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Home My WebLink Aboutagenda.hpc.19900124AGENDA HISTORIC PRESERVATION COMMITTEE January 24, 1990 REGULAR MEETING SECOND FLOOR MEETING ROOM City Hall 5:00 I. Roll call II. Committee Member & Staff Comments III. Public Comment IV. OLD BUSINESS 06/7/9 0/ 6 2.L.te /1, -V 1 5:10 A. Final Development: 940 Matchless Drive l)0,&,_., Â¢f/17 r-3 5:30 B. Final Development: 127 E. Hallam/,~44(.04/~ 6:00 C. Final Development: 624 E. Hallamr// Â£ 6: 6 4 V. NEW BUSINESS - NONE 6:45 VI. COMMUNICATIONS A. Discussion: Statewide Rehabilitation Tax credit Bill - HB.1033 B. Inventory Re-evaluation forms and field methodology. C. Project Monitoring Due to the Chairman and vice Chairman being out of town for this meeting, the Resolution adopting HPC goals will be postponed until February 14th. Adjourn 7:30 UL -A. MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Final Development: 940 Matchless Drive Date: January 24, 1990 APPLICANT'S REQUEST: Final Development approval for the redevelopment of the parcel at 940 Matchless Drive. PROJECT MONITOR: Glenn Rappaport PREVIOUS COMMITTEE ACTION: On November 8, 1989, during a public hearing, the HPC unanimously voted to table action on the conceptual redevelopment proposal to November 29, for the following reasons: 1) The HPC found that the proposal did not meet the Development Review Standards or the Guidelines. Tabling allows the applicant more time to seek professional design or architectural assistance to revise the proposal. 2) The applicant did not meet the requirements for public notice. All applicants are required to make public notice according to the Land Use Regulations, and produce the Certificate of Mailing at the beginning of that hearing. The applicant stated he would do so for the November 29 meeting. 3) A sub-committee of three HPC architects agreed to meet on-site with the applicant to examine alternatives to mitigate the impacts of non-compatibility already created. The sub-committee's was to investigate the structure to determine if simple changes could be made to improve the exterior in its relation to the character Of the neighborhood and the adjacent cottages, without demolishing the 2nd story already in place. The meeting was arranged for Monday, November 13 at noon. The sub-committee's task was to review the project on-site and return with recommendations to the HPC for official action. Sub-Committee Report: On November 13, HPC Chair Bill Poss, members Glenn Rappaport, Donnelley Erdman and staff met with the applicant on-site, and reached the following recommendations for HPC action: . 1) Appropriate changes to exterior detail may be able to soften the impacts of the two-story massing and extreme 3 "gothic" style roof pitch enough to eliminate the need for the total removal and redesign of the 2nd floor. 2) The redesign of both two-story stacked "hour-glass" bay windows to eliminate the steep pitch, the middle "return" and the enclosed bottom bracket would be more compatible. The bays were found to be incompatible in character and proportion. The design changes would not effect the interior space. The recommendation is to frame in the bay to create a more vertical element, reminiscent (though not replicative) of the Italianate bay on 334 W. Hallam. The lower brackets should be exposed, contemporary in nature, and should relate to the porch columns. 3) The total removal of the first floor porch overhang is necessary. A small gabled porch/stoop covering should be designed with two very simple support columns. These should relate to the bay brackets. 4) The removal and redesign of the facade dormer window is necessary, as the out-of-proportion window currently in place was found to not meet the Guidelines. The opening size may need to be changed. This window should be replaced with one wood double hung window, or two, slightly narrower double hung windows. Correct proportion to the dormer is critical here. 5) Narrow trim (shadow) board should be added to the gable fascia (lx3" recommended). On November 29. 1989. the HPC granted Conceptual Development approval, at a duly noticed Public Hearing, subject to the following conditions: 1) Final Development plans shall be professionally drawn, to scale of not less than 1/4", with details clearly defined and all materials called out. 2) The applicant shall submit detailed drawings of the front porch including columns, stoop, door, and materials. 3) The applicant shall submit details of the two-story bay window for approval, including materials, details, trim, brackets, and windows. The HPC shall determine if the bay windows are more appropriate as double hung rather than fixed pane, as proposed, and shall make this recommendation to the applicant. 4) The facade dormer window shall be restudied to increase its apparent verticality. 2 5) Fascia trim shall be included, as suggested in the sub- committee's report stated in the memo. 6) A landscaping/site plan shall be submitted 7) The applicant shall restudy the three first floor windows, east of the entry door, in an effort to increase verticality BISCUSSION: In general the conditions of Conceptual Development approval have been met, with the following exceptions: a) Condition #2: The front porch details appear compatible, however, the HPC may wish to require a reduction in the length of the porch, so that it becomes a smaller focal point in keeping with the general vertical character of the structure. This proposed horizontal feature tends to modify the established vertical pattern, and may compete with the prominent two-story facade bay. We are recommending a reduction in length of the porch. b) Condition #4 has been partially met (dormer window to be more vertical), however, staff finds that a center vertical division is necessary to break up the expanse of glass. (Refer to example indicated in the photo attached.) cD Condition #5: It is difficult to determine from the elevation submitted, if facia trim has been included on the gables, required to meet this condition. This facia detail shall be clarified on the elevation at this meeting. dj Condition #6 has not been met (submission of a Landscaping/Site Plan). e) Condition #7 has not been met (restudy of three first floor windows). In addition, a detail below the windows is indicated on the elevation with no explanation. Staff r\\ recommends this be clarified at this meeting. j RECOMMENDATION: The Planning Office recommends that the HPC grant Final Development approval for the redevelopment proposal at 940 Matchless Drive, with the following conditions to be approved by Staff and the project monitor, prior to the issuance of a Certificate of Occupancy: / fy 0-<i - ~/C <2-tt \F>t. E <41 " /-0 - 3 et 1) The front porch shall be reduced in length. (Refer to Condition #2 above.) cl f.9,4.43 4_,d fJ Br 4 C i Id ,-3 2) The facade dormer window shall be divided vertically. 3) The facia detail shall be included, and clarified on : / 7 0 \ Vf tuiv\ ct/U-U- +C) i '. 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Hallam St. Date: January 24, 1990 APPLICANT'S REQUEST: Final Development approval for the on-site relocation, partial demolition and restoration of the main structure, and the new construction of an alley-oriented detached two-story garage with upper floor dwelling unit. Variations are requested for rear and side yard setbacks, as well as parking of one space. PREVIOUS COMMITTEE AND COUNCIL ACTION: On October 25, 1989, the HPC granted Conceptual Development approval, subject to the following conditions to be met at Final Development: a) Restudy of garage structure, to reduce height and massing, and competing details in relation to the principal cottage structure. Restudy shall include fenestration, simplification of north and south elevations, roof material and the elimination of the pent roof. Secondary dwelling shall be smaller and simpler in comparison to principal structure. b) Submit revised massing Model c) Performance guarantee letter regarding the on-site relocation, and the approval of the relocation d) Exact materials e) Detailed preservation plan for principal cottage f) Partial demolition of non-original architectural elements On December 20, 1989, the applicant returned to the HPC in worksession format to present revised conceptual drawings, seeking feedback on whether the HPC believed their direction met the general conditions of Conceptual approval. The Committee was favorable of the changes, which included a substantial reduction and change in