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Home My WebLink Aboutagenda.hpc.19960124AGENDA ASPEN HISTORIC PRESERVATION COMMISSION JANUARY 24, 1996 REGULAR MEETING CITY HALL BASEMENT 5:00 I. Roll call and approval of January 2nd and January 10th minutes. II. Co]~m~ssioner and Staff Comments CE (5- O'-el-Q*~00- Â¥* III. Public Comments 5:15 IV. OLD BUSINESS 5:45 04 k,/ 1 6.*3â‚¬Ld y. O '9164 4 /*-ti- A. 918 E. Cooper Avenue -/4 *er.- - M i C @ 4' <L, 0 )C B. 712 W. Francis Street - Partial Demolition 6:15 V. NEW BUSINESS ~&,4 A q 1 A. City Attorney's discussion on HPC procedures 15 â‚¬43;c:Aj 9 J . 7:00 VI. Adjourn j 0 HPC PROJECT MONITORING HPC Member Name Proiect Donnelley Erdman The Meadows Collins Block/Alley 624 E. Hopkins (CD:3-8-95) 220 W. Main- European Flower 930 King Street- Cunningham 330 Gillespie 426 E. Main - Galena Plaza Jake Vickery The Meadows 130 S. Galena- City Hall 520 Walnut- Greenwood 205 W. Main- Chisolm 610 W. Hallam- Iglehart Leslie Holst Holden/Marolt Aspen Historic Trust 303 E. Main- Kuhn 930 King- Cunningham 939 E. Cooper- Langley Entrance to Aspen Roger Moyer 409 E. Hopkins Holden/Marolt 303 E. Main- Kuhn 420 E. Main 107 Juan Martha Madsen 132 W. Main- Asia 435 W. Main-L'Auberge 706 W. Main (CD:4-27-94) 702 W. Main- Stapleton 525 W. Hallam Wyckoff Linda Smisek 229 W. Hallam- Pinnington 316 E. Hopkins- Howling Wolf 939 E. Cooper- Langley 801 E. Hyman- Elmore Sven Alstrom 624 E. Hopkins 4-12-95 Barn and historic house approved final Susan Doddington Melanie Roshko MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 918 E. Cooper Avenue- Final DATE: January 24,1996 SUMMARY: The applicant requests HPC final approval to demolish an addition to the existing house, to demolish one outbuilding and to allow one to be relocated from the site, to relocate the existing house and barn, to make an addition to the remaining minefs cottage, and to construct a new unit on the parcel. Historic Landmark designation has been approved by HPC. Ordinance #30 review has been completed for Parcel 2, but must still be completed for Parcel 1 (the all new duplex to the east). APPLICANT: John Davis. Mark Ward is the architect. LOCATION: 918 E. Cooper Avenue, Parcel 2 of the Phillips/Gordon Lot Split, aka Lots O and P, Block 35, East Aspen Addition to the Townsite of Aspen. FINAL DEVELOPMENT REVIEW Section 7=601(D). Development in the "H," Historic Overlay District, and all development involving historic landmarks. No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the HPC finds that all of the following standards are met: 1. Standard: The proposed development is compatible in general design, massing and volume, scale, and site plan with the 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 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 by up to 500 sq.ft. or the allowed site coverage by up to 5%, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the 1 Cottage Infill Program for detached accessory dwelling units, pursuant to section 5-510(B)(2). Response: This project received Conceptual approval, with conditions, on December 13, 1995. Attached are the final drawings for Parcel 2 (the historic landmark) and the applicant's response to the conditions of approval. Staff finds conditions 2, 5,7, 9,10, and 11 are met. In regard to condition 1, plans have been supplied for a mass and scale review of the new adjacent duplex. Staff finds that this structure needs modification in order to comply with Ordinance #30 (required for all residential development in Aspen), namely the large window on the east and west elevation, which violates the volume standard. In addition, staff is concerned with the location of the front door so far back from the street and the absence of an open porch element. A complete application for Ordinance #30 review should be submitted to the Community Development Department, which can then be reviewed in detail by staff. HPC may make comments regarding mass and scale issues at this meeting, or may wish to review the proposal again after confirmation on Ordinanace #30. Condition 2 has been met by indications on the drawings of areas where materials will be salvaged. Staff also recommends that staff and monitor be kept in close contact with the applicant during the progression of the project to examine what materials are uncovered beneath the aluminum siding. There may be trim materials or evidence of detailing which has been removed that should s be replaced. Staff finds the canopy element over the door generally acceptable, however the arched form is somewhat heavy as drawn compared to other trim dimensions on the building. This element should be made to be thinner. Staff recommends that the applicant place an ad in the newspaper offering the shed for relocation. If this is not successful, the building should be photographed and disassembled. If no use can be found for it, the materials may be salvaged. There is no city owned location to store the shed. The bond must be submitted prior to building permit application. With the resolution of these issues, staff recommends final approval. As a note, the applicant's representation that 3% of the existing house is to be demolished is not accurate. The.correct percentage of the rear lean to in relation to the whole structure Eihould be recalculated and supplied to HPC. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 2 Response: A number of surrounding projects have been substantially out of scale and character with the historic resources which still exist in this area. The proposed development is more respectful of the historic resource and to maintaining a pedestrian scale for the neighborhood. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: There is minimal demolition proposed to the historic structures. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: The architectural character of the structure and its prominence along the streetscape will not be diminished. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Development application as submitted. â€¢ Approve the Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: "1 move to grant final approval with the following conditions: 1. Mandatory mass and scale review for lots M and N, after which these lots will be removed from the historic inventory. Confirm that this project meets Ordinance #30 by submitting a complete application. 2. Keep staff and monitor updated and the condition of materials exposed underneath the aluminum siding. Staff and monitor will work with the , applicant to determine what can be salvaged. j 3. Redllce the dimension of the arched element in the entry canopy. Abc Â»u-Le=/ Llkt ver 1,4-01 9 5-met 4. The applicant shall place an ad in the newspaper offering the shed to be removed by anyone who would like to preserve it. If no one is found, the 3 shed can be photographed and dismantled for use elsewhere or for salvage. 5. Secure a bond to ensure the relocation of the structures (amount to be set by HPC at final) prior to submitting for building permit. 6. An HPC monitor must be assigned to the project. 