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Home My WebLink Aboutagenda.hpc.19940309AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE March 9, 1994 REGULAR MEETING SISTER CITY MEETING ROOM SECOND FLOOR CITY HALL 5:00 I. Committee and Staff Comments II. Public Comments III. OLD BUSINESS 5:15 A. 130 S. Galena Street, City Hall basement- Minor,, (tabled on February 23, 1994)- 84 t, M AJ-<L L/'t ,1-4-j L- /ll Arc h 25,ed, IV. NEW BUSINESS 5:40 A. 303 E. Main St.- Landmark Designation,PUBLIC HEARINGL)Â« 5:50 B. 201 W. Francis St.- Minor DevelopmentfafoLL, 6:15 C. 330 Gillespie St.- Partial DemolitiontÂ¥_ 6:40 D. Resolution No. 1, Series of 1994- Amendment to the "Historic District and Historic Landmark Development Guidelines" 6:50 VI. A. Project Monitoring B. Neighborhood Character Guidelines- ongoing C. Red Brick update- ongoing D. Upcoming Meetings t. rv\42 r.' S 't Â¥ ~0 6-t E+A 7:00 VII. ADJOURN NOTE: The party for Bill Poss is tentatively scheduled for March 23, the next HPC meeting date. HPC PROJECT MONITORING HPC Member Name Proiect/Committee Add Conceptual date to all projects when approved Project Monitor for County Courthouse? 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 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 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) Karen Day Rubey Transit Center 334 W. Hallam (alternate) 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 Linda Smisek 134 E. Bleeker 210 Lake Avenue 305 Mill St. Tom Williams Scott Samborski 702 W. Main - Stape - Conceptual Development approved Sept 8, 1993 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: City Hall, Minor development DATE: March 9, 1994 SUMMARY: As part of the City Hall Master Plan, the City would like to create new meeting space for Council and some additional offices in the basement of this building. The primary access to the basement will be created by extending the existing interior staircase in the south west corner of the building. In order to meet safety codes, a second exit must be created on the opposite end of the basement. The applicants have stated that it would not be possible to use the existing interior staircase in the north east corner of the building as this second egress, as this solution appears to be cost prohibitive and would require substantial redesign of the existing staircase. The City has determined, therefore, that an exterior stair should be constructed on the east side of the building. The proposed stair is meant to be functional and also to be a pleasant area which allows additional light into the basement. The City is also proposing a large lightwell on the south side of the building. The lightwell will be covered with a decorative metal grate. In addition, the City plans to open up the bricked-in window on the south facade and insert a new window. No window has been specified at this time; staff will bring several options back to HPC in the near future. City Hall is listed on the National Register of Historic Places and is an Aspen Landmark. As the Colorado Historical Society holds a preservation covenant on the exterior of the building, HPC's recommendation will be forwarded to them for final approval. APPLICANT: The City of Aspen, represented by Cris Caruso, City Engineer and Raul Gawrys, architect. LOCATION: 130 S. Galena Street, Lots K,L and M, Block 93, City and Townsite of Aspen. Development Review Standards 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 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 areas, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. Response: Original exterior stairways and lightwells can be found on historic buildings throughout the Commercial Core. (See the Elks Building, the Independence Building and the Wheeler Opera House for examples.) Staff finds that adding a stair and a lightwell to Armory Hall is not out of character with the building or the neighborhood. Staff also recognizes that this is a National Register structure and that it sits in the only city block in Aspen which contains only 19th century structures. City Hall is a very prominent building and is easily visible from all four sides. In order to be compatible with this important historic structure and to limit the impact on the existing park and sidewalk, staff and HPC have recommended that the size of the staircase and lightwell should be minimized as much as possible. The applicant has submitted a revised design which does decrease the overall size of the stairwell by approximately 160 square feet. The applicant proposes to install the same paired, double hung windows at the basement level as were installed on the north side of the building two years ago. The stairwell will be built with colored concrete, to soften it'S appearance The basement wall must be built of concrete, but staff finds that it should be faced with brick and mortar which is compatible with the historic masonry and should be set on an even plane with the existing wall. (Note: the existing infill brick above the steel lintel is not considered compatible to the historic building. New brick should be laid in the same pattern as the historic building.) HPC discussed the lightwell on February 23 and indicated support for its construction. The exposed wall and windows in this lightwell should follow the same guidelines as specified for the basement entrance. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposed elements are in character with the Commercial Core. 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 adjacent parcels. Response: Since the visual impacts of the new staircase and lightwell have been minimized, staff finds that the cultural value of this structure will not be diminished. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: Original building materials will not be affected by this proposal, as most of the work will be new construction. Extreme care should be taken to protect the historic structure during construction. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the application as submitted. 2) Approve the application with conditions to be met prior to issuance of a building permit. 3) Table the proposal to allow the applicant time for restudy (specific recommendations should be offered. 4) Deny the application, finding that the Design Review Standards have not been met. RECOMMENDATION: Staff recommends that HPC approve the application, with the following conditions: l. HPC must review exact descriptions or samples of the brick, mortar, windows, doors, railing and grate before issuance of a building permit. 