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Home My WebLink Aboutagenda.hpc.20050928 ;""-.--,,. ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING September 28, 2005 5:00 P.M. CITY COUNCIL CHAMBERS 130 S. GALENA ASPEN, COLORADO SITE VISIT: NOON - None I. Roll call II. Approval of minutes - Sept. 141\ 2005 III. Public Comments IV. Commissioner member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring A. 334 W. Hallam Street - Request for amendment (15 min.) JVO VII. Staff comments: Certificate of No Negative Effect issued (Next resolution will be #37) VIII. OLD BUSINESS A. None YJ(' ~~,~+-li ~~7 A. 430 W. Main Street - FAR bonus, Public Hearing (15 min.).lf{Jat1:L '# 311 B. 990 Gibson Ave. - MajQr Development (Final) Public . Hearing (15 min.) ."l~\~o"\ld 5 _ N L ::1I 4-5; C. 529 W. Francis - Major Development ( Final), Public HeariQg (30 W.in.L f/ W ftV, VttU %h.J1 '" V 0Lf.. {- X. WORKS~S~ A. NONE IX. NEW BUSINESS XI. Adjourn 6:15 p.m. 1lI:"tJ MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 334 W. Hallam Street, Project Monitoring- Flue Request DATE: September 28, 2005 Work is nearing completion at 334 W. Hallam Street, the home of Hayden and Louise Connor. Staff and monitor recently reviewed a request for an additional fireplace flue to be added to the project, but the request was not approved and the owner was informed that they could approach the whole board. Drawings describing the proposal are attached. The relevant design guideline is: , 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way. o Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. o Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible, provide screening with materials that are compatible with those of the building itself. o Screen ground-mounted units with fences, stone walls or hedges. o A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. o Use low-profile mechanical units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from front yards, significant building facades or highly visible roof planes. o Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. STAFF RECOMMENDATION: Staff recommends against allowing another flue on a street facing fayade ofthe historic building finding that guideline 14.15 is not met. There is already another flue that was allowed on the historic roof and the goal is to keep the prominent roof planes as simple and free from modem intrusions as possible. F '- pOSS ARCHITECTURE + PLANNING Ji" September 22, 2005 Historic Preservation Commission c/o Amy Guthrie City Hall. 3rd Floor 130 S. Galena Street Aspen, Colorado 81611 Re: Hayden Connor Property Historic Redevelopment Dear Amy, Thank you for your consideration of the proposed modification to 334 West Hallam, a copy of which is enclosed. Our proposed change is the addition of one additional fireplace vent on the Hallam Street side of the residence. We believe that the addition of this vent is of minimal visual impact and in no way detracts from the historic character. There is also precedent for allowing the addition of multiple vents to the street side of historic structures. I have included photographs of 234 West Francis which is a corner lot at 20d and Francis. We look forward to presenting our project on September 28th and thank you once again for your consideration. Sincerely, 5 Stephen C.R. Holley, A.LA Project Manager - Enc. tel"" '. . ~'~~, ~;:;; f'" t'_;. :- ~' SEP 2 2 2005 " r;::t:t:i~ BU" D'''''' c,~'" ~"""'''''~T "L \lH~i , .'''"''--'''-'H;~'.'!~~' I, "c ..-:~_, "... '''.._' -"'.. 605 EAST MAIN STREET ASPEN, CO 81611 It I 970/925-4755 It I 970/920-2950 WWW.BILLPOSS.COM 11111111111111 B 0 ~~ 0 ~ ~A ]ill 0 ~- ~ "!i.! ,!ii,'i I!j ,~ .,'''' "" 'I f- f- I! I I I '] " 'I' , '. l- i'l ""i' F f- l I "'!j C I. 1- D I') >= 1)- ~ It- " II I')! D II l'l,i/', , /.fyi!' "'I' 11','I,I,i'II.= = ,,,,,,,,,,, ;'I! " 'f-~ ,."!',, ""',,, :::r"""" " , ,.", ~;f'~ 'i i,i!!11 1,1 iiill! !'il Ii 'J'K: D II liD " ~ h (/ i 1 ID h~ ~ ~ 1,1 illi: ,II,! 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II . t . .... !I'..." '... ~..J' ~ I- ;..i:; i', Iii' i I ,'. T~I :~,(~~- ~:r" \l!~ .'- ',' . .J ..' ., · !'..- , . -j)' ~ ~ II- - - I- ~ ~ - -:rr ~) MEMORANDUM TO: Aspen Historic Preservation Commission -0AA Joyce Allgaier, Deputy Community Development Director THRU: FROM: Amy Guthrie, Historic Preservation Officer RE: 430 West Main Street, FAR bonus- Public Hearing DATE: September 28, 2005 SUMMARY: The subject property is located on the comer of Main and North 4th Streets within the Main Street Historic District. The property is 9,000 square feet in size, and contains a Victorian era home, HPC and City Council recently approved a Historic Landmark Lot Split, dividing the property into a 4,000 square foot corner lot (Lot 1) and a 5,000 square foot interior lot (Lot 2,) Stafl's understanding during the view for the lot split was that an HPC FAR bonus was not being requested, however the property is under contract and the new owner does wish to see this incentive incorporated into the project to provide more