7. Correct the representation of the amount of demolition proposed. 3161.~ 0- a_)7 pil._.au< 4 ri-/ ADDITIONAL COMMENTS: 9 j 6(3214 7 9 f 0- rj tr_ p. vt---Â«-tF E-'.Ciflu.7/ 1\ 3--0-74% 4-- 4-CM_~iÂ« b 6Â»--1 - 3 0 -1 3 lo-U_Â£Lk.3 (.PLan- /1 9 - 1'11 (-cli<LÂ«-L 1LL<XyÂ·~uk_- 10 ) 27 6 Â«,1- 2-7 tt-Â« 'tvt- Rt 0--trokÂ«' AECZE*e ,7 4 1 IAND USE APPIICATICN NEM 1) Project: Name 918 East Cooper Avenue - 2) Pmject location 918 East Cooper Avenue, Blocl III. Lots M, N, 0, P, Pitkin County.- Aspen. Colorado (indicate street address, lot & block nmber/, legal descciptirn where apprcpriate) 3) Preserrt Zoning HMF 4) Iot Size 120' x 100' 5) Applicarrt's Name, Address & Fhone # John Davis, P.O. Box 966 Basalt, Colorado 81621 (303) 927-9700 6) Represerrtativels Name, Address & Ehone # Mark Ward, Architect 2945 Center Green Court, Suite A, Boulder, CO 80301 (303) 442-1201 7) Type of Application (please check all that aEply): conditional Use _ Conceptual SPA 21 0003*11al Historic Dev. Special Review .-' Final Sa X Final Historic Dev. 8040 Greenline Conceptual POD Minor Historic: Dev. Stzeam Margin Final PUD Hist=ic Demolition . Mantain View Plane _ Slbdivision -ill--0 Historic Designaticn Corxhainiumization _ Text/Map Amerxament QQS Allotment Int Split/Int Iine. aiDs inn Adjustmerit 8) Descripticn of Existing Uses (amber and type of existingÂ· stcuctures; appmodnate sq. ft. 1 ' rimber of bedrooms; arar Previc= aipprovals ganted â‚¬0 the pmpertY) - . Existing four detached buildings, two residential, two storage, approximately two bedrooms total, previous HPC conceptual approval with conditions. 9) Description of Develop=It Application 1/4" scale floor Dlans and elevations of Units M. N. 0 and'P. relocation plan, site plan. . 4 j 10) Have you attached the following? X Response to Attachmefit 2. Mininx= SJbmission Coatents Response to AttadmWIt 3, Specific Submission Corrtents Response to Attad merit: 4, Review Standards; for Your Application llllllI1 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: John Davisi Address: P.O. Box 966 Basalt, Co. 1 . Zone district: R/MF Lot size: . (6,004 S. F i Total)/ 1/2= 3i,002- Lot 2 Existing FAR 1,499 Totall Allowable FAR: 3.240 + 300 Bonus k 3540 ' Proposed FAR: 3,540 1 Existing net leasable (commercial): :Non p i Proposed net leasable (commercial): 'None ! Existing % of sRe coverage: ILot 2: I 19 % !Lot 2: ~ 63 % Proposed % of site coverage: Existing % of open space: ELot 2: i 81 % 1 Proposed-% of open space: iLot 2: 36 % : Existing maximum height Princinal blda: 19' Accesorv blda: 15 ' Propcsed max. height: Princioal bldg: 30'@ peakAecessorv bldg:NA . Proposed % of demolition: --~:37Ez~~ Ollk-Lk~ f~L~A~ f j - .AU~ Existimg number of bedrooms: approx. 2 Proposed number of bedrooms: 3 above grade Â· Existing on-site parking spaces: 1: . On-site parking spaces required: 4, Cpossibly 5- per. 'P' ;and 'Z') i : Setbacks . 1 Existing: Minimum required: . Propoded: o ip Front: 10' Front: 10' Front :10' :1 n' Rear: 10' Rear: 10' Rear: ' 10' 51 Combined Combined Combined i Fronurear: 20' Fronurean 20' Front/rean 04 15' Side: Side: 5 ' Side:.. 5 'i 3 ' Side: Side: 5 ' Side: t Combined Combined Combihed ! Sides: Side#: 10' each unit Sides: 3 8 i Existing nonconformRies or encroachments:All existing buildings lare encroachin ! on provertv lines or over. Variations requested: TTn i r '0' ; 3' Ride YA r'71 -f harkfor~ area-wells. Unit 'P': 2' , 5' rear setback, l'/Iordideyard setbac on east side for historic structures, 1' combined siideyard setback. i (HPC has the ability to vary the following requirements: setbacks, distance betwebn buildings, FAR bonus of up to 500 sql site coverage variance up to 5%, height variation*nder the cottage infill program, parking waivers for residential uses in the R-6, R-15. RMF,Â·CC, and O zone districts) 1 ---------- 4'6" variance request for minimum distance between buildings on rear 30' of parcel. ' Ili~7 WAAD and ASSOCIATES ho ~~~I-/a Brehitioliure and planning 16: 918 Eet Cooper Avenue Thâ€¢ following is an overview of responses to conditions placed for final approval. 1. Enclosed ar, plans and elevations of Units M and N. the duplex unit which demonstrate mass and scale M Iequested. 2. The Dont yard setback on Unit P has been reswed to 10' as requested. I , Sce plans for preservation of exting historic building materials. 4. The canopy element over the Gont door on Unit P haa been re-deâ€¢Igned. 111e design now is opaintedmâ€¢alarch which gets botted totheexistinghistoric building. Itallows forptacement of, stmet addrea dimatly on the existing wall plane under the arch. A 300 5,1. ft. FAR bonus Is Bllowed. the plans r,flect this. 6. The existing shed will be dimammbled, and removed from the site and stored in the city for Atture use. A relocation plan for structures on site has been prepared. 8. A bond to imure *location of the structures will be obtaingd before submitting for final building Permit 9. HFC ham waived the requircment for a principle window on Unit P regarding ordinance #30, 10. HPC designates Lots O and P as historic finding standards B, D. and E Bre met. 11., HFC recommends partial demolition and on site relocation approval, the plans reflect this. 0848 0--r GrGen Court, Cul- A â€¢ lowk-, Colorado 90301 â€¢ 12021 44$1201 ' ' 4 ~i,Â».-1 7qm,1 :r,bl -1=7 1 :01 *73: TT nu i CÂ¢: -CfT -U-4 r L:t. WAROund ASSOCIATES he *IAWA *rohiteemure Ind plâ€¢nnIng . Jamwy 18,1996 '10 â‚¬ . Â· The existing RMF zoning allows for up to a 5.400 sq. ft. single family residence, 'Ille owner has chosen to , construct two smaller single family homes '1.1 . . l'he two,maller homes on Lots O and P are morc in keeping with the de,ired neighborhood ilize and scale. This al,O goes to the arcllitectural character which h more complimentary in scale to the existing historic structures which am incorporated into the design on Lot P. Lot O b similar in size and scale to Lot P and utilizes:imllar *whitectural detallinÂ¥, . 1 I . With two weik Ressions and additional input from the planning ataff, 1 feel we have addredised concerns in regards to scale und desi#i character. Th. pl- now repretent at 1/49 =le all representations made at the Conceptual review. Attached'arc written . re,ponses to conditiong placed at the time of conceptual approval. . , . : . . 1 . .. 4 , ... 4 . .. I ./ 0 , 0*48 Contir *IM Court, Gulte A O â€¢auldep, Colorado 80301 â€¢ 50023 449â€¢1001 Â·Â·Â·---"-90/FAA 79(7111 :014 -1=11 : 01 T et, : T T nw 1 42 . -PT-N+4 r ASPEN HISTORIC PRESERVATION COMMISSION DECEMBER 13, 1995 I personally feel this should be dropped. Donnelley: If you take your attitude to the logical conclusion it is the city's or county's responsibility to police everyone and no one who is an applicant or builder or developer is ever responsible to adhere to the building code or anything if they can get away. Melanie: I would like to suggest a letter go along with the motion stating how strongly we feel about this decision. 