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Home My WebLink Aboutagenda.hpc.19941012AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE October 12, 1994 REGULAR MEETING SECOND FLOOR CITY HALL 5:00 I. Committee and Staff Comments Approval of September 13th minutes that were handed out at the last meeting. Approval of September 1, 1994 minutes. A) November 2, 1994 HPC meetingÂ·-Â·-66Â£4. II. Public Comments III. OLD BUSINESS 5:15 A. Resolution 94-2, Re-evaluation of the Inventory of Historic Sites and Structures, Round II IV. NEW BUSINESS 5:35 B. 409 E. Hyman Avenue- Minor 5:50 C. 520 Walnut Streetz Minor and On-site relocation- Public Hearing -TR G /w-d_. c 3-z>--,1 /6 /995-- 6:30 D. Project Monitoring 6:45 VI. Adjourn HPC PROJECT MONITORING HPC Member Name Proiect/Committee Joe Krabacher 801 E. Hyman AHS Ski Museum Aspen Historic Trust-Vice Chairman 612 W. Main 309 E. Hopkins (Lily Reid) 617 W. Main 312 S. Galena - MD (Planet Hollywood) Highway Entrance Design Committee Donnelley Erdman The Meadows (Chair-Sub Comm) 442 W. Bleeker (Pioneer Park) Collins Block/Alley Wheeler-Stallard House 624 E. Hopkins 304 E. Hopkins 234 W. Francis 204 S. Mill - Collins Block 220 W. Main - European Flower 930 King Street, AD 6,~6(,pt--1-- Leslie Holst Holden/Marolt Museum (alt.) In-Town School Sites Committee Aspen Historic Trust-Chairman 824 E. Cooper 210 S. Mill 303 E. .Main Alt 312 S. Galena - MD (Planet Hollywood) City Shop - 1080 Power Plant Road 506 E. Main - elevator 930 King Street 0,1 F M 6 / J Â·Â·Â·- 34) i- Jake Vickery The Meadows (alternate) In-Town School Sites Committee 205 S. Mill Larry Yaw 716 W. Francis 442 W. Bleeker (Pioneer-alt.) 204 S. Galena (Sportstalker) City Hall 627 W. Main (residential-Jim Kempner) 232 E. Hallam ACES City Shop 1080 Power Plant Road St. Mary's Church windows Roger Moyer CCLC Liaison 334 W. Hallam Aspen Historical Society 409 E. Hopkins 303 E. Main 311 W. North Farfalla lights outside 210 Lake Avenue (alternate) Marolt Museum Karen Day Cottage Infill Program 134 E. Bleeker 435 W. Main Swiss Chalet 311 W. North 304 E. Hopkins 121 S. Galena Martha Madsen 620 W. Hallam (alternate) 100 Park Ave. (alternate) 214 W. Bleeker (alternate) 132 W. Main 520 E. Cooper Unit 406 715 W. Smuggler Linda Smisek 134 E. Bleeker 210 Lake Avenue 305 Mill St. Su Casa Tom Williams 130 S. Galena - City Hall 300 W. Main - fence McDonalds 323 W. Main St. Aspen Medical Center 702 W. Main - Stape - Conceptual Development approved Sept 8, 1993 220 W. Main - European FLower Market Final April 20, 1994 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: Resolution 94-2, Inventory Re-evaluation DATE: October 12, 1994 Attached is HPC Resolution 94-2, representing the Committee's recommendations for the "Round II" re-evaluation of the Inventory of Historic Sites and Structures. Exhibit "A, " which is attached to the Resolution, reflects HPC's findings at the meeting of September 13, 1994 regarding properties which should be added or deleted from the Inventory. On September 13, HPC was split as to whether 205 W. Bleeker Street should remain on the Inventory or be removed. The attached Resolution shows the property remaining on the Inventory, so a revision must be made if the Board wished to remove this property. In addition, the owners of 990 E. Hyman Avenue are expected to attend the meeting Of October 12 and further protest the designation of their property. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMITTEE ENDORSING THE 1994 RE-EVALUATED INVENTORY OF HISTORIC SITES AND STRUCTURES Resolution 94-2 WHEREAS, it is the responsibility of the Aspen Historic Preservation Committee (HPC) to re-evaluate the Aspen Inventory of Historic Sites and Structures, hereinafter "Inventory, " at least once every five (5) years, and recommend revisions for adoption by the Aspen City Council; and WHEREAS, Inventory management is considered to be a vital aspect of Aspen's historic preservation program, and meets an underlying principal of the HPC: to foster public awareness of Aspen's preservation program, and work in harmony with the community's goals to preserve, protect, and enhance Aspen's historic resources and unique character; and; WHEREAS, the HPC and