roof form, details, etc. On January 8, 1990, Council adopted Ordinance #78, Series of 1989, granting Landmark Designation for this property. A $2,000 Designation Grant was also approved by Council. DISCUSSION: The Planning Office finds that the conditions of Conceptual Development approval have generally been met, with the exception of a Performance Guarantee Letter. Staff has requested the City Attorney to assist in the preparation of this document, which is required to be executed prior to the issuance of a Building Permit. Please review the applicant's narrative describing the conditions of conceptual approval (attached). PRINCIPAL STRUCTURE: Relocation and Restoration All restoration and relocation activities shall be monitored closely by the assigned HPC member. The applicant shall review the requirements established by the Secretary of the Interior's Standards for rehabilitation, and utilize any applicable information published in the National Park Service' s "Preservation Brie fs". All original materials shall be preserved rather than replaced where possible; restoration shall occur only when the preservation of these materials is not feasible due to the advanced state of deterioration, including siding, windows, doors, trim, etc. Please refer to the attached letter from Ted Guy, Structural Engineer, regarding the relocation of the main house. The basement plans indicate a complete excavation. and habitable space below grade. Two light wells are proposed; we find the largest one at the northwest corner to be incompatible with the cottage facade, and are recommending a restudy. ALTERNATIVES: The HPC may consider the following alternatives: 1. Grant Final Development approval, and requested variations, for the proposal as submitted, subject to conditions that a staff approved Performance Guarantee Letter be executed and submitted to the Planning Office prior to the issuance of a Building Permit. It is recommended that approval not be granted for the below grade light well at the northwest corner of the main house; we are recommending a restudy of this element. Additional conditions to be approved by staff and the Project Manager prior to the issuance of a Building Permit. 2. Table action to allow the applicant further time to study the proposal, incorporating specific recommendations from the HPC. RECOMMENDATION: The Planning Office recommends that the HPC grant Final Development approval, and variations for rear and 2 side yard setbacks and one parking space, with the exception of the below grade light well on the northwest corner of the main house, to be restudied. Approval is further subject to the condition that a staff approved Performance Guarantee Letter be executed and submitted to the Planning Office prior to the issuance of a Building Permit. Restoration work shall be closely monitored by the assigned HPC member. memo.hpc.127eh.fd 3 605 EAST MAIN STREE- ASPEN,COLORADO816Â·- TEL. (303) 925-472 January 5, 1990 Roxanne Eflin, Historic Preservationist Aspen/Pitkin County Planning Office 130 S Galena Aspen, CO 81611 Re: 127 E Hallam Final Development Plan Dear Roxanne: This letter summarizes revisions to the Conceptual Plan of October 25 and how these changes met the conditions of that approval. This letter is also our Final Development Plan submittal and addresses issues required for that approval. The HPC approved our revisions related to conditions of the Conceptual Plan approval in an informal worksession on December 20. On October 25, HPC granted Conceptual Development Approval for the project, with conditions to reduce the size (massing) of the secondary residence and make specific architectural revisions, particularly of the roof form. These conditions have been met and were approved at the worksession upon review of the model. Therefore, the following items summarize our Conceptual Development Plan and detail our Final Development Plan: A. Final Development Plan 1. General Application Information required in Sec 6- 202 has been provided with our Conceptual Development Plan Submittal. 2. Description of the Proposed Development This project consists of restoration of an existing residence now being designated (January 8) and a new secondary residence and garage on the alley side of the property allowed as an exception under the R6 zoning (Sec 5-201, D,2) for two detached residential units on the property. L=__1 The existing residence Will be relocated to construct a new foundation and to provide proper siting on the property for the development to meet the goals of neighborhood character and compatibility established in the Conceptual Development Plan. The secondary residence provides a garage with two of the required total parking spaces and a living unit on the second level. This building has been designed with special emphasis as a potential model for residential alley development. Its scale, compatibility of materials, and detailing are meant to smoothly incorporate it into the neighborhood fabric. The existing house is being reduced from 1454 SF to 1333.5 SF by demolishing later porch and cellar entrance additions. The secondary residence height, massing and square footages have been reduced and now total an additional F.A.R. of 920.1 SF for a total F.A.R. of 2,113 SF well below the 3,352 SF F.A.R. allowable. (See Appendix A) 3. Building Materials The attached drawings and specifications illustrate how we will handle materials for both buildings, also, (See Appendix B). Compatibility of materials was addressed in the Conceptual Review, we are now using wood shingles and wood siding on both buildings. 4. The attached drawings illustrate the siting of the buildings as well as their proportions, scale, means of constructign and relationship to adjacent buildings. 117~ -1, A x . ...I' ;Â·,+0=.IX?41 hdas,6@mesta L --1 5. From our Conceptual Plan phase two goals have remained most important. Neighborhood Character is the first goal we have strived to maintain through siting, landscape design, and similar building imagery with special regard for the streetscape. Placing the secondary residence on the alley as an alley development has facilitated all of these especially our concern for not overcrowding the site. We are under both the allowable F.A.R. and site coverage restrictions. Compatibility both in detail and overall massing have been strict concerns which have established the design of the secondary residence. Restoration rather than alteration is the primary emphasis of our work on the main house. Compatibility with the main house and serving as a model alley development have been specific goals of the secondary residence design. Use of simple wood frame detailing and roof pitches, as well as details derived from a Victorian vernacular palette will enhance the simplicity of both structures in this project. The original house is in effect a modified and enlarged miner's cabin or simple Victorian. We are adding an alley structure which is quite simple and a straight forward adaption of simple Victorian wood frame construction. 6. The Final Development Plan has brought into conformance the following concerns from Conceptual Review on October 25. a. Massing: Overall massing of the secondary residence has been reduced by a height reductionâ€ž. square footage reduction, and a more articulated and simpler roof shape without a flared lower roof extension. (See Appendix A). 1Â·711 2.3-4 *431 and associate*.7 b. We have made a further reduction in site coverage and F.A.R. with an additional further separation between buildings C. Alley Development The secondary residence now has a much diminished entry and still provides adequate parking and landscape treatment at the alley exposure. d. The revised massing model illustrates our resolution of both individual building design issues and contextual neighborhood concerns. e. Detailing has been simplified and is more derivative of authentic Victorian vernacular construction. f. The roof form of the secondary residence has been revised to a more compatible form and is now clad in wood shingles. g. The main house is presented as a restoration with a new foundation, egress areas from the basement, and structural improvements to both floor framing and roofing. h. To further clarify this submission, code required egress areas have been required from the main house basement level bedrooms. Also 4 parking spaces are provided while a variation is requested for one parking space so as not to not disrupt the site. (See Appendix A). B. A Performance guarantee regarding relocation and partial demolition of the existing residence will be provided. Our client will provide a letter of credit equal to the reconstruction cost,of the existing residence as outlined by the planning staff which is now forwarding an approved form by the City Attorney's Office. PTit V -1.