assurance of his development rights, Staff recommends that the FAR bonus be supported with conditions. APPLICANT: Glenn A. Beck, represented by Christie Ann Kienast. PARCEL In: 2735-124-42-004. ADDRESS: 430 West Main Street, Lots K, L, and M, Block 37, City and Townsite of Aspen, Colorado, ZONING: MD, Mixed Use Zone, FAR BONUS The applicant is requesting a 500 square foot floor area bonus, The following standards apply to an FAR bonus, per Section 26.415.110.E: ~,,-, 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; and b. The historic building is the kcy element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building and/or c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or f. An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. " ~-,,,. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple elements described above will have a greater likelihood of being awarded additional floor area. 3. The decision to grant a Floor Area Bonus for Major Development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Section 26.415.070(0). The Floor Area Bonus may also be approved as part of a Historic Landmark Lot Split review. No development application that includes a request for a Floor Area Bonus may be submittcd until after the applicant has met with the HPC in a work session to discuss how the proposal might meet the bonus considerations. Staff Response: Although it is preferable to review a request foran FAR bonus in the context of a proposed redevelopment scheme, HPC has awarded the bonus when a Historic Landmark Lot Split is proposed with no further detail. This is allowed in criteria #3, above, Award of the FAR bonus is typically held to a very high standard related to restoration of a structure. When the bonus is part of a lot split, it has usually been awarded because the applicant is committing to allocate very little addition to the old building, and more on the vacant lot. Because this property is in the "Mixed Use Zone District," .there is significantly more FAR available than is the case on typical Historic Landmark Lot Splits. The approval that has been granted for 430 W. Main entails a 4,000 square foot corner lot that must be developed as a residence, and a 5,000 square foot interior lot that can be residential, commercial, or mixed use, Although the applicant has no choice but to pursue residential on the vacant lot according to requirements in the Municipal Code, the new "Mixed Use Zone District" discourages residential development in this neighborhood and created an FAR penalty for doing so, The residentiallmit will be 536 square feet smaller than was allowed in the old zoning, In addition, because of the requirement that the corner lot be residential, the maximum total development on both parcels is 7,144 square feet (2,144 square feet on the residential lot and up to 5,000 square feet of mixed use development on the interior lot) rather than 9,000 square feet if the property was not divided and was entirely eligible for I: I FAR.) Unfortunately, the most significant opportunity to add square footage is on the lot that contains the historic residence and staff would not support a finding that the bonus criteria are met with no ') plans to review, A better argument could be made to allocate 500 square feet to the vacant (residential) lot. Construction of that new home will be challenged by the existence of the very large tree at the front corner of the site. 1f, when a design is brought forward, HPC cannot support use of all of the available square footage within the design guidelines, the owner could sell TDR's in order to achieve their value, Staff recommends that the FAR bonus be granted and allocated to the corner lot (Lot 1.) 1f the applicant decides not to complete the paperwork necessary to file the Lot Split, then the bonus is void, DEC1SION MAKING OPTIONS: The HPC may: . approve the application, . approve the application with conditions, . disapprove the application, or . continue the application to a dute certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends approval of a 500 square foot FAR bonus at 430 1"""' West Main Street, Lots K, L, and M, Block 37 City and Townsite of Aspen with the following \",., conditions: 1. The bonus is to be allocated to Lot I and is only approved if the applicant executes the Historic Landmark Lot Split Subdivision Exemption Plat. 2. The Subdivision Exemption Plat and Subdivision Exemption Agreement must make note of condition number I, Exhibits: Resolution # , Series of 2005 A. Application ~, '- , -' RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING A 500 SQUARE FOOT FAR BONUS FOR THE PROPERTY LOCATED AT 430 W. MAIN STREET, LOTS K, L, AND M, BLOCK 37, CITY AND TOWNSITE OF ASPEN, COLORADO ,""'" -- RESOLUTION NO. _' SERIES OF 2005 Parcel ID #: 2735-124-42-004 WHEREAS, the applicant, Glenn A, Beck, represented by Christie Ann Kienast, have requested a 500 square foot FAR bonus for the property located at 430 West Main Street, Lots K, L, and M, Block 37, City and Townsite of Aspen, Colorado, WHEREAS, for