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Home My WebLink Aboutagenda.hpc.19900926AGENDA HISTORIC PRESERVATION COMMITTEE SEPTEMBER 26, 1990 REGULAR MEETING SECOND FLOOR MEETING ROOM Â· City Hall 5:00 I. Roll call and approval of August 8, 1990 minutes. II. Committee Member & Staff Comments , III. Public Comment IV. OLD BUSINESS 5: 10 A. Conceptual Development, continued Public Hearing,l~ 824 E. Cooper t B ' 1 10 Â£41 5- V. NEW BUSINESS 6:00 A. Minor Development, Public Hearing - Variations Â£- requested for 118 N. 1st. 1 6:15 VI. COMMUNICATIONS A. Project Monitoring Please review your projects and be prepared to report to the Committee. 5 4-*,to/*446 -4,16 6:30 VII. ADJOURN 6:30 WORKSESSION Cottage Infill Main St. Historic District-Swiss Chalet Parcel Code amendments - variations clause Inventory: photos and forms Trolley discussion 8:00 ADJOURN WORKSESSION 9 j IE-. I MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Conceptual Development and Partial Demolition: 824 E. Cooper Ave., Public Hearing, continued Date: September 26, 1990 APPLICANT'S REQUEST: Conceptual Development and significant partial demolition approval for the proposal at 824 E. Cooper Ave. LOCATION: 824 E. Cooper Ave., (Highway 82), Lot Q, Block 111, City and Townsite of Aspen, Colorado. ZONING: RMF (Residential Multi-Family) PREVIOUS HPC CONSIDERATION: A pre-application was held on June 13, 1990 with the owner, Ken Moore (the architect was not present at this meeting). The Conceptual Development application was held on August 8, 1990; HPC tabled action at that meeting to September 12, which was tabled again to this meeting. The HPC had significant concerns with the proposal, and therefore tabled action to allow the applicant time to restudy the following (in particular): (It should be noted that due to staff's time out of the office prior to August 8 meeting, no Conceptual Development (detailed) memo had been prepared for the meeting.) 1) Provide relief and differentiation between old and new: the new addition is positioned too close to the original cottage, with no transition occurring to reduce overwhelming mass in relation to the cottage. 2) Massing and scale in general appears incompatible with the historic resource; no articulation 3) Proposed fenestration (windows and doors) is incompatible with historic character 4) Alley context not preserved; general direction was given to restudy retaining small outbuildings Staff finds that the only restudy recommendation that has been met has been #3 - the restudy of the fenestration. BACKGROUND: This small vernacular cottage is located on a 3,000 sq. ft. parcel, which appears to be its original location. It is simply referred to in the Planning Office inventory files as the "824 E. Cooper House". The structure shows signs of deferred maintenance. Its distinguishing characteristics are the front porch, single gable 12/12 roof form, and typical vertical windows. At least two shed roof additions were added to the rear early on, in typical style. We recommend that the HPC discuss compatible design alternatives with the applicant at this meeting. PARTIAL DEMOLITION: The Standards for Partial Demolition are found in Section 7-602(C), as follows: "No approval for partial demolition shall be granted unless the HPC finds that all of the following standards are met: 1. The partial demolition is required for 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. STAFF COMMENT: Staff finds the structural analysis description prepared by Pattillo Associates thorough. A list of the structure repairs necessary (in Pattillo's opinion) to renovate the structure are included. These appear