-M - -1.1 - .:LE~.1 and associates.1 C. Materials and a preservation plan are detailed by both our drawings and specifications. D. A report by our consulting structural engineer will attest to our judgement that the existing house is worthy of restoration and structurally sound within the parameters of a historic structure rehabilitation. We look forward to Historic Designati-on of this property and your continued interest in this project. aipce~ely, 4 , /OlA ilvltv 1.-b ~~IJâ€¢ I -u . .- AndK Wisnoski Project~Architect Bill Poss & Associates, P.C. k.....Â·-'t-'.Mk 1.- ...0... :4*0.Â£ .22 2.U. ty. , andassociatest: PALMER RESIDENCE JANUARY 5, 1990 APPENDIX A FLOOR AREA MATRIX AREA ACTUAL FAR Existing House Living 1406.6 1406.6 Porches 48.0 48.0 Decks 37.6 NA Cellar 360.8 NA Total excluding cellar & decks 1454.6 1454.6 Main House (Proposed) Upper Level 1144.4 . 1144.4 Basement (12. 5% Subgrade Exemption) 1144.4 143.0 Porches - 48.0 48.0 Decks 24.7 NA Subtotal excluding deck 2336.8 1335.45 Secondary Structure Upper Level 588.75 588.75 Lower Level Living 173.9 173.9 Basement 688.9 NA Garage (500 s.f. exempt) 515.0 15.0 Subtotal 1966.55 777.65 Total (Proposed Floor Area) 4303.35 2113.1 Allowable F.A.R. 3352.Os.f. % Allowable F.A.R. Proposed 63% APPENDIX B JANUARY 5, 1990 PALMER RESIDENCE DIRECTORY OF EXTERIOR MATERIALS MAIN HOUSE Masonry - Retuck, point and replace damaged brick at chimney. Reflash with copper flashing. Roof - Replace with cedar shingle roof and painted eave flashing. Fascia - Replace wood fascia to match existing. Trim - Retain existing trim. Replacing damaged trim boards to match existing. Siding - Retain existing siding. Replacing damaged horizontal lap siding and cedar shingle siding to match existing. Windows - Replace existing double hung windows (not originals) with new units. Stair - Provide new stair and handrail at south elevation, matching historic detailing. Doors - Repaint existing doors. SECONDARY RESIDENCE Roof - Cedar shingle roof and painted eave flashing. Fascia - 1 x wood fascia. Trim - 1 x corner trim, door trim and window trim. Siding - Horizontal lap wood siding. Lattice - Wood lattice work over horizontal lapsiding at ground floor. , Windows - Wood double hung true divided lite windows. Doors - Wood panel doors with true divided lite window panels. Panels - Wood panels below ground floor windows. PALMER HOUSE JANUARY 5, 1990 127 E HALLAM ZONING SUMMARY Required Proposed R-6 Medium Density Residential Detached Residential Minimum Lot Size 6,000 6,840 s.f. Minimum Lot Area 3,000 s.f. per dwelling (in historic designation) Minimum Lot Width 60 ft. 68.4 ft. existing Minimum front & rear setback 15 ft. front of principal building 36 ft. rear Total 30 ft. setback 51 ft. total Minimum front & rear setbacks 10 ft 15 ft. front *Variation requested for 1 ft. 1 ft. 0 in. rear setback at alley for secondary residence/garage. Minimum side yard 5 ft., 15 ft. total 5 ft. west side yards. * Variation requested 6 ft. 6 in. east for 10 ft. 6 in. total side yards. 10 ft. 6 in. total Max. Site Coverage: 37.5% 27.50%, 1880.1 of 6,840 s.f. Max. Height-principal bldgs. 21 ft. ridge of existing residence (detached residence) 18 ft. 0 in. mean height of sec. bldg and 22 ft. 0 in. to the ridge Minimum Distance between 11 ft. shown buildings 5 ft. required Off Street Parking 4 provided one per bedroom 5 required (Need Variance) Existing F.A.R. 1454.6 s.f. Proposed Existing Area to be Demolished 262 s.f. Proposed New F.A.R. 920.1 s.f. Allowable F.A.R. 3352 s.f. Proposed Total F.A.R. 2113.1 s.f. THEODORE K GUY ASSOCIATES PC ARCH:72(Ta AND STRUCTURAL ENOINEEAB January 4,1990 William Poss & Associates Attn: Bill Poss 605 E. Main Aspen, Colorado 81611 Re: 127 E. Hallam -Palmer Residence Aspen, Colorado Dear Bill: The purpose of this lelter is to discuss the construction and condition of the above referenced existing struclure and the structural implications of the proposed remodel work. No actual components are analyzed for capacity. General conclusions as to required steps for the remodel 3re 8150 included. The dwelling Is 8 timber framed, single Story residence located on a relatively level lot. The overall construction of the bullding appears to be in fair to good condition with some indications of foundation settlement which is anticipaled in structures of this age. The roof is 8 St.880 sloped frame structure typical of the construction of lh@t era. Sheathing ts spaced boards. The roof and ceiling joists tend lo act together as a field built truss. The roof Structureappears to be In good condilion, The floor framing was observed from a small dirt cellar in the cenler of the house. The floor joists appear to be in good condition but are undersized for ther span. A fire appears to have charred some of the joists In the southwest portion of the cellar. The damaged joists do not aPDeaf to have been substantially weakened. The foundation walls are rÂ·ubble and limber. Some timber girders are supported on timber P05 t5 wedged into the soil. The foundation wans under the southwest portion of the bullding are concrete block. This appears U be an addition and it is our understanding thal this area is to be demolished and removed as part of the remodel work. The remodel work, as we understand It, will consist of moving the building to the northwest part of the lot and placing it on a new concrete basement foundation; rearranging interior partitions to create a new floor plan: and renovation of exterlor finishes and roofing CQNCLIaQNS Some framing reinforcement, additional supeprl, and possible replacement should be anticipated for the roof 5tructure, as is expected in remodeling buildings of this age. The floor structure will also require some reinforcing or replacement in conjunction with additional beam supports to be provided as part of the new basement walls and foundation L system, Il is possible that the new floor support framing couid be integrated with the structure moving system and simply placed on the new foundation. This should be coordinaled between the owner 5 engineer and moving contractor. 23280 B STATE MIWAY 82 PO lao,< 1640 BAGALÂ¥. COLORADO 81021 (3031827-3167 Palmer Residence January 4, 1990 Page 2 The existing structure will also probably require some new, permanent lateral bracing in the form of 1/2- plywood wall sheathing to stabilize the building against lateral forces. The existing structure will require exlenslve preparation prjor to moving to its new foundation In addition to a framing system lo support and jack the building up, the structure will require temporary bracIng of the walls to prevent racking damage while moving. This is standard procedure to prepare old buildings for moving, and is to be coordinated with the moving contractor. I f we may be of additional service, please contact our office. Sincerely, V- \- F - 1 /1 Michael J. ThelÂ¥~ THEODORE K yfY ASSOCIATES PC MJT/pnp 89585 L 1 - F - St'ircuil. '. i 4,1 1 i '19 XO Hit . 41/ hi m al 1 > b Itt :12 ~ -F-+- - F 0 3 1-*0 I Ill<[ 4 m \\ ( A-\C )(9133 1 4,4 r Ofj. /0-3 ( -1/ . -9 1 414 # 9,14 Il go!494\\ 4 111\9 9 -- - - 1 0 LL h 3- Te foi, 4,21 31<1<7 k~~Â»6Â¥3 -r~~-/.0// / L- _ f I r-+ 7,0531- â‚¬--~ 1 111 I 0\ 2 3 hi. Z' O C' i V 6111 E 3 ' In 9 1 J- -1 296 1 X o O 5 - \\- ,- 3 11, 123 4 -- -- E-1- t. F F cy I i 1 )4 0 * ~ 111 Ill 0 1 10.-' '-5--ir- =-1.--- -t-_u_Illarj Ir \ 9 7-- r 1 1 1 ' ----1 4111 i ~- //f L l==l- , - J , 1 111 / Â¥of.< 7' 21. 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DEPICT THE GliA,16 NAL/E / Ti ** 1/ CON-L TOM 4 l9Â·ONVE FCA CW *M Oa AJÂ¢) - L lilli . T' 1 U./ING F./01/0,1 PROCELS,5 * /0-0.41 OF CONSâ„¢UCTUâ€¢ TIâ‚¬ AAC.Â«TECT Sâ€ž41 ~ ~T~*D OF *rÂ¥ VAR' r//6 F...E .......0,Â¥1[Â»IS Slom'....16./.:Il EXTER'OR 1 ELEVATIONS WEST ELEVATION ~ '-0 ~ Scale: 1/1-' =160' r 1 Al'.4 1 11 [4 I R NOI1VA313 HIAOS L.) ~ ft LEJO Li---4 1 F 11'M - 4 =4 83 M.-TO 7 -4 -=-1-Â· [1 [13 [1 - . -11 [3% cil Ed 1-.1 02 ru rr _i_ LL_ 3-0-_E_ _ - _ __--L 30 43= Â»f _ _-_2-_-022 __1_ ----- Nizjr/*fil--=72.-7 / '/ . ' .1/ 1#8971 81(kitd* W.0-;MB Â·f , ; 605' EAST MAIN' STREET. Â·Â·61 RASPEN. COLORA[)081611 V. TEL, 1, 6303).925-4755 40 4,\ 1. 