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Home My WebLink Aboutagenda.hpc.19920408 AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE April 8, 1992 .6 REGULAR MEETING SECOND FLOOR MEETING ROOM 5:00 I. Roll call and approval of March 18, 19th minutes. II. Public Comments ot.3712>, III. OLD BUSINESS 5:15 A. Final Development: 700 W. Francis-/ + i/1 V)-th''n 3021- 12 41>3 0 1/ OK. z 2 - 01_ 6:00 3 B. Final Development: 715 W. Smuggler~p , )70 0 44- OIl IV. NEW BUSINESS 6:25 8 A. Landmark pesignation (Public Hearing) 134 * Bleeker tjL 51 '- j, ) 1 Ck.-1 :' ,.1 0 /<2 6:40 ~ B. Minor Development 320 S. Galena - Volk Plaza Seating >9 6:50 C. WORKSESSION: Cantina courtyard tree removal/replacement 7:05 V. COMMUNICATIONS A. Project Monitoring B. HONOR AWARD SELECTIONS 7:30 VI. Adjourn 1 4 g- MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: 700 W. Francis: Final Development (Partial Demolition, On-site Relocation and Expansion) , and Setback Variations Date: April 8, 1992 APPLICANT' S REQUEST: Final Development approval, including Partial Demolition, on-site Relocation and Expansion, and Setback variations for the proposal at 700 W. Francis. SUMMARY: The parcel has received Landmark Designation by Council. Final Development (Partial Demolition, On-site Relocation and Expansion) , and Setback Variations approval is pending HPC' s action at this meeting. The applicant is also seeking approval to demolish the outbuilding (which is proposed to be rebuilt at the northeast corner of the parcel). APPLICANT: Doug and Susan McPherson, represented by Gretchen Greenwood and Associates LOCATION: 700 W. Francis, Lots R and S, Block 15, City and Townsite of Aspen, Colorado SITE, AREA AND BULK INFORMATION: See applicant's information, attached. PREVIOUS HPC ACTION: On December 18, 1991, the HPC granted Conceptual Development approval for the project, subject to the following conditions, to be met at Final: 1) The applicant shall submit a plan for the preservation of the trees and replacement for any that are damaged 2) The applicant shall restudy the design to show the delineation of old and new, and materials to be used 3) Allow side and rear yard setback variations subject to further study to move the addition more to the east taking into account the impact of the trees 4) Landscape plan to be submitted, which shall indicate 7 ~ fence around the patio -/1 j Staff asks that the HPC carefully review the applicant's response ~ , to each condition prior to granting approval. We find that the ~0:; 1--< 1 . 4 applicant's response to Condition $2 still does not meet the HPC's intent nor Development Review Standards #1 and #4. PLANNING OFFICE GENERAL COMMENTS: Staff is generally not in support of additions larger than the original historic resource, due to the loss of architectural integrity that occurs to the resource. Particularly with this excellent Register-eligible resource, we find supporting the extent of change to the parcel difficult. We originally recommended the HPC table action on this project and continue the public hearing at Conceptual review, in order to allow the applicant, and perhaps the HPC, time to fully consider the extent of the changes proposed. Conceptual approval was granted, which basically approved the massing and the overall extent of development on this parcel. Additionally, a worksession was held to review progress of the architect's revisions. Since the HPC has granted Conceptual approval, staff supports their decision. We do feel, however, that extensive renovations of this kind with large additions do erode the historic, small cottage- scale integrity that once defined the Aspen community. The Planning Office asks that the HPC carefully consider this project, now at Final review, to insure all aspects are as compatible as possible to the historic cottage and surrounding neighborhood. We are recommending tabling due to the application not meeting some of the Partial Demolition and Relocation Standards, and the applicant's response to Conceptual condition #2 (transition between old and new), which we feel requires further study in order the meet Development Review Standards #1 and #4. Partial Demolition, On-site Relocation, Expansion and Variations REVIEW STANDARDS: Section 7-601 of the Aspen Land Use Regulations defines the four standards for Development Review. All four of these standards must be met in order for the HPC to grant approval for the proposal. In addition, the Partial Demolition and Relocation Standards (Sections 7-602 B and C) must also be met. Development Review Standards 1. 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 of exceed the allowed floor areas, HPC shall find that such variation is more compatible in character with the 2 - 8 . historic landmark, than would be development in accord with dimensional requirements. Response: The primary concern of the HPC is in the design of the transition between the old and the new, according to the Guidelines and Standards. Staff asks that the Board carefully review this aspect of the Final application to insure that this condition has been met. Our recommendation to the Board is that this issue has not been fully resolved. The east elevation shown on page A-15 does not indicate a break between old and new. The transition is not evident, and we recommend further study to accomplish the HPC Conceptual condition and to meet this Standard. The rear and side yard setback variations have been amended. The house will be relocated an additional 1.5' east, making the sideyard setback 2.5'. By preserving the mature trees, the HPC may find that the sideyard setback is more compatible in character to the historic resource. Additionally, the rear yard setback variation of 5' (placing the new outbuilding at the zero lot line) gestures to the historic alley-building alignment, that is rapidly changing in this block. Again, the HPC may make the compatibility finding in order to grant this variation. 2. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The Planning Office finds that the proposal is not incompatible with the neighborhood. 3. 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: The Planning Office finds that the proposed restoration aspects of the proposal enhance the cultural value of the historic resource. However, we believe that due to the extent of the proposed addition, listing on the State and/or National Register of Historic Places will not be possible. We support Register listing of all properties within our community that are eligible for such an honor, and find that properties listed on the National or State Register of 3 ......I--.....*.W..*.&./.4-*.1.%.----.....-V./.--...*-Il.&+*.W-/..O*<I%Wk))....4.*--I-. -' I 'll - ~ ~ *~~ . 0 Historic Places as to Aspen's cultural value. We recommend that the HPC encourage the applicant to reconsider the proposal in order to protect the ability now or in the future for the property to be listed on the Registers. - 4. The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: Staff finds that this standard has not been met, however, the HPC found it had when Conceptual approval was granted. We ask that the Board consider the following issues in order to find this Standard has been met: 1) Transition between old and new 2) Roof form of new addition 2) Domed skylight 3) Patio/plaza area at east A complete materials list has been attached for the HPC's review. We find that these materials are compatible with the historic resource. Partial Demolition Standards 1. The partial demolition is required for the renovation, restoration or rehabilitation of the structure. 2. The applicant has mitigated, to the greatest extent possible: a) Impacts on the historic importance of the structure or structures located on the parcel. b) Impacts on the architectural integrity of the structure or structures located on the parcel. Response: Although the application does not go into detail regarding partial demolition, or demolition of the existing outbuilding, they did include a copy of the house mover' s insurance certificate. Staff recommends that the HPC require a more detailed report of the demolition proposed at Final, which we ask the applicant to provide prior to granting Final approval, or to be approved by staff and the project monitor prior to the issuance of 4 .-Â·Neâ€¢A..........& - .C....1/Â».* 4/.41...#.. Â· a building permit. Relocation Standards The Final Development application did not include a complete response to the Relocation standards, which we ask the applicant to provide prior to granting Final approval. 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 purpose for the relocation is to allow more space on the parcel for the new addition. The structure can be rehabilitated where it is currently sited. 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 structures will not be diminished due to the relocation. Response: Generally, an on-site relocation of a cottage is not considered by staff to undermine its historic integrity to a significant degree. This is particularly true when a subject cottage is sitting directly on the ground with no cellar or basement, or not on a foundation. However, this cottage is different. One of the original and unique features of the cottage is the partial cellar. Relocation will destroy this cellar feature, an issue the HPC may wish to consider. 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: Barry Maggert, P.E. has provided information to the applicant (attached) assuring them that a relocation can be accomplished, provided "detailed coordination between the 5 house mover, contractor and architect" occur. No detailed information has been presented to explain the method of relocation, which we ask be submitted to staff for approval prior to the issuance of a building permit. 4. Standard: A relocation plan shall be submitted, including posting a bond with the Engineering Department, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. Response: The applicant has submitted a site plan indicating the relocation. A draft of the financial security agreement is attached, which has been given to the City Attorney for his approval, which must occur prior to the issuance of a building permit. 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 relocation 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: The cottage is proposed to be moved 10' closer to the street edge. The HPC should determine if this relocation is appropriate to strengthen the established setback pattern of the immediate block and surrounding neighborhood. ALTERNATIVES: The HPC may consider any of the following alternatives: 1. Grant Final Development approval, with or without conditions to be approved by staff and the project monitor prior to the issuance of a building permit, finding that all of the conditions of Conceptual have been met, and finding that the Development Review, Partial Demolition and Relocation standards have been met. Setback variations may be granted, provided the finding be made thatÂ· such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. 6 4 . 2. Table action, finding that additional information is required in order for the Partial Demolition and - Relocation standards to be met, and that the design of the transition between old and new requires further study. 