approval of an FAR bonus, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine, per Section 26.4l5,IIO,C of the Municipal Code, that: The following standards of Section 26.415, II O,E are met: 1. In selected circumstances the HPC may grant up to tive hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; and b. The historic building is the key element of the property and the addition is incorporated in 1I manner that maintains the visual integrity of the historic building and/or c. The work restores the existing portion of the building to its historic appearance; and/or d. Thc new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. Thc construction materials are of the highest quality; and/or f. An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. 2. GnlDting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple elements described above' will have a grcater likclihood of being awarded additional floor area. 3. The decision to grant a Floor Area Bonus for Major Development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Section 26.415.070(D). The Floor Area Bonus may also be approved as part of a Historic Landmark Lot Split review. No development application that includes a request for a Floor Area Bonus may be submitted until after the applicant has met -"'" "'-, with the HPC in a work session to discuss how the proposal might meet the bonus considerations. WHEREAS, Amy Guthrie, in her staff report dated September 28, 2005, perfonned an analysis of the application based on the standards, and recommended the application be approved with conditions; and WHEREAS, at a regular meeting held on September 28, 2005, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application by a vote of _ to _' THEREFORE, BE IT RESOLVED: That HPC hereby approves a 500 square foot FAR bonus at 430 W. Main Street, Lots K, L, and M, Block 37, City and Townsite of Aspen, Colorado, with the following conditions: 1. The bonus is to be allocated to Lot I and is only approved if the applicant executes tile Historic Landmark Lot Split Subdivision Exemption Plat. 2, The Subdivision Exemption Plat and Subdivision Exemption Agreement must make note of condition number I, APPROVED BY THE COMMISSION at its regular meeting on the 28th day of September, 2005, Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Jeffrey Halferty, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk r- ",-", 2 ~> ".'." ',' .' ~~ :.'O/~" ,0 I~ ~ ' ~,~ 5e1 . , &, 9,/,10' ,0 ' ~,k" ' f ~ \1' I~ ' :.~. ' l I I, 40:00' ..... :.~'r.:....... \ .~ "- """":,,,-.:,~,;, , '.. .' :. ':.;" -r.;~i6. 0 , ",,>5' }l'/, ,\, ~ '. I I ..0:': " . r.~ ~ ~ ~, - ''0 .~; . ..; w: "" ... ;,; ,on :~ ~ .~ '.: ,.. I I I " ' '. I I "..-r "':'.' . :'~~ '.:. , :...... i' " -40(00;' ,. '. '." , ,<~,L,LJE y'!> ,/ " , '. 'B L, ' , ',' 12 ,.,OClr?: , ' 0.'39' R ,~ ' UNP.^YED .O,W, 1 ",' ...,: (5 75'0 . , 9 I['E 1 , , w ~ , < .. . :" , . OEcx -0 o d Q '. w a; .' : ''f " o , . v; 1- 2w ~ < .. L G~~~eL 1 ,p~R~ \~G I' f I f 'F 'I I I ':' ':, .:. ".1" , \r,,":"M~~~fj"::-'-':\\:' -' ../7., l\...I:\\:)I' )y:}, , , .J,\;." ' ':i~,'~>:'rt;' , , .' ": . ,,' , I / /, " ..I -./ ,/ '",,','1, ~ ". .,: ':"{, '" N " .' .' . COJ'lC.: W^LK" 'IN ,75' , '\0' 10 '. ' O~ .f1'W ' ~ " , '" . 90.00'1 ',B^CK,OF CURi -'J'0...-- ' , .~~, ,0 1'-'1',1 k\: ..W'. I .SI'e;H '.f- ~o ;;,] 90,,00' J 50.00" GJ~L ' p^T~G , ",...:',..,',:.."...,1,,,,,,,,:..,,,. ' ,: , .... ' . . ......~... 22.:"& G"'S, . N' , ~ . I :/ I / I. 'UQU'S"r, I }, , 'I," <- , L ,SILL1 I,.' . ....7."'.. .; -' ' 0,' 10/1, N .. i.9 ~OflCH N N :IMtx '-OIlQf w ~, < .. I ." '. . f:' "'. ,/ ;,"t~'oAr . " 2 / ' , 5' 000 50. F', I. '^Ll( I , 50:'00' .1~:'O' \I' .; .... .... l '.'.':... '"0 , ~ t '~ ~ 'Z I, ,,:l ,:,; ~ '~ ,:::,; 6 0' 0 t~~ ~ - ~ ~ 1&/,1- l \ -- 'c....~ RONALD GAR-FIELD I ANDREW V. HBCHT DAVID L. LBNYO MATTHEW C. FE.llOUSQNI CHRISTOP-HER 1, LACROIX'" CYNTHIA C. TESTER CHAD J. SCHMI'--s NATASHA S"ypot GR.EOORY S. GORDON1,~ ERIC O. MUSSELMAN' CHR.rSTOPHRR D. BRYAN IOHN D. BELKIN GAJRfJIELD & HECHl, P.C. ATTORNEYS AT LAW .." Since 1975 www_garfieldhccht.com ASPBN OFFICE 601 E....ST HYMAN AVENUE ASPEN, COLORADO 81611 rBLBPHONB (970) 925.1936 F^CS'IMILE (970) 925-3008 Of COUNSEL, ROBERT E. KENDle; BASALT OFFlCE 110 MIDLAND AVI!NUB, SUITE 201 BASALT. COLORADO 81621 TIlLI!PHON8 (970) 927.1936 FACSIMIL8 (970) 927.1783 GLENWOOD SPRINGS OFFICE Tn!! bBNV2R CENtkS 420 SEVBNTH STRBET, SUITE 100 GU!:NWOOD SPRJNOS, COLORADO 81601 T'e:U.PH'ONI:. (970) 947-1936 FACSIMILE (970) 947.1937 P A~ALBGALS MICUAEL O. MCCOLl.UM R USSEl.L B. ZUC[(ERMAN KATHY THISSEN MrClfELLB HYDE September 28, 2005 ',"-'>...,. VIA FACSIMILE @ (970) 920-5439 AND u.s. MAIL DELIVERY Ms, Joyce Allgaier Deputy Director Community Development City of Aspen Aspen, CO 81611 }I'" RE; FOR THE PUBLIC RECORD 430 West Main Street-FAR Bonus As Respects 433 Bleeker, Aspen, Colorado Dear Ms. Allgaier; Reference is made to that certain public notice published in the Aspen Times on September 11, 2005 respecting the hearing before the Aspen Historic Preservation Commission