16 62%14 - i 1- lEiF- - -- 0,1 flp~_-1-f_- _ritif Rig) 14if~~~- -5-+Er-- i -~-2-11F--_ -- ~ --FT t-Â·1--i-i-] ~1 ~ u E-F -F-7 --1-~J l -3- i-j -1---f J 4 1 f. It= 4.1-"-+ [n , ' 1 2 =- =~-- -11 1 ft.--~~ r 11 1 1 11. d. ;1. 1 2 11 -49ij-1:w 1 r .r Li--1---*-4- Irl[1-]V [ I 11 r - 1 -4 ~11 ? 1 U.- i 1 1 4- -9 E-- U-!i ill' TN u j_-r-i-; -Â· 1---11 41-LE'-1 1 1 11 4 1 4 1 1- 1 + i-iL 6 F T1 1.3:-ti 1 }-11 J . I ! S 1- Â· '11 A 1 ~ !â€¢'44 L Gul f EAST ELEVATION i 9 ) r L I I L:'' . 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'. 72. 1.7. t.-=r-r-,r.....t - I 1 1 1 1 1 1 1 1 1 1 1 | | . 4'- >r , ..2 Â£ 1 Â·Â· Â·Â· r- . r 1 1-1 L râ€¢ h. Â· ir h /6" . ./ ''I '. ~ lo~V ' MU ,< 2 '~:Â· . : 2*\ SOUTH ELEVATION ' 4 k/Â· ' '~ I ' . : , lb/1,/I I : I . & : ' , 4 / 1-1 Â·-c~ ' 4~51 â‚¬Â·r, , Â· ' 49 Eia#I #*Vili,il@133#YRE;1% -7--T--T-L 1 1 1 |lIr/r l'4. 1.1.[Â·,1,"STR:0>,~f.. Â·241Â· , -- --- 241,,194 --- 5.4. Â«.131-:22-- ~ -i-1- - -- - .1 li - --. ~907 -- ~ 9 16\ \ . A. 2'Â· I 1.Ill 1 2.14 */\ ... Ill-' h. fi~ ILI.A 1-1.-41. -1 '\ - l.Â· lir .:1 'rÂ·0 -r.:-2<*84324* ' \ X\\.>\ - NEN IND, PASCIA Â· P </ 1 L .- - 7 PM 2 (, = p /--1 1 t~73 - ~ -1 - ig. ? liU - 0>-4<41 --- -- ---INIPIGATES i . N E N A N JO IN Â·f -7 R 1 M 7[-- - ~1 ----I 'r- E--- -1 q bwD. DaL, c - - . ~ INS UL, eLASS L_-1 L -11.Â«-- . Â·2 - _,ft Ir--f.. (-YFIGAL) 1 - 2 ,1 il- 1 EL - I 1 L- i lilli 1 | | 'milm' 11 1 1 12 1 1 L> 1 1 11 1 ~ . _. - ----- NEW FULL 1 1 1 1 1---11---4 1 OASEMENT ' 11 1 1 1 0---LIGHT weu, r 1 -1 4 7 1 ~f JORTH ELEVATION I , /21 ,- \tv/ 4977 4 ' . . 'k' i Â· Â·Â·- .2.-/4,/ 14/ '' 0, .. - 1 1.+LI 1 Â· ~, Ali.1 i .... r - r . p 7*\1\ X V 2<\ - 1414, ..4\\9\ A . Â¢. 1-14\X .- Â· - 7 3 2027 AirN' , I V 2 . 1 *43.1 2 L . ... . 1 \ .1 t ' , r / 1 * - - Jim -. 4 . . , .1 1 1 . 4 ./ ---- -= - M- - 2=='llrUPLOJIOD-- A-,1.1 . - . 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Sk' , FE D;hi]Ne 411/ : 4 1!11 11 T 1# 1.4 . -6 -7-- ' 2'1- LE*72-# F + 01 Chi 1. 4 1 M HiT-1 1<,Tck,5?â€¢4 Tl L-1 0 \ 1 100 1 lili 1 0 11 r i 1 < 43 ~ MAIN HOUSE GROUND FLOOR PLAN 2. - 40 =-,39 P. m 01 - D . 17 -O' 1130 - 6 e -80 I '11 1 4. t. 1 â€¢ I Y .1 31 - 1 i t ? 1 t- DE.ER=07-1 1 ' [36--q 1 . 14 1 ~ CLOSE-T ~ :~ - i.~L WALK-14.4 zi. -n-~1 -1- - -*il 3- -1 C731 1 t. , U 4 Â·,4 .....,3.1 2 < 4 TV. 448 r----,4 % , 08 t 1 -144,0. lit-i, - PATH' - ' I tÂ·Â· â€¢ 93f@ fizjej 1 1 1,-it -* 19 C )3 aÂ»\- PY L 1 29.-i I 0 8. -0 4 1 I . 1, % 5 1 111 5EDRCXÂ»1 , . 2- '1 Fid I *EM - 1, ...r-Â·Â·â€ž,1.. ..u â€ž pe rÂ· 2:j Â·%3 1 OLOSET _ 0... 4-r~ - 4 11 t 62 ~ S-ronh<3 E- ~-t 3,720 - _ , - t 11 --t.-11 2- . Â·h 11 Â£ /1 f 1 P .... ' k I kf' Ij ...=fl I tE Al ki Â·- 4. 1 FUKALLCE 1 -TR L + 7-21 13 , 1-6./ ; A-972 LIVT NG + , APE;+ . AD . f- - 25 MECH. 1 1,0 A (W.H.l ( 13 Mt- 11 -:IL.'-/0/t I I '-9 Â·- Y:*)/M Â·'Â·Â·t' '-: Â·.â€¢A~-%- . -- â€¢,~ ,:,+ . ...-*w.4- - '/ -Al U Li I L; 1.- N 1\0 . CZE , -8KrH . , jâ‚¬3\ - 4 44 1 1 6 :1 1, - J B ' . \5 ' 1 0071 4 4 11 1 r . , 1 r, - - .F-- 'lue te'-0' 9 - S' 'I'-ew /il MAIN HOUSE BASEMENT FLOOR PLAN -.-5 .-- Â· ..,I. '... 1 -. *. . Tr - -1. .... . i Â·I EXI'ST 1 Â·Â·â€¢ 1* 11.3 II - - - EXIST 16 :#cick cHir FTL-. FOonf TO 85 REM 831-1-1-1113 11-Ell-33-1 --' 99002 05!PING - %2<167 FAINTEO 4.74 MI - WOOP FAILIN< 9242 Mriovi =!fl i l 1 \ FL-00â‚¬ET 1-1 NI# - - 1. Il 1 1 1 i < - i - 0,<16% ccu-AR L _- 1 1 + 60"*1-9*~C, - --+p-- - - AMMovE Tb PE 12Â£MOVES) f<Efl.,CEMUNT 3_WEST_ELEMATION WINDOW It:,4 PU. 4 4 r= : . t,9 B '. I 1...1 . tul re ... , '. / 77-Tl-17-1-rT r>Â· 9/14 1 ~ 7 98"1 A FLEEPLACE 7 E,<16-[Â· CO~F -- ---------------i~ ----- f. c / . i. k--*- -1----1-~/*--.- - ---* - --- TÂ° PeDVE I 'p ' K... 'I,Â·, V M.m Cl N 0 1 .. . ; 4 7 :7Â·2 . 1 1 7 , 11. dBA*/Lâ€¢b~<LE <-- - 1.--- â€ž1Â« CA.I.AB .- 0-4-----1--------- ---1--0-1 FEMovg REMOVE Ftp I.Z. , PDRCHÂ· ADDITION EXIST ~Ef'L,Â£Er'ENT WINPOW FiFI'-Â· c , 4tr ; /43 SOUTH ELEVATION Ur------ . j , .... 1 . L .2 2 tdÂ· ' 4 -> W REMOVWE EX'51.. KEr'-ACEMBNT WINOOW \ 1 - 1 r ..0,/ 1 dll lilli! 11 1 / 1 r -i . 1. 1 1f WDOO MAILING - ---- Â¢ FOFH N | r i --- P -To 05. p.EMOVEP -___ E 11 Â¢ 11 i -- - /1 1 111 1-f 1 / 1 L - 1 . 1 / /11\ 4 1 7 1 1 1 1 1/ 1 0 1-1 0 .L-1--1-3 1 1 1 1 1 1--7 hi (--1--- gy lÂ¢ / - T- - 1 1 *EMOVE ~REMOVE REMOVE REMOVE **Ii'f. 11%24' REDfl-ACEr!*Pfr ADDITION Bxien Barl-ACEMENT REiLACEMENIT WINDOW 0/INbow WINDOW /51 EAST ELEVATION 17, 3,4 24 EXIOE 1 Ae- '- .4,4418$'.4 ~pAICK GÂ·UMNE t.': I.'' *y. . W 1 + *03Â¤77 SHINGLE& ' 4 0 â€¢ *016&*18#46''AM i. ->1 4- 9 r .7 24'4Â·tÂ·, ."-1';Â·Â·.1 hz=*Pur:= 21 'll 1 !%35'ASPEN,C0L0RAD0816 I'll j. e 151 1 94 ?.WEi:, 4 6~031,9.2546 1 1 11 1 1 - 1 i ' Â·1 4 11111 1. 1 , lili 1~ -- 0 . - --- - -- EXIST. - 903 -3 APPFTION TO PE FaMOVEQ eli __ LJL~~~ LI_ - ~LDF UNG 1 1 1 | 1 1 1 1 1 1 1 1 L---1- -__u_1_1____ L -3 I EXIÂ·ST. 0/INaviN TFI M ExisT ':FLALEMENT EXIfq- 7/1 Npow BEVLALMENT /VIN CPOW rih NORTH ELEVATION =2= 1 !1 r-2.--Ch=--11-1 -- --- -- \ i n Li 1 1 FFS,11*.4 1 -3 41 1 1, PEW'M~XPM Â»- -- --- .- - 1 1 ..5 77 - 1 10411 /L C-- 01 Â· B A 1 12 1 ~ 1-1 - -- 1 1 1_- \\ -- \274 15-221 ..Q Id-6 - 4 Â·Â· r [4 10 ' PE='FLDOM 41Â«13 6 --Ill I - -11 1 - . + 1- f v. 70 - 1 41 $ -/ PATH .1 1.1 Â¥1111111111.-1,1 1 ...,6..Ill 1 1 1. ... 1...1 . 11!~1 ..1 lili.!l./1I'!I1.11! \ 1 l I -1-. 7-,r-,-r,Â·rr . 1 ...1 * c.4-r: > i . 1-1 -7 1 1- EL- 1; r i 1 1 U' -C-- *DEfC'Nor.11 KITCHEN li 73- . 3 -- k- - 1:2!EMOVE EX,ST \19 --%-1 f-; CONVERTED PORÂ·ctÂ·+ t~- -f 11 1 -..t 2-3- ~ i 1 1 ' 0 5.-2 2421.- 8 . 16-9 i '642-4 - . j-::c Â·-u I. 25 .er:c yu . 4--d :Nt.r~â€¢r'i Â· ... tu,-ir- o Lug._ 2-_ 4~Â»L - 13,fiRY 93 -Â· 1 1 \ l 1 - 1 J - E><15-T. CELLAg EXIOT. ' //// / CQAA/LePACE <-1 - 6 , L 0 j /6/F , h t, i irvi, . -3Â£3 c. \ 3/1- 1-175 h MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Final Development: 624 E. Hopkins, Demolition and Redevelopment; Request for approval of Vested Rights Date: January 24, 1990 APPLICANT'S REQUEST: Final Development approval for the demolition and redevelopment proposal for the property at 624 E. Hopkins St., and vested rights approval. (Note: An HPC Resolution approving vested rights may only occur at a public hearing, which has been noticed for February 14.) PROJECT MONITOR: To be assigned at this meeting PREVIOUS HPC ACTION: At a special meeting (continued public hearing) held on November 1, the HPC approved the demolition of the miner's cottage at 624 E. Hopkins, conditional upon the approval of the redevelopment plans. Also, during the HPC meeting of December 13, Lane Ittelson, visiting State Historic Preservation Architect, voiced some of his thoughts regarding the infill on this particular parcel. His primary focus was on the difficulty the HPC would have in reviewing a new townhome within this eclectic context. He suggested that until specific guidelines or review standards were created to deal with new townhome construction within the community, that committee's task would be difficult and subjective at best. He stated that he felt general architectural review for the city as a whole would not be a bad thing, and that the HPC may want to begin developing such standards, possibly using this project as a test case. On December 20, 1989, at a Public Hearing, the HPC granted demolition and conceptual development approval subject to the following conditions to be met at Final Development: 1. Detailed elevations, site plan and landscape plan be submitted, indicating materials, exact fencing and entryway treatments, external lighting if any. 2. Exact materials shall be restudied and presented at Final review, including fencing materials. 3. A detail of the lower level terraced light well area shall be submitted for Final review. 