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Home My WebLink Aboutagenda.hpc.19981118AGENDA ASPEN HISTORIC PRESERVATION COMMISSION November 18, 1998 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS 5:00 I. Roll call II. PUBLIC COMMENTS III. COMMISSIONER AND STAFF COMMENTS IV. Disclosure of conflict of interest (actual and apparent) V. BUSINESS ~5:10 A. 307 S. Mill Street - Minor Development 5:20 B. 623 E. Hopkins Street - Minor Development 5:30 C. 421 W. Hallam Street - Minor Development 5:50 D. 117 N. 6th Street - Conceptual, Partial Demolition, On-Site Relocation, Variances, Public Hearing - Tabled from Nov. 11, 1998 6:20 E. AACP F. HPC Survey 7:00 ADJOURN i ROJECT 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 516 E. Durant 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. Gralena, Gucci 920 W. Hallam Gilbert Sanchez 1008 E. Hopkins, Bellis 414 N. First 303 E. Main 520 E. Hyman 112 S. Mill St. 6 0--7 -- 73 - ft/1~ \\ ~Ac .-~\ce,~_l_- ~ ~~-1-fvt Jeffrey Halferty 234 W. Francis, Mullin 414 N. First 701 W. Main 101- 105 E. Hallam 920 W. Hallam 240 Lake Ave. Heidi Friedland 420 W. Francis Street 712 W. Francis Street 514 N. First -isa 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 11-Extc- 1 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director ~ FROM: Amy Guthrie, Historic Preservation Officer RE: 307 S. Mill Street- minor review DATE: November 18,1998 SUMMARY: The applicant, Pacifica Restaurant, would like to install additional exterior lighting on the front of their building. The building is not historic but is located within the Commercial Core Historic District. Staff recommends approval of the lighting, but elimination of the outdoor heaters which were installed on the building without approvals. APPLICANT: Pacifica, represented by John Bates, General Manager. LOCATION: 307 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 26.40.090(B)(2). Response: The applicant requests HPC approval to add lights along the top of the front wall. The conduit for the lights would be hidden under an existing 1 overhang, and will be painted in the spring. A total of six lights are proposed; two double headed fixtures at each corner and two single head fixtures towards the center of the wall. The fixtures are intended to light the entry area and outdoor seating area. Staff has no concerns with the proposal, with the condition that the intensity of the light is "soft" as the applicant represents, to be confirmed by providing information on the bulb wattage proposed. The application has brought to staff's attention that there are outdoor heaters that have been mounted on the front of the building without approvals. As a further condition of the lighting approval, staff recommends that these be eliminated and replaced with heaters that are placed on the ground as HPC guidelines state that any mechanical equipment attached to a building shall be screened from view, which is not the case with the current heaters. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The new lighting will not have a significant impact on the neighborhood and is consistent with other lighting of commercial buildings in the area. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposal 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 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. 2 0 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 lighting for 307 S. Mill Street with the condition that the applicant insure the light will be "soft" by providing information on the bulb wattage proposed. The heating elements that were attached to the building without approvals are to be removed and replaced with heaters that are set on the ground once a building/electrical permit for the lighting is issued." Exhibits: A. Staff memo dated November 18, 1998 B. Application c:home/amyg/cases/minor/307smill.doc 3 V lili Y ATTACHMENT 1 LAND USE APPUCATION FORM 1. project narrle ~TJ 1 Pl CA 2. Project loca8on .:Re, 9- ODO-rA AA,i l ST. Afipan 2.0 -R\,(6 L I (indicate street address, lot and block number or metes and bounds description ) \~ 3. Present zoning 4. Lot size 5. Applicanfs name, address and phone number ~3~&./ JE~,re:5 ~1,.39:557 &16* 97. * 12-1 AfÂ¥2â‚¬A 9,20-9947 l 6. Representative's name. address, and phone number ~s.i F/dA ~tmb .307- S. d ~\1 Si- Asoe,3 130 -9 795- 7. Type of application (check ail that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD ~22 Minor HPC Stream Margin -I-I- 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 Une 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 property) 50912Â©0) 2 abilloâ‚¬A-rfl-~ _-2 2 9 43 SQ PC*-r- ' 9. Description of development application NOU ID 6/# E- Tb Th -Ang 9),A â‚¬ OUTi)00 Â£ 1.- 1Â§ 6,1/.19 OA 1< 11(-DIA=7 ' 4/) P /4 eores - 0 01 Quigvcr ' 0 w,/ c;2 0,44,75 12> 5 07'JE ON.1 TAJ/L 01 h.A I ts â‚¬ rf-2. i- Have you completed and attached the following? Attachment 1- Land use application form Attachment 2-General submission requirements Attachment 3-Specific submission requirements Proof of public notice (must be provided at public hearing) lili % 11111111 November 5, 1998 JD ASP*4 LLC DBA PACIFICA 307 S MILL STREET ASPEN CO 8161 1 (970) 920-9775 DEAR HISTORIC COMMISSION, MY NAME IS JOHN BATES, I REPRESENT PACIFICA RESTAURANT IN ASPEN. PACIFICA IS LOCATED AT 307 SOUTH MILL ST, THE PHONE NUMBER IS 920-9775. THE 307 SOUTH MILL STREET LOCATION IS CURRENTLY OWNED BY STANFORD UNIVERSITY AND IS MANAGED BY LOCAL RESIDENT, DR. BILL COMCOWICH UNDER THE BENARD ESTATE. WE WOULD LIKE TO PLACE =SOME EXTERIOR LIGHTS ON THE FRONT OF OUR BUILDING FOR THE PURPOSE OF ESTHETICS, AS WELL AS SOFT LIGHTING FOR PATIO DINNERS IN THE SUMMER TIME WHERE IT IS NOW VERY DARK, THANK YOU FOR REVIEWING MY APPLICATION. / JOHN M BAM*S 1PACIFICA GM n I fc -* 1%0\ 121 66 â‚¬7* A A 2 1 <'~ ...*-7 1.r 304 k .6 - 4 9 I Â£.... 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Ft:emÂ¤ â€¢ e i...8.1-3 I_*.4 1 - FIFTH AV~~ Skiers Chalet - 2 ,& Steak House ' .42 Aspen Mtn.Condos SNARK ST Dolomite Villas 4~Â»- Durant Condos 3 Alpenblick Condos T -A:.- -14= -""3 44:~ 1 -PttliE}*1*In:f~ h_ a2~11-5-Trand Asperc--' 00/1/8 0 af~ 1-0 JUAN ST. tr Hote~.J-Ir-- 1 Aspen ~31~A/-+90Iiall#RA,Â£,0#9591/,bWAF 26#d2r ,*fEd - , *k . 4 ,/1- a Inn & Lodge Grill - The Luxury Collection, Aspen 1=AST DEAN ST E DEAN ST r=a=,ima- 10-~ .<.4. ternative Edge f _-AIUW r hirt Co. U.-- .-i-----iliWI--- . . The Silver Circle Ice Rink Mountain Chalet Aspen Sports Chart House Lift One Condominiums American Educational Institute IRANT AVENUE Maroon Bells Bus Tour --- DURANT AVENUE . r 1 -L- RUBEY PARK BUS STATION 4 6< 3-3 :40~ ~-1~ 2~ '~ti-~ 1 4.24 pendence Square -624~6ilniF~~Deep Powdâ‚¬ r Lodge KOCH PARK 15 -~~4-1 ,blic JL I~& 4 =STEC:..~~ fli -1 1 1- 1 -27- McDokough's tt"+**"'* 62 91 3 WAGNER PARK,-$' 11!1 cÂ»k --11-j Guido's 99 74 14, 9,2 COOPER AVE -2 n .-<re:tu 1.- -9 --6/1//....-*.--- , Mountains Red Onion , playground/Public Restrooms y Limelite Lodge 9 Flying Dog & Streams ,~e.~ Aspen Sports ~~~e Brew Pub,;~~ _.zi.~~_~~=rt=--=*+-r--~ vur. . Planet Baggage:09@9 Brasserie _ - -*-I 4.- A*-1 Â»- .A Hollywood Claim ACAL..6;'d < \BIE~-* ~ 44**0$#j A- *2,-1 w jlkA& f~ 01 r--7- 7 r.-4 -~ Ute Mountaineer 4 r. . ate:':=1141 1 HubofAspen The Prospector Condos O Snowflake Inn Aspe .4~-~~H~5~'.