reasonable, however, staff feels the complete removal of exterior siding to confirm stud wall conditions is not necessary - this can be accomplished through the interior. As more than 50% of the existing structure is proposed for demolition, the applicant is required to comply with Ordinance 1, the Housing Replacement Ordinance. This requires either an affordable dwelling unit be included within the development, or a payment-in-lieu prior to the issuance of a building permit. DEVELOPMENT REVIEW STANDARDS: The Standards for Development Review are found in Section 7-601(D), and the applicable Guidelines are found in Section VI. Residential Buildings- Renovation and Restoration, beginning on page 47 of the Guidelines. Standard A. The proposed development is compatible in character with the historic resource located on the parcel and with development on adjacent parcels when the subject site... Response: The cottage is sandwiched between a slightly larger cottage (same era) and a c.1960's chalet-esque multi-family 2 structure. Due to the size of the parcel and the small scale of the cottage, any new development would need to occur to the rear of the parcel. Similar to development the HPC has reviewed and approved involving cascading/stepped back roof forms, staff feels this approach would be greatly preferred over what has been submitted in the revised proposal, and would preserve as much of the small scale street character the cottage currently contains. The opinion of the Planning Office is due to its prominent location on Highway 82. the preservation of this small cottage is critical in terms of neighborhood character and image enhancement of the community. The proposal indicates a new two-story "Victorian" design, which eradicates the one-story cottage nature of the historic resource. Standard B: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Over the last few decades, Aspen's East End has received substantial incompatible infill, disrespectful of the original cottage scale that was once prevalent. The neighborhood is eclectic in scale, massing, and architectural style. Due to this inconsistent character, the East End itself does not provide clear direction for appropriately designed additions, taking their clues from neighborhood precedent. Therefore, within the context of this "neighborhood character" standard, we find that the proposal is not necessarily inconsistent. Standard C: The proposed development enhances or does not detract from the cultural value of the historic resource located on the parcel proposed for development or adjacent parcels. Response: The cultural value to the community of this historic resource is in its historic integrity in the form of scale and - materials, as a typical example of mining/family life pre-1893. We find that the value of this small cottage to the community will not be enhanced with a large-scale addition to the rear of the structure, as proposed. Standard D: The proposed development enhances or does not diminish or detract from the architectural integrity of the historic resource or part thereof. Response: Staff finds that the proposal does detract from the small scale architectural integrity of the resource, due to the proposed size and location of the addition overwhelming the cottage. In addition, the demolition of the rear additions takes away from the historic architectural integrity of a "working class cottage". The Planning Office is not opposed to additions to small scale cottages, however, new development must meet this standard to be recommended by staff for approval. We feel that 3 ample restudy is required for this proposal. The applicant's goal is clear: to