Planning Office completed the field studies and survey form revisions between September, 1990 and March 1992, with the assistance of professional consultants contracted by the Planning Office; and WHEREAS, the Planning Office held open public meetings on August 31 and September 1, 1994, to assist the public in / understanding the re-evaluation process and current review requirements of the historic preservation program; and WHEREAS, the HPC conducted a duly noticed public hearing on September 13, 1994 to solicit citizen and property owner input to assist in HPC's re-evaluation of the Inventory; and WHEREAS, six property owners appeared before the HPC at the public hearing, five of whom presented information to the HPC and requested removal of their property from the Inventory based on loss of historic integrity; and WHEREAS, HPC has reviewed and agreed upon the recommended additions, deletions and classification changes to the Inventory as recommended by the Planning Office (attached as Exhibit "A"). NOW, THEREFORE, BE IT RESOLVED that the following amendments are recommended to the Inventory of Historic Sites and Structures, as a result of the re-evaluation process pursuant to Section 24- 7-709(A-C) of the Aspen Municipal Code: 1. The following property shall be added to the Inventory, based upon its architectural integrity, historic significance and contribution to community and neighborhood character: 107 Juan Street 2. The following properties shall be deleted from the Inventory due to loss of architectural integrity, historic significance or contribution to community or neighborhood character: 1031 E. Durant Avenue 1020 E. Hyman Avenue 824 E. Hyman Avenue 801 E. Hyman Avenue 305 W. Hallam Street 327 W. Hallam Street 610 W. Francis Street 831 W. Bleeker Street 225 W. Smuggler Street 390 N. Spring 230 N. Spring 3. Each non-Landmarked property receiving a re- evaluation has been categorized as either "Significant," "Contributing," or "Supporting, " as indicated on Exhibit "A. " 4. The official map of historic resources is located in the Planning Office and will be revised accordingly and titled "Inventory of Historic Sites and Structures, 1994 Revised." APPROVED by the Aspen Historic Preservation Committee at their regular meeting of October 12, 1994. ASPEN HISTORIC PRESERVATION COMMITTEE by Joseph Krabacher, Chair ATTEST: Kathy Strickland, Assistant City Clerk Non-Designated Properties for re-evaluation September, 1994 Key: Significant: Â»4- Contributing:-21 Supporting: CED Drop from Inventory: 44 Address/Name Area Status per year 80 86 94 406 E. Hopkins Commercial Core -4 4 21 532 E. Hopkins Commercial Core 006 -3 633 W. Main Main Street L- 101 S. Monarch Main Street 60) CD 221 W. Main Main Street 0 0 C) 623 E. Hopkins East Aspen Twnst. 00)21 1031 E. Durant East Aspen Twnst. 1020 E. Hyman East Aspen Twnst. L/ c. 990 E. Hyman East Aspen Twnst. - -'*0 C-51 824 E. Hyman East Aspen Twnst. 801 E. Hyman East Aspen Twnst. 1280 Ute Ave. Ute Avenue 0- ..0 4- j 107 Juan St. Shadow Mountain --- ---<- Ll 101 E. Hopkins Shadow Mountain O CD AJJ CO 105 E. Hallam West End (Church) 0 CD Address/Name Area Status per year 80 86 94 314 Gillespie West End (H. Lake) ~ U-~ Â·LJ 330 Lake West End (H. Lake) (f ) 2-2 ..~- 330 Gillespie West End (H. Lake ) ~~_ U~_ -4 120 W. Francis West End (H. Lake) 0 0 CD 240 Lake West End (H. Lake) -- O 21 423 N. 2nd West End (H. Lake) CP 0 C) 515 Gillespie West End 62 C) .Zl r \ ED 401 North West End L./. Cn 129 W. Bleeker West End u/, C..9 CD 205 W. Bleeker West End 305 W. Hallam West End 327 W. Hallam West End 629 W. Smuggler West End 03 62 03 610 W. Francis West End 23 69 a 920 W. Hallam West End 0 1-3. 