-;y - 9; ~ 3- -9 9 ,t t U Adventuies HYMAN AVE 9 49 4 9 Wheeler Opera House -1 Shad emt - Cammie Takah Sushi , Aspen Kids, Ltd. Visitor's Center Mother Lode Crystal Palace AL-=Â£1 P,4."a- Elk's Building ~~~*~~~~E+91*~Haf-PriaBTees Hard Rock *ILE#1& . I Goldie & 1""'9-""- K5:Bed Plaza 4 The Kids ~U,~treet Plaza ,14â€ž-ik:Jigiellenado ~ ~| Image#.ene]&10Â»1 Aspen 1-I.:-..76.- -,__-_..:mc:t~,hlia4iwk' mirabella~*}gili 12BFF&~ ~ l*#-- ~ I Real Estate C#r- T- -- -- t) Hall 1 Thes==g The As=ss Center _..~~_, Eddie Bauer z - Cache Cache Grape & Grain 4 Steak Pit BASS PARK- M HOPKINS AVE Honeshoes Aspen Volunteer Fire Dgpt. Zm~~------~ Norwest Bank Howling Wolf La Cocina 1 PAEPCKE PARK , ~ e 4/1 & lâ€ž A .1 be.=-AL. 4.11/ Fox Photo of Aspen ~c._ .-/ -la.-I- -imil....- --:--.#lf==7[.1 1-.â€ž1~.99.1 (5371/0 .TZâ‚¬ I n Â· ~ -9 1 0 1 -e- Im * 1 J i 9 -. *oBMe,90,~Rs,HEE*V~.\ 1169y Gibson Lodge U| The Aspen Store The Cleaner Express Cantina -Baang Cafe Miner's Building Matsuhisa I; Explore 4 Main Innsbruck Booksellers J Street [f HIGHWAY 82 Texaco Photo MAIN STREET ~Â· Hotel Jerome centu,y Room Carl's Pharmacy & Bistro --~ Bakery Sardy House Tyrolean Lodge Place Jack's Restaurant Hotel Aspen ii--[_~~t.__ ~_~~ 2 Jacob''Comer tELMESSE--- 7 a.8.'Zu=) ..22~ r"I...1.'--I....9.."--9...7 UVN IN kils HOSÂ»lu 133tllS JLS&lid SPORT SHaPSÂ·SKI RENTALSÂ·BICYCLES Aiax Bike & Sports. Yo,~ und sports store specializing in the highest-quality bike, ~WI401[~11[â€¢I:~ Illl:Ill:Ill:Ill:.Il,11[,18:jill<lk<79970[- cross-country ski & access~Featuring bikes by Specialized, GT, Moots & Eddy - - ~ Merckx. Skis by Rossignol, Tim~2. Fischer, Asnes & Salomon. Clothing by Moonstone, Columbia, Marker, Sunbuster, Roffe & Alf. With the best service shop to serve you. Open Aspen Valley Hospital. A full-service acute care hospital with the warmth & friendliness of BABYSITTING/CHILDCARE daily with 2 locations for your convenience; 635 E. Hyman, Aspen, 925-7662: 419 Main St, a small town & the technical expertise of a major medical center. Services include board- Carbondale, 963-0128. G4 & CARBONDALE certified physicians in 20 different specialties. county ambulance services with advanced life Aspen Skiing Company. See listing under Children's Ski Schools. Aspen Skiing Company Rental Shops. Gear up. Save time. Rent your equipment at support capabilities, Level 111 trauma certification with 24-hour emergency physician coverage, SUPER SITTERS, INC. Babysitting for children of all ages (including infants) in the comfort the mountains. Buttermilk Sports, Aspen Highlands Sports & Two Creeks Sports in air transport & MRI/CT scanning. Specializes in orthopedic & sports injuries. Located west of of your house, condo or hotel. All our sitters are screened & bonded. Available in both the Snowmass all carry top-of-the-line skis, boots, snowboards & snowshoes. 1 -800-525-6200, Aspen at 0401 Castle Creek Rd. 925-1120. F20 Aspen & Snowmass areas days &/or nights. Advanced reservations advised. Joan F. Cooley, 970-925- 1220. E25, H22 & SNOWMASS Chiropractor-Aspen Family Chiropractic. Dr. Michael Bathke, Certified Chiropractic 346 Woods Rd., Aspen, CO, 81611.970-923-6080. ASPEN SPORTS, INC. Since 1953. Your One-Stop, Complete Ski, Snowboard & Sports Sports Orthopedist, has worked with many amateur & professional athletes. Specializing in CHILDREN'S RETAIL Shops in ASPEN & SNOWMASS. 20% off Ski Rentals of 5 or more days, with this MAP. 7 sport & orthopedic injuries; also, auto accidents. Complete natural health care. Accepts Locations: In Aspen, On the COOPER AVE. MALL-925-6331; 303 E. DURANT AVE. private & group insurance plans as well as workman's compensation. Designated Sloans Lake Aspen Kids Ltd. Unique clothing, Western wear, moc's, boots, hats, outerwear & across from Wagner Park-925-6332 & at the Aspen Club Lodge, 925-6333. Also, The Hotel provider. Open Mon.-Fri., noon-6pm, or by special appointment. In the Athletic Bldg. 925- accessories. Also, quality Aspen logo merchandise. Infant through size 14. Clothing & gifts erome, 925-4523. In Snowmass, SLOPESIDE ON THE SNOWMASS MALL-923-6 I Ii,IN 7844. F3 with the look of the West! 400 E. Hyman Ave.-located where the Hyman Ave. Mall meets THE SILVERTREE HOTEL-923-6504; IN THE SNOWMASS CENTER-923-3566, or call Dentist-Dr. William L. Comcowich, DDS. Dr. "C"'s specialty is unsurpassed esthetics Mill, in the courtyard below Hillis Furs. 925-4626. F6 800-544-6648. G6,17,13, E7, SNOWMASS MALL & SNOWMASS CENTER SEE & occlusion: about which he lectures throughout the world. However, the practice is, in fact, a Carl's Pharmacy UPSTAIRS. 306 E. Main St., 925-3273. Aspen's largest TOY STORE, AD ON BACK COVER. general practice committed to excellence! Monday.Thursday, 8:30am-4pm; Aspen Dental Arts with games, children's books, toys, baby needs, infant to size 4 clothing & accessories. Bldg., 420 W. Main, Aspen, Co.,81611,925-7730. Author's note: We are very fortunate to 8am- 10pm daily. E7 D & E Snowboard Shop. See listing in Activity Guide under Snowboards & Rentals. have such a fine dentist as Dr. "C." His work is flawless & his reputation is of the highest Gene Taylor's Sports. In our ski rental & retail, since 1968, we've offered the best in Goldie's & The Kids. Fabulous Â· Funky â€¢ Fun Clothes for Baby. Exquisite clothing from quality. El3 service & top line equipment: Rossignol, K2, Salomon. Daily & group discounts, professional around the world. Infant & Toddler; Boys and Girls up to size 8. Cool brands such as Big Star Pediatricians-William D. Mitchell, M.D., F.A.A.P. & Dr. Harvey Fahy. General & & Baby Lulu. 205 S. Mill St. (Mill St. Plaza), 925-1430. F7 ski repair & the widest selection of skis, boots & ski wear in the area. Located on the Snowmass Mall, open 8am-9pm. 970-923-4336 or 800-748-1248 SNOWMASS MALL Emergency medicine & care for infants, children & adolescents. House calls. 630 E. Hyman St., Suite 25. Author's note: Both doctors offer personal, professional & prompt care. 925-5880. J. Fenton Galley/Quilts Unlimited. See listing in Shopping Guide/Gift Shops. NCLINE SKI SHOPS- "Ski Rental Experts." Owner-operated to give you the best A Short Sport, Wonderful selection of SKI WEAR, accessories & TOYS in a warm & service & nal,Â·in town. We carry the largest selection of rental & demo ski equipment. In friendly atmosphere. Obermeyer, Columbia, Spyder. Lego, Playmobil, Brio, Steiff, Gund, Aspen, at~ of the Gondola, 555 E. Durant St,, 925-7748 & located as the "first shop Madame Alexander & others. 613 E. Cooper, 920-3195. Snowmass on the mall, 923-5010, on the SnI Mall." Open daily, 8am-9pm, 923-4726. SKI RENTALS: 20% OFF OUR DAILY R,~~'WITH THIS AD! 15 & SNOWMASS MALL CONVENIENT SLOPESIDE 800-547-TOYS! H4 & SNOWMASS MALL CHILDREN'S SKI SCHOOL & PROGRAMS McDonough's Ski Shop. For over 26 years, selling the finest in American & European ski SKI AND SNOWBOARD RENTALS clothing. Aspen's largest selection of Bogner ski wear for ladies & gentlemen-which year Aspen Skiing Company Children's Programs. Aspen Skiing Company offers ski & non. after year is recognized as the finest high fashion ski line in the world. Also, featuring ski activities for children ages 6 weeks through teens. Each program is grouped according to Descente. Killy, & Phenix. 