to consider an application to award an FAR bonus of up to 500 square feet for 430 West Main Street, Aspen (Lots K, L and M, Block 37) (the "Benefited Lot(s)"). Please be advised that the undersigned represents Linda Waclmer, the owner of 433 West Bleeker, Aspen (Lot 2 McGarvey Subdivision). We respectfully request to go on record as expressing an interest in the height, massing and bulk of any structure constructed on the Benefited Lot(s). In this regard, we would like to be heard by the City and work with the developer and owner of the Benefited Lot(s) in the design phase for any structure to be built on the Benefited Lot(s), "W' .......', I. a.110:l.dmilledIQ \01...., V"ri( Bu 7'~ ~~QQ'O~I 2. Iho adminw to ConncCllCUl81lt 3. aho .amit~cd lo 4., ,Iso admined lO mill-'...... u.-...-....81lf Il~~~~ I~l~~ nl~I~~~~ W"V7:V Il>." ' ~ n n 7 ' , 'Q 7 ' d 6 ~cd paper GARfIELD & HECHT, p.e. Ms. Joyce Allgaier September 28, 2005 Page 2 Thank you, in advance, for your consideration. Should you have any questions or require any additional information respecting this correspondence, please contact the undersigned, Respectfully, cc: Linda Wachner (via facsimile delivery) ,-. 8 'd 888S'oN l1VSV9 lHJ3H 0131j~V8 ~dtZ:t 900Z 'SZ'd8S rr~J MEMORANDUM .",,'" TO: Aspen Historic Preservation Commission 0Ah Joyce Allgaier, Deputy Planning Director THRU: FROM: Amy Guthrie, Historic Preservation Officer RE: 990 Gibson Avenue- Major Development Review (Final) and Public Hearing DATE: September 28, 2005 SUMMARY: The subject property is defined as Unit Two ofthe Alpine Acres Condomiums. It is located between Gibson Avenue to the west and Matchless Drive to the east. The primary fayade faces Gibson Avenue. Unit One and Unit Two of the condominiumized lot were moved to this location and are currently linked together by a car port that services Unit One, The subject house, 990 Gibson A venue, is a one story Victorian cottage that has two 1979 non-historic additions: a two story addition located on the east elevation and a single story two car detached garage. The applicant is proposing a modest expansion, There are no variances created by the proposed addition and HPC granted Conceptual approval on August 10, 2005 with no conditions for restudy. Staff finds that the design guidelines are met. Major Development (Final) approval IS recommended with conditions, APPLICANT: Steven and Sharon Van Meter, owners, represented by,Warren Palmer Architect. PARCEL ID: 2737-074-10-002, ADDRESS: 990 Gibson Avenue, Unit 2 of the Alpine Acres Condominium, City and Townsite of Aspen, ZONING: R-6. CURRENT LAND USE: Single-family residence, MAJOR DEVELOPMENT (FINAL) The procedure for a Major Development Review, at the Final level, is asfollows. Staff reviews the submittal materials and prepares a ,report that analyzes the project's conformance with the design guide/ines llIld other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to CLu.. '?)'-<--<>--\! /. ;)..OCJ S ;j + f'. Con'S.'1;-u..C't.<'e...-k:,('_* ponlAS .f-e> QCC''''''''M7~ ~ \::..e ~,;-,-,-e.S ~,'-- CL oj 1./ \j CJ """ Lo+ I. e! h e ~e. '0-"-<'. s + ~ s ~ '\ ""1 OLd e... ~ G-Ce. n n Q" 'tS e. ""I:: j C-LV-K. e~ 6+- +k.e... \?,e.dc. 1~>4'. l~e.d. G--t- 4-jeo W. /V\"--'..cL 'soJ-.re.e.:\-- ,vc.... a. s pen, (l.u.. d 'h~ r-e.+ e..no.d --b GL.<>. Ld-s I c.<..uc..d z...) <j.ue.,.'(,:/,-- L . Q.,.y 2(e~{L~'2..Cl CJU>. S,u..UL. .+c, c~(e.+C LLl h co...t-' uJQ$ DC> --r '-I - I U <;;,-1-a..<-+d ,';' "''0 le.. 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Y\ noT- ,(k. '('€.'rnov<<.d o...u.D ~. Cev'l';<,'; d""<L\~ '. '\_' \. '+- d. (\ ~,^,..O , '~ I Yl n l ~ (L~\ u-e..\lr'{""^"';,,~, €>+- c..\-tuL ~+ ~<>-u..- @>+-1cD+ L 2, \.Q.,~~CJL..b ~ ?,(1)l) ~-fedj c.eo--l.L+~ ~ l<..L~c.. d.""~3Ua.-+<:.<\. Vt.6-USe., CutLcl. ~ Cu..~ d02.U~YVle.u::r '~~ Cd:e, ~+-nded -ic, Y-~ \e.a.<c~ ,~ ~ou.~e.. ~. ~()-g ~ \S~CC"'S. c.[: ~-i-iC'~ _~~) ~ d:=~~ ~(.LCe e-v... LtJ+-1 d-"L.d %-'L~<40',,<:. ~~ hC,'\- "'-~ /W...J...Le.Q... de'~-'€.1:S~ ~a...ec:- cu,<'e_A,~-<2..... (re.CL~> Lt'e.~ re.t<>ULe.s~ ~ ~ ~ s.~.e...-fe,..,-t +.i')\C. ~ nus a.ce.crvlS~ Lo--l- \ , -rtW."",.LD v\t!)'?Q?<?s~ --b..--, J~~,&~ CU> vLO-\oLQ. ~~rcQ'()\)e.d CL J.<..~",,--, ~ . Ct ~ eu"1A..€A" ~'m ~ \'-\ ~. -+0 ~e..... Y-~ ':) ~'-l-<-V"" _.L' r, <4 '-UL ik b-edfl<.e<;. <-!-C-.ar t'I- 'Vc U"J.e..QQ..., l..>~~ <..'\..P\; '''--\-\...La_j~ .AI , ,(' k \'-0 =-Wed ',--~ G>-u...d LO>-tL.<V..-L 0... "') d~~~~ L6 ~' , .... c~lv ~L~lQ....,,-,d, c....c.l..US~ CL...~U~,y qC Co uJ, ~h1\.l..~;~le.(, ('< O\"'t)~ol'Z.S -'i'.,"1'2-1, 'rex1"ec..,H..;.k...,i~,,-<, <TP~C, Cd.'"-+- r::(:~.__. r-, .t... :7Vt' T1 J , ,""'~..'