achieve as much square footage on the parcel as possible, and still retain a piece of the small cottage as a facade feature. The Planning Office supports all attempts to rehab, renovate and/or restore our historic cottages. However, we find that instead of an addition to a historic resource, this proposal puts the historic resource into the position of becoming the addition. The new construction massing and scale does not respect the cottage, in our opinion, and we recommend that the HPC again give clear direction to the applicant in what is appropriate in the way of an addition. Appropriate, compatible additions to one-story cottages are very difficult to achieve well. We appreciate the applicant's site constraints, however, numerous examples exist throughout the community of successful additions. We recommend the applicant study these prior to preparing another revised version of this proposal. ALTERNATIVES: The HPC may consider the following alternatives: 1) Conceptual Development approval as proposed 2) Conceptual Development approval with conditions to be met at Final 3) Table action (either to a date certain or not, to allow the applicant additional time for restudy) 4) Deny Conceptual Development approval, finding that one or more of the Review Standards have not been met. RECOMMENDATION: The Planning Office recommends that the HPC deny Conceptual Development approval, finding that Standards A, C, and D, as stated above, have not been met. We further recommend that the applicant study the Guidelines and the Development Review Standards carefully when revising their proposal, and seek guidance from the HPC as appropriate. memo.hpc.824ec.2 4 BARBARA LONG AND ASSOCIATES POST OFFICE BOX 8603Â·ASPEN, COLORADO 81612Â·30 3Â·9 2 5Â·6 880 SEPTEMBER 19, 1990 <EP 2 0 1990 HISTORIC PRESERVATION COMMITTEE C/O ROXANNE EFLIN 130 S. GALENA ASPEN, COLORADO 81611 RE: SWARTZ RESIDENCE 824 E. COOPER ASPEN, COLORADO DEAR SIRS; AS PER YOUR REQUEST ON AUGUST 8TH, WE ARE SUBMITTING REVISED DRAWINGS FOR THE BUILDING DESIGN OF 824 E. COOPER. AT THAT TIME THE COMMITTEE EXPRESSED SOME CONCERNS AND MADE THESE SUGGESTIONS: 1.) CAN THE ALLEYSCAPE BE ENHANCED, POSSIBLY REDUCE THE NUMBER OF PARKING SPACES 2.) DUPLICATE EXISTING DETAILS, IE; EAVE SUPPORTS 3.) WINDOW SIZES SHOULD BE SIMILAR IN SCALE TO WHAT IS EXISTING 4.) LOOK AT A CROSS-GABLE AT THE FRONT OF THE ADDITION TO SOFTEN THE FULL GABLE END. 5.) STUDY THE TRANSITION BETWEEN THE ORIGONAL COTTAGE AND THE.ADDITION 6.) LOOK AT THE POSSIBILITY OF EMBELLISHMENTS OR RECESSES ON THE EAST AND WEST WALLS. WE HAVE TRIED TO ADDRESS THESE ISSUES AND YET STILL CREATE A SIMPLE LIVABLE HOME FOR OUR CLIENT. OUR INTENTIONS ARE THE SAME AS WHEN WE LAST MET, IN REGUARDS TO KEEPING THE ORIGONAL COTTAGE AND REMOVING THE LESS ARCHITECTURALLY SIGNIFICANT ADDITIONS AND SHED. THE COMMITTEE DID NOT HAVE A MAJOR OBJECTION TO THIS REQUEST. WE HAVE ENHANCED THE ALLEYSCAPE BY REDUCING THE TWO-CAR GARAGE TO A ONE-CAR GARAGE, THEREBY ALSO REDUCING THE SIZE OF THE DRIVEWAY REQUIRED. THIS LESSENS THE WIDTH OF A THREE-STORY WALL AND ALLOWS FOR ADDITIONAL LANDSCAPING. THE EAVE SUPPORTS, WINDOW AND DOOR TRIM, FACIA SIZE AND SIDING WILL REPEAT WHAT IS ON THE ORIGONAL COTTAGE. THE GANGED CASEMENT WINDOWS HAVE BEEN CHANGED TO INDIVIDUAL OR PAIRED DOUBLE-HUNG WINDOWS. THEY WILL BE THE SAME SCALE AS THE ORIGONALS. THE MASTER SUITE IS THE ONLY AREA WHERE A TALLER 8-0 WINDOW WILL OCCUR. HOWEVER, DUE TO THE WAY THE SECOND FLOOR STEPS BACK, THAT DIFFERENCE WILL NOT BE PERCIEVED FROM -THE STREET LEVEL. BUILDING DESIGN Â· SPACE PLANNING Â· INTERIOR ARCHITECTURAL DETAILING MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Conceptual