2. The applicant should bring the new windows into more of an alignment with the existing windows. 3. No further.projects involving City Hall will receive HPC approval until the City restores the historic windows, replaces the roof and conserves the masonry. f -17 . | ~ ORIGINAL PROPOSED FOOTPRINT 9 f-# 00 14 1 0 OrY HAIÂ» EMENIEHT 11/+1 + 1/611 =11-Oil N f 3111% 1 1 , )21===EGE~ ---- .EEE=------==ZE---EEE~____~__a -=-=2635-2--2-EEMEEE-EE_ * -I--=7==7-===72-1--2.-Il. mt:~ -- .aaEEE-EEEEEaEEEE=n-~ru 5 ,~~~INFz~-=LE=EE=-- =====1 == ==r _~:Â·-7-7-7:~. _~*-3 - --- 1~1.-- i-*.- --i --P~--.#I--*-* 4--- -==Ef~---- / -ir===r==fEESEEFE-r---*--*---------r-r -)=Siffm~---SEEE .--7-I-f &~--===- ' 1 -EU---E .!EE=====-z r--~- .----/*---_ ==== - .-- --- 1- --- - - . -li.* -- -Ii - *ill---Ii-li.-F-.* I---1- -0 --=21 1 11=================- -- - - -I -- I - *.---*.*-.- -=.==-il---I--J -<- - --- - t- -- 6=rr~APE- 13**63-*FT L 4 -1 n~ 46< %01*jt~* I - 1/G" - 11-0" 1/7/4* 1 Dll 1:11 Il I \ 1 1 1 illii 61 00 41 n 04 1./4 : 01 14, 1 \ \1 /I I I -'./.77'â„¢4"-07Â»77 - 1 1 1'- 1 ---Ip- IZIZEZZIZEZZIEZEZZIZZIEZZIZEZZIEZZIZEZZEZZIZIZIZZIZE 1 -222- 2 22*2=Qt lt/,4 -1/- 19*L----4-_21101_-~2159." 1 1 1 / 01, ~13*-HAH.T 3 -2*L- - ] HINDOW|<1~ 3/7/94 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: Landmark Designation, 303 E. Main Street-PUBLIC HEARING DATE: March 9, 1994 SUMMARY: HPC is to make a recommendation on the proposed Landmark Designation of 303 E. Main Street. This property, the Thomas Hynes house, is listed on the National Register of Historic Places and is located in the Commercial Core Historic District. APPLICANT: Niklaus Kuhn, owner, represented by Roget Kuhn. LOCATION: 303 E. Main Street, Lot A and the west half of Lot B, Block 80, City and Townsite of Aspen. PROCEDURE FOR REVIEW: Landmark Designation is a three step process, requiring recommendations from both HPC and P&Z (public hearings), and first and second reading of a Landmark Designation ordinance by City Council. Council holds a public hearing at second reading. LOCAL DESIGNATION STANDARDS: At least one standard must be met for approval of Landmark Designation. A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social or political history of Aspen, the State of Colorado or the United States. Response: This standard is not met. B. Architectural Importance: The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character. Response: This building, a Victorian miner's cottage, was constructed in 1885 and is relatively unaltered. It includes typical Victorian architectural features such as steeply pitched gable roofs, a projecting bay window, a shed porch with decorative posts, brackets and balustrade, double hung windows, fishscale shingles and two brick chimneys with brick corbelling. The plan is a front facing L with a long gable roof portion on the rear, which may have been an early addition. An enclosed porch has been constructed onto the addition. A one story gabled outbuilding sits along the alley. The National Register nomination for this building states that it is one of Aspen's best examples of an unaltered miner's cottage and that it retains its integrity of design and (most of ) its original materials. C. Architectural Importance: The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. Response: This structure is not unique in that it represents one of the most prevalent building types from Aspen's silver mining era. D. Architectural Importance: The structure is a significant work of an architect whose individual work has influenced the character of Aspen. Response: The builder is unknown. E. Neighborhood Character: The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure on site is important for the maintenance of that neighborhood character. Response: This cottage is one of a group of three cottages which are similar in design. Only a small number of historic residential buildings exist along the eastern portion of Main Street and within the Commercial Core. F. 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. Response: The building is one of Aspen's best examples of Victorian residential architecture and sits on a prominent corner along the busiest street in town. Staff finds that its preservation, through Landmark Designation, is extremely important to the community. RECOMMENDATION: Staff recommends HPC approve Landmark Designation of 303 E. Main Street, Lot A and the west half of Lot B, City and Townsite of Aspen, finding that standards B (architectural importance), E (neighborhood character) and F (community character) have been met. e ' - . 41L -- - ...1 'e. t \911441* -1 , 0 e 4 - , 14. F.f 4.U 16 n 1 111;2,/1 . '4 W * A. ATmalMENT 1 LAND USE APPIIC:ATICN FUEM /. 4 1*. . "e . M .. I 1) Project Name --4.- , *-J :' 2-,2.7 A t ti i 2) Pm:~-ject IDcation , (i.â„¢licate street aairess, lot & block Ilmber, legal description where .-/ . appmpriate) . 1/] C I , T - Cr-- 4) Lot Size t /2 /7 1. ,.. Â· r,P ... f C 3) Present Zoning 4 -,- I..-, I --I 51 Applicart's Name, Mdress & 2=wa # 1/3/ t--f- t,;T. 25 1/ --2 0 r e. F - 4 -'~4 6) Represel-tative's Nam. Mdress & 2*xe # &06â‚¬-T X 'rf 1\9 /'. r.. , 4 3 1 - 7/\ 7 1 E A PE",4 5 0 7 '3 / 2- 1-9, , 3 - ; 1 -1 2 Â£) j 7 0-, .- 7) Type of Application (please check all that apply): Conditional Use - Conceptial SPA Concepblal Historic Dev. SDecial Bevied Final SPA Final Historic Dev. L 8040 Greenline Concepblal IUD Minor Historic Dev. Stream Margin Fiial WD - Historic Demolition MEâ€¢lntain View Plane Subdjuision :~4- Historic Designation Oonicininiumi.zation ___ Tect/Map Amendment GM@S Allot:ment Iat Split/Ict Line CMOS EhoEmption AdjustrEIt 8) Description of Existing Uses (rlm~ber and type of existing structures; approodmate sq. ft.; rimber of bedroans; any previous approvals granted to the property). . I. I ,3 1,4'~ ,,/ ... +. * SPEr / 4 3 3 6 1+ 0 - 613 60 .6.3 0 X r. , r AT , 'i a .4 W Â·â‚¬ S~ U C 5.1 -215: 1 4.Qiâ‚¬2, r 4 y â‚¬ %~. 2vT-FFÂ·1 F\ A NE- mi ; 9) Description of Develogment Application 10) Have you attached the following? Response to Attachment 2, Minimum Submission Contents Response to Attachment 3, Specific Sulnissian Corrterrts Response to Attachment 4, Review Standards for Your Application February 28, 1994 Amy Amidon Aspen Historic Preservation Commission 130 South Galena Aspen, Colorado 81611 CERTIFICATE OF MAILING RE: HPC Review- Landmark Designation 303 East Main Steet Aspen. Dear Amy, I hereby certify that the attached Notices of Public Hearing were mailed to the addresses on the attached List of Surrounding Property Owners on or before 12 noon February 27, 1994. 