419 E. Cooper, 925-7576. H6 ASPEN HIGHLANDS SPORTS (BASE OF ASPEN HIGHLANDS) age & the individual needs for your child. Programs include: Kids' Club in Aspen, 925-3136: Mountains & Streams. Aspen's specialist in outdoor clothing for men. women & children. Snow Puppies & Children's Ski School at Aspen Highlands, 544-3025; Powder Pandas & Colorado's most complete PatagoniaÂ® dealer with apparel for skiing, cycling, golf, fishing, BUTTERMILK SPORTS â€¢ Children's Ski School at Buttermilk, 920-0935; Snow Cubs, Big Burn Bears, Bears on Boards, 1iking, running & other outdoor activities. 424 E. Cooper Ave., 970-925-5580. G6 (BASE OF BUTTERMILK) drizzlies & Children's/Teens' Ski School at Snowmass, 923-0570. UPPER MAP: D 1 0, H22, Pomeroy Sports. Aspen's year 'round ski shop, Winter-Outstanding collection of ski -F,0 TWO CREEKS SPORTS *Â·'F24 & SNOWMASS (TWO CREEKS BASE AREA. SNOWMASS VILLAGE) . 1 r 2 LIBRARY: STORY HOUR FOR KIDS jpparel & equipment for ladies & gentlemen. Full service repair shop with certified mechanics & "state of the art" repair facilities & equipment. Complete ski rental & demo department. CALL 970.925.1220 . Reservations advised. Summer-Full selection of ski clothing & equipment at discounted RENT YOUR SKIS OR SNOWBOARD AT ANY OF OUR CONVENIENT LOCATIONS Pitkin County Library. CHILDREN'S PROGRAMS: Toddler Storyhour for 2 year-olds, )rices-also featuring summer sportswear, swimwear & footwear. Fishing equipment & guide AND HAVE THEM TRANSFERRED TO ANY OTHER LOCATION Tuesdays, 10:15-10:45am, Wednesdays 11-11:30am. Preschool Storyhourfor 3,4 & 5 year- Â·ervice available. 614 E Durant-across from the gondola. 925-7875. H4 â€¢ olds, Tuesdays 11-11:30am, Wednesdays, 10:15-10:45am. Cotsen Storytelling Series featuring itapleton Sports. High performance ski shop. Atomic Demo Center. Top-line skis, boots, nationally-renowned storytellers monthly for ages 5 and up. Call for more information. All â€¢ events are free to the public. 120 N. Mill. Hours: Mon-Thurs, 10-9pm, Fri & Sat., 10-6, Sunday )indings, demos & rentals. HAND-TUNED SKIS. Ski clothing, summer clothing & bicycle Â·entals. Next to City Market, across from the Gondola, corner of Spring & Durant Streets, Cultu ri~ 1 Guiâ‚¬le noon-6pm 925-4025 E6 125-9169. H] RECREATION PROGRAMS Jse It Again. Quality new & used sporting goods at a fraction of the original retail price. n winter. we have tons of ski & snowboard equipment, snowshoe & cross-country ART MUSEUM/HISTORICAL MUSEUM Aspen Recreation Department. See listing in Activity Guide. quipment. In summer, we carry in-line skates, road & mountain bikes, climbing gear & raft/ SUMMER DAY CAMPS .ayaks & camping gear. Adult & children's equipment. Use It Again has something for The Aspen Art Museum. 590 N. Mill St ph. (970) 925-8050, fax. (970) 925-8054; Tues.- :veryone at low prices. Open I Oam-6pm, Mon.-Sat. Across from the Aspen Post Office, Sat., 1 Oam-6pm, Sun., noon-6pm, closed Mon. FREE reception Thursdays 6-8pm for reception â€¢ Camp Snowmass. Offers children ages 3- 15 a variety of activities. Your child can enjoy 65 N. Mill St., 925-2483. UPPER MAP B7 & gallery tours. Exhibitions: Identity Crisis.Â· Se/f-Portroiture at the End of the Centum 12/ 18/97- swimming, biking, hiking, roller blading, horseback riding, rafting, crafts & overnight camping. Jte Mountaineer. Aspen's year-round outdoor specialists for over 20 years. Summer 2/ I 5/98; 0. Winston Link Railroad Photographs, 2/ I 2/98-4/5/98; Walton Ford Paintings, 2/26/MA. ' * Come to Snowmass & experience the mountains. Free transportation to & from Aspen. For _~ pecialists iwdlMiacking, climbing, hiking & river running. Winter specialists in snowshoeing, 4/12/98: Valley Kids, 4/23/98-5/17/98; Liza Lou Beaded Wonders, 6/4/98-9/27/98; Old Master information, call 923-0570 or 1 -800-525-6200 (ext.4570). SNOWMASS ross-cour~ telemark skiing, alpine touring, ice climbing. even backcountry boarding! Paintings & Drawings from CO Cottections, 7/30/98-9/27/98; CO Artists, Oct. 1998. Special Events .ross-cout'~ with us at our Aspen Cross-Country Ski Center on the tracks of the Aspen & Benefits: 9th Annud Winter Benefit Dec. 28, 1997, ABSOLUT Freestyle presented by FEND/. :olf course, 544-9246. USGS maps. "From the people who know & use the equipment they Call for information about lectures, tours & education programs for children & adults. Summer eli." On the Mill St. Mall across from Wagner Park, 308 S. Mill, 925-2849. G6 will feature 3 rotating exhibits. B5 T-SHIRTS ASPEN HISTORICAL SOCIETY. YEAR ROUND private slide shows, walking tours, archives & children's programs. WINTER Tuesday night Speaker Series-Mountain Chalet Real Estate Guide ilpine Shirt Company. We outfit Aspen-loving surfers, sunners, rafters, runners, cyclers, Conference Room 2/3/98-3/31/98. SUMMER Public & private walking tours, Ashcroft & kiers; everybody in every size, including kids; sizes infants to XXXL. Look for Aspen Independence Ghost Towns. SEASONAL Wheeler/Stallard House Museum, Tues.-Fri. ollectables, gifts, souvenirs, Christmas ornaments... and our family-fun matching sweat sets! 970-925-3721. D15 Aspen Club Properties. Aspen's choice for Real Estate Sales, Property Management, and our our megawall of Aspen hats. And check our latest Beanie Baby promotion. North of MUSIC Vacation Rentals. Our full-service company offers experienced, professional agents and tell Bldg. 555 E Durant 925-3489.15 personalized attention. 730 E. Durant Avenue, 970-920-2000,800/633-0336. H] Aspen Music Festival & School. The internationally-renowned summer Festival and School Aspen Real Estate Company. The experts on mountain living. Our seven, full time Ialf-Price Tees. Located on the fountain end of Hyman Ave. Mall. Open 9am-9pm present the fifth winter season of concerts November through May in the acclaimed Harris brokers each average over 23 years in the real estate business & over 29 years living in the iroughout the winter season. We sell tees & sweats for half the regular Aspen price. We Concert Hall. The 1998 summer season, June 18-August 16, presents 9 weeks of daily events valley. The professionals in our office will provide you with the experience you deserve. -int Aspen Mountain & ski designs along with embroidered Aspen logos on 100% Cotton ranging from orchestra, operas & chamber music, children's concerts & master classes. For Please stop by and visit our display windows located in the heart of Aspen at 205 South Mill Ineita, Hines, Anvil & other quality tees. Our longsleeve, sweats & children's departments information: Aspen Music Festival, 2 Music School Road, Aspen, Co., 81611,970-925-3254. Street or contact us at 970-920-2006, via fax at 970-925-3531. or visit our web-site at -e extensive. We invite you to come see for yourself why we have the best deals in Aspen. A14&AI5 iowmass & the Roaring Fork Valley. 400 E. Hyman Ave., 920-7963. F6 www.aspenexperts.com F7 BJ Adams & Company, Real Estate On Higher Ground. Call us for a free copy of our esortworks. "Activewear for Leisure-Minded People." Imprinted & embroidered r------------------- elegant 4-color Homebuyer's Almanac, a complete guide to buying real estate in the Roaring iortswear designed especially for our store. Once back home, they will give you something One-hour Film Poocessing .1,~ Fork Valley, featuring the unique characteristics of living in each of the valley's six 1 remember your Snowmass/Aspen vacation by. Snowmass Village Mall. 923-5806. NOWMASS MALL 14,-et now including Advanced Photo System-~"VI~~ communities. We invite you to stop in for a great cup of coffee & free Friday pie, in our 1903 farmhouse next to Alpine Bank. Share your dreams with one of our 5 star brokers-a Kodak Film & Batteries â€¢ Enlargements Reprints â€¢ Frames & Albums â€¢ Acces,ories ~ team specializing in service, integrity & the art of real estate. 