basement of City'Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by Lynnie Coulter requesting approval for landmark designation, conceptual design, partial demolition of an area ofthe existing house, on-site relocation ofthe existing shed, and variances. The property is located at 117 North 6th Street, and is described as Lots G, H, and I, Block 18, City and Townsite of Aspen. The proposed project involves preservation of the existing house and construction of a new addition, separated from the existing house by an enclosed breezeway connection. The variances requested are as follows: a 5 foot combined front and rear yard setback variance, a 5 foot rear yard setback variance, a20 foot 6 inch combined sideyard setback variance, a 2 foot north side yard setback variance, an 8 foot 6 inch west sideyard setback variance for the historic shed, a3% site coverage variance, and a floor area bonus of 102 square feet For further information, contact Amy Guthrie at the Aspen/ Pitkin Community Development Department, 130 S. Galena St., Aspen, CO. (970) 920-5096. s/Suzannah Reid. Chair Aspen Historic Preservation Commission Published in the Aspen Times on October 24, 1998. ~im, City of Aspen Account ATTACHMENT 8-3 .. HALAF ALEXANDER R & FAHIMA BOSSART TODD L BROOKS JOHN A & LORRAINE M )8 E HYMAN AVE 814 W BLEEKER ST E4 720 W BLEEKER SPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 i. Af j rA 5 2: Â·1â€¢ i - . TADY LINDSAY KEVIN SIVART HOLDINGS LTD EPSTEIN MARC L REVOCABLE 6 FORREST ST PARTNERSHIP TRUST #1 EPPERMINT GROVE 708 W BLEEKER ST 205 N 6TH ST 11 WESTERN AUTRALIA, ASPEN, CO 8161 1 ASPEN, CO PANAH LIMITED PARTNERSHIP DOLAN ANDREW C 50% MANGHAM NANCY JANE AVARIAN INN 735 W BLEEKER ST 1709 DAKAR RD E 25 CENTURY PK E STE 1900 ASPEN, CO 81611 FT WORTH, TX )S ANGELES, CA 90067 EANS GRAEME COULTER G LYNNIE LONG RICHARD E & LOIS N 1 W BLEEKER ST PO BOX L3 PO BOX 1314 ;PEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81612 CHRISTIAN SCIENCE SOCIETY :UIDENIER DAVID & ELIZABETH S FELD ANNE S ASPEN/SNOWMASS INC )9 SOUTHERN HILLS DR 1700 PACIFIC AVE STE 4100 734 W MAIN ST ;S MOINES, IA 50321 DALLAS, TX 75201 ASPEN, CO 81611 HALLUM AUGUSTUS F & MARGERY U .... -STMENTS LLC GOLDRICH MELINDA L i E MAIN ST 706 W MAIN ST PO BOX 1188 PEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 CHRISTIAN SCIENCE SOCIETY ARSON MARK M & LEES M OLSHAN BURTON D 1/2 ASPEN/SNOWMASS INC r W MAIN ST 5408 OLD LEEDS RD 344 W MAIN ST PEN, CO 81611 BIRMINGHAM, AL 35210 ASPEN, CO 81611 SHAN BURTON D 10 CITY OF ASPEN AARONSON JEFFREY CRAIG 18 OLD LEEDS RD 130 S GALENA ST PO BOX 10131 LMINGHAM, AL 35210 