1 0 - sincere~, 9 ji J I A/ b .~ (j - J \104412, IL ' 4Â£(-4 1 Niklaus G. Kuhn P.O. Box 8016 Aspen, CO 81612 February 28, 1994 Amy Amidon Aspen Historical Preservation Commission 130 South Galena Aspen, Colorado 81611 CERTIFICATE OF POSTING RE: HPC Review- Landmark Designation at 303 East Main Street. Dear Amy, I hereby certify that a sign stating all required information from the attached Notices of Public Hearing was posted on or before 5 pm, Monday February 28, 1994. I further certify that the attached photograph is of that sign in place and was taken at the time of posting. Sincer]:Ff Â»00-Al>32. Niklaus G./ Kuhn (owner) P.O. Box 8016 Aspen, CO 81612 MEMORANDUM To: Aspen Historic Preservation Committee From: Amy Amidon, Historic Preservation Officer Re: Minor Development- 201 W. Francis, balcony addition, change windows to french doors Date: March 9, 1994 APPLICANT'S REQUEST: The applicant requests HPC approval to remove three windows on the west facade. In their place, he wishes to construct a 3' x 7' addition with new french doors, to add a 3' x 7' balcony which will rest on top of the addition, and to install french doors at the second story. The building is a designated landmark and is listed on the National Register of Historic Places (the Bowles-Cooley house.) HPC must apply the "Secretary of the Interior's Standards for Historic Preservation" (attached) to this project. PROBLEM DISCUSSION: The Development Review standards for designated landmarks are found in Section 7-601 of the Land Use Code. 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 an H, Historic Overlay district or is adjacent to a Historic Landmark... Response: The National Register nomination for this structure describes it as a significant example of local design interpretation of the Queen Anne style. It is noted as one of the few houses in the West End which has maintained its original integrity with only minimal alterations. (The interior of this house also retains many original features and woodwork.) Given its corner location and very large lot, this building is extremely prominent and visible from all four sides. The alterations to date have taken place on the east and south facades. A two story addition with double entry doors and a balconette, similar to,the one being proposed, was constructed on the rear of the house in 1980. Staff finds that any additional alterations must be minimized or else they will begin to obscure the original character of the structure. The balcony motif is attractive and compatible with the character Of the house. However, as it is not an original feature, it should not necessarily be repeated on three sides of the building. The concept of having an exit from the dining room (first floor) into the yard could be acceptable, but staff finds that the door should be flush with the wall. A single door might be more appropriate than double doors. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: There are two historic structures on this site, but no other ones on the entire block. Quite a number of historic buildings surround the parcel on adjacent corners. Most of the buildings have been altered, especially to the rear of the parcel. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or adjacent parcels. Response: The proposal as submitted could detract from the cultural value of this resource by eroding the architectural character of the structure. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: A stair step crack has formed below the second story window. This may be caused by settling of the foundation or by inadequate structural support above the first story window. As part of this project, the applicant could remove the affected area of the wall and re-lay the bricks using a mortar similar in strength, aggregate size and color to the original mortar. In addition, a new lintel should be placed above the first floor wall opening. The lintel should be made of sandstone to match others on the building. ALTERNATIVES: HPC may consider the following alternatives: 1. Approve the Minor Development application as submitted 2. Approve the Minor Development application with conditions to be met prior to the issuance of a building permit. 3. Table action to allow the applicant further time for restudy (specific recommendations should be offered). 2 ..j 4. Deny Minor Development approval finding that the application does not meet the development review standards. RECOMMENDATION: Staff recommends that HPC only approve changing the first story window into a door (preferably a single door). In addition, staff suggests the following conditions. 1. All bricks that are removed are to be kept by the owner. 2. The mortar mix for repair of the stair step cracking is to be approved by the Historic Preservation Officer. 3. The applicant must submit information about the door(s) to be installed for approval by staff and project monitors. 4. The applicant must submit before and after photos to the Planning Department. Additional comments: HP.vicenzi 3 1 he Sciremry W Re lt,!enor 1% ri'~I,(,jinble jer 4. Most prorcitics change over lime; those changes e.stal):11'hi/jg irds for al! nitiotial preservation that have acquired h bigititicance in their ou'n programs u CI,artmental alitliturity :uid for rilitÂ·t shall he letainc ,rescived. advising Fe t.. age'/IciCS on tile prehen'ation (4 Note: To be eligible for Federal lax ...cenlives, a Iii; foric properties listed or I'lkiljlc for lijting in 5. Di~[inctive icalures, finishes, and construction rehabilitation project must meet all ten Standards. The le National R ('Nistâ‚¬'r of Historic Places. techniques or examples of craftsmanship thal al'Plication of these Standards to rehabilitation char:icterize a pr<)1)crly shall be preserved. pu,jecls is to be the same as under the previous Thc Standards j<ir Rehabilitation; a section of the veision so that a project previously acceptable would Secretary'.s St:ijidarils for Historic Pri:li\'ation 6. Deteriorated historic features shall be repait cd continue to be acceptable und,i these Standards. Pr()j i (Â·ts, uddress the most prcialcnt priscn'ation rather 111:in replaced. W'here the severity of deteri- th'lliment today: rehabilitation. /4'hul,ilitation 8 oration requires replaccnient of a distinctive feature, Certain treatments, if improperly applied, or cert 31 n Afflied Us the process of returning a proprrty to a the new feature duill match th: old iii design, color, m,i[crials by their physical prnpertics, may cause or shile of ittility, throligh repair or alteration, which texture, and other visual qualities and, v. here possible, accelirate physical deterioration of historic buildings. makes possible an efficient contemporary lise M'/lik materials. Replacement of niissing features shall bc Inappropriate physical treatments include, but are not lirc.ier-vulg those portions and features of the pro- substantiated hy documentary, physical, or I)lctorial limited to: improper repointing techniquch; improper ptrty which are irip:(ificant to itsÂ· hi.