4. That the Planning Office, in conjunction with the Aspen Historic Trust, be allowed the opportunity to coordinate a relocation of the historic cottage. STAFF COMMENTS: We find that the conditions of approval have been met, with the exception of exact building materials. We find that, in the absence of adopted townhome design guidelines, that the general mass, height, scale and roof forms of this proposal are generally appropriate in this context. The location on the site preserves the two existing large trees and provides some greenspace visible from the sidewalk. The low, open fence proposed will not block the view from the sidewalk of open space; an entry gate is proposed at the sidewalk. All landscaping features should be considered carefully. Committee member discussion during the review for conceptual development approval revolved primarily around materials and elevation articulation. The Committee generally agreed that red brick and sandstone was not appropriate in this application, and recommended a restudy. Please review the information supplied by the applicant regarding materials. The applicant indicates brick and sandstone will be used, however, no discussion has been given to color. Staff's interpretation of the HPC's recommendation against red brick and sandstone, is that those materials are found appropriate in the Commercial Core District, not in this immediately neighborhood. A recommendation to have a buff colored brick was made at the last meeting. Color is not necessarily the purview of the HPC, however, it is staff's opinion that exact major building materials are to be represented at the Final Development review,. and color and texture are a consideration. The HPC should carefully review the exact materials, which are to be presented at this meeting. The Planning Office recommends that the HPC take the opportunity to use this redevelopment review to develop general guidelines for new townhome construction, both within a historic context and in predominately non-historic neighborhoods. These guidelines should provide guidance for architectural compatibility while encouraging creative infill design. Relocation: The Planning Office and the City, as a matter of policy, endeavor to assist in preserving-through-relocation historic resources whenever possible, in lieu of outright demolition. The relocation of this 19th century cottage is possible, although agreeably difficult, as the bid letter submitted by Bill Baily House Movers states. The estimated cost to relocate (within the Aspen metro area) would be $12,000, a relatively high figure for this size cottage. Staff is working hard at this time to coordinate efforts between the Housing 2 Authority and the Aspen Historic Trust to relocate endangered cottages, to rehabilitate for residential use. Therefore, in an effort to meet both community goals of historic preservation and affordable housing, we are recommending that the applicants work actively with us to successfully relocate this historic cottage. We need time to do so, and are requesting five months from the date of the Final Development approval, before demolition begins. (The house movers have stated that relocations can only occur in good weather, with no snow.) Vested Rights: As the applicant, the Altfelds are in effect representing the owner, Ellen Kuper, (as stated in Ellen Kuper's letter to the Planning Office in the initial conceptual development application) vested rights may be requested. Provided the applicant has the authority to represent the owner, the rights will vest upon Resolution approval, and will run with the land. Section 6-207(B) of the land use regulations state: A vested property right, once established, shall preclude any zoning or land use action by the City of Aspen or pursuant to an initiated measure which would alter, impair, prevent, diminish, or otherwise delay the development or use of the property as set forth in the site specific development plan... ALTERNATIVES: The HPC may consider the following actions: 1. Grant Final Development approval for the demolition and redevelopment proposal as submitted, and the applicant's request to vest rights, finding that all conditions of conceptual development approval have been met. 2. Grant Final Development approval, and the applicant's request to vest rights, for the demolition and redevelopment proposal with the following conditions: a. The Applicant or the applicant's representative work actively with the Planning Office and the Aspen Historic Trust to relocate the structure. A minimum of five months time, from the date of Final Development approval, shall be given to coordinate the relocation, prior to the beginning of any demolition activity. Applicant shall assist in funding the relocation, in return for the tax deduction made possible by the charitable donation of the value of the cottage to the non-profit Aspen Historic Trust. 3 b. Exact materials to be approved by the HPC C. The HPC shall direct staff to prepare a Resolution vesting rights which shall be executed at a noticed Public Hearing on February 14. 3. Table action, finding that the conditions of conceptual approval have not been met, allowing further time for restudy as specified by the HPC. 4. Deny final development approval, finding the proposal does not meet the standards for demolition or redevelopment. RECOMMENDATIONS: The Planning Office recommends that the HPC grant Final Development approval for demolition and the redevelopment of the proposal at 624 E. Hopkins Street, with the following conditions: a. The Applicant and/or the applicant's representative work actively with the Planning Office, Project Monitor, and the Aspen Historic Trust to relocate the structure. A minimum of five months time, from the date of Final Development approval, shall be given to coordinate the relocation, prior to the beginning of any demolition activity. It is recommended that the applicant assist in funding the relocation, in return for the tax deduction made possible by the charitable donation of the value of the cottage to the non-profit Aspen Historic Trust. Should relocation attempts be unsuccessful by the end of the five months time period, the applicant shall be able to proceed with demolition. b. Exact materials of the new construction to be approved by the HPC. c. The HPC shall direct staff to prepare a Resolution vesting rights which shall be executed at a noticed Public Hearing on February 14. memo.hpc.624eh.fd 4 ATIMHMENT 1 IAND USE APPIi[CATION FOâ„¢ 1) Project Name Altfeld Residence 2) Project Location 624 East Hopkins Avenue, Aspen, CO Lot Q and the West 1/2 of Lot R, Block 98, City and Townsite of Aspen. (indicate street address, lot & block rnmber, legal description where appropriate) 3) Present Zoning C - 1 Commercial 4) Lot Size 4,500 sq. ft. 5) Applicant's Name, Address & Phone # Philip and Mariann Altfeld P.O. Box 9170. Aspen. CO 81612 (303)925-2082 6) Representative's Name, Address & Phone # Charles Clinniffe & Associates/Architects 520 F. Hyman Avenue. Aspen, CO 81611 (303)925-5590 7) Type of Application (please check all that apply): Conditional Use Conceptual SPA ~ Conceptual Historic Dev. Special Review Final SPA X Final Historic Dev. 8040 Greenline Conceptial FUD Minor Historic Dev. .b Stream Margin Final PUD _ Historic Demolition Mountain View Plane Subdivision Historic Designatian Condcniniumization Text/Map Amendment _ (2439 Allotment Lot Split/Lot Line _ _ (NOS Exenption Adj ustment 8) Description of Ekisting Uses (rnmber and type of eocisting structires; approximate sq. ft. ; number of bedroarns; any previous approvals granted to the property). At the HPC meeting of November 8, 1989 demolition approval was given for the existing structure pursuant to eventual redevelopment plan approval. At the HPC meeting of December 20, 1989 conceptual approval was given. 9) Description of Development Application Proposed with this application is a new three story residential building with full basement. The F.A.R. is 2820 sa. ft. 10) Have you attached the following? Response to Attad~ment 2, Minim= Sulinission Contents Response to Attachment 3, Specific Submissian Contents Response to Attachment 4, Review Standards for Your Application i CHARLES CUNNIFFE &ASSOCIATES/ARCHITECTS CHARLES L. CUNNIFFE, A.I.A. 520 EAST HYMAN SUTE 301, ASPEN CO. 81611 303/925-5590 January 9, 1990 ALTFELD RESIDENCE 1. Please refer to enclosed drawings which locate the proposed residence at the site and indicate landscaped areas, entry treatment, fence locations and exterior materials. External lighting would be (low to the ground) landscape lighting. 2. The proposed residence will be faced with brick. Window sills will be sandstone. The brick detailing will include simple corbeling and slight changes in plane. The sloped roofing will be standing seam. Large built-in gutters will inhibit snow from sliding off the roof. The flat roof will be built-up with caravel ballast. Windows will be wood sash with double insulating glass. Terraces and walkways will be colored concrete or pavers. The entry gate and ornamental fence will be painted steel. The entry pillars will be faced with sandstone. Materials shall be presented at final review. 