970-923-2 lil 6 Email: realest@rof.net U www/biac.net * SNOWMASS U> FOX PHOrd ~ Kodak Image Magicâ„¢ ~ Coates, Reid & Waldron. Our REALTORS average over 20 years offulltime experience in li [44 FTII, Make reprints & enlargements ~ ~ 400 E Hopkinsâ€¢Corner of Mill & Hopkins the world's most sophisticated real estate market Discover why there is no substitute for 20% OFF from your prints without your negativesl experience, commitment & knowledge. Robert Ritchie, 720 East Hyman Ave. in the Aspen '7./. Next to the Isis Theatre 925-8727 20% OFF | Athletic Club Building. 970-920-0565. F3 Mason & Morse Real Estate. Since /96/, The Source for Rea/ Estate. With offices in Aspen, 5[â€¢12'1:Iâ€¢711:111:1:11917:1015,11167Lâ‚¬lt ty Hopkins Ave ~ 1-hour developing and printing 9MS.2:trele, Gler,woot Spring~, we~ krptf, te-~i~ry.~ Call for-af,~e~opy of our IVA@, 1 18 40*Poed- u.92< 1154Â·44 VdoeJA A. - y S. - 4 . 1/ . i ./ f , . I -, : .le. .. , ...0 y 1 1 ./ .*/ / \\. - WE 2-66*r 74006 A.drwr - Ad 9&106 76 166 ed.drEID 22 Â»+15- 5)<71 75 &4.*70*t 1*ko*J~. L :6/6 -16 '*6 -uset) -24 T=eo~ri- -Iket bAXâ‚¬ L.(98+75 Pot 002-JECO OAG-f -260-8/â‚¬ A*ToreS ' 0 Lu ill 136 -3*57Â»#gb ll// EXHIBIT.~I m lk/w-gir APPLICANT: Pacifica, represented by John Bates 1-1 LOCATION: 307 S. Mill Street ACTION: Minor Review All development in an "H," Historic Overlay District, or development involving a historic landmark must meet allfour 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(Et)(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. EXHIBI TrIT- i ! 17/ 6 -5 7 MEMORANDUM [-1 TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Interim Community Development Director ~0~/0' 1 FROM: Amy Guthrie, Historic Preservation Officer RE: 623,E. Hopkins- minor review DATE: November 18, 1998 SUMMARY: The applicant, Susie's Consignment, plans to open another store in the concrete block building directly behind their existing shop. The subject building is not historic but the property is listed on the "Inventory of Historic Sites and Structures." APPLICANT: John Bogaert, owner. LOCATION: 623 E. Hopkins Avenue. 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 replace an existing door with a new pair of doors on the alley side of the concrete block building on the site. They will be fulllight doors with metal frames. 666\63-A The building itself is incompatible with the existing historic structures on the site, but the proposed new doors do not aggravate that condition, particularly because they are located on the alley. The applicant has been asked to supply photographs for the meeting to show the appearance of the south facade of the affected building more clearly than the sketch that has been provided. Staff has no concerns with the proposal. 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 any impact on 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 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 doors on the south (alley) side of the existing concrete block structure at 623 E. Hopkins Avenue. No other exterior changes to the buildings on this site (other than paint) are approved without further review." Exhibits: A. Staffmemo dated November 18, 1998 B. Application . ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name 92*~ S l.Â« 5 -9. A,6 e FL fi~~24,4- 2. Project location 67 1 r. Wor #121. C ff744 (indicate street address, lot and block number or metes and bounds description) 3. Present zoning ~,41=Or M , 4. Lot size doyle 0 5. Applicanfs name, address and phone number :yol~ 6 occ e-Â·k fc, 15 41, I i re Aâ‚¬f'.0 0-0 g 6. Represantative's name, address, amd phone number 26*v~ Aug,bae.,6ev 99?03399 6903 fir:ST'.'ir /*02Â·/ C.0 21611 7. Type of application (check all that apply): AUA-,Awl d:,Cof Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD &C- Minor HPC Stream Margin - Final PUD - Relocation HPC Subdivision TexUMap Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line Appeal Committee Adjustment 8. DescMption of existing uses (number and type of existing structures, approximate sq. ft., number of be,~Irooms, any previo -d to the property) (~f'*"l M aM (_:,UV * ,:-t-.1, , tamo~va~gr~il G- sde_, 9. Descrintion of d#velopment application b VAD v diA162- 10 Faft:7 e- *2 5~4-3 1~~ibli. *61 All~/0 A Ov- te-*te*â€ž :, 0,0 M St, %, 10. Have you completed and attached the following? Attachment 1 - Land use application form Attachment 2- Dimensional requirements form , Response to Attachment 3 1-/ Response to Attachment 4 FAcl,<-F 8 11111111 9 \-20 50&0060 Uou, 9 ASPEN HISTORIC PRESERVATION COMMISSION 120 - 4057 Ve 8,0 9 VE \~L< .-/ MINOR DEVELOPMENT REVIEW vae-A- 24(, b.1- - f, Application Package.Contents Following is an application for minor development review at HPC. Included in 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 to HPC 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- Definition of minor development 0 To submit a complete application, fill out Attachments 1 and 2, include all items listed on Attachments 3 and 4, and provide any other information necessary to clarify the project. 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. 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 OFPRINTS. 0 /679 j96 + 1-1 9 C /R ( 0\DIr 0 6 +14 cÂ»UfÂ« - * 4 - 92-2 6 U l., 4,- Or 1Em, <+ 2 L 4- j g Go% i g t .1 Ve Dke, 6{ 3 8122~ 5 e Â« 4-AL 5-4(2_c(-, f Â° f Â°0 ZZ ' ~Â° 5 J c. _1 139<>tr~ 136 cA S riaÂ«- PU Y Â£ i 42Â£2 /All,4 4 c..L+19 < 44 4_ 9Â£14Vth UL- - 4-Ov# 4 g ,-9 f eL 2912& 60 p ' 40 ou<UP 21 -Il / STJLL -7-2) o Cu F 60 lc~-t_ 4.04 - u ;e_c, G<1 0-0Â©00&, )042 i -Evt 4(4-A BLe *2 f % Ags-&5 -Re. 2ia -+1 8 69.1 uid aus-09- 9~<OF.g +Ah â‚¬ ALM Aft, Ae_ tefe 1--t A.J 4 Â£40'444 imt-rt~c.Q< JO 8% 4- fuv -1.v E- 1 A .4 6 4 ( FrÂ° ray-,f) -, -7 ----L 1 ~*Y --al Cqeu46- APPLICANT: John Bogaert LOCATION: 623 E. Hopkins 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. EXHIBIT 77 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Interim Community Development Director FROM: Amy Guthrie, Historic Preservation Officer RE: 421 W. Hallam Street- minor review and partial demolition DATE: November 18, 1998 SUMMARY: The property is listed on the "Inventory of Historic Sites and Structures." As a result of the new code amendment, minor development review standards, in addition to the partial demolition standards are applicable. The site contains a duplex; one half of which is historic and one half newer construction. The application affects the non-historic unit. The proposal is to change the roof pitch and roof material on the non-historic unit and change detailing on the front facade. HPC reviewed the project on October 28, 1998 and expressed concerns with the Victorian detailing that was proposed at that time. The architect has restudied these changes and offers two design alternatives. Staff recommends HPC approval for the alternative preferred by the applicant, "Design A." APPLICANT: Jennine Hough and Joe Myers, represented by Sven Alstrom. LOCATION: 421 W. Hallam Street, Lots D and E, and the east 39 inches of Lot C, Block 36, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: SECTION 26.72.010.D. REVIEW STANDARDS FOR ALL