831 W. Bleeker West End a 434 W. Smuggler West End O CD /IX 421 N. 5th West End C) 43 CD 225 W. Smuggler West End 0 03 4 950 Matchless Smuggler Mtn. 0 C) C.3 1 930 King Smuggler Mtn. O 0 390 N. Spring Smuggler Mtn. 6- j 69 d 230 N. Spring Smuggler Mtn. O D A 165 N. Park Smuggler Mtn. 0 860 Gibson Smuggler Mtn. ~.Y__ 81 MEMORANDUM To: Aspen Historic Preservation Committee From: Amy Amidon, Historic Preservation Officer Re: 409 E. Hyman Avenue, Max Alexander Date: October 12, 1994 SUMMARY: The applicant requests HPC approval to install an awning over the east window and to change a fixed area of glass into a door. This building is not historic, but it lies within the Commercial Core Historic District. APPLICANT: Max Alexander, Inc., represented by Matt Franklin. LOCATION: 409 E. Hyman Avenue PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H, " Historic Overlay District must meet all four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in character 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... Response: The proposed development, a new door and awning, will not negatively impact the adjacent historic structures. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Awnings are common along the Hyman Avenue mall. The proposed awning should align as closely as possible with the adjacent awnings, as it appears to in the attached drawings. The new door (which should match the one which already exists on the building) will create a very minor change in the building's appearance. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: This proposal has no impact on the cultural value of any adjacent historic structures. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The proposal has no impact on the architectural integrity of any historic structure. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Minor Development application as submitted. 2) Approve the Minor Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the Minor Development application with the conditions that the new door match the one which already exists on the building and that the new awning align with the adjacent awnings. Additional Comments: ATEACâ„¢INT 1 I 1 IAND USE APPLI(ZATION FORM 1) Project Name ~/AA'>< Â·~ 4-W A-FLD-â‚¬-2.- / UC- 27>,4 9/4.6-g-A S~-7271 5,wo,we 4 Fili ra 110 12-- in~Ti Mti- A-rÂ¢6,1 Project location 909 5. 14,,MA~ AUM-. (3201Â·~AD Z..eket) (inlicate street address, lot & block nmber, legal description Vie,-e apprapriate) 3) Present Zcning ~d~)4 ...1 672 0,41,2/ 4) Iot Size 5) ACAJ=QUEFRee, 11*Iss kyQ/e# MAN-T f/2./11414,6 2/3 4 310 k 7,02* 97, VAh- 00 %1699 9 Â·peumsera:*5Ne.s Â·sime, 11#1Â£s &2,xe # 214 r//% 4 60, 734 11 92.5 /3 9 r 4,Â£ 92024 3 1 7) Typd of Application (please check all that awly): Conditicnal Use Conceptual SPA Ccnieptual Historic Dev. Special Review Final SEA Final Histaric Dev. 8040 Greenline Ccngeptual PUD ~,\ Minor Historic Dev. Stream Mrgin Â· -- Final ED Historic Demolition leuntain View Plane Slibdivisicn _ Historic Designatirn CondaninilmizationÂ· - Text/Map An=xharit Â· - Gt*33 Allotoient Iat SpliwInt line - C:433 DeIption Adjustment 8) Description of Existing Uses Â· (Inmber arxl -type of existing structures; apgroximate sq. ft.; Inmber of bedroans; any previous agmvals granted to the prcperty). â‚¬200,40 l-Evt L MAr A 6,(ANDÂ·-eÂ¢- /M pitiÂ«Th Â»0 A-Sluu*t /260 sl Al- l.roge LG v t/L Â«w 1420 7/ n A %270 -St f:~i- bâ‚¬ M,â‚¬-yri-- (600 9 6. 9) Description of Develgment Application lue luve In k:itâ‚¬ Ft/trÂ«sÂ»~ 3-6 91Â«t Ao A\00,99 6 A ter-r M-Al F 97 3-T-* t.e FRÂ·oct-- A Lio- 1 Ah)2- 3* 5 & Up lAci w G. i O P 3 9/2-OYEF 6 //*55 6 x] ela. 2 10) Have you attached the following? / Response to Attathment 2, Mini]1]m Subnission Oc[Itents / Respcose to Attadmerrt 3, Specific Sllhnission Oclitents 6/- Respinse to AttadmEnt 4, Revier Starxlards for Your Applicaticn ill'lll .. Historical Planning Commission Aspen, CO 81611 Re: Max Alexander, Inc. DBA Sierra Shirts To whom it may concern: This letter is to propose an awning and new front door for the store front of Max Alexander, 409 East Hyman, Aspen, CO. These two additions would increase our visibility and access as our store front is very narrow and we are currently sharing a door with New York Pizza located upstairs. The awning will span the east window which occupies half of the store front. It will be 80" wide and 29" high with our new name, SIERRA SHIRTS, in white lettering. The door would replace the center glass panel and would give us our much needed street access. Please let me know if you need further information or have any questions. Thank you for your consideration of this proposal. Sincerely, 11/(. cux_ 9-0.i a=.~ul Matt Franklin, Owner Max Alexander, Inc. L 80,1 J L 41 J 1 r- 1 //1////~ il 1 i! 1 / ft i 1 it I l 1 4 11 1 / 1 IT - 1 j N / l 1 1 f. 1 FIegA A 5 +AWES 4 . 