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Home My WebLink Aboutagenda.hpc.199009127 O - \ A Arl N 4*W......- -~9%\ 41 - AGENDA HISTORIC PRESERVATION COMMITTEE SEPTEMBER 12, 1990 - REGULAR MEETING SECOND FLOOR MEETING ROOM City Hall 5:00 I. Roll call and approval of May 23, and Aug. 22, 1990 minutes II. Committee Member & Staff Comments III. Public Comment IV. OLD BUSINESS 5:10 A. Minor Development - Asia, 132 W. Main*4 - /jo /-) f iffez47 5:30 B. Â· Conceptual Development, continued Public Hearing, 610 N. 3rd /jo, or -2 1-Qu =k<i:u /r-_., 6:00 C. Conceptual Development, continued Public Hearing, Sportstalker 204 S. Galena Street V. NEW BUSINESS 6:30 A. Conceptual Development, Public Hearing, 210 Lake Avenue 7:15 B. Code Clarification update VI. COMMUNICATIONS 7:45 A. Project Monitoring Please review your projects and be prepared to report to the Committee. VII.ADJOURN 1--N / 410 'IÂ© 9 MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Minor Development: 132 W. Main, Asia parcel Date: September 12, 1990 LOCATION: 132 W. Main, Lots K, L, M., N and the West half of Lot 0, Block 58, City and Townsite of Aspen APPLICANT: Steve and Lily Ko APPLICANT'S REQUEST: Minor Development approval for changes associated with technical (FAR reduction) considerations, of both the existing structure and the proposed infill structure. PREVIOUS HPC ACTION: Last fall, the HPC granted Final Development approval for a two-story detached infill structure. On May 9, 1990, Minor Development was approved for changes proposed to the existing structure. PROCEDURE FOR REVIEW: Minor Development is a one-step process, requiring no public hearing. An FAR reduction was necessary to bring the proposal into conformity with underlying zoning requirements (parking, etc.), therefore, some exterior design changes have been made. We find these alternatives compatible, especially in that the overall scale of the infill building has been reduced. The only significant element we disagree with is the handicapped ramp off the sidewalk leading to the new west entry. We reviewed this last fall, and required that it be located off the alley. Its been relocated again to the west elevation, off the facade, which we do not generally support, unless significant visual mitigation is incorporated with this change. Staff recommends that the applicant and HPC discuss this change in detail before approving the Minor Development application. RECOMMENDATION: The Planning Office recommends the HPC grant Minor Development approval for the Asia parcel as proposed, with the condition that a restudy of the handicapped ramp placement be accomplished for staff's and the Project Monitor's approval prior to the issuance of a building permit. memo.hpc.132wm.md.4 L EXTmelMi# EXNTIOG~ Al Mll AmwiMMOVEIROUS-; 9,TRY 2Â» - - -- a/ -Â·Fl li I -- I- I- hol~. Vf I --- - - - 1 . 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'>ES,6.4- El : 1 " s. 10'- <3 " F ful CHARLES CUNNIFFE & ASSOCIATES/ARCHFTECTS ASIA OFFICE BLDG. MAIN ST: ASPEN ' CO. ......# PO. BOX 3534, 'SPEN. COlOâ€žDO 81612 TELEPHONE 303/925-5590 1 Exhibit R I:.11!.1!lpil . f. iTt r - - r...1 lilirri I.ObdTrilijpriTFIrUt 1/ l-h B A-Ill , f '' , '11 41./11 , . ITT r 6 m i hIFMJIff:UE# EL- -1,irdf =, 1 P, 9. 4 -- , rtÂ·'' 11.i 11. 1, P 1 I. 411 7,r.r- 1 .G.*Mul,/ 1111111\"ll i 0 3 Z l : ') Â·,~Il*11 22 1 11 j,VI, 1 ON , 211 ' ~42 ~ --/ t 1 ~197,5 - i 1 (Fru==t 1 . --40 1 1 1 L_ )-= 1 - 1 04 CHARLES CUNNIFFE & ASSOCIATES/ARCHITECTS - ASIA OFFICE BLOG. 12 MAIN ST: ASPEN ' CO. ~ PO. BOX 3534 ASPEN, COLORADO 81612 TELEPHONE 303/925-5590 1 Exhibit S in 17, 1 Â·iqu 11 1:111 lili'.1 1 1 l 2 -1 1 n IR ~ . A- 1- 11'41*1~9 4 11'lii I ' ' I 'li, Â· |' 11 1 6 r 1 111 1 i - 1 11 1 0 1-- *Iii 11 1 1 !441 li 111 E 4 '1' :1 1 J . 1 11,;~ /3/.1 . - 0 -111.- .41:1.Am=,11 [1.~3~1111 1 j #! 1,~3.11 ! h'~1 1 Al 0 1 If[ 1- 11 1LLJ' 71 - =31 0 1 1 ime r 1 120 MA, i 1 Ir I 2 0Â·/ | 1 m CHARLES CUNNIFFE & ASSOCIATES/ARCHrrECTS ASIA OFFICE BLDG. MAIN ST.' ASPEN * CO. 13 PO BOX 3534, ASPEN. COLORADO 81612 TELEPHONE 303/925-5590 1 Exhibit T 976. MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Conceptual Development: 610 N. 3rd St. (a/k/a 329 Lake Ave.), Public Hearing, continued from August 22 and August 8, 1990. Request for Final Development approval also at this meeting Date: September 12, 1990 LOCATION: 610 N. 3rd (a/k/a 329 Lake Ave.), Lot 9, Block 102, Hallam's Addition, Aspen APPLICANT: Sheldon Lubar, represented by Welton Anderson PROJECT SUMMARY: The applicant is requesting HPC's approval for both Conceptual and Final development for the partial demolition and new addition to the historic landmark located at 610 N. 3rd St., which also carries the address of 329 Lake Ave. The addition is in the form of an attached 2-car garage with master bedroom suite above, within the "tower" element proposed. An