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Home My WebLink Aboutagenda.hpc.19901114 AGENDA HISTORIC PRESERVATION COMMITTEE NOVEMBER 14, 1990 REGULAR MEETING SECOND FLOOR MEETING ROOM City Hall 5:00 I. Roll call and approval of September 26, 1990, October 10th and the 24th, 1990 minutes. II. Committee Member & Staff Comments III. Public Comment IV. OLD BUSINESS 5:10 A. 'Conceptual Development Extension: 17 Queen st<~Qi-- 5:15 B. c)Final Development: 210 Lake Avenue 499\? Â¥ 17~4 5:45 C. 3 Conceptual Development, Public Hearing continued: 824 E. Cooper K <10.- : 6:15 - D. Â¢ Revised Conceptual Development and Demolition: 801 E. Hyman -- >lq I. 4%.L,4 01 V. NEW BUSINESS . ~ ~7: 001 A. ~'Minor Development: 212 Lake Avenue *Uy_j,c-,7/ 7:30 B. yResolution 90-3: State Rehab Tax Credit, i reviewing entity *f 4149 7:45 C. The Meadows SPA, referral comment (report by Project Monitor/HPC liaison Don Erdman) b . :5 05 .Airbul< c l.t .Le. / 5 i g 9 -*-'0 3/4 61__C>LS '9 43 0 iii. VI. COMMUNICATIONS 0-0 4 4 0((,w/vs 4 A. Project Monitoring B. December Meeting Schedule C. HPC Alumni holiday party D. State Rehab Tax Credit Workshop, January, 1990 8:30 ADJOURN J.) 137 >52=-- -5- co MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: 17 Queen St.: Conceptual Development extension Date: November 14, 1990 APPLICANT'S REQUEST: 12 month extension Of Conceptuai Development application for the proposal at 17 Queen St. DISCUSSION: Section 7-601(F) (3) (c) of the Aspen Land Use Regulations provides for an extension of Conceptual Development approvals by the HPC. Such approvals are valid for one year of the date of the original approval, which was November 29, 1989. This code provision does not provide specific langugge on the maximum or minimum amount of time such extension may be good for, however, staff has consistently recommended a one-time, six (6) month extension on similar requests. We feel six months provides ample time for an applicant to submit Final Development plans, or withdraw an application. The applicant and their attorney, Lennie Oates, have been in discussion with staff and the City Attorney on the complexities of this particular proposal, and their specific phasing needs. Staff feels strongly that granting this extension is in the best interest of preserving the landmark cottage, and we are recommending HPC's approval for a six months extension. ALTERNATIVES: The HPC may consider alternate time frames for such extension, i.e. 4-8 months. Staff is not recommending additional conditions be attached to the extension. RECOMMENDATION: The Planning Office recommends that the HPC grant a one-time Conceptual Development extension to May 27, 1991, which is six (6) months from the date of the one year anniversary of the original Conceptual Development approval, November 27, 1989. memo.hpc.17qs.exten LAW OFFICES NO'-7 OATES, HUGHES & KNEZEVICH PROFESSIONALCORPORATION THIRD FLOOR ASPEN PLAZA BUILDING 533 EAST HOPKINS AVENUE LEONARD M OATES ASPEN COLORADO 81611 AREA CODE 303 ROBERT W HUGHES TELEPHONE 920Â·1700 RICHARDA KNEZEVICH TELECOPIER 920-1121 JOHN M ELY November 7, 1990 OF COUNSEL JOHN THOMAS KELLY HAND DELIVERED Ms. Roxanne Eflin Historic Preservation Planner Pitkin County Planning Office 130 South Galena Aspen, CO 81611 Re: Request for One-Year Extension of Conceptual Approval-17 Queen Street, Aspen, Colorado Dear Roxanne: This letter is intended to be a request for a one-year extension of the conceptual approval granted to P.S. Productions, Ltd. Defined Benefit Pension Plan (Lana and Henry Trettin) on November 27, 1989. As you are aware, and without going into a great amount of detail, our client has been unable to financially proceed with the Final Development Plan for either the new proposed structure on the property or the relocation of the cottage historically designated. You and I have recently met with Bill Poss and Jed Caswall, Aspen City Attorney, in an effort to structure a interim solution so as to allow the movement of the historically designated structure to its proposed new site on the lot with completion of renovation thereof to occur in the spring of 1991, and I am working diligently on getting things moving in that regard. I would respectfully request that the request for extension of time on the present conceptual approval be considered at the next regular HPC meeting. Very truly yours, OATES. HUGHES & KNEZEVICH, P.C. By â€žJet,t4'UP 033 Leonard M. Oates on behalf of P.S. Productions, Ltd. Defined Benefit Pension Plan tlf misc\elfin 10Â£-6/ MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Final Development: 210 Lake Ave. 