1 -4 1 ,~1 1 4 1 \ 1 . 6 1 i 4 6/6 fl// / ENT 931 D oopi ijl C Gloss~ + 181._9 i l ,, 4-04 11 1 1 l i / 2 --* I --Â£ ?FoPOSGD NGW 5/455 1200't 9 74 ~ N i U 6 5 Ka 9 CA - -'C % - 6, r j jn 461-1 --- 4 \ -7 1 1-1 1 _Er 6_11Â£ 1 ~ g 1 ''N' SBaye tu62 1 i U 9'' 1 \\ r\\\ 1 ~-1 4 SIERRA â‚¬ R lETs , ir- ~244-3 - 1 80" L >i sp e n /1 w n I n 3 8 963-01}4 ' , IngÂ·tallation: Lac~ bolts/least Sleeves 1 'r-t'~ Am*-?~lfl't} BÂ·j*<,~i -li ! f:.4;/.1~1~1~'Â·' 1 -i t.1 1 . . 1 4- -r -.* 'BA.t3.4.212-IN* .i/*t~Â·11Â·-1Â·*pi 13.rÂ· F-- ETTE*66- 7, t.t9* 1% Â·14.4.Â· . ''44,2/1 y. 111 .11.6-~:34,422% It . 0 -4. + : I- . '+rT: 4 Â· 1-7- 4 ..1 ': RESTAm#'" , .: 4 / L illill< I'llill: 1//Ili, PAH, . . J 2 T Â·- - - 11 - . ., ~~-F,1 0 i w . "U 39.. "i . .9- -L '.4 / .4..,f. 4Â·t . 5 1 ~ i - zii - 9 : =Â· . .ty/-Â·*3644- 4 264 1 . .UC %'4 lr-9 r. .-4 - %--Â·4--6-2/Â·22.:UV~Â»i~***~ . :7864:&9,. : ,9.*4 . slitiwsju.~1-4 . ; - .1â‚¬8,Â·42. ilf *6.- 2 , 1--C 9 MEMORANDUM TO: Aspen Historic Preservation Committee From: Amy Amidon, Historic Preservation Officer Re: 520 Walnut Street, Minor Development and On-site Relocation- Public Hearing Date: October 12, 1994 SUMMARY: The applicant requests HPC approval to change existing windows and doors on the historic miner's cabin and to repair existing materials. The project is intended to restore the building to it's previous appearance while adapting it for a new use. In terms of the relocation, the applicant wishes to relocate the cabin to the south and west in order to place it on a new concrete foundation and to make it completely separated from the other building on the site. This site has recently been granted historic landmark designation. The historic cabin is in a fairly pristine condition and may be eligible for listing on the State Register of Historic Places. APPLICANT: Gretchen Greenwood and Michael Ortiz, owners. LOCATION: 520 Walnut Street, Lot 8 and the north half of Lot 9, Block 3, William's Addition to the City of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H, " Historic Overlay District must meet all four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in character 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... Response: The estimated construction date for this structure is 1890, based on style. From the Willit's map of 1896, the miner's cabin does not appear to be original to the site, but was probabily relocated there from another lot in the Walnut Street neighborhood. The minor development review involves changes to the existing structure which are intended to restore some elements of its former appearance and add some new elements to increase its usability. On the west facade, the applicant proposes to replace an existing non- historic double hung window to match others on the building and to replace an existing non-historic picture window with a double hung. The front door is to be replaced with a new door. Staff is in support of the window changes, but finds that the existing door is historic and should be retained if possible. The existing door could be upgraded to improve security and insulation if these are concerns of the applicant. On the east elevation, the applicant proposes to replace the existing vertical siding with 4" lapped clapboards to match the rest of the building, to add two double hung windows (which a neighbor has suggested existed previously) and to change the existing door. Through the Staff/monitor process, staff would like to examine the structure with the applicant as construction begins and any sheathing or joists are exposed to see if there is any evidence that the windows or horizontal siding previously existed. This is a less public facade of the building, so minor changes are acceptable. However, given the excellent condition of the building, all efforts should be made to be accurate in any changes. No changes are proposed on the north elevation. On the south elevation, the applicant proposes to replace the existing double hung windows with new windows to match and to raise their height slightly. The windows appear to be historic and staff is not in support of this change. The applicant