935 925 KING STREET Amy: The historic inventory refers to two historic houses on that property and Roger and I did an inspection and there is only one historic house on that property of any value and one historic barn. I am recommending that the parcel stay on the inventory by legal description but you give me diraction to revise it to show that the one structure should not be identified as one that we wish to preserve. MOTION: Roger moved that the one structure listed as a dubious date be removed from the inventory and that the two parcels and the listed historic structure and barn be retained at 935 and 925 King Street on the inventory as recommended by Staff; second by Melanie. All in favor, motion carries. 706 W. MAIN Amy: We granted final approval in October and we are recommending at the property owners request vested rights starting at the date of approval of this resolution Dec 13, 1995. MOTION: Roger moved that the HPC approve resolution 2, 1995 granting vested property rights to 706 W. Main for three years starting from the date of this resolution December 13, 1995; second by Les. All in favor, motion carries. Martha: When was his original application? Amy: 1993 was conceptual and he got one extension then final. Conceptual review expires after one year and once you have final you have 1 1/2 years for vested rights unless you request as Joe did for three years of vested rights. After that time he is subject to the code. 918 E. COOPER - LANDMARK - CONCEPTUAL - PH j Jake stepped down. Amy: We have done two worksessions and a site visit on this lA ASPEN HISTORIC PRESERVATION COMMISSION DECEMBER 13. 1995 1980 and lot P should have been included because it was the legal project. Lots M,N and 0 have been listed on the inventory since description of the parcel but it was not. In 1994 City Council approved a lot split which when through the historic house on this property and at that time I expressed my frustration with that because it is essentially forcing us to have the house relocated. It has to be corrected as the property line goes through it. Since that time there has been a code amendment so HPC has first review on all lot splits. Once I sAw the survey of the property and really began to look at this situation I determined that moving the house off that lot line in any direction would really be considered an off site relocation so I met with David Hoefer, Assistant City Attorney and we discussed it and determined that since the original fathering parcel has been on the inventory we would consider it as one site for this review. As a further ramification of that Lots M and N in theory are on the historic inventory. I believe we should request a mass and scale review of the development on Lots M and N and then have the property removed from the historic inventory. That is listed in the memo as a condition of approval. There are several things being requested, historic landmark and I am recommending that you approve that finding standards B, architectural importance; D, neighborhood character; and E, community character are met. For the conceptual development review,while from an ideal preservation perspective we are seeing somewhat of a significant development on this site but r the possibilities for it are much more greater. As a single family this house which is essentially is 520 sqft. could have an addition of 2700 sqft. on it or worse if it was developed as an RMF parcel and the FAR is one to one you could have the 500 sqft. building with 5,400 sqft. new. Looking at it from that understanding I feel the applicant has made a development decision that we should really support. Amy: I made a number of suggestions to the historic structure, relocating a deck and breaking up the development in general to : separate the historic building and the historic barn from the central addition and the applicant has new drawings to submit to you tonight which I do find have addressed that concern. In terms of the duplex unit at the previous worksession that the bothersome element to you from a streetscape perspective was the one story flat roofed addition to the front and they will address that: They have lowered the second story plate heights. They have requested a number of variances for setbacks and at this point still requesting a 300 sqft. FAR bonus. Partial demolition is recommended and the standards have been met for the onsite , relocation. The number one issue here is a small shed that was j identified on the first site visit as being of interest to the committee. It is apparently from the 19th century although I do not have much information on it. They had originally said the site was too constrained to keep it on the property and they-would like 13 ASPEN HISTORIC PRESERVATION COMMISSION DECEMBER 13, 1995 to have it relocated. The problem is that you would have to approve it as an off-site relocation and this maybe something that we would want to amend in the future. I feel it is onerous to make it so difficult when they are saving two structures on the property. Off site relocation requires a $1,000 application fee and standards which from our point of view were not meant to be met. It is a 170 sqft. building and I feel if they can keep it on the site that we should consider a FAR bonus for that. Compliance with Ordinance #30, they do not meet the standard for the principle window on the historic house End we would not want them to change the facade of the house to add one. I recommend you waive that. I would recommend approval of this project with conditions. Mark Ward, architect: The rear structure is now more visible from all sides. We have incorporated recommendations on the historic P unit and that was creating a deck element on the front to isolate the front historic unit and still maintaining a two to three foot separation to the rear unit with the low pitched roof. Roger recommended pulling unit P forward and we have done that. We have eliminated the stone. We have also lowered the plate on P so that they are compatible. Regarding the shed the physical constraints now are that the shed is 10 by 13 feet and there is not a spot left for that other than perhaps an area that was to be used as a double stack parking spot. We need three parking spots. On the shed we could be in trouble with the 35% open space issue. John Davis, contractor: We are still wishing to move it off site. Mark Ward: Regarding the front canopy we would really like to have it and do not feel it is offensive to the existing building. We will keep it simple. At final we will provide a relocation plan and provide a bond. Susan: Where did you say the shed could go? Mark Ward: Right now where the car port is we are allowing two cars to park and it is possible that we could shorten the car port and move the shed up but I am concerned about the constraints. Amy: If the shed were to be kept onsite and in the car port we would have to recommend to P&Z that they waive one parking spot. If you stick the shed in you are obscuring even more of the historic barn. The other solution was to put the shed on lots M & N as a garden shed and I do not know if they want to address that. As I said it is a problem to approve it, to go off site we have to find that it meets those standards. . , 1 J Donnelley: For clarification by moving the shed next to the garage it really becomes and appendage or something strange that no longer offers an historic justification of the two elements so- I feel we 14 ASPEN HISTORIC PRESERVATION COMMISSION DECEMBER 13. 