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: Final development approval for 530 sq. ft. addition to the rear of the structure. No variations are being sought. PREVIOUS HPC CONSIDERATION: On September 28, 1990, at a continued Public Hearing, HPC tabled conceptual development approval to October 24, to allow the applicant additional time to restudy a number of elements of the addition and prepare a massing model. In addition, a site visit was to be arranged between staff, the applicant and the HPC, to study the addition's massing and scale on site. Following that meeting, Glenn Rappaport, Les Holst and staff met the applicant and architect on site. Roof lines and massing as viewed from the street were studied, with no recommendation for revisions made to the applicant. Conceptual Development approval was granted on October 24, with the conditions that the Final Development application meet all code requirements and that the applicant continue to restudy the , roof complications. Two roof line discrepancies (center peak and rear sunroom) were pointed out by the applicant at this meeting. Staff requested the applicant strongly consider the use of alternate roofing material; standing seam metal is proposed. Due to the complications in roof form, it appears clear to staff that "matching" the existing roof color will be difficult at best, and that this is an excellent opportunity to replace the roof with more compatible wood shingles. 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. Partial demolition and preservation of original elements: The Final Development application addresses the partial demolition issues. The excavation for a basement is not proposed. STAFF COMMENTS: At appears to staff that the applicant has met the conditions of Conceptual approval. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Final Development application as submitted 2. Approve the Final Development with conditions, to be signed off by staff prior to the issuance of a Building Permit. 3. Table action to allow the applicant time to restudy the proposal. 4. Deny Conceptual Development approval finding that the application does not meet the conditions of Conceptual approval. RECOMMENDATION: The Planning Office recommends that the HPC grant Final Development approval for 210 Lake Avenue subject to the following conditions, which shall be met and approved by staff prior to the issuance of a Building Permit: ck==Restudy -use --tf--metal-- . roofing, WI-Eli---the goal of reroofing WA*h wood shingle,t._sÂ»ineg__0.a*;1*2~ f) Submit a basic preservation plan for remaining original elements and materials of the historic cottage HPC COMMENTS: memo.hpc.210 LA 2 li ' M il:,Te_ftit P e,Es/RÂ¥*),61 Zort-m i#Et EbAAUDE EFLUJ H /Vow 2 /410 9 NA-De.j~ivE l,J TZE'5#0 6)SETO Plk)*L J;Â¥75Â£01>,(TUT Appmov AL . 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Â· m, E L'..E V A T 1 0 kl i.> 11, L' .. ,' 4, '*{ ; -'.--.....----h---,---Ill--1.-*.Ill....---0--Ill--Ill-------.I.--9-li- jU 1_Â£ c MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Conceptual Development (Public Hearing continued:) 824 E. Cooper Ave. Date: October 24, 1990 APPLICANT'S REQUEST: Conceptual Development 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: On October 24, 1990, the HPC reviewed a revised Conceptual Development application for the partial demolition and addition to the cottage at 824 E. Cooper. Action was tabled until November 14 to allow the applicant additional time to restudy the proposal. After studying the massing model which was brought to the October 24 meeting, the HPC and the applicant agreed that the south elevation and the north needed to be switched! The result appeared to provide a quieter and more compatible addition facade in relation to the small scale cottage, and an alley elevation with more articulation. Additional suggestions were made for detailed elements to capture views and light. Summary of earlier meetings: On September 26, 1990, the applicant appeared before the HPC with revisions required from previous meetings (described below). The conditions of the tabling action were as follows: 1) Restudy the massing, at the link between the old and new; provide greater relief between the new constriction and the historic cottage 2) Provide massing model at next public hearing 3) Simply facade fenestration and transoms 4) Restudy alley structure with intent to preserve Additionally, staff requested the applicant meet one-on-one with HPC Chair Bill Poss to review the revisions for determining if the general direction in fact meets the conditions Of the September 26 action. Bill reported that after an hour of study, he felt they generally did. Additionally, he recommended some additional revisions which the applicant presented at the October 24 meeting. \U A summary of other meetings is included for reference: 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, .1- 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 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. PARTIAL DEMOLITION: The applicant has provided information which staff considers has met the Standards for Partial Demolition found in Section 7-602(C). STAFF BOMMENT: Staff finds the structural analykis 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, 2 I . 