ASPEN, CO 81611 ASPEN, CO 81612 LEVIN WILLIAM A REVOCABLE SHAN BURTON D 1/2 HAYES MARY E LIVING TRUST 8 OLD LEEDS RD 209 E BLEEKER ST 1 PENN PLZ S'IE 725 MINGHAM, AL 35210 ASPEN, CO 81611 NEW YORK, NY CROCKErr ANN R TRUSTEE OF THE OLSHAN BURTON D 1/2 BL JHERIE MATILDA PRICE LIVING TRUST OLSHAN KATHLEEN W 1/2 W I ST #2 10898 MORA DR 5408 OLD LEEDS RD PEN, CO 81611 LOS ALTOS HILLS, CA 94024 BIRMINGHAM, AL 35210 LUU TONG KHON MORRIS CHARLES R JR ELLER SCOTT TRAN TUYET LE ASPEN VILLAS MGM'T 1 BARKLEY CIR PO BOX 2785 814 W BLEEKER ORT MYERS, FL ASPEN, CO 81612 ASPEN, CO 81611 OHEN RICHARD A TOPELSON ALEJANDRO D'ALESSIO ROBERT J OHEN ELIZABETH A TOPELSON REBECA D'ALESSIO JEAN M ) BOX 1806 5300 DTC PKWY #400 814 W BLEEKER C-4 SPEN, CO 81612 ENGLEWOOD, CO 80111 ASPEN, CO 81611 :HAFFER WILLIAM H MURRY PAUL J UHLER FRANCES M :HAFFER KAREN W MURRY BONITA J 814 W BLEEKER 9 BRIXWORTH LN APT 7 814 W BLEEKER ST C-5 ASPEN, CO ASHVILLE, TN ASPEN, CO 81611 4TAHI AMENEH TRAN HONG HUONG MANGONE PARTNERSHIP LP ) BOX 8080 814 W BLEEKER ST #Cl 12687 W CEDAR DR #100 SPEN, CO 81612 ASPEN, CO 81611 LAKEWOOD, CO 80228 INNESOTA MATERNAL LICHTENWALTER GARY R HOGGA'IT JERRY S rrEL MEDICINE 350 HOUBOLT RD PO BOX 1776 15 DWIGHT LN JOLIET, IL HARVEY, LA 70059 INNETONKA, MN 55305 HEISLEY MICHAEL E JTC Ill, SON RICHARD L BAYOUD GEORGE S & JOAN LW GIES - HEICO INC C/O ) BOX 161930 3525 TURTLE CREEK BLVD 2075 FOXFIELD RD STE 102 JSTIN, TX DALLAS, TX 75219 ST CHARLES, IL 60174 JRTZ KENNETH T & KAREN MCMANUS JAMES R LARNER JACQUELINE L UKUR CUSTOM CABINETRY INC 285 RIVERSIDE 376 DAHLIA 0 WESTPORT, CT 6880 DENVER, CO 80220 656 S RT 59 IOREWOOD, IL 60435 EISLEY MICHAEL E SHAFER ROBERT C & ADRIAN C ASPEN HISTORICAL SOCIETY O K J LONG DORWOR'Ill- 620 W BLEEKER ST 04 DIANA DR 3554 QUEBEC ST NW ASPEN, CO 81611 ENDOTA, IL 61342 WASHINGTON, DC 20016 MITTON JOSEPH & PATRICIA 1/2 INT EINBERG EDWARD M DAILY KIMBERLY DAWN FRANKLE DAVID 1/2 INT 68 HOLLY ST 814 W BLEEKER PL E2 1015 VOLTZ RD ENVER, CO 80220 ASPEN, CO 81611 NORTHBROOK, IL EICHNER SAMUEL L POLSE KENNETH A & JOYCE L INE~ SUSAN EICHNER SUSANA STERN DE REVOC 1992 TST 0 \-MEEKER ST FUENTE PIRAMIDES 243 452 SCENIC AVE SPEN, CO TECAMACHALCO MEXICO CITY, PIEDMONT, CA 94611 53950 WOOD HELENA TOMCICH WILLIAM ASPEN MTN RESCUE CO AMBIANCE LTD PO BOX 1498 630 W MAIN ST PO BOX 420315 ASPEN, CO ASPEN, CO 81611 DALLAS, TX 75342 0 CITY OF ASPEN RYANCO PARTNERS XXX 1 WEIEN J ROBERT 130 S GALENA ST 715 W MAIN ST STE 203 709 W MAIN ST ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 ANSON WESTON T & SUSAN BAILEY VILLARI JOHN TRUST COSCARELLO ROBERT & ELIZABETH TRUSTEE OF PO BOX 2941 