The URL can be used to link to this page

Home My WebLink Aboutagenda.hpc.19900328.. -1, AGENDA HISTORIC PRESERVATION COMMITTEE March 28, 1990 REGULAR MEETING SECOND FLOOR MEETING ROOM City Hall 5:00 I. Roll call ~>'~AÂ«41-<0(el~rlsÂ·:iâ€ž :. , ~w-u-n.LV) II. Committee Member & Staff Comments III. Public Comment IV. OLD BUSINESS 5:10 A. Minor Development - 118 N. 1st St. 490*Ulka.0 - (500<&4-k'+ L...f S 5:30 B. Public Hearing - Vested Rights, 413 E. Hyman Reide's City Bakery 604- Lodâ‚¬Alto 3â‚¬00 rid , STAFF MEMO WILL BE PRESENTED AT THE MEETING V. NEW BUSINESS 6:00 A. Conceptual Development, Public Hearing 126 W. 1 Francis 499,10*<:e,_ 6:30 B. Independence Building - 501 E. Cooper-Storefront (revision 6:40 C. ~Staff and Study Team Presentation: Main Street IHistoric District Study 9 VI. COMMUNICATIONS April 11th meeting with National Trust Council and Program Associate, Frank Gilbert and Kathy Adams- attendance required. New Survey Re-Evaluation Forms Restoration of Paepcke Park Gazebo Project Monitoring j\ 3-2 CO MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Minor Development: 118 N. 1st St. (Tabled from March 14, 1990) Date: March 28, 1990 LOCATION: 118 N. 1st St., Lot A, Block 58, City and Townsite of Aspen APPLICANT: Kitty B. Weese, represented by Marcia B. Weese APPLICANT'S REQUEST: Minor Development approval to enclose an existing 12 x 24 carport, converting the space into a family room and bath. An FAR variation is also requested of 191'. ZONING AND BULK CHARACTERISTICS: zoning: R-6, Designated Landmark Parcel: 3,000 sq. ft. Allowable FAR: 2400 Existing FAR: 2309 - Proposed new sq.ft. 282 Total FAR Proposed: 2591 FAR Variation requested: 191' PROBLEM DISCUSSION: The applicable Guidelines for Residential Buildings - Renovation and Restoration begin on page 47. The Development Review Standards are found in Section 7-601(D), and are reviewed as follows: Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. Response: Staff finds that the proposal meets this standard. The proposed enclosure does not enlarge the existing footprint of the carport structure. The structure does not encroach into setbacks. The proposal indicated a new metal roof over the entire structure (historic and new), however, after discussing this with the applicant, she has elected to roof the addition to match the existing roof material (dark gray asphalt shingle). Other materials appear to be compatible. We find that two divided light "cottage" windows may be more compatible on the west elevation than the three (connected) as proposed. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find the proposal meets this standard. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or adjacent parcels Response: We find that the proposal meets this standard. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: The carport is attached to an earlier addition of the historic cottage, which is screened somewhat from 1st St. by a large pine tree. We find that its enclosure does not necessarily detract from the integrity of the historic cottage, due to overall size and height, and rear location on the parcel. RECOMMENDATION: The Planning Office recommends that the HPC grant Minor Development approval for the proposal at 118 N. 1st St., subject to a redesign of the west elevation fenestration to eliminate one window. memo.hpc.118nl 0 ra 1*7 -2 .. - lu ESIGN UN IT n lister st chicago 60614 312/227-8128 3.30.89 Planning Office City Of Aspen 130 S Galena Aspen, Co 81611 Re: Attachment 2, article 5 To Whom It May Concern; The proposed development within complies with the development review standards for the following reasons: a. The conversion is compatible in character with the existing house to which it is attached b. It reflects and is consistent with the character of the neighborhood c. It does not detract from the architectural integrity of the historic structure d. It does not detract from the cultural value of the historic structure nESIGN UNIT 2 n lister st cago 60614 312/227-8128 4.2.89 Planning Office City of Aspen 130 S Galena Aspen, Co 81611 Re: Attachment 3, articles 1, 2 and 4 PROPOSAL FOR MINOR HISTORIC DEVELOPMENT AT: 118 N First Street, Aspen, Co., All of Lot A, Block 58 We propose to convert an existing carport with a roof and sides, into a small office and a half-bath. jor building materials will match existing materials actly. (See attached elevation) The effect of this proposed conversion on the original design of the historic Victorian will be undiscernable. The architect and owner are taking careful measures to replicate the existing stucture and treat the conversion as an extension of the house. In fact, we believe that the conversion in this case, will greatly enhance the exterior elevation as the existing car-port is an eyesore as it now stands. (See attached photo) '~AUNI- U?J@1 fÂ»11 0 TA .A=W.'*.al"e:. 1 A.. ..1%\ . a. i 1?r - Â¥ pil-/V--*Ame"- . . -- ...9/Il'J . I 1. 9. (-97- 9\-in,/i) f ofÂ·~1 1. Op,tr,-c.-,/ - 3 4 - \1(3 U t -115:;F- -3,1 1./ts.1...2 2-7 ' t /_--) 1 UCV,I -1-' __-_ HÂ«loit DE-ZA.Of'Mt,11 ! A / ; Itt e'JiLD FIDDâ‚¬ [422 -' Ef>ili.D.<p - ' CÂ»l â‚¬ 02.7 n . er - U 91 29-7 97. \.UN' -7~X; it.t-2,9-5'./.11.42 t i no A -0 'E,Â·~CLÂ· '.f Mâ‚¬*,T-- rÂ·104~.~LD REoly- DEt 1 EUU,- 06â‚¬ " I. 4 . r O CRL ' |' trir' iÂ·/-3 L ' ' I >) <1 F j 27.-/Â·0 v 7, , 7 1\, . 1 .A /F J. 21' I / E16 .. 1 , %11*-i :-f Â·: M.*~1.0....; j.~.1,"r 2111 8, ,{Ilindal*.L ........ ts d od I. 0 I~F' 4 "1'#La'#*11. .i :' r 149/my'll@~ I. 1 ,- .m,-i,riiati prirL-1,- t.- 11, *,8.Hwp'IM'Â£89' 11'/I-:/'bi#2-~a.ai~~ 1 - 1 ..,10"/PIN'lle/'./.'-- I. I 7 1 Mil~/iNFI t,Unt L m =IM,1891~87*FA#,45%7- - 3 ~lail"N+Wi; ulb Inm/"Illill' Iwi--â€¢537"JL /,lr "A//2/*M///W/1/// fot -1--Ii-&M----.Ii 1 1.3 ; : ;Ihi 1 % , . --- â‚¬,6-1 --'- 1 ..9 : ' - r diONATi + 16*Jwd==t t-Ll 1 1 1 i 1,0 li Â·-7-' F'nor- s i . i Ile Al 1 1,0, . I ' 32; I t g u U ''. Â·' 1 > vt':, I :Z.,- 41 L. . U.r,C . il f 19 F., , C-l /GALS,- 3.-i :O A./ 1:/ t.'11101 -rn_-_ --1/r--r 1 1 1 - .0 '1, 1 ' I 41 f lr... &4...fi. 1 7 443:6943*+Z /47'. 91, 1 - - . 22 2 - 1 1 , 1 1 1 / '/7 1 1 5 4 N i Â£ i.7 1 2 1 lug*-56 R ES r D WAJ OE jitidiÂ¢ii' 4, M?.* I Ri * 42Â·1 *.A:.....P .4.,ftb 1, fÂ·n 34.9::t.t*hideft:, ' : *~*dÂ·th,Z'3*Â¢*642*le.-r<<~i:j..Â·7.} :F##4 2 .2 -I OYCU.. 1= ' .. 6 . 94**:Â·iÂ·kÂ· 24~- uâ€ž-Â«a ~ ~~~~~4~~~~~ ~~~|~~~ ~~~Al! ~5.,12 e'iva bl IM'InÂ«;.... , I ~ '*â€¢*92!*BUE"|,=.4'Â·16Wi1.VI~*,' - :iii+UP 1- 14-,iti, 2.' 09. i a#hetki.Ziff4fy*ifiljbillitch,Pal"f~gi !>11:41-2,.2 04, MilÂ·'.. Â· Â· 1 . al.. Â·r.4 Â·-p -'.,4,1'332': i I *ya-.iky:gÂ·:Â·Â·.Â·StilÂ·'fl~ Â·Â»~4Â·Â·4; 1#RJA*KAS*,1~â‚¬ b.4.71.i.ty#/ . 4â€ž4904 3"Me '11 Â£ . , P 6%:*Â·miRENÂ·, - ...%2 14.4,Â¥2 hti 50323 'N..4 1,%4 5 I ./' ... 1 ./. , 4.... .. ..k"f~ ~ ret k !,i ~ '4 .4/4 f -43#. '.. 4 ..1,3.4... 642923/E; -ii Ve- 40Â£2.4*Â·.-- .-/&-<e~~Eag 1 0 1 1 VEk>--= 0 ,? I. lig::,1. 1/rF}Â·*Â·95*~44:,~r~*PAR/* 9 342 f '.1 fi . Â·1& 53. : 41 *#*, ~.);~Q~),t ,~Â·~Â£~t G :,4 VA,tnGÂ«rts 1 '-.2~6~OWAb' I 1 #*. 4.."Â»~Â·,4'.a '. .1 --Il.' ' ./ 40*7 f. 15 ,: 4 ~ .X ziI.*444' 1 - ..WtÂ¢ 3,5 '4 . f : 9 1 ,, ..1 + )/ .- 40>.d -4 71- b . e -- . ...~*EJ-2.. + ';rk* s:,-4& t 6 1.. Â· -,4 4 4!4 .., e. .L W,V ./"~~ F 0, 1 b. .F .42 V . Â·Â¢.;>I.i..4~-r,u:it-.r~-3,3.,{~74k~3*40*1*ji~t:Â¢12*4Â¥*peÂ·,i*. 0.,1.+ 14644-jifftil-Â»UÂ»Â»344*49Â»6447?fef 04*4*ftkk~ -f fli-iÂ«Ki,Ii :.:,Iii.-IU<'.Â£;.,43::-*f. L:~f-.: 1.~ 1-F. 19:1*f.~:(-3::Â·'. 22&<211.:11:24:wU 1..,~.., ..462*;4.5 Â·Â·Â·'1â€¢7Â· Vi0*~*- Â·33'&3-'214-19Â·4+Â·.te.i i,2,~'10' 3 ..4.'.~-0*Â·it..iff ; 'Â· '44'; .. . 17- 4Â· Â· r. 4,44 % I *. : + I h. i-*. A 3 â€žt + VP . . . I ' I. '4Â£ ./ . F. 6:. ./*.4#f:t . 1 . r g.. 1 .Sk .