74 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. Staff's previous memos have thoroughly addressed these standards for HPC consideration. CONCLUSION: The most recent revisions appear to meet HPC's concerns for compatibility. Staff remains concerned that the proposal is out-of-scale with the cottage, and a reduction in mass and bulk is appropriate. However, the small, narrow lot and underlying zoning allowances are two major problems to keep the new addition scaled appropriately to the cottage. With these considerations in mind, to preserve much of the original scale of the cottage is probably the best the community can expect. 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 grant Conceptual Development approval, subject to the following conditions to be met at Final: 1) A representation of major building materials shall be presented at the meeting, with a complete narrative included in the Final Development application 2) All original lap siding shall be preserved where possible. Only those sections that have deteriorated significantly shall be replaced with duplicate siding material. memo.hpc.824ec.fd 3 BARBARA LONG AND ASSOCIATES POSTOFFICE BOX 860 3Â·ASPE N, COLORADO 81612 Â·303Â·9 2 5Â·6880 OCTOBER 29, 1990 HISTORIC PRESERVATION COMMITTEE C/O ROXANNE EFLIN 130. S. GALENA STREET ASPEN, COLORADO 81611 RE; SWARTZ RESIDENCE 824 E. COOPER AVENUE ASPEN, COLORADO DEAR SIRS; AS PER YOUR REQUEST ON OCTOBER 24TH, WE ARE SUBMITTING REVISED DRAWINGS FOR THE BUILDING DESIGN OF 824 E. COOPER. THIS IS FOR THE CONTINUATION OF OUR APPLICATION FOR THE PARTIAL DEMOLITION AND RELOCATION OF THIS STRUCTURE. AS BEFORE, WE INTEND TO MEET THE CRITERIA AND STANDARD REQUIRED BY THE LAND USE CODE. AS PER THE COMMITTEE'S COMMENTS AND SUGGESTIONS: 1. THE EXISTING COTTAGE HAS BEEN RAISED 1'-0" AND THE UPPER LEVEL OF THE ADDITION DROPPED 1 ' -0" IN ELEVATION, THUS CREATING A MORE COMPATABLE SCALE. 2. THE CROSS-GABLE END THAT WAS ONCE ON THE SOUTH SIDE OF THE ADDITION HAS BEEN REVERSED TO THE NORTH (REAR) SIDE. THE SIMPLE GABLE END WHICH WAS AT THE REAR HAS NOW BEEN REVERSED TO THE FRONT (SOUTH) SIDE. THIS NOT ONLY SIMPLIFIES THE FRONT VIEW, BUT ALSO REPEATS THE ROOF LINES OF THE THE NEIGHBORING COTTAGE. 3. A BAY WINDOW HAS REPLACED THE 45Â© CORNERS AT THE SOUTH WALL OF THE UPPER LEVEL ADDITION. A TRANSOM WINDOW HAS BEEN ADDED IN THIS BAY. 4. THE UPPER LEVEL OF THE ADDITION HAS BEEN PUSHED BACK AN ADDITIONAL 1 '-6" FROM THE EXISTING COTTAGE. 5. A CHIMNEY AND CRICKET HAVE BEEN ADDED AT THE SOUTHEAST CORNER OF THE ADDITION WITH AN OPPOSING DORMER ON THE SOUTHWEST. 6. 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W dj MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Revised Conceptual Development: 801 E. Hyman Ave., principal and secondary structures Date: November 14, 1990 SUMMARY: The purpos of this meeting is to review and take action on the revised Conceptual Development application for the new residential development and the demolition of both existing structures. LOCATION: 801 E. Hyman Ave., Lots A and B, Block 111, City and Townsite of Aspen, Colorado. APPLICANT: John Elmore, represented by Stan Mathis, Architect APPLICANT'S REQUEST: HPC approval for Final Conceptual Development of the demolition of both structures and the new development of a residential structure at 801 E. Hyman. (Staff, however, has determined that a Revised Conceptual approval is required prior to Final approval due to the number of differences proposed in this application over what was originally approved.) The applicant has been unable to find a parcel to relocate the structures and has reconsidered his offer to adaptively rehab the alley outbuilding for the detached accessory dvelling unit. The required ADU will go back into the basement design of the new residence. PRIOR HPC CONSIDERATION: Staff offers a review of the HPC meeting history on this project for perspective. On August 23, 1989, the HPC considered a request from the applicant for the demolition of the principal structure at 801 E. Hyman. They also appealed unsuccessfully to the Planning Office and HPC to allow the structure to be removed from the Inventory due to its low ("1") rating, and to be allowed to not submit a redevelopment plan. Action was tabled to September 27, 1989 to allow the applicant time to prepare a redevelopment plan addressing only mass and scale. On September 27, 1989, the HPC granted Conceptual Development and "demolition or relocation" approval for the project, subject to the three following conditions: 1) An investigation of the structure necessary to reveal that no significant historic material exists under the 1 7 asbestos siding 2) The applicant shall make a concerted effort to relocate the structure until March 30, 1990 3) Massing shall be reduced to be considered more appropriate with the parcel Further, the HPC did not approved the depressed located of the new residence, and formed a sub-committee to assist with the structure investigation. The Public Hearing was continued to October 25, 1989, to allow time for the on-site investigation and subsequent report back to the HPC. On October 18, 1989, the applicant appeared before the HPC informally, with conceptual ideas of a relocation, as opposed to outright demolition, for