FAR variation of 156 sq. ft. is being requested, along with a sideyard setback variation of 10 3/4" (due to the very narrow lot at the proposed garage location). The height of the tower element has been revised. It is now 1' 6" lower than the previous submission. PREVIOUS COMMITTEE ACTION: On May 9, 1990, the HPC met with the architect in a pre-application to review the basic concepts of the proposal. The general discussion focused on the significant changes that have already occurred to this cottage (miner's cottage converted stylistically into a small Second Empire), and to what extent additional alterations should effect the overall character and integrity of the cottage. The HPC also discussed the request for FAR and setback variations, reminding the architect that a "finding for character compatibility" would be required for the HPC to grant such approval. On June 27, 1990, the HPC reviewed the project for Conceptual Development approval at a Public Hearing, where a number of neighbors appeared and voiced their concern from the height of the proposed addition and variations being requested. The HPC tabled action at that time to allow the applicant an opportunity - to address the concerns of the neighbors, and return to HPC with a revised plan. DISCUSSION: The Development Review Standards are found in Section 7-601 (D)(1) and the applicable Guidelines are found in Section VI. Residential Buildings - Renovation and Restoration. Standard 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 it in an H, Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks were 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: This (relocated) miner's cottage grew into a Second Empire-styled cottage, with shingled mansard and slightly pedimented window dormers. The changes further evolve this cottage into a grander residence, taking it completely away from its small vernacular cottage roots into an eclectic Second Empire styled adaptation. Staff urges the HPC to consider the extent of the changes proposed, whether the character of this cottage is enhanced or diminished due to proposed alterations. FAR VARIATION DISCUSSION: Staff does not find the addition to be more compatible in character with the historic landmark, than would be "development in accord with dimensional requirements", thereby allowing an FAR variation. The applicant attached a copy of the FAR provision from the old Land Use Regulations addressing the FAR variation. It is important to note the following: 1) The basis for HPC decisions must be made within the confines of the existing Land Use regulations 2) The "FAR Bonus" that the applicant continues to refer to is incorrectly interpreted. A "up to" 500 sq. ft. enlargement was found in the Non-Conforming Structures section of the code, and ONLY applied to non-conforming structures with respect to FAR. This structure does not meet this definition, therefore, this FAR variation provision would not have applied then, as it does not now. We support the request for approval of the sideyard setback variation of 10 3/4", as the overall setback nonconformity (existing) is being reduced by some 2' due to the size of the 2 garage vs. the carport. Standard 2. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The HPC should consider if the proposed addition is compatible with the character of the neighborhood. This structure is highly visible from Lake Avenue, one of Aspen's most significant residential streets within a historic context. While many of these cottages have evolved into much larger, more elaborate "Victorians" over the years, it appears as the general intent of this addition is not much different from residences in the immediate neighborhood. Standard 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: We feel that the general cultural value of this historic resource is in its relation to the street and the general character of the Triangle Park/Lake Ave. district. The revised addition does not appear to detract from the cultural value of the landmark, in our opinion. Standard 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 feels that this Standard should be carefully considered, and is probably the most important in this application. Staff feels that the continuation of a non-original theme (Second Empire) does little to enhance the architectural integrity of this former gabled miner's cottage, however, due to the previous alternations, we find that the addition design does not necessarily detract from whatever architectural integrity remains with this structure. Staff is not opposed to the general design of the addition, due mostly to the fact that the cottage has been .substantially altered in the past, which reduced its original integrity substantially. ALTERNATIVES: 1) Conceptual Development approval as proposed (revised), including the sideyard setback