>D . /0,5 . h. , 4 F...6 .t t , 4%1 5 4.0 3&. '.A 2.., 01%,t .$44 . 4- 04 24, .. ~ ~Ve~..4r~.- ~ '4 4~r - r.'.. 4 Ii<4*444, 13 . Â« I A. ., 0. ./. - 9 ... 4 943<i.2~7-ir.V :-b 0 . I . 12,Â» .' . , 8 1 - 3 1% *m ' .i: â€ž - , *%: , 1&+7':,f~p ck: : C-:4.949, 1~~~A~fr .< 1, " . b,=/,1~~4/ , 4 'ErsÂ¢ " , 1 , 4. i . 5 /* I /%& ....' -..'...'I* I V -:~IFI/' I~T-41. I':-I i .... *Ape.h . 44 ' '.1 , , '11, 9*44 f, - L .79 1,5 -,2, 3 A .. ~144Â·, ' . ful. 4~~~I~,~.~~,:'A,ji . ~ ,I~f?(~1'2Â·1344. I-.-1 1 Y'.335,14 4'U. w it:., .1 -<1~f -42=204Irl: 2.-- 3,13,9 4,; 1+ 11 lud s- â€¢21 '*37Jw : x I *7 2- â€¢ A *-1-f-,k' ...~ . ./ I , i X . :.~% .,p ..â€ž ir- '*p.i,j-*341'' :*442,48 44%24 -:fi-%:MA.fr . 2 . '' .7..7,4,~tz Rrt'.tt ~Clit:'93134Â»-*134Â«1VYF:fpe#--i,M,1,#r*f#-..> , '. .%44&..7.5 4.. q~ c.;g,-r> 4*i'* ElÂ· ' Â·*'~ 4 I 92 '24722,4 :214*2~=,taÂ»4 2,411Â£" ,:,0,, . i itÂ·3 23:44. r F 4.4 9 0 1.,i.34' 1/'39.*4 :SAKEJA /"0 0. 4' > v.-, T ~1.t*.5'17.1 '9Â·.Jee 21*7<#2174~#:404 :.*4~F i f,,i.2 '1.Â·.*.%1, j~~,r4~41~4# 1 5~ j'**i*4%*Fit# 11 riM.54â„¢~llyÂ·-4- - :' 1*441 #*I" 2224 * '37.1. E X A. 1 641/0 1 VEY . 2%:>04 4 1 2,04 jill....Ill-- . '*t *1.44-9 .Â· - tele Â· - I Â·,5 100% L,-47, t ' 1 ; Â· e Â·:i ./ Â·Â· . cÂ· P 140 - Â· ' 6 49:41. 4% , 1 , t Â· 4. 4 2 - f &,r-~ r - ' .iâ€¢, ' 11 4 1, , . +.4 I ' : 4 Pt617\ l.-~ *CÂ¤-~ 1 --9 1 . 1 1 I ~- LÂ»FI -0 t44, I . *I GL li 3 \ 1. |r . 1 . 1 it 49; 1 0/*- 3..1 <. 1/2,9 1 . A, >-:i,? FL ---- -Â· <44 - /\J W l \\ - 35.. - . -- Ii; I .1. 9 , J'.!1't. ; ;14' 4 01 :42 0 . 1/ L'.'9 1.7 2,6 'A , Wr ~ 34 f~. '0 ii i 11 KE li i 1 i i DE(K i lf '/ 1 1. 1 lf? 1 . 'It! 1 1. 1 1 l i L \ST 04 REAR Eue-VATI ON , 41-1 1 ,I>3 4 1, '1~Ri.j*4'*sk#:- 3& 1.:/tÂ·'0'ry'i 1:.4 j' 111;, . 1 0 Â¢60 -.-A~45.* . w d. <. '.0 ..1 ' - ' 1. /21 1 1 / / / 9 -44-fÂ» -*x -' 1 ?b- 91 : i i 4.5 '11 1 / 1 . r. 1 :111 1-1!' & 1! ' 1 1 1 r - '1 1 1 1 1 --- - , 11 , 1.1 1.1 ' 11 . 1 1 - 1 1 1 . 11 i 11 -3 RE- f?<*Ub 1. 1 I 1 4\N- ) 029Â¢ 1 Ne St.Al DECJ I i f. , .Â·.1 A . -2 -- - 1 ------------/-------- . lut'Â· Â·lyÂ¥ ---- T--1 4 0 -- - 1 0 f -24 ri> 30 0%4'~ [ 09 . \ (7. 31 0 U-3--34 0 -Be:ESS lA) / MC>OW E-\E>4910hl *. 1. . 41 . ffik: :.4-/ *L-. 1-1 1--4-- D ~ L.-'1_ [Trl UNLIn/~ -- 13Â·EDRDOM 1 - [- [U' 4 BATN 1- MT-1-/. . - --1 F --I--i-* _ L U 1,221 1 il -12] i 1 L_I 4,691.- 4 94': , 9:IDE,ND E /1/if ,,tr.Â·,i,-.Â·:z ,I ~.~itÂ·UVING-, ~_.,.1 l,J~ 2.r '4 - .t-3- - DEN< \38â‚¬MN , 4,1,~/1. i.: 1. f .:- .) :.4.1-rl 8,-t le<- ie - KITSH-EN 1 t '1 .- tiE}Â· - .:. Â»%1\1.,1 ..71 1/iÂ· Â»* 1\ - r Â·Â·4[ 1 F7 I iÂ· 13 - 4 mi rÂ»-3Â·-- i 1 5.J TA'VE [15 ~I~ ~ < r --* ~i# ZE.; -C . i Â»2,4 f Um; 1 1 - - I. 1 ' I 7 1 .- - \C 10 0 41.19 1 t. / 18*5< 42 1 --1 i , 1 0 . 1 ..283 411! E-lu 1 (1 _ . Â· JEEP T .--- C . *,Difi , 1 .. -C--00000 -, < - RESOLUTION NO. (Series of 1990) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMITTEE VESTING THE SITE SPECIFIC FINAL DEVELOPMENT PLAN FOR 413 EAST HYMAN WHEREAS, Lis G. Sorensen has submitted Final Development plans to the Aspen Historic Preservation Committee for approval of the addition to 413 E. Hyman Avenue (legal description attached at "Exhibit A"; and WHEREAS, the Aspen Historic Preservation Committee finds that the Final Development proposal constitutes the site specific development plan for the property, and; WHEREAS, Lis G. Sorensen has requested that the development rights for said property, as defined and approved by the Aspen Historic Preservation Committee in the site specific development plans, be vested pursuant to Section 6-207 of the Aspen Municipal Code; and WHEREAS, the Aspen Historic Preservation Committee desires to vest development rights in the 413 E. Hyman Avenue site specific development plans pursuant to Section 6-207 of the Municipal Code of the City of Aspen for a period of three (3) years from the effective date hereof. NOW, THEREFORE, BE IT RESOLVED BY THE ASPEN HISTORIC PRESERVATION COMMITTEE OF THE CITY OF ASPEN, COLORADO: Section 1 The Aspen Historic Preservation Committee of the City of Aspen, as a consequence of its approval of the site specific development plan, and pursuant to Section 6-207 of the Municipal Code of the City of Aspen, Colorado, hereby vests development Resolution No. 90- Page 2 rights in 413 E. Hyman Avenue for a period of three (3) years from the effective date hereof. However, failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Section 2 The approval granted hereby shall be subject to all rights of referendum and judicial review; except that the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of this resolution following its adoption. Section 3 Zoning that is not part of the site specific development plans approved hereby shall not result in the creation of a vested property right. Section 4 Nothing in this approval shall exempt the site specific development plan from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances of the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. Section 5 The establishment of a vested property right shall not preclude the application of ordinances or regulations which are general in nature and are applicable to all property subject to land use regulations by the City of Aspen including, but not limited to, building, fire, plumbing, electrical and mechanical Resolution No. 90- Page 3 codes. In this regard, as a condition of this site specific development approval, the applicants shall abide by any and all such building, fire, plumbing, electrical and mechanical codes, unless an exemption therefrom is granted in writing. Section 6 If any section, subsection, sentence, clause, phrase or portion of this resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 7 Nothing in this resolution shall be construed to affect any right, duty or liability under any ordinance in effect prior to the effective date of this resolution, and the same shall be continued and concluded under such prior ordinances. APPROVED by the Aspen Historic Preservation Committee at its regular meeting on March 28, 1990. By William J. Poss, Chairman Aspen Historic Preservation Committee ATTEST: Kathy Strickland, Assistant City Clerk hpcreso.413ehyman MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Conceptual Development: 126 W. Francis St.- Public Hearing (continued from March 14, 1990) Date: March 28, 1990 LOCATION: 126 W. Francis St., Lot M, and the East 1/2 of Lot L, Block 55, City of Aspen APPLICANT: The Roy Family Trust (Ed Roy), represented by Welton Anderson APPLICANT'S REQUEST: Conceptual development approval for a 2nd floor addition to the cottage, plus variations for FAR, side, rear and front yard setbacks and parking for 2 spaces. ZONING: R-6, "H" Historic Overlay pending SITE, AREA AND BULK CHARACTERISTICS: Lot Size: 4500 sq. ft. Max. Site Coverage allowed: 50% (2250 sq. ft.) Existing Site Coverage: 45% (2021 sq. ft.) Proposed Site Coverage: 48% (2151 sq. ft.) Allowable FAR: 2820 sq. ft. Existing FAR: 2021 sq. ft. Proposed addition (FAR): 1148 sq. ft. Proposed Total FAR: 3169 sq. ft. FAR variation requested: 349 sq. ft. EXISTING NON-CONFORMITIES: Please refer to the applicant's letter (attached) to review the non-conformities that currently exist (setbacks (all) and parking). The proposed increases in non-conformities are the 2nd floor addition, encroaching into the west side yard setback, and the second floor deck over the existing hot tub patio, which encroaches into the rear setback. PUBLIC COMMENT: Staff met with Elizabeth Paepcke, the immediate adjacent neighbor, per her request, to review the proposal. Her concerns focused on any increases in the existing non- conformities (set backs, etc.) and the general height of the addition, which she felt was historically inappropriate. No other public comment has been received by staff. PRIOR BOARD ACTION: On March 14, 1990, the HPC unanimously recommended Landmark Designation for this parcel, finding that it met the Designation Standards E and F. The c.1887-8 cottage is referred to as the Charles Burns House, named for the original owner. 