3. Deny Final Development approval, finding that certain conditions of Conceptual Development approval have not been met, and/or the Partial Demolition or Relocation Standards. RECOMMENDATION: The Planning Office recommends that the HPC recommend table Final Development approval finding that additional information is required in order for the Partial Demolition and Relocation standards to be met, and that the design of the transition between old and new requires further study in order to comply with that condition of the ConceptualÂ·Development approval, and meet Development Review Standards #1 and #4. Additional comments: (j f--C-L *4 %1:1~(,11/li memo.hpc.700wf.fd 7 GRETCHEN GREENWOOD & ASSOCIATES, INC. ~~|4 ARCHITECTUREÂ·INTERIOR DESIGNÂ·PLANNING March 27, 1992 Ms. Roxanne Eflin Historic Preservation Director Aspen/Pitkin County Planning Office 130 South Galena Street Aspen, CO 81611 Re: Saunders Victorian 700 West Francis Street Significant Historic Development Application Dear Ms. Eflin: Attached for the Planning Office review are 3 copies of the referenced application. We will be presenting the attached final application to the Historic Preservation Commission on April 8th for final approval If you have any questions, please do not hesitate to call. Very truly yours, 491Â«-1 GÂ»'tchen Greenwood Architect 201 N. MILL. STE. 207 Â· ASPEN. CO 81611 Â· TEL: 303 925-4502 Â· FAX: 303/925-7490 ill March 27, 1992 Historic Preservation Committee To The Members: Based on our conceptual development approval and our subsequent work session with the commission, we are submitting the following information for our Final Approval. The concerns of the HPC have been met and incorporated into our final plans. We are extremely pleased with the results of the design and the process that we have been through with the H.P.C. Our main goal in the next construction phase is to preserve the existing house and add our addition and provide the neighborhood with a living and breathing residence after such a long time of neglect. We appreciate your cooperation in granting us final approval, and we feel that this has been a successful process for the community and for our family. Sincerely Â»r.wt #Ne~ Dbdk and Susan McPherson SAUNDERS VICTORIAN CONTENTS OF FINAL APPLICATION PAGE A. Response to Conceptual Development 1 Conditions for Final Approval B. Proposed Building Material Specifications 3 C. Building Relocation Report 1. Bailey House Movers Letter 7 2. House Movers' Certificate of Insurance 8 3. Structural Engineering Letter 9 D. Letter of Financial Guarantee with Supporting 11 Cost Estimates E. Zoning Requirements/ Final Zoning Application 13 F 0 Support Documents A-1 Specifications - Index A-2 Existing Site Plan A-3 Existing Floor Plan A-4 Existing Elevations A-5 Existing Building Sections A-6 Existing Shed A-7 Demolition Plan/Bracing Plan A-8 Site Relocation Plan A-9 Landscape Plan A-10 Basement Plan A-11 Entry and Kitchen Level Plan A-12 Upper Level Plan A-13 Roof Plan A-14 New Shed Plan and Elevations A-15 South and East Elevations A-16 North and West Elevations A-17 Building Sections SAUNDER'S VICTORIAN A. RESPONSE TO CONCEPTUAL DEVELOPMENT CONDITIONS FOR FINAL APPROVAL 1. Landscape Plan/ Tree Replacement Plan 2. Setback Request 3. Differentiation Between Old Structure and New Structure 4. Simpler Fenestration on New Structure 1. Landscape Plan/ Tree Replacement Plan We have included for your review a landscape plan. This plan details the exterior development of the patio, walkways, driveway, planting beds, and tree location. Specifically, the one existing evergreen located op, ybe west of the property will be removed and relocated to the ,--bh of the property as shown on the plan. Moving the house the extra 1-1/2" feet will not change the impact of construction on the evergreen trees. 2. Setback Request on West Side Yard Setback As a condition of final approval we were asked to look at moving the house to the East to decrease our variance request from one foot. We have determined that we will move the house an additional 1-1/2 feet to the West for a total side yard setback of 2'- 6". At our work session the neighbor to the East had no objection to this setback, as long as she would have the opportunity to have the same variance. The HPC stated that her variance request was reasonable and that they need jurisdiction to grant a variance to that property at the appropriate time. 3. Differentiation Between Old Structure and New Structure We responded to this condition by simplifying the new addition, in order that the addition and the old house create a contrast. The existing residence is rich in architectural detailing and ornamentation including a sandstone wainscoting, colored glass windows, small dormers, architectural detailing and bric a brac. The final plan is to accentuate the old house by emphasizing the old house and de-emphasizing the addition. The addition will have larger siding, no sandstone wainscoting, proportional windows, different roof eave detail, larger exposure shingles. At the new flat roof detail, a skylight with a taller parapet will be added to the roof. The parapet will be 1 approximately 8" - 12" above the existing roof parapet. In summary, the form of the new building will follow the form and proportion of the existing house, yet the addition will not have the ornamentation and will appear quieter than the existing house. The addition will represent that it was built at a later time. 4. Simpler Fenestration on Addition In response to simpler fenestration condition, we have eliminated the mullen details on the picture window on the South elevation and north elevation. 2 . B. BUILDING MATERIALS: 1. Exterior Siding Existing Siding: To the extent that the existing lap siding can be maintained and repaired, the existing siding will remain. The existing exposure is 4-3/8". New Siding: Lap siding will be on the new addition. the new exposure is 5-1/2". This increase will be a large change to the existing house further distinguishing the difference between the old and new. Pictures will be presented at the final hearing. 2. Roof Shingles Existing Roof Shingles: To the extent that the roof does not have to be rebuilt and re-waterproofed, the existing wood shingles will remain. The existing exposure is 5". New Roof Shingles: New wood shingles will be added to the addition with a 5-1/2" exposure. 3. Windows Existing Windows: Bracing precautions will be made during the moving of the house. The windows will be braced with 1/2" plywood and taped to prevent breaking. To the extent that the windows and glazing do not become damaged, the windows will remain. Elevation of the existing windows are provided with this packet. See Elevations. New Windows: Enclosed are the window specifications for the addition. Pictures will be presented at the final meeting. 4. Exterior Doors Existing Doors: The two existing entry doors are 2'8" x 6'-6-1/4" with a 2'8" x 1- 7-3/4" transom. These doors will be removed during construction and reinstalled at a later date. New Doors: The new door on the addition is 2) 2'6" x 8'0" glass panel wood door. A picture will be presented at the final meeting. Shed Door: The exterior door at the shed will be the existing door and transom presently used on the existing building. A picture will be presented at the final meeting. 3 5. Building Shingles at Roof Gables Existing Shingles: To the extent that the wood shingles can be reused, they will be restored. Existing exposure is 5". New Shingles: The new shingles will match the existing pattern and design and will have a 5-1/2" exposure. 6. Sandstone Wainscoting Existing Sandstone: The existing sandstone varies in thickness from 10" to 14". The existing width is 10". The length varies from 12" to 18". To the extent that the sandstone withstands the sawing, we will reuse the existing sandstone by cutting it to a final thickness of 4" to 5" and applying the sandstone to the new foundation. 7. Exterior Brick To the extent that the existing brick can be reused, the brick and chimneys will be built back as existing. 8. Exterior Architectural Woodwork To the extent that the existing architectural detailing and woodworking has not deteriorated, the woodwork will be restored and replaced on the building. 4 MCPHERSON RESIDENCE WINDOW SCHEDULE MARK AMOUNT DESCRIPTION ROW/ROH A 2 Wood Double Hung 2'6" x 6'5" 24 x 34 B 2 Wood Double Hung Field Verify Custom - To Match Existing C 3 Wood Double Hung 2'10" x 5'1" 28 x 26 D 2 Wood Double Hung 4'11-1/2" x 5'1" 24 x 26 2 Wide E Existing Window To Be Preserved F 1 Wood - Picture Field Verify Custom G 1 Wood Double Hung 2'6" x 4'5" 24 x 22 H 2 Wood Double Hung 3'2" x 5'5" 32 x 22/34 with 9 T.D.L. in Upper Half - See Elevations I 1 Wood - Custom 4'6" x 3'2-1/2" Triangular Awning J 2 Wood Casement KW23 4'0-1/2" x 5'11" Custom Triangular Fixed Window Above to Align at Base with a 12/16.9 Slope K 1 Wood Double Hung 715" x 515" 24 x 28 Wide L 1 Wood Picture with 7,7" x 3'1" 9 True Divided Lites See Elevation M 1 Wood Awning K26182 5'0-1/2" x 1'8-1/2" N 1 Wood Picture with 5'0-1/2" x 5'411 9 True Divided Lites See Elevations 0 2 Wood Custom 5'0-1/2" x 3'7" Fixed Window to Align with Window N in Width with a 12/16.9 Slope P 1 Custom Skylight by 8'1" x 8'1" AIA Plastics 5 MCPHERSON RESIDENCE DOOR SCHEDULE MARK DESCRIPTION SIZE Entry Doors - Preserve Existing 1 Wood Classique Swing 4'11-15/16" x 7'2" and Patio Door 2 Garage Door 7'211 x 8'2" 3 Garage Door 7'2" x 8'2" 6 16* 4 - 9 h 3 7 11. , i 1, *RÂ· i fi , i - tor in./Â·,..4 -her 1 12t 1 4 6 t. &0rÂ·'.Â· ~ for.(94 -- 0.< 4 i . 1 r. -muu'=#,54 Â§122 -miketi i if i â€¢ rE 1. ~ I. 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Hexagon, Diagon For competitive pricing, technical information and name of local representative, call 1-800-426-8970. BAILEY HOUSE MOVERS LICENSED - INSURED - BONDED Wm. G. BAILEY 618 344 Road ' -=fl~ Clifton, CO 81.520 , 303-4.%4-9763 /6 199 2 ~7 RETU 64 E.,6 ( 2 EE,0 (u O 0 3 41.61 63. rv\ILL 5-res{.27- ASAA 1 1 COLD. -7-0 66 14-0 rn IT Al AL, C-0 A) 1 f 2 41 t -777 f Al t Al E AS A W ALÂ· st ' A 4 78 0 /DeA.,ue, 5 .5-r. 6<j { a_ /3 6 n 8 <Re-Lb A pite L A-r- A Y- 04.AsT- Le ALE Â£â‚¬,no oct 7-3 daus i /1/10062-5 S Arts#ACT,o< Tr-WL,0 j 79 6 57-26, Cru Â£ E St+ouch 3%~ f U 22.4 So u A, 8 -7--0- rvioud., -CS-/ 11/UL-rf' &12 UL U CERTIFICATE OF INSURANCE issued by tile COLORADO COMPENSATION INSURANCE AUTHORITY COLORADO COMPENSATION INSURANCE AUTHORITY 222 SOUTH 6th ST., SUITE 404 COLORADO GRAND JUNCTION, COLORADO 81501 Â· INSURANCE COMPENSATION (303) 248Â·7335 TO WHOM IT MAY CONCERN: This is to certify that this company has issued a Standard Workmen's Compensation and Employer's Liability Policy as described below covering the liability imposed upon subject employers by the Workmen's Compensation Act of Colorado, said policy being in good standing as of this date. POLICY NUMBER: 192816-2 DATE: March 17, 1992 POLICY PERIOD: JANUARY 1, 1992 TO JANUARY 1, 1993 INSURED: WILLIAM G BAILEY .DBA BAILEY HOUSE MOVERS 618 - 34 1/2 ROAD ' CLIFTON, CO 81520 . QUARTERLY ADJUSTMENTS DATE OF ORIGINAL ISSUE: 2-18-87 CONTRACTOR: /t ****FOR ADDITIONAL COPIES, THIS CERTIFICATE MAY BE REPRODUCED*** IMPORTANT: THE COVERAGE DESCRIBED ABOVE IS IN EFFECT AS OF THE ISSUE DATE OF THIS CERTIFICATE. IT IS SUBJECT TO CHANGE AT ANY TIME IN THE FUTURE. All policies are subject to the following provision of the Workmen's Compensation Act with respect to cancellation: Section 8-54-114. I f any employer shall be ro arrears for more than thirty days in any payment required to -i be made by him to the Colorado Compensation Insurance Authority as provided by this Act, he shall by virtue of suÂ£h arrangement be in default of such payment and any policy issued to him by said Authority shall thereupon be cancelled without notice as of the effective date or renewal date of said policy. COLORADO COMPENSATION INSURANCE AUTHORITY FORM P-267 (6-88) 41*~2-ta. 8 Acemi. CERTIFICATE OF INSURANCE ISSUE DATE (MM/DD/YY) 1-6-92 ODUCER THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY ANC CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS CERTIFICA Har loan & Investnent Olzpany DOES NOT AMEND, EXTEND OR ALTER THE COVERAGE AF.FORDED BY T Box 100 POLICIES BELOW. Junction, Oolorado 81502 COMPANIES AFFORDING COVERAGE COMPANY A LETTER K Bituminous Casualty Insurance COMPANY n ;URED LETTER O Bill Bailey DEA: COMPANY râ€¢ Bailey House Movers LETTER C' 618 - 344 Road COMPANY r. Clifton, Cblorado 81520 LETTER W COMPANY D LETTER ,- )VERAGES. THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED, NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH nii: CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. POLICY EFFECTIVE POLICY EXPIRATION , TYPE OF INSURANCE POLICY NUMBER LIMITS DATE (MM/DD/YY) DATE (MM/DDRY) GENERAL LIABILITY GENERAL AGGREGATE $ 300,000. l X COMMERCIAL GENERAL LIABILI TY CLP2083059 - 6-15-91 6-15-92 PRODUCTS-COMP/OP AGG. $ 300,000. CLAIMS MADE ~ OCCUR. PERSONAL & ADV. INJURY $ 300,000. OWNER'S & CONTRACTOR'S PROT, EACH OCCURRENCE $ 300,000. FIRE DAMAGE (Anyone fire) $ 50,000. MED. EXPENSE (Arly one person) $ 5,000. BILE LIABILITY COMBINED SINGLE $ Y AUTO LIMIT ALL OWNED AUTOS BODILY INJURY $ (Per person) SCHEDULED AUTOS HIRED AUTOS BODILY INJURY $ NON-OWNED AUTOS (Per accident) GARAGE LIABILITY PROPERTY DAMAGE $ EXCESS LIABILITY EACH OCCURRENCE $ UMBRELLA FORM AGGREGATE $ OTHER THAN UMBRELLA FORM ' STATUTORY LIMITS WORKER'S COMPENSATION EACH ACCIDENT $ AND DISEASE-POLICY LIMIT $ EMPLOYERS' LIABILITY DISEASE-EACH EMPLOYEE $ OTHER SCRIPTION OF OPERATIONS/LOCATIONS/VEHICLES/SPECIAL ITEMS RTIFICATE HOLDER CANCELLATION SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE T! EXPIRATION DATE THEREOF, THE ISSUING COMPANY WILL ENDEAVOR , MAIL -1=Q- DAYS WRITTEN NOTICE TO THE CERTIFICATE HOLDER NAMED TO T} LEFT, BUT FAILURE TO MAIL SUCH NOTICE SHALL IMPOSE NO OBLIGARON C LIABIF ANY KIND ~PON THE C0MPANY, ITS AGENTS OR REPRESENTATIVE Al~HORIZE~RESENTAT~ AL f/4 POP,0 9 -U. M.0 7 9/1, :ORD 25-S (7/90) Â©ACORD CORPORATION 1 ~~ Maggert & Associates, Inc. Structural Engineers 1101 V illage Road, Suite UL3D â€¢ Carbondale, CO â€¢ 81623-1571 (303) 963-9643 â€¢ Fax/E-Mail (303) 963-0135 215 S. Monarch, Suite G201 â€¢ Aspen, CO â€¢ 81611-2914 (303) 925-5913 â€¢ Fax (303) 925-7627, March 26, 1992 Gretchen Greenwood Gretchen Greenwood & Associates A 201 North Mill, Suite 207 Aspen, CO 81611 RE: Relocation of existing residence 6th Street & Francis Aspen, Colorado Dear Gretchen: We have reviewed the preliminary proposed system for moving this existing residence to the south, on the same lot. With the development of a shoring & bracing system, long with the proposed floor beam support Ays fern, we feel relocation of the building can substantially be accomplished with a minimum of distress to the structure. With detailed coordination between the house mover, contractor & architect, the house can be lifted and relocated onto a new foundation that meets the structural requirements of the city. Very truly yours, -0 Barry Maggert, P.E. President #180Â»41 %:%4X mI 26377 * 12/ZE 01Â©F /ONALEÂ» 10 off:*-6, 6- IRREVOCABLE STANDBY LETrER OF CREDIT # April 8, 1992 Beneficiary The City of Aspen 533 Galena ST. Aspen, CO 81611 To Whom It May Concern: We hereby open the Pitkin County Bank & Trust Co. Irrevocable Standby Letter of Credit in favor of the "City of Aspen" for any sum, not to exceed in total $78,200.00 U.S. Dollars for the account of Douglas J. McPherson and Susan L. McPherson, P.O. Box 4412, Aspen, Colorado 81612. . This Letter of Credit # may be drawn upon only if: 1) Douglas J. McPherson and Susan L. McPherson have been issued a building permit to move the existing building, and to add a new addition to 700 W. Francis Street, Aspen, Colorado. 2) The City of Aspen, acting through its Planning Director, notifies Pitkin County Bank & Trust that Douglas and Susan McPherson have failed to perform by September 1, 1992, the obligations described in the final approval by the Aspen Historic Preservation Committee, dated April 8, 1992, for moving the existing building, and the required exterior and foundation work on the existing building. If, upon thirty (30) days written notice from the City of the failure of Douglas and Susan McPherson to comply with the required improvements, the applicant fails to perform.the corrective work, then this Letter of Credit shall allow the City the right, upon ten (10) days written notice to Douglas and Susan McPherson, to draw on this Letter of Credit an amount necessary to correct any damage done to the historic structure through its moving, or required exterior and foundation work to the historic structure. The contractor who will be hired by the City to do this work must be approved by Douglas and Susan McPherson, which approval may not be unreasonably withheld. 3) Each draft must state that it is drawn upon Standby Letter of Credit # with Pitkin County Bank & Trust Co. showing the date hereof. 4) The amount and date of sight draft shall be endorsed upon this Letter of Credit # 11 5) The advance must be accompanied by the original of this signed Letter of Credit # 6) Except so far as otherwise expressly stated herein, this Letter of Credit is subject to the "Uniform Customs and Practice for Documentary Credits 1983 REvision, International Chamber of Commerce Brochure Number 400" and the provision of 4-5- 101 C.R.S. ct seq. 7) This Letter of Credit expires at 4:30 P.M. September 1, 1992 or upon satisfactory completion of the exterior and foundation work described above to the reasonable satisfaction of the City of Aspen in compliance with the HPC final approval, whichever occurs first. The amount of this Letter or Credit may be reduced and replaced with identical letters of credit but for the amounts secured thereby, upon the satisfactory completion of portions of the work as reasonably determined by the City of Aspen. This Letter of Credit and the motion attached hereto set forth in full the terms of our undertaking. This Letter of Credit and the motion attached hereto shall not be modified, amended or amplified by reference to any document, instrument or agreement referred to herein or to which this Letter of Credit relates. Pitkin County Bank & Trust Co. -2-n- ~ ~1 GRETCHEN GREENWOOD & ASSOCIATES, INC. ARCHITECTURE Â· INTERIOR DESIGN Â· PLANNING COST ESTIMATE MCPHERSON HOUSE 700. W. FRANCIS Repir or replacement of extprior of existing building. . - LABOR . MATERIALS Foundation $ 4,500.00 $ 3,000.00 Framing Structure 8,200.00 6,000.00 Roof and Roof Structure 11,000.00 6,200.00 Siding 10,500.00 5,700.00 Windows - 2,000.00 11,000.00 Doors 1,000.00 2,100.00 Porch 3.800.00 3.200,00 $412000.00 $37,200.00 TOTAL $78,200.00 12 , -..4 '~ 201 N. MILL, STE. 207 Â· ASPEN, CO 81611 Â· TEL: 303/925-4502 Â· FA~563/925-7490 â€žA . E. ZONING REQUIREMENTS: Lot Size: 6,000 Square Feet Existing F.A.R.: 1,870 Square Feet Existing Outbuilding F.A.R.: 427 Square Feet Maximum Allowable F.A.R.: 3,240 Square Feet Proposed Total F.A.R.: 3,235 Square Feet Allowable Site Coverage: 40% or 2,400 Square Feet Proposed Site Coverage: 2,395 Square Feet Required Parking: 3 Spaces Proposed Parking: 3 Spaces Maximum Height-Main Building: 25' (At Median Pitch) Maximum Height-Rear Building: 12' (At Median Pitch) Proposed Height-Main Building: 17'- 0" (At Median Height) Proposed Height-Rear Building: 12' (At Median Height) MAIN HOUSE: Front Yard Setback Requirement: 10'- 0" Proposed Front Yard Setback: 13'- 6" Rear Yard Setback Requirement: 10'- 0" Total Front and Rear Yard Setback: 30'- 0" Proposed Rear Yard Setback: 12'- 3" Total Front and Rear Yard Setback: 25'- 9" West Side Yard Setback Requirement: 5 Feet Proposed West Side Yard Setback: Varies from 2-1/2feet along garage west wall to 8'- 1" to 81- 10" East Side Yard Setback Requirement: 5 Feet Minimum (Total 15 Feet) Proposed East Side Yard Setback: Varies from 11'- 0" to 24'- 0" SHED: Proposed Setback for Shed: Front Yard Setback: 87'- 6" Rear Yard Setback: 6" East Yard Setback: 6. West Yard Setback: 39'- 6" 13 ... t l 4.gr-QI: 446. PKA+Ikth *6-1 Pati +10207 ANEÂ·Â£+LIFILM Â«EK.1-|ard.EAL- DEZed.4 1 F. - Alt[ UP, odir-Iqly, ovt*FL vifdTH#>rif IA 11 Lefâ‚¬4& ov@fl --4-~ ------- / 14015) 01'Ill--IC@ IÂ»O 14/ il 925" M-TIA|y. ovkp '2410 2.10"0.6. FLLY* frap.I vt $ , --] 12 * t//EOFÂ»+1 \/82 1.lt:71 4~IrlÂ«.00 AK) ' 3 J''V. 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EXISTING r . - 0 -- t -- ------ 4.060 -7 1*ESIDENCE 6. 54-6% >46 1 H-r-012 7,0Â·1,1,5 019Â«0 INTE,KIOF J W,+1/7 --7- --1/ 2 1,1/51(4 0*274 *492*40Â·/AFF'Ly '3 BAMa/E, . - 77-v FL>/Ixlarpr: INTER"of 2=PRABIrs,61%1&8000 > .,c Â· E>Â»â‚¬* Â»10,1, BAFT Â£/ Flble 1Â»LA,5 N , .Â»4/ 2% R cle:,99 *4-c INGâ€¢ Â¢ Fuyw,â€¢,P /A/2 N 4784> - a & 1 zod BEORCOM / 1 2)12Â»a /1,1. lA|INPOIâ€¢Â» 14 / Fly Wn't> W H 61 PS /1>Â·FÂ¥ 14 1_Npr he -7 . - F"vi>H-7 1 1 71':2 6*44 Â¥ 21 .. . 4 .lili ./. f . 5. V et,Fl F'/ /'Â» 6 'SKA~M w/ R+Dk*Ifk~ ~ 7 SCALE: 99 .0% 8/'de# Mev'ER/r'ELD VE.Fl Fy 1 Re> & h .JOB: W DATE ISSUED: 31 / w , \ =5, / - , DRAWN BY: . M 1=-7, I .1 < CHECKED BY: j 4 +74 ler l INg , PE,M '71/1*H . , ) REVISIONS:~ - C - j k -1 91 , 31 1 Â© 1 ./ 1 1.-$6 -4 4 - -1.17 t r ' f f SECOND FLOOR PLAN ~ . Â¢ F 1,1-1 '-0" ' . 4- ~~1'Â»-..~ NORTH , ' 1 'k P .......,- 4 i , 1 . . / l/ , _-r -*- --4 5 7.1 4/1 7 - 1.4 4 '4 ~1'L - .0 Â· ~4Â© A 7 . , 1 . 1 . ' 1 . / DEMOLITION/ BRACING/ MOVING PLAN .. t 45,6 "13 . , 4 i ' . & 1 --- 12 1 I ./ il. r.i lilij ~\N, 25947~ - ----0 97,8 LEGEND AND NOTES SLANTED TEXT DENOTES RECORD INFORMATION ALLEY BLOCK 15 216.. '250. 49 " 0 / FOUND SURVEY MONUMENT .EDGE...OF...GRAVEL .. \ 0 SURVEY MONUMENT TO BE SET Ep 1--8. S 75Â°09-11-E 60.00- 2 11 0 - - r.---: 7 STEWART TITLE GUARANTY COMPANY. COMMITMENT FOR TITLE INSURANCE 1 1. bv ORDER NUMBER 00018457. DATED: JUNE 13. 1991. WAS USED IN THE 98.2 1 97.7 ~ 0 10 20# m SHED c - ** PREPARATION OF THIS SURVEY. /72 1 1' CONTOURS p P H o Pla H r.3 SHED Z to.0. G FOUND ROUND-HEAD IN PAVEMENT .3 1 - A SET SPIKE CONTROL 24.5 - | SHEDS ENCROACH INTO ALLEY AS SHOWN \ El *14 -L \ AREA 6.000 SC. F~. . .i- 1 14.2.. | 98.3 0 WOOD FENCE 97.2 0 + 4.4~ | WIRE FENCE 4.8 1 0% / 1% ! Ol-1 il 99 â„¢ I//6,- \ -99 . - 3~03~' W C 2 STORY - / LId C 0 4 Hous E Ct: k r , , u, . 99.2 E- 6.9 23.4 .40 #2 - 99 5 30 61 1 - 04. - IS - R , 98.3 -C 10 4 0 04 0..# 0 - 1 I.- CD 4 r -- RE ZE Q 9 - r ~ 99.6 1 5.0 gill T- 1 = -U :\ 4 al (V OU O a - 0 9 PORCH 2 I liu CERTIFICATION --13.0 - * \ ~ THE UNDERSIGNED STATES THAT THE PROPERTY DESCRIBED HEREON WAS 0 \ a m 7,3 m O --~ FIELD SURVEYED DUR I NG .1991 AND IS ACCURATE DISCREPANCIES OF RECORD. BOUNDARY LINE CONFLICTS. ENCROACHMENTS. BASED ON THE FIELD EVIDENCE AS SHOWN. AND THAT THERE ARE NO EASEMENTS OR RIGHTS OF WAY IN FIELD EVIDENCE OR KNOWN TO ME. 1 . EXCEPT AS HEREON SHOWN. UNDERGROUND UTILITIES WITH NO ABOVEGROUND 1 APPURTENANCES. AND DOCUMENTS OF RECORD' NOT SUPPLIED TO THE SURVEYOR ARE EXCEPTED. THIS SURVEY IS VOID UNLESS WET STAMPED 1 , WITH THE SEAL OF THE SURVEYOR BELOW. L..3 1 *gIES* 2 1 Ac,e.-'rea F<le-'r 1145, O >O eÂ¢ lori OP Sull,PIHZÂ»9 DATED: 4 ON \4 k 4 U JOHN M. HOWORTH P.L.S. 25947 kel 1 M PIE,-0706 4 844 9. ~ Aely-FISHe 01 E>Ulteltâ€¢16â€¢9 C \11 $. *r-1 0 30 7/ Â·01% , C I TY MONUMENT 99.6 â€¢AD 1 HORIZ. CONTROL , >9 ~ IMPROVEMENT SURVEY OF - LOT R AND S. - - 100.6 3 BLOCK 15. 100.6 EDGE OF PAVEMENT ~ CITY AND TOWNSITE OF ASPEN County of Pitkin. State of Colorado PREPARED BY WEST RANCIS STREET Â· ' AS PEN SURVEY ENGINEERS. INC: --------I N 75Â°09'll"W BASIS OF BEAR I NGS _ _ _-_-_ ~ 1 - -- -9 101.2 4 210 SOUTH GALENA STREET - ASPEN. COLORADO 81611 E: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL N BASED UPON ANY DEFECT ON THIS PLAT WITHIN THREE YEARS PHONE/FAX (303) 925-3816 ~~ ' YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION DATE JOB UPON ANY DEFECT IN THIS PLAT BE COMMENCED MORE THAN TEN SITE RELOCATION PLAN FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. THE < 7/91 21193 , FICATION IS VOID IF NOT WET STAMPED WITH THE SEAL OF THE YOR. 1 '. *LF?-LA~~ S 14Â°50'49-W 100.00'~\ 0 - , f (44.4 I 1028 -LÂ© A-'. 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SCALE: 4' \04-152/4 [al {21- 371]ILLIII 11Â»- Â« 41-fzzui::~ U_f- -~ Â© @ 1I--- -E e @ -~ 0 JOB: . - - ----- ----- - - ----- -- ----- DATE ISSUED: -- - - -- - - - --2.--- ----~ En.3 G-rl-~P T. l.,pr,1*L 4 DRAWN BY: - 101 [14 IOZ--O T 1 -_ _. CHECKED BY: - ____ _ _ __ _~ REVISIONS: T Lit J OR Y fi-pf~13~Â° 22~Â°'~*kh, 44,,24- 1 ' ' - 1 | 1 1 f I r.4 YjA Â¤ P 45[fÂ»42::=- - 01 11 --- Marff- 32' 421-'24*19+H' 016Â£ 49=- I, AlÂ®11 rlpi .1 corÂ·Â·40, Â·c~~3Â·I-'I i~jAL|.L, | I I - rl p j-lori 14 -10, 4 1 >f f>12 1-Â·11'~cpold upli | L __ ~_ - 1/4 1-42 -IfF1 1 1 - 1 1 t.d#F-47# a LUIJÂ·Itpou i-16[-l- 1 1 140+1 Â»Hv 4- --------------4 fÂ°' Ff 21 ~444 7 i d.efi~- * h fLA/*10'94 Â»PP ' lori erÂ©~efi - 31 Lpir' - A16 1\ /3. MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Final Development and parking space variation and sideyard setback: 715 W. Smuggler (Public Hearing) Date: April 8, 1992 APPLICANT'S REQUEST: Final Development approval for the addition of a multi-sided dining room off the southeast corner of the house, demolition of the (non-historic) 1-car carport, construction of a new 2-car garage, and parking space variation for the reduction of two spaces. APPLICANT: Ann Miller, represented by Gretchen Greenwood & Associates ZONING: R-6, Designated Landmark PREVIOUS HPC ACTION: On February 26, 1992, the HPC granted Conceptual Development approval for the proposal, with no conditions. PROBLEM DISCUSSION: The Development Review Standards are found in Section 7-601 of the Land Use Regulations. Findings must be made by the HPC in order to grant the sideyard setback variation and variation for parking reduction. As no conditions were made a part of the Conceptual approval, staff will focus on Standard #1 - character compatibility. 