should examine the possibility of restoring the windows and upgrading them with insulated glass or an exterior storm window if desired. The applicant proposes to retain all existing siding which is salvageable. The non-historic metal roof is to be replace with a rusted corrugated metal roof, and the metal flue is to be removed. Staff suggests that the applicant should consider retaining the flue as it is visually important any may be a historic element. Through the on-site relocation, evaluated below, the applicant intends to place the structure on a concrete foundation, faced with sandstone and to construct sandstone steps. Staff suggests that the applicant simply place clapboards over the foundation. A sandstone foundation was used on some miner's cottages, but usually, the more ornate ones. Most simple cottage sat on rubble or basically on the ground. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: This proposal will have a very positive effect on the character of the Walnut Street neighborhood, which has a just a few other miner's cottages which represent the previous nature of housing in this area. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposed development, if undertaken as described under standard 1, with as much accuracy as possible, will increase the cultural value of this resource and its importance as a representation of a simple, typical miner's cottage. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The proposed development will enhance the architectural integrity of the structure by preserving the structure and original materials. REQUEST FOR APPROVAL OF ON-SITE RELOCATION PROCEDURE FOR REVIEW: Under Section 7-602 of the Aspen Land Use Code, no relocation of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, established pursuant to section 7-709, shall be permitted unless the relocation is approved by the HPC because it meets the standards of section 7-602(D). Section 7-602(D): Standards for Review of Relocation 1. Standard: The structure cannot be rehabilitated or reused on its original site to provide for any reasonable beneficial use of the property. Response: The applicant proposes to relocate the structure in order to set the structure as far apart from new development as possible. The relocation also corrects an existing encroachment onto the neighbor's property. , 2. Standard: The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structure will not be diminished due to the relocation. Response: The applicant proposes to move the historic structure to the most prominent location along Walnut Street and to place new construction a reasonable distance behind it. 3. 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: A report from a licensed architect has been submitted, including a plan for stabilizing the building. HPC usually requires this information from a licensed engineer. This is a small structure and the committee should consider whether the information submitted is sufficient. 4. 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: HPC must set a value for the relocation bond. Staff suggests a figure slightly less than $100,000 as this is comparable to bonds requested for similar structures. 5. Standard: The receiving site is compatible in nature to the structure or structures proposed to be moved, the character of the neighborhood is consistent with the architectural integrity Of the structure, and the location of the historic structure would not diminish the integrity or character of the neighborhood of the receiving site. An acceptance letter from the property owner of the receiving site shall be submitted. Response: Generally, Staff is not in favor of relocating historic structures, however, this building is not on its original site. The plan as submitted requires a setback variance of 8'0 on the front yard setback. , ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Minor Development and On-site relocation application as submitted. 2) Approve the Minor Development and On-site relocation application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny the request, finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends HPC approve the minor development application with the following conditions: 1) The front door on the west should not be replaced. 