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 . x) Standard: The proposed development is compatible in 1 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 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: We find that many of the elements of this proposal are positive, compatible changes to the historic cottage and meet this standard. Conversely, we find that many of the changes are not and require further study. Due to the number of alterations taking place to this cottage, staff has reviewed each in order of their reference in the Guidelines, and have addressed how each conforms accordingly. Setback: The front yard setback is not being changed, however, the combined front/rear yard setback is an existing non-conformity. The applicant is requesting HPC's variation approval for this existing situation. Spacing: No changes are proposed for spacing with the exception of the location of the addition. The Guideline reads as follows: "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." Staff finds that the proposed two-story, 1018 sq. ft. addition meets this Guideline in terms of its setback from the facade. However, in terms of massing and height, we find it to be incompatible with the original cottage. The Secretary's Standard #2 states "The distinguishing original h 2 qualities or character of a building, structure, site or its u environment shall not be destroyed". Staff finds the mass too overpowering to the original cottage, and that the proposal does not meet the Development Review Standard, the Secretary Standard #2, nor the intent of the Guideline. We are recommending restudy with the goal of size reduction. Streetscape and Landscape Material: 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: No on-site parking currently exists due to site constraints. Three new bedrooms are proposed, however, one is considered a relocation, therefore, a variation is being requested from the HPC for two parking spaces. No detached buildings exist on site; additions from the 50's or 60's to the rear eliminated the ability for on- site parking off the alley. Rooflines: The proposal generally meets the standards for roof pitch and eave overhangs, however, we find that the use of asphalt shingles is not appropriate. Wood shingle, n stained dark, is the preferred material (discussed further under "Materials"). The only exception we find is the large shed dormer proposed on the north elevation, which we are recommending be restudied. The Guideline states: "In some cases, two different but compatible roof types will be appropriate, for example, gable dormers on a hip roof, or a shed roof on a low addition to a gable- roofed structure." Doors: The original position of the main entrance was altered when the vestibule was added and the main door relocated to the side of this addition. We are recommending that the door be relocated to face Francis St. to meet this Guideline, and be designed to meet the Guideline (Page 53). The front door detail should be submitted for Final review. Two pair of french-doors (non-divided lights) are proposed / 1 <7 j off the dining/Foom onto the west elevation porch. Due to 1 \JU the destguction of original west wall clapboard, we are recomme4ding that one pair of French doors be eliminated from''the proposal. - 3 -03<1 NUAL -3<r windows: No changes to the historic windows are proposed. 0 f f Staff recommends that the applicant discuss original window r~ maintenance with the HPC at this meeting (no information has 317~4-3 been included in the conceptual application. ) 4 43 The dining room windows (west elevation) are large fixed C.-- C % 97 panes. This elevation is highly visible (facing Mrs. Paepcke' s corner garden), requiring the use of compatible 6 --IJ windows (double hung) . Further, the windows on the north elevation shed dormer and south elevation gable dormer appear large and slightly out of proportion. Large side lights are indicated on either side of the front door, appearing on the east elevation; we are recommending a restudy of these windows. Porches: One half of the front porch was unfortunately enclosed at an earlier time. The applicant proposes to correct this situation with a full reconstruction, raising it some 12", enlarge the central gable peak and add non- original decorative elements. Decorative elements that are not known to have been used on the residence shall be avoided. Fancy railing, cornice rail and gable peak decor are proposed, which clearly do not meet the standards. We are recommending that the porch foundation be shored up as needed, that original details be preserved in place, and that missing elements be duplicated / to match exactly. Staff feels that the small central gable peak should be preserved in its original form. We are also recommending exploratory demolition to the enclosed vestibule to expose and preserve as much of the original porch as possible. Should the HPC find that the side porch (west elevation) is appropriate, we recommend that simple columns with no railing or cornice rail be utilized. Attention should focus on the facade, which is the historic entrance from the street, not on the new additions, which are to be subordinate in design. Materials: The proposal indicates that the new materials will match existing (clapboard, wood double hung windows). Staff does not support the use of asphalt roof shingles, as proposed, recommending instead wood shingles, stained dark. We are also recommending that the gable ends be treated in clapboard, not square shingle as proposed, and that new decorative fishscale or other cut shingles proposed for the gable peaks be used sparingly, if at all. The rear and east elevations indicate some crude exposed brick from earlier fireplace installations. We are recommending that siding be utilized to cover this over. 4 Partial demolition and Other Issues: The amount of partial demolition proposed has not been addressed, which is required for Final review. The excavation for a basement is not proposed. There appear to be three distinct additions to the cottage: the first which covers the cellar near the center of the house , the rear additions and the west projection (dining room). There appears to be some front yard drainage problems; the front of the house being lower than the street edge. This should be corrected to prevent structural failure in the future. The applicant should submit information on drainage correction plans for Final review. The applicant has stated that "very little replacement" of original materials is "expected". The HPC should discuss the replacement plans of deteriorated materials with the applicant at this meeting. Detailed information should be included for Final review. The existing chimneys will not be altered. Staff recommends that the proposed roof cresting be eliminated. Decorative wrought iron cresting was utilized only on the largest Victorians (i.e. Queen Anne and Second Empire); miner's cottages did not have cresting at the roof ridge. The HPC should consider carefully the intention of the variations which it may grant. These variations must be attached to findings of character compatibility. They are allowed as incentives for property owners to sensitively and compatibly preserve their historic resources. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find the proposal generally compatible with the neighborhood, which is a mixture of small cottages, larger Queen Annes and newer infill. However, the significant character change from a small miner's cottage to a larger, eclectic blend has the potential to set precedent for other large additions to small homes in the (West End) neighborhood, which the HPC should consider carefully. 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. We feel that the community/cultural value of the historic resource is diminished with this addition. 5 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. We find that the important west elevation appears discordant with little continuity to tie it all together. The difficult problem is incorporating relatively flat roof additions into a "compatible .Victorian addition". Staff feels there is room for improvement here, primarily in the northern half. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Conceptual Development and variations, as submitted 2. Approve the Conceptual Development with conditions, -t.Q be met at Final Development review, Â·*eehmae: 21 0% 011 2~- a),-Restudy of second floor addition, to reduce 4*â‚¬157 mass and height 04-:,1.u /57Â£06~r'L ..,4 44 .Â¢Â·-â€¢'Â¤fl b)_-Drainage and Landsgape Plan u)Â·' I/,t,Â·CÂ·,/Eu, 4 4/5./4 62-141 t-'04 0--41.4,-Y Â£2 A Â·0-J â‚¬ 0.-41-4 - CO ' Restudy--0 f -- she:dz ro o f-ud~ym d) Partial demolition details--37-,0.0902( re/An'<ls- Aft,-1 63 +:-L . t'Â·| 056 C.,2.dwi#j C' i ..i , nck- 4 S 145/ 4 kj e) Restudy of porch*% Â· 3 N. rÂ© 1 it f '3 (L+.,t b' 1 Eliminate roof ..cresting and square gable end shinglesOCEÂ»-30 4 .C -4 1--V - 10,0 2 1 Ittj 4 g) Restudy fenestration and doors as noted ci u cl \%â‚¬ 45--4 1 .\ N fliâ‚¬.L.~--t,7 6 h) Massing Model'n 93 Exact major materials, windows and porch details \j) Detailed preservation plan for remaining original elements and materials of the historic cottage O z. 3. Table action to a date specific, (April 25 is the earliest) to allow the applicant further time to study the proposal, incorporating staff's suggestions, comments and guidance from the HPC is a revised proposal. 6 J 9 43 4. Deny Conceptual Development approval finding that the application does not meet Development Review Standards #1 and #4 nor the specific Guidelines a stated above. and further, that the requests for FAR variation (349 sq. ft.) and side yard setback to enlarge a non- conformity do not meet the required findings of Development Review Standard #1, as follows: "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." Staff finds that the variations requested are not more compatible in character with the historic resources (pending designation) than would be development in accord with dimensional requirements. S UldMARY: The original structure was an 800-1000 sq. ft. miner's cottage, built in c.1887-8. It was rated a very high notable in 1986, primarily for its historic and small scale integrity, which was not significantly diminished with the c.1950-60 additions. Staff is not arguing the economic viability of an addition, nor the owner's need for more space. Our recommendation for tabling is based upon the significant impacts to the essential form and historic character of the cottage. We feel that every reasonable effort has not been made to provide a compatible use for the property which requires minimal alterations to the structure. Finally, the applicant has not successfully addressed their point of view of how the requested variations meet the requirements stated in Development Review Standard #1. It appears that the only alternative other than HPC approval (in a modified form) is to appear before the Board of Adjustment, present their "hardship" and request approval. We understand that building plans have already been submitted to the Building Department for permitting. RECOMMENDATION: The Planning Office recommends that the HPC table action to a date certain (April 25 is the next available meeting), finding that the proposal does not meet Standards #1 and #4, nor many of the Guidelines. Tabling will allow the applicant additional time for restudy without renoticing. memo.hpc.126wf.cd 7 IAND USE APPLICATION PORM Re-vise-J i/i</90 1) Project Name ROY RESIDENCE 2) Project Location 126 W. Francis East 1 Lot L, Lot M, Block 65, City of Aspen, Pitkin County (indicate street address, lot & block number, legal description where appropriate) 3) Present Zoning R-6 4) Lot Size 4500 Sq. Ft. 5) Applicant' s Name, Address & Phone # Ed Roy, The Roy Family Trust, 126 W. Francis, Aspen 920-3767 (H), 925-3005 (W) 6) Representative' s Name, Address & Phone # Wel ton Anderson & Associ ates Welton Anderson, Principal Architect POB 9946, AsDen 925-4576 Sven Erik Alstrom, FEB 2 11990 7) Type of Application (please check all that apply): Conditional Use Conceptlial SPA X Conceptlial Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline Conceptiial FUD Minor Historic Dev. Stream Margin Final PUD X Hi~toric Demolition M:Juntain View Plane Subdivision X Historic Designatian Condeminiumization - Text/Map AIr=xlment (NAS Allotment Lot Split/Lot Line (NOS Ebomption Adjustnfrt 8) Description of Existing Uses (number and type of existing strucbmes; approximate sq. ft.; number of bedroams; any previous approvals granted to the property). One story existing residence, Three bedrooms, one bath. Ground Level = 2021 S.F. Existing ground level porch = 84 S.F. Existing site coverage: 2021 S.F. = 45.0% Allowable F.A.R. = 2820 S.F. 9) Description of Development Application Ground level porch remodeling of entry/vestibule, demolition of one bedroom for stair construction to second floor. New ground level porches = 219 S.F. Second floor children's bedroom addition (two bedrooms), master bedroom and bath. Second level additions =1018 S.F. Total of five bedrooms 10) Have you attached the following? X Resparlse to Attachment 2, Minimnn Sulmission antents X Response to Attacinnent 3, Specific Subnission Corrtents X Response to Attachment 4, Review Standards for Your Application Proposed Total F.A.R. = Ground Floor (Existing) 2021 S.F. Second Floor (New) 1018 S.F. TOTAL F.A.R. 3039 S.F. New Site Coverage = 45.0%,-existing .. . 0. - 0 . . .. 0 .. ~:y 4 -1 9 .4 . .0: 14/. .... 7% 122 1-41 724;i - , 4 * 4.. 01 9 f 1 . .tt.3:.41<94. + ..464 5- .ia -- I I. 27/ -Â·/2. :'A-.4 VEâ‚¬0*3139:3'%*5%/4*Ng*M+b'~sht. 44. - .. 4 ..... Ng.. . - . 1 797----44 T-- 4 a .. z ,-Â·,.1 I Â· ...fiff .'~~ '~ . a n>Mt':Il,k - : I I - . F Â¢ --- I . -tfÂ·. . . I p .; ' .W.1 . rÂ· EMI - LWA 4%{-? > idde' 0 464Â·:.r. 0 ~.u- W< . P -*, ..Â»a. ' , 15 0.4 #ti ril~: **-*#~~.1.~i, , :i.~ ,i . < j.:417-g.*-1:L.1.~rt '631~~~t. . ....1- -444.3 -:3...3,2 '14. +1, 2 : ~c ..Â¥ -4 - t.,9 4,4-=*1 Â·- 1, 2.1, - -:t I #Â·â‚¬ Â·Â·?~6~332Â¢11~0 'Â· - Â· . I. V#%FrÂ·~ 45*2; . . '*. 1 0 4 4 - 24 Y' Â¥ ' Es . ..1 .. . y . ,:'-,yt;%403Â§' b . AÂ¥5144... ..nu.4 /9 :/1.... 7 1 141.C.,ey.t...r. NiLL..<t,4,9.-2 2.Yft.'C --leÂ·- 4 -- . I . a. ''. r:;. --.- -22 4*3- , Â· ' 9 L 1- 0 ---926*,*0*~2-.._1 ' Â¥15-Â£.f,v- , .4..'-- ~. 7 4 46-4-80.4'944ff]0.â€¢ :Â·42.Eff,9:.-' gL~'21 .frESti.21/9..MJE,al.' . C.1:.6-/.:.flmillu -- I - .a:-z-Â·CG a.115. . t. -13- -- .... - ..F . ...1- " 6 . .....c . ..L. 1.,6,1112â‚¬ff,P,~rel49,; AN**rek* <~~1~~~<6<~~~~~ -* ......â‚¬'... Â»f*A<Te*344-q~,04.,1: 3 6*fIE~Be..*7~3~~*%*fj~-R<-fi# ~: T-- 7 ti & ,-- 7 46 4 Â¢.lak: A.f>v,/146*...4 A- 43,1 01- .2-6024&-64.21~91/24 , 4 .2. L Â· 2 ft EA'45110 4 -!9 .'.4 ., 9. .. .99'iN-2,4 ...a'.,-'* >- 4 Â£ 1. ' * 0..< i ..:.. 0 -1 - f Â·' ,-4 q-y*.mmim *{23 I#: it/*i ~~2% 126.9%321.:5,:fi: ki 0/5<rEVVI .;'- I J 4, 0 427 . 4.~. :**19' 4, I ' 54 /1, 2 0 Â· Â·Â· Â· ~:e'' t. y. 1#. 44 3 ''il. tj ift -=WJ i 94,2484.4' : 42 '. ; . - ek ' 2*'. 