Development and Partial Demolition: 824 E. Cooper Ave., Public Hearing, continued Date: September 26, 1990 APPLICANT'S REQUEST: Conceptual Development and significant partial demolition approval for th~/proposal at 824 E. Cooper Ave. LOCATION: 824 E. Cooper Ave.,/(Highway 82), Lot Q, Block 111, City and Townsite of Aspen, Colorado. \ ZONING: RMF (Residential Multi-Family) PREVIOUS HPC CONSIDERATION: A pre-application was held on June 13, 1990 with the owner, Ken Moore (the architect was not present at this meeting). The Conceptual Development application was held on August 8, 1990; HPC tabled action at that meeting to September 12, which ias rtabled again to this meeting. The HPC had significant concerns with the proposal, and therefore tabled action to allow the applicant time to restudy the following (in particular): (It#should bd noted that due to staff's time out of the office prior to August 18 meeting, no Conceptual Development (detailed) memo had been prepared for the meeting.) \ 1) Provide relief and differentiation between old and new: the new addition is positioned too close to the original cottage, with no transition occurring to reduce overwhelming ma* in relation to the cottage. 2) Massing and scale in gAeral appears incompatible with the historic resource; nt articulation 3) Proposed fenestration~ (windows and doors) is incompatible with historic character 4) Alley context not preserved; general direction was given to restudy retaining small outbuildings Staff finds that the only restudy recommendation that has been met has been #3 - the restudy of the fenestration. BACKGROUND: This small vernacular cottage is located on a 3,000 sq. ft. parcel, which appears to be its original location. It is simply referred to in the Planning Office inventory files as the "824 E. Cooper House". The structure shows signs of deferred -2- THE SECOND LEVEL ROOF FORM AND THE TRANSITION FROM THE ORIGONAL COTTAGE TO THE NEW ADDITION ARE IMPORTANT. HOWEVER, THE BOUNDRIES MUST BE TAKEN INTO CONSIDERATION. THIS IS A DIFFICULT SITE. LONG AND NARROW, ON A NORTH-SOUTH AXIS. ANY VIEWS FROM THE HOUSE ARE TO THE SOUTH. WE ARE RESTRICTED ON ALL SIDES WITH A 10-0 SETBACK AT THE FRONT PLUS THE EXISTING ENTRY, 5-0 ON EACH SIDE, AND 22-6 FROM THE ALLEY (THIS IS REQUIRED FOR A DRIVEWAY TO SLOPE TO THE GARAGE). THERE IS A 12-61 DIFFERENCE BETWEEN THE FRONT WALL OF THE EXISTING COTTAGE AND THE FRONT WALL OF THE ADDITION. THERE IS A 16-0 DIFFERENCE FROM THE FRONT COLUMN OF THE COVERED ENTRY AND A 26-0 DIFFERENCE FROM THE PROPERTY LINE. THE HOUSE NEXT DOOR BEGINS APPROXIMATELY 9-0 FROM THE PROPERTY LINE AND THE CONDOMINIUMS APPROXIMATELY 10-0. THUS CREATING A "CAVE" EFFECT ALREADY. IF WE PUSH THE SECOND LEVEL FURTHER BACK IT WILL MAKE THIS SITUATION WORSE. IN ORDER NOT TO DISTURB THE EXISTING COTTAGE, NO WINDOWS HAVE BEEN ADDED TO THE FRONT SOUTH SIDE OR THE EAST SIDE, AND ONLY TWO ON THE WEST. THIS LEAVES THE UPPER LEVEL SOUTH WALL WITH THE ONLY OPPORTUNITY FOR A VIEW OF ASPEN MOUNTAIN. THIS IS ALSO THE REASON FOR THE FULL WALL AT THIS LEVEL. THIS WALL IS BROKEN UP WITH THE ROOF OF ORIGONAL COTTAGE AND IS SET THE 16-0 BACK FROM THE FACE OF THE EXISTING COVERED ENTRY. TO SOFTEN THIS STRAIGHT WALL, THE CORNERS HAVE BEEN CUT AT 45Â©ANGLES. THE ROOF ABOVE ALSO REPEATS THIS FORM. AS FOR ALTERNATE ROOF SOLUTIONS, THERE ARE MANY. HOWEVER, THE CROSS-GABLE DOES REPEAT THE SIMILAR CROSS-GABLE AT THE ENTRY AS SUGGESTED. A TRIANGULAR TRANSOM WINDOW HAS BEEN ADDED ABOVE THE SOUTH SIDE WINDOWS, CREATING SOME INTEREST AND AGAIN REPEATING THE EXISTING ROOF PITCHES. IN SUMMARY, WE FEEL THIS DESIGN ENHANCES THE NEIGHBORHOOD AND THE COMMUNITY