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Home My WebLink Aboutagenda.hpc.198802231 â€¢ e. #r. -1. AGENDA HISTORIC PRESERVATION COMMITTEE February 23, 1988 - Tuesday 2:30 P.M. City Council Chambers 1st Floor City Hall REGULAR MEETING 2:30 I. Roll Call II. Minutes of February 9, 1988-Cle, Il- 14) (94 III. Committee Member and Staff Comments IV. Public Comments ( V. Monitoring of Projects VI. OLD BUSINESS 2:40 A. Conceptual Development Review (Continued): 300 West Main Alterations and additions. Scott and Caroline McDonald VII. NEW BUSINESS 3:10 A. Minor Development Review: 513 W. Bleeker porch alterations and minor variations from prior approved renovation plans. Welton Anderson 3:25 B. Pre-application conference: 334 W. Hallam historic designation demolition of carriage house and portions of main house and new additions. Patricia Harris VIII. Adjourn 1 1 4 HPC MINUTES February 23, 1988 300 W. MAIN ALTERATIONS-CONCEPTUAL DEVELOPMENT REVIEW . .3 MINOR DEVELOPMENT-513 W. BLEEKER, BARNETT HOUSE-PORCH ALTERATIONS .......................12 334 W. HALLAM-PRE-APPLICATION, HISTORIC DESIGNATION AND DEMOLITION OF CARRIAGE HOUSE ..........15 1.- /Â» 11 'f .1/2 Â« INE..I- 7 7 20 A .=.- A 3> e-- O 40 . ? > ?9Â»_.,â€žL- *f -]r _11_K G_<1APâ‚¬rRAKE , Rouc~k SnÂ£.wu _/Unr,ve 6 R -_OED ER. -2 3_- 2,34 _r B 3* - '~ ./ a*,4.SAwN <*eM(E _ce__Lt, POCE_~me__T/ -Ad?ERS , CJ-/mk/NG=-2-4 4 __-2- WINbow_//2)60,2 _Te/Mi _Rou94 91*uu /"KG'7'161- 2 //7 f N AT, 1/ a oR___UDER. -Hz_R 4/ v.TA R -_+ 1 6RA-VEL: - 52- RÂ°- 7< i--6,65Â£Â«_ /*- /**Af -6 - Sky Z.&4,4-:--80 0 - '42,9 474-2--& - A Go vE_ 77Â«_*_____ Ave__ *4922 y /2/2__/720<7>OU pz//-/2~/'d/UÂ¢K--- _ 146t-_bep; JED . ___~ hil t) 42 â‚¬ cl, g *E _ -7- 4/?Al -TRANS LUCE:NT_67-/1-i A ), MATOf,NL ___ lu EATZEâ‚¬-ED C+/DigED__ 26~ of 02/6, 57i-?LAcnted __ __ _ _ _ -%-_ 1%]ATURAL -Fidist-f SEA-LER ) Pe>A 81/9*81/91-14â‚¬trr, AFTEA_WEATME/2/4)6 1--6-_MATCH _02/ 60~T-PucTUAE,__1 _ _ _ - 9-_ 0/=P - Luh ils__ 57>i:,U_,_ l.u,uDo Â£0~/2300,2 7->24-_- - - - >46 /:94'4- Fo /2 5/282Â·E/,fly 1-.u,bodwy. _ --_ __-- -_ -2 VI 2 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Steve Burstein, Planning Office RE: Continued Conceptual Development Review of 300 W. Main Alterations and Addition DATE: February 19, 1988 On February 9, 1988 HPC recommended historic landmark designation of 300 W. Main and gave conceptual development review approval for proposed alterations and new construction subject to the conditions that: 1. The applicant shall come back to HPC with further study and clarifications of: (a) the massing, generally found accep- , table, (b) softening of contemporary features of the addition, (c) elimination of the dominant character of the porch and steps on the south elevation, (d) consideration of extending the addition further east while pulling back the addition from the south, and (e) changing the roof pitches slightly; and 2. A sub-committee of the HPC consisting of Georgeann Waggaman, Charles Cunniffe and Zoe Compton Will meet with the applicant prior to the next meeting to generally discuss concepts of compatible architectural design that should be considered by the applicant for the addition. The sub-committee and applicant met early this week. Enclosed in this packet is the south elevation as amended to respond to the HPC's concerns. The east, west and south elevations, and a site and roof plan will be presented by the applicant at the February 19, 1988 meeting to show further design changes. The south elevation should help the Committee to evaluate the general direction the applicant is taking for the design. Of course, the remaining elevations must also be reviewed. Staff has not had the chance to review the proposal as amended and has no further comments at this time. We anticipate that the February 23 meeting will work somewhat as a "work session" to air the new design and to give the Committee an opportunity to comment on its development. Please bring your packet from February 9, 1988 meeting as there is useful information in the staff memorandum and the applicant's first submittal. sb.30Ow.main.2 Â® 0 GRIGINA.L STRUCTURE 4 ADDIT/0 U $- CORMER - -1,412-1-t--- ' -4~ 1 I F 1 4 li ~924 - EL 4 211 6 11 1!!3 21.li~ I ~ '~1Ary*1*t ! 