3. 9. 2' - 1 - :' /1 rv J': 0 5>'.~f . I ' 444'%6'$ I r a. .' 11 4 1 i<*&3,-...; U 419,3'.Â· 1 79~4H. 2 4 4 , 44-1Â£.it ..# .- 'f:# 591'2:i.421.... . . '423-3.:C.? ,;4:.Wa' '-11.00Â·Â·. -1Â£/&4- i ..4| d',A'X: .'#' : i,~~t.~~~~*~~-72,~ 6- b :4 ~;1' <03: .4272. 1 -. Â¥ .5 Y , ,.~tb~*fÂ¢ E P.,L 2,9.. ~-4 7.? ./4- .1 - . 4*"Vio.'t...26- i. b .lu a.4 * C... ( 3iS.*Wâ‚¬2%414 -tr-/. r. .. ./' YetslligibliNil1illillisililiwir{*4- , EIMRUU (*13-;73~3. . 1Ff:lillit'/0,18/IMMIC//EN/telitij~ 1 . & ./.W . 31 '1~iÂ¢4. 0.,ip. : 1 9.tlk=- i:.. 0 1,.i . i 10 Â¢ ,98 1,â€ž + 1 .>-45,#MII#t.ki ,27)~3*r ; r C.41_ .2 - I 'F 'e....4 MNAB,%ks 5 '"6#'; . 1.- u4.1 kjunâ€žI::77 q,â€¢*rl . Â·col71 7-,tl#'doÂ» 1 1.41#14'ht}401%20*Fi' ik.; Â· -44Â¥4%41,Al, - -1//6 164 J i 93}*1 4%01|PU# t. .. .. . .PtÂ· 2 1 444 2. 4 P . . - 1'. â€ž Â· â€¢ 4.Â·'vet..f Â·L~ ~*:*Tut'*''i 4Â¥. 1 4*1,7. 1~1'Â· i #4 4~ â€¢~'j "1~' / */ 4*~t .4 1 205.:.<*501â‚¬ 7 i 61 ' *.p, 4'..0- F .25- 0' Â· Â¥-4: i. Wj * '*iff*TN#r 1 Y **,44 44:Â·' ~.414 . 94 0 â€¢â€¢OV -nir . -i . ' 1 44: il*.4~ Â·â€¢ â€¢ 1â€ž... 4''M/2 7' b ~~,24*J< 4Â· 4 i.1 +6'R . irry .- + . fic*9 -f*j':. 'V G. . KC' 7,14*Nil! i - Â·i:'+,*E /~C~-,4 Â·Â·4*:~ stÂ·*3 .94;t:: 15. i .14*,06<1~i?42:0.-2 *k ' - -14â€¢:â€¢ nt 8 , f*'8~Â»t*Â·- 1 0. t 341 AKÂ·Ut'le. 13,4514Â¥i..4.460Tkil 1 ,Â¢4...16 ./........rt .?f:.... ,2910- v, .4.te.. 6 '.9 Â·Â· :.4,4.Â¢/*ii. :,:pr.. :i. - *0 : I,1 I 1 141 1Â·Â» . C Welton Anderson & Associates Architects 19 February, 1990 Roxanne Eflin, Historic Preservationist Aspen/Pitkin County Planning Office FEB 1 91990 * 130 S. Galena Aspen, Colorado 81611 RE: 126 W. Francis, Historic Designation and Conceptual Development Attached to this letter is an application form for Historic Designa- tion and Conceptual Development for this property. Contained within this letter are responses to Attachments 2,3a, and 4 of the application for Historic Designation, and for the Conceptual Development Phase of Historic Development. All items required are attached to this letter or will follow under separate cover. We are seeking Historic Designation to preserve this property and its contribution to the Neigborhood Character. As many properties of this size have, this property continues to adapt to serve its residential use. We are adding bedrooms for a growing local family and this project includes the following requirements for that need: 1) A second floor addition of two small childrens bedrooms adjacent to a new master bedroom and bath. 2) Demolition of an existing ground floor bedroom to provide a stair hall to the second floor. , 3) Remodeling of an existing gorund floor bedroom for a nanny/ governess for the children. 4) A front porch remodeling and vestibule enclosure for energy conservation. 5) A sunroom additon to the living room. 6) Enclosure of an existing outdoor hot tub area for energy conservation. These improvements are designed primarily to re-zone the house for the new owner (Roy Family) to place the children's bedrooms upstairs, and to preserve the main bathroom downstairs. REVIEW STANDARDS FOR HISTORIC DESIGNATION: The residence at 126 W. Francis qualifies for Historic Designation under the followingÂ· Review Standards: B. Architectural Importance 126 W. Francis was originally constructed in 1887-1888 as the Charles Burns residence and may be classified as a Victorian era miner's cottage. Records indicate it was owned between 1938 and 1943 by Fred T. Willoughby. Planning / Architecture / Interior Design Box 9946 / Aspen ,Colorado 81612/(303) 925-4576 page 2 2/19/90 Preserving the small scale of this authentic Victorian is important to maintain an actual example of the small scale of these early Aspen homes. This original structure is defined by steep roof gables, authentic shingle detailing, and Victorian era carnentry. The small frami ng dimensions also identify the era of its construction. The building reflects an early Aspen Victorian vernacular of the mining era. E. Neighborhood Character This small structure identifies the small and individual facade as an element of the Victorian steetscape. Preserving the entry/front porch definition are part of what defines the original style and neighborhood character of small homes on small lots. In this case a lot and one half. The front setback and alignment with adjacent homes and front yard defintion are also identifiable as characteristic of traditional Victorian era building siting. Preservation of the original structure and its location will main- tain the small scaled identity of the neighborhood and Victorian streetscape of small facades on small lot areas. REVIEW STANDARDS FOR CONCEPTUAL DEVELOPMENT .IN A HISTORIC DISTRICT Attachments 3a, and 4 The proposed second floor addition is placed principally to the rear half . of the existing residence and is designed to have a minimal increase upon the apparent size of the residence. The front gables are integrated into the existing roof lines and will screen part of the new addition. The new second floor gable roofs are meant to be merged into the existing style and massing and to minimize their influence upon the existing residence's original character. The proposed additions are compatible with the character of the exist- ing residence and are designed to incorporate detailing, scale, and <massing characteristics fo the existing Victorian residence. The additions gadd to the allowable F.A.R. and we request your recognition to the C.restrained manner with which we have handled the building requirements of the new owner. A minimal increase in site coverage is included in the building program. No additional setback variations are requested. Our goals include meeting the owners requirements and making this addition appropriate in.scale and characteristic of an expansion to a Victorian residence. page 3 2/19/90 The character of the neighborhood will not be adversely affected since most of this expansion is screened by the existing construction and occurs at the alley side of the residence. The authentic vernacular style and scale of the original house is preserved and maintains the cultural image of a distinct, individual, home on a small lot area. The architectural character or integrity of this residence will be preserved and enhanced by the repetition of steeply gabled roofs and detailed carperntry and shingle work of the new additions. HPC Guidelines have been recognized in the design of the additions and include repetitions of roof slopes, use of similar materials, carDerntry work,.window styles and sizes, porch defintion and detailing, landscaping, front yard defintion, and streetscape/facade spacing with regard to the neighborhood context. This residence has no accesible basement level. Current access to the cellar is through a pull-up cellar door within a closet next to the downstairs bathroom. To restate our primary goals, this development is to provide additonal bedrooms for an expanding local family and to preserve the small scale and character of the residence. Sincerely, , , A - BU)9 -QAWP~ . Sven Erik Alstrom AIA Welton Anderson & Associates 126 W. Francis page 3 2/22/90 This home when remodeled and fully developed as outlined in our proposal will look more "complete" and will have a more uniformly Victorian appearance than it- presently does. The additions will contribute a permanent improvement to the structure and enhance the "neighborhood appearance" of the property. Notice to adjacent property owners is being olaced in the mail. If we may provide further information for this Conceptual Development Review please contact us. Sincerely, own-Â«DA--0-00Â£2*i Sven Erik Alstrom AIA Welton Anderson & Associates C Welton Anderson & Associates