DEVELOPMENT IN THE "H." HISTORIC OVERLAY DISTRICT. AND ALL DEVELOPMENT IN~OLVING PROPERTIES LISTED ON THE INVENTORY OF HISTORIC SITES AND STRUCTURES: All development in an "H," Historic Overlay District, or development involving properties listed on the Inventory of Historic Sites and Structures 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 "iI," bhcltibil Â»11 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(13)(2). Response: From the 1904 Sanborne map, the general form of the historic house located on Lot E appears to be intact except for a modification at the back. The historic front porch and front door have however been removed, dramatically changing the appearance of the building and almost eliminating its identity as a historic home. The new unit which was added to the historic house is fairly quiet and reasonably scaled, however, it has a front porch and front door and therefore already has some more prominence than the historic house. The two units are connected and begin to blend into each other. The applicant requests HPC approval to make exterior changes to the non-historic half of the duplex. Staff inquired whether there was an opportunity in this remodel to physically detach the two units but the applicant feels that would be too far beyond the proposed scope of work. (This would require landmark designation and conditional use approval for two detached units on a 6,000 square foot landmark lot.) The proposal is to change the roof pitch of the non-historic unit and to change the bay window and other detailing on the front of the house. The new roof is to be a more steeply pitched and more historically proportioned gable roof, with cedar shingles. Staff does not have a concern with this in that it would not be desirable to copy the hipped roof of the historic house and further confuse that relationship. The existing house has a metal roof, so the different materials will help to create some more distinction between the two units. The architect has amended the design to eliminate the Victorian detailing presented on October 28, 1998, which the HPC did not find appropriate. The front wall is now proposed to be a mix of horizontal and vertical wood siding, and the bay window is simplified, without brackets or other decorative detailing that were previously proposed. Two schemes are provided, "Design A" and "Design B." The difference in "Design B" is that the existing bay window form is retained, with new windows installed. Staff finds either design acceptable and recommends HPC approve the one favored by the applicant, "Design A." 2 Staff further recommends to the applicant, who has first right of refusal on the historic house, that at such time as they may come to own that house, serious consideration be given to detaching the structures, reconstructing the missing front porch and entry door and restoring that building to its earlier appearance. There are numerous local and state programs which provide incentives to undertake this work. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The applicant proposes to modify an existing addition to a historic building, to make it more compatible with the historic resource and the neighborhood. Staff finds the proposal as amended is successful and consistent with the character of the West End. 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 the historic structure on the property. 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 on the property. As stated above, the historic resource is in need of restoration. The modifications to this addition as proposed on November 18th are not overly imitative of historic architecture and do not overwhelm or detract from the resource. SECTION 26.72.020(a. 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 ofthe structure. Response: The applicant requests HPC approval to remove and reframe the roof over part of the unit. The work does not impact historic materials and is acceptable as a renovation of existing construction. 2. Standard: The applicant has mitigated, to the greatest extent possible: 3 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: This addition is not considered historically significant and no historic materials on the original house will be affected. 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: Compatibility issues are addressed under the minor development review standards listed above. 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 modifications to 421 W. Hallam Street, as presented in "Design A" on November 18, 1998. No other development proposed to the exterior of this property beyond what has been represented in "Exhibit B" of the staff memo dated November 18, 1998, including landscaping and exterior lighting, will be permitted without further approvals." Exhibits: A. Staff memo dated November 18, 1998 B. Application 4 W . ALSTROMGROUP P.C. 0 ARCHITECTURE and INTERIOR DESIGN 121 SOUTH GALENA, SUITE B ASPEN, COLORADO 81611 970 925 1745 / 970 925 4576 fax ~ NOVEMBER 1998 Amy Guthrie 920 5096 private CITY OF ASPEN COMMUNITY DEVELOPMENT 920 5090 dept. CITY HALL 130 S. Galena .. Aspen, Colorado 81611 HPC MINOR DEVELOPMENT APPLICATION 421 WEST HALLAM ROOF REPLACEMENT - WINDOW REPLACEMENT - INTERIOR REMODELING Dear Amy, Attached are revised front elevation(s) showing input following the C)~tober 28 meeting with HPC. Jennine Hough has decided to further reduce the Scope of Work for the project The portions of the work on the front elevation may now be described as follows: DESIGN A - WITH A MORE FUNCTIONAL BAY WINDOW this facade design indudes the following elements: 1. Roof replacement by overframing the living room area with a new 12:12 pitch cedar shingle roof (fire retardant) and a new small gable dormer at the existing porch roof. these two elements together provide the roof replacement drainage which is currently the source of leal(age into the building. These elements relate to the modem 12:12 roof on the alley portion of the building(s). 2. Replacement of wood siding on the front of the house with 4 inch exposure lap siding to distinguish it further from the adjacent much larger exposure "replacement siding: 3. Vertical v-groove tongue and groove siding is shown as the new material in the 12:12 street facing gable ends. Â£30Â£.6 <$ 12, 0 421 WEST HALLAM HPC REVISIONS 5 NOVEMBER 98 P2 , 4. A new replacement window bay. The purpose of our new window bay is twofold. First to provide a slight enlargement of fhe living room in this small house to accommodate a small babygrand piano. This is the primary reason the client wishes to replace this bay window. .. Secondly, to remove the very narrow, shallow, and "fake" bay window from the earlier addition. . (which parallels a "easement window bay" which was added to the historic house - changing this element further separates the two sides of the duplex.) These revisions eliminate the following from the earlier proposed bay window: a) the metal mansard roof is replaced by a cedar shingle roof b) the brackets and raised panels have been . eliminated. horizontal siding is now on the lower portions of the bay to help it further blend into the building. c) as offered in the last meeting the "fancy cut" cedar shingles and sunrise detail have been eliminated. these improvements signal that this is a real house / duplex and that each side now begins to establish its "own" characteristics and identity one from the other. Hopefully at a future date the eastern Historic side will have its porch and "front" facade restored. 