1 ate.. Ar i , 1 6! . iii : . 1 1 :1 11 , 1 4/ 1 : 1 : , IiI 26 j i!1 j i . 1 - i "I / A.' 1 l - 1 4 : 1 1 1 1 . 4-lf 1 U 9--1 . " 1.'' , 1_ :57 \ C :c< --- ._LL___,i'_9 , --- h 1,0 + 1 1, E- 17 Â· ~ E..v' --VSLE a #-9.-7 '2)02+ f FSâ‚¬13,1-,Â· rC 6 1 , aTE,40' COP :0'Â·f>' 1-..u>-ic_. *..~... .~i -ifcff~1NHEL.â€¢f *.. L== Â· 1 t rv-3 -*-41% 1 11 \ 1 1 1/- ji/~ 11 1 L I. i i -ji i , ---- =p---- 1 12. 4 ' - . . .450:09. 1 241.~UcÂ·, w-.t , .4---- M.116â€ž c.'<19Â·rh.6 11; i .: .,12-* i. 9 1... . i i, M 1. !. Hili lidi, A i !; -* 2--I 2 -I.ZE: I.- 1. . -- ' i. 3-2 3.3 I'T 1 , 4 ./. -"z_-_'_ -,1.=-4-2-1-12_.1 _ 0 , -1 i' 12 -=1 1 i; 9.1 ..HOrrlt- 2:LE>/A-TION ,. . . \VE-9 &Arne.1-1 4'(1Jitena,5/3 W. 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O/Me'rE- 1Â«Am) #6- 1% twpreg- 119-5 99' Reat RtisH j *i r 4 - VII 8 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Steve Burstein, Planning Office RE: Pre-application Conference on 334 W. Hallam Street DATE: February 19, 1988 APPLICANT'S REQUEST: The owner of the house at 334 W. Hallam, Marta Chaikovska, is requesting HPC to recommend in favor of historic landmark designation, grant permission to demolish the carriage house, and grant permission to replace the carriage house with a new two story structure similar in size containing a garage and dwelling unit. The northern portion of the main house would be demolished and replaced with a new addition. A green- house would be attached to the east side of the existing house. PURPOSE OF PRE-APPLICATION CONFERENCE: The purpose of a pre- application meeting with the HPC is to introduce the project and identify issues associated with the proposal. This informal meeting allows HPC members to express inclinations on how to deal , with certain issues or problems, but it is not intended to supplant the formal review process or to necessarily be com- prehensive. A formal public hearing has been noticed and scheduled for HPC's next meeting of March 8, 1988. ISSUES: The Planning Office has not yet completed its review of the proposal. We have identified the following issues which we believe to be critical to the review of the project: 1. Do the main house and carriage house at 334 W. Hallam Street possess historic and architectural significance, and/or con- tribute to the historic character of the neighborhood and community to warrant historic landmark designation? A National Register nomination form was prepared for this property, known as the Eugene Wilder House, by Barbara Norgren in 1986. The house was determined to be eligible for National Register nomination; however, the current owner did not choose to have it listed. 2. From records noted in the National Register nomination form, it appears that the carriage house is original. It has been moved to the southeast from its original position in the northwest corner of the property. Is the carriage house a significant historic structure, such that its loss will diminish the historic importance of the property? . 3. Should the owner be encouraged to save and rehabilitate the 1 existing carriage house, as the most appropriate historic preservation treatment of the property? 4. Can the carriage house be practically rehabilitated or moved? 5. Does the proposed replacement of the carriage house mitigate to the extent practical the impact of loosing the carriage house? Are the architectural style, bulk, massing, height, roof type, fenestration and materials of this new structure compatible with the existing house and with the neighborhood? 