BY MAINTAINING THE SMALL COTTAGE AND BY CREATING A COMPLIMENTARY BACKDROP WITH THE ADDITION. THE FINISHED HOUSE WILL HAVE A SENSE OF UNITY. YET, THE ORIGONAL MINER'S COTTAGE, THOUGH ATTACHED, IS IT'S OWN ENTITY. THE HISTORIC IMPORTANCE WILL STAY STRONG IN THE COTTAGE'S ORIGONAL FORM. THE ARCHITECTURAL INTEGRITY WILL CONTINUE THROUGHOUT THE BUILDING, DUPLICATING DETAILS, WINDOWS, ROOFS AND SIDING. SINCERELY, BARBARA W. LONG -3- CONT.; SEPTEMBER 19, 1990 HISTORIC PRESERVATION COMMITTEE RE; SWARTZ RESIDENCE WE ARE APPLYING FOR THE PARTIAL DEMOLITION AND RELOCATION OF THE STRUCTURE LOCATED AT 824 E. COOPER. WE INTEND TO MEET THE STANDARDS REQUIRED FOR PARTIAL DEMOLITION IN THE LAND USE CODE: 1. SINCE THE ADDITIONS TO THE REAR OF THE ORIGONAL STRUCTURE ARE NOT STRUCTURALLY CAPABLE OF SUPPORTING ANY ADDITIONAL STUCTURE IT IS NOT FEASABLE FOR THEM TO REMAIN. (NOTE THE PREVIOUS LETTER FRnM THE STRUCTURAL ENGINEER) 2. BECAUSE OF THE SIZE OF THE LOT, THESE BUILDINGS CANNOT BE RELOCATED ON THIS SITE FOR ANY REASONABLE BENIFICAL USE. 3. THE EXISTING REAR ADDITIONS CANNOT BE PRACTICALLY MOVED DUE TO THEIR STRUCTURAL SOUNDNESS. 4. WE HAVE INTENDED TO MITIGATE THE IMPACTS OF THE DEMOLITION ON THE CHARACTER OF THE NEIGHBORHOOD BY RETAINING THE ORIGONAL SMALL COTTAGE. IN ORDER TO LESSEN THE IMPACT ON THE HISTORIC IMPORTANCE OF THIS STRUCTURE AND ADJACENT PARCELS, THE ORIGONAL COTTAGE WILLREMAIN IN ITS EXISTING FORM AND SCALE. THE ARCHITECTURAL INTEGRITY OF THIS COTTAGE WILL REMAIN AS IT EXISTS TODAY, AND BY REPEATING ITS ARCHITECTURAL ELEMENTS,WILL CARRY ON THROUGH THE ADDITION. WE ALSO INTEND TO MEET THE STANDARDS FOR RELOCATION IN THE LAND USE CODE: 1. THE ORIGONAL .COTTAGE MUST BE MOVED TO WITHIN ' THE SETBACKS TO MEET ZONING CODES. 2. THE RELOCATION WILL BE OF THE BEST PRESERVATION METHOD. THIS WILL NEED TO BE DETERMINED DURING DEMOLITION. WE DO NOT WANT TO DISTURB THE CHARACTER OF THE STRUCTURE OR INTERFER WITH ADJACENT BUILDINGS. 3. THE STRUCTURE WILL NEED TO BE REVIEWED AGAIN AT THE TIME OF DEMOLITION TO DETERMINE THE STRUCTURAL SOUNDNESS FOR RELOCATION (INCLUDING THE DECISION ON THE BEST METHOD) 4. A RELOCATION PLAN WILL BE SUBMITTED AS REQUIRED. 5. THE RECIEVING LOCATION IS ON OUR THE EXISTING SITE, APPROXIMATELY 2-0 TO THE EAST OF WHERE THE COTTAGE SITS TODAY. SINCERELY, BARBARA W. LONG I BARBARA LONG AND ASSOCIATES POST OFFICE BOX 8603Â·ASPEN, COLORADO 81612Â·30 3Â·9 2 5Â·6880 JUNE 27, 1990 HISTORIC PRESERVATION COMMISSION C/O ROXANNE EFLIN 130 S. GALENA STREET ASPEN, COLORADO 81611 RE: SWARTZ RESIDENCE 824 E. COOPER AVENUE ASPEN, COLORADO DEAR SIRS; WE ARE ADDRESSING THE FACT THAT WE ARE APPLYING FOR A PARTIAL DEMOLITION OF THE EXISTING HOUSE AT 824 E. COOPER, ASPEN, COLORADO. IN WORKING WITH THE INFORMATION WE RECIEVED FROM BOB PATTILLO AND THE RECOMMENDATIONS OF THIS COMMISSION, OUR SOLUTION IS ONE WHICH WE FEEL WILL BENIFIT ALL CONCERNED. MAY THIS LETTER AND ATTACHED DRAWINGS SERVE AS AN EXPLAINATION FOR THE DIRECTION WE WISH TO PROCEED WITH THIS REMODEL. THE EXISTING HOUSE CURRENTLY CONSISTS OF THE ORIGONAL MINER'S COTTAGE, AN ADDITION DONE DURING BASICLY THE SAME TIME PERIOD, AND THREE SUBSEQUENT ADDITIONS. WE FEEL THAT THE ORIGONAL FRONT PORTION SETS THE STAGE FOR THE ARCHITECTURAL INTEGRITY OF THIS BUILDING. OUR INTENTION IS TO MAINTAIN THIS SECTION AND IN SO DOING, BEGIN THE NEW ADDITION AT IT'S BACK WALL. WE DO NOT WANT TO OVERSHADOW THE COTTAGE, SO BY STEPPING BACK WITH THE TWO-STORY ADDTION WE HOPE TO LESSEN THE IMPACT. MAINTAINING THE EXISTING EXTERIOR DETAILS IS IMPORTANT FOR KEEPING THE NEW ADDITON COMPATABLE IN CHARACTER WITH THE ORIGONAL STRUCTURE. THE FORMS ARE SIMPLE. THE ORIGONAL ROOF IS GABLED