and FAR variations as proposed, making the finding of character compatibility 2) Conceptual Development approval as proposed (revised), 3 including the sideyard setback of 10 3/4", with the condition that the addition be scaled down to not exceed the maximum FAR allowed for this parcel. (Character compatibility finding required) 3) Table action to a date certain to allow the applicant additional time to restudy the proposal 4) Deny Conceptual Development approval, finding the Standards for Development have not been met. 5) Grant approval for both Conceptual and Final Development approval, and sideyard setback and FAR variations as proposed. (Character compatibility finding required) RECOMMENDATION: The Planning Office recommends that the HPC grant Conceptual Development approval for the proposal and side yard setback of 10 3/4" for 610 N. 3rd St. (329 Lake Ave.), finding that the, setback non-conformity is being decreased, and that the variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. The Planning Office further recommends that the addition be scaled down to not exceed the maximum allowable floor area, and that a revised application indicating such reduction shall be submitted for Final Development review. The Planning Office is unable to make the required finding that the request for FAR variation is more compatible in character with the historic landmark, than would be development in accord with the dimensional requirements. HPC COMMENTS memo.hpc.610n3 4 C Welton Anderson & Associates Architects 31 August 1990 Aspen Historic Preservation Calmittee RE: 329 Lake Ave (610 N Third) Lubor Residence, Conceptual Review, Cont, Dear Ca~mittee Me~bers: Attached please find drawings for continued Conceptual Development Review for the Lubar Residence addition You reviewed this application May 9 for preapplication and June 27 for Conceptual. Several neighbors at the June meeting expressed frustration with the general level crld intensity of the develoarent hapening in this neighborhood, hcppening without their input, At the Lubor's public hearing, they directed their frustration toward this applicant, That application requested o FAR increase of 156 SF old a sideyard setback variation of 10 3/4" (although the Public Notice said 3 feet) The Cormittee' s caments ranged fran "not in favor of the FAR increase because the Second Enpi re style was originated to get around the French building codes", to "general erosion of the scale of the community", to wanting to see it "scaled down". The Committee was responding very directly to tile neighbor's wishes that nothing be done at all. This revised application responds to the neighbor's concerns as well as the Carmitte's caments The FAR increase has been cut in half to less than 76 SF. The height of the sleeping portion of the master bedroan (the 13 1/2 foot square 'tower') has been lowered 1'-6" (to 23'-6" high). The roof over the sitting portion is lowered 2'-4" to 18'-6". The sideyard variation request of 10 3/4" (fran 13'-6 3/4" to 12'-8" combined setbocks) is unthanged, However, the existing canport is 22'-6" wide and the proposed garage is only 20'-6" wide so the degree of nonconformity is being reduced by 2 feet. Planning / Architecture / interior Design Box 9946 / Aspen , Colorado 81612/ (303) 925 - 4576 Lubar Conceptual Page two The FAR "bonus" was originally conceived by Council purely as an incentive to promote the Preservation on historically designated houses. Mary Martin argued to them "what if an historic house is at or over the FAR and the owner needs a new master bath. Should he have to tear down o portion to do that ?" Hence the 'Mory Martin Master Bath 500 SF FAR Bonus for Historic Houses' was bonn with the belief that giving this benefit to lalchlorks would moke teardowns less attractive. The actual page fran the old code is attached for your review. This was a bonus by right (with no findings of compatibility required) until a staff planner decided it fit better in the section of the new code which ervowered HPC to vary setbocks, As our previous discussions have concluded, it is virtually impossible to prove that adding square footoge is more cal)otable to a landnork's historic character, Enhanced character was not the reason Council originally adopted the 500 SF.bonus, providing an attractive incentive for historic preservation was. This'change wos mode without the benefit of discussion by any elected or appointed officials, and therefore is being odded to the list of items to be reviewed by HPC, PE, and Council in this fall's code correction and clarification, In the meantime, you can find that allowing the extra sauore footoge on the non-historic bock portion of of the house is more compatable than altering the pattern of windows on the historic front of the house for a relocated rroster bedroan, Your consideration of this application is appreciated. Sincerely, Welton Anderson f 1 ---J L.1.