6. Is the proposed location of the structure replacing the carriage house more compatible with the property than would be placement within the sideyard and rearyard setbacks? Do the streetscape patterns of setbacks, spacing, and orientation of structures make the proposed location most appropriate? 7. Are the portions of the main house to be demolished original construction or old additions that have historic and architec- tural significance? Should the applicant be encouraged to save and rehabilitate those portions of the house rather than . undertake the partial demolition? 8. Are the architectural style, bulk, massing, height, roof types, fenestration and materials of the proposed new additions compatible with the original structure and with the neighborhood? 9. Will any significant vegetation, which contributes to the historic character of the property, be removed because of the proposed construction? 10. Are the form, bulk, massing, and location of the proposed greenhouse appropriate and compatible? What demolition of original materials results from the greenhouse attachment and is this partial demolition appropriate? 11. Will the applicant be doing anything that can undermine the structural stability of the original house? 12. Will the original house, particularly the south and west elevations visible from Hallam and Third Streets, be carefully restored, with no unnecessary loss of significant historic materials? sb.334w.hallam 2 APPLICATION FOR HISTORIC PRESERVAT ION COMMITTE E REVIEW , 5 A. Name of Applicant: Marta Chaikovska and Frank E. Peters B. Authorization by owner for Representative to Submit Appli- cation: See attached. C. Name and Location of Property: 334 West Hallam Avenue, Block 42, Lots K, L and M. D. Description of Proposal: See attached letter. E. List elevation plans, site plan, detail drawings, historic photographs, current photographs, etc. which are being submitted with this application: Site Plan. survey. existing floor plans, existing elevations, proposed elevations, historic inventories (National and 'City of Aspen), photo of property, Sandborne Map, structural observation. F. Building Materials: To match existing: wood shingle roof, narrow clapboard siding, corner boards. G. Colors: To match existing. H. Illumination: N/A I. Signage: N/A J. Effect of the proposal on the original design and architectural elements: See attached letter for specifics. K. Identify encroachment licenses or other City approvals needed by applicant: P&Z approval of designation:_Cit-y Council approval of designation; P&Z approval of setback encroachments on the designated property. CV 'Il 3 1 7 1 7.* 4 1/ t- - !9 F 11 :~'9064; 605 EAST MAIN STREET ASPEN,COLORADO 81611 TEL: (303) 925-4755 February 12, 1988 Mr. Steve Burstein Planning Office City of Aspen 130 South Galena Street I. Mspen, Colorado 81611 Dear Steve: This package is presented to you with information that you will need for the following: Informal presentation to the HPC on February 23, 1988 for a preliminary review of our proposal. Formal presentation to the HPC on March 8, 1988 for a review of our proposal. Pursuant to our telephone conversation on February 4, 1988, I think you will find everything you need to prepare Â·for bo-th meetings and to get this published for Public Notice fifteen days prior to the March 8th meeting. This is a re-submittal of the package I gave you on January 29th, including the survey of the site, existing plans and elevations, a new Application for Historic Preservation Committee review. and a letter outlining our proposal. Please put this package with our previous submittal paperwork. If you have any problems with this package, please call me. A44~4e Patricia Harris Project Manager PH:dem Enclosures . 