3. The lower level terraced light well area will be heavily landscaped. Please refer to enclosed drawings for approximate plant locations. ' LAW OFFICES Y Philip Z. Alifeld 7707 Grasly Road Pikesville, Magiand 21208 301-486-2267 Aspen, Colorado Address: P.O. Box 9170 Aspen, CO 81612 January 4, 1990 Mrs. Roxanne Eflin Historic Preservation Planner Aspen/Pitkin Planning Office 130 S. Galena Street Aspen, Colorado 81611 Re: 624 E. Hopkins Dear Mrs. Eflin: I am the Contract Purchaser of the above captioned property. By this letter, I am formally requesting that upon final approval by the Historic Preservation Committee of our pending application to redevelop the subject property, that I be vested for a period not to exceed three (3) years with all attendant rights that accompany this vestiture. Sincerely yours, 44 F. 441 Philip Z. Altfeld ' A 1 4 t. I :4. S Â·1~; 24 . , _ a .-t L.. 33,19'*i:41 4.:.49.1:*oc..:. h O 1.19.601 1.1, f. '...1 6,ZY q Â·''t';L, ;,1 ...'2 1 -. 1/.1,...1 :,i~ '' ..3, :A., 1/-2->:- -:...':''M:.t-;ift-<hf:%2,Us; Â¢:f,m,i,Â·0 , . ..4 -1,1 'i ..., , ..j. , # 4 1 4 1. 4 1.. . - ~r-44.40 .1 .1 .... )'*th; : . '' ... 1 , . 4 fl '04.92-It/1 &- 1 :~- 1: 1 : 4. ... -4. ; 1.,t..Il."C 11. 1 1 '. - 1 , :1 - V . I. ~.-'. . I '4 i 1 r -1 :'.fl--2.4.til.14, .f. .4 0., ...'.,- 0, .'.. . :.. ..: -r. . 11 4- p , â€¢ f. J . r ' . 4. 1 . . 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L . . , , , CHARLES CUNNIFFE & ASSOCIATES/ARCHITECTS n 1 ' t:Jip#F:; ~.d, ,|2:5.. .3|4~~4714. fie,1 t> m. 1- c.' 1 L O t=, Mw. , 0 , 7 - W & , Â» i Â·Â·Â·iÂ· Â·Â· , - i.,:~:. - iti;),in ,; .1,24,~ '-'1[t 'lti, k ;19, b . u ..1 .D- 1,1..:...:4-:.444l; ...22 ~3?~~-tih~. ,.F'19 ' 1 Â· i 4 & P ..A b.:W,"'' ' * .' Iti 1 1 9 .i :11 t li.i t# g t' r 1Â£3 1 . i / h Z <1 *= r t. r,bAC ; P.O BOX 3534, ASPEN. COLORADO 81612 TELEPHONE 303/925-5590, : ~ + -r tyÂ¥-. MEMORANDUM To: Aspen Historic Preservation Committee CC: Aspen Historic Trust, Board of Directors Aspen Historical Society, Board of Directors Redstone Historic Preservation Commission From: Roxanne Eflin, Historic Preservation Planner Vice President, Colorado Preservation, Inc. Re: State Tax Credit Bill: HB 1033 Date: January 19, 1990 EXCELLENT NEWS! House Bill 1033 has passed through the State Finance Committee unanimously! Last year's HB 1076, which did not pass last year by a very small time margin, has been introduced this year as HB 1033, and we are off to an excellent start. Colorado may become the 4th state in the country to have adopted legislation allowing statewide rehabilitation tax credits. As a preservationist, you should become familiar with the information I have attached, which includes a copy of the bill itself. This bill will provide state tax credits to a much wider spectrum of historic and older structures than the federal tax credit bill does. It also creates a badly needed fund for preservation projects throughout Colorado. As a CLG (Certified Local Government), Aspen will have the ability to collect fees for its review responsibilities (see cover letter from Chris Pfaff). These funds will be credited to the preservation fund to be used for administering the review program, eliminating the problem of co-mingled funds. Many individuals in the Denver area are guiding and following HB 1033 very closely. It is co-sponsored by Pat Grant and Jim Rizzuto, with the help of the Denver Regional office of the National Trust for Historic Preservation, the Colorado Historical Society and Colorado Preservation Inc. ---------- HB 1033 is very important to the future of historic preservation in Colorado. Please contact me with questions, suggestions, and comments. I'd like to pass along your thoughts to the "team" in Denver! I may be reached at 920-5090 (office) and 925-1935 (home). memo.HB.1033 . COIDRADO HISTORICAL SOCIETY The Colorado History Museum 1300 Broadway Denver, Colorado 80203-2137 MEMO TO: Certified Local Government Coordinators FROM: Chris Pfaff DATE: January 16, 1989 RE: Proposed State Rehabilitation Tax Creidt As you recall, the bill to create a statewide rehabilitation tax credit (House Bill 1076) did not pass last year in the Colorado legislature due to last minute maneuvering. The bill has been reintroduced by Rep.Pat Grant in the legislative session that began on MOnday. The number assigned to the bill this year is HB 1033. It is expected that the bill will be heard in the House Finance Committee this week. A few changes have been made but the basic intent of the bill remains the same. I have enclosed a copy for you to review. If passed, the bill allows Certified Local Governments an active role in the administration of the tax credits. First of all, qualifying properties include individual landmarks and contributing structures within historic districts that have been designated by a Certified Local Government. In order to be eligible for the credit, a taxpayer must have all work approved prior to commencement of the rehabilitation. Certified Local Governments will have the option of performing the review of projects within their jurisdiction. Prior to January 1, 1991 and annually thereafter, CLGs will be asked to adopt a resolution stating whether they wish to act as the reviewing entity during the following year. If a CLG declines, the review responsibility falls on the State Historical Society. If a CLG does assume review responsibilities, it will be paid all fees associated with the review. The fee structure in the bill is tied to the total amount of the rehabilitation costs. A new feature of this year's bill (thanks to Larry Steele of the City of Aurora and a Colorado Preservation Inc. board member) is the creation of a special preservation fund by participating Certified Local Governments. All fees collected by a Certified Local Government will be credited to the preservation fund to be used for administering the review program. This will prevent the fees from being deposited in the local general funds and being used for other than preservation purposes. Page 2 I am hopeful that the bill will pass this year and will keep you posted on its progress. Since I am leaving the Colorado Historical Society this week,.please contact Barbara Pahl at the National Trust fer Historic Preservation if you have any questions. She can be reached at 303-623- 1504. 923 [ 03 6 LLS NO. 90 0203/1 HOUSE BILL 90- BY REPRESENTATIVE Grant A BILL FOR AN ACT 1 CONCERNING THE CREATION OF AN INCOME TAX CREDIT FOR QUALIFIED 2 COSTS INCURRED IN THE PRESERVATION OF HISTORIC 3 PROPERTIES, AND MAKING AN APPROPRIATION IN CONNECTION 4 THEREWITH. Bill Summary (Note: This summary applies 12 this bill as introduced and does not necessarily reflect any amendments which may be subsequently adopted.) Allows a taxpayer a Colorado income tax credit for qualified costs equaling or exceeding a specified amount incurred in restoring, rehabilitating, and preserving qualified historic properties. Allows a taxpayer a Colorado income tax credit when such taxpayer is allowed a federal income tax credit for costs incurred in the rehabilitation of property. Prohibits certain taxpayers from receiving said tax credit. Specifies the maximum amount of said credit. Sets forth procedures for taxpayers to qualify for said credit. Provides an exception to such procedures. Allows any amount of said credit not used to be carried forward for a specified , number of income tax years. Requires taxpayers to refund specified amounts of said credit upon the occurrence of certain events. Requires the state historical society to create forms and to establish and promulgate criteria and procedures within a specified period of time. Requires certified local governments to decide whether to perform duties as reviewing entities for the purposes of said credit. Specifies fees which are required to be paid to reviewing entities by taxpayers and the funds to which such fees are credited. Creates the state historic preservation fund. Defines certain cat?*Wirt~Â¤b =9a terms. Makes an appropriation. 1 Be .it enacted hz the General Assembly of the State of Colorado: 2 SECTION 1. Part 5 of article 22 of title 39, Colorado 3 Revised Statutes, 1982 Repl. Vol., as amended, is amended BY 4 THE ADDITION OF A NEW SECTION to read: 5 39-22-514. Tax credit for qualified costs incurred in 6 preservation of historic properties. (1) (a) Except as 7 otherwise provided in paragraph (b) of this subsection (1), 8 for income tax years commencing on or after January 1, 1991, 9 but prior to January 1, 1996, there shall be allowed a credit 10 with respect to the income taxes imposed pursuant to the 11 provisions of this article to each taxpayer: 12 (I) Who is the owner or qualified tenant of.qualified. 