5. A new zinc metal chimney (with a s#ght taper) is shown as before for this remodeled side of the duplex building. . 421 WEST HALLAM HPC REVISIONS 5 NOVEMBER 98 P3 DESIGNS - WITH REPLACEMENT DBL HUNG WINDOWS IN EXISTING"SHALLOW" BAYWINDOW this facade design includes the following elements: 1. Roof replacement by overframing the living room area with a new 12:12 pitch cedar shingle roof (fire retardant) and a new small gable dormer at the existing porch roof. these two elements together provide the roof replacement drainage which is currently the source of leal(age into the building. These elements relate to the modern 12:12 roof on the modem alley portion of the building(s). 2. Repkicement of wood skiing on the frdrit of the house with 4 inch exposure bevel siding to distinguish it further from the adjacent "replacement siding: 0. . 3. Vertical v-groove tongue and groove siding is shown as the new material in the 12:12 street facing gable ends. 4. The current bay window will reuse the existing roof redad in wood shingles and will utilize rep/acement double hung windows. 5. A new zinc metal chimney is shown as before for this side of the duplex. SUMMARY We much prefer the first elevation because it has an inherent quality that "makes sense" out of the bay window and looks less like the "add-on" character of the existing bay window on this non-historic side of the building. Future restoration of the "real" historic side will provide a better identity as a duplex. We believe the above alterations will for the present and near future much improve this building and dearly identify it as an actual duplex. Jennine has gone over the proposed work with the adjacent owner in person regarding our proposed work. , Sincerelv. Sven Erik Alstrom-AIA .,- 1998 HOUGH /AtreS NOTES -GENERAL NOTES '' I. 2. 6*=3<xmaf~*,LLLL 1. IveNÂ¥,m,O-eÂ¥,HICMFUSHAVE,ED,ME,AD. - . 46-WW F,imâ€¢.6,â€¢--d Heâ€¢~ 44 --*011. ALSTROMGROUP *h.*ddled.Whtle-0-Ibld-*â€¢-â€¢d ARCHITECTURE & '54:.ir~I~:13:~Si:.76:2:1*"'* 4. AN-des d * 0,-â€¢1=-/ vi-1Co,/1- of b . 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U.â€¢,â€¢-+--râ€¢ r.liZÂ¥ y' ,. . e ..P#. -'r . :41.---* a'..22. l b . 0,INCÂ· CHI MAIPÂ¥' : -- 9- 0 ROOVE v-Efer]44.1, - --41 c -- CUMY+FL St DI-he 251-1'1 Ne 10Â·86 h --2C>K B.- / r ,. SH]140 L B Fwa. $ I. . '.ry \ mp 6 r 1 - BAY 44 - 9 84 r t P<L--- --1 'L . 1,4111,1 "||1111,1,1 Ull'E'11' 11 J 1 | ~ lEtÂ« =41Â· 111 1/ 111 11 trrt_-7iFT.n,--r-*- 1 UrJ Tia 4 -~-_PAL! Ne - 26,5 E- - - -i -- r . , . - - L 5131 hb@ 8*Y NO _BRAG]<ETS OBÂ· Bâ‚¬WEI-S fE w EN/+7-662 -[-biES--ah. A *- 64-----,24.Em-~-23-52E1---- -.22-_2 -1*9.8-1 -. _ --- jO , f 1. . . I. ALSTROM GROUP P.C. ARCHITECTURE AND INTER;OR DESIGN -- 121 SOUTH GALENA/SUITE B + --- ....-- . 4 ., ~.1.:.+ - 4-=.1 -: I ASPEN, COLORADO 81611 970 9251745 / 970-925-4576 FAX 0 0 -, 11 all = -REPLACE'10*NT fN INCo INS IN ~ 204 167-INW MY i I 4 n 1 , 25*14 \ 7 \ 3*24\ / .re 1., . -,tâ€žâ€¢IL, 10,6,*r,a 1#07/Ze,y~,5##f.Kw~.~- j 1 - - -~==r.r#*6*NIZ*RIM,7 F- -4 & ,-- 1-- ' - 11 11[10111~Uillu#:112 -- 1 1 L.' 1 & 1 tz=. 1 frti,-ANE-'- _Â«ez . 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Max) 9/ aDAR - Ul)0013 500 Vâ‚¬74- 1207 -1 122*.D *90R Mâ‚¬W 1 - ATT'16 VeNTILAnoN 10 f L E><IST -1 Mau *-11 STD R IC 1-11 U 11 1 1 111nttL--_; r . 1 I - WINCON 134>r houS.-2.-. - 1=:zmmEE~ - 0.4 PLAN SH.A.Irle . .Ill-h2- .71 *fmANSA'ND I N MTL, Ul - -=Ill.* - InTL, ROUM 4'r -=iii*- AL= -~Uâ‚¬W Â·1'~ bal,~6,0 2 S 'DIN,0 22_]lil- â€ž 1-3-ff '7~ Sm#le (PTD,j 3.LLL-= ftyl- 1-4,- - 1- - 1- I axis-Ke j NOWTHÂ· ELLVArION. -Â· 90122:1 M 70 84, A\,4/4 - : (H*LLAÂ© M/9/48 1-BA i (04-,J gl~k 28)4Â£1 APPLICANT: Jennine Hough and Joe Myers, represented by Sven Alstrom ~ LOCATION: 421 W. Hallam ACTION: Minor Review and Partial Demolition All development in an "H," Historic Overlay District, or development involving a historic landmark must meet allfour 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. 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. C ~--EXHIBIT < MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Din 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 18,1998 (Continued from November 11, 1998) SIJMMARY: HPC reviewed this application at a public hearing on November 11, 1998, and continued the review with the following direction: (1) revise the proposal for the historic house to include replacing the existing windows with historically appropriate ones as shown in the photograph of the house from 1980, (2) study the request for a variance at the back of the new construction to alleviate the neighbor's concerns by using different materials, or in some way changing the character or placement of the west wall and area above the garage, (3) when the shed is relocated, place it at grade to lower its height to address the neighbor's concerns, and (4) provide drawings of the north and south sides ofthe historic house. Aside from these items, none of the other variances or design elements was of concern to a majority ofthe board. Historic landmark designation was recommended for approval. The applicant has provided the requested drawings and has indicated that the shed will be lowered to grade as requested and the windows in the old house will be replaced appropriately. In terms of the restudy of the west wall of the new construction, ideas will be presented at the meeting on November 18th for feedback. The application must be tabled again to December 9th to allow noticing of the variances for this west wall and for the overhang at the garage. Conceptual and Final approval will both be requested on December 9th. APPLICANT: Lynnie Coulter, represented by Studio B Architects. LOCATION: 117 N. 6th Street, Lots G, H, and I, Block 18, R-6 zone district. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District and all development involving historic landmarks must meet all 1 0.1 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. Old House In regard to the architecture, a small addition is to be made at the rear of the 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 ofthe changes in wall and roofplanes. The applicant has provided drawings of the north and south sides of the historic house to show the appearance of the new addition and old house. On the north side, three existing windows are to be restored to double hung windows as existed previously. On the remodeled area in the back an existing vertical window opening is to be eliminated and two smaller square windows are proposed. Staff is not opposed to this because the area is being remodeled and the windows serve a bathroom, so privacy is desired. On the south elevation, the applicant intends to leave existing non-historic windows alongside the fireplace. Another existing window is to be infilled and replaced with two double hungs in new locations. Staff requests this be studied further. There is indication on the existing clapboards that taller windows were once located on this wall and the applicant 2 should refer to that information in any changes they proposed. On the rear portion of the house, the applicant proposes to fill in an existing door and window and add a new window. Staff recommends that the existing door be retained. The window will be covered by the new breezeway, so it may be removed. Staff has no concerns with the proposed west elevation of the addition on the old house. On the east elevation (the front of the old house), the double hung windows must be restored and the applicant should look at removing the small gable over the entry, which has been built sometime since 1980. Also the 1980 photograph suggests that the original front door had a pair of arched windows in it, and consideration should be given to recreating this door. New House The new construction is a modem 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. 