2) Staff and monitor should work with the applicant to determine the most accurate treatment for the east facade. 3) The windows on the south should be restored if possible and not relocated. 4) The flue should not be removed if it is historic. 5) The foundation should be covered with clapboard, rather than faced with sandstone. and the on-site relocation application with the following conditions: 1) The applicant must submit a bond to insure the safe relocation of the structure in the amount of $80,000. 2) The property shall be granted a frontyard setback variance of 8'0". Additional Comments: MINOR HISTORIC DEVELOPMENT for 520 WALNUT STREET MINER'S CABIN Applicants: Michael and Gretchen Greenwood-Ortiz 520 Walnut Street Aspen, Colorado 81611 303.925.4502 ATTACHMENT 3 Specific Submission Contents: Minor Development 1. WRITTEN DESCRIPTION OF THE PROPOSAL The property at 520 Walnut St. has a 12.6 ft. by 22.4 ft. Victorian Miner's cabin located on the property. The miner's cabin is original to the property, yet it has been relocated on the property a number of times throughout its history. The cabin presently sits on a wood foundation. This proposal calls for a new concrete foundation to be built to the west of the where the cabin presently sits. The cabin sits in the front yard near the western property line and on the northern property line creating an encroachment into the neighbor's yard. The proposed location would move the cabin on to a new concrete foundation with a red sandstone facing, creating new setbacks, which are as follows: New Front Yard Setback: 7' 0" from the Front/West property line. This setback would require a setback variance of 8'0". The minimum requirement for a front yard setback for an accessory building is 15'0". New Side Yard Setback: 5'6" from the Side/North property line. This setback would bring the building into conformance with the requirement of a minimum 5'0" setback with a total combined setback of 22'6". This relocation removes the encroachment of the miner's cabin onto my neighbor's property. The following proposed changes to the exterior of the building are as follows: 1.The preservation of this historic miner's cabin requires a new concrete foundation. For drainage around the building, the building will be elevated out of the ground 6", thus raising the building about 6". A red sandstone facing will cover the exposed concrete foundation. Sandstone steps on the east and west of the building will be added to make the transition from grade to the existing floor. 2. The windows on the east elevation will be changed to wood double hung windows. According to my neighbor, the miners building originally had traditional double hung windows on the west elevation. Two wood double hung windows will be added to the east elevation to match the same size windows on the south and west elevations. The double set of wood double hung windows on the south will be replaced with new windows the same size as existing. All the windows and doors presently have varying header heights. The new header height will be 8'0" above the floor. 3. The siding will be preserved and reused as it is possible to be used. The siding on the east elevation will be changed to reflect the more historic lap siding that is seen on the other elevations. 4. The existing roof which is a new standing seam red metal roof, will be changed to a rusted corrugated metal roof that is more in keeping with the historic qualities of the building. The metal flue pipe will be eliminated. In summary, we are requesting a front yard setback variance to relocate the miner's cabin in order that future development on the site will not affect the building. The proposed location will allow the building to be separated physically from any other construction on the site. I will be using the building for a home office in order that I can be at home with my daughter. The building needs additional windows for my use as an office and to be able to see out to the front yard where she will be playing. The proposed windows on the east side of the building will allow this to happen. There are no additional roof structures or additions, proposed for this building. I want to maintain the simple form of the miner's cabin, yet restore it and add historic windows that are in keeping with the building and are functional for my family's needs. 