13 property and who incurs qualified costs in an amount equaling 14 or exceeding five thousand dollars in -the qualified 15 rehabilitation of such qualified property; or 16 (II) Who is allowed a credit for costs incurred in the 17 rehabilitation of property pursuant to the provisions of 18 section 38 of the internal revenue code. 19 (b) Any taxpayer who is allowed a credit for qualified 20 expenditures incurred in the rehabilitation of property 21 pursuant to the provisions of section 39-30-105.6 shall not be 22 allowed the credit provided in paragraph (a) of this 23 subsection (1). 24 (2) (a) Except as otherwise provided in paragraph (b) of -2- 1 this subsection (2), the credit provided for in paragraph (a) 2 of subsection (1) of this section shall not exceed an 3 aggregate of fifty thousand dollars per qualified property or 4 an amount equal to twenty-five percent of the aggregate 5 qualified costs incurred per qualified property, whichever is 6 less. 7 (b) If any taxpayer is allowed a credit pursuant to the 8 provisions of section 38 of the internal revenue code for the 9 costs incurred in the rehabilitation of property, the credit 10 provided for in paragraph (a) of subsection (1) of this 11 section shall be determined pursuant to the provisions of 12 section 39-22-507.5 (1) (b). 13 (3) (a) Except as otherwise provided in paragraph (b) of 14 this subsection (3), in order for any taxpayer to qualify for 15 the credit provided for in paragraph (a) of subsection (1) of 16 this section, the taxpayer shall: 17 (I) Prior to the commencement of any restoration, 18 rehabilitation, or preservation of any qualified property, 19 submit a fee of two hundred fifty dollars, the plans and 20 specifications for such proposed restoration, rehabilitation, 21 or preservation, and a signed agreement, if any, specified in 22 subsection (4) of this section to the appropriate reviewing 23 entity and receive preliminary approval, in writing, from said 24 reviewing entity stating that such proposed restoration, 25 rehabilitation, or preservation constitutes qualified 26 rehabilitation. For the purposes of this subparagraph (I), 27 any owners of qualified property and any qualified tenants -3- 1 leasing said qualified property who wish to qualify for the 2 credit provided for in paragraph (a) of subsection (1) of this 3 section for said qualified property may jointly submit the fee 4 and the plans and specifications, or such owners may submit 5 the fee, the plans and specifications, and a list of qualified 6 tenants leasing said qualified property. 7 (II) Except as otherwise provided in subsection (5) of 8 this section, complete the qualified rehabilitation of the 9 qualified property within a period of twenty-four months from 10 the date upon which preliminary approval was given pursuant to 11 the provisions of subparagraph (I) of this paragraph (a); 12 (III) Obtain a form from the reviewing entity verifying 13 compliance with the provisions of this subsection (3). If 14 more than one of the taxpayers have complied with the 15 provisions of this subsection (3) for the same qualified 16 property, the reviewing entity shallÂ·issue such verification 17 form to each such taxpayers and such verification form shall 18 specify the proportion of the amount of the tax credit allowed 19 to such taxpayer as determined pursuant to the provisions of 20 subsection (4) of this section. The reviewing entity shall 21 issue said verification form only upon the submittal of an 22 accounting of total qualified costs incurred in said qualified 23 rehabilitation and the names of the owners and qualified 24 tenants who incurred such qualified costs, the payment of a 25 fee in an amount determined pursuant to the provisions of 26 paragraph (a) of subsection (10) of this section, and the 27 making of the determination that such completed qualified -4- 1 rehabilitation: 2 (A) Conforms to the plans and specifications approved 3 pursuant to subparagraph (I) of this paragraph (a); 4 (B) Was completed within the appropriate period of time; 5 and 6 (C) Preserves and maintains those qualities of such 7 qualified property which made it eligible for inclusion 8 individually or as a contributing property in a district in 9 the state register of historic places or for designation as a 10 landmark or as a contributing property in a historic district 11 by a certified local government. 12 (IV) Submit the verification form obtained pursuant to 13 the provisions of subparagraph (III) of this paragraph (a) 14 with the income tax return being filed by the taxpayer for the 15 income tax year in which such qualified rehabilitation is 16 completed. 17 (b) The provisions of paragraph (a) of this subsection 18 (3) shall not apply to any taxpayer who is allowed a credit 19 for costs incurred in the rehabilitation of property pursuant 20 to the provisions of section 38 of the internal revenue code. 21 (4) When more than one taxpayer qualify for the tax 22 credit provided for in paragraph (a) of subsection (1) of this 23 section for the same qualified property, there shall be a 24 rebuttable presumption that the amount of the tax credit 25 allowed pursuant to the provisions of this section shall be 26 divided pro rata according to the number of such taxpayers. 27 Such presumption shall be rebutted only upon the filing of a -5- ... 1 binding agreement with the reviewing entity, as specified in 2 subparagraph (I) of paragraph (a) of subsection (3) of this 3 sections which is signed by all of the taxpayers who qualify 4 for said tax credit for the same qualified property and which 5 specifies the manner in which the amount of the tax credit 6 allowed is to be divided among such taxpayers. 7 (5) The reviewing entity may grant, upon request, a 8 one-time extension of the completion deadline specified in 9 subparagraph (II) of paragraph (a) of subsection (3) of this 10 section. Such extension shall be for a period not to exceed 11 twenty-four months and shall be granted only upon a showing of 12 good cause. 13 (6) (a) Except as otherwise provided in paragraph (b) of 14 this subsection (6), if the amount of the credit allowed 15 pursuant to the provisions of this section exceeds the amount 16 of income taxes otherwise due on the income of the taxpayer in 17 the income tax year for which the credit is being claimed, the 18 amount of the credit not used as an offset against income 19 taxes in said income tax year may be carried forward as a 20 credit against subsequent years' income tax liability for a 21 period not exceeding seven years and shall be applied first to 22 the earliest income tax years possible. Any amount of the 23 credit which is not used after said period shall not be 24 refundable to the taxpayer. 25 (b) Any taxpayer who has refunded an amount pursuant to 26 the provisions of subsection (7) of this section shall no 27 longer be eligible to carry forward any amount of the credit -6- 1 which had not been used as of the date such refund-is made. 2 (7) Notwithstanding any other law to the contrary, if 3 any taxpayer who is the owner of qualified property and who 4 has claimed the credit pursuant to the provisions of this 5 section sells such qualified property within five years of the 6 completion of the qualified rehabilitation or if any taxpayer 7 who is a qualified tenant leasing qualified property and who 8 has claimed the credit pursuant to the provisions of this 9 section terminates the lease of such qualified property within 10 five years of the completion of the qualified rehabilitation, 11 the taxpayer shall refund the amount of the credit which has 12 been used to offset income taxes which exceeds the following 13 amounts: 14 (a) Within the first year, an amount equal to zero 15 percent of the amount of the credit allowed; 16 (b) Within the second year, an amount equal to twenty 17 percent of the amount of the credit allowed; 18 (c) Within the third year, an amount equal to forty 19 percent of the amount of the credit allowed; 20 (d) Within the fourth year, an amount equal to sixty 21 percent of the amount of the credit allowed; 22 (e) Within the fifth year, an amount equal to eighty 23 percent of the amount of the credit allowed. 24 (8) Within eight months after the effective date of this 25 section, the state historical society shall create appropriate 26 forms and shall establish and promulgate criteria and Â· 27 procedures by which the restoration, rehabilitation, and -7- 1 preservation of qualified properties shall be determined to be 2 qualified rehabilitation for the purposes of the credit 3 provided for in paragraph (a) of subsection (1) of this 4 section. 