Architects 22 February, 1990 Roxanne Eflin, Historic Preservationist ASPEN/PITKIN COUNTY PLANNING OFFICE 130 S. Galena Aspen, Colorado RE: 126 W. Francis Historic Designation and Conceptual Development Dear Ms. Eflin, Roxanne, This letter is to supplement our letter of 2/19/90 and revised developemnt application of 2/21/90. SITE COVERAGE The existing residence site coverage is 2021 Sq. Ft. From R-6 Zoning Requirements, a 4500 Sq. Ft. Lot Size has a maximum site coverage restriction of 50%. For this property therefore a maximum site coverage of 2250 Sq. Ft. This letter therefore revises our prior application to include enclosure of the living room porch as a sunroom of 130 Sq. Ft. ( 6'-6" x 20'-0"). This area increase will bring the site coverage to 2151 Sq. Ft. within the allowable site coverage. The proposed hot tub porch and existing entry porch total less than 15% of the building footprint and are therefore allowable and excluded from the site coverage calculation. Variations requested by our proposal include the following: 1. MINIMUM FRONT AND REAR YARD SETBACKS The existing residence is located 4.6 feet from the alley property line and 3.75 feet from the west property line. Our proposal includes a second floor sundeck which also provides the structure for the ground level hot tub porch and aligns with the existing building setback (rear). Current R-6 Zoning requires a 10 ft. rear setback for principal buildings, with a combined front and rear yard setback of 30 ft. The existing property has a 20.6ft front setback and the existing 4.6ft rear setback for a combined total of 25.2ft. We therefor request a variation of the required rear setback and a variation of the combined front and rear setback. . Planning / Architecture / Interior Design Box 9946 / Aspen ,Colorado 81612/(303) 925-4576 126 W. Francis page 2 2/22/90 2. MINIMUM SIDE YARD For lot areas of this size, exisitng R-6 Zoning requires a total of both side yards of 10ft. The existing residence has an eastern side yard setback of 6.7ft. and a western side yard setback of 1.35 ft.; which total 8.05ft. Our conceptual development proposal does not modify these existing conditions. We therefore request a varition of the total side yard requirement for this development. Our second floor addition does require this same western side yard variation. 3. ALLOWABLE SQUARE FOOTAGE (F.A.R.) For our lot area, existing R-6 Zoning limits the allowable floor area for this property tb 2820 Sq. Ft. Our conceptual Development Proposal requests a variation of Total F.A.R. to 3169 Sq. Ft. This slight, (12%) variation in Total F.A.R. will allow our client the capability of permanent improvement and expansion of this residence as proposed by this Conceptual Development ADP- lication. This variation in F.A.R. allows us to accomplish several goals for the proDerty and for this expansion. These include the following. a). A second floor bedroom addition which is the principal reason for this proposal and Historic Designation. This area comprises 1018 Sq. Ft. of the proposals F.A.R. increase. b. Ground level addition of a sunroom (RE: SITE COVERAGE, this letter. comprises 130 Sq. Ft. of the F.A.R. increase of this development proposal. c). Placement of the second floor addition is proposed at the rear one half of the existing building and includes the same western side yard setback requirement of the exisitng structure. Placement of the addition in this manner helps to reduce the impact of a second floor addition and generates the layout proposed and its inherent F.A.R. square footage requirements. d). Placement of the second floor addition over the existing dining room on the extreme western side yard boundary allows us to integrate this former building addition into the new work and to remodel this area in a manner which meets overall HPC Guidelines for additions to a Victorian residence. e). Overall, this proposal seeks to remodel and integrate r the additions into an original Victorian structure. F.A.R. variations will assist us in accomplishing this. 41 --,P.. 1,~12'i fhalit'.9 - -- - - -' I. - - 7-\50>Mtt 619% Rcof 13 'irl a Te,h = >c i ST-1 #t,c~ i~l /Ici it NEW 4-flphod] 3 < Urâ„¢ i 1 1- W U VI 1 1.- 1/Â· CORMER 11 L KEN Rcop ~ - Iblern ER- EX,st, (Sh 3 rn rag 7 2 b --42.-.. I. r ....... - t A .' - Ex isP. - Nag F- Ch.(re,NOV + 2// ---- k. A .=..... -- WOOD BALE ONYJ 4 Â«214'Â»f!*Â«RV -r 614}NeLES Existikq DECk- 7 lilly 1 1 -Fitf-*-iI{thtfl'1113 .1-4 - _--- ~ZZI~~7~ r-11 ~ . -- , SIDal\le C ~1.222.-,/Lf-Â·ritril -ll-,1 L---1, 46==# =.1.-4-*clt- -~ /0%4_t ziEF),FL. Ff,9--1-i-ktrat~F v--NEUU [POI:~914- .F+10Â«\ c S BED , ': ' * I..- 4-'.- ....W ...IM--1.OA- :1....E.... 1 , 1-4 / 11 1-. 23Â¢RrnER. ~"T -1.-1 .1-1 ==-11 " r~~ '11*9'470â‚¬'Â· f~J-idi< -1+Â·,re-Â·. 44<$,r#**tk"-44.*1:..4- 44.*4Â£9,-t 1* Z - -,4 k 1 4 - 2:,5~3 -. Existi'Al :Roof z- 1 1 _Lj_>vii i .1 1 - --~=~glil:ilk{_2_41 U.1=1_- -~----4~y~ 24 Ty -- - 11 ~ i - ------ ----7 J.- . 1 IZE=Z- T h- 4 - 1 11 1 . -al= 227-9 +rae.. .0.rÂ£.2 I ------Â·Â·Â·-1- --Â·*.Â· .... . Â·Â· -Â·- . .Â· ..V J-- . + Â· -- - .ill.- ' 4, t~~ ~~4-,4~1}*'- Â·tr,', Â·Â·.;~Â· ., Addition W ======4 1.....'-'- - -===~- _ . h.-- . 12*Ja-bU) 6.7.-544,53 -La .1\IA ~1.3 - 1 0 f D I A) e 1 up-.- ~ MELO FENCE LNE'N Â©UNS:{66/n - 1 2 NEKI DÂ·RS ' C UE ST ELEVATION , GLIV/Nefrn. u Exfs-ho - SJU,;9 1 7 - 1l4" = f- 0,# 2/20/90 14012; 'F+1 NTED WOOD SIDINe 70 MATCH EX1571 Ne c TÂ¥,F/CA Lj :f r '*I :3.. .t I ,... 1 0 ' 1 ..,4.44~Â¢.2/*'., '' k 4,4% i , 2%/I.N. 1 Â· . Â¢12 1 16'> i',, ' . I ' -1 . 1 ./. .â€¢ 0- / 1 1 : *Al? 1, *th. - - -1144*Â»-e. â€¢ f. ..... 1 A L L. 0.-< I.-J I I I . .. i Â·â€¢ "0 t. \N/FLA Â·.4. d CORNE!2Â· i NOT FOUND CDR. SE.7 r r t; ~R' E?>'1- 44 - 042 90-153Â°09' \ C Fu- 46.00 Dum 70 MOUNIC) CF flÂ«$2.-TH. C - 1 . A' JE-7-74--. 20.2,5 " 7--5321 i , 1342 -53, o i-7 ---- f 7-u*, 1 , TRASH~ . -1 1 , -1 _eli-+ '7 61 3 \.4 ~01 ZOE // // 1 0 Hol- TUD [0 01 --- I-IE) WALL N 1- A 04 A Al tv t VI.. 1 g~ F . m / :1~37 + - It, O 0 5 342 9 - U .:M \ e. 1 Et> 35 //-1 0-74 -t 1 ~~ ~ _Â» 'Â°.4 -1 ~~ Â«/ /1 - 9 da 6 *1 4 . 0 11/1 Or. I t.. il, >3Â· 25 992 , N *12'h, lilli 3 f g '95 9.r. . q. * / 1/ 7 91Â· 3 %-3 --31 / g.w - I â‚¬ Lt, , 0 $ CT . -2 -~ 1. 2795 0 11 -1 r // /// 1 //10.46 ,~.CS oce. \ 4. I. 1 * . 1 lilli p i ./---- I ~ -~- '~4~~~0~~'~. vlcTORMAK] HOUE>E- OIW EE STORY WOOD ~//- l A .Zi~ ~ '1 // ii ii AM+ *. 3,:1 0 / D 1 N 0 ' .Y 1 1 / g Â·1 1 i i i i i *9 I ,/ , 1/1 0 444,5499/f"~<// / , Jil 01 / 725/ 1 1 1 1 '. pfil '. A D - r; i N.1 j 1 1 4*30.6.. ./ Â» 0///2// U- L ---- 2 // /// 01 : f / 1 0. 495 ,.i f I 1 'r,1 9 : .1 1 . r . .. 1 1 1 '.1 + t. / / , 411 71(9 l1i.li , f 1 ,~ lA CD / /// / 0 / 42. ...V / / / p ,6 4*: 4. 01 -1 4 11 1 1 / i. / A ' , / /7 \ 1' rÂ·, .t ' 1 1 9 U E / 1 2-4 aâ‚¬4 Z 14Â·~ J L 27 U i. 0 ! 6,1 M. 1/ -- -- *I1 . t.6,â‚¬, 1:1- ~ , e .;Â·rk:1 Â· ' f i 12;~1 1 ./ 36/ // I K porecr-1 ~D| A ed I / FEE. ill ' g . ' 171' 70 1/ALL ~~<- // 15.4 ' /' t'- 10.9 I , I st. ' 1-; 31?? ~~ 1 1--p- _1 Â» _ /3 tx - 1 0, O [-1 / - ' -7.-U 2 -' 0 42. -111 Â· , 14.; 9 Â¢ L , 1 J 1, rn Z 41 0 i - ..4.*/6 'fÂ· r 1.- 0 +i N r Il-:1:tr :*# 010/.,..ill, 1 G Â°t 3 - \ 4 4 7 I' * '*Nk *i - i 0 AL,1 10 N + 19,41 1 Â¢- -,â€¢-~- ,- , . FRONT PARCEL BK450 PG 302 441 4 0 . 11_ r .. j - A ~-Â¥1, 1., ~'fÂ¥1 .,câ€ž- i lil - . 0 112 L_CiT~ l- 9-01-' NA 21 4 X ./ ' - U. Th - 6 -: I V f. :IVAjll, Â¢ P 41,1.1 " ' .... , -F \KNE -7 . ' I L, . ' ' . I 4 . , 1, V 1, b I - A t - 44ik*t A. 1, .. :41759009' 1 15Â·' -1 5.00 WOOP ... . FENCE E-Â©,3, 1 0)/ F<EFE*Af< \/V'~ F-'LA. 604'.0,1 ..1, 7 Ne '4 CA.P I. 4, 901 8 S 'ilt r- Â· ritu. f:i ~ t>,r 4 - k 1,4 -0 0*fl ' , r . 2040Â· 649*111 , Â· M,1/41~10.1~ I h.. , ...ily 4:B .