2. ACCURATE REPRESENTATION OF BUILDING MATERIALS 1. Roof: Rusted corrugated metal roof 2. Siding: The existing 4" lap wood siding will be reused as it is possible. New 4" siding will be added and weathered to match the existing brown weathered siding. 3. Red Sandstone Stone will be the facing for the exposed concrete foundation j 4. Wood double hung windows will be used as the new windows. 5. Wood four panel doors with glass lites will be used as the new doors. 3. SCALE DRAWINGS FOR THE PROPOSED STRUCTURE The existing elevations, proposed elevations, site plan showing the existing and proposed relocation, and floor plan are attached for your review. 4. STATEMENT OF EFFECT The proposed development restores a miner's cabin, allowing it be become a permanent part of the neighborhood. The relocation will assure that the building will always remain standing alone as it did as a house for an Aspen miner. The proposed changes to the windows restores the building to more of its original condition. ATTACHMENT 4 REVIEW STANDARDS: DEVELOPMENT IN H, HISTORIC OVERLAY DEVELOPMENT INVOLVING HISTORIC LANDMARKS A. The proposed development is compatible in character with the historic neighborhood. This miner's cabin is a principal building to the mining era of Aspen. It is an original two room miner's cabin. The development proposal as outlined in this application, requires a front yard setback. The reason for this variance is to further preserve this building in its original form in order than no new construction will be added on to the cabin. If the proposal stayed within the dimensional requirements of the parcel then the miners cabin would be added on to with future construction. B. The proposed miner's cabin will be restored, further preserving the unique character of the mining era of Aspen. C, The proposed development adds to the cultural value of the neighborhood and the historic structure. The development will restore and maintain a two room miner's cabin in its original condition. D. The architectural integrity of the proposed changes to the miner's building does not detract form the original building. No additions or changes to the simple form of the building are being proposed. )regrpÂ»,~ LE/ / 1 27:411 ,\ )11 14 ~ 520 Wattd-YA. Â· m gl ha 0 0 M 11 ./0 CEUTE 77 Â§5237 m h?X 1 l g PAU'ki 8 1 \ /6 / 6'Â£8244 9 0 \06 MUD 17?*WA'l h - ASPEA) =K.16 ),733~ WÂ»t if CM msn TUTE 04 Duo< 03 LOâ‚¬ . Ativi Hu 2> 'SEF-EGE.....~ 2 ~ad,/ 443 C., 4/ .5 rÂ·gr ohwl Â»Â«- \or 0 \8 2/ 18 2-Â£ 'AX UN U.ES IE AVE V 0* PIA,e ft ~ 0.94 14 a 13 2 /4 4,1/ \ /4 , 3 : / u 6 4 246 57- C'23 ; NO, 0 ** 895 i 411. e & 400 r 2 u.a=4243Â°Â°EZI I[J]*615& ~EF =T- 01- ~~ 1-3 c) 6 Y sr HALL-*M 5 T'R~~- v) 4 Â»~66~~-7~721 Â£4-1(CRE&[3 0 DiE] ~6 9 , G + BLEEKER. W 3 t/ T 42 8 m Ascarr LA; ft) 01 END ~occl~m~mkoc]E*Â®zrt_%8 ->' ~ i ~ _EA~ *~ 4 m A/N cr mA j k ST E 0 53016 2 2, iEd UE , El u_~ 0 0 Ad~#Â£ cfc~tfo 0 0 tiotcn Â¢~6727+-~Â£-~ 3 I ir W. HOPKIA)5 AVE *Ed l L:~:E# *C~Jm~~O161%~SOaL.....LJAWO L:~30 CAE+j;*47.- - lai]tie[zzy O f-1 ~ Cle< 2 .ry Arder#. P, 221 U UJ 4790 ~ AVEDJU O E DUAP#or i %/ CÂ»42\ 004 U DEAU STRerr L ~ WA Tte 46 k o :4-7&~/ â‚¬,3& K JuAN s~-11.AÂ·' O% 4 4/ Â£64 64 168 Â»0Â»xe \CS 14 Pol JUN,rA Vl| i y / 4, 1,;1. 05.,4 S-4 / h-t '77, 4 /9 â‚¬ ~4'OV -5 24 / '' .1 H,u- 6 Jt#PAA O c,ext> 2/ \S< 1/50\ * NOT DRAWN TO SCALE 6,2 G /5/ Â©//99 Pao 4 - 3 ~brr u ASPEN IA R 1 4 ' HISTORIC RELOCATION APPLICATION for 520 WALNUT STREET MINER'S CABIN Applicants: Michael and Gretchen Greenwood-Ortiz 520 Walnut Street Aspen, Colorado 81611 303.925.4502 ATTACHMENT 3 SPECIFIC SUBMISSION CONTENTS: APPLICATION FOR DEMOLITION PARTIAL DEMOLITION OR RELOCATION 1. The structure to be relocated is as follows: The two room Miner's Cabin located at 520 Walnut Street, located on the north west portion of the lot. (See Site Plan) 2Â® The Miner's Cabin is a 22.6ft. by 22.4 ft. one story building. The overall height of the building including the existing floor joists is approximately 18 feet. The existing building has wood lap siding, 10 inch boards and a new standing seam metal roof. The approximate year of construction was 1890. 