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. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area, 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: Staff supports the HPC's conceptual approval for the variation request, finding that the location of the alley-accessed detached garage preserves the cottage landscape at the rear. It also separates the massing on the parcel, allowing the principal structure to retain a smaller scale. Staff also supports the applicant's request for a two-car parking . variation, finding that two spaces are the maximum that may be incorporated within this parcel. We find that both variations are more compatible in character to the historic resource that would be development in accord with dimensional requirements. HPC comments: 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find that the proposal meets this standard. Alley- accessed, detached garages are found throughout the west end; rear additions are not uncommon in the west end. HPC comments: 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: We find that the demolition of the carport and new construction of a 2-car detached garage does not detract from the cultural value of the parcel. Staff also supports the HPC's conceptual development approval for the rear dining room addition, finding no detraction in the cultural value of the parcel. HPC comments: 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: We find that this standard has not been met. The applicant has submitted a list of materials, which will match existing. HPC comments: ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Final Development application as submitted, or with specific conditions to be approved by staff and the project monitor prior to the issuance of a building permit. 2. Table action to allow the applicant further time for 1 2 restudy (specific recommendations should be offered). 3. Deny Final Development approval finding that the application does not meet the development review standards. RECOMMENDATION: The Planning Office recommends that the HPC grant Final Development approval for the proposal at 715 W. Francis, including the variations for sideyard setback and reduction of two parking spaces, finding that the variations are more compatible in character to the historic resource that would be development in accord with dimensional requirements. Please verify the project monitor at this meeting (Bill Poss?) memo.hpc.715ws.fd 3 MILLER RESIDENCE FINAL APPROVAL APPLICATION We are requesting our final approval for a gazebo addition and two car garage addition. We are also seeking final approval for a two car parking variance and side yard setback of 0'- 0" along the east side of the property for the garage. Conceptual Approval was granted for the following without any conditions: 1. Two car parking variance. 2. Setback variance of 0'- 0" along the east side yard setback for the garage only. 3. Conceptual approval for the gazebo addition and two care garage addition. We are requesting final approval from the H.P.C. MILLER RESIDENCE BUILDING SPECIFICATIONS WINDOWS AND DOORS: Garage Windows: Wood Double Hung Windows by Kolbe and Kolbe Garage Door: Wood Exterior Swing Doors by Kolbe and Kolbe Gazebo Windows: Wood Casement Windows with True Divided Lites by Kolbe and Kolbe Gazebo Doors: Wood Exterior Swing Doors by Kolbe and Kolbe with True Divided Lites Garage Doors: Custom - See Elevation See Attached Drawings for Window/Door Schedule and Specifications SIDING: Lap siding with 4-1/2" exposure to match existing house. WOOD ROOF SHINGLES AT GAZEBO: Wood shingles to match existing 5-1/2" exposure. FLAT BUILT-UP ROOF AT GARAGE: Built up roof with gravel. 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IL-_1 - 1 1, 111 0 1 11// 201 North Mill Street --- - - Suite 207 Aspen, Colorado 81611 I' J Iii 6 W. 5 1 L i -- - 303-925-4502 0 = EL - - 1/11-1. 14 08 - 2-27 4 L F~--E&E~ ~--L=--- -13eitz[-14.KEL___--.L_ . ~73 - Â·'to Â· rLI 12:0-C> 7 . 1 0. . 0 bs rl 1 Ji_Jr--23---723 %E PUE tt::2,22*5 1 90 ~boocy g.lcyll--lo to ~ 1 1 J 1,100[57 %-1 LI'-lat - COU *1'Â«r| 8:)Â¢1*I'l-'9 I $ i~4-aÂ·1 ' p:><~dli-4,9 0 iboou 66:LJIgrAD 1-1- ---It- - - - -1-Â»- - - --1 b. -~ C cl ffr e U pr 1 @ r -L__ -1 -- --- L -- -3 EAST ELEVATION M 00 24 1 ' - - 1 --=i/ , t 41 f*09(~ F t:*tâ€¢4 L â‚¬,1 41 [Â»+ 1. - zf 15Â« rifirlcr e ploÂ·Â·1- Tub -- El EVAT1ONS -1---_-1/ 1 - --- - tre - 10. 1.10=UpfF'll e I lili lilli 1 ill 1 - -- I - --- ~ --- -1-- SCALE: ~/Â£~0 .- -- 1--1 , 1 1 +T--1 ,.FT/ 9 7 - - JOB: --- DRAWN BY. 1 --- lili \ r=i i 11 , 0 09 1/ 0 -- DATE ISSUED: 1 lili ! 15 1111 11 1]I U n - -- j 1' 3 -- - - CHECKED BY: REVISIONS: rt N U ---- - -Â·Â·-- BEI -I-~# )-- ~ --- 0 0 --r-Â» 1 ___ _ -- --- ---- -- -Â« I E- 00 t,l. 1 1 1/]ely fri 1 ~/1 ---4 - 4 %-4 142 -1 5 < -Ii-- - -*--I-*---IX#--- - ------ ppt# of ~Pullflo,m 1 1 MI-#5\0,0<~10 HE 1 1 1 0Â¥16 b 1 1 1 1 1 1 1--11 --- -4 -- -1 I ' it SOU TH ELEVATION -1 - 1--- -- ---- 1-- -- -'- ------- -- 4-LT--I NORTH ELEVATION A2 - 1. r h.- . -- I - I 0 0 n o u - 0 4 1 09-F-ap 1 / \ - Phok ht' 0 / 1 /t 4114904 1 5% LL 1 . 0 . - 69Â»fperÂ» i Gretchen Greenwood & Associates, Inc. 1 201 North Mill Street Suite 207 Aspen, Colorado 81611 303-925-4502 C .1,4. 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Y'* 1*3 Â¢4 Gretchen ib - f*-01Â» D'00|*11, th 5% -- <Al'L-F *D '_le'A uÂ»ze#2 Greenwood 41Â· & Associates, Inc. 201 North Mill Street ---2,< 10 6Ofl-'015 t PI I 1 Suite 207 b O - Aspen, Colorado 81611 REL] ~ 303-925-4502 Lij -- p-,39 \,00Â¥ . e - 1%4 +Pill 2 1 Â»111-1 pollo a W \ 1 0 e - 1,1 a) t>; 0 i cy i r-14 to 4-261-1 Mode,/15- LLJ QÂ¢U 1 1 0 1 -Luk i BÂ»Â« 81-25 VÂ«flori 210/*&4 *LerÂ»<13 074 42-1-1-1 40 1 QÂ¢ R 1,] Ir-ItyclÂ»19 Â»rolt>' 5700 F" E>Y FoLEÂ·*. 4 %01-Es* <Â© POJE, Lts Adrldit go K 26, 3,-[aP <D Fol.Â®4-8 1-|dr-lat 20 x 26, 2 1/-11 7 0 1/1 P. e 4411Â£26/AL ff.prlat| 20Â°p Â© 63-*p#4% 20=P - ('1~f ahieÂ© 101/0 L '24,0 FFÂ»11'r'4 1Â·J// 472-6311 z-frE192-2.2 'Li =2/51 - f 'J LI, 1*/1-t irled L. %0,1 FÂ©. 1 Â«60-trfe < arrf 'FP Cil 1 4 eli 6--1--4 .P>*t~rÂ·14 loog 1 '00>4411.-116:f 6Â»11.FE) rt- 0 IN- \/13:Flf T 52114#6101-16 1 914 2/Ck- fo Be ~>(ffr'ty@p fo *F- p#il ovp ty 1,1/ Â»FC'4. 10-1 r'Cp LW;? SCALE:'4'' UE.12_ 0 1 1 oil 4 1 | Vrq JOB: to- 4"arlic 21 0 DATE ISSUED: C. & 1 18--1 i KIEU,> v#r'fT-) DRAWN BY: CHECKED BY: 11 L --f - REVISIONS: N| 61-oft 601-10Â· sl-p-P 76" fRF 1-0 1Â© 116 - < fÂ°f PEF-%-1Â«*: 1 4.-14 - 2 - 1 Or - 0?69 Â»66> N lei 1 @ 1 0 [1.Al-19, 0:1*. *sT[2-e 12-z. [ 25-9 [,2.1 L 2- D L't=,0,2 4 +001-OFÂ»L fl~ap rl,-74 - 2 0Â»~P Â»FÂ» dri* : - A3 I I 0 opelo 'uadsv 7 S fati; SnUIS AA 9 44' 0/le- 1 . .. .. I . . 9 9, 91- L 421_ I I MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer ke_, Re: Landmark Designation (public hearing): 134 E. Bleeker Date: April 8, 1992 APPLICANT'S REQUEST: Landmark Designation for the property at 134 E. Bleeker, and a $2,000 designation grant from the City of Aspen. A proposal for HPC conceptual development approval for a rear addition is forthcoming. APPLICANT: Susan and Paul Penn, represented by Jake Vickery of Bill Poss and Associates LOCATION: 134 E. Bleeker, Lot S and the easterly 1/2 of Lot R, Block 65, City and Townsite of Aspen, Colorado LOCAL DESIGNATION STANDARDS: Section 7-702 of the Aspen Land Use Regulations define the six standards for local landmark designation, requiring that the resource under consideration meet at least one of the following standards: 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: The Planning Office files indicate no known historical event or association with personage of historic significance is connected to this parcel. We find this Standard has not been met. B. Architectural importance: The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character. Response: Staff finds this Standard has been met, due to the traditional architectural style of the structure and carriage house, indicated in massing, scale, roof form, detailing and materials representative of turn-of-the-century building styles in Aspen. r C. Architectural importance: The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. Response: We find this Standard has not been met. The structures are vernacular in nature, and do not represent a unique type or specimen within our community. D. Architectural importance: We find this Standard has not been met. The structure is a significant work of an architect whose individual work has influenced the character of Aspen. Response: No known connection to an architect exists within the historic records of these structures. E. Neighborhood character: The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: We find that both structures are significant components of the West End/Community Church neighborhood. Their preservation is vital to preserve the character of this neighborhood. 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: These highly visible structures have long been noted for their contribution to Aspen's historic character. Located directly across Aspen Street from the National Register Community Church, the preservation Of these structures is considered to be critical to the community. They are excellent examples of Aspen's historic and architectural heritage. We find that this standard has been met. RECOMMENDATION: The Planning Office recommends that the HPC recommend Landmark Designation of 134 E. Bleeker Street, finding that Designation Standards B, E and F (architectural importance, neighborhood influence and contribution to community character) have been met. Additional comments: memo.hpc.134eb 1] APPLICATION FOR LANDMARK DESIGNATION (CONT) (Attachment #, Item #) (2 - 2) Street Address: 134 East Bleeker Legal Description: Lot S and Easterly 1/2 Lot R, Block 65, Township 10 South, Range 84 West, Section 7, City of Aspen, Pitkin County, Colorado (2 - 3) See Attached Attorney's Statement (2 - 4) See Attached Vicinity Map (2 - 5) Complies with review standard as follows: This project meets review standards B, E, F, and qualifies to be designated as a landmark. It was built in 1888 and has traditional Aspen Miner's Cottage Character that contributes to the Historic West End District. The character of the cottage supports the neighborhood in the vicinity of the Community Church. "This structure is of historical importance by illustrating the family home environment and lifestyle of the average citizen in Aspen which was then dominated by the silver mining industry." (From HPC Inventory). (3 - 1) See attached Boundary Survey (3 - 2) See attached letter requesting grant and waiver of Application Fees and Park Dedication Fees. See attached letter authorizing Bill Poss and Associates to act as Representative. 2 of 2 IA. 1 - V. ~ and associates r . HISTORIC ARCHITECTURAL BUILDING/STRUCTURE FORM State Site Number: Local Site Number: 134.EB Photo Information: ASP-C-26 & 28 Township 10 South Range 84 West Section 7 USGS Quad Name Aspen Year 1960 X 7.5' 15' Building or Structure Name: R.R. Bowles Residence Full Street Address: 134 East Bleeker Legal Description: Lots R & S, Block 65 City and Townsite of Aspen City Aspen County Pitkin Historic District/Neighborhood Name: Community Church Historic District Owner: Private/State/Federal Owner's Mailing Address: ARCHITECTURAL DESCRIPTION Building Type: Residential Architectural Style: Victorian Miner's Cottage Dimensions: L: X W: = Square Feet: Number of Stories: 1-1/2 story Building Plan (Footprint, Shape): Irregular rectangle Landscaping or Special Setting Features: 24" cottonwood at south side Associated Buildings, Features or Objects - Describe Material and Function (map number / name): 1-1/2 story second cottage with T- shaped gable and 1st story shed addition on east side with clapboard siding amd four-over-four double hung windows; red brick chimnev and . Af .LU.