.. continue, approve, disapprove or approve with conditions and the reasons for the recommend{[tion. The HPC will review the {[pplic{[tion, the staff analysis report and the evillence presented at the he{[ring to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. '''''-" Ml/jor Development is a two-step process requiring approval by the HPC of a Conceptual Development Pl{[n, and then a Final Development Plan. Approv{[l of ([ Conceptual Development Plan sh{[ll be binding upon HPC in regards to the location and form of the envelope of the structure(s) ([nd/or addition(s) as depicted in the Conceptual Pl{[n application including its height, scale, massing and proportions. No changes will be made to this {[spect of the proposed development by the HPC {[S p{[rt of their review of the Final Development Plan unless agreed to by the {[pplic{[nt. Staff Response: Recently, the HPC has been contemplating new tools to analyze the appropriateness of proposals to alter historic stmctures, The following questions are likely to be the center of future discussions, and may be helpful for HPC to at least reference for this project (note that the questions do not serve as formal decision making criteria at this time): 1. Why is the property significant? 2. What lire the key features of the property'! 3. What is the character of the context? How sensitive is the context to changes? 4. How would the proposed work affect the property's integrity assessment score'! 5. What is the potential for cumulative alterations that may affect the integrity of the property? The property is important as an example of a late Victorian era cottage, built in the l880s, Consistent with other modest Victorian cottages in Aspen, it is a wood frame structure with gable roofs and an L-shaped plan. The property has undergone significant alterations over the years: window alterations, reconstruction of porch roof, and a two story addition and detached garage. The key feature that remains on the property is the fact that the characteristic gable, bay, and porch relationships are intact. Weare unable to conclude the original location of this historic resource or the one next door but understand that they were moved to this neighborhood along with a few nearby Victorian homes in the 1960's. The proposal before HPC is to create an new addition that will be connected to an existing non- historic addition, The historic structure is not being altered in this proposaL Very little of the existing building fabric will be removed (1 % of the 1979 addition,) There is 482.4 square feet of allowable FAR remaining after the proposed addition, ...." '-- 2 Desh!:ll Guideline review Final review deals with details such as the landscape plan, lighting, fenestration, and selection of new materials. A list of the relevant design guidelines is attached as "Exhibit A," Only those which staff finds warrant discussion are included in the memo, ~ Staff finds the project to be well designed, compliant with the design guidelines, and in character with the Victorian home, The addition will provide one bedroom, closet, bath, and a basement None of the landscape improvements directly affect the historic portion of the building, therefore staff has no concerns. Two small light fixtures are proposed and meet the design guidelines. Perhaps HPC's most important concern at this level is to ensure that the addition is clearly a product of its own time. The proposal is very simple and avoids using distinctly Victorian details, therefore staff finds that it is appropriate, The architect has neglected to provide a north elevation, which must be brought to the HPC meeting, DECISION MAKING OPTIONS: The HPC may: . approve the application, . approve the application with conditions, . disapprove the application, or . continue the application to a date certain to obtain additional information necessary ~ to make a decision to approve or deny. _I RECOMMENDATION: Staff recommends that HPC grant Major Development approval (Final) for 990 Gibson Avenue as proposed with the following conditions: 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board, 2. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction, 3, The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 4, The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. RECOMMENDED MOTION: "1 move to approve Resolution # Series of2005," Exhibits: A, Relevant Design Guidelines B, Application """ ....,,',' , ~ ,r '-., Exhibit A: Relevant Design Guidelines for 990 Gibson Avenue, Final Review 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. o Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. o Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. o It is not appropriate to plant a hedge row that will block views into the yard, 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. o A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. o An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. o An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. o An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. o An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. ,.. 