1995 should not address that as a possible alternative. COMMITTEE CLARIFICATIONS Roger: In your recommendations do you feel the plate height has been addressed? Amy: Yes it has been met. They are meeting Ord. #30 which requires that they have a one story element there and it is in keeping with Lots M&N and I do not know why they have to have a gable on it and the stone columns have been taken away. Amy: On the conditions of approval I feel we still need to keep condition 1, mandatory mass and scale review for M & N; #3 more information for final about the preservation of existing materials. Number 9, 10, and 11 which deal with relocating the shed and then the bond and information we need for relocation. Amy: The conditions that I feel are still questionable are the canopy over the door and number #5. Jake: On Ordinance #30 can a bay or canopy project into the front yard setback or is the front yard setback measured from the face of the bay. Amy: You can only have an overhang go into the setback 18 inches. I am not sure if the applicant noted that he needed a setback. Mark Ward: You bring up a good point there because the small canopy is projecting. Roger: Have you thought about moving the shed to one of lots? Mark Ward: I have not had a lot of time to study this but my first initial look is that we are faced with the same situation where physically as designed right now there isn't a spot for a 10 by 13 shed. It is possible that we could reconfigure one of the M&N units. Chairman Donnelley Erdman opened the public hearing. No comments from the public. Chairman Donnelley Erdman closed the public hearing. Jake: On E. Cooper it has been my opinion that a 10 feet setback is a minimal setback and I would encourage you to increase that i setback. You might consider crowding jthe rear more toward the alley and increasing the front yard setback. Mark Ward: The reason we moved it forward was because it was a 15 ASPEN HISTORIC PRESERVATION COMMISSION DECEMBER 13, 1995 recommendation of Rogers that he wanted it moved two feet forward to be able to give it a break on the other unit. The building next door is ten feet also. Susan: Will you address the canopy in the front. Amy: I understand that it is necessary as a functional element and my only concern is having it appear to look original but they could do something to make it clearly new. Susan: It seems to me that they are trying to make it look like the older ones in town. Mark Ward: What you are telling me is to make sure it looks like it is new. Susan: The idea of the miners cottages was that they were so simple and flat faced and there aren't very many left like that. Donnelley: It may extend too far into the front yard setback and two there is very heavy appearing bracketing. If you want it to conform to our goals make it obvious that it is something added on in this period. Make it out of corrugated metal or a steel rod detailing, very simple so it is obvious that it is a tack on that is appropriate to the building but definitely cannot be confused with historic. Amy: My initial reaction was the same as Susan's that it was in character originally a very simple building. Susan: I realize it is important for the use of the front door. Melanie: I like the division and is the new deck space usable. Mark Ward: It is a six foot deck and can be used. Melanie: I also assume you will have the proper drainage on the deck as it seem like a dark area. Martha: I am OK with everything so far. Jake: Underneath every miners cottage was a simple box and then they were added onto whenever they could. In my mind it is the adjustments that give the historical structure its uniqueness and identity and tell the story. In the case of a canopy it can easily be taken off and is reversible. c 1 J Les: What are the variances requested? Amy: 300 of the 500 sqft. and if the shed stays I would suggest 16 ASPEN HISTORIC PRESERVATION COMMISSION DECEMBER 13, 1995 . that they get the bonus. Roger: I would give up an ambiguous shed for a mass and scale review over M & N. I would allow the canopy to remain as long as it is built so that it is not trying to copy what was original. I would allow the shed to be removed or taken down and stored for use somewhere else. All the windows and doors should be saved. Donnelley: It does not seem that the shed can be incorporated but it should be saved for another use. You still need the answer on the canopy. Part of the motion could be that the front yard setback can be restored to ten feet so that lot 0&P are on the same line. I believe the applicant thought that could be done by decreasing the rear yard setback. They would now be asking for an increase in the rear yard setback to become a five foot on the rear yard setback rather than a seven foot setback. MOTION: Roger moved that HPC grant conceptual approval at 918 E. Cooper with the following conditions: 1) Mandatory mass and scale review for lots M&N after which these lots will be removed from the historic inventory. 2) Restore the front yard setback so that the facade is consistent with the other houses on the block. r 3) Provide information on preservation of the existing historic materials for final review. 4) The Canopy element may be placed over the front door; however, the element should be constructed so that it would not be mistaken as historic. HPC allows the front setback variance of not more than 30 inches total for the canopy. 5) Variance are requested as listed on attachment 2 in the packet. The request for a 300 sqft. FAR bonus is granted. 6) Regarding the shed it should either be removed and relocated or if possible disassembled and stored on a site in the city for some future person to use. 7) Provide a relocation plan for the structures for final. 8) Secure a bond to ensure the relocation of the structures (amount to be set by HPC at final) prior to submitting for a building permit. j 9) HPC shall waive Ordinance #30 standard dealing with the principle window. . 11 ASPEN HISTORIC PRESERVATION COMMISSION DECEMBER 13. 1995 10) HPC recommends landmark designation of lots O and P finding that standards B, D, and E are met. 11) HPC recommends Conceptual, Partial Demolition and onsite relocation approval; second by Melanie. Les: As usual I have a serious problem granting FAR bonuses on any project. All in favor, motion carries. 