-J 3 IC..Â·C-1 *t-.ric:z; irel. 1,4.zi,Â· rw,-+46Â»fL 45161_4~ III11 Â· N *4..,4,&=.li~*. . 'F-' 4~'%4*'* =r' =:~==R='~u:*13 kn - - -- 9 "% il..~t =<4 .U. *---V =;:*.. +- -..-...- 9~..*::4 - ..'Tre.*F .:cf#ir:jr-- . 5, ' p . -2Â»7 t.2#-1-- 2 4 -=-/31--72--* ../--). - . -- -' -4 l & I-z=. . , .+ - - 1- ,- .ru-9-ju Â¥ g= GaZ -- 2320.--/3 -3 - - I . ..... I. ...... - . .. . - - I'l--**il)*,-8141*6441Ob-r-f--=-- - - -â€¢.2 1 1,- _ - -=.vi:4 ... -' -'-1â€¢~r * t:JUJ *I *fir**-*.2:. Â«# - - ....-i . 4.-- 1 - -2-=-featit,19/LE#; 747923 1 1,207.1-+ Vt: &4 -WOP-4- 4.4.;,klhfbbM**OV-22,77 k~"71 21'*4 - --' ~'- '- -*1~2224*~,Utttitul~61---4 _*: gr.--.-- 2-- --~. -i-11-- .3-cl'--:>..5 C- -r, 1 I ..â€ž I F-: ./ jk-i*&41rf/wiry - i,k, -4.44;Â·=~,~24n-*4*4,~r--.,r-----7 1 k L--IL=L___ - i 1 . Iii V .. - ..Â· =-t ty. r. . 9.-22 -92.2-iftfÂ»'f-*2 : '- ./7. - - fE 4. .49-1 -i L Â·~ 1 = . I . , 1 . i I --Â· 1 f lili j . 1 . L , 1 . - - -4 ~71 7 72/ TA. 5 . . I - I - - ----1Â»-0 9+-L06<R 3*>RESIDENCE ---i<DDITIONS - 9. Â£>10 N.. THIRD STREET 4 -_-UNA >343*Â§9~=N ...Ac;OL.1?RADO : ' . ; 1-1 ~ - -- - t- - -,2...--:. i-0-- rd ..0 .A:r~ iâ‚¬4*4-33Â¢444Â« c ...44 . 1 ASPEN CODE ; 24-13.3 ~ (d) No additional structure not conforming to the requirements of this chapter 8hall be erected in connection with such nonconforming use of land. A nonconforming use shall not be changed to a use of a lower or le88 restrictive classification, but such nonconform- ing use may be changed to another 'use of the same or higher classification. (Ord. No. 11-1975, Â§ 1; Ord. No. 16-1980,Â§ 3) Where a lawful etructure exists at the effective date of adoption or amendment of this zoning code that could not be built under the terms of this code by reason of restrictions on area, lot coverage, height, yards, its location on the lot, or other requirements concerning the structure, such *tructure may be continued so long as it remains otherwise lawful, subject to the following provisions: (a) No such nonconforming structure may be enlarged or al- tered in a way which increases its nonconformity, but any structure or portion thereof may be altered to decrease its ~nonconformity. The above notwithstanding, single-family~+ and duplex structures which have been individually his- torically designated pursuant to sections 24-9.4, 24-9.5, 24-9.6 and 24-9.7 of the Municipal Code and which are ~ nonconforming with respect to allowable floor area, may be enlarged, provided, however, such enlargement does not exceed the floor area of the existing structure as of the ~ effective date of this ordinance by more than five hundred ~500) square feet and also complies with all other area and bulk requirements of the Code. (b) Should such nonconforming atructuree or noneonform- ing portion of a structure be destroyed by any means and shall not have been repaired or replaced within two (2) years from the date of loss, it shall not be reconstructed except in conformity with the provisions of this code; (c) Should such structure be moved for any reason for any distance whatever, it shall thereafter conform to Supp. No. 26 1516 ,I 1 0 AC Exept -803% 0 72Â»i 0 U Uspel\, 'larck- Ose- R.t 206Â£614 J Jrl,-it '..,. & I fit.:lk,3, b , V " , 0 '' ' ..2 I , 1 ..., .. .t Â¢ i r , 1 .t J . , ! t .Â·- 1'Â£4~' 1. r ? , . f ..:t, 11%7. I.?16. A .-~i V a ' â€¢ . 4 . 1-9 ' F in L ?4*.'. r.. -- Ict 1+TCH. - - eXISTI Ne t 9+INGLBS ' 1 ' 1 ' Fc.\ 1 I 4 coN,irRucTION .., 2 1- ' f '11 - - 1 '1. .0 . i , ...4 . 11 h. r 11 1 Â· IL ,. 1 r ' Â·.. 5 Â· D - . '. ,.., 2.Â·I , f ..4.4$41 1...:â‚¬.7.i:t. ... ,. . a ..,1.111'I. 1,1.4 0. 0 v Â·~ pt L 92 : 4 : 50. , Fic. 1: 1,1 ' 11 9.2441+3 Â· .)' exist , I A- 1% . S '' 1.1 71 44 03! 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Ir,?t 0 4- *t',.90'illig. . : 0 Â· T.'11, I,o .,tq< !1'.11~;4!41 ' fÂ· r ~<6 Flf,VF"AANAL <4 . 1 '''-' 1,' * / . 6 - - 63 / 011 7 114, Afrf+Iii.itÂ¢kSt ~ , c,41 4,4; i 7 2 4 , ..40. +41.A'pi , /6 J \..29 , r . L . .0, 1''Cr ~4'.-6/ '),1,92 4~.1.-izz# friz_z.. - i Â·'34,...rd ''r/6 Â·Â· 2 . l..i... i 4 , 5, 100 (V.1.re) . Â£16,2. 1,1-101. 4 412/ . -94094 *k.Â·, ~ i-i((Riat/.4,404 ~ ~ , '1 . 1 .. 16* '.1 . Â· 11 I , ...1 + K ' 21 i 1,1 ; 4 :0 2 4.MAL.A 1 APPROBL Of" ' 1 ~1-6~.~44~~~.AID.- 1,ociNTIONS . 4 1 . 11'L . lÂ· -0 AL r.EN>â€¢14.1 'Â· ~Suel*11*rfo..DaNG' pmAPPROVAC,;4:4 , '.?ME,rjturtot,*moNS ' /2.