0 A change in setbacks of the addition from the historic building, a subtle change in material - or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction, 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. o The new materials should be either similar or subordinate to the original materials, 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. o The design uf a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. o All exterior light sources should have a low level of luminescence, 14.7 Minimize the visual impacts of site and architectural lighting. o Unshielded, high intensity light sources and those which direct light upward will not be permitted. o Shield lighting associated with service areas, parking lots and parking structures. o Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. o Do not wash an entire building facade in light. o A void placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings, o Avoid duplicating fixtures, For example, do not use two fixtures that light the same area. ~, 4 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE PROPERTY LOCATED AT 990 GIBSON AVENUE, UNIT 2, ALPINE ACRES CONDOMINIUM, CITY AND TOWNSITE OF ASPEN, COLORADO -., ~,,~,.' RESOLUTION NO. _, SERIES OF 2005 PARCEL In: 2737-074-10-002 WHEREAS, the applicant, Steven and Sharon Van Meter, represented by Warren Palmer, has requested Major Development (Final) for the property located at 990 Gibson Avenue, Unit 2, Alpine Acres Condominium, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415,070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Final Major Development Review, the HPC must review the application, a stafI analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections, The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and """" WHEREAS, Amy Guthrie, in her staff report dated September 28, 2005, performed an analysis of the application based on the standards, found that the review standards and the "City of Aspen Historic Preservation Design Guidelines have been met, and recommended approval; and WHEREAS, at their regular meeting on September 28, 2005, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and "City of Aspen Historic Preservation Design Guidelines" and approved the application by a vote of _ to _' NOW, THEREFORE, BE IT RESOLVED: That HPC hereby recommends Major Development (Final) for the property located at 990 Gibson Avenue, Unit 2, Alpine Acres Condominium, City and Townsite of Aspen, Colorado with the following conditions: I. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC stafI and monitor, or the full board, 2, The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction, 3, The applicant shall be required to provide the contractor with copies of the HPC ""'" resolution applicable to this project. The contractor must submit a letter addressed to ~". W AHREN L. PALMER. ARCWTt;Cf BOX 767 BASALT, CO. 81621 I Sept. 05 "". ",-,-. Amy Guthrie, Aspen Historic Preservation Committee 130 South Galena Aspen, Co. 81611 RE: .Final Development Plans, 990 Gibson Ave. Addition. Dear Amy: As per the conditions of our 10 August 05 Conceptual Approval, I am submitting for Final Approval of the addition to the Steve and Sharon Van Meter residence at 990 Gibson Ave. I am attaching the following infonnation to satisfy the Final Development Requirements of the Land Use Application. 17 . "Accurate reoresentation of all buildinl! materials and finishes." 1 have attached photos of the existing house. We will be matching the existing bevel siding, trim boards, casing material and colors of dte existing house. The dark shingle roofing will also be matched to the existing project. 22. "Statement indicatinl! how the Final Development Plan confonns to renresentations made and stipulations olaced as a condition of the Conceptual Development Plan aDoroval". ,.~" , The attached site plan, floor plan and building elevations of the Final Development Plan, shows the same single story addition submitted in the Conceptual Development Plan, which mimics dte scale and proportion of dte original miners cottage and reduces the two story height of the existing 1979 addition. Materials and" colors of the existing project will be matched in the addition. The siding and trim details will be simplified to differentiate the addition from the original structure. All dimensions, fenestrations and massing will be as per the approved Conceptual Development Plan. - 23. "Final drawings ofdte proposed structure at~" scale". 1 have attached the floor plan and building elevations showing, dte exact dimension, fenestration, materials and massing of the Final Development Plan at ~" scale. 3 7. The fina1 W' drawings show dte two proposed exterior fixtures at dte exterior doors from dte master bedroom. I have also attached a cut sheet for the fixture. It is a small (6" x 6") fixture widt a simple shade, translucent globe and brown patina finish. The fixture complies with dte HPC Design Guidelines and meets dte City Lighting Code. The conditions of Conceptual Development approval also required a landscape plan. I have attached a 118" scale landscape plan indicating the proposed work. The existing trees and flowerbeds at the east entry elevation will be retained. A low dry stack landscape wall is proposed at the north property line and the abandoned Matchless Drive, to retain the existing grade change between Matchless drive and the small-proposed rear yard. The large existing aspen cluster in dte rear yard will be retained. Please give a call if you have questions or !f additional information is required. Sincerely, ,....., - Warren Pahner Copy: The Van Meters I . l l I I o 'K-902:3\WH C _.....