the principal cottage at 801 E. Hyman. The conceptual proposal also included the adaptive use and renovation of the alley-oriented outbuilding, to house the accessory dwelling unit (required by code). On October 25, 1989, at a continued public hearing, the applicant gave an update to the HPC on their revised proposal, requesting that the public hearing and conceptual development approval be tabled once again to November 8, 1989, to allow time to develop the information for the Committee's review. The HPC approved the request. Conceptual Development approval was granted on November 8, 1989 for the relocation of the existing principal cottage and redevelopment of the parcel, subject to the following conditions: 1) The new location of the relocated structure shall be compatible and that every effort be made on the part of the applicant to provide the structure for an affordable housing use. Staff shall assist in the relocation process. 2) The Final Development application shall include detailed elevations and a site plan Of the new structure and the adapted outbuilding. 3) The Final Development application shall include detailed information on the renovation of the outbuilding, including percentage of original materials being preserved, foundation repairs, garage door treatment, etc. 4) The Planning Office continue to pursue the "Cottage Infill Program" and that the applicant sponsor the code amendment addressing FAR bonuses for detached accessory dwelling units. The cottage remain and the original house be moved when an appropriate location is determined. Landmark Designation be sought to keep the cottage (outbuilding) on the property. 2 1, .-- Ct On April 25, 1990, Landmark Designation was recommended for the historic outbuilding, and Conceptual Development was approved subject to nine conditions. These conditions primarily dealt with the relocation of the principal structure, the details of renovating the outbuilding, and staff's referral memos to the Board of Adjustment and .the Engineering Department regarding variances and the alley encroachment. The applicant was to continue efforts in finding a new home for the main cottage, and work with staff has necessary to accomplish this. During this past summer (1990), after considerable study by the applicant to adaptively renovate the alley building, a sub- committee was called together to meet on site. Staff attended with Steve Kanipe (Building Department), Les Holst and Bill Poss from the HPC, the applicant and Stan Mathis, architect. The Building Department stated their interest in working flexibly with the UBC under these historic circumstances of adaptive rehab. The applicant made it very clear to the sub-committee that he had decided to not carry through with the outbuilding rehab project, and that he would be removing the structure from the parcel. PROBLEM DISCUSSION: The project has evolved a number of different ways over the past nearly one and a half year. Efforts on the part of the applicant have been appreciated by staff, however, have not been successful in either the relocation of the principal cottage or the adaptive renovation of the outbuilding into a dwelling unit. The 1980 Inventory focused only on principal structures, not outbuildings. Our efforts in adaptively renovating this structure were based a great deal on the interest by the applicant. HPC's review capacity lies with resources listed on the Inventory, therefore, the Planning Office feels that the HPC cannot prevent the demolition of the outbuilding - only provide active guidance for its preservation. We feel that the applicant has proceeded in good faith with his investigations as required by the HPC. Numerous potential relocation sites were considered in conjunction with the Housing Authority and Aspen Consolidated Sanitation District, however, all came up short in one way or another. Staff worked previously with housing attorney Dave Mylar to develop some options to demo, and nothing positive occurred. We are still positive that a home can be found for the outbuilding, and are recommending that the HPC encourage the continued efforts of the applicant to relocate the outbuilding. Site Plan and Elevations: A site plan has been submitted, which we find adequate. The revised elevations indicate stepped back massing and appropriately pitched roof forms. A number of contemporary features are incorporated, which may blend well within the East Aspen context. 3 C-< cj~ Staff reminds the HPC that new development review within this context was decided to be on the basis of massing and scale compatibility. We find that the proposed is compatible in these areas. ALTERNATIVES: A number of alternatives are available for the HPC to consider: 1) Revised Conceptual Development approval for the new structure, and Demolition approval of both existing structures, as proposed, finding that both the Development Review and Demolition Standards have been met. 2) Revised Conceptual Development approval and Demolition approval (as stated in #1) with the condition that the applicant continue to actively seek relocation for the outbuilding. 