\V carr'iagelt=er- at rear. on alley; approximately 600 square feet For the following categories include materials, techniques and styles in the description as appropriate: Roof: L-shaped gable with asphalt shingles, one story qable addition at rear; metal ball finials at gable ends Walls: Clapboard with board and batten at qable end Foundation / Basement: N/A Chimney(s): Red brick at center of front (north/south) qable Windows: 1st story paired one-over-one double hung (Dair at front gable has bracketed lintel); 2nd story single one-over-one double hunq with bracketed lintel Doors: Double arched light over wood panel Porches: L-shaped shed in southeast corner supported bv turned Posts General Architectural Description: L-shaped 1-1/2 story Victorian Cottage with L-shaped shed roofed porch -- Page 2 of 2 State Site Number Local Site Number 134.EB FUNCTION ARCHITECTURAL HISTORY Current Use: Residential Architect: Unknown Original Use: Residential Builder: Unknown Intermediate Use: Residential Construction Date: 1888 X Actual _ Estimate X Assessor Based On: MODIFICATIONS AND/OR ADDITIONS Minor X Moderate Major Moved ~ Date Describe Modifications and Date: Board and batten at qable end; asphalt shingles; dates unknown Additions and Date: One story gabled addition, early NATIONAL/STATE REGISTER ELIGIBILITY AND CRITERIA Is listed on National Register; State Register Is eligible for National Register; State Register Meets National Register Criteria: A B C D E . Map Kev Local Rating and Landmark Designation Significant: Listed on or is eligible for National Registe Contributing: Resource has maintained historic 01 Ll - architectural integrity. 0 Supporting: Original integrity lost due to alterations, however, is "retrievable" with substantial effort. Locally Designated Landmark Justify Assessment: Associated Contexts and Historical Information: The significance of this residential structure is not of those who owned it or lived in it, nor of its architecture, although this structure is representative of Aspen's Mining Era. This structure is of historical importance by illustrating the family/home environment and lifestyle of the average citizen in Aspen which was then dominated by the silver mining industry. Other Recording Information Specific References to the Structure/Building: Pitkin County Court- house Records; Sanborn and Sons Insurance Maps Archaeological Potential: (Y or N) Justify: Recorded By: Date: Affiliation: Aspen Historic Preservation Committee - City of Aspen Project Manager: Roxanne Eflin, Historic Preservation Officer/Planner 2 Jol-/5 I , MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Minor Development: 320 S. Galena, Volk Plaza Date: April 8, 1992 APPLICANT'S REQUEST: Minor Development approval for new public amenities (seating, planters, trash receptacles) at Volk Plaza, 320 S. Galena. APPLICANT: The Fleisher Company, represented by Don Fleisher ZONING: "CC" Commercial Core, "H" Historic Overlay District OTHER REVIEWS: This corner is required open space. The applicant should be aware that any decrease in the amount of open space created by additional seating, etc. may require approval by the Zoning Officer, Planning Director, or Planning and Zoning Commission. PROBLEM DISCUSSION: The Development Review Standards are found in Section 7-601 of the Aspen Land Use Regulations. 1. Standard: The proposed development is compatible in character with designated historic structured located on the parcel and with development on adjacent parcels with then subject site is in an H, Historic Overlay District or is adjacent to a Historic Landmark. Response: The diagonal pattern of pedestrian traffic is preserved with the proposed furniture placement, which we find to be an important character consideration. This corner building is not historic, therefore, staff feels the design of the street amenities may be allowed to be somewhat more contemporary, relating to the architecture. The design of street furniture, though, must be carefully considered as it relates to its immediate and adjacent surroundings. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The applicant has chosen a green colored, contemporary wire tube design, that is slightly reminiscent of a 19th century wire park bench. An alternative may be a contemporary Victorian design, which may enhance the overall district more than that which is proposed. The HPC should carefully consider this design and whether the precedent it will set is appropriate for the district. In the past, the HPC has taken a position that highly ornate replica street furniture is not appropriate in Aspen, as this was more of a working class mining town. Historic photos found in the Historical Society archives rarely indicate street furniture, however, from the few photos staff has seen, benches were gracefully curved yet somewhat simple. Consistency of design in public furniture (planters, trash receptacles, etc.) in the district may tie the eclectic architectural elements together more, however, the HPC may also find that a high quality blend of street furniture and public amenities may strengthen the varied character of the Commercial Core Historic District. The Planing Office seeks direction from the HPC for the appropriate public amenity design, or approval of the application before you, as proposed. 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: Staff finds that the cultural value of this corner is enhances by attractive public amenities, that invite pedestrian interaction. This corner has been an important people-gathering place for years, providing liveliness to the historic district. We applaud the efforts of the property owner to enhance this corner. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure of part thereof. Response: The parcel does not contain a designated historic structure. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Minor Development application as submitted 2. Approve the Minor Development application with specific conditions, to be approved by staff and the project monitor prior to the issuance of a building permit. 3. Table action to allow the applicant additional time to restudy the proposal. 4. Deny Minor Development approval, finding that the application does not meet the Development Review Standards. Be specific. 1 RECOMMENDATION: The Planning Office recommends that the HPC either: 1. Approve the proposal as submitted 2. Table action, giving the applicant specific direction on the design of the public amenities, which will set precedent for the historic district in the future memo.hpc.320sg.md RECOMMENDATION: The Planning nds that the HPC either: 1. Approve the proposal as 2. Table action, giving th ecific direction on the design of the pub , which will set precedent for the histo Â· n the future memo.hpc.320sg.md 4 t) p NAL Ip ) 0 A l ; 1 X IX I.\ RN 1.247 ~tÂ« %\ \N > 4 + 5 4/ <04' 07*ker * GSAT F - ell / 24 j 9 01 \< 24 p ) 51 N.// i 4/t-P b / 8 ./ j p. 3%Â¢J~ f \, i 2 DACK / Yv V 1 4/f /7 ,8 -4 f. -\-_1=6 as - , L.4-_1~ - - 1 1175- T 1/ -~ Â¥P 1 - - N l 4 PROP. 1- 142 --4) 07-11--78.31 - -7- ... 3 Al.~, <20'-81 ' 3- - I- - i to O ner f E . ' I 1813 . f '1 H Ri) t SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS (This information must be provided in order to complete your application.) APPLICANT: The Volk Plaza ADDRESS: 320 South Galena Street. Asnen. Colerado 81611 ZONE DISTRICT: CC LOT SIZE (SQUARE FEET): 3,991.6 EXISTING FAR: 2.0:1 ALLOWABLE FAR: 2.0:1 PROPOSED FAR: N/A EXISTING NET LEASABLE (commercial): 6,220 PROPOSED NET LEASABLE (commercial): No Change EXISTING % OF SITE COVERAGE: 75% , PROPOSED % OF SITE COVERAGE: - No Chanae EXISTING % OF OPEN SPACE (Commercial): 25% PROPOSED % OF OPEN SPACE (Commer.): No Change EXISTING MAXIMUM HEIGHT: Principal Bldg.: / Accessorv Bldg: N/A PROPOSED MAXIMUM HEIGHT: Principal BlÂ®.: No Change /Accessorv BIdg: PROPOSED % OF DEMOLITION: Nnnp EXISTING NUMBER OF BEDROOMS: None PROPOSED NUMBER OF BEDROOMS: N/A EXISTING ON-SITE PARKING SPACES: None ON-SITE PARKING SPACES REQUIRED: N/A SETBACKS: ~ EXISTING: ALLOWABLE: PROPOSED: Front: 25% Front: 4 Front: No Change Rear: -0- Rear: Rear: Side: -n- Side: X Side: Combined Front/Rear: 25% Combined Frt/Rr: Combined Front/Rear: EXISTING NONCONFORMITIES/ None ENCROACHMENTS: None VARIATIONS REQUESTED (eligible for Landmarks Only: character compatibility finding must be made bv HPCk FAR: Minimum Distance Between Buildings: SETBACKS: Front: Parking Spaces: Rear: Open Space (Commercial): Side: . Â· Height (Cottage Infill Only): Combined Frt./Rr: Site Coverage (Cottage Infill Only): THE PLEXUS' SPECIFICATIONS COLLECTION FLAT SEATS Seats are constructed with a wire grid panel of 946" frame and bars 216" ac. with 1/6" -=s*E@*~Ek cross wires 1/6" o,c. inserted in %" steel frame. Finish is LFI PangardÂ® powder coat. /91505aeS@'5&124&285/922h- Standard colors are Stormcioud, Snowdrift, Grotto, Ivy, Hollyberry, Buttercup, Doe, ,%5&#Sel-*49*5*ZL-- Caribbean, and Driftwood. A selection of optional colors is available upon request. Available in rectangular units for straight run applications, angled 22Â° units for 60" radius, and angled 11Â° units for 120" radius. Custom radii are available. TO SPECIFY SELECT: Model number; Metal color; Support style: horizontal tube length in units (be sure to allow space for tables if desired); and shape (straight, 60" radius, or 120" radius). See Page 6 for detailed support and tube information. 22- F-- 25 --~ 723--7 -- 1 f--, - A 4.. 1 L 20 -1 ~- 211 LX3001-FS-22 22" x 22" LX3022-FS-22 25" x 20" x 22" LX3011-FS-22 23" x 21" x 22" Rectangular flat seat for straight Angled 22Â° flat seat for Angled 11Â° flat seat for 120" radius. run applications. 60" radius. SEATS WITH BACKS Seats are constructed with a wire grid panel of %6" frame and bars 216" ac. with 1/6â€ž cross wires 1/67, o.c. inserted in %" steel frame. Finish is LFI PangardÂ® powder coat in standard LFI colors: Stormcloud, Snowdrift, Grotto, Ivy, Hollyberry, Buttercup, Doe, If*fiNIF Caribbean, and Driftwood. A selection of optional colors is available upon request. Available for straight run applications, angled 22Â° narrow backs only for 60" radius, or --' )*2*@*lilli angled 11Â° wide or narrow backs for 120" radius. Narrow back seats are for outside facing seating on radii and wide back seats are for inside facing seating. Custom radii are available. -~442*P-11Â£[ ARM REST Arm rest is available for all seats with backs and can fit between seats or at 92%,ilk) the end of a run of seats. Constructed of %" steel frame. Available in standard LFI PangardÂ® powder coat colors (see above). TO SPECIFY ~ w~ SELECT: Model number; Metal color; Support style: horizontal tube length in units (be sure to allow space for tables if desired); and shape (straight, 60" radius, or 120" radius). See Page 6 for detailed support and tube information. OPTIONS: Give number of arms required for each run. 1 -22 7 18 -~ -20- 7- 23 - -t \1 94 1~t L 1 g O/ O l L & f_ -~ 27 --1 L 24 -_1 2-20 J LX3001-BS-22 22 " x 30" U3022-NB-22 18" x 27" x 30" U3011-NB-22 20" x 24" x 30" O(3011-WB-22 23" x 20" x 30" L/' Straight seat with back for Angled 22Â° seat with narrow Angled 11Â° seat with narrow Angled 11Â° seat with wide straight run applications, back for outside curve seating back for outside curve seating back for inside curve seating on 60" radius. on 120" radius. on 120" radius. 1 11 . METAL I Intenor, Exterior) 4. 