820 E. COOPER RESPONSE TO CONDITIONS OF APPROVAL Amy: There were two issues on conceptual that are back for discussion and one is the lightwells in the front of the house and they are now to the side; however, the architect is showing a different proposal where the house will be elevated 36 inches and there will be windows in the foundation and an excavation down to 30 inches. There will be no fence required for it and plantings will be in front of it. This will, I assume require a waiver of Ord. #30. The other issue is the canopy over the door. Again I feel it important to save examples of very simple styles of architecture. The biggest protest I have about this particular element is that it is meant to be a porch that is glazed. Yes there are examples of porches glazed but I feel this is a very different element on a house. The glazing gives a strange reflection to it and seems like a very new element to the building so I feel we might want to consider a canopy similar to the one we just approved but I am not certain about the airlock entry which is basically what they are asking for. Donnelley: I don't see the porch on this drawing. Jake: The porch would have to return to the committee as a public hearing because it requires a setback. I would like to talk about it though. It turns out to be an important element to the owners of the property and the vestibule is an important element, an entry buffer from the noise and dust and activity on Cooper. It also acts as a transitional entry to this modest structure. Jake: Miner cottages start out basically as a box and then they start to tell a story. Going back to the Secretary of State Standards you will find in a sense that this is a rehabilitation and that they certainly allow changes of a structure to accommodate utility and current use. I also mention that this is an added element that requires very little demolition of the existing resource and pan easily bej rdversed. In my discussions with Amy maybe a canopy would work. This provides an enticement to the street of pedestrian scale. I would like the board to look at these issues and I refer to this house as the "house with no nose". 1.8 m 1. 1.",Â»911.*1 nA;4,- C.. " .. r + â€¢ 1Â·Ne" ,â€¢41 , , . , 1 :*~ 1 71%4...ad Â· .t U ..1 1.4-W,mt. 41~1'Â£'.t,Z. r:Affu.Q~Â£~St'/1*fÂ¢Râ‚¬R**f:;:Â·p,i':Â· (~ ,Â· ., ~ Â· , .. 1 1 .....L- .34 1 J ' 1 I . . . 1..#ap/.4& ~ '.' 4,44 . . , â€¢ 1 1 1.. - 'f?.~1.4..NÂ¥.V.A.,4.:,4-4~Â·.?'2. .... ' I + .. /'~':*9~; ' I. . 9 ..4 , â€¢ 130,1~5.3%21 : ; 4, "91,43441.1.,'tix:.~~~Â·, f, I 4 1,+14: , . 1. â€¢Â· r t â€¢ :i,Â· Pitif~ . Â·~ 11 :,~1,*{Q'friel:{:1;f:j~ ~.i ~~,~Â· I.,-" '~ ~ + i ~ . ,~ ..,~,, ,, ,, ..,.., iÂ·-:f.- fQ* 1 1- 11 6 1.(+14?1;'.2 '. ,- 1,â€¢r-Â· â€¢ I y. 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UppeR LUVEL-1101-0. 920Â· - 8.2 -1;1\ r--- --â€¢-1- 1 -1 1 1 :. _1.- - -1-,-[U -41-. .. L. . l l 1 1 .._i_L:. E~3-0/ -- LJ -- - -1 , U 43 --- ~__t__4 -- -4 3 93 & +- rn Â· --t -4-2&!915-OC)R =Lev, 11Â·- 24 - tf . .. - -7 1 T * MAIN LEVEL-10060" i . . FRONT ELEVATION 1 1/4" â€¢ 1'-0" SCALE: .r - .Â·, F Â· 'Â· ' Â· '-' -iL-Â¢4 ,50Â®L.SLAB '; Â· ~ : I , . ..1.:~. .....JiÂ·Â·~'.i ~.3.4- 4, â€¢FLOWE*%21&69*t-jed,.i@i I ..--. :0 ec 1Â»17 644 i MEMORANDUM ~ ~Uy,<, TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 712 W. Francis Street- Partial Demolition DATE: November 8, 1995 SUMMARY: The applicant requests HPC approval to demolish an outbuilding and an addition to the existing cottage. This house, the Edward Stimson house, was built around 1887-1890 and has few alterations. It is li*ted on the hist*ic inventory. APPLICANT: Lawrence Orbe, represented by Denis Cyrus. LOCATION: 712 W. Francis, 1/2 of Lot P and all of Lot Q, Block 15, City and Townsite of Aspen. PARTIAL DEMOLITION Section 7-602(C). Standards for review of partial demolition. No approval for partial demolition shall be granted unless the HPC finds that all of the following standards are met: (For the purposes of this sectiOn, Â«partial demolition" shall mean the razing of a portion of any structure on an inventoried parcel or the total razing of any structure on an inventoried parcel which does not contribute to the historic significance of that parcel.) Staff has classified review of the demolition of the outbuilding as a partial demolition because these standards give HPC enough review without requiring the applicant to undertake a full demolition review, including a $1,120 application fee and various econoÂ¢nic assessments. 1. The partial demolition is required for the renovation, resttration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. Response: The applicant is in a preliminary stage in terms of plans for an addition to the house. Because HPC must make certain findings Which relate to ' j 1 proposed new construction, Staff recommends that a final dgcision be postponed until the time that plans are prepared. At this point though, HPC should*be able 1 to give a strong indication of their intent to approve or deny fhe requested demolition. The outbuilding has begun to collapse at the northwest comer, affecting the integrity of the building. The applicant is concerned that it is a health and safety hazard. 2. The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: No Sanbome map is available for this site, however staff has attached a drawing of the house in 1896. The shed appears to be on the site, however may have originally been oriented north-south. The map does not show either the front porch or the rear porch on the house, but Staff's opinion is that both are either original or fairly early additions. The applicant represents that the rear porch is in extremely deteriorated condition. The attached drawings show that the porch will essentially be rebuilt in the proposed addition to the house, therefore HPC should work with the applicant to see what portions of it, if any can be salvaged. B. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Â£ Response: No response to this standard can be made at this time. The applicant will propose an addition and garage which appear to be compatible with the historic structure, however this finding cannot be made without more detailed drawings. COMPLIANCE WITH ORDINANCE #30 Staff evaluation: Ordinance #30 review cannot take place without more detailed plans, but if the applicant finds he cannot comply with any of the standards, HPC may waive them if appropriate. .. j ALTERNATIVES: The HPC may considen any of the following alternatives: â€¢ Approve the Development application as submitted. r â€¢ Approve the Development application with conditions te be met prior td issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Development approval finding that the application does not meet~ the Development Review Standards. ~ RECOMMENDATION AND RECOMMENDED MOTION: 1 move to table the application until such time that the applicant has furthered detailed plans of the proposed addition.:40Â«r AL / 334,2 4- 54,4..Apu. ty> CA.L.r' SLO.. CLF'#'CLA-<-- oL,vijinu_ Staff recommends HPC indicate that approval will be granted for demolition of the shed due to its deteriorated condition and ask for further study of the condition of the porch and the possibility of restoring it as part of the new addition. ADDITIONAL COMMENTS: 4 1 j ASPEN HISTORIC PRESERVATION COMMISSION NOVEMBER 8, 1995 ~Â·Â· Meeting was called to order by chairman Donnelley Erdman with Les Holst, Jake Vickery, Roger Moyer, Linda Smisek, Martha Madsen, Susan Dodington, Melanie Roschko and Sven Alstrom present. Sven and Susan were not seated. Amy: The State Historic Preservation Officer needed to sign off on the Independence Pass project and that was not done. The City Attorney is looking into the matter. Amy: Our next meeting is Nov.,29th. Don: We can have the XMAS party Dec. 15th at my house. It will be a pot luck. Amy: We need to add an agenda item 801 E. Hopkins. Some members did a site visit today. 