Â§to,Â·IL-, archi- evidence. exterior inasonry cleaning methods; or improper tectitral, and culittral values. introduction of insulation where damage to hiitoric /. Chemical or physical treatments, such as sand- fabric would result. Iii almost all situations, use of blasting, that catise dainage [o historic nlaterials Thal! Illese materials and treatments will restilt in denial of The Secretary of the Interior's not be used. The surface cleaning of structures, if certification. In addition, every effort shoi 'Â·1 be made Standards for Rehatilitation appropriate, shall be undertaken using the gentle,t to ensule that the new materials and workitumship are Ilic:ins possible. compatible witli the materials and workmanship of the hist(,rie property. 8. Significant archeological resources affected by a The Standards that follow were originally published in project shall be protected and prÂ¢served. If such Guidelines to help property owners, diveli,pers, and 1977 and revised in 1990 as part of Department of the. resources must be distorbed, mitigation measures shall Federal managers apply the Secretary of the Intcrior'h Interior regulation5 (36 01* Part 67, Histotic be undertaken. Stand.lids for Rehabilitation au: avail.lide from the Preservation Certilications). They peitain to historic buildings of all materials, construction iypes, sizes, and National Park Service, State Historic Preservation 9. New additions, exterior allerations, or related ticw Offices, or from the (lovernnient Printing Office. occupancy and encompass the exterior :uid the interior construction shali not destroy historic materiabs that For morc information write: National Park Senice, of historic buildings. The Standards .1!so encompass charactcri/c the property. The n.:w work sliall be i'reservation Assistance Division-424, P.O. Box 37127, related land~cape ft.Â·atu:es and the building'i site and differentiated from the old and shall be compatible \Vashington, D.C. 2(*)13-7127. environment as well as Eittached. adjacent or related With the 111,15.iing, 51/2, scale, and architectural features new construction. to protect the historic integlity of the property and its envire)1-1Inellt. The Standards are to be applied to s.pecific rehabili- tation projects in a reasonable hiantler, taking intl) March 1990 10. New additions and adjacent or related n.w consideration economic and technical fuasibility. construction shall be undertaken in such a manner 1. A properly shall be used for its historic purpose or that if removed in the future, the essential form and integrity of the historic property and its enviroliment be placed in a new use that requires minimal change would be unhnpaired, to tlic defining diaracterib,ics of the buikling and its :,itc atid cm'truilmerIt. 2. The historic character of a property shall be *** retained and preser.ved. The removal of historic materials or alteration of features and spaces that characterize a property shall bc avoided 1. Each properly slm., bc recogiti/cd 21:, a 1,!iy.bial iccord of its time, place, a:id use. C h,inges thai create a 1.1!ne scnic oi 11,51(,1-ical development, such a.Â·< adding Con]Lictural le:iturcs or .ir; 1:itectural ('Icments 1 i l)Ill other 1)lliIJings, All:111 il:,1 be undertaken. VICENZI & COMPANY February 28, 1994 Historical Preservation Committee Aspen, CO Dear Historical Preservation Committee: I am requesting your approval to extend the center of the west wall of my dining room out 3 feet by 7 feet with French doors opening on to the west yard and one double hung window on the north and south 3 foot sides to let in more natural light. Also, to replace the existing 2 double hung windows of the bedroom above the dining room with French doors along with a railing around the roof of the above mentioned expansion. I feel that my proposal as presented herein complies with all of your review standards involving Historic Landmarks as follows: 1. The proposed development is compatible in character with detached garage and carriage house on the parcel because both structures have been renovated and have some new elements including 1 of which I am proposing herein, French doors which presently blend in and compliment their historical elements. 2. The proposed development would be consistent with the character of the neighborhood which is contemporary on the south and west side and a mix of contemporary and remodeled Victorians with porches and decks and French doors on the north and west side. 3. The present structure is the result of our culture where homeowners are constantly remodeling their houses to enhance function and livability. This addition is in keeping with that cultural value and doesn't detract from the other historic structures on the parcel which have been modified over the years. 4. The architectural integrity of the existing historic house will be enhanced and not diminished for the following reasons: a) The proposed addition is quite minor considering the bulk and scale of the existing structure and would bring needed light into a presently dark room and allow access to the rare yet wonderful side yard. b) The exterior finish details will copy the existing elements present on the main house and carriage house. P.O. BOX 2238 ASPEN COLORADO 81612 303/925-1196 Historical Preservation Committee February 28, 1994 Page 2 5. Also, please note that the proposed addition will not be visible from the south because of the location of the Carriage House and only partially visible from the north due to the abundance of foliage such as the large lilac bushes, honey suckle bushes and ivy directly north of the addition. Plus the addition will visually "get lost" because the Carriage House is in the close background. The impetus for me to take on this project was the recent discovery of a vertical crack in the bricks below the pair of double hung windows in the west wall. As part of this addition I will strengthen this wall with interior columns, new headers and tuck and point the adjoining bricks thus preventing any further degeneration. In sum, I would like to construct the requested addition to lighten and make the dininG b room more useful with access to the side yard. Cordially, i'- George A. Vicenzi Enc. ATmCHMENT 1 IAND USE APPIEZATICN FEM . 