3l THE PLEXUS COLLECTION ([X) SEATS WITH BACKS Seat prices include standard horizontal tube, adapters, and supports, Model number Size Price Ship.wt. (Includes weight allowance for support) I U<3001-BS-22 22" x 22" x 30" 320 53 1 Ma/*1 * *1 r U<3022-NB-22 27" x 18" x 30" 370 63 LD<3011-NB-22 24. x 20' x 30" 370 63 ,----, ~ LX3011-WB-22 20" x 23" x 30" 370 63 Optional Armrest For Seats With Backs 65 10 LX3001-BS-22 Optional Armrest FLAT SEATS Seat prices include standard horizontal tube, adapters, and supports. Model number Size Price Ship.wt (Includes weight allowance for support) LX3001-FS-22 22" x 22" x 22" 265 48 LX3022-FS-22 20" x 25" x 22" 320 48 LX3011-FS-22 21 ' x 23" x 22" 320 48 LX3001-FS-22 TABLES Table prices include standard horizontal tube, adapters, and supports. Table inserts are available in Fiberglass, Red Oak Woodclad, or Jarrah. Model L)<4002-30-17 available with Fiberglass insert only. i Model number Size Price Ship.wt. Price Ship.wt. - All grid Grid With Insert LX4001-FS-22 22" x 22" x 22" 275 48 330 58 1.3~CA---. r LX4001-BS-22 22" x 22" x 22" 275 48 330 58 ,-yx Affi) LX4022-FS-22 20" x 29 x 22" 330 48 385 58 -~202-' 119 LX4022-NB-22 20" x 25" x 22" 330 48 385 58 ID<4011-NB-22 23" x 21" x 22" 330 48 385 58 U<4001 -FS-22 LX4011-WB-22 21" x 23" x 22" 330 48 385 58 LX4011-FS-22 23" x 21" x 22" 330 48 385 58 LX4002-30-17 30'dia. x 17" H 675 170 fl- 64 C<4002-30-17 Fiberglass Top Only PLANTERS Pole mount planter prices include damp(s) for 3" diameter poles. Pole is not included. Model Number Size Price Ship.wt. Pole or Wall Mounted Planters LX1002-12-12 12" dia. x 12" H 225 29 ~~ ~ -1-*JEZE,54 -I Standard Planters L.L l-JELIILilll![Lilul,[ Immemwi LX1002-12-12 12" dia. x 12" H 190 29 ~:~ MEiEN <==7 LX1002-16-12 16" dia. x 12" H 230 45 LX1002-16-24 16" dia. x 24Â» H 340 55 LX1002-24-24 24" dia. x 24" H 410 80 LX1002-12-12 LX1002-30-17 30' dia. x 17" H 460 85 LX1002-30-24 30" dia. x 24" H 495 - 125 LX1002-30-30 LX1002-30-30 30" dia. x 30" H 545 - 150 LX1002-36-30 36" dia. x 30" H 695 175 3 0 -h- 1 4 FIBERGLASS (Interior, Exterior) THE TULIP COUECTION (AA) Fiberglass prices listed are for a smooth matte finish. A 15% additional charge is added for Orange Peel ($100 minimum) and 25% for Natural Stone ($200 minimum) finishes. PLANTERS Inside dimensions of planters available on specification sheets. Model number Size Price Ship.wt. C 1-==-1 15 Lf AA1009-30-21 30" dia. x 21' H 290 35 AA1009-36-21 36" dia. x 21" H 360 40 AA1009-36-27 36" dia. x 27" H 390 45 AA1009-48-21 48"dia. x 21" H 560 130 AA1009-30-21 AA1009-36-21 AA1009-36-27 AA1009-48-27 48' dia. x 27" H 590 145 r N r \ h f AA1009-48-21 AA1009-48-27 RECEPTACLES Add $40 for combination litter/ash top on AA5009-27-36. Model number Size Price Ship.wt. f h AA5009-18-24 18" dia. x 24" H 190 21 AA5009-27-36 27" dia. x 36" H 349 33 Replacement liners 18' dia. x 24" H 25 8 27" dia. x 36" H 35 13 AA5009-18-24 AA5009-27-36 ASHURN - Model number Size Price Ship.wt. AA6009-18-24 18" dia. x 24" H 190 23 U AA6009-18-24 THE FIBERGLASS GROUP (AA) Fiberglass prices listed are for a smooth matte finish. A 15% additional charge is added for Orange Peel ($100 minimum) and 25% for Natural Stone ($200 minimum) finishes. PLANTERS Inside dimensions of planters available on specification sheets. Model number Size Price Ship.wt. Square At\1001-20-17 20" sq. x 17" H 125 20 AA1001-20-21 20" sq. x 21" H 145 25 AA1001-24-17 24" sq. x 17" H 195 35 AA1001-24-21 24" sq. x 21" H 205 30 AA1001-24-27 24" sq. x 27" H 229 40 ~1001-20-17 AA1002-20-17 AA1005-12-24-17 AA1001-30-17 30" sq. x 17" H 255 40 AA1001-30-21 30" sq. x 21" H 290 45 AA1001-30-27 30" sq. x 27" H 310 60 AA1001 -36-17 36" sq. x 17" H 305 70 AA1001-36-21 36" sq. x 21" H 335 80 AA1001-36-27 36' sq. x 27" H 365 85 AA1001-36-30 36" sq. x 30" H 405 90 AA1001-36-36 36" sq. x 36" H 470 100 AA1001-48-21 48" sq. x 21 " H 480 175 AA1001-48-27 48" sq. x 27" H 545 185 AA1001-48-30 48" sq. x 30" H 588 190 AA1001-48-36 48" sq. x 36" H 660 210 14 ////NW%/R///gM~%r3ll EAM/,6aM6 . 2,,5 -0 $4/2 I . 3:Ap-. . 1..... -61â€¢:,Â·.Â·' PAT , .1 * . .â€ž449 1.4 . '054.-'..9.4 It 1. 2(0.Â· <442\.2 >1...Lib.2.~ ,â‚¬*~ * . - c 1 1.4*tbI;i412,Â·4~; , 2,{ft: : -0- 1- '4 . 4:,4<*SC 9 94: U.ttiâ‚¬*46~ -~4&-. :r *Ir-14 1,1 '47-0 - I -Â¥51 9 4 >U.4,31*. 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I 1/ ..,.. 4 . .1 . ... h . I 4 - ./' , -, 7.4 , , li ~kt t. 4 41 , 1 1 + r r . ' 91 . I . .... I . 'I I - <4. 0 . $* . 2+23&,Tif- Â»~~J-El- I :''tih -,1 ~ ~ - YI- . 1- , 9 :. ... I *. 2. .1.-:I / . . 12.:C'. - ': '.ri,t ' . '4-:<tit'. ~. I ,, . . 47*"t ~ f: ' HFC MEETING APRIL 8 1992 PROBLEM: THE CANTINA HAS HAD A LONG STANDING PROBLEM WITH AN APHID INFESTATION THAT HAS INFECTED THE FOUR DECIDUOUS TREES THAT ARE PLANTED IN THE OUTSIDE PATIO DINING AREA. DESPITE NUMEROUS ANNUAL TREE SPRAYINGS, THE APHIDS PERSIST AND ARE CREATING EXTREME HEALTH AND CONTAMINATION PROBLEMS TO OUR PATRONS WHO CHOOSE TO EAT ON THE PATIO. SIMPLY STATED, THE APHIDS ARE FALLING INTO PEOPLE'S HAIR AND INTO PEOPLE'S FOOD. WE HAVE TRIED FOR MANY YEARS TO RID OURSELVES OF THIS PROBLEM THROUGH THE RECOMMENDED SPRAYING OF THESE TREES BY PROFESSIONAL TREE SPRAYERS. UNFORTUNATELY THE APHIDS PERSIST. WE HAVE BEEN TOLD THAT THIS HAS BEEN A CITY WIDE PROBLEM IN RECENT YEARS. WE ARE CERTAIN THAT EVERYONE HERE TODAY, WILL AGREE THAT IT IS A FAR GREATER F'ROBLEM FOR A RESTAURANT THAN IT IS FOR -- MOST PEOPLE. WE BELIEVE PART OF THE TREE SPRAYING FAILURES RESULT FROM THE DIFFICULTY OF REACHING THE HIGHER TREE LIMBS. THE CRANE THAT HAS BEEN USED SIMPLY CANNOT REACH THE HIGHER LIMBS DUE TO THE INACCESSIBILITY OF THE PATIO COURT AND CONSEQUENTLY ALL OF THE APHIDS ARE NOT DESTROYED. SOLUTION: THE ONLY VIABLE SOLUTION IS TO REMOVE THE TREES AND CONSEQUENTLY i ELIMINATE THE APHID POPULATION. WE COME HERE TODAY TO SEEK YOUR APPROVAL OF THIS TREE REMOVAL. THE PARKS AND RECREATION DEPARTMENT HAS ALREADY BEEN CONTACTED AND THEY HAVE STATED THAT THEY HAVE NO OBJECTION TO THE REMOVAL OF THE TREES AS LONG AS OTHER CITY AGENCIES HAVE NO OBJECTIONS. IN PRELIMINARY DISCUSSIONS WITH ROXANNE ELFIN, IT WAS SUGGESTED THAT WE APPROACH THE HPC WITH A "REPLACEMENT PLAN" FOR THE INFESTED TREES. PROPOSED "REPLACEMENT F'LAN" : THE CANTINA RESTAURANT CONSULTED WITH BILL POSS, THE ORIGINAL ARCHITECT RESPONSIBLE FOR THE DESIGN OF THE OUTDOOR PATIO, AND IT WAS HIS SUGGESTION THAT WE REPLACE THE TREES WITH A MORE EPICUREAN GARDEN AND DINING AREA AFFECT. HE SUGGESTED A VICTORIAN ARBOR WITH GROWING VINES AND HANGING FLOWERING PLANTS. WE WANT TO PRESENT TO YOU TONIGHT A PRELIMINARY DESIGN FOR THE PURPOSED ARBOR. WE WOULD ALSO LIKE YOUR APPROVAL FOR THE REMOVAL OF THE TREES BEFORE THE BEGINNING OF THE PATIO SEASON. ... k I I ' &/41< .&.puTA Â· 4-4 ... 2.4 1.- 4 Â· .. i 1- 41**1:Â· . - ' . I Â· 1 - Â·1 1 1 1 1. 1% ... > - 9%/31* -Â· Â·Â·Â· ---4-Â·6Ie#bki - - , Â· <26Â·rÂ·-4 :. ... 7 /4-Â·9Â·44Â·Â·-: -- .'Â·/6...I '-' , , '-I .' -'* =- . Le#4'r. tpLPS. Â· . ---9EN -epizzal-Gr,Ocril L. C 1 -16/r12-0,02~# -" n 443-9,14-t A -. 1 01/ fft+,# r M 1 1 TA '* Lkly/._~A.trpr'r' >.7. L Ilf 14 1, .C /4 V L *li . 40 1. 1 6 1 4 1 t : 1 - %4 - ' r IN i . '41 1 1 1 1 -VA !.1 1 lili li 1 : 1, i li ! 11 i .i i :.1 1 1 1 u.-W0Â¢ uu/wÂ»1 . 1 . lili 1 , 1 1 1 12 1. 1 , 1 1 i . i 1 1 1 1 11 11 i , 1 1 11 1 11 1 111. ; 1 1 1 1 i'. III IiÂ· 111 ' 4 1. 111 11 .It 4 - ' Â·f ! 9 019-5 , AW WÂ»[/ 1-00,9 : .47 1 4 Iii 1 ~.- (/~Ct.- *~- '1 A-Ti CP 36>7 8 .4841>: 0:1 . r. 7,0,1 bi&~ t it _ pj v' 0/ 9/ 7 -3 .. ' , 4% 4 4 .- â€¢ 247:'ll)1:c. 1, 0 /,13 /3 /X 0% V'' V .. .. .. 1 , AGENDA r-----7--=-7------------------------------------------------------ ASPEN HISTORIC PRESERVATION COMMITTEE October 28, 1992 REGULAR MEETING SECOND FLOOR MEETING ROOM CITY HALL 5:00 I. Roll call and approval October 14, 1992 and old minutes from June 27, 1990. II. Coinmittee and Staff Comments III. PublicÂ·Comments - Isis Centennial Celebration - Linda Romero IV. OLD BUSINESS A. None V. NEW BUSINESS 5:20 A.â‚¬ Landmark Designation, Conceptual Development, parking variation and Inventory inclusion: 311 W. North Street 6:15 B 520 E. Cooper - Minor Development - Store front Ok alteration 6:30 VI. COMMUNICATIONS A. Project Monitoring B. Sub-Committee reports - 6:45 VII. Adjourn 1' b & 3 AI '' 1 .: '.CO,UIC.!42rgi': . '11.â€ž, ' I -(C WOUil 4- . 9 17 N ceo. V , r.. , 11.* F. V Y , 10 C) TI. IL ./. ' Â·j L UTS I . - A I.'' '.C'vcr, 2,Â·. T 1 Â· 3 12' ' I 3 - - fl-'- gi,q gl C .' .j Â· l J 1 . ' :.C 3 - -27 V 900'J- V. 3.4 . 1 . j ' Or . 444 L /1 . - 1.... + 1 AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE October 28, 1992 REGULAR MEETING SECOND FLOOR MEETING ROOM CITY HALL r 5:00 I.! Roll call and approval October 14, 1992 and old minutes from June 27, 1990. II. Combittee and Staff Comments III. Public Comments Idis Centennial Celebration - Linda Romero IV. @LD BUSINESS A. None 1 V. NEW BUSINESS ')F- 5:20 A. Landmark Designation, Conceptual Development, parking 4'46 variation and Inventory inclusion: 311 W. North Street 2 ctrl 71- J 6:15 ' B. 520 E. Cooper - Minor Development - Storefront alteration 6:30 VI. COMMUNICATIONS A. Project Monitoring B. Sub-Committee reports 6:45 VII. Adjourn A AA-/A PROPOSAL ISIS THEATER 100TH YEAR CELEBRATION and the HPC WHAT: The Isis is 100 years old this year! We should celebrate! IDEA: Celebrate at the Isis some evening before Christmas. 1. Announce on radio, TV and papers (Maybe Denver Post too) Z. Mave papert) do & reature OFi trio bulittiliM 3. Celebrate one night at the Isis a. Proclaim proclaim Dominic and Kitty Linza Day. (a surprise) John Bennett b. Do a short announcement before the movie. c. After movie, have a cake, celebrate NEED HELP WITH: 1. Contact papers (Linda can write articles if necessary. ) 2. Contact TV 3. Contact Denver Post 4. INVITE PEOPLE 5. Need volunteers to do refreshments 6. Arrange for Mayor to be there BE AWARE: Dominic bates publicity and special recognition MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer k Re: 311 W. North St.: Inventory inclusion, Landmark Designation, Conceptual Development review, and parking reduction Date: October 28, 1992 SUMMARY: The applicant is requesting inclusion on the Aspen Inventory of Historic Sites and Structures, Landmark Designation, Conceptual Development approval and parking reduction approval for two spaces for the 1962 Bayer-Block House at 311 W. North St. APPLICANT: Beate and Martin Block, represented by James Weaver, assisted by Jake Vickery, Architect LOCATION: 311 W. North St., Lots 3 and 4 and the West one half of Lot 5, Block 40, Hallam's Addition, City of Aspen ADDITIONAL APPROVALS NEEDED: The P&Z must review the Landmark Designation application for recommendation to Council, and Council must grant historic designation in order for the HPC to grant a parking reduction. In addition, Conditional Use approval by the P&Z is required in order for this parcel to contain two single family dwelling units, due to the small size of the lot (7,500 sq. ft.), which also requires landmark designation from Council. INVENTORY INCLUSION: In order to be eligible for Landmark Designation, a resource must first be listed on the Aspen Inventory of Historic Sites and Structures. The applicant is requesting HPC's approval for this, and has completed the Inventory form for your review and approval. LOCAL DESIGNATION STANDARDS: Section 7-702 of the Aspen Land Use Regulations define the six standards for local landmark designation, requiring that the resource under consideration meet at least one of the following standards: 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: We find that this parcel does + not meet this standard, in that it is not "commonly" associated with a person or event of historical significance. The structure was built in 1962, and designed by Herbert Bayer, however, is relatively unknown by the community as being associated with Bayer. B. Architectural importance: The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character. Response: Please refer to staff's comments under Standard C. C. Architectural importance: The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. Response: The structure is best described as "Bauhaus Vernacular". It is small scale, constructed Of modest materials, and fits well within the eclectic West End context. The structure is relatively unchanged, with the exception of a kitchen and rear deck remodel. The HPC may find that this structure is perhaps unique due to its early 1960's style, with strong Bayer influence, which is a definite departure from the late 19th century Victorian era or 1940's and 50's Mountain Chalet styles. D. Architectural importance: The structure is a significant work of an architect whose individual work has influenced the character of Aspen. Response: We find that this parcel is eligible for landmark designation particularly with the application of this standard. Herbert Bayer was a significant architectural designer whose work greatly influenced the Aspen community from 1946-1965. The Institute structures, Music Tent, Trustee Townhomes, Sundeck restaurant and two residential structures (311 W. North and 240 Lake Ave.) are examples of his work, which created an eclectic and rich architectural foundation here. 240 Lake Ave. is identified on the Aspen Inventory of Historic Sites and Structures. Paepcke Auditorium is eligible for listing on the National Register. Aspen's post-war cultural and modernist architectural history owes a great deal to Bayer. It is highly appropriate for the HPC for recommend designation based on this standard alone. (Please refer to the application for greater detail on Bayer.) E. Neighborhood character: The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: Although the structure is not from the Victorian era, its contribution to the West End's small scale character is significant. The HPC may find that the parcel meets this standard. 