3) Revised Conceptual Development approval and Demolition approval (as stated in #1), combined with Final Development approval, provided no conditions are placed upon the revised Conceptual Development approval. 4) Table action to allow the applicant additional time for restudy 5) Deny revised Conceptual Development approval and demolition, finding that the Standards for each have not been met RECOMMENDATION: The Planning Office recommends that the HPC grant Revised Conceptual Development and Demolition approval for the principal structure at 801 E. Hyman, and continue to encourage the relocation of the alley outbuilding structure. Final Development approval is required prior to the issuance of building or demolition permit. memo.hpc.801eh.cd.rev 4 3o Â£..Y- November 5,1990 Roxanne Eflin City of Aspen 130 S. Gatena Aspen, CO 61611 - RE: Final Development Application Involving Historic Landmark *Al E. Hyman Ave Aspen, CO John Elmore-Owner Attached please find the application for U-ie Final Development Application for the above referenced property. We accomplished everything that was feasible on our part as ouuined in the conceptual development plan except for the following items. The Board of Adjustments did not approve tl-ie additional 200 square feet requested over and above the FAR. alloted, therefore we are submitting a revised site plan, and elevations showing heights, and massing. The difference between this plan and the plan shovm at conceptual is ( 1) both structures are going b be demolished and (2) the new development does not encroach into any setbacks. We were not able b retain the e:isting residence. In addition, the outbuilding was not feasible to remodel or move. The applicant tried with fervent effort b relocate both structures, but the procedure proved too ardent for anyone to undertake. The existing structure was inspected by Warren Palmer, and his consensus was ST<\ also that it was not feasible to move. On August 23, 1989 the board agreed &11111]S to allow us to demolish both buildings if we pursued a re-development AROUTIC[l*RE plan. The re-development plan was to address only scale and massing as AND such. PLMING Post Office Therefore, the applicant is requesting approval of a new residence involving an Historic Landmark. We are submitting a revised site plan 3 with development foot print, and elevations demostraUng massing. The uuiorado 81612 new elevations demostrating massing are no greater in height, and in some 303/920-1434 cases smaller than the previously approved conceptual application development plan. This new development plan will be subject to ordinance = 1. 3 1 The design of this final development plan meets all the criteria and previous dicussions by the HI>C in terms of the orientation and scale of the new residence to the neighborhood. We believe this new design 'will enhance the characteristics of the neighborhood. As usual, if you need more information, or have any questions please contact me. I ATI Si it<:e 1-â‚¬i;.., Sfu.- Stan Mathis SAM/1: c t. 31_ September 4,1990 City of Aspen Historic Preservation Committee Attn: Roxanne Elin 130 S. Galena St. Aspen, CO 61611 RE John Elmore Residence 801 E. Hyman A nve Dear Committee Members, I have recently ezamined and evaluated the outbuilding that was being considered for landmark designation. It is my opinion that the structure is going to have to be totally rebuilt from the foundation up to the roof. I reported this information to John Emore and recommended that the structure be demolished, and not rebuilt. Therefore, John has decided to proceed with the demolition of the outbuilding structure, and the primary residence. We will come before the HPC if we need further review modifications to our previously written proposal. ST.\\ Sincerely, #1111[14 ARCE[[(11-11[ "4 1/ moti 4 61) 6sta Mathis PLMING Post Office Box 1984 n do 303/920-1434 33 - - . 142!74/696,1& -- 3 - T ,- tlit ... -1/ â€¢ -I ..ly-â€¢. p .- 0 le & 7" . - 9. - . ~ .-0224- = -6,:9:1* p ,Â·t -i Â»48,Â· 1~t?27....1.,--4 / 2-<4401+464CÂ·U.+D': Â·--~ Â· 34*Z46.~74'154 IÂ·- 3*k~*222=34 .4,45.: .,1.-101Â£ E -.- ..1 Â£3.44:2--71Â¥ 9.-Â· -P: 1:17' 379115 -,3 Â·.-- ,- 9. . , +-4,42"148%6* ti - . b. 79, *>74~ 4-5147-L:Â·9667 â‚¬ 9 2 . - , ~~dic. 2.4 12Wj* 11 44=3. 262 14>: 1 "1-; 7.Â·-tÂ£-233 "-1 :.-4,9 4 .2, .. ...., . 1//Aki#*4)R~)LHggir ,#ttj'/' '--r,JLSEA, fL z p.>fil#Nt/*=6AWAT**ME<L#ki-*-9 -*f- .,I/'11*.b,&;92.1.-tet_N2-Â· %-Â¥.4-LHI:~~~ ... I. . -- -CUPÂ·Dâ‚¬Ef~Jil.ilÂ·-- 6.1 -... .01. 1 4.j,+4 -. Â·- . ~ - * ' Â·2fl-2:1â€¢42&23,5.#23 TzÂ·7:Al- E- 1 323Â£2~ ENJ>~2 -0 . ___ _1__-_-2-:..fit-XY_Â·' -: O - r-41#461+t-3/- *1315 c. 1,1 . i. .2. ./ .3 - &Â·,4 _~-- Â·... C. -I . 6.---* . y 3 --40-1 11 l . 1. 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' . .1 N or'H ~47/M71 LINE ; f 'is '. :51 1 1 I Â· Il 11' ti.t , r ~, 9 .- . | 4 1 9 .. : ..1.i Â·. ' , ' i! 1 1. 'g, 9 L:%4. r , 1. 4 1 452 i 4 41 ..4 I..,il, . Â· ..r' 1 -3 1, 4,4 11 4 1 64 w.. c~ '7 - , Â· 24- ,-t .