-2. MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Conceptual Development: 204 S. Galena, The Sportstalker, Public Hearing Continued Date: September 12, 1990 SUMMARY OF REVISED APPLICATION: The applicant has provided the HPC an "A to ZZ" menu of design schemes from which to choose for the Sportstalker Building. Schemes A and B were reviewed at the last meeting. Some 23 additional perspectives and elevation sketches have been submitted, with a cover letter generally describing each. APPLICANT'S REQUEST: Conceptual Development approval for a two story addition to the Sportstalker building at 204 S. Galena. PREVIOUS HPC ACTION: The HPC has reviewed many designs and revisions at numerous public hearings. Please refer to the memo of August 22 for a further summary of those previous meetings. The primary issue brought forward at all of these has been the proposed massing and the use of clapboard within the context of the three-story massing scheme. The HPC required restudy of this issue at the last meeting, to which the applicant has responded. STAFF'S RESPONSE: It appears from the number of design alternatives being provided that the applicant remains unclear on the direction to take. The idea of providing the HPC numerous alternatives may help guide the Committee to make specific recommendations for a compatible and appropriate overall design. We view this as an opportunity for a two-member subcommittee of the HPC to brainstorm with the applicant following this meeting, with the goal of reaching a solid design plan. The Planning Office is unable to make a recommendation as no one particular scheme appears to meet the general direction of the HPC. These alternatives appear less as massing studies and more as variations on a theme, with changes found in window treatments, roof forms and recesses within the third floor. Recommended actions are discussed below. ALTERNATIVES: 1) Conceptual Development approval of any one scheme, or combinations thereof. 2) Conceptual Development approval with conditions 3) Table action to a date certain (October 10 or 24) to allow the applicant time to work with a 2-member subcommittee of the HPC. 4) Deny Conceptual Development approval, finding that the Development Review standards have not been met. RECOMMENDATION: The Planning Office recommends that the HPC table action to a date certain (either October 10 or 24) to allow the applicant and a two-member subcommittee of the HPC to brainstorm design solutions for resubmittal. HPC COMMENTS: memo.hpc.204sg.cd.4 2 C Welton Anderson & Associates Architects 31 August 1990 Aspen Histofic Preservation Calmit'tee RE: SportStalker Conceptual Developrrent Review, Continued Dear Committee Members: After several reviews of Glen Horn's, Sven Al stran's, and lTv notes and the minutes of the August 22 HPC meeting, I was unable to decipher any clear (or even general) direction fran the Camlittee. Attached are 25 elevational studies that were prepared as responses to specific comments or suggestions. They are evaluated below: â€¢Setback 3rd floor (scherres LM,N,0,R,S,U,V,W,X,Y,Z): This is an (pplication for a three story building, Setting the 3rd floor back doesn't appear to transform it into a two story building, It odds significantly to the structural calplexity and cost. It appears to be a weaker building and more residential in character. It's mossing is dranotically different fran its landmark neighbors, more like its modem neighbors to the east, â€¢A different material (stucco or vertical wood) on the third floor (schemes H,J, ICT,U,V,Z) Again, this doesn't transform a three story building into a two story bullding. It does fit the desire of one member for a 'dumb' building. â€¢Try window groupings that make it look two story (scherres E,F): Those make it look like a '60' s highschool, especially F â€¢Try different window types rather than 'historic' doublehungs (schemes C,D,E, F,M, S,Z): This approach has some merit. Scheme D with wider and simpler trim boards surrounding highly stylized clad windows certainly wouldnt be mistaken for an ersatz landmark. Grouping window pairs closer together (without a 5" board between them) also makes the groupings read less historic. Planning / Architecture / Interior Design Box 9946 / Aspen ,Colorado 81612/ (303) 925 - 4576 Page two SportStalker Conceptual â€¢Reduce or eliminate the importance of the pediments at corners and midblocks (all schenes): I prefer scheme C or D with lowered pediments that just break up the cornice line enough to give sam interest against the sky without becalming dominant elerlents, Totally eliminating them makes for a very bland building, Â·Delete comer cutouts(scherres LF): This looks much more like it mimics a landrrork than any of the schemes with the corner cutout, The corner mossing would be identical to nearly all the landmark buildings on corners, Schemes C & D are similiar to the original designbut with simpler wood side walls(returns) and pedinents that ore scaled down and do& dominate, Scherres G through J show o sauared corner cutout that is less successful because it doesn't relate to the corner below, The corner cutuots ore very important to the concept of this building: It is clearly~different kind of corner than those found on landmork buildings, It speaks