712 W. FRANCIS - PARTIAL DEMOLITION Amy: This house is listed on the historic inventory and it was built around 1887 and there are very few alternations. The proposal before us to demolish the existing shed on the rear of the property which is from the 19th century appears to have been moved on the site or has a different orientation than originally. They also want to demolish a small wood shed that is close to the front of the house. There is a lean-to porch on the back of the house which is historic but not original to the house. They will work with that and open it up. You have been given a perspective drawing of the addition and we are required to make a few findings for instance impacts on the architectural character and integrity of the structure or structures located on the parcel are minimumized by designing new additions so that they are compatible in mass and scale with the historic structure. This drawing does not represent exactly what they are doing for us to be able to make that finding. I hope that the applicant will be willing to just work with us. At this point they are just looking for an indication of what sort of demolition we think will be acceptable in general. They also need ordinance #30 review, the city's new design guidelines. I am recommending tabling the application until they have further detailed plans. The shed is a fantastic building although it is deteriorating. It would be a loss to see it go. Possibly it could be relocated to another site although it is nice to keep a building in its original location. Denis Gyrus represented the applicant: We wish to demoliph the shed because of its deteriorating condition to the extent that Mr. Orbe' s insurance carrier has asked that it be demolished for health and safety reasons. The sketches are totally preliminary and were existing. The tool shed at the back property line is in the presented to me by Mr. Orbe. I do have a site plan of what is ASPEN HISTORIC PRESERVATION COMMISSION ~ NOVEMBER 8, 1995 setbacks and it is in extremely deteriorating condition. We feel it is not part of the significant historical phrt of this parcel. It is the old out house and falling into its own pit. I'~ am not sure what is salvageable and it has no foundation and no salvageable floor. The roof is structurally 4nsound and unsafe. We would just like to remove it. As far as addressing the' future intent we aren' t there yet. We have proposed initially is r'enovate the existing house internally and that would include the renovation I guess or rather a rebuild of the porch on th* back of the house which is also in deteriorating condition. I am not sure what other than possibly the roof that we can even save from it6 The foundation is deteriorating and our inspection indicates that it is not part of the original foundation and it is in bad shape. The footings are sitting right on the surface and it doesn' t have adequate bearings. Donnelley: Tonight we need to focus on what can be done with the shed and the lean-to, being the porch. Jake: You need permission to demo the shed. Amy: Any demolition on site need approval but it is not an historic structure. CLARIFICATIONS: Donnelley: I would focus on the wood shed and the lean-to porch , issue. Les: I have no problem with the shed on the sid* being taken away and have no problem with the shed on the back of the house. The shed is demolition by neglect and I could save it within four days. I looked at it and it is not rotten on the bottom. I would hate to see it go until we know what is coming here. It is too nice of a shed and is salvageable. We have saved a lot worse. If we do let it go I would like to see all the lumber saved. Jake: On this plan that we have here it looks like the garfge is encroaching in the rear yard setback. That would require somp kind of variance. Denis Cyrus: Those are indicated parking spaces. A garage5would have to come five feet closer to the house. Melanie: The sketch is showing detached. Denis Cyrus: I am jumping a little head of myself but I do have another plan showing the garage attached to the back of the house which is somewhat represented by the prospective sketch. That is in the future. This sketch is giving us a 20 by 40 two car garage. 2 ASPEN HISTORIC PRESERVATION COMMISSION NOVEMBER 8, 1995 Jake: I will follow through on my comments about the shed. In my opinion the shed is probably retrievable with a lot of work; however, if it were going to be used for anything else than a shed by the time you upgrade it you would end up with very little shed with all the codes. If there would be an attempt to recycle the shed onsite. The primary facade of the main house is the true historical character defining the resource from the streetscape and the primary importance would be preserving the historical house and in particular the character of the elevation. The alley buildings contribute to the alley but that particular alley is a lost cause anyway. Everything else is new. One could say this is the last hold of an historical building. Les: This is a catch twenty-two and what looks viable to the owners is grandfathered in all the way back to the lot line and there is a wonderful apple tree in front of it that is going to be lost. If they save the shed save the apple tree and move the garage to the other side of the lot then everything starts to make sense to me. Denis Cyrus: If we did that we would end up with a solid wall all the way across the back of the property with a 15 foot wide shed and a 20 foot wide garage. It is only a 45 foot wide lot with a five foot setback on each side. Les: Maybe the garage could be set in a staggered line to save the tree it might be worth looking at. Susan: You said you weren't planning on doing the garage right away. It seems the shed should remain until this plan is ready to build. If you demolish it and don't put anything in its place two or three years could go by and it could be sold and the next person might like the shed. Denis Cyrus: We cannot leave the shed in its existing condition. We either restore, renovate or remove it entirely. Donnelley: Something has to be done with the shed as it has been neglected so long. On the shed what you want to do is stabilize it because restoration of the shed would be a very expensive operation if it was truly restored. It has no architectural character or styling for the time. Amy: I am not sure I agree with that. It has a great door and has a transom window over the door. 1 1 Donnelley: I am talking about the form. Susan: I like the color of the wood etc. L 3 ASPEN HISTORIC PRESERVATION COMMISSION NOVEMBER 8. 