~,t:., 1, ..' , .!Ji .-..., 'K-9023"T~GJ ;~ ~: , .~......~. ~ ~-;... "~~ "' ~,i'~; . 'r ". ";,"; (~ ~ ~ 10 ;~. ~: ~ K-9023 aLOE BRICK<!!> K-9023 TUSCAN GOLD"'" K-9023 WHITE:.:,'" , Aluminum and sloinless steeli{,' ,., ". construcffon, Hight.' l50",^,:~Qi<.'fti ,'::,> r .(M) H~1. )414', Width lOY,'/:;,:;' ""i\'i\'" ',..':1 Ex1ensIOll 11 y,~ Hgtfrom cen!e~4i*Y!i;:;. 1 of wall opening 7W. .r~t,:i).; :~V"'...tl " U,L. listed for weflgcolion.\. .':;",' .y.,,,,, U.S. Patent No. Des. 383,237"~ '::~~;0' : 32?;"1{ , ::. Cal}ada Pat~nt N~.; 78917:' . ~ .-' :~~.~:~:~'Ji~,,'~:1L~tt':.f~J TaIwan Patent No, NtJ-053495 '5' ."..; . ", .,.". , '1 K-9021 OLB~~.~RIC~~~;~;i;;Jt~; "K_9021n y'~.".;~ ,TUSCAN GOLD"'" ,<,., . . ~'-;, ":'-~.-." Aluminum and .stalnless steel ~ :,";:: I ,constructon. ,Hight, 60-W.Max;(M) "(G-25 lampr~,) HgL714', Width 6'/' Extension 6'k. Hgl. froiriceriter of, /. wall opening 214',; ,;;".'c,Je:;;:;l , .' 4,L listed for wetlocoffarl.'-''C ".," :. ..: u.s. eatent No:: (jeit3B2.079 -. '.;-.,!,~~~' - j Canada Patent No: 78917 -"C, ,.. .:. Taiwan Patent No. ND-055264,. '. . ,J :t ;;d , < 1 ;,) 1 I I J 1 I I K-9VZ3' 'OLDE BRICKQj) K-9923' TUSCAN GOlDTM, Alumin~mand stainleSs steel canstrucffon." " While glass, l-lightJOO-W. Max,(M); Dia.lO~', ;.,'Hgt,13'W. U,L. y~ted for wet locaffon, " ;i;;;, Canada Pawnt No. 78917 c ;;: ".,.....1 rn II~UTIfl.Ir.:. ?:'ll5 ft MEMORANDUM "'''''''" TO: Aspen Historic Preservation Commission THRU: Joyce Allgaier, Deputy Community Development Director FROM: Amy Guthrie, Historic Preservation Officer RE: 529 W. Francis Street, Major Development Review (Final)- Public Hearing DATE: September 28, 2005 SUMMARY: The subject property is a 4,800 square foot lot that was created as a result of a Historic Landmark Lot Split. The site is vacant except for a portion of an adjacent designated landmark home that encroaches onto 529 W. Francis by approximately one foot. The applicant proposes to construct a new single family house, which is limited to 2,570 square feet in size per the lot split ordinance, HPC discussed this project in worksessions and public hearings and continued it for restudy a number of times before approving a successful conceptual scheme on July 13,2005, Conceptual approval included a variance from the "Secondary Mass" requirement within the "Residential Design Standards," There were no conditions for restudy of the design in advance of Final. Staff finds that the project meets the design guidelines related to Final Development, although some minor restudy of architectural features should take place in order to avoid creating a conflict with the character of the Victorians on either side of this lot. This is suggested as a condition of approval. APPLICANT: Ed Razek, represented by Stan Mathis, PARCEL ID: 2735-124-25-102. ADDRESS: 529 W, Francis Street, Lot 2, Historic Lot Split at 533 W. Francis, Block 28, City and Townsite of Aspen, Colorado, ZONING: R-6. Medium Density Residential. MAJOR DEVELOPMENT (FINAL) The procedure for a Major Development Review, at the Final level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes tile project's conformance with the design guidelines and otller applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposecl project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report anti the evidence presented at the hearing to determine the project's conformance with the City of "'""" Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve -,,, with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) antI/or adllition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of tlleir review of the Final Development Plan unless agreed to by the applicant. Staff Response: The proposed new house is to be constructed on a lot which is 48' wide and 100' deep, sandwiched between two landmark designated miner's cottages. Staff finds that, overall, this infill building is sensitive to the surrounding historic Victorian neighborhood. Height, scale, and massing relationships were studied in depth at Conceptual. There is a one story mass at the front of the site, with plate and ridge heights that are sympathetic to the adjacent miner's cottages, The house has an open front porch, and the rear (taller) part of the addition is broken up into smaller components than were originally proposed. There are a few details that should be discussed, A landscape plan has not been provided because the owner would like to continue to work on this aspect of the project. However, the front sidewalk is indicated and needs to be restudied so that it leads directly to the front door. Overall, paving should be minimized, especially for secondary paths towards the back of the building. The relevant guidelines are: "'""" '-,..' 