1) ' Project Name ~4.~Â·-ti. 3'17' QU Erld + Project Iocaticn . 40 c Le - .FR~Â·,c~~Ae Lk in Ut s F- (2 9% %-1 -RL. 9 9 i l (indicate street address, lot & block nmber, legal- descripticn where aIp=priate) 3) *Presâ‚¬It Zaling 9.4 4) Ist Size 11 & (30 0 1 3.~tÂ· 5) Applicant's Name, Address & Bxne # 6 r'h,/(F A. 1~' deuri i Be )< 94BC Age.w, 00 klu (4 -Ble. 303- Par-//90 6) REgmsa~tative's Name, Mdress & 2*]ne * ?4~* 7) Typd of Aprl id=ifn (please check all that apply): . Criditignal Use - Conceptual SPA Ocnceph.1 Hi stcric Dev. Special Re,iew Â· Final SEA Final Historic Dev. 8040 Greenline C.noeutlial FUD Minor Historic Dev. Stream Margin Â· Â·- Final EUD Historic Demolition M=lintain ~iew Plane - Subdivision Historic Desigraticn Cknhninil=i=ation Te*/Map Amenbent (2]j Allotment Int Â®U.t/Ict Line G,33 EhoEUtion Adjustment 8) Descrip~ i -1 of Ekisting Uses Â· (number ani f type of existing sbarbrres; apprriximate sq. ft.; nminr of bedroans; any previals agrovals granted to the prrierty) . SLâ€¢llf +4Â»'El, Liouke (1-dl 54<04<e(0 2040 lige ttoul e 9- 96(v.?e . 14.s r . \Acls Cit~,H,K -3,006 5~ ft..Oau,09? 4â€¢utc 9-<1&(,90 l,luj C,;~In,ja.,nire(j~ . : '400 4 41% . 4-ovi e \ALL, 2 4.&,ce-1 u.w.A & v,(490 \Aâ€¢ctie 01 1-PuA Jo (Â¢62Â· , 9) Description of Develcgnent Applicaticn Eited& diouky goeu. uuâ€¢O-u,ufl 0,4 743'u.ALFÂ·be,Act~ 400*1 ale.ul,~ 9.~4.4 Aullâ‚¬ ' \Uu., u,lÂ»&O#,1 0Â©\& e M,43 9 :dei r,u& ,eplatuX, 46. 14Â£1 01&0JQI. 6.,9 4,(vuaows UPEr*wi ~ALES+u~ BMJ, (.~*&. )ttd,49 34â€¢uud \,u\00â€¢Y c,eat.1 14 - 6 A J~ 111~ uddl 11â€¢,4 1 Have you attached the following? - Respense to Attadment 2, Minirrun Sutinissicn Ocntents Respase to Attadmerrt 3, Specific Sulinission antents Response to Attachment 4, Review Starxlards for Your Application lili 1 IN lili SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear._fullY labeled drawings must be submitted in a format no larger than 11~17, OR one dozen sets of blueprints may be submitted in lieu of the 11-x17- format. APPLICANT: (jeovq â‚¬ A Vi e elit,1 ADDRESS: 1 0 Y 1-13 2 0 A ino A 0 0 C 6 0 1 .4 - rk e./C, LAÂ» 1 -7. CJ ZONE DISTRICT: E- G LOT SIZE (SQUARE FEET): 1 4 000 EXISTING FAR: 3,73'+ - ALLOWABLE FAR: 9,3 A O ( 1..' LLC ./1/f' 0 rl 'in '.2 : PROPOSED FAR: 3.735 EXISTING NET LEASABLE (commercial): PROPOSED NET LEASABLE (commercial): - EXISTING % OF SITE COVERAGE: ;3,8 7 1 PROPOSED % OF SITE COVERAGE: 19,07 7 o EXISTING % OF OPEN SPACE (Commercial): PROPOSED % OF OPEN SPACE (Commer.): - EXISTING MAXIMUM HEIGHT: Prhdoal Bldg.: 2 9 14 / Accesson, BIda: 0 0, g PROPOSED MAXIMUM HEIGHT: Pmcioal Bldg.: 2 9 /14 / Accessory Bldg: Do.f PROPOSED % OF DEMOLITION: EXISTING NUMBER OF BEDROOMS: 3 PROPOSED NUMBER OF BEDROOMS: 3 EXISTING ON-SITE PARK!NG SPACES: t n ON-SITE PARKING SPACES REQUIRED: SETBACKS: EXISTING: ALLOWABLE: PROPOSED: Front: 2 Front: 1 0 Front: Rear: 30 Rear: h) Rear: Side: 72 Side: 90 Side: 79 Combined FronURear: 4 3 Combined Frt/Rr: Combined Front/Rear: 43 t EXISTING NONCONFORMITIES 12 0,, , ,/'Â· t.-- Â«.AÂ·Â·/ '-_>64\.7.'; 'i/)' U An 192 7 . ENCROACHMENTS: an 11 0.9 1 "1- fri, a,-4-U l.,b c A 15 7 14 - lot, iur., 1 410 1 VARIATIONS REQUESTED (eligible for Landmarks Onlv: character comoatibilitv findina must be made bv HPCE FAR: Minimum Distance Between Buildings: TBACKS: Front: Parking Spaces: Rear: Open Space (Commerdal): Side: Height (Cottage Infill Only): Combined Frt./Rr: Site Coverage (Cottage Infill Only): r 6101 W . FI,CLMC-&1 1 -LEST ELEY \/ 1. 1 29 = 1 /4 R 0-te (5) All tnÂ·-6 4 18\Â·Tre& Ve& to 1 1 --- CE)(01\l \02~Â£& ra~\Lk> \021-4 4,4&les v,Aurte.4 6/\Ch , 04 6-t,le '4 160..DA // ... \ 11 1/I ~ -7 7--1 rGU 1 4 11 IL 11,02 411Â·r 11 10Â·~~y , \ \. 1/ ti, 4 -1- 1 1 1,1 11 I 1 W 11 i 1 1 11 - . ------------ --14 E---- -1- l/l . 9 -ie. ..Fkk . 1) .,12 .1 h. j ./3 Â»<' ' 1. . .., # , Â£ .'~ =A ter. N /3 i . .4 # 0 e . 14â€¢*4 ' . 1 11 Al j . , . . I 9 ' \110 47'4*4Â£"iiÂ·,~ j .*PAE,:tr. 2,il~/64 :/2.: ' 7 0,;4 â€¢ '4 ' ..0.r .1 1, . 1 9.1 - , - 1 1 r ./ . . 4 ii.' / j. , 1 ' . Y. .A , 1 ' LJI . I t ; .7. . , .4 . . 0 -6 ,110, 1., 1 . . . 1â‚¬Jt'' 44 -1 4 9 4. f. . 111.,4 L. . L.- Â·Z?f,zÂ¢ . - . 4 J 4 4 i: 2 i.2, ..44~t .. -7 - . f : ink ~ 1/72'a - 1 4 30 t, .G. ' 1.41 + * - .. . . - I. a . /1 :tr . .,4 al .7 -: 24,=TFedec- , 'r' 2 '1 :. M. C '.64 r 4 . A 6 . ,, ! 44*5= t: ~0 i 4 4 49.354 . 3 i ' f, . --11'lli M - .a 4Â£412 4 1 ..t f L .> 1, U 246)1* ; 308* 4.,280 Â· , I e Â¥,1 Â·'-i' W*Ylyâ€¢'A / f k, th ' t. 1 -9.3 ~4 4+, ft. 11:~ 17* 4- Â· Â·:i: . ..LfÂ¢ 9 . - jlriiar :.....'... , i'; 179.OMMAil){Al 14 . . 6 6 .U - 2 9 1-'t T ..... E -'f â€¢ . 2 ~Â¥ 74, 2 :,4Â¢1 -, .,ti~<4 6 try/ * .. -r , Â¢ 4\ /3 â‚¬:1 â‚¬ .~ .k, . 20\ Loert â‚¬Nlweaks 14- NORTH El-EV /1,1% .-I 8 nn L LL 9<-)9/0?0124 ! AA- Â» 1 031- ice 1 L--1 -3- .. '11. I 4 ..in . 9/ I 46, + 4 > b... ......'.p -d...m./45 /Â£'.' 4 4.4 ,1 , uppt . ../ 14.1 4 .,4 4 Â·k I * lt' I U . 64 1 4 -14-'ll I 9 I I: IL'. 47 .*14331- L. m & 553*7%9~ ' . 2 't . k * 9 ' ' R. ./'-~ . t 1.Ii. 4 "' W. 1,24,444~079*U , e. r 1 â€¢ D. I , t. . -PW , .4 11 1*-*- &7 m .2 1 .2 M.*1 # 'Jigi# 641/mail:rzO I :th - .1 ' '4 1'1~- 0 ' .-/; 966*0.. , litj'-t. :4,0.,4 449-- ./t:22 . -Â£-i...-I I $ 0,-'90 . k , &14 - .1.78 . I - ' '91:0Â· .- .'59 . 44*f'* 2 977"Ilt . ~ .Â· 1 441-4. . -irÂ· , ''.... I f Â·41:*Â· 11'v 0, ...r. * 47-* . f ft - yÂ·Â¢ 1 4 4Â· - '1 %0 1 4 .A 3%-P â€¢ i . .9.- ..312:12 i .~tint: I LY i / , it - -44.- ./. 33; - . -'-'--*-I'.i M? al *%.:Le . 1Â· I :Â·â€¢ ... . i *1 r trt .. - L 44 J .t.:Â· 4- v ' 4 'Â· ~U,7' 48Â£W.M/ZY-4 *: . . ... -1-rr . ' 9 -*--Â·-A *M - . , IEÂ·:- L,~m . . ./' . MA; ' -, ,. 1-. Lâ€¢*F~r~*~~,Â· ~'~a|~~t: ti#4:Â£T . ./ Â· 1 a 11, â€ž,Al*.f + 1 . 0 . 4 1 :.PS)2242t' . . :44 '4 1 ..4 .1 Â».1, 64 .p 4 *Lk'**r .AL ~ft-Ii-~~ 'Â·' - % -1.