515 E LAS OLAS #800 ANSON FAMILY LIVING TRUST ASPEN, CO 81612 FT LAUDERDALE, FL 33301 PO BOX 8472 LA JOLLA, CA YOUNG DONALD L RUDOLPH RICHARD E BERR LLC 617 W MAIN ST PO BOX 3080 611 W MAIN ST ASPEN, CO 81611 CAREFREE, AZ 85377 ASPEN, CO 81611 DUNSDON S MICHAELE THROM ROBERT & PHYLISS la INT RUDOLPH RICHARD E BORKENHAGEN DAVID A THROM DOUGLAS la INT PO BOX 3080 PO BOX 2225 617 W MAIN ST CAREFREE, AZ 85377 ASPEN, CO 81612 ASPEN, CO 81611 IMSDON S MICHAELE IGLEHART JIM KOELLE ALICE 617 W MAIN ST 610 W HALLAM ST PO BOX 2871 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 KLEIN DEBBIE A COLORADO CORPORATION 546 MCSKIMMING RD ASPEN, CO 81611 1 '0.41/te + AM/.2 1 61,2 44/ .'57(5 4 Â¢\ J 050 2 40 50 FT 1,1 1 ....1 I j SCALEÂ·, 1"* 10' 3â‚¬)IS> Or DEAKINGer DIA'50'219'W OETÂ¥.fEN SWCOF., 25La342% A NAIL Â¥Â·CAr IN .A. FELICE, Ah..10 EJW CLX. , DLCD<. 23, AN A.UVI INUM CAr. BLEEKER STREET SUMVETOR.'S CERTIFICATE 1, JAK/193 f. Fa>En, 1-IETEe,r- CEK"IFT 1-HAT THI5 N/!Ar R[re.En,ENE) A FIEL.2 1.,MVEr FEKFEXAAED Dr ivE ON Af'FJL 22, ]915 OF LCD G, H -AND 1 15Lax 0, CITY- Â»40 -r~WNSITE OF AÂ·=+DJ, f'ITK! N Q:UÂ·4-rr: COLOÂ«DO. THECJrÂ·-IE t:510â€¢:r WOOD) FIKAK/IE- MaNDE AND THE 31â‚¬D WZIâ€¢E FCUMED TO INE L.02â„¢3 CATIRLY WIT)-4124 -THE ECUNDÂ«r tpr~ L'NED OF THE ADOVE DES:512:12>ED FKY!*rr. THIL LaATION A.NO PIt/!51Â·.b.OKE; Of ALL CUIL-DING/5, iMPFU/EMEtÂ·Â·Â·m 5â‚¬â‚¬VIENID AND ItkSATE' OF' WAY IN IMP'ENCE CM*:OWN ID Iv'15 AND ENC:06Â«E>85 Est' Ope5-rNIrzÂ£ FAEMIDED .AME ACCUFAr:Zer '3,Â¥Ihwh<i '94-f,\ 675'09'//9 moo k /-te".4,<39* ~~ '#V Â· '1 ALrthIE eckert,Irâ‚¬ 80__41>95Uâ€ž--- 4- CON,FIEK; ---A 11 cA,Kns-Â· __-zinim--9.2.- ift~'~~~~ -762/ AO/r i. ALLTRIES ARE Y - 0 co,70<â€¢oces I /2Â·33 Cuzes AOZED R NOTE. 07'HEOVISE ~ -1 1/ 4.44- 11/ 6 PiTKIHI COUNT<7*f, INC. COMIMITh/IENT NO U 1 1 679 C 2 WAâ‚¬} USED IN THE per*/NI-101Â·4 / ///9 2/ .. .. 4 â€ž . --O ~~ OF Tl-irs t*Jft/Err 4 2 - 3 209 j 14 Q 9.Kh N // / 7, ,/ 34 Rjyl// ~ ./ L_yÂ» 1 1 17.11 ~~-555 45 11 1 0 41 0: i - 0. 0 102;04< 8 5 2q ~ G H 1 0 b / 000 43*/00 + IF-2/ .' f k1 0 .I k DN, r tÂ·, *0 0 i; - -(77 7/ / /49 =0 22*.9ka 0 *35 9' O 12 04" / UlL// re_ e. WOOD FENCE I (FOUND.ALUM CAP U U 1 1413-09'11'W 10Â·00 4 CP-20 AUEY SIOCK 18 NOT,CE AÂ«Â»leng b Golo'*60 2- Â», mus, com,Mence any lit ic-r ba"a ' Surveyed 4.92.15 OF-K Revisions Title Job No Â°69 -OP 4Â»,1 arÂ¥,elect /9~ -* 0~fee Â¥0~,S ~0. Â¥ot, f,nt -Â¢4 0~ct. Alpine Surveys, Inc. Drafted 5.05.115 JAP IMMOVEMENT .BURVEr Client WALL/ =W ma, an, - -gon ar,y delect ~ th,6 =m I com,f,enced -le Ineâ€ž * em #cm 0,0 Cm el !he c~IdM:0-, *ho,vnhNer,n, Post Oftice Box 1730 FANICO Aspen, Colorado 81612 LOTÂ© 4 H & 1, DLON< 10, 970 925 2688 CITrAND lOWNSITE OF AerEN, FITKIN COUNTr, COLONAPO O Nfl rEAS -9 N 14' so'A HiXDS , ATTACHMENT +2 Â»'70,7,/UN 4 Â»_11_LL-LU--LÂ«; i 2 5 1222*7"===- .1/ . 