3. A report from a licensed architect, regarding the soundness of the structure for moving is attached for your review. 4. An economic feasibility report as requires is as follows: A. The estimated market value of the property is $480,000.00 Dollars. This is based on a current appraisal. B. The economic feasibility of rehabilitation this miner's cabin is good. The structure is in good shape, making the construction efforts easier and less costly. C. A current appraisal on the property is 480,000.00 Dollars. D. There is no information at this point available as to whether the property will yield a return on the investment. 5. A Minor Development plan is attached as a part of this application. j ATTACHMENT 4c REVIEW STANDARDS: APPLICATION FOR RELOCATION 1. The building cannot be reused in its original location, because future construction on the property would create additional demolition to the building, thus destroying the miner's cabin. 2. The relocation plan is the simplest and easiest plan for the structural integrity of the building. The Building is better preserved due to the new location on the property. No future developments will affect the building. It will stand separate on the property as it has for 100 years. 3. A report on the structural soundness of the building and the construction relocation plans are attached to this application. 4. A relocation plan is attached as part of the structural report. The receiving site will have a concrete foundation poured prior to the building being relocated. The Site plan and drawings are attached as part of this application. 5. The Receiving site is adjacent to the existing site. ~d \ 3 GRETCHEN GREENWOOD & ASSOCIATES, INC. ARCHITECTURE Â· INTERIOR DESIGN Â· PLANNING TO: Historic Preservation Commission FROM: Gretchen Greenwood RE: Relocation of the Miner's Cabin at 520 Walnut St. Date: September 16,1994 The Miner's Cabin located at 520 Walnut St. has been maintained in excellent shape due to a new metal roof that was added to the building approximately 20 years ago. The building lacks a foundation and as a result some of the joists and rim joist are rotting. A new concrete foundation is imperative for any future use of this building. The relocation plan is to move this building on to a new concrete foundation. Prior to moving the building, a concrete foundation will be built adjacent to the structure. The windows in the building will be removed and braced with plywood. In addition the corners of the building will be braced with plywood both inside and outside the building. The metal roof will be left on during the relocation, as this will add shear strength to the building while it is being moved. The building will only be moved once on to the foundation, thus preventing any further stress to the historic members of the building. The construction procedure will add two steel beams running north and south. These beams will be put under the existing joists that run east and west. Two additional beams will lift the steel beams up and the building will be rolled on to the new foundation. The proposed foundation will be built next to the existing building, thus allowing for the building to be moved only once. Because of this procedure, the stress to the building is minimal. When the building is on the new foundation the floor joists will be added to level the floor and any rotten joists will be replaced. Due to the relocation procedure, the process is simple and will only take two days to complete. 520 WALNUT STREET â€¢ ASPEN.COLORADO 81611 Â· TELÂ· 303/925-4502 â€¢ FAX: 303/925-7490 The relocation procedure and the building is structurally sound and capable of being moved on to a new foundation. Sincerely, etchen enwood, Architect - / 1%. 1 l JI al \\ # GRETCHEN GREENWOOD & ASSOCIATES, INC. 11 1/7 -1 \ 7 ARCHITECTURE Â· INTERIOR DESIGN Â· PLANNING /-- I ly' 4,14 h .r.4- 1 ......-4 4 k , 41. I 1. . 4 ff: . f P.1- V w. ' 14 4+0 i Â· k k , ..% W 4 1, Il 1!I , - .24 ., 1 - UÂ¥.IL-. 0 4.7 . -*244 , 201 N. MILL. STE. 207 Â· ASPEN, CO 81611 Â· TEL: 303 925-4502 Â· FAX: 303 925-7490