* ' . ** . ~ 73133 'tri..mâ‚¬Â¥ 42 Aq- 4 4 211â€ž '~ t < - -â‚¬- , MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 330 Gillespie, Partial Demolition DATE: March 9, 1994 SUMMARY: This structure was built in the 1890's and is listed on the Inventory of Historic Sites and Structures. HPC made a site visit to this building in January, noted its deteriorated condition and encouraged the owner to preserve as much of the historic building as possible. The applicant proposes to demolish newer construction to the rear of the structure and the lean to along the east side of the cross gable. They will then restore the remaining portion of the building and construct a new addition. The existing outbuilding, built within this century, will function as a garage. The applicants propose to change the hipped roof on this structure to a gable roof, and will add a small lean-to on the north side of the structure. Because the building encroaches into the setback, the applicant will also need approval from the Board of Adjustments to demolish and reconstruct a roof. APPLICANT: Daniel J. Martineau, owner, represented by Studio B architects. LOCATION: 330 Gillespie Street, Lot 4 and the west half of Lot 5, Hallam's Addition to the City of Aspen. PROCEDURE FOR REVIEW: No partial demolition of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, established pursuant to section 7-709, or any structure within all "H" Historic Overlay District shall be permitted unless the partial demolition is approved by the HPC because it meets the applicable standards of section 7-602(C). The applicant proposes to demolish 46.7% Of the existing residential structure. This fits within the Land Use Code's definition of partial demolition. HPC's role is to determine whether or not the portions of the building proposed for demolition can be sacrificed without compromising the character of the resource. It is not within the Board's power to review the design of the building addition, other than to offer comments. Standards for Review of Partial Demolition 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure. Response: This house has been vacant and on the market for two years. In their assessment of the economic feasibility of restoring this structure, the applicant indicates that even though the house was listed at a lower price than any other in the West End, the uninhabitable condition of the structure may have driven off potential purchasers. The structure is somewhat deteriorated from neglect and also shows some stress from settling. 2. Standard: The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic importance of the structure or structures located on the parcel. Response: Willit's map of Aspen in 1893 shows the plan of this house as a front facing L with a small wing to the rear. The bird's eye view of 1896 shows the wing as a longer gable roofed addition, one story high. Staff believes that this original wing was demolished and replaced with the existing addition. The portions of the building proposed for demolition do not appear to be historically significant or of high quality. The outbuilding contributes to the overall significance of the site. Removing the existing hipped roof and replacing it with a gabled roof connects the outbuilding visually to the main house, however, this change also represents a substantial alteration to the character of the outbuilding. B. Impacts on the architectural integrity of the structure or structures located on the parcel. Response: The architectural integrity of the structure is currently threatened by lack of maintenance. The project will improve the condition of the historic resource, by modifying the existing foundation and possibly upgrading structural members. RECOMMENDATION: Staff recommends HPC approve the proposal for partial demolition of the residential structure, but not approve the demolition of the roof on the outbuilding. Before and after photos of the project should be submitted to the Planning Office. Additional Comments: ATTACHMENT 1 IAND USE APPLICATION FORM 1) Project Name Gillespie St. Renovation and Addition ) Project Location 330 Gillespie St. Aspen ,Colorado C.F.Murphy associates subdivision Lot#2 Area 6421 s.f. ( indicate street address, lot & block number, legal description where apprcuriate) 3) Present Zoning R-6 4) Ict Size 6421 S.F. 5) Applicant's Nam, Address & Phorn #MeMorris; +Mart-.ineau Development Co 202 E. Main St. Aspen ,Co. 81611 925-5131 927-8502 925-6251 6) Representative's Name, Address & Phone # Studio B 303% E.Main St. Aspen Co. 81611 920-9428 7) Type of Application (please check all that apply): Conditional Use Ccnceptual SPA i Conceptual Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline _ Corneptual FUD ____ Minor Historic Dev. Stream Margin Final FUD ,>< Historic Demolition Mountain View Plane Subdivisian Historic Designation Corxicmlniuinization Tet/Map Amendment GUS AllatmrIt Lat Split/Lot line (2433 Ehoemption AdjUS'tment 8) Descriptian of Existing Uses (number and type of existing structures; approximate sq. ft.; number of bedroans; any previals approvals granted to the property). House consisting of three possible bedrooms,living area,dining area mud room and kitchen. Out building used for storage and workshop 9) Description of Development Applicatian Demolition of previous additions to existing Victorian house and adding onto original with similar character and style 0) Have you attached the follcwing? Response to AttadmErt 2, Minimmt Suhnission Contents Regpcnse to Attadmpnt 3, Specific Subni gs=ion Contents Response to Attadlment 4, Review Standards for Your Application SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear._fully labeled drawings must be submitted in a format no larger than 11"x17", OR one dozen sets of blueprints may be submitted in lieu of the 11"x17" format. APPLICANT: MeMorris + Martineau Development Co. ADDRESS: MAILING:202 East Main St. Aspen , Co 81611 LOC. 330 Gillespie St. Aspen , Co 81611 ZONE DISTRICT: R-6 LOT SIZE (SQUARE FEET): 6421 S.F. EXISTING FAR: 2055.0 S.F. ALLOWABLE FAR: 3240 S.F. 2961 S.E. PROPOSED FAR: EXISTING NET LEASABLE (commercial): PROPOSED NET LEASABLE (commercial): EXISTING % OF SITE COVERAGE: 22% PROPOSED% OF SITE COVERAGE: 31% EXISTING % OF OPEN SPACE (Commercial): PROPOSED % OF OPEN SPACE (Commer.): EXISTING MAXIMUM HEIGHT: Princioal Bldc,: 19 F.T. / Accessory BIda: 12 F.T. PROPOSED MAXIMUM HEIGHT: Princioal Bldc,: 25 F.T. / Accessory Bldg: PROPOSED % OF DEMOLITION: 46.7% EXISTING NUMBER OF BEDROOMS: 3 PROPOSED NUMBER OF BEDROOMS: 3 EXISTING ON-SITE PARKING SPACES: 1 ON-SITE PARKING SPACES REQUIRED: 3 SETBACKS: EXISTING: ALLOWABLE: PROPOSED: Front: 10F.T. Front: 8.3 F.T 8.3 F.T. Front: Rear: 33 F.T. Rear: 2OF.T. Rear: 21.7F.T Side: 7F.T. Side: 5 F.T. Side: 5 F.T. Combined FronURear: 41.3 F.T. Combined Frt/Rr: 3OF.T. Combined FronVRear: 3OF.T. EXISTING NONCONFORMITIES/ Existing porch of original Victorian is ENCROACHMENTS: 8.3Ft. (10Ft.Min) from front property line. Accessory bldg. encroaches on 5Ft. s tback VARIATIONS REQUESTED (eligible for Landmarks Only; character comoatibility finding must be made by HPC): FAR: Minimum Distance Between Buildings: SETBACKS: Front: Parking Spaces: Rear: Open Space (Commerdal): Side: Height (Cottage Infill Only): Combined Frt./Rr: Site Coverage (Cottage Infill Only): l.