5 (9) (a) Prior to January 1, 1991, and annually 6 thereafter, each certified local government shall adopt a 7 resolution stating whether such certified local government 8 will act as a reviewing entity for the purposes of subsection 9 (3) of this section during the following twelve months. A 10 copy of such resolution shall be sent to the state historic 11 preservation officer prior to January 1 of each year. 12 (b) Any certified local government which has decided to 13 act as a reviewing entity for any given year for the purposes 14 of subsection (3) of this section shall be required to perform 15 all duties and responsibilities pursuant to said subsection 16 (3) for all qualified rehabilitations which received 17 preliminary approval from said reviewing entity during such 18 year. 19 (10) (a) The amount of the fee required to be paid 20 pursuant to the provisions of subparagraph (III) of paragraph 21 (a) of subsection (3) of this section shall be an amount equal 22 to the appropriate amount determined pursuant to the following 23 schedule minus the two-hundred-fifty-dollar fee paid pursuant 24 to subparagraph (I) of paragraph (a) of subsection (3) of this 25 section: 26 Amount of qualified Amount of -8- 1 costs incurred fee 2 $2,500 up to and including $15,000 $250 3 Over $15,000 up to and including $50,000 $500 4 Over $50,000 up to and including $100,000 $750 5 Over $100,000 $1,000 6 (b) (I) Any certified local government which has decided 7 to act as a reviewing entity for the purposes of subsection 8 (3) of this section shall create a preservation fund. All 9 fees collected pursuant to the provisions of subparagraphs (I) 10 and (III) of paragraph (a) of subsection (3) of this section 11 by a certified local government shall be credited to the 12 preservation fund of such certified local government. The 13 moneys in such fund shall be used for expenditures of such 14 certified government incurred in the performance of its duties 15 pursuant to the provisions of this section. 16 (II) All fees collected pursuant to the provisions of 17 subparagraphs (I) and (III) of paragraph (a) of subsection (3) 18 of this section by the state.historic preservation officer 19 shall be transmitted to the state treasurer, who shall credit 20 said fees to the state historic preservation fund, which fund 21 is hereby created. The moneys in the state historic 22 preservation fund shall be subject to annual appropriation by 23 the general assembly to the state historical society for 24 expenditures of the state historic preservation officer and 25 the state historical society incurred in the performance of 26 their duties pursuant to the provisions of this section and -9- 1 for expenditures incurred in the administration and general 2 operations of the state historical society. 3 (11) As used in this section, unless the context 4 otherwise requires: 5 (a) "Certified local government" means any local 6 government certified by the state historic preservation 7 officer pursuant to the provisions of 16 U.S.C. sec. 470a (c) 8 (1), as amended. 9 (b) "Contributing property" means property which by 10 locations design, setting, materials, workmanship, feeling, 11 and association adds to Â·the sense of time, place, and 12 historical development of a historic district. 13 (c) "Designated" means established by local preservation 14 ordinance. 15 (d) "Property" means a building or structure or a unit 16 of a multi-unit building where such units are individually 17 owned. 18 (e) "Qualified costs" means costs associated with the 19 qualified rehabilitation of a qualified property. "Qualified 20 costs" includes, but is not limited to, costs associated with 21 demolition, carpentry, sheetrock, plaster, painting, ceilings, 22 fixtures, doors and windows, fire sprinkler systems, roofing 23 and flashing, exterior repair, cleaning, tuckpointing, and 24 cleanup. "Qualified costs" does not include costs, commonly 25 referred to as soft costs, which include, but are not limited 26 to, costs associated with appraisals; architectural, 27 engineering, and interior design fees; legal, accounting, and -10- 1 realtor fees; loan fees; sales and marketing; closing; 2 building permit, use, and inspection fees; bids; insurance; 3 project signs and phones; temporary power; bid bonds; copying; 4 and rent loss during construction. "Qualified costs" also 5 does not include, but shall not be limited to, costs 6 associated with acquisition; interior furnishings; new 7 additions except as may be required to comply with building 8 and safety codes; excavation; grading; paving; landscaping; 9 repairs to outbuildings which are associated with a qualified 10 property and which are less than fifty years old; and repairs 11 to additions made to a qualified property after such property 12 was included individually or as a contributing property in a 13 district in the state register of historic places or was 14 designated as a landmark or as a contributing property in a 15 historic district by a certified local government. 16 (f) "Qualified property" means property which is: 17 (I) Listed individually or as a contributing property in 18 a district on the state register of historic properties 19 pursuant to the provisions of article 80.1 of title 24, 20 C.R.S.; 21 (II) Designated as a landmark by a certified local 22 government; or 23 (III) Listed as a contributing property within a 24 designated historic district of a-certified local government. 25 (g) "Qualified rehabilitation" means any exterior 26 improvements, structural improvements, mechanical 27 improvements, plumbing improvements, or electrical -11- 1 improvements undertaken to restore, rehabilitate, or preserve 2 the historic character of a qualified property which meets the 3 standards of rehabilitation of the United States secretary of 4 the interior as adopted by the state historic preservation 5 officer and certified local governments pursuant to federal 6 law. As used in this paragraph (g), "exterior improvements" 7 includes, but is not limited to, improvements made to the 8 exterior of the qualified property and to the exterior of any 9 historic outbuildings which are associated with the qualified 10 property and which are fifty or more years old. "Exterior 11 improvements" does not include enlargements, additions, 12 landscaping, paving, and site work. 13 (h) "Qualified tenant" means a taxpayer who holds a 14 lease of five years or longer on qualified property or a 15 portion of such qualified property. 16 (i) 1.'Reviewing entity" means: 17 (I) A certified local government which has decided 18 pursuant to the provisions of paragraph (a) of subsection (9) 19 of this section to perform the duties specified in 20 subparagraph (I) of paragraph (a) of subsection (3) of this 21 section; or 22 (II) The state historic preservation officer when such 23 qualified property either is not located within the 24 jurisdiction of any certified local government or is located 25 within the jurisdiction of any certified local government who 26 has decided pursuant to the provisions of paragraph (a) of 27 subsection (9) of this section not to perform the duties -12- 1 specified in subparagraph (I) of paragraph (a) of subsection 2 (3) of this section. 3 (j) "State historic preservation officer" means the 4 person designated and appointed pursuant to the provisions of 5 16 U.S.C. sec. 470a (b) (1) (A), as amended. 6 (k) "Taxpayer" means: 7 (I) A resident individual; or 8 (II) A domestic or foreign corporation subject to the 9 provisions of part 3 of this article. 10 SECTION 2. Appropriation. In addition to any other 11 appropriation, there is hereby appropriated, out of any moneys 12 in the state historic preservation fund created pursuant to 13 section 39-22-514 (10) (b) (II), Colorado Revised Statutes, 14 not otherwise appropriated, to the department of higher 15 education for allocation to the state historical society, for 16 the fiscal year beginning July 1, 1990, the sum of 17 dollars ($ ), or so much thereof as may be necessary, 18 for the implementation of this act. 19 SECTION 3. Safety clause. The general assembly hereby 20 finds, determines, and declares that this act is necessary 21 for the immediate preservation of the public peace, health, 22 and safety. -13- Historic Preservation Committee Minutes of January 24, 1990 940 MATCHLESS DRIVE-FINAL DEVELOPMENT .... 1 127 E. HALLAM STREET .................... 3 624 E. HOPKINS DEMOLITION AND REDEVELOPMENT REQUEST FOR APPROVAL OF VESTED RIGHTS .... 4 7