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 of the building further back on the site. At the November 11th meeting, it was suggested that some restudy of materials on the rear of the new construction be done due to the neighbor's concerns. Again, these ideas will be presented to the HPC for feedback on November 18th. 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. 3 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 ofthe shed which is counted in floor area, as well as 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 if the buildings were actually detached units. On November 11th, .the HPC members expressed no concerns with these variances. Variances are also needed but were not covered in the notice for the rear and south side of the new construction; a west sideyard setback variance of 2 feet and a combined sideyard setback variance of 14 feet for a storage area and deck at the rear of the new construction, and a rear yard setback variance of 9 feet and a combined front and rear yard setback variance of 9 feet for the overhanging roof canopy at the garage. They will be noticed for December 9th and are in the portion oflhe new building which is to have some restudy. As stated above, staff recommends continuing the conceptual review to the next meeting, 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 and on November 11th, it is clear that the massing of this project is much more appropriate to the historic character ofthe 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 0 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. Restoration of windows and other elements is included. 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 of the 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 of the parcel. 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 bafh 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 wood storage area on the lot which is not historic. Staffhas 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 5 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. 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. RESIDENTIAL DESIGN STANDARDS 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 halfthe year and is still a one story space. Staff recommends that HPC allow the requested variances based on the following finding: The proposal more effectively addresses the issue or problem a given standard or provision responds to. The project in general addresses pedestrian scale in a successful way, which is not diminished by these windows. STAFF SUMMARY AND FINDINGS: Staff is in support of the project. It must be continued to December 9th to notice for the following variances: 1. A west sideyard setback variance of 2 feet and a combined sideyard setback variance of 14 feet for a storage area and deck at the rear of the new construction, and a rear yard 6 setback variance of 9 feet and a combined front and rear yard setback variance of 9 feet for the overhanging roof canopy at the garage. The following are recommended conditions of conceptual approval (to be granted on December 9th): 1. Historic landmark designation is recommended for approval. 2. Satisfy HPC's direction to restudy the west facade and garage area of the new construction to address the neighbor's concerns. 3. Place the historic shed at grade level when relocated. 4. On the south elevation of the old house, restudy infilling the existing window and replacing it with two double hungs in new locations by examining existing clapboards for evidence of previous appearance. 5. On the south elevation of the old house, retain the existing door. 6. On the east elevation of the old house, the double hung windows must be restored and the applicant should look at removing the small gable over the entry, which has been built sometime since 1980. Also the 1980 photograph suggests that the original front door had a pair of arched windows in it, and consideration should be given to recreating this door. 7. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation (the shed). 8. 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 (the shed), site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. The financial security shall be in the amount of $10,000. 9. HPC hereby grants 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, 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. 10. HPC hereby grants the requested variance from the "volume" standard of the "Residential Design Standards" for the windows on the conservatory, the second floor screened porch and the windows above the garage based on the following finding: The proposal more effectively addresses the issue or problem a given standard or provision responds to. The project in general addresses pedestrian scale in a successful way, which is not diminished by these windows. Exhibits A. Staff memo dated November 18, 1998 B. Application 7 ATTACHMENT 1 LAND USE APPUCATION FORM 1. Project name O OV UTE,12- reaIDENCE 2. Project location 11-1 N. 4 / x TM 6,rpâ‚¬er , >+796N / 00 . 601 4 \ 1, (indicate street address, iot and black number or metes ana bounds description) 3. Present zoning /2 - 4 4. Lot size ~200 4Â·f. 5. Applicanfs name, address and phone number LWvP//e Oovt-782, Ill, NÂ· 41*.TH (,rreer 3 FoÂ·F>DA Lat,â€¢,peld 66. et.iq- 6. Representative;s name, address, and phone number 4*077 6-//me/VAV,/ pÂ·611 MDWIE i *SH)10 13, MPÂ¢-ttl~rbcÂ·Tz, 100 + 941,2 7. Type of application (check all that apoly): Conditional Use Conceptual SPA / Conceptual HPC Special Review Final SPA . / Final HPC 8040 Greenline Conceorual PUD 7 Minor HPC Stream Margin Final PUD -7 Reiocation HPC Subdivision Text/Map Amend. -7- Historic Landmarx GMQS allotment GMQS exemorion -1 Demo/Partial Demo View Plane Condominiumization Design Review Lot SpliULot Line Appeal Committee - Adjustment 8. DescMption of existing uses (number and type of existing structures. approximate sq. ft., number of bedrooms. any previous approvals granted to the property) 4 1 7-E el//2.Fek/TCP] lf*60 A 4,N BLE 47DP-< FF'*l e Move Op Â®34 4.F 1 #C g)<ler}N e 61Dfkbe 4/189 OP tg~,ItÂ©A fbe *'12Â·: N'b A eN\AA, 41DAN,0 600.Â¥60- OP Af#0% 71* 4 Â· F. 2 2* m c r l /6 9 6 0 +42 9 * / T o l ( 2 6â‚¬ : D A S Â· A â€¢ GmeL E P ,g,M 1 D I /2 6 910)â‚¬ NCE 9. Description of development application ocyÂ»l,Wazo# DP- A NEW Mt>DI noN, fPâ‚¬4â‚¬*YATIONÂ· OP Tlte e)4411 M e H-0066 , A G.MALL, PoprnoN TD nte Blu*TIN Ab Hl)0413. Nâ‚¬fIN 0074 9rPÂ·v cTUNg Op p~ Fb#Â·EELE,WM 60â€¢I Nâ‚¬~1014< 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 llllilll . ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant CYNN 16 Gout-TE,F- Address: F. O Â· 8,0* 62, , +*76{ I C.O. 51(.11 Zone district Lot size: 9000 4. P. Existing FAR: . ARk / 4 1 4 4 p. Allowable FAR: 92" e 4. P. Prcoosed FAR: Existing net leasable (commercal): DNA Proposed net leasable (commercial): PNA ExisIing % of site coverage: 11. 