11. .1/1 It t, '1111,1 Ill, - J L SthT 4 STREET U W ..â€žt eacr j o N . ' 0,1-CH ~ If 0 U li k I I ''' ...... GOTTONWOOPS ~ ; \ 41 2+ 55557Â«*. il Itt il I: 7 1 1 /0/0 it j ' 1. 1 1 1 il ,--~ . . 1.2~ / k I 11 3 Ifl le 1 -\.\.~ I.L.- - - 1 f T suzz==14 2 4 a Vil///1//hÂ· 111 t x 4 L C:OU Lfir E'R -RESIDENCE.: / nglrn i ' 1 1.1 7Â·Â·noil'1'07% Ii.,1, ..9 1,//,aÂ·,penÂ·cutora d.o I? 0 -1 1 . 4 4 ''35'94 *49 7/ .. 1 -~ Â£ 14Â·1-Nx di~#m4Wl - i - . .~ ~0.= ImleCm,Iter tel 970 925 8756 nfÂ· *MA 111111111111111 117 North Sixth Street 4 \0 /1 Aspen. Colorado 81611 Fl: 21111 * 11'11; 1 ~ : j Â»ecK//t I rIUIULLU .7 i ..1 Architect;: Slucio B ArÂ¢hiticts tel. 970 9209128 INI!'1~111 .11 l .12911': , m?*:!111 Asp~ Cologdo 81611 555 N. Mill St=t fax. 970920 7022 - d#*WMENE[ED[QI. 1,1 0 Confact Scott Undenuu 52 Contractor. Briker and A#ociates tel.9709233088 ti 1 P.O. Box 1361 Aspen, Colorido 816I2 Contact: Briston Petemon *05 blibll,< -7. PELOCATED SHED 4 /1/,11 IC=,1 to ofâ‚¬ CÂ·~L .' , ill / tilt flifi lifillyr-... - I .-1 2 I ,L' U F RepeR-TY LINEr) . ' -=-=EL 2-g/:2*,SHEK,ED DATE: C 100 PaNCE 28 October 7998 e Â£ 731 Wo:k Se=ton for Histo:ical hesemtion Commitee 111 11 - * e f i//////i//////// // ih Â·Â·Â· Â·- ilÂ· .it'+Â· IN D EX ~~~~~~~~'~ ~'~~f, fi 't 3 d t'itilli' Â» 0 0 'ex /AL Al Sri'EPLAN '/4hk SIT E PLAN A2 BASEMENT FLAW MAIN LEVEL PLAN A3 UPPER LEVEL PLAN/ ROOF PLAN SGALE -10 = 10' A4 ELEVATIONS '111111111]11111110, A1 lili ''I 30NBOIS38 8311n03 00.10,05 .wed.. 100,1. 4 1.11 4 1,0/ 2 ,1 woo litu, UathÂ¥ 0 / 0,$>rug 1,~WÂ·O 8884 â€¢ 046 â€¢ 040 *4 0298 â€¢ 028 â€¢oil 19,0 00 "01, 19 1,10 "99 0 0 r- / 1 -\ . 1 i fi~14:-- ..=i i 0+ Ir- 1 \\ ik %10 , 41401 1 r - - , db -6Â£*0_4~ * 4,00 I 9 -1 *1 43Lt* M [3 .* 4 J i IiI i~ : ;tlf d k . r--7 ~ 1 1 1 4---1 / 1 --- 9 1 1 - L .U '/64 ! r .1 , I It *21 Aft ../7 4 1 '1/*,1 Â· ' TI K.,91 1 .- 1-i.[1 i.'/1 - ' , .../ 1 1 '14 /: ' 1,9.Aft i T 1 r~Â·-441 1 M- r 1 -*MtÂ· !\:1 1 1 4 10 9 1 ' 1 1 6/ 40 0 ar'44 6 h .- -nr1 Â· R.-I Â·1â€¢' -- R~ , L -iL--I_-1 r~t 11 i.--Â·.â€žL 1 -ri--t~t-lili U 1 Â»* id 11 1 58 11 '4- -1 .4 1 +i-*Ulf-4 ji i - 10 - 1 6/.\ l j \ 11, jl i 0 3% C' 1-14;.4--- 2 Ok:SnE r i Â· f r 3, 1 r- g~ r .â€¢-, Eit Af : /1 Ed# i ..= 'LMT .Â·--7 1.1.-r 1 1-*~12 P f- - a Â£111#+4[ , - .%%*f*0%'14%IRÂ¢1)#tÂ· 1 - PROJECT COULTER RESIDENCE A '1 7 .0,1. .'*th .tfeet ..P.I. 001.fal. 81611 architects 550 n. mm st. *sp,n co. 8,811 870 â€¢ 920 â€¢ 9428 1** 970 â€¢ 920 â€¢ 7822 .