~ 'l:.1 49_23> \ 1 < 1 .- AS iN %\\ 12*Â« 14 1 Â«\\--ay,- 1\\P %4- Silver K al.--41 '0/ VluM 0 1#ELI ) /<29, 4% \ 166\ 1, toN N.' 4922740 Â» 48" F l\\ 1 9, U '90':44~-4-h 44 Q 44%\4 ~Mountain View Dr & 4% ~ 40 - Rd d Â» . / de //Â«09 16 r 4,4~ ~Snow unny Ct toon,~E % Lj//7 3 Basalt SierÂ¢~13 9 1 Â»00 99/ el //546 Â°4-7 .94 Astinli if f-6 C ~~ ~- - Ciee. /1, <-1 0 1 Institute .C Hunter v aring 1 - ------ f 3 0 3 + 4-179 i -1 1 1: f/ 0 1 0 ty // 82 8 9 f i Subject < Not every street or road is (i,//esp,E; SfI ILoca ti-on named on maps or listed in 2 '> - - j T rel,/S, 1, , 7 \ Golf Course - \ 7 /4x P i *7/119 1 C 1 street guides Construction of 9# 12 jf 1 -17--- s.#,6 i 1 f: / streets and roads may be m VIne_St i gledst bl 1 - -- - 0 progress tri certain areas W . /1 ~flg~ i f---hart 05 0 n -JF% 21.-0 -7--4-, P% IE Race St A. ~(----Alar&bri-Ckeek #d ~~----1-t T-~- r-- _04 47-1 0, - Smuggler Mtn Rd Aspen 0 4 al , el A~ain~St ~- Queen St -11 {1 2 -2 A 82 4 2 3 4 7 9 /6 -4 4 , /2 4-/4.-0? --â‚¬ -80 10; v 0 r _- f ynt Qdy 4 0 Hospital ~to d z J Vt -9 - --p- -0#: <5 6 2 -2 '- 4 9gent Sf path-3 .Â·,Â· . To hose Maroon Lake ..0-3.4 4 D F i allcis St. H, 44,7 -6# a Mall C Per V C 271#04 7 '4 ) 7 Gale,1,1 St .... Â·11 f 11<adow [)1 - (,-Il 2 "t - -4 1-st Garmigch St.. .(;-11-4 5 Ale:1(!{,wof,<11)r.. 4*Larkspur lo C 1 C I,1, *S-~0~~ 4/,9 ~ 4 . ~ -( 2f/* B. -96 Durant 4.m Av. (;11 5-6 Headow' R 11. Milliert SL.. 11-5 Midian,1.1, 11-6-7 -4 /-_*dj) v .\%\11<71) 1 (,Ille'lle KI 1 4 Mill %1 .(,-1 5 Summit. 1 0 32 119,â„¢4.\ 0/0 1 \ e (g 11-5 11'11'all' 51, 6 1.5 \latiaith St ..(ill.5 i 0 , 0 49 (N Xy. 119 - ..2 ~* Rai XI 1 IcalieN I n (; 11 2 Al"!1*In \!CH IN 1 2-1 100 B 11"nic#(i ...(13 1{nist. 1! 9 \U Laun 1(3 . 1- X (flivel> 5,Â· r -<~4---_VEe.stÂ¥terd: 33 1 4Â« j - Renneti itench Rd ..IÂ·:-4.5 11(,ine:lake Dr. ./:-2 11/ Laurel Di 1-I-K ork Black Birch Di [(-I- 2 ..1 11â€žpkinx,45... ('11 7-6 Neal .Â·b ..11 (1 O I \ i f. c>\%/-\39Â£,1-# r- Â·Â· * Bunti' 1 n 11 5 North St i 1_1 67 . 911?d - 9 F.2-7 IltinwiÂ·St........ ~Ca;tle Creek Di . 1 1 Thrriter(,rek Rd ...D F. 6 (liginal St 111-6 Red': Rd... ...114-6 ~ ~ - Cryst/li.ake Rd 7.' Ca~tle (-ierk R d 6 11-3 Ihman A#. (;lidA (herl.nk DI ~~. A Marni St. 11 6.7 \4\ M 1 j (emelen I n I)(,2-1 1/an %1. 11.1 5 ibik.A' 11 f, ki,Ire Rd 10 5 311{1. Humn Ct 1% ( Cilten,11:11 C '11 1 6 7 hunani SL 11 5 l'ark ('i i 116 Rive, Di H .1 4,141 .Â·h (; 6 p Ch:illpt.Â·Id Rd 1- 2 Kine St . 11 'D Pe:Ill KI 1...1 14 I.Â·cr .de .Â·\I... 11 6 Spnny St (; -11 I (, 1.C s V (3Â·,red:ind % 1 11 6 1.:tke Al IÂ· (I-4 il.IlÂ·(Â·1 1 I 1Â·-5 141,1Â·i.ide Dr. 1-6 7 SpinciÂ· St (; 6 \0\ 0% Hli Lark,pul I n 11 2 1''uuÂ·, 1'1.lit 1<,1. '{1 1 14,#Ble St..... lA 911)ri,11 St 11-5 82 1~___12* Out,il I ake Rd . 1 7 1 <'ic l'intÂ· R < (r Q 6 1,18'10~e l'ath 11 3 R.:line Fork Di. .I- Vinc Hi I).,1Â· 41 11 6,Â·/Lapine l)I 1 I X Purt,\ <inilli Ki (; 5 R(,:trine'. IÂ·-irk Rd. 1 4-4 \\.11'1111 4 1 (, f Â·3 De.in S' 11-9 11:leillticn Rd It 1 1".1 al,1 Kil 1- 1 Kage (.1 ... E-2 WaliÂ·14:11 1 (' I'flu I )1 1Â·.1 5 Main %1 6-11.1-5 (?Uren 41 11 6 4:III:ition Cir .ti-2 Weq [Â·nd >h 111 6 Ditr,int 4, 11-4 6 Al:irunn ( 'reek R 41 (I-11-1-2 R:tic St (, 6 Siher King Dr... . E-2 ,#'Chi \ Il'â€ž 1)1 1-7 K 1 .1.t Bleeker St. 6-11-5-6 11./1Â·non DI 1- I Reil Iliille i)r 1) 1Â·~-2-% Smuggler St, .. . ...1Â·-(1-3.5 U illâ€žll['11)~d \\', E.1--1-9 To Twin 1-akes 1,1.tuond Rd ...1-7 11,Â·Skimming Rd It-1-7 Red Mâ€ž,Intam Rd 1)-(, f-(, Smuggler Nlountain Rd. ...G-6 Wright Rd . F.-5 Independence Pass A TofiAsli trift A A a A a a ' ~ Meadows Rd 2 - Â· -~~ .SU scott lind ena u 3 0 3 1/2 e.main St aspen Co 816 2 303 Â· 320 Â· 3428 PROPOSED DEMOLITION, RENOVATION AND ADDITION TO THE EDWARD,4. WITMORE HOUSE LOCATION: 330 Gillespie St. A>pen ,Co. Lot 4& west 1/2 of Lot 5 Block 91 Hallam's addition to the city of Aspen INTENTION OF PROPOSED DESIGN SCHEME: â€¢ Demolition of recent, less substantial modifications to original cross gabled miners cottage. â€¢ Adding to the oritzinal structure in a way that is compatible with both existing historic cottage and the character of the surrounding neighborhood. â€¢ Restoration of existing itructure to retrieve and prolong the integrity ot tile e\Nting, Iliftoric cottage SITE: â€¢ Site is landscaped with mature pine and spruce trees obscuring most ot the lot as Heen from the street, however they do frame the original cotta(Fe. ME.ANS OF COMPLIANCE: â€¢ Confieuration of addition breaks up the lot into a <erie< of private landâ‚¬caped outdoor rooms allowing light and view into tlie building. â€¢ Unlike ,imilar west end historic renovation. this proposed addition does not dominate in mass or height over tlie original cottage as Keen from Gillespie St. â€¢ Roof pitch is con.Â«tent rvith original roof and i wmilar to victorian roofs of the we~t end. â€¢ Proport](,tls, m.14% and <cale of building are derived from original building as well ah hurrounding example housef of tlip; period. â€¢ Molding, trim clapboard and decorative details to match as close as possible to original. â€¢ Use of true divided light windows that are consistent in proportion and Slze with original as well as surrounding historic houses. It is our intent to integrate all buildings (exihting and added on to) to enhance the original cottage. In response to item 3 on attachment 3 the soundness of the wood structure appears intact and suitable for rehabilitation. The foundation will need to be modified to accommodate the new addition as well as to level the existing structure from years of settling. Floor joist ,plates roof rafters and beams may need to be replaced or modified as required. FPR ArrÂ·u T, Irr' 7\ C T D TITTV DoonDT L u U ly V 1'1 1 w - L /1 j 1 -L 1 1-lIll 1 i.u L Â·J 1 ~. 