1 I Â· ha i. C: . * ir :4-4 i 605 EAST MAIN STREET ASPEN, COLORAD081611 TEL: (303) 925-4755 4 '. .1 C) 1.DC) Â£ 12 1., 1 :-1. ct + F J. 0 4 Mr. Steve Burstein 13 lanni' no Office, City of Aspen 130 South Galena Street Aspen, Colorado W.611 C) 1 Re: Hiscoric Designation and Conceptual Plan Approval 334 West Hallam Avenup Block 42, Lots K, L and M City of Aspen Wear breve: With respect to the letter I wave you on February 12, 19885 ana pursuant to your teiephone request on February 15, 1988, I enclose the following briet summation: Our proposal is as follows: 1. Obtain historic desionation for the property. L. a. Demolish portions of the main house shown on our Enclosed plans. 1.e.. those portions that were additions to the main "L-shaped" plan of 'the historic structure. Magicallv thi - inell.ide s that part of tne building north of the main nornn-south gaole, and north of the east-west cross -clarj,. e. b. Demolith the carriage house. 3. a. Obtain amoroval for our conceptual development. We are proposing an add it ion to the north sl of the house which we feel is more compatible with the structure. Fhis will also increaae toe mize of the house (see enclose Â¢ ta [) ie -' Ln- square 't i.:, crca cle involved) . We will restore the house by replacing siding (to mateo) where neededâ€ž Ana .... repiacing anotor refurbishing those portion. av the crim and detail as neededâ€ž - 1 A 4 4. 'f t -wa 17, 7 0, ra Mr. Steve R,trqtpin 1 1 I . .4 - )/. -- = ,-- 12 8 1-- l.l a. r y 1 0 2 i '., L,, '1 1090 Page two b. Obtain approval for a conceptual development plan of Kne carriage house. This plan incorporates both a garage and dwelling unit with exterior to match the materials and architectural style of the proposed designat historic structure. Enclosea with this letter is a cable outlining the square Footage involved, along with our setback requirements and Bincerelvq ' 31 Q,/-4 . 4-41 A A 94 vYC/~>4/1 4 41 1 'atricia Harris 'roject Manager DH:dem inc -l CD E L.l ras 1/" r M./. I. f h, r 1/14Â» /-4 . 91 14 5 6.4 fâ€¢i 605 EAST MAIN STREET ASPEN, COLORADO 81611 TEL: (303) 925-4755 SITE, AREA & BULK CHARACTERISTICS: ZONING R-6 Lot Area: 9,000 S.F. Existing House Eloor Area: 2,907.6 S.F. pronosed Addition rloor Area: lq662.4 S.F. Proposed Total House Floor Area: 4,570 S.F. Maximum Allowed Floor Area: Â£1 C 0171 (12 C . EX .L <5 Cl ng Carriage House Floor Area: 1,144 hi.1-â€ž Proposed Larriage House Floor Area: 1,137 S.F. Proposed barage Area: 260 5.1-. Maximum Allowed Area: 500 S.F. 0 (.491-71 4-i- - Existing Site Coverage: Allowable Site Coverage: 2.700 S.k. (30%) Proposed Site Coverage: Â£ , 00Â·. b . 1- . i 21:3 4, PROPOSED DESIGNATED HISTORIC STRUCTURE: Fotal Pront-Rear Setbacks Proposed: 45 Feet Minimum Allowed Front-Rear Setbacks: 30 reet lotal Side Yards Proposed: XI. El 1-eet Minimum Allowed Total Sioe Yaras: 25 Feet PROPOSED CARRIAGE HOUSE DEVELOPMENT: Fotal Front-Rear jetbacks proposed: Fee = Minimum Allowed Front-Rear Setbacks: 30 Feet Total Side Yards Proposed: 11 Feet Minimum A,Lowed lotal Side Yards: 20 Feet 10'-0" Distance between W 1, L. 1 1 1.1 .1. ! I g '- With rogard to the encroachment in the Alley and on Third Street. we are utill ing the Variance Setback allowed with the (Proposech , v -gloric Desi---49- 1.1 ! 1 -:cl L .t. LJ 1 1 . 1/ Al. 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This drawing shows general conformance with "Exhibit 4" except that an elbow duct comes off the farthest east swamp cooler (closest to Mill Street) in an arrangement not , approved by HPC. The swamp cooler relocations and new duet work have been ac- complished, so HPC members can observe the results and determine if this variation is acceptable to you. Staff will ask HPC during staff comments whether you want to bring this matter as a new item on the agenda. The applicant has been notified of our approach. Roof-top restaurant mechanical equipment was anticipated at the December 22 meeting. John Cottle informed me that the design and location of this equipment has not been finalized. 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