Â·mall studio D O aspen mal.com /1/2//1// '. .1 P LANS 1.1414,14IA.1-1" ~N}VA' 11-992 0 4 4 - Â° 'rull 1 1 1 i 1,1 4[-72 4, It 0 1 , 1-,9 1\4*-flfritill~ 41' C R.- 0 1 . ' pr Lt..... -11. .f~r 't' I r-1 1, 1 tÂ« 71 19% 8 -}B-4 2% 4 i 444 &----r-1-- _-71 r - p 1- 1 1 .: 1 --r - Z 1 i z I.-- 1 - -- -1 11~P- T It lit 1 , L- - - t. 1 7 Y l 144 4 2~ 1 1 IA''I 7_ MII =-1 7- J - -,-lilil l f 7 >+Ft ---*-I-&.- 9, 1 4 3 : 1 - 1 1 4:4 :Q:-il:.ii@'i *6;filit 419'* " ' 1 PROJECT COULTER RESIDENCE architects 117 noilh .1.t. /1,//1 lilli. /0/0 1.00 816tt 588 â€¢Â· -111 11. R,pict 40. 81011 .70. 020...2. f.* 970 â€¢ 920. 7.22 .Â·m'jt 'lud" b I ..... malt.com ..'Ill// /1 PLANS N Â¥ 1.4 0001 73Aa1 -213 4 A Â£V I - 0 ~~~~~mE- -2. ----~-22-1.-IF -1 : it , 6*<e-LA --=- =Â»4-- 2 1 <'---=- ~00' --T: -212< 1 -2<. .-.4.=-- 1 -0 Â»W Â·- --= -52,---2-w.1--1 4 . -- Trl .F , ==E- -=-~ __ .22_.-' --*I--1.ifF--. nl~~eD RE'= *20 -Â·--------J--7~~--77Â»4-r _ =MT#- - 1 - 11==2...2 -/ - I - - . -- K i "</1/U#M -- d.6 41 Zap - -- _47 -TI---1 2 , i: - -- - - -- *Milaarm - Â¢:OR'*49-100 ETAL -*--.- //=L.*JF 8~1259 - ' 1 - - -- ----- - - --- ii '' - 1 1Â¥1 .:29-1 1-31. F*RI52 9Â·EEL ,....,.._____~~~~__I__7-I - 2 - ~sie-ac> i --.*-*- *- i - 1.11 ..1 :11 -- 1 ---- ~dr 1 E Eli 1 . - - 1,4 , 0 AarÂ·ED SHEL w mNEL.6 - Â¥D , 0 EKS-r . BLEVATI,M = 11,9- 1 '00 V*Hel'.~0, 0 %816-~ M*P 04),k*Le*-,+_.---*------/--- * i 'll/'ll!"SEE'/6// .~111 Ii-N!1111 . 11.11 ,1~Ill~Ilill~il~~,>~9%18*,lin Al 1 11 n=,Â·.-----1 i LÂ¥ . T. 11 - n 91[Na.Ge- .--- -PL,Â¥14 Prl,Â· wyupÂ·*10Â» .- tritU t#31 lt===1 +3121.:k:Â£L---~~~ Â¥â‚¬9Â« 122~O U ~ 11-=11-4 c=#11'11.14 - -- -ce Jill",tro~lirm ... --- TR'Al ~Neâ€¢ eaNA.., .. 1 1-41 1 /-*----------,7 CCANcgare _ 11 [~Ill Iii 111~, woot, 71.0 -1------ . Â·23,Ar lit==13 &14=2.111114'IM - - L.Lan~CZCT-~--41 Â«1 U 0~_.L_IP-~*~~~' - ir'P@PIll!lili A - O 1 11 " I I "' 5."1111'r------*----' -~- -- m:0'&1=W.'4- t , W=,De==.----' 0 WES'T ELEVATION MOBTH ELEVKTIOH 0 , 1*'r 'Lo, A4 NON)01 aH :1311000 11/18 oPâ€¢,0,00 '"di, t"i,1 41,1/ 41,Ow 4,1 s.l-'-73~77I~~IN~ =00 11,u, ueds, O ' O[pols Iiâ€¢W+I .29Â£â€¢ 028 â€¢046 ..1 02,6 â€¢ 0,8 â€¢ 0,6 1,9,2 00 "0" Â·is 11]W u 999 r---EXHIBIEF'~1 MEMORANDUM TO: Aspen Historic Preservation Commission TIIRU: Julie Ann Woods, Community Development ]~irector ~~ FROM: Amy Guthrie, Historic Preservation Officer |r RE: 221 E. Main Street- minor DATE: November 11, 1998 SIJMMARY: The applicant, Explore Bookstore, wishes to raise the height of the existing front entry porch by 6" so that the door threshold is even with the deck