1 The property located an 330 West Gillespie in Aspen, which is more fully described in the Application for Partial Demolition to which this Report ii attached (the "Property") is currently under contracc for Six Hundred and Thirty Thousand Dollars ($630,000.00). The property has been offered for sale for almost two (23 years, and the current sale is the result of arm'g length negotiations between unrelated parties. The estimated market value of the Property is therefore 3630,000.00. There is not, to our knowledge, any other single family residence, or even a V <19<31 11 u lot V.L U vlill-' al Willch 13 rable size, currenciy Deing ofzerea zor sale in the Wesc End of Aspen for less than $800,000.00. It is our belief that the uninhabitable condition of the existinG improvements to the Property explains - and justifies this anamciy. We estimate that after a comnlate demolition of the current improvements on che Property, the Pronertv would have an estimated maket value of between 8800,000.00 and $900,000.00. However, c;omplete demolition of t.he -1--4 v---b-.1 - C..11 0 2...il,g ..tly... u V C.liCU L.J 1 2, 11CluiiCI Fcialit- L='u 11 U 1 uc 3 - - ca w -=, a 3 the demand for renovaned Victorian homes in the West End is much stronger than the demand for vacant lon3. The C.%10.-11, ..4.Lu'VCm=11:J Le Ullc L.4.-U'#=11-1 uu,nols. 0- \12 -llc 4 "9 Y. r <", -- n + â‚¬ /1 1 original two story miners cottage, (23 various later additions to the east and north sides of the original house, as well as an open oorch on the southwest corner of the hoi-ise, and (3) a L I ue.acheu storage shed or approximately 400 square feet located in the northeast corner of the lon. We Dronose to demolish mosE of L (2) above, and to salvace and renovate as much as nossible of (1) and (3). Our olans will result in a renovated residence of approximately 2850 square feet and a renovated garage of approximately 450 square feet. The renovated residence and garage will be constructed in the American Victorian style, which in design and finishes, both interior and exterior, will equal or *6 quality of Victorian homes in the same vicinity. We Lills have created a preliminary demolition, construction and landscaping budget of $450,000.00, so that our total cost to market the renovated Property (including debt service, the cost of gaining HPC and Building Department approvals and other miscellaneous costs) will equal approximately $1,200,000.00. The average resale price of single family residences (including vacant lots) in Aspen during the last three months of - 1990 was approximately $1,400,000.00. We believe that the market for such properties will remain strong throughout 1994, and that the renovated Property, with its desireable location in the West End near the Music Tent, will sell for at least $1,600,000.00. Therefore, our proposed improvement of the Property should result in a reasonable return on investment. To our knowledge (we have asked the current owner), there have been no appraisals on the Property in the last two years. 4 tr- 4# RESOLUTION NO. 94-1 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMITTEE RECOMMENDING TO THE CITY COUNCIL OF ASPEN, COLORADO, ADOPTION OF AN AMENDMENT TO THE HISTORIC DISTRICT AND HISTORIC LANDMARK DEVELOPMENT GUIDELINES WHEREAS, the Historic Preservation Committee of Aspen, Colorado (hereinafter "HPC") created the "Historic District and Historic Landmark Development Guidelines" in 1986-1987; and WHEREAS, City Council adopted the "Historic District and Historic Landmark Development Guidelines" through Resolution No. 88-2; and WHEREAS, the guidelines were intended to increase community awareness of the historic character of Aspen and to illustrate ' concepts of compatibility to owners of historic structures and structures within historic districts; and WHEREAS, the HPC has generally found the guidelines to be effective and of value in carrying out the powers and duties assigned to this committee; and WHEREAS, the HPC has determined that the existing guidelines do not provide sufficient direction for development which occurs on the roofs of commercial buildings, including mechanical equipment, satellite dishes, skylights and other such appurtenances; and WHEREAS, the Aspen Area Community Plan recommended amending the guidelines to encourage compatible roof-top activities in the commercial districts. . NOW THEREFORE, BE IT RESOLVED by the Historic Preservation Committee: Section 1 That it recommends that City Council adopt the following amendment, adding new language to the "Historic District and Historic Landmark Development Guidelines:" Chapter IV. Commercial Buildings- Renovation and Restoration HVAC equipment, satellite dishes, skylights, antennae, solar collectors and other such appurtanences should be minimized on historic structures. When installed, these objects should be screened from view at the street level and should also be unobtrusive when viewed from above. Rooftop equipment should not be located on roof slopes which are visible from the streets. Place this equipment behind existing building elements when possible, such as parapet walls, pediments or chimnevs, or, in some cases, consider enclosing the element with a structure of similar color and materials as the rest of the building. All equipment shall be painted to match the color of the roof, so that it will fade out. Historic building materials should not be damaged or obscured by the installation of these objects. Chapter V. Commercial Buildings- New Construction HVAC equipment, satellite dishes, skylights, antennae, fire escapes, solar collectors and other such appurtenances should be anticipated at the start of a project and planned as part of the overall design of a new building. Their size and number should be minimized. Use architectural elements to screen equipment or, whenever possible, incorporate these objects into the interior spaces of the building. Rooftop elements should not be visible from the street and should also be unobtrusive when viewed from above. Paint all equipment to match the color of the roof. DATED: , 1994 ATTEST: HISTORIC PRESERVATION COMMITTEE By Kathy Strickland, Joe Krabacher Deputy City Clerk Chairman I. : . 0 -T -9 -31 1 14\ / . t 0 - ~emED f ~Â·ItpullpiNA fo /---7 710*492-2-CEÂ¥\0\11 \CR / >f'*14riNlt - ou 1 9*4Â« AgerrION)....f>/*EMAIN,- 84,3h OF EXI*flklil,- M 1 -01 < <Â»F---- ~ - IB- - --- 7 ~-1 : 1 9449994 (13- %2~*~.Mb~6.Ll.h â€žsirs-4.KEFO+ - 1----- ---- -uu- -Th,7--5IM-- ----------17,94-*â€¢,Fr-.~~fpl~17~I~Vf~~~ ~~~~~~ **Pmt - 1965-UPT~ -~~4~4 0~2*~~~CU,NU4~_1&1 92.Fr il'- o' 4 Jill lilill/ , =*2% 14-r I WÂ£~ Tr LaM,41).1 -=to 'Fl 4 Â¥. 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