1995 Les: If you jack it up and get it squared thert scab on th4 inside of the joists and insulate it. We all have done them arld it is something that could be saved as a shed. Donnelley: We need to determine if the applitant must stabilize the shed to the point that it is no longer an attractive nuisance and a liability problem as far as insurance goes or the applicant may be able to move the shed. to another location. They could demolish the shed and save the historic materials. Linda: Is it possible to shore it up and move it to the side of the property in order to work? Denis Cyrus: I suppose that is feasible but it might not be an economic reality. Roger: Is the shed large enough to house a cat? Amy Â·. It is 12 by 15 and not long enough. Martha: I sympathize with the ideal but I am more practical and my suggestion would be to save as much of the wgod as possible and incorporate it into something on the property. Denis Cyrus: Because of the insurance problemsi we are anxious to deal with the shed. Our request would be to demolish the shed. Martha: In your overall plans is it realistic to shore it up and use it or is it not an economic reality. Denis Cyrus: Functionally it cannot be used for anything except a shed. We could move it to the other side of the property and destroy what open space is on the back of the property or wd could move it to the front and obviously none of us want to do tha~t. We need 20 feet of width on the back property line for a two car garage and that limits us to the open space on the back or the location of the shed. Right now this property doesn' t havei legal offstreet parking whether we provide a garage We have to provide two offstreet parking and the logical spot is ill the alley. Susan: In the picture the car is parked in the lawn and it should stay there as you won't loose your view from the porch. Denis Cyrus: The concept is to go through the kitchen to th6 back yard. Susan: If you aren't going to have the garage built for a few years you will have open parking spaces any and I just do not see why it has to be demolished now. It should be thored up f6r the 4 ASPEN HISTORIC PRESERVATION COMMISSION NOVEMBER 8, 1995 . insurance. Denis Cyrus: You are suggestion we shore it up for a year so that we can tear it down in a year. Donnelley: We need to come to one conclusion that the shed doesn't have to be torn down. If it were shored up it could be moved to another site. With this particular site I agree with Jake and a few other people on the board that since this back alley is completely devoid of historic resources this shed if it were retained as a resource for someone to look at it might be shored up so that people could grasp some of its historic significance then it might be sensible to move it to another site. Les: Just because it is the last on the block doesn't mean you get rid of it. That is more reason to keep it. Susan: I agree also. Donnelley: The interesting part of the shed faces where it cannot be seen. If it were rotated as the map seems to indicate then actually the one interesting element could be seen from the alley. That and the rotation of the shed would be a good thing to do while stabilizing it. ( Roger: Heather Tharp used to live here. Amy: We could make a strong recommendation to the Board of Adjustment about moving things to one side. Donnelley: The sentiment right now is that it should not be destroyed. Linda: The shed is in worse condition than the Langley's but historically very interesting. If you turn the shed around back to its original position it would be very interesting. Roger: Architecturally can the shed be incorporated into the plan. Donnelley: I would say no because once it is incorporated into a design it would have to be brought up to code and once you do that you would have a difficult situation. Amy: Possibly it could be used for storage. Jake: One corner is collapsing into the old outhouse hole. j Roger: Could it be rebuilt into a smalleic conf iguration and serve a practical application and an historical one. 5 .. ASPEN HISTORIC PRESERVATION COMMISSION NOVEMBER 8. 1995 Donnelley: Then you get into the problem of what we are doing. I feel the wrong use would be to reconstruct it as we are confusing people about what is old and what is new. I fehl we should either say save it and make it acceptable for an insurance insurek or let it be demolished. Susan: Didn't one of the board member say the wood could not be saved. Jake: I was talking about the lap siding as it is very dry. The one by sheathing is probably OK. Donnelley: Are we going to put an immense hardship on the owner by trying to make him save the material of an insignificant shed other than for a couple of its. elements. Amy: You need to look at the standards before making a decision. Sven: It is the case are they intending redevelopment or not. Amy: We could ask the applicant to go back and get legitimate estimates and maybe there is a hardship there as to what wduld be involved in terms of restoration and what is saivageable. Donnelley: With one site visit we could see that 50% Of the exterior material is salvageable. Amy: Perhaps you use the siding on the sides that are visible to the public. Les: For $2,000 I could have this thing last another 100 years as a shed. Amy: I feel it is significant to the neighborhood. Linda: In the west end we had wonderful little chicken sheds and sheds where animals were kept and I feel we should retain that and not make it all look like brand new. This community Was a wonderful community with people getting along etc. Denis Cyrus: I certainly agree but having chickens in yout back yard... Linda: We want to represent the past. As hidtoric preservationists we want to preserve the feeling we had in Aspen years agoi , J j Donnelley: The obvious question is should the structure be retained in some form until such time until final plan* are presented to us for the development of the rear of the property. 6 ASPEN HISTORIC PRESERVATION COMMISSION NOVEMBER 8, 1995 Donnelley: Straw poll on retaining the structure in an acceptable manor so that it does not further deteriorate and be acceptable to an insurer raise your hand. There is consensus to retain it. Donnelley: The other issue is the historic lean-to or porch. That might not be original. There are two types of siding. Amy: I do not feel it is original but it is old. I feel in general their proposal to retain it as part of the redevelopment is good. MOTION: Martha moved to table the application until such time that the applicant has furthered detailed plans of the proposed addition at 712 W. Francis; second by Jake. DISCUSSION Les: I would like them to be able to move the thing on the side and I would like to make a decision on the back as to whether it will stay. Amy: The reason I made that recommendation to table as you can't make some decisions until the plans are ready. They will have to come back to us when they know what they are going to build there. Donnelley: We are supposed to prevent demolition by neglect so we should have as part of this motion that the structure be stabilized in such a way to prevent further deterioration. AMENDED MOTION: Martha amended her motion to recommend that the shed