of a conterrporory building and doesn't mimic the massing of the older buildings. â€¢Several other options studied: Scheme K: Monsord roof-really dumb. Scheme ZZ: what happens When a rich but homeless Kuwa-iti buys the building from a frustrated Jerald Barnett, CONCLUSION: The aoplicant acknowledges that there were some daninant elements in the original design that perhaps needed to be simpl if ied to not cavete with the ajoining landmorks or to be confused with them, I believe scheme C does that best and will prepare a perspective similiar to the ones of A&) for the meet i ng on Septertier 12 Your consideration of this application is appreciated. Sincerely, % 6/ Welton Anderson - ~10 44 -â‚¬*ALUOUJEC 9Â«// PE,31 MWYÂ» 7~2,1060* C - V 000 urrot.NA PE-TA (6 ---IU771 ] It-A-j I m -, -a g. n 1, W 1 w '1 t=Triti lit L hm I~ Il~, - 9ZCC NLE 1 ~715 .b. -- r__'__ 1Â¥1~-r- ----'J~ ll- l â€¢ C *9/+Jfb 1 Ir r fluk )\ 2 1 1 Â£ 3..21.-1 in 1 , 1/It : k li :I 3- CJ 214- -4 - -Er, r.43- 1 6 1 / L.-\ / L/ ., .~ 45 E-// r i V -23 1 4. 4 j 11/1 --, / 0/ r 1-4-L ) 11 4,V?1,0,1 1 b. - %10127 1-1- 6.-LE-VA-NO N c,va,ton arwjil,I architect box 99-5 Spo 9--TS-FALE.E.2. 201 LE>li\16 604 EMIS (S asper~ colo. 8142 BM 925-4571 DI Au4 10 7 2: * A*4*:Â»%295* -4< -r -%12#o 90-0'HENT 7 'd' i~N~ -----t I'lk[1!lit . .>711000 (ErruRIL) -' 1 !litil:. MYP. 1- 0/V OUE) G<:3. 47 b -W 7Â·012 6+94 Â»7 $ 4 1-1 1 23 f 4 p J~r-~A'#+ 4 - f ~- .--- Â· IFFI~ D---- - --- Eff Â° 1 4 4 , glu, .j -4-VI I . 0 -Â· k c &21.-1-.3 - ~,13'.:1 ' G ~~~*' ~'f~f~~~-~~~~2~ la==,94 A - U 44rrÂ»rA 4%44 ~3 - I - f C==-1--~ d:+LENA --- .1 1 +-=A / 7--7.-) 4 221*~e / . 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Z- architect box 9944 0.-a asp#ta 81611 1 11 1 1 11.1 ~ i i uâ€¢ . 1 1. ~erÂ«----1- r3 -1 -i-~-Lf) i 111 -1 1-3 i -- 12-lu-,- - 33*300000000000060000~(I)*00[El_ 46 - " . hi 00 D 29/409 5~Z3~ -- Â¥477:,0 2, 16--:=---i.'Ly.,1. -a > - - . 4. r . -, , i. 9-7.=t.. *}11'%4~Â»j~{5-(Â·fiÂ·~Â·>i Â»>Ul~:ff-417 f. it,kt;;4/l-,-~,.,-j j LLA---4~~:.- 1-- -------------- - -- - - n ~ ~I_- r-- =1_ _in- Iii 1 1 Er= - 3 -*------ p--- 1===*=ALL=167-' 1- 42.....=0 -I-.--F'.,<1 ...< - NORTA EL EViATON ePORTSTALKER OUILD Ne 31 Age 10 5(3 +Eve Y 6, wettor, 81Â·1,1 bul Brch Ret 21>en, colo 01611 13' 9 925 45-5 HUMBFK â‚¬1-5 1Â«ENT 5-Tu GLo UPFJR l-!~VEL-~ :411~ ~~A - ON__707 Of INOOD aL[Ze:-~ --HirÂ°PED 5200 FS & lili 97 . ' -11.13. . 1 -8 t~EEE --j-~ 7-1~ -~ Eam 1.ECE 1 =-21_2Â» ~~73- 2 -- L - '-Ii.Ii.- -- ~A=L 1-11 _NEST ELEVATION , 3 SPORTS-TALKER OU ILDiNe - - 31 A U e olo SCÂ» EVE Z- C. Â¥Mton aryl/,wil architect box 9946 aspenrookl 81611 13031 22~*67 8 AL-5524Â«TE OF= <*< DC,+EVE N V 111 11 1 EfIP Â«Â»LEA , li ut -- 7 - -Â«79434+39-rf mr _-Efi--- - till -4-* -i.-I.- -Ill#--1 Air?. 'Â·'2 4 ;.2202*ir-=riljkl,4-2--)657,/- /7,;Â¢*beeif,k=z-_u-th-W 7 Â£ p . .. + . _- . Â» Â¢1*firtilf . if- ~Â·: ..*. .-c'46'r.: 934*5; 081 45(,572./$5*<0-t_ 1#3Â£44#Mqb'J-k/.ibf.-,f,/.,4zf.+ '421/h --- -OfÂ· 44-Â·L//&Â¥1,1. 2/A -- H -1------ LA-tijij_-J A 1 Â·Â·h== -FT,--.-~~'-1 F=-1 . - I.0--- NCR-3-+ E LE O<- Ch.1 SNOFETS-TÂ»,959. 5UILD %57 12 - 3l AUe 10 Sc Lâ‚¬ ME >4 c. welton anderson architect lia 9..46 aspen, colo. 81611 (303) 925Â·4575 247Â·4444 -- NC cr--4 E L EVATEt 04 50-EVE 9, * 6--_Â»21)< iri<SFEEE~ )V 1 EL+F-11 04- n=t- h-7 Apic -414--1-3---Ull - 1! #-'4" Ai 1- t==* F-4- - --- ~- * t-~JtÂ»=19-1 Li - 3 422 rb-Â· - Â·:Â· k..1.1 'fl E Â·Â·6,1,-P~fi';1-'. 00r i. :- -~f 2* ..J ,1 -Â·-2:43 ,'r---4--'. ...1 ..7.Frt ....:2: f. 3. 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We:011 andamn 3\ Aue 10 65 -Eve H box 5648 arch itect aspen, colo. timu 1~31 225 457/ 1 r F<- - 1 AN!\11 KE35 6 uppre LEVEL - STU660 7-,93 FLOGS-/ .- r. . 1,16Â»)**41* 1'7Â·*I - - E,79/:Al,4 -fghtÂ·*Gi.,12 11 - 1 . V 1 L_P- - . 1 T 9 -1 9=-= r0-11-- 1 . Fi i _1_j-- - --- - 1 k - . 71*.A-Â¥*:~jÂ»i-V .i?< MÂ¥ dyr '.. f. .-6*F" -1 ~Â·'I-Â£'VAÂ¥;*-Â·1 20.2. er,:~8~*ff#'03 '&,- 1' 4&4-*/&)-:34* 210:-1,42 r-Ar...11 1.75 4.-24.- - I. I ..-i1-i .-I /-..&-- ... ff ' Â·Â· =Kim?47'=- ~21 - ----- I 11- 1 r--Â· _~i->- - -9- 1.m=â€ž4Â·:4~rEP-im-- 'r--71i ~-f -IFI.*4 Fi c=:n ]L~t_---f~ - HEST ELE\'67 chi - 570 FET STALKER OUILDll%0 3\ A ue 90 turt c tv, _ e. welton andarson architect bex 9946 00319254576 aspen, colo. 81!3I1 r . 7 - - 1 1 - -- 1 - 1 /, BABLE 1 62 . 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MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Conceptual Development: 210 Lake Ave., Public Hearing Date: September 12, 1990 LOCATION: 210 Lake Ave., Lot 19, Block 103, Hallam's Addition, City of Aspen. APPLICANT: Nancy Oliphant, represented by Bracken Raleigh APPLICANT'S REQUEST: Conceptual development approval for 530 st. ft. addition to the rear of the structure. No variations are being sought. ZONING: R-6, Historic Landmark SITE, AREA AND BULK CHARACTERISTICS: Lot Size: 10,851 sq. ft. Allowable FAR: 3,660 sq. ft. Existing FAR:- 1,545 sq. ft. Proposed addition (FAR): 530 sq. ft. Proposed Total FAR: 2,075 sq. ft. PROJECT SUMMARY: The applicable Guidelines are found in Section VI. Residential Buildings - Renovation and Restoration, beginning on page 47. The Development review standards are found in Section 7-601 of the Land Use Code, and are reviewed below (staff's comments follow): 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,Â·than would be development in accord with dimensional requirements. 