Â· k a _EAsT E L E\ArION , |, f LL.0 + . 13 Xa 11311 bly'.11 LL] 41~jnJ. to~],/1 Â· r-1 , . 1 /1 1 4 63 .1 1%11 1 . il k 1 , 1 1 1 + 11 4 41 , - Â£ 1 ,; 1 , fl - . i.1 1. t ~'f .1, t:, 'Â·Â·Â·:Â·Â·,It;.0. 6 4Â· . 1 1 Â· l. .../--' 1 1 f 1 ' â€¢ ot.4,~.3,4 : 1 0/ F.0-rE. k'!A. 1 1 1-21-9.bvF-Li -rEION 1/1*sT-1 1./ 10 .. ... 2 - 81" , milli MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Minor Development: 212 Lake Avenue Date: November 14, 1990 SUMMARY: The applicant is requesting HPC's approval for Minor Development for the alterations proposed to the landmark structure located at 212 Lake Ave. The changes are primarily fenestration, and are occurring only to the non-historic c.1980 addition to the rear Of the structure. Staff has made the finding that this application meets the criteria of Minor under Sec. 7-601 (E)(2)(d) which states: "...Erection Of more than three (3)...features may be defined as minor if there is a finding that the cumulative impact of such development is minor in its effect on the character of the existing structures." PROPERTY ADDRESS: 212 Lake Ave., Unit B, 212 Lake Avenue Condominiums, According to the Declaration Thereof Recorded in Book 416 at Page 510 of the Public Records of Pitkin County, Colorado. APPLICANT: Peter B. Lewis and Jonathan D. Lewis, represented by Welton Anderson, architect ZONING: R-6, Historic Landmark APPLICANT'S REQUEST: Please refer to Welton's letter attached. It should be clarified that the Planning Office map did not indicate that 212 Lake Ave. was landmark designated, which the applicant believed to be inaccurate. Following research by the Clerk's office, a copy Of the 1981 ordinance was found, confirming HPC's required review over exterior changes to the structure. DISCUSSION: The Standards for review are found in Section 7- 601(D), as follows: 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 is in an H, Historic Overlay District or is adjacent to an Historic Landmark. Response: The Planning Office finds that the proposal meets this standard. While a number of changes are occurring, the basic fenestration theme for the addition remains constant. Most of the alterations will not be visible from the street, and we find that the cumulative effect may be considered generally compatible with the historic resource. Standard 2. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find this standard has been met. 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 find that the proposed development does not detract from the cultural value of the parcel. Standard 4. The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic resource or part thereof. Response: In general, we find that the changes proposed are mostly aesthetic, involving the non-historic addition to the structure. The fenestration alterations and dormers proposed basically "update" the 1981 addition, and do not detract from the original historic cottage more than what already occurred with the addition. The most significant alteration proposed is the addition of a double dormer on the west elevation. Although relatively small in scale, these dormers come the closest to the original cottage, and of the changes proposed, are the most visible element from the street. ALTERNATIVES: The HPC may consider taking the following action: 1. Approve the Minor Development application as submitted 2. Approve the Minor Development application with 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 for restudy 4. Deny Minor Development approval, finding that the Standards have not been met. RECOMMENDATION: The Planning Office recommends HPC approval for the Minor Development application as submitted for 212 Lake Avenue. memo.hpc.212LA 2 C Welton Anderson & Associates Architects October 30, 1990 TO: Roxanne Eflin, Historic Preservationist, Historic Preservation Committee RE: Minor Development Application, 212 Lake Avenue This letter constitutes a request for one-step Minor Develob- ment review for exterior changes at 212 Lake .Avenue. Section 7-601 E.d. states: "Erection of more than three of the above features (...windows, doors, skylights, and dormers...) may be defined as minor if there is a finding that the cumulative impact of such development is minor in its effect on the char- acter of the existing structure." The applicant is absolutely certain the proposed changes fall within this definition of 'tminor" for the following reasons: 1) Nothing new (save the new front porch and the new west dormer) will be visible from the street. All changes are limited to the Hallam Lake elevation 120 feet from Lake Avenue and limited entirely to the new (1980) portion of the duplex. 2) The structural shell of the rear (1980) house will remain unchanged. The bulk of the external changes are: replacement of sliders with french doors, replacement of floor to ceiling glass with double hung windows, removal of a skylight, replacement of fixed triangular windows in gables with more traditional window shapes in east and north gables. 3) There is a net reduction in square footage. 