WITH A PERPENDICULAR GABLE EXTENDING OFF OF IT FOR THE FIRST ADDTION. WE INTEND TO REPEAT THIS BASIC FORM AT THE SECOND LEVEL. THE EXISTING ROOF PITCHES WILL BE DUPLICATED. AS ROOFING MATERIAL WE PREPER TO USE ASPHALT SHINGLES VERSES THE THIN METAL CURRENTLY ON THE FRONT PORTION OF THIS BUILDING. OTHER DETAILS TO BE MAINTAINED AND DUPLICATED ARE SIDING, TRIM DETAILS, SMALLER SCALED FACIA AND WINDOW SIZES AND SHAPES. IN ORDER TO SAVE THE ORIGONAL FRONT PORTION OF THE BUILDING, WE INTEND TO DISMANTEL IT, BRING THE WALLS, FOUNDATION, ROOF, ELECTICAL, ETC. UP TO CODE AND REASSEMBLE IT. BUILDING DESIGN Â· SPACE PLANNING Â· INTERIOR ARCHITECTURAL DETAILING THE REMAINING PORTION OF THE EXISTING STRUCTURE WE WANT TO REMOVE. THE FIRST ADDITION DOES HAVE THE SAME ARCITECHTURAL CHARACTER AS THE ORIGONAL, THE OTHERS DO NOT. SINCE THESE ADDITIONS ARE UNCAPABLE OF SUPPORTING ANY ADDITIONAL STRUCTURE ABOVE AND THIS IS A TIGHT BUILDINING LOT, WE FEEL IT IS NOT FEASABLE TO INCORPORATE THEM INTO THE NEW STRUCTURE. WE INTEND TO RELOCATE THE EXISTING COTTAGE WITHIN THE REQUIRED SETBACKS. THIS WILL ALLOW A CLEAN INTEGRATION WITH THE NEW ADDITON. WE ALSO EXPECT WE WILL NEED TO REMOVE THE STORAGE SHED AT THE REAR OF THE PROPERTY IN ORDER TO ALLOW ACCESS TO THE GARAGE. THE LANDSCAPING ALSO PLAYS AN IMPORTANT ROLE IN THE INTEGRITY OF THIS BUILDING. WE INTEND TO MAINTAIN THE PICKET FENCE AND AND RECREATE THE GARDENS WHICH NOW LINE THE FRONT. OUR F.A.R. CALCULATIONS ARE AS FOLLOWS: EXISTING F.A.R., TOTAL. ............ 700.08 SQ. FT. EXISTING F.A.R., MAIN COTTAGE...... 259.08 SQ. FT. EXISTING F.A.R., TO BE REMOVED. .... 441.20 SQ. FT. EXISTING F.A.R., TO REMAIN. ........ 259.08 SQ. FT. THE REMAINING F.A.R. WOULD BE 37% OF THE STRUCTURE AS IT EXISTS TODAY. SINCE MORE THAN 50% OF THE EXISTING STRUCTURE IS BEING REMOVED, ORDINANCE 1 REGULATIONS WILL BE MET. TO SUMMERIZE, WE WANT THIS REMODEL TO CREATE A SIMPLE, LIVABLE HOME THAT PRESERVES THE EXISTING ARCHITECTURAL INTEGRITY FOR THE COMMUNITY. WE INTEND FOR OUR ADDITION TO HELP ENHANCE THIS SITE. SINCERELY, BARBARA W. LONG , KEN MOORE l- Â»-4 ~11,,l-%â€¢, ~.A:Pqm5~ta~ f,+ 7-*11 1 -4 -1 liwy#1 -114-4. 1 -1 , , 3,1 41- 1 11 1 :*,- I q'./.- T . 1,1791? i 1,1'4 I I j *i.,.ir ' '*4 f '-1.'J--301 Ir r W . 1%11,1 1 1 1- . 1 .N i . 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'4.: 1 .,2t~.2~~~':lit,.'r, t'j,Â·'Â·,â€¢ , '' '11 NA, 1, I ' l , . ,1 Â·, fA ;( 1 :cl 1 ',. f-, ~ 4 Â» ''Ari-9 i '51;,14.:, rj: 11'lity ...Ale,;~tU-41 't i,;,7 . L ;11:t ... T 1 . /1 1 1 1 1 4 /1 . 1- i . t. 1 It. . 30:111'* 1 1 .1,1, . L.-, J .; .: . 1 ./ . .r 1 i. 1 1 Â· Ik 1., - 1, If. ...'f'41':NA;,2.7 Â· 1.... 1 , I '' ~ , rrÂ· , ~ '~~'~ id ' . 1- 1 1% .1 ,.il >''f'741,- ~'ti. .--:,Â·4'., .*2~'~ ~';:,w:,fil'.*cit{:44 -iI-2-- MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Minor Development: Request for approval of variations of 118 N. 1st St. - Public Hearing Date: September 26, 1990 LOCATION: 118 N. 1st St., Lot A, Block 58, City and Townsite of Aspen APPLICANT: Kitty B. Weese APPLICANT'S REQUEST: Approval for the following variations necessary to receive building permit from previously approval plan: Sideyard setbacks two parking spaces Please refer to applicant's letter attached for specifics. PREVIOUS HPC ACTION: On March 28, 1990, the HPC granted Minor Development approval and an FAR variation of 191' for the enclosure/new construction of the carport, being converted into a bedroom and bath. PROBLEM DISCUSSION: The zoning officer discovered, once the building plans had been submitted, that additional variations were required by the applicant, which must either be granted by HPC (due to Landmark