Â·I â€¢.4.1"*' 4Â§ M.Â»*RU. . .'â‚¬94Â» . . ''L FK. ' i* *-Â· t./. -~~ '7:2 ~ 2.4, S 4- L T -" 1. 30>1Vd U73 4 Volp , voip .: 1- - ... - : NEI,0 + 9 I -'-/.I I -1:- /4 *./. -,, ..~. IL X rÂ»,$,4-IKJ fÂ¢29/AhfÂ·?fi?3*.Â·'4-,94%'.'-Â·10-Â·. *'Â·'. i. 0- - ., 2. 21 1-Â· - POOF _. ~ -- .. arDROOM. - BEDRcon Â· - Exist-11 Roof EX tsr. - /2-Calntner -- --- ' EXIST. vOID. EX/*h&1 + ROOF . - .. - L, L-C, I --- : *-7 H~S..-Ti 36-6124*21-jitâ‚¬2*:.flt--ff Â°t-97 .ff r ,%r#~ir- 544*2Â·194 3 HAU.- d O w CLO. : STORAGE 1 . i. 4 4 430. R HER --- 0 - 1 * , â€¢.- 'Â· Â·.-l.. ./. I<,1....I#W-Â· '-2â€ž0-/Ull.- .- . . 41 Cl-0. ' . .9 ~L-ZFL.~ .~ -.. .. ._ Z - !3 1 1- --77 -- . 1 i ~- CHUnNEY./.f f . - -Â· orph.wu-' .. T RheD DECK -- DA. IDEct< - ' - MASTER ~EDRDOn - - EATH DECK 12.25 x 130 1.- 1 1- - 0 l 2*1 ST b 0 RÂ©OF -2, ~'~* ~ ~ ~ El- E--1- CaO ~- PLANTER ( EXISTÂ· 1. OH lmNEÂ·f SECoMD FLOOR. PLAN 120 Â®. TRANCI S 1/4" - 1 '-ov 2/ 20 /9 0 k North. 21 t. 2. 1 FRANCIS h 0 ' , h 9 1 .A ,1. 41 11 2 3, R29 3 IMLI=* 3 81.' ' 4 4 M 6 1 2 BLI 3.HIt 9 7% 1 . j i'' /./.--,74..R~19 hi C-- > . 1 111 30 -1 0, 4 0 8 . 2 V . ... , 1 0 , E M- 0 116 0 6 Mc 61 -------9. Â£ tont 0( 1 8 1 vy Z - 0 *14.9 2 r 4. 4) Ill \ Ck o ZO -0 / a k z) 25 nl R a L 1 7.2514 0 *ill...45/9/1#4S. - J Â°, ES f ~ 2 1 / 2 1 2Â¥ 0 O -1 3 i -1 rd 0\11 00 m -1 1 , A-'. oz 1 9 f--h #2 1 ,- 1 4 L 13 1 * 1 A.n fAÂ° 3-~ ~ - - -1-h /3/1-413 A--4 . Ill F--\ C C---1 W 3 01 1 1 .---11 --100:Z - A f UZ ~011, 0% r irm i i i 1% i ' p jil - 1-LL Lu._1 .- - - --1 g s.Â·Â·:e :.:.Â·~ Ii: ,4. 1Lj ~-uÂ·im ; 1 1/ a., i h '11) 42,1-"#m ' frilm 6 1 i (310' & 1 * IR '99 ___2. ~ $,- I.>C---7 - Il \2/- , , C ' A=f=-1aL='=-TÂ· tn,-6--4 lEi 9'. 1 r +'' , tli -....1 1 1. , 1 r ..4 . 41; J'L~1.3 .r .1 1.. LK.1. m P '11 , 3# 'Al A Â·:i i .16 1 {'' li;.1 -) 3-1 9 9 =30 - 14, -2 5 . 0 ' 12 â‚¬ 0 1 ~ ; Rn, Â·' g 12 i . H 1 11.1,- r--9/Nit,kkÂ·64{ n P -1 14 -9 I f ~ i a - - a -0 I. 9 KE (f-:, 2-i FE 1 0 1 1 8. E 1 *O r| Vi t Go i pÂ«j , I 4.:1 ,.1} , Z % 3 :ti:(P-4 1 . <I :f 1 , t 9 7 1 '.. . ..1 '0 . . . ' 42 1 L.~_ 'i -r, 1 1 \ 4/.1 -4, 0 a. 1 f~P, . . 46: EM 1.441591.t#t .7.7.1. 5 5 IN=:.r--r--Â·r-- 1 1 - - .463= , '' & ' 15 '. 1 t. 4 IT i J4i f . ) r 1 4 1 11 0 :t â€¢' 'i u + IiI : ' '.3.,r~' r~~il~ ~2â€¢~~~~~". 4 . I '. L * ~r. , ",Â·,49' : 1 . I --- 1 '5'. ~/ : 2.k . '''I:. ' F i ,~ 11 ~' ... , 4 1 D 0 P.1 .J, 3 0Â¤ V / 1% r I 3 A / V Â· 3 = I \ 1 /+U-r j Z 0 - 1 -1 h . . 13*94 110 -11 -91 1 I 1 4 1 - :3 :I : - . Â· ... e -/, '' DININS I â€¢LL:-Z-=''v '91*-4 ~.-,92, . A.- * " ~3 Existiht Chintna]5('6*t-ind/43 --2 - bi,DÂ©*:'9.t?e.-9.6 4-Â·2 4~ /, ./ f - EXI stint ~- Chiranc~ ,... NEN ROOF; //Â«---- -N 5161 -- -(55*Nph -- , . I Faoof= *l-2 - 4 - -0.-: 4-.fiewj . NE!/4 - Ir 1- 1 - -WINDOW ~\-~& DORN/1 ER. L j. r..Ehist/'Ai Rocf r-~~h -1- . ..4,7 - 20 A,B E 4'41 Ve late *'6Â£-4,3 9' f Â· C.SvkÂ«24Â·' ,- i_ ~Â·__rk- 'Â·'t- râ€ž.fy? ; 4 r --'7 -c'-72.Â·rÂ«. LiÂ·iy.r...:~ ~ BA) 5 /161- -' -NE hlf---- -7 - - ~" 'Â·'"~'Â·- MIl lhÂ·4 Chirn ne 9 Ing]_-_IM ENININDOZEZ--- IRCHr _ ' - 7 4 Â· NEW 00Mi--24% 1 Decl<. . t-1 - -:.. ulÂ·.1 1â€ž U ..~ 11 1 1 1 1 -1--#-i-< - 2271Â¤31~ 74-2 1 . --- 1-- 11 11 -#- I~-I--- 1 _ 4 1 Il + 'i/If j P -- --2 - -----------------*--- 44 --i'I.-4--_ -_ 7~ 111 It r-NIP. 1 11 Ili nAL h NEW DOORS C. 0 Â«- 044Â« 7-11 / IIi / :11- 11 1 ./ht N :F>ust; 041 -- L - -4--CIFT--W;-u -g~-- U - 1 1 -- mÂ·07 Tub nrek. ,. ~~~r..5Â¥1'stirl--to Remain Â·Â·-2/4,. 2.--Â·,i. Â·EAST~' 5tELE.VA-1-1OPl" -~~* ~ --2 -NEN- -ININDON ~ ...0. 7.-1-5*jdting Dr, 4 Wi.pdo-ve --,~ 2.~20/90 ' O LI5RARY~ ~ 37-ic;- - Ut.tky:+31:.44AJ#l iAL~2Â· fii.%.;e':, i..:. - -.,L.Â·.. 1.19Â·--:.6-43"I.: Â·.1)-Â· Â·.: .'.....72~:, 1,J'.-1~ Â·s' - ..41.-wÂ»i-:-Â·Â·-t,- +.-.3y.;3-: 4 - ~ AA* Â·.A . .' At . - r,4 ri!~.'>t'I+ft6-4ti:112?'54- - 2- f~1 r...PÂ·t~.-Â· 2Â· effL~~f: 1 W '01\ Wivep*U k NE to. ROOF: ~~UtÂ·Â·Â·A A 0*va,--~ A AA /1.4 A A I A A A ,-. A--V-â€¢ / \\Vt -- SABLE NE!,0 -4/ .C\ -' NEW ROOT /-3-~~4 ' " -- 1/'AÂ« in ./1-0 1- \\ CORrAERa~~Ag-22&~ 44Â·4~ d-#U.'4044â€¢*'AGÂ·4Â«1ZE.t'A; >3;4Â¢1 Â·:i.i'-2-09.=21.- // GJ 1 7 2 --1 -2 Â· ~~~11>X-r..t?.U' -â€¢ A- 51Â·~ ~~'~ 1.4&4 6 9,st,44%4lmnf ##9Â·2-i'~-&*.&x,dÂ·if *Â·i**1#lk 43:949Â·...9,Â·-11:~,Â·7'0= ..5.16=t. . I. Â¥ U .. 4- ./4.- i.- 4-r . 44... t~*Ar- â€¢- -L-U ~ ~ -I Nato POREA Rool: -~ 1- ./wot-".I:/';'j.0 RE N ,/-ypix- 05Â«2-h --- /0 -721 - =-niÂ·L--1-1-2---14- fl I h / 2,7 - A----6---FLUG~ 1 - aÂ» - ifig --r '1 1 \\/975 1 MVW/y,- Ax,Â· -- --- --- 11-1 1 Cw NEW 5UNACXDIA - Â·4.- KIST-1 r~ - " - F L MEuo; pORCH i FOR al Roof Â· -- - - SOUTH *LEVA-TION (FRANCIE>'~ ~ Rn moDE L. 212490 Ex is-h r,1 VE ST 1 5 ULE O A./u--v--u--vt.1- - - I -4 1-ii....1.-*1-1 ~-- E>listinl ChITAIQ,f 3 7*1. 4 r [T,1-4 .1 \ IQQ-:2:01A.-t,-r. A-IA-. 19. fNEW DoR MER ~ 1 1 1.1 ] 11 -I [' -1-~~~~7' 1- 91-41 0447- . r ATT~~u --1 1 ~~Il-Netoth-DDCOP+64X= -4:m REIN Roof:= AND SECOND . ...._... i~_ _. . FLOOR ADDITION ~---' rFE' - TI . Ob i rn,4 ._. /473111>Re LUARDRAI L ~11[- _fE)ORMER :-.4-4372/-:... '-1:'2..rr Â· 45_-4 M 1-1.-. NEN DEC 6 -- 1 1 4 -ovgprA,12-48â‚¬, - 1 ' ----~4 1 9 1 t-41-11.- ~ -2-5*istinl Roof 4 !1 Front *--1 -*t \0773 - 1- 1!1 -1 -6.' 11 ' 2 111_ - ~i 'I Â·Â· i| tri jil- uts-42444* 4: LIÂ·r'.rs=,~4*74*19. ht.R -3- ,#<,&*a-LAT . =FJV' --...n-- Â·- lEi[ 1 idf A - 1 - r. / \\ - -El- I=:=1- 1. .9 -14 --0 /29-- - -' -Â· 4 --f.~---291Â£â‚¬31 6~14:. 4.1.0,Â·-f- -SI-~-Ellâ‚¬h--fij _-itdt-Tub Ar~--f77~7--ttb'.- Exist-pu~ 2416'1- - Tb Rern di n - - Â·r-2 - Â· j.: .. -- j,i NOSTIÂ·-4 EL.E.WU-]014 - (ALLE Y~ f~- F<'- i-'On .f -- also/90 I - b '>,< f .fÂ·-Â·~.J'. - 'Â·---i,~.-~A .Â·'1â‚¬ ~..-3'Â»*i.'4.4)~Â·%:-4-,gâ‚¬Â·~Â·>-=k:~tâ‚¬4 . 924't+aÂ«,....,ijÂ·%'p:i: hÂ«Â·Â·Â·Â·7310~L+.~44-e/F,2~7.t-DD AÂ·hÂ·â€¢ AÂ·>--~- MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Main Street Historic District Study, draft Date: March 28, 1990 For those of you not on the study team, you will find enclosed a draft copy of the Main Street Historic District Study and the community meeting notification, to which you are invited. Staff is seeking HPC's input at this early development stage of the study, and welcome your suggestions and comments. We are particularly interested in your comments on trends and implementation. Study team members include HPC Georgeann Waggaman, Joe Krabacher, Glenn Rappaport and Charles Cunniffe from the HPC. Nore Winter, Pedestrian Walkway and Bikeway Plan consultant, is also assisting with the plan's development, along with David Melton, Neighborhood Advisory Committee member representing the Main Street district. Primary goals are tree replacement, a restored irrigation system, and pedestrian walkways. Revisions in the form of a "Main Street Historic District" chapter Will be made to the Historic Development Review Guidelines following the adoption of the plan. memo.hpc.mshd.study fâ‚¬ Aspen/Pitki*Â®fanning Office 4 7' en#*4#4 1 30 s 01/thiki street aspeng*ta.. tjaja,er '81611 â€¢uâ€¢*AWK' â‚¬*.4/2/554Ysâ€¢ 1 er Main Street Community Meeting Mark Your Calendars! Date: Thursday, April 12, 1990 Time: 7:00 p.m. Location: Main Street Bakery and Cafe 201 East Main Street The Aspen/Pitkin Planning Office and the Historic Preservation Committee wishes to invite all Main Street Historic District residents, property owners, and business owners to a community meeting to discuss the future of Main Street. Join us over coffee and refreshments, provided by the Main Street Bakery and Cafe, for a first hand look at the Main Street Historic District Study draft. Your comments, suggestions and input are vital to the development of the study. The purpose of the Main Street Historic District Study is to examine where we've been, understand the trends of where we appear to be going, and implement a plan for the future with your participation. Instead of simply reacting to change and reviewing development to fit into the provisions we have in place, we feel it is time to take a proactive course, to improve upon what we have and replace those elements which have been lost. A lovely boulevard lined with cottonwoods no longer describes Main Street in Aspen. Please plan to attend this important meeting. Bring a friend, enjoy a scone, and participate as a vital Aspenite! We'll see you on April 12! Questions? Contact Roxanne Eflin, Historic Preservation Planner Aspen City Hall, 920-5090 . 