2. Standard: 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 generally meets these standards, with the exception of window size. The existing roof form has been altered over the years, and we find that the proposed addition, to the rear of the structure, does not significantly alter the existing character of the structure. We are, however, concerned about the potential visual impacts to the facade of the roof form located to one side. The Planning Office recommends the HPC consider this issue carefully. The Planning Office and the Guidelines recommend wood shingle roofing material, as opposed to the metal roof as proposed. We find metal roofing in this application to be inconsistent with the historic character of the landmark, and the neighborhood. The Guidelines address the following: Setback: The rear yard setback is not being changed, as the footprint of the proposed addition aligns with the existing rear portion of the cottage. Spacing: ~Locate additions to original houses so that they do not alter the facade. Additions should not be designed so that they obscure the size or shape of the house. A possible option is setting back the addition so that it does not affect the building's front." The Planning Office finds that the proposed addition meets this Guideline in terms of its setback from the facade. Streetscape and Landscape Material: A large deciduous tree is located very close to the northwest corner of the structure. This tree should remain in this location, and be protected from damage during construction. The conceptual development No significant vegetation is proposed to be removed. A Landscape plan will be required at Final. Fences: No changes are proposed to the fence, however, staff recommends that when new fencing is considered in the future, the applicant refer to page 49 in the Guidelines for the recommendations. Alleys and Parking: The proposal does not create a separate bedroom; it merely enlarges rooms that currently exist. Therefore, no new parking is required on site. Rooflines: The proposal generally meets the standards for roof pitch and eave overhangs, however, we find that the use of metal roofing is inappropriate. Wood shingle, stained dark, is the preferred material (discussed further under "Materials") . The applicant is not intending to re-roof the entire house, only the new addition section, with matching - standing seam metal material. It does appear to staff that a number of changes are occurring to the overall roof form, 2 seemingly more than just 20% or so, thereby making the reroofing request reasonable. However, as the addition does occur to the rear of the structure, the HPC may choose to grant approval for matching standing seam material. Windows: The existing windows throughout the house are relatively vertical. The proposal indicates a number of less compatible window forms, particularly on the east and north elevations. We are recommending all windows to be vertical in nature and appropriately scaled for compatibility, and that these revisions occur prior to the submittal for Final Development approval. Porches: No changes are proposed Materials: The proposal indicates that the new materials will match existing (clapboard, wood double hung windows, metal standing seam roof). As stated above, staff recommends the use of wood shingles, stained dark, as opposed to standing seam metal over the entire cottage. This material is inappropriate with the character of this cottage. Metal roofs in residential cottage architecture were generally used on shed roof additions at the rear or over the porch roof on the front. Partial demolition and preservation of original elements: The amount of partial demolition proposed has not been addressed in this Conceptual development application (See Section 7-602 (C), which shall be required for Final Development review. The excavation for a basement is not proposed. The HPC should also discuss any preservation or replacement plans of deteriorated materials with the applicant at this meeting. Detailed information should be included for Final review. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or adjacent parcels Response: The Planning Office finds that the cultural value of this property is in its cottage scale and location within the Lake Avenue neighborhood context. We feel that the community/cultural value of the historic resource is not diminished with this addition. 