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 contribution this small scale residential structure makes to the West End is considered to be a valuable asset. The community master plan and particularly the Character Committee support the retention of small scale structures in the community. Through Landmark Designation, the HPC will have the full review authority over the proposed addition, to insure architectural compatibility. CONCLUSION: Staff recommends that the HPC recommend landmark designation for the parcel at 311 W. North St., finding that Standards D and F have been met. CONCEPTUAL DEVELOPMENT AND PARKING REDUCTION VARIANCE The Review Standards for Significant Development application are found in Section 7-601 (D). No approval for development involving historic landmarks shall be granted unless the HPC finds that all of the standards are met. 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 a historic landmark. For historic landmarks where proposed development would extend into front yard, side yard, and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area, 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: The existing structure is a Bayer designed 1962 single family split level residence of 1,576 sq. ft.: 3 bedrooms, 2 baths and an attached carport. This structure remains virtually intact, with the exception of the SW corner behind the existing carport where the two units would join. only minor demolition would occur. The proposal is for a 1 1/2 story addition of 1,884 sq. ft., three bedroom, 3 bath single family dwelling, which essentially creates a duplex on the parcel. Landmark designation is necessary in order for this single family unit to be approved. (It should be noted than an ADU could be built without landmark designation, requiring only Conditional Use approval by the P&Z.) The new addition is larger than the existing, however, as the application states, is no higher, and incorporates compatible materials in relation to the original structure. The application states: "The roof forms, general massing, modular layout and large glass areas are derived from and are similar to the existing resource, yet due to changes in code requirements and current building technology, the construction will be clearly distinguishable from the old." 2. STANDARD: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. RESPONSE: We find that the proposal meets this standard. The proposed development reflects the eclectic and small scale character of the West End. 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: The argument can be made that large additions to historic resources do not enhance their cultural value, however, the HPC may find in this case that the compatible addition design and minor connecting point to the existing resource do not detract from the cultural value. Staff finds that the existing resource will read through, and retains most of its original identity. 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: We find that due to the sensitive treatment of attaching the new addition to the existing resource, the structure's architectural integrity is not diminished. Staff encourages the HPC to carefully consider this standard in its application to this proposal. RECOMMENDATION: The Planning Office recommends that the HPC: 1) Approve parcel for inclusion on the Aspen Inventory of Historic Sites and Structures. (Council will take final action on this issue at second reading of the designation ordinance.) 1) Recommend Landmark Designation for the parcel at 311 W. North St., finding that Standards D and F have been met. 2) Grant conceptual development approval for the addition, subject to specific conditions to be met at Final review. 3) Grant a parking reduction variation for two spaces, finding that the parcel is able to contain four spaces of legal size, which is ample for the needs of this parcel. (Note: the final action on the variation cannot occur until the designation process has been completed.) Additional comments: memo.hpc.311WN.LD.CD 311 W. North Street, Aspen, CO, 81611-1350 (303) 925-7743. August 19, 1992 4 Ms. Roxanne Eflin Aspen Historic Preservation Officer Aspen, CO, 81611 Dear Ms. Eflin: - The purpose of this letter is to request Historical Preservation status for our home at 311 W. North Street, Aspen, CO, 81611. This house, designed by Herbert Bayer and built in 1962 by George Vagneur, was purchased by us in the Spring of 1965. We are Beate and Martin Block, who are the first and only owners of our home. Martin Block is a Professor of Physics and Astronomy at Northwestern University, Evanston, Illinois, and has been professionally associated with the Aspen Center for Physics since its inception. He is responsible for the creation of the Aspen Winter Physics Conference Series, now a 3 week winter program, in its 9th year. Beate Block, who is fluent in 4 languages, was a professional language coach to some of the vocalists in the Aspen summer music program. She now volunteers as a interpreter for the World Cup, and is a volunteer in various community and music activities. In addition, she is active in the Sister Cities program. Initially, we spent summers and winter holidays skiing in Aspen. We now, as retirement approaches, are living in Aspen about 7 months of the year, being here winter and summer. We anticipate permanent residence here in the very near future. Our property consists of lots 3,4 and the western half of lot 5, Block 40, in the Hallam's addition adjacent to the city of Aspen. The address is 311 W. North St, Aspen, CO, 81611. The area of our lots is 7500 square feet, and there is an unpaved alley at the rear of our property. When we purchased our home, it was not in the City of Aspen, but rather, came under the jurisdiction of Pitkin County. Several years later, it was annexed into the City of Aspen. The lot was originally owned by Walter and Elizabeth Paepke. They sold it to George Vagneur for development, under the stipulation that Herbert Bayer, the famous Bauhaus architect, be the sole architect for the development of the property. The exterior of the house has remained the original Bayer design. In 1977, we engaged Ted Mularz as the architect to remodel the kitchen area. In 1989, we added some external storage under the car port, and a hot tub. Essentially, even now, the house remains the original Bayer design, and has been kept in mint condition by us. The house has its 3 bedrooms and 2 baths in a semi-basement, whose exterior walls are made of concrete brick. The second floor, the living and kitchen area, is wood frame, with cedar interior and exterior. The design is contemporary, and uniquely demonstrates the Bauhaus touches of its architect We need more space. We have two married children, with families. When the children and grandchildren come to visit us in Aspen (they love it here), the space problem becomes more urgent. Further, when we are gone, we would like to leave two houses for the two families. Hence, we are going to ask permission to build a duplex. This is the reason why we need historical designation. Our property is 7500 sq. feel According to the Aspen code, we would need 8000 sq. feet to be eligible to build a duplex. However, if the house is declared an historical landmark, we would be eligible to build a duplex (Land Use Regulations, Aspen Code Sec. 5-201, D. Dimensions required, 2, page 1609). This designation would obviate the necessity of our selling this property and having yet another tear-down, with a new monster house arising skyward in the West End. The justification for our requesting this historical designation is that Herbert Bayer, the internationally famous Bauhaus disciple, designed this contemporary home for an important period in Aspen's history, as a post-war resort area. Not ohly is Herbert Bayer famous internationally for his architecture and graphic arts, but, as is well known. is famous throughout Colorado for his design of our state flag. The duplex will have as its architect James Weaver, who proposes to keep the original Bayer concept intact, and remain faithful to the integrity of the original house. He comes to this task uniquely equipped, having lived in our house for many years, while we were doing research in Europe. We sincerely hope that our request will be granted. It will aid immeasurably in preserving the character and integrity of Aspen's West End. Aspen is not only Victorian, but lives today. It's contemporary landmarks are as important to it as its Victorian roots. Sincerely, *ech-9229.Â©CL 60-4 Af_ Beate and Martin Block 10 HISTORIC ARCHITECTURAL BUILDING/STRUCTURE FORM State Site Number: Local Site Number: * Photo Information: Township 10 South Range * West Section * P USGS Quad Name Aspen Year 1960 X 7.5' 15' Building or Structure Name: * al-ou< RES'DELICE Full Street Address: * 611 WEST WORTH STREET Legal Description: * LOTS 5, 4 Adp \AJEST HALF OP5, DI=Da<. 40,HALLAARS ADDITDA.1 4179 6 72)Wk)*lTE OFASFIEkt City Aspen dounty Pitkin Historic District/Neighborhood Name: * WEST Ek).P Owner: Private/State/Federal * M RS. BEATE: Bl=Ex Owner's Mailing Address: 3\l W. KDRIER ST.; ASPER, CD el(0\\ ARCHITECTURAL DESCRIPTION Building Type: * RESIPEk)71AL Architectural Style: * eAUHIAL)5 //BAVER l96,0'9 VER kjACULAA Dimensions: L: 6(.9 x W: 222 = Square Feet: l596 Number of Stories: * Ihz Building Plan (Footprint, Shape): * RELTAkkbULAA Landscaping or Special Setting Features: * AUTOVE TREES o k) \NEST d EAST 5 1 DES Associated Buildings, Features or Objects - Describe Material and Function (map number / name): * For the following categories include materials, techniques and styles in the description as appropriate: Roof: * 01:'FOSI A-J G. SPIEDS. /0000 LA 12. i agAVEL . jFZ/~2 f %12. 1 1 Walls: *VERTICAL geDAR l K* (KE:VERSE &51#Ze ~ GATT-EA Foundation / Basement: * FALUTE D Clk.)282 aU:7(K ,, 42 DASEAAE,k)7 Chimney(s): * '54&\2 75 WALLS, FA/UTED RETAL FLUE ABOVE AA:op Windows: * LARGE PICTURE \Allk)0Â©WS AUD \Ak:oP CASENEATS Doors: * NOS> D F:LUSH 1 STÂ» 1 REP Porches: * \Naop De::LK \61,/' \KNEeKAL SEACE ; (_Nar 02\GINAL>~ General Architectural Description: * rDAJE STORN \N / 702 2*SE,Abl T, a:>PFUS[Ue, SHED &29FS I,V<SX POSED (AjaiD 2â‚¬A AA'!5, LARGE P=41)2 E Ak.ID lAk:OD CASEAAE UT VU/AJDOWS , PES.P OVEAHAC)55,0 EMP WALL plk.15, 1/EKT[ CAL <220 PAR. 5/3/616 lk]Slt>E AklD OUT'. Page 2 of 2 State Site Number Local Site Number * FUNCTION ARCHITECTURAL HISTORY Current Use: * Ras. Architect : HEKBEIVT- 2/AVER- Original Use: * RES. Builder: c:Ees,WEE VAB de UN:. Intermediate Use: RES Construction Date: 1 962 >C Actual 3 Estimate 1 Assessor Based On: * MODIFICATIONS AND/OR ADDITIONS Minor X Moderate * Major * Moved * Date * Describe Modifications and Date: * 1<rECHER d DELIC REMODEL 'Cr77 1 Additions and Date: * MOUS NATIONAL/STATE REGISTER ELIGIBILITY AND CRITERIA Is listed on National Register; State Register Is eligible for National Register; State Register Meets National Register Criteria: A B C D E Map Key Local Rating and Landmark Designation Significant: Listed on or is eligible for National Register Contributing: Resource has maintained historic or 21 . - architectural integrity. o Supporting: Original integrity lost due to alterations, however, is "retrievable" with substantial effort. Locally Designated Landmark Justify Assessment: * Fg=-0-14 Pa Associated Contexts and Historical Enformation: * THE 9/6&)1 FiCALICE /OP TH/9 KESIPEk.I-rIAL 9722-rues. iS TRAI- IT IS Ak) 02150JAL , Ud - DISTUR82 f> EXA/APLE RE 7/-'E SAUHA,09 /VERAJAEOLAR- AT:SH1TECTURE OF Heglaeg-r SAVER- WHO HAP A MAJoQ /k]FLUEUCM OU THE CULTURA L 611970 RV OF ASPE.A.1 Other Recording Information Specific References to the Structure/Building: Pitkin County Court- house Records; OWUERS' gecORPS, 6520<S /AJ PIT)<12 02, LIBRARV, Archaeological Potential: * CY orCD Justify: * Recorded By: * Date: * Affiliation: Aspen Historic Preservation Committee - City of Aspen Project Manager: Roxanne Eflin, Historic Preservation Officer/Planner APPLICATION FOR HISTORICAL DESIGNATION (CONT) BLOCK RESIDENCE OCTOBER 1, 1992 Herbert Bayer Summary The Block Residence at 311 West North Street was designed by Herbert Bayer, teaching master of the Bauhaus and one of the Â·- few "total artists" of the twentieth century. Mr. Bayer was born is Haag, Austria, in 1900 and was accepted in 1921 as a student at the Bauhaus in Weimer. He immigrated to the United States in 1938. For over half a century he did pioneering work in all of the fine and applied arts. He was one of the major design and advertising consultants to American Industry. No other designer had as much influence on design for industry, nor did as much to improve visual communication in the world at large. Herbert Bayer designed the Colorado state flag. Bayer's work is the subject of several books. In 1945, Herbert Bayer met Walter and Elizabeth Paepcke who invited him to visit Aspen and give an opinion on its development. Several months later Bayer moved to Aspen and became a design consultant for the development of Aspen as a ski resort and ultimately as a cultural center. From 1946 to 1965 he designed the following Aspen structures: 1946 Sundeck restaurant; 1950 restoration of the Wheeler Opera House; 1953 Seminar Building for the Aspen Institute for Humanistic Studies; 1954 Meadows lodging development; 1958 Aspen Meadows restaurant; 1961 Walter Paepcke Memorial Building; 1964 Aspen Festival Music Tent and its related facilities; 1965 Eight Trustee townhomes at the Aspen Meadows; During this period he designed several private homes in Aspen, three of which we know of. The Block Residence is one which today remains virtually unchanged since it was constructed. His own studio, built on Aspen Mountain during this period, has been demolished. One other Bayer designed residence is close by on Lake Street. blochdjw.wps 4.2 APPLICATION FOR CONCEPTUAL REVIEW OF SIGNIFICANT DEVELOPMENT (CONT) BLOCK RESIDENCE OCTOBER 1, 1992 (attachment #, Item #) (2-1) see attached Owner's Authorization Letter (2-2) see attached Legal Description (2-3) see attached Disclosure of Ownership (2-4) see attached Vicinity Map (2-5) Compliance with relevant Review Standards: This proposal would add a duplex unit to the rear of the site currently occupied by a Herbert Bayer designed residence. The new unit would be very similar in style, design, and treatment and would adapt a relatively small house to the current needs of the family that has occupied it since 1965. The existing structure would remain virtually in tact, except for the south west corner behind the existing carport where the two units would join. The new unit is to the side and rear of the existing historic resource. There would be only minor demolition of some overhangs and decks to make way for the new unit. 5A. The roof forms, general massing, modular layout, and large glass areas are derived from and similar to the historical resource but, due to changes in code requirements and current building technology, the construction will be clearly distinguishable from the old. It is compatible in character to the historic resource. The requested parking variation of 2 cars allows existing mature trees and vegetation to remain and keeps too many cars from obscuring the foreground of the historical resource. Four parking spaces are more than adequate for this location and the needs of these two units. . APPLICATION FOR CONCEPTUAL REVIEW (CONT) BLOCK RESIDENCE OCTOBER 1, 1992 (con't) 5B. Although the neighborhood is mostly Victorian, there are a number of houses that are more contemporary or vernacular in character. The one and a half story heights of the existing structure and the addition maintain a low profile relative to its neicjhbors . The massing of the new square footage in a secondary structure is consistent with HPC directives and compatible with other multiple structures occupying many of the lots in this neighborhood. 5C. The proposed addition is to the rear and side of the existing structure. In addition, its placement preserves and utilizes the existing rear yard and rear yard vegetation. Preservation of the structure in tact is far preferable to adding on or corrupting the historical resource by adding an upper level or attaching a large, new addition to the old. In this manner, the cultural value is maintained. 5D. The architectural integrity of the existing structure is kept in tact with the second unit clearly separate and it's own architectural element. Only minor demolition is required of one eave and some non-historic deck structure. (3A-1) see attached survey and site plan (3A-2) Materials will match existing (3A-3) see statements above - paragraphs 5 A thru D (3A-4) This project falls into Category C: erection of a structure greater then 250 gsf. 4.1 SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear, fully labeled drawings must be submitted in a format no larger than 11"x171_0_R one-dozer- sets of blueprints may be submitted in lieu of the 11 "xl 7- format. APPLICANT: BEATE *110 +14Â£77 0 SCak ADDRESS: 5/ 1 002-TH ST. : AS PED. u) 916 tl ZONE DISTRICT: g 47 LOT StZE (SQUARE FEET): 1500 69. PT. EXISTING FAR: 13 14 s:2.Fr, ALLOWABLE FAR: 3450 sa. FT, PROPOSED FAR: * Â· Z#80.-522: FE EXISTING NET LEASABLE (commercial): O/4 PROPOSED NET LEASABLE (commercial): EXISTING % OF SITE COVERAGE: HCUSE: 0912-pnvr: PEU,5 40.14.= 143.6 64. PT. <\9.1'A PROPOSED % OF SITE COVERAGE: 25-06 Se. Pr, 1~~33.4 7-3 EXISTING % OFOPEN SPACE (Commercial): k./4 PROPOSED % OF OPEN SPACE (Commer.): //A 1 EXISTING MAXIMUM HEIGHT: Princical Blda.: C 6. 0 / Accessory Bldg: ./ % tjâ‚¬(-40,9 PROPOSED MAXIMUM HEIGHT: Prindoal Bldg.: C 0Â· 0 vA/,r) / Accessory Bldg: 4Â·27. r' PROPOSED % OF DEMOLITION: O EXISTING NUMBER OF BEDROOMS: 3 PROPOSED NUMBER OF BEDROOMS: 6 EXISTING ON-SITE PARKING SPACES: *3 ON-SITE PARKING SPACES REQUIRED: 6 SETBACKS: EXISTING: ALLOWABLE: PROPOSED: , 1 Front: 10.0 Front: 20.0 Front: lot Rear: 410' Reac \O.0, Rear: 1 {.01 Side: 18.46' Side: 12.5' Side: 22.5' Combined Front/Rear: 66.0% Combined Frt/Rr: 3ao, Combined FronURear: 3 1 .O' EXISTING NONCONFORMITIES/ UCDUE ENCROACHMENTS: VARIATIONS REQUESTED (eligible for Landmarks Only: character comoatibilitv finding must be made bv HPC): FAR: Minimum Distance Between Buildings: SETBACKS: Front: Parking Spaces: 1 Rear: Open Space (Commercial): Side: Height (Cottage Infill Only): Combined FrtiRr: Site Coverage (Cottage Infill Only) . 1 " C .t-:.~[I 611. 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Cooper, storefront alteration Date: October 28, 1992 APPLICANT'S REQUEST: Minor development approval for the alteration of a first floor storefront of the non-historic structure at 520 E. Cooper. -- LOCATION: 520 E. Cooper, legally described as Block 95, Aspenhoff - - Condominiums, Unit C-1, Township 10 S, Range 84 West, on the easterly 23.75 feet of Lot N, all of Lots O and P, and the westerly 28.35 feet of Lot Q, City and Townsite of Aspen. APPLICANT: Gerald Barnett, represented by Bill Poss and Associates ZONING: CC (Commercial Core Historic District). REVIEW PROCESS: The Development Review Standards are found in Section 7-601(D). 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. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area, 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: The Planning Office finds that the proposal is compatible in character with the building, which is not historic. We find this storefront alteration to be an improvement over the existing design, bringing the entire first floor commercial space of this building into design compatibility. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find that this standard has been met. The proportions of this proposed storefront remodel more closely meet the current downtown core context, and the guidelines. 3. Standard: The proposed development enhances or does not detract from the cultural value of a designated historic structure located on the parcel proposed for development or adjacent parcels. Response: This standard does not apply, as this building is not a historic landmark. 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: Staff finds that the proposal enhances the architectural integrity of the building. The use of stone, glass and stucco are proposed, which relate to the building more compatibility. The proportions are also correct to meet the guidelines, and in general, staff supports this storefront alteration, finding it to be an improvement over the existing design. ALTERNATIVES: The HPC may consider the following alternatives: 1) Approve the Minor Development application as proposed, finding that the Standards have been met. 2) Approve the Minor Development application with conditions to be approved by the Project Monitor and staff. 3) Table action, to allow the applicant to restudy specific issues of the proposal. 4) Deny Conceptual Development approval, finding that the Standards have not been met. RECOMMENDATION: The Planning Office recommends that the HPC approve the Minor Development application for 520 E. Cooper, finding that the Development Review Standards have been met. REVIEW COMMENTS: memo.hpc.520ec.md 2 0 . /1/ . 605 EAST MAIN STREET ASPEN, COLORADO 81611 TELEPHONE 303/925-4755 FACSIMILE 303/920-2950 OCTOBER 23, 1992 MINOR HISTORIC DEVELOPMENT 520 EAST COOPER, UNIT C-1 Submission Contents (Attachment 2) 1. General Application Requirements a. Application form is attached as Exhibit "1." b. Applicants letter of consent is not attached. This item will be hand delivered as Exhibit "2" prior to October 28, 1992. c. The street address of the project is 520 East Cooper Street. The legal description is Block 95 Aspenhoff Condominiums, Unit C-1, Town 10 S, Range 84 West, on Easterly 23.75 ft. of Lot "N," all of "0" and "P" on Westerly 28.35 ft. of Lot Q. d. Disclosure of ownership is not attached. This item will be hand delivered as Exhibit "3" prior to October 28. e. The vicinity map is attached as Exhibit "4." f. Proposal Description; the applicant requests Minor Development approval by the Historic Preservation Committee to remodel the existing storefront at 520 East Cooper, Unit C-1, and divide the unit into two spaces. g. Review standards i. Compatibilitv The Project, though small in scope, attempts to improve upon the existing building's incompatible nature. The new storefront proposal uses elements and materials that help strengthen the ties to its historic neighbors. Sandstone, stucco and glass are employed to compliment existing materials, creating a more 520 EAST COOPER, UNIT C-1 Submission Contents (Attachment 2) Page 2 cohesive identifiable commercial block. The design is modern in I . its detail and appearance to maintain continuity with the rest of the existing building. ii. Neighborhood Character The surrounding neighborhood is predominantly commercial retail with storefronts of various style in detail. The proposal would only strengthen its consistency in character within the existing framework of the downtown streetscape. The Project uses elements such as large storefront windows and horizontal lines to enhance the character of the existing street facade. iii. Cultural Value The proposed development enhances and improves upon the pedestrian streetscape that currently exists. This is accomplished by providing more interest in the design and detail of the new storefront where little or none existed before. New materials with compatible colors and texture add life and visual excitement to the streetscape. The massing and composition of the proposed design contribute to the horizontal alignment of the streetscape, preserving continuity. All the above mentioned design elements help and do not detract the cultural value of the surroundings of the proposed development. 9228subm.con 9.~and associates U 1 / :, - 1 7 tr 79 9-Eli h i 1 - _n i 71 H \2 1 11 & irl= -- * 1 \ 1 ~ i -- -1 --1 = j 39,69 * 940 . 0' A- o 2-1.10 E _ 0 0.46 15- = #1. 6,42 . , 1 11 11 It. 2 2.67 14. 1 2- 4 $1/1. 1 91 . Â¥ --r- - 1 1-1 +T 1-6- lA//e -10 1 'llv leo L - 47 CÂ»Â·LE-~ 10,2-[.12- 11 9= 41 1/ Â· -04 16 tr<71-1,%*3%5Bkw= - WEW, Wd:WE> OÂ«'00 Stsurtl - ~- NIE-Al >4*51-AL- 2.-LL-L-1=ZE-r;22-6 -* ~ Px*Tr 4 '232-14"~ 146 La- -- 'ro _ MATCH S<\Â«Or ~ - L TI E- fr r - -f--_-_-tÂ· -Flfir--1 n--6- . U r V Â·Â· i 1-1 - 1- 5 I . .. 3 I L.1142- 01: 4 12*C) 2. 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