4 r . 2 72. . 9,1, 'b '. .Â·'U tr Aspen/PitkiniPlanning Office 130 sAuthlid[Fii*street ht"'b,1/2,9..: .y*f-3- #afk,Â·*Â¥ a spen<;320 loirialo?'81611 NATIONAL HISTORIC PRESERVATION WEEK May 13-19, 1990 Proposed Aspen area activities National Theme: "Keeping America's Heritage Alive" May 14 Proclamation announcing National Historic Preservation Week by the Aspen City Council Proclamation announcing National Historic Preservation Week by the Pitkin County Board of County Commissioners. Special focus given to the Pitkin County Courthouse's looth birthday! May 16: PRESERVATION FORUM and the 3rd Annual Preservation Honor Awards 7:00 p.m., Hotel Jerome Ballroom Cash Bar - Refreshments Co-Sponsored by the Aspen Historic Preservation Committee, the Aspen Historic Trust, and the Hotel Jerome Theme: "Keeping our Heritage Alive" Topics: Appreciating the Vernacular Heritage Tourism Planning for Preservation: The Main Street District Study Pedestrian Walkway and Bikeway Plan This year's slide presentation focuses on the variety Of traditional elements that define Aspen. The evening's special guest speaker will be announced. "Preservation Forum" is an opportunity for members of the community to join in a lively sharing of ideas on community preservation issues, such as compatible architecture, landscape conservation, adaptive uses and trends. Ideas generated from "Preservation Forum" in past years have assisted in the development of the Cottage Infill program, heritage education, Public Projects Review Group and the Main Street Historic District Study. A large selection of free handouts, brochures and technical briefs Will be available to "Preservation Forum" participants. Preservation Week posters will be available for sale for $12.00 at "Preservation Forum" by the Aspen Historic Trust. Information will also be available on the Trust's "Acquisition and Easement" program. May 17: "Architreasures" contest, sponsored by the Aspen Times! Identify the location of the historic architectural details published in the weekly edition of the Aspen Times, and submit your entry for judging. Prizes! May 17: Open House at the Wheeler-Stallard House, 5:00-7:00 Sponsored by the Aspen Historical Society. 620 W. Bleeker. Refreshments will be served. A slide show on historic Aspen will be presented in the Carriage House. Walking tours may be arranged by phoning 925-3721. May 19: Open House at the Holden-Marolt Site, 10:00 a.m. Sponsored by the Aspen Historical Society. Discussion on the history of the site and its future as a heritage interpretation center and museum. Tour the grounds and the interior of the Sampling Works (Barn), listed on the National Register of Historic Places. May 19: Walking Tour of the Redstone National Historic District Open House at the Redstone Museum 2:00 p.m. Sponsored by the Redstone Historic Preservation Commission and the Redstone Historical Society. Phone 963-3790. Notes: nhpw.90 10'. . Â·Â· , 14,1.Â¥ 1 . TIiE DENVER POSI ,l," . r... :' 1 :t. . ..., ..r'4''~j'~,~~~'~1~~â€¢ri~:1:1: 462 ~~=5*0,\, 3.4 ? 4 7D , 9 4~ 9 4tl 44 $' c e , A Netittlittapethiholles to atoidÂ°taktiÂ¢att ' >., i 19Â·, ~~~~~ .1.- By The Associated Press ~'Â· Â·7 Â· :r j ., ~ fun tavern,Â·but it's not a historic becau~e of remodeling inthelast,,Estriptjoint next:ddor:'ttil rit~ i." SEATTLE 4- The spirit of the i landmark,L'. said Robert IIannah, Â· 25 years. . ft} M V,',i ~!Â·.'{~ IIan;iah' said. lt?*buld be too Blue Moon is'evident before you ' president fof Westlake Capital ' Landmark status would prevent< costly'}o build around the existing enter the lavern, a hangout for art- Corp., whith bought the building the owners from tearing down the tavern,but he'4â€žlike toincorporate ~ bINI,13 '~ iiI--ittmip, ists, poets, writers and other speci- Clast September. tavern, and any remodeling would ', the Blue'Moon 'in. the: $3 million ~!t~ mens of high life and low life fornO Blue Moon historians count writ- 7 be subject to restrictions.Â· 1 :, project.'.-;:,Â·;.i,Â·*,174Â£31(412; Â·t i .2 more than half a century..,A : -I Â· Â·'Â·' jÂ· â€žÂ·, ers Jack Kerouac and and Dylan 'Â· The building housing Blue Moon-' Blue'iMoon backerst said that The atmosphere is special l- : Thomas among its former custom- was buill as a garage in 1923 and. would.be.impossible.gc 4'Q-' REL~ Northwest.bohemian -but is it. Lers. David Wagonerissaid tohave converted into one of the city's ' i "W6i1woild look kit only asia ~~ ~1 1145-llilliIAS enough to designate the lavern a.7 written poetry in a back booth; and first post-Prohibition taverns 11 ~ Â· last-ditch resort " said Walt Crow- ~li~~,~1,~,-4,Vill# cultural landmark and save it -, Allen Ginsberg, abstract graffiti in ~ years later. Its location was close ; Iey, a'television commentator and 0~)#t:t~ from the wrecking ball? ..Â·f,j NÂ· ''.the restroom. Â·to the boundary of an area around political activiht who helped orga- 1[~~ That's the question facing 'the ;, In January' the Landmarks the University of Washington nize 'the' .1,500-member Forever ' 'tt. -,~]-#Fl-7 ~ 4*,t?MM~ - Landmarks Preservation Board on : Preservation Board nominated the where sales of alcoholic beverages ' 'Blue, Moon Committee. ' 4 i'â€ž4. . -4- i, i'*f.~ Wednesday. The owner o[ the din-f. Blue Moon, but late last month the : were banned. He bemoaned the"fate of other gy brick tavern wants to tear it agency's staff recommended that . Inside, the clackingi billiard gritty,!?ars moved to new quarters. 1 Assoc~~ess. down along with a strip joint a,nd,a.i.landmark status be denied. The / .balls, raucous laughter, animated I ,"They had their tummjes tucked ue Moon tavlrn could be spared house to make way for a residen- ,; staff report agreed with IIannah; '- conversation and gurgling taps ,and their tushes taken up to the ks Preservation Board 45.cldes tial and retail complex. 1 311 th. Who said the lavern failed lo rneet drown out the bunip-and-grind L pointÂ· that they became virtually drnark. , 1 "It's a unique lavern and it's a 9 structural requirements, mostly' sounds from Fan Tan Follies, a' unre#gnizable,&'Crowley said. 11' â€¢1â€¢, ' Â·Â· ! - '4 1 =I. ~ /1 111â‚¬; tr r..1, 1 1 i --- , â‚¬11140- 21>,. 1 ' , / 14 1- , Ii. 1 L 1 , 141 . t. . h 7.111-k, 1* ....:;N . f 'I ' 1 Whal 1 0 <0 Â»'*Â· ;j ''#Ill'-I--1:01? i - E ' "046 * 1% I 1 - --1 il '.16 : 4 - .1 1 . iâ„¢Â·. 1 1 'r i J d.Â¥1Â¥' .90 Â·Â»iâ‚¬? h.*i. : 1-1 -1,1 4 .1 b . W, 6 7 7 1Â¢ 91 . ; J. : 'Id'64 U I 3 ,A,r-Nrl , 14 1, 5 3 , f . 'fl :. .,â‚¬/ 4 1-1 ' ' h -/ /1 1 1 +-U- 3 1 K 4.1 I ? 1 - A.. - 5 11 1 .1- 11 1 lk, Ar - 1% riv , 1 -2 3 - '-, ~' ~ i i . 11 .111 1.1 1 - 4 --11 < I .'}fi c ~' il 2~,f :'< ~ip~ ' . 1 * illr 111. ~r4 :9 ' It 1 1 1 1 ."- 1 1-1 -0 .11_TIC-1 , ' pl' tr'4'' , t | 5- 4 - | 41 L - I - 1 d: 1 -7 4,1.19 01,-1 2 +â‚¬i;* l,~34.3,1-'4'll i' 3 7 1 - -111 3, 4-4 tl " Â·*7'-Cl,-1:4â€¢* . vi I t. . 42.B IS Il? A LANDMARK? The Blue Moon tavern. couir. bc sp,â€¢el 2 k..i ,! ' . Associated Press the wrecking ball jf the Landmarle P: sservation Boarf -â€¢ecÂ·lue< ~' Â·r Wedgesday that it is a cultural landmark. 0' 4