4) There is a proposed addition of one dormer on the west side. 5) There has been an eight week delay in making this appli- cation because of Roxanne Eflin's insistence that this this structure was not on the inventory of designated structures and her direction to proceed with drawings for a building permit. Because the plans have been sub- stantially completed per Roxanne's direction, and because the proposed changes so clearly fit into the Section 7- 601 E. d. description of "Minor Development" this appli- cation must be thusly processed. The cumulative effect of this project will be to replace a lot of 1970's "modern" building elements, (sliders, glass walls, triangular glass gables) with more traditional types and gable treatments that are more consistant with the neighborhood. Planning / Architecture / Interior Design Box 9 94 6/ Aspen, Colorado 81612/(303) 925-4570 Minor Development Application October 30, 1990 page two APPLICATION CONTENTS: Sec. 6 - 202 B. and 7 - 601 E. 3. as 1. See attached 2. 212 Lake Avenue, Lot 18 Block 103, Hallams Addition 3. See attached 4. See attached 5. See above written description of proposal and attached "Existing" and "Proposed " elevations. b. 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I.-&M ' . ./. 11_ . MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Resolution 90-3: Colorado State Rehabilitation Investment Tax Credit, agreement to become a reviewing entity Date: November 14, 1990 REQUIRED ACTION: Adoption of a Resolution regarding reviewing entity status as required under Colorado House Bill 90-1033, the State Rehabilitation Tax Credit legislation. SUMMARY: You have received information in the past from me on the newly adopted State Rehab Tax Credit. We have discussed the CLG's responsibility in this program, which provides an excellent incentive for grassroots preservation across Colorado. The CLG program was written into this legislation specifically to provide incentives for preservation management at the local level, and to add to our already substantial array of incentives to encourage good projects. As a CLG, you are required by law to adopt a Resolution agreeing (or not agreeing) to become a reviewing entity for that calendar year. A fee schedule has been created in the legislation for such reviews, required to be placed in a segregated preservation fund specifically for the administration and promotion of the program. The Planning Department, as lead agency in these project reviews, has agreed enthusiastically to take this on, with HPC's direct involvement. The City Attorney is recommending that the HPC adopt a Resolution recommending Council's adoption of a similar Resolution. Both are attached for your review. Staff is scheduling a large comprehensive workshop of the Rehab Tax Credit Program, which is tentatively scheduled for January 31, 1991 at the Hotel Jerome Ballroom. This event will be co- sponsored by the City of Aspen, the Aspen Historic Trust and the Colorado Historical Society. RECOMMENDATION: The Planning Office recommends that the HPC adopt Resolution 90-3, recommending that the City of Aspen act as reviewing entity for purposes of the Colorado Rehabilitation Tax Credit program. memo.hpc.rtc RESOLUTION NO. 90-3 (Series of 1990) A RESOLUTION OF THE HISTORIC PRESERVATION COMMITTEE FOR THE CITY OF ASPEN, COLORADO, RECOMMENDING TO THE ASPEN CITY COUNCIL THAT THE CITY OF ASPEN ACT AS A REVIEWING ENTITY UNDER COLORADO REVISED STATUTES SECTION 39-22-514 FOR PURPOSES OF THE COLORADO INCOME TAX CREDIT PROGRAM REGARDING PRESERVATION OF HISTORIC PROPERTIES. WHEREAS, the Aspen Historic Preservation Committee (HPC) supports the creation of incentives to assist in the preservation and protection of historically significant resources; and WHEREAS, Colorado House Bill 90-1033 (C.R.S. 39-22-514) was signed into law April 20, 1990, establishing rehabilitation tax credits for historic properties throughout the state; and WHEREAS, the City of Aspen, as a Certified Local Government pursuant to the provisions of 16 U.S.C. Sec. 470a(c)(1), as amended, is eligible to review such rehabilitation tax credit Â· projects as a reviewing entity as defined by C.R.S. Section 39- 22-514(12)(i); and WHEREAS, the provisions of C.R.S. Section 39-22-514(10)(a) require that, prior to January 1st, each Certified Local Govern- ment must annually adopt a Resolution stating whether such Certified Local Government will act as a reviewing entity during the following twelve (12) months; and WHEREAS, the Aspen Historic Preservation Committee, as the City of Aspen's official review board for historic resources, endorses rehabilitation project review at the local level. 