on the north west corner of the property be stabilized in such a condition that it is insurable and no longer presents an attractive nuisance and that the other shed be approved for demolition as it meets standard one; second by Jake. I would like to indicate to the applicant how the commission feels and give them some direction. My priority in this project would be the preservation of the main house and I would prefer to see the development in the alley. Preservation of open space around the historical structure is important to the setting. Donnelley: What you are saying is that when the final plans are approved we may allow the shed to be removed. ,'Les: I would not allow the shed to be removed. j Donnelley: We cannot say whether the shed can go or not go until we have plans. l. .1 ASPEN HISTORIC PRESERVATION COMMISSION NOVEMBER 8, 1995 Amy: That is why I said to table to indicate that the shed is important to you. Donnelley: They need compelling reasons why the shed would either have to move or go. Denis Cyrus: I would appreciate some guidance on how you think this shed could be incorporated. Sven: We don't know the program so we cannot speculate on that. Donnelley: The shed could be incorporated by rotating it in the direction that looked like the original on the site. There can be a zero lot line situation without any setbacks. You could h*ve one car covered garage and the second would be a parking space ahd that would leave a lot of your back yard open. *here are lots of options. The shed could form one portion of what would adtually be completed by the portion of the car port enclosure and the other requirement for onsite parking could be fulfilled by undovered parking or a car port that is a lean-to off the shed. Amy: The Board of Adjustment has been sympathetic when asking for variances of this kind of thing as it is not a big structure. VOTE: All in favor, motion carries. Roger: I feel the applicant should work with Staff on the direction that HPC feels appropriate. Donnelley: One is that we do not want the mass to overwhelm the existing resource and we encourage a strong delineation between what is new and what is old in terms of detailing etc. 918 E. COOPER - WORKSESSION Mark Ward, architect: This property is on the north side of Cooper Street. We propose to use the building on the alley for the redevelopment. We are basically moving the old house onto the front corner of the property. Amy: Just so everyone understands there is a lot split already approved and the parcel on the left will be a clean slate not Under our purview. On the right of the lot split they are propositg to landmark. They can do two detached units there which theÂ¥ are showing you. Mark Ward: P is the uhited on the eastern portion. We propose to j use the front portion of this building and put it on the eastern portion and towards the front of lot P. 8 < HISTORIC ARCHITECTURAL BUILDING/STRUCTURE FORM State Site Number: Local Site Number: 712.WF Photo Information: ASP-H-20 Township 10 South Range 85 West Section 12 USGS Quad Name Aspen Year 1960 X 7.5' 15' Building or Structure Name: Edward Stimson Hguse ? Full Street Address: 712 West Francisi Legal Description: * City and Townsitd of Aspen City Aspen County Pitkin Historic District or Neighborhood Name: West End Owner: Private/State/Federal Owner's Mailing Address: ARCHITECTURAL DESCRIPTION Building Type: Residential Architectural Style: 1-1/2 Storv Victorian Cottage Dimensions: L: X W: = Square Feet: Number of Stories: 1-1/2 storv Building Plan (Footprint, Shape): * Landscaping or Special Setting Features: None Associated Buildings, Features or Objects - Describe Material and Function (map number / name): Shed at rear. deteriorated For the following categories include materials, techniques and styles in the description as appropriate: Roof: Simple gable over most with secondarv gable proiected at front (south) end Walls: Clapboard with wood shingles at qable ends Foundation / Basement: N/A Chimney(s): N/A Windows: Two-over-two double hung at front; paired one-over-one double hung at entry; one-over-one double hung typical elsewhere Doors: Two at front: 1 with double-arched light over wo6d panel; 1 with transom over 1/2 light over wood panel Porches: Covers 1/2 front facade shed roof, supported bv turned posts with scroll bracket and wood balustrade at side General Architectural Description: 1-1/2 storv Victorian Cottage. j This residential structure is a good reprjesentation of a typical Aspen Victorian Miner's Cottage with steen pitched gable roofs; lonq and narrow double hung windows; horizontal clagboard siqing; fishscale shingles in the qable; double front entry (one for main everyday use. the other for entry to parlor room. use for special social occasions onlv); and gingerbread brackets and turned posts on porch. Page 2 of 2 State Site Number Local Site Number 712.WF FUNCTION ARCHITECTURAL HISTORY Current Use: Residential Architect: . Unknown original use: Residential Builder: Unknown Intermediate Use: Residential Construction Date: 1887-90 Actual _ Estimate X Assessor Based On: MODIFICATIONS AND/OR ADDITIONS Minor X Moderate Major Moved Date Describe Modifications and Date: Additions and Date: NATIONAL/STATE REGISTER ELIGIBILITY AND CRITERIA Is listed on National Register; State Register Is eligible for National Register; State Register Meets National Register Criteria: A B C D E Map Kev Local Rating and Landmark Designation (- 1-1 - Significant: Listed on or is eligible for National Register Contributing: Resource has maintained historic Il - architectural integrity. o Supporting: Original integrity lost due to alterations, however, is "retrievable" with substantial effort. Locally Designated Landmark Justify Assessment: Associated Contexts and Historical Information: The significance of this residential structure is not of those who owned it or lived in it. nor of its architecture. although this structure is representative of Aspen's Mining Era. This structure is of historical importance bv illustrating the familv/home environment and lifestvle of the average citizen in Aspen which was then dominated by the silver mining industry. Other Recording Information Specific References to the Structure/Building}': Pitkin County.' Court- house Records; Sanborn and Sons Insurance,Mans jj Archaeological Potential: N (Y or N) Justify: - \ Date: January 1991 Recorded By: Affiliation: Aspen Historic Preservation Committee - City of Aspen Project Manager: Roxanne Eflin, Historic Preservation Officer/Planner -Iff 0 At' i. 46 .Ir 1 U 1, TOOL iwro 1 131 1,96Â· 9,461] 2 < 6*APâ€¢&_0_ i 1 1. 1 I , . 1 j 1 1 . 1 1 ! / '2 f & - eNCL O EED 1 1 1 6224 PO P,CH U 4 1 C - r . 1 4 U , 3 . il: 1 1 CID) --71â€žetr IÂ· , CADD rl F,49.4cts 11-0 0 ' . IbE- ~ OU' I (41; i k ==. ANN Fig- to/lo~ Â·Â· -r -1-gle 13190 0 11:%1 - a i I 11- 1.1.Fl.F r =- .cl Illl!'. I 11 $ d 1 ! 11-1- i LL 1 1 / O 1 .4 1 :.if. 0 11 -~ :Â·fh ]U - M . 1 ,- Ill *% \1 1-* wooo l 2.2 940 411 1 - 1- r \Â»t,4 -11 *----* 5" ------ 1 64\016) t . 1 ~ .1. i .... 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