surface. The subject building is historic and is located within the Main Street Historic District. APPLICANT: Katharine Thalberg, owner. LOCATION: 221 E. Main 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). Response: The applicant requests HPC approval to raise the deck on the entry porch by 6" because the current entry situation has caused customers to trip coming in and out of the building. From the Planning Office records, the building has been remodeled substantially, and the porch posts and other decorative elements, and porch deck are not original. The application may be considered a repair, however staff felt HPC would want to be aware ofthe change. Staff has no concerns with the proposed work. The existing porch rail and deck will be raised 6" and new steps will be built on the east side of the porch. All new materials should match the existing. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposal will have no effect on 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: 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: The proposed development does not affect the architectural character or integrity of the historic structure since the affected elements are not original. 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 proposal for 221 E. Main Street with the condition that all new materials match the existing." Exhibits: A. Photograph ofbuilding. B. Drawings ofproposal. w. 1 t. C :. Egr.. <'* - 44& 1 . S I I th'&42 - . 43 5 Â£44% '.guid - 1Â¥99 & (11., 241:WS**th f /4 I V.. ' y. j. .1*-7Â»<91*effitii*mmt-it~â‚¬~2494~If,i $~A~~7-ud~ , â€¢ 'A,Â·*.*. Ah. 1' + 7 ' 0 4, Â» 4 2441'll, 1â‚¬-Â« a, Â· e. ./ 4443:Atilic.~Â· *....=e.<e Â· AL#LÂ·~'~Â·0â€¢-~be- -14â€¢ 'f-..f<49â‚¬4172*~; W I ph'- Mg,4,2, 1.li~t,f, ~>Gli,P~Ng. ....31,9, 14% 11-244 '9â‚¬f.@lk*i.3Tfli~Â£16.4LBE'>il&%26*M#44. ' 43 6% . ~--I- *â€¢'-14#:-WI *I Inivej,M#~'04Pii@ " f:IW~'7'â€¢===-1.,4f,o? i .'' 0~.51 6 2..,r' 5 F. --4~f~i)*ji)>~*~ RE~.4~,4~G1i +Ti #1~ pw V . 7,â€¢0 -3-1**Re.?.Anâ‚¬t<,4 . ~*iNÂ»â€¢'*.-w.1,- . "/28:. U., M . '00 ,,5.5.71';p r#*tu#Nuit* Â·, . ' . ' ' ~~~Â«~Afti*TEs.~-*Ctillit it,:;tit .j. * *4,10 . .'*1,4,~*1* 4~'14'tÂ·i, 1 fetÂ¢F~' 1 . A ..,1 :04,1 2. t:'04â€¢8**1144. ~- - A, 014 4141 i i .1 .. p **41<.peÂ· paull U,4,/4-44 7 ; ~ Â¢63 isf~14Â·%*CR r ~. 4 :: Â·IM r 1 V. I 624 3 .. -*-4- ' .. - 1/- Te f 11.