3b NOW, THEREFORE, BE IT RESOLVED that the Aspen Historic Preservation Committee does hereby endorse the Colorado income tax incentive program for the preservation of historic properties as adopted by the Colorado General Assembly at Colorado Revised Statutes Section 39-22-514, and urges the City Council of the City of Aspen to actively assist and participate in such program by designating the City as a local reviewing entity as provided under Colorado Revised Statutes Section 39-22-514(10)(a). RESOLVED AND ADOPTED by the Aspen Historic Preservation Committee at its regular meeting on the 14th day of November, 1990. By: Chairperson ATTEST: 2 3% 9 CIT DASPEN 1 klena street as pACL-,t#) lot a do Â§1611 ih~Â».0 1 0 MEMORANDUM DATE: November 6, 1990 TO: Roxanne Eflin, Planning Department FROM: Jed Caswall, City Attorney k/\ RE: Income Tax Credit Program Relevant to the Preservation of Historic Properties Per your request, I have reviewed the Colorado statute relevant to tax credits regarding expenditures made pursuant to the preservation of historic properties and your proposed resolution for adoption by the HPC. I have prepared a resolution for adoption by City Council desig- nating the City as a local reviewing entity as called for under C.R.S. 32-22-514(10)(a). Additionally, I have taken the liberty of amending the proposed HPC resolution so as to have it cor- respond to Councills resolution and vice versa. Please do not hesitate to call me should you care to discuss this matter further or should you feel additional amendments are needed in the proposed resolutions. Thank you. EMC/mc Attachments CC: Amy Margerum /6 RESOLUTION NO. (Series of 1990) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, DECLARING ITS INTENT AND WILLINGNESS TO HAVE THE CITY ACT AS A REVIEWING ENTITY PURSUANT TO THE ADMINISTRATION OF THE COLORADO INCOME TAX CREDIT PROGRAM RELEVANT TO THE PRESERVATION OF HIS- TORIC PROPERTIES. WHEREAS, the General Assembly of the State of Colorado has enacted an income tax credit program described at Colorado Revised Statues Section 39-22-514 for qualified costs incurred in the preservation of historic properties; and WHEREAS, local government entities certified by the Colorado State Historic Preservation Officer may participate in the administration and operation of the income tax credit program by providing review of local historic preservation projects; and WHEREAS, the City of Aspen has previously been certified by the Colorado State Historic Preservation Officer as a certified local government pursuant to Section 470a(c)(1) of Title 16 of the United States Code, as amended; and WHEREAS, the Colorado Historical Society has encouraged the City of Aspen to perform the services of a local reviewing entity under the income tax credit program; and WHEREAS, the Historic Preservation Committee for the City of Aspen has endorsed the proposal to have the City perform as a local reviewing entity and has asked the City Council to adopt a resolution pursuant to Colorado Revised Statutes Section 32-22- 514(10)(a) designating the City as a reviewing entity. Lfl NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, THAT: Section 1 The City of Aspen, as a certified local government pursuant to Section 470a(c)(1) of Title 16 of the United States Code, hereby agrees to act during calendar year 1991 as a reviewing entity for purposes of the administration and operation of the Colorado income tax credit program for qualified costs incurred in the preservation of historic properties found at Colorado Revised Statutes Section 39-22-514 (1982 Repl. Vol. 16B Cum. Supp. 1990). Section 2 The City of Aspen Historic Preservation Committee and the City Planning and Development Agency are hereby delegated the authority and responsibility as vested in a local reviewing entity to implement the provisions of Colorado Revised Statutes Section 39-22-514 in the City of Aspen. Section 3 The Director of Finance is hereby directed to create a segregated Preservation Fund for the collection of fees as called for under Colorado Revised Statutes Section 39-22-514(11)(b). All moneys as collected in such fund shall be used for deferring the costs incurred by the City in performing its role as a local reviewing entity. 2 L! Section 4 The City Clerk is directed to forward a copy of this Resolu- tion to the Colorado State Historical Preservation Officer prior to January 1, 1991. Dated: , 1990. William L. Stirling, Mayor I, Kathryn S. Koch, duly appointed and acting City Clerk do certify that the foregoing is a true and accurate copy of that resolution adopted by the City Council of the City of Aspen, Colorado, at a meeting held , 1990. Kathryn S. Koch, City Clerk 3 -/ 4 9-1- HPC PROJECT MONITORING Update: November, 1990 HPC Member Name Proiect Address Status Bill Poss 413 E. Hyman Approved (Reide's City Bakery) 200 E. Main Completed 430 W. Main U/C Charles Cunniffe Guido's U/C Holden-Marolt In Process Don Erdman 501 E. Cooper (Independence) U/C 210 S. Galena (Elks) U/C The Meadows In Process Glenn Rappaport Paepcke Park Gazebo Approved 17 Queen St. Approved Cottage Infill Program In Process Leslie Holst 215 W. Hallam U/C Joe Krabacher 801 E. Hyman In process Jake Vickery The Meadows (alternate) In process Roger Moyer Holden-Marolt (alternate) In process 1004 E. Durant U/C Georgeann Waggaman Wheeler-Stallard House Approved Assignments needed: Highway Entrance Design Committee 212 Lake Avenue 210 Lake Avenue hpc.monitoring