1% Prccosed % cf site coverage: 1257 % Existing % of open space: _ boae NoT prppci- NO PeQU,gme#r Prccosed % of open space: boEÂ» NOT- APPOI- 4, t, Existing maximum heign: Prmcioal bidc: /740" Accescr/ claa: 2,24' Prcocsed max. height Princical bidc: *07'-20 Accesscrv bida: P=cosed % of demolition: NoNa Existing number of bedrooms: 1 Prcccsed number of bedrcoms: 4 Existing on-site parking spaces: 0 C n-site parking spaces required: Sertacks Existing: t Minimum required: Prooosed: Frcnt: 1.4 Front: Front 40 Rear. /04' BEE. Id ~ 4 eÂ»46 Rear: 4 ' Comoined Combined Combined Front/rear: /29' Frordrear. 90' Front/rear 'Le' Side: lot S ice: iDa Side: 0' Side: 40' S ide: ID' Side: 19' Combined Combined Combined Sides: 970 - S ides: 77 2 Sides: 9 ' Existing notÂ¤nformities or encroachments: Variations requested: - 599 /<M?!AveÂ¢80 61 SHâ‚¬Er- (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.1. 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) ATTACHMENT 1 -LAND USE APPLICATION FORM ATTACHMENT 2 - DMENSIONAL 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 lhe 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 On 0 -0- 04% 05 0 12 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 ATTACHMENT 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. Ihe 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. 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 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 thereoÂ£ 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 1 04.43...%,0 - ...0.,IL 161.49 .FE'/2 11 41 \ J 0 5 0 20 00 40 50) FT SDA.LZ, i" = 10' 3.ADS> OF X.Â«IKeb 3,4.'50'Zi'W C)[Tv.<Er4 SWÂ·COA, la:*24 A bIAIL -OV IN A FENCE, A\ID SWCOFC, BLEEKER STREET NX< 23, APÂ·. A-UM-lib.UM CA,F. 50 FrVEYOR'o CEKTIFIC,TE 1, JAÂ»150 F. Kemer NE?e.Et< "prlfr;.AT -7415 VAF REPM.En/Nt A MIE=3 fuvEr PERft>WZIP mir- PE Â·ON Itiâ€¢JL. 22. MlS Cr 13'Te G. &-4 .*40 I, !31.Clx :S, C.1-Tr- ANÂ·ID 74'42>Fri OFAfrEK.1. F'11*1!N QIUNrr, 00LCXACC. THE,ch.E =!519' WOOD FfÂ«sle -24. 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R:Q 9 A 4 0-11 30. 1 3.24. ,~ I ;# :m 0 7 rl 13 21"301<UL 0 -PE_ =-- ~ - 9.0 04 8 h wooo FENCE 4770941 9/ 90Â·00 ~~~040, ALUM â‚¬Ar 4 CP-20 AUEY BLOCK 18 1 Alpine Surveys, Inc. Â· Surveyed 4.22.18 UFK Revisions , Title Job No Â°5-0 Post Office Box 1730 Crafted 5.05.125 Jke IMMOVEMENT OURVEr FÂ».11(20 Client WALL,1 Aspen. Colorado 81612 Lort 6, H & 1, DLCXK ID, 970 925 2688 CIT'r- AND TOWNDITC 01- ADON, t'!TKIN COUNTY, COLOMA[30 1.-t / 14.,t,6.',9257.1-'0 : CRErÂ·'14 M.! e A 1- A t,y, SIXTH b ~ i Â« ~ ATTACHMENT 4-2 1% 91 0 11 11. .Ill '11 .111 't 'lliill, 'lii,111!1!/ 3 4 a: 51)<r-1 STR.EET 0 h '' 1 1 I.GV BAT,. 14 t. .t DirCH il 0 i ' = , i a. L .0 1 i ' (57 24-Se GOTIONWOODS Â· \ Â· . Â·'*//U///A 41 . . , :1: 9,/i/lillii, li 1 .01 9 1, 11 . 0 11:.4 rÂ« :i 1/i 4 : . IIi 1 k 1 1 0- 2 111 L ~Ii;11111111111lll(l~111111illl[illl;lilli -- 2 "f1111111(11"fi' 8 -,---1 44 -P~141 0 Ens,#16 CHE sTORy FRAME MOUSE :CIOU LIT EUR-~RESIDENCE.: - -j ..117Â·-Â·/Â·0/Ih,Â·3 /iklb.â€¢â€¢i//d./IÂ·penÂ·/01.orad.0 Â·S \ M5/;Z;5 Â· . 1 1111 MI'l C - U... : 1-/ 1 ' Owner: Lynolle Coulter teL 970925S756 - 117 North Sixth Street 11 i 11 billi j Aspen. Colorido 81611 tel. 9709209428 fax. 970 920 7822 4Â·alll,IiI -1- Contact Smt: Lindenaw ~ Bp<(.1-40 81611 Contractor: Briker ind A-dates tel. 9709233088 tu P.O. Box 1361 AlpÂ·ta, Oclondo 81612 -- Contact Brt-n Petemon 41 1 :1 - ~ELOG+Â¢22 SHeD ~FT Â£0*;~~*5059,/~4 -- 1=1 0 m U F ROPER.TY LINE-) . C'. Â·"-r---,J -a~$~WeR~(Heahlpip DATE: L -----~<ZIWAA" A"ze %535;59 250aobe,1998 0 41 11 11 Work Salion hwHi,to:icalheleriation C-mitee - 11 1 'll//1/Ililli/illille 11,1 It' 0-'INDEX ~1.---'Â· funch 0 - Al SITE PLAN SITE PLAN A2 BASEMENT PLAN/ MAIN LEVEL PLAN SCALE - 1' = 12" A3 UPPER LEVEL PLAN/ ROOF PLAN A4 ELEVATIONS Â·tittlitil 11:11111.04 Al lili 9,19 30NaaISE 8311000 â€¢ 49,9 0",0,00 Â·wed,g :"i ts 4 1*12 4 1,0 u ' 11 4---- Gelite-ESS -Â·-Â·-A won I,Vul U NN ' 0,pnlu ,"*WÂ·0 2.9,â€¢ 026 â€¢046 â€¢â€¢1 02.6 â€¢000 â€¢ 046 , 1 9 , 8 00 U.C.â€¢ 1â€¢ 111. u ./. 04424 0 0 r- 0 / 1 . # , It ' 1*::=9 , /14 #--/ 4 0 - 4 ....#4 7-Â· r...... f 4 ft 0 11--1 ;inaoll b ' . yb >u *i" A 1 6/12= L-4 0 I Â· IN - :Il.L. tr - .an r-t El . i f Â·k __44 4 .2 4 ViE_*Â¢ i i -441 N - -HI 1 24#r 1 <-, 1 1 IT-- 7 11 .- - 1 1 L 21 1 1 --A--1-h 4 Â·Â»-I ' Etliult@' + . .- m .JJ f 11 " 1 L j. 11,1,/: ~* 46 m 1 1% tur* 2 4' I !=b :11//- B n \j~/ 'Ar 4/~~ 1 Â«fil ; 1 ..1 111.--==â€¢ 0 21 ~~ 4 3*, rk 1. 76=46**i 1 n :_01 1 4-Â· * '' ' '-1 1 +-t.-l*4*.4 ' , 1 It f Â·t ..r X i. 1 _:_Â·1 r :11 Â·U--4 *Â·JF*- -1 3 1 1 1. Il 1 B ././... 5 ' 1-1 '1 MI 9 4 .8 0 9 F :-1 . 'Â£3 11 'p-. 16 11.. \ 1 1 1 U!i 0 f 4&/1 7;j/3$31349~,= 11-1-1 u P% '.!3 'M r-Â¥21 1% 4 , 7;413irmi tal==5 1 & / 'k I x. 1 01 CLI j 9,-6 - -5- h7..E-12 , M -=LaÂ»i# 40:1*IG#.NI@*W.%bi'':Â®9: 8 COULTER RESIDENCE PROJECT architects 117 . *,1 h .1.,6 .,fle, ..PIll ..for..O 8,011 865 n. mill I. aspon co. 81011 870 â€¢ 920 â€¢ 9428 4/ 970 â€¢ 020 â€¢ 7822 .Â·mall .1.610 b O *apen mal.com ,&/,I.,I '' .1 PLANO 0 0 N Â¥14,14 A 41 N]VAE 6/1-TY 6 4 4% 1 -â€¢t ZV - ---Â·- ---71 ~ T . li - . _ _3 - -rm, 41*HÂ·11}fl[Li" i ----?\7 0 UÂ¥ - - --LÂ·---caeeh~ .. -4 E---14-1 ~ - 1~ 1 , ..r,r. ..Met O 11 644,241 12.1. eliÂ·i a Z , C 44 1-i==r===IT=ZI-:bl----pX ~ ~ ~*~ ~* ~ / . 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I Â· 111 1 0 0 :1 11...1.,# Iii 1 1 to '11 4. . 1. 1 .Elm 1!L.-~~~i ~I Â· ~< ~nii ! i--lj 22.... t.jÂ·~1I T . 444 11111~ i 3 -gETTTI Val!"il MTU:â‚¬14 :i - 2=114-1 1-Pl. er *~ 3 @b'' ~: I *-1-21 1 - 7 ,-W=--# 2 11 g ./ - mil 4 1- L-1 - Â©-U> 0 1 1 4 -r- l , t- T 49 1/ .5.0 4, 4 TÂ·VAÂ·Â·11 *8:,8 1*11 44'In:.4.- 1'~:d :0~:1'~'Â¢'P'UÂ·.~-iÂ·j~UyÂ·:*1:'Â·Â· t-ueo,-Â· 8 Â· . COULTER RESIDENCE P R 0 J E C T architects 1,7 ..,th ..th .1â€žIt lipâ€¢ I. 0/1...40 8,81, 0 0 058 n. mill ut. a-' co *le,1 970 â€¢ 920 â€¢ 9428 18* 970 â€¢ 920 â€¢ 7822 .Â·mal 11.11,0 ' 0 'ope. malt.com -Il- ,=./,I= LEV ATIO N S dont 0 024 DV : PBOPOSED /#DD / TfbN -W\ EXISTIHO C X - 4-% 1 NEW SHINGLES A ..m - - tZINÂ·2939M , 1 extsmÂ». . 11- - -3 Â«LI .- 1 4- 4--4 1 - 1. *044 i 4 Jr=i r- -1 irÂ»i y ExIST-INg Ct-ti! Il - i _ ]1 1 r--i ' ~==Fl=-: (RaL=471##02*-- 5=/~M--~~~zil-~ ~ ;6 1 Â·4F-i i ,~ 1-f~-1 1 i 34 / 1 1 INELL EXISrING -_ ,Â·d~ -/WN.2- E>Â¢877625 PKNCEW) -- . WINCON 00*DC[*/- 0012(26 NEW W I NPCM/,5 *OUTH ELEVKTIoH --COULTER. RESIDENCE __ - . 1.17 N. Shal-+ ST; PetÂ°EN j CO 1/*w -=- 0 - e\\ STVD! O 6 A~CJHITECTS 555 N MILL ST AsPEN, Co, Â£ 1 f 4---- LINE OF PROPOSED APPITION (te/OND'D AUXOk House -uNE oF- EXISTINe -~7-HEN *PING #41& FLiM= =32232 22Â¥/ ::Efizz==z=uzznzz===:4==============rorflf//EEfEE,/EET SHINBLES TD /14,MCH EXIST-INB Pr-r-1-~-1.9- f z7 -1 UE,- I: TJ :-- :> 4 21 -1 U i -7, . 5,=-1 a ~ 0 , 11(JA# \31 - 4- 2 EXISTING SHEP E-Lae=-:WH 1 1 1 I EMELCSÂ·~SPIP 1 I t if- ---1 - 1 EXISTINe 6- PFOFERry LINE 1 140KTH (87'-EEKER- SID E LEVAT ION COVLTER gESIDENCE 117 N SIXTH ST: 2EPEN 1 c.O 91-V pic> 2, A lictirtecrs 555 N MILL err ASPEN i Co. ~ APPLICANT: LYNNIE COULTER, represented by Studio B Architects Â£-=iJ 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 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 ming 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 3Q 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.