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation projcct. o This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the "private" spaces beyond, o Provide a walkway running perpendicular from the street to the front entry, Meandering walkways are discouraged, except where it is needed to avoid a tree, 1.10 Preserve historic clcmcnts of the yard to provide an appropriate context for historic structures. o The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example, Another area for restudy relates to some of the features of the building, which in staffs evaluation, are somewhat in cont1ict with the very simple scale and nature of detailing at 529 W, """ ~; 2 r ,"-, Francis, 1n particular, the windows are banked together into two's and threes, which is different than the solid to void pattern on the Victorians, and then the glass is broken down into many small panes, Staff finds that this is complex, and not "modest," as suggested in the guidelines, Other features, such as the heavy timber headers over the windows, shutters, window boxes, and somewhat massive chimney stack are suggesting a "period" to this house that is not consistent with the surrounding neighborhood, Staff does not suggest that all detail should be removed, but rather that the connection to the Victorian next door be looked at more closely through a review and approval by staff and monitor. In particular, the chimney should be reduced and the window panes decreased according to the following: 11.9 Use building components that are similar in size and shape to those of the historic property. o These include windows, doors and porches. o Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. o This blurs the distinction between old and new buildings. o Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. With these modifications, staff recommends Final approvaL DECISION MAKING OPTIONS: The HPC may: . approve the application, . approve the application with conditions, . disapprove the application, or . continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: ,Statrrecommends HPC approve Major Development (Final) with the following conditions: , I. Restudy the front walkway, for approval by statr and monitor, so that it runs directly trom the street to the tront door and paving is minimized, 2, Restudy some of the features of the building, such as the chimney mass and number of divided lites in the windows, in order to increase compatibility with the architectural style of the miner's cottages, for approval by staff and monitor. 3, HPC staff and monitor must review and approve the type and location of exterior lighting fixtures prior to wiring, purchasing, or installing the fixtures, 4, HPC staff and monitor must review and approve the landscape plan pnor to any installation, ...., , j 5, Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the ~ information is available. 6, There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board, 7. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 8, The project will be required to protect the foundation of the Victorian at 522 W. Francis in the manner required by the Chief Building Official. Exhibits: A. Relevant Design Guidelines B, Application ~ '-...'.-,~, ' -. 4 ,.. ....... "Exhibit A: Relevant Design Guidelines for 529 W. Francis, Final Review" /' 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. o This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the "private" spaces beyond, o Provide a walkway running perpendicular from the street to the front entry, Meandering walkways are discouraged, except where it is needed to avoid a tree, o Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. ,1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. o The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 11. 7 Roof materials should appear similar in scale and texture to those used traditionally. o Roof materials should have a matte, non-reflective finish, 11.8 Use building materials that contribute to a traditional sense of human scale. o Materials that appear similar in scale and finish to those used historically on the site are encouraged. o Use of highly reflective materials is discouraged. 11.9 Use building components that are similar in size and shape to those of the historic property. o These include windows, doors and porches. o Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. o This blurs the distinction between old and new buildings, o Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. o The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. o All exterior light sources should have a low level of luminescence, 14.7 Minimize the visual impacts of site and architectural lighting. o Unshielded, high intensity light sources and those which direct light upward will not be permitted, o Shield lighting associated with service areas, parking lots and parking structures, o Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. o Do not wash an entire building facade in light. o A void placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. o Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 5