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: For review consistency, staff's architectural integrity comments are found as a Response to Standard #1. 3 With the addition location to the west side of the rear of the house, we find the facade elevation somewhat awkward. Although the addition sets back nearly 50% from the facade edge, we are concerned that it may appear discordant with the architectural balance of the facade. Staff is seeking HPC input on this issue. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Conceptual Development application as submitted 2. Approve the Conceptual Development with conditions, to be met at Final Development review, such as: a) Redesign the addition windows to be more vertical and compatible to the existing windows. b) Provide detailed information regarding the conservation plan for the large tree at the west corner of the building c) Restudy use of metal roofing, with the goal of reroofing with wood shingle, stained dark d) Information regarding partial demolition as required in Section 7-602(C) of the Land Use Regulations. i) Exact major material representation (photos and narrative will suffice) j) Simple preservation plan for remaining original elements and materials Of the historic cottage 3. Table action to a date specific to allow the applicant time to restudy the proposal. 4. Deny Conceptual Development apprbval finding that the application does not meet Development Review Standards. RECOMMENDATION: The Planning Office recommends that the HPC grant conceptual development approval for 210 Lake Avenue subject to the following conditions, which shall be met in the Final Development application: a) Redesign the addition windows to be more vertical and compatible to the existing windows. 4 b) Provide detailed information regarding the conservation plan for the large tree at the west corner of the building c) Restudy use of metal roofing, with the goal of reroofing with wood shingle, stained dark d) Information regarding partial demolition as required in Section 7-602(C) of the Land Use Regulations. e) Exact major material representation (photos and narrative will suffice) f) Simple preservation plan for remaining original elements and materials of the historic cottage HPC COMMENTS: memo.hpc.210 LA 5 DATE: August 13, 1990 TO: Aspen Historic Preservation Committee FROM: Bracken Raleigh, Architect Representing Owner 927-9210/920-1434 OWNER: Nancy Oliphant 210 Lake Ave Aspen, CO 81611 RE. A request for remodeling the landmark structure at 210 Lake - Ave. Lot 19, Block 103 Hallems Addition. Current zoning R-6 Lot Size 10,651 Sq. Ft. Sq. Ft. Allowable 3,660 Sq. Ft. Sq. Ft. Existing 1,545 Sq. Ft Sq. Ft. Proposed 2,075 Sq. Ft. Total proposed addition - 530 Sq. Ft. The residence at 210 Lake Ave, owned by Nancy Oliphant, is a one bedroom historic structure with an early 1960's dormer addition which has served as a second bedroom for the owner. The remo<let consists of enlarging the second floor bedroom, thus removing a small inconsistanUy designed dormer. The redesigned roof is in keeping with the roof slope and other design features of the original house. The addition on the ground floor is 7'-6- x 16'-6- and further enhances the character of the original historic building by shielding another previous sunspace addition. The materials are to match the existing as closely as possible. Due to the fact that most of the other buildings in the vicinity are similar vintage and most have been remodeled and added to we feel this is to be a reasonable request. Sincerel Y, / h 7 ~/ Bracken Raleigh ATTACHMENT 1 LAND USE APPLICATION FOUM 1) Project Name _ Â®LIPAACT 'RESIPENC-E RE M07>E L 2) Project location 210 LAKE AvE AS PaA) C.ov- 0,-*De 2 LL,VL- (ir*licate street address, lot & block nmber, legal description wkiere appropriate) 3) Present Zoning 2.4 4) Ict Size 1/J BS 1 64 4= T. 5) Applicant'S Name, Address & Phone # N A-Ng-ltÂ· a L.1 I:> H*DT 210 LAKE Ag E ASPEN] co. 9 25 to ZG 6) Representative's Name, Atkiress & Rione # 2>gACLICE,3 ;2:ALE;4 44 EcÂ« 3217 AsPED,3 Co gf 6!2- wa 9 27 1 21Â£3, om C 92*a 1 484 7) Type of Application (please check all that apply): Dv (40 C ~ 10(Di-< 1.3\ Conditional Use - Conceptual SPA -K cunceptual Historic Det ~ Special Review Final SPA Final Historic Dev. 8040 Greenline Conceptual RJD Minor IIistoric Dev. 1 Stream Margin Final RJD Hisboric Demolition Mo~mt-Ain View Plane Subdivision Historic Designatian I , Condminiumization Text/Map Amendment- (NOS Allotment Iat Split/Lot line (NOS Exeption Adjustment 8) Description of Existing Uses (rtmber and type of ecisting structures; approximate sq. ft.; number of bedroams; any previous approvals granted to the property). 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