Designation) or by the Board of Adjustment. The applicant is requesting these variations through the HPC. As the footprint of the building is only enlarged slightly by 2' to the west, staff finds that the variation request is not unreasonable, and meets the finding in Development Standard A as follows: "The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor 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. " Zoning does not support the parking variation, however, space for at least one car is available off-street. This does encroach onto Public Right-of-Way, (which we do not necessarily support), however, this is an existing parking situation. RECOMMENDATION: The Planning Office recommends that the HPC grant Minor Development approval for the setback and parking variations as proposed at 118 N. 1st St., finding that such variations are more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. memo.hpc.118nl.2 2 ATTACHMENT 1 IAND USE APPLICATION FORM 1) Project Name WEESE CARPORT CONVERSTON 2) Project Iocation 118 N. Fi rqt St Acren T.nT A RT,OCK 58 (indicate street address, lot & block rn=ber, legal descripticm where apprcpriate) 3) Present Zcning R-6 4) Lot Size 3,000 sq.ft. 5) Applicant's Name, Address & Phone # Kitty Weese 925-2494 2332 N. Lister Chicago, IL 60614 (312) 227-4435 6) Representative' s Name, Address & Phone # TGN BUILDERS,Inc Jim Atchison P.O. BOX 161 BASALT, CO 81621 927-3586 7) Type of Application (please check all that apply): Conditional Use - Conceptual SPA _ _ azncept=ual Historic Dev. Special Review Final SPA 8040 Greenline Coneeptual FUD ~ X Minor Historic Dev. ~1 ---/3 Stream Margin Final RJD Historic Demolition Mountain View Plane Subdivision Historic Designation Condaniniumization Text/Map Amer*i,Ent (213S Allotment Lot Split/Lat Line (24@S Eboamption Adjustmerrt 8) Description of E:xisting Uses (number and type of existing structures; approximate sq. ft.; Ilmber of bedrocms; any previous apprc,vals granted to the property). Same as HPC approval dated 3/28/90. Description of Developnent Application Â«Â«\\\\1 Seeking a variance to setbacks of rear 7.81 (2.2' setback), :Fie'ft side 5' (5' setback),rigfit side 7' (3' setback). Also seeking a variance to eliminate parking on the lot. Parking for 2 vehicles is available off street on the public right of way. ., 10 Have you attached the following? -3 0 Response to_~Att;adl!!aE~37~Hijillim-Schaissien-Ihntpnt q --) NO Attachment 3, Specific Submission Contents NO Response to Attadlment 4, Review Standards for Your Application .1. 11 TGN BUILDERS,Inc. P.O. BOX 161 BASALT, CO 81621 August 5, 1990 ADDENDUM to ATTACHMENT 1 LAND USE APPLICATION FORM: The proposed structure at 118 N. First St. will occupy the same space on the property as the existing carport with the exception of a 2' extension on the right side facing First St. The purpose of this extension is to bring the enclosed addition in line with the bay windows on the existing structure. Without this extension, we would be left with a straight wall for 32'. We do not feel that this is in keeping with the Victorian appearance of the existing structure. Although we will be eliminating parking in the existing carport, provision has been made to widen the parking area facing First St. to provide parking for two vehicles.off the street. We were unaware during the planning stages that this parking would occur partially on the public right of way and we request that the allotted parking area be considered as on site parking. Any questions regarding this application may be addressed to Jim Atchison c/o TGN BUILDERS,Inc._ 927-3586. ,Hl h .f..SE':/ .IrlfiriE.,5//.':.-- ~,f' AuthorizecE Agent