-1- -- i. 1 f j . t~ ~~ - i 01 L . T dÂ· i. 6 +4' a J --r--: r a 0 t ' 2 2 4960- 6 " OF >*092>Â»- 7~9 68011*92eow -~ *&6490/0- *O* 01#00,2 29#02 40/fiA/dr 4â€¢ - 4 Â·Â·,dal. > 2 6,4./ 4:2 1 i L 41,; 2 - -% 3- ~ ar\\\ -\ ..: v ..4* r t * U :Ii .L Â£Â·. t.....1,9 I. , 1 f Â£ n rmm~Fl APPLICANT: KATHARINE THALBERG ~-1-/5-9-- LOCATION: 221 E. MAIN STREET ACTION: Minor Review All development in an "H," Historic Overlay District, or development involving a historic landmark must meet a#four 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(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 and integrity of a designated historic structure or part thereof. N= m MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Interim Community Development Director r FROM: Amy Guthrie, Historic Preservation Officer RE: 135 W. Hopkins Avenue- worksession DATE: October 28, 1998 SUMMARY: HPC made a site visit to this property last spring and also held a worksession. At that time Charles Cuniffe Architects represented a buyer for the site and provided HPC with photographs and testimonial from the long time owners describing the changes that they had made to the property. The changes appeared to be so significant that the HPC indicated that in this case total or near total reconstruction might be appropriate in order to restore the building. The buyer has subsequently closed on the property and selected a different architect. Staff has re-reviewed the historic maps of the property with the architect and feels, just as Staff presented to HI'C at the previous site visit, that the historic building form is intact and that only replacement of exterior materials has taken place. Part of the building does seem to have had a change in roof form between its original construction in the 1880's and 1904, but this change is now considered historic in and of itself. This policy, that changes made to a building at least fifty years ago may gain some significance, has held true for all previous HPC reviews, including the Paepcke house, where at one time there was a brief discussion of removing the house and reconstructing what was there in the 1800's, which was rejected as inappropriate. Staff is very concerned that the information that was presented at the worksession may have been misleading in some respects and that the board should not allow a significant amount of demolition and reconstruction on this project. As may have been learned from the Paepcke house, the fact that all exterior materials were replaced at some time in the past does not generally diminish some community member's value of the fabric that is in place and the HPC needs to be very careful that their decisions reflect these values and the long standing policies of the board. Maps of the property from 1893, 1896, and 1904 are attached for your reference. 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