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agenda.hpc.19960410
AGENDA ASPEN HISTORIC PRESERVATION COMMISSION April 10, 1996 REGULAR MEETING SISTER CITY ROOM 5:00 I. Roll call and approval of March 13 and March 27,1996 minutes. II. Commissioner and Staff Comments III. Public Comments IV. NEW BUSINESS 41\ u i I 'J C B CL-,'- 5:15 < 4.2 426 E. Hyman Ave. conceptual Development; Public 0 Hearing 6:15 ~ ~.1) 101 Puppy Smith - Partial Demolition V. < OLD BUSINESS 6:45 ~14 316 E. Hopkins - Parking variance - Public Hearing 6:55 31.4 834 W. Hallam Extension of conceptual approval. 7:05 C. Project Monitoring 7:15 D. Adjourn j 0 ~ PROJECT MONITORING Donnelley Erdman Meadows Collins Block/alley 624 E. Hopkins 220 W. Main - European flower 930 King Street 420 E. Main Galena Plaza Jake Vickery Meadows 130 S. Galena 520 Walnut Street L Greenwood 205 W. Main - Chisolm 610 W. Hallam Leslie Holst HaMemMamIL 303 E. Main Kuhn 930 King Street 0 Roger Moyer Holden Marolt 303 E. Main 520 E. Main 107 Juan ISIS 939 E. Cooper Martha Madsen 132 W. Main - Asia 435 W. Main - L'Auberge 706 W. Main 702 W. Main Stapleton 525 W. Hallam Wvckoff ,/ -743 ) \0-, E. 41 • p Rl * b - wa le L.~ 1 15 (41 0 1 -1~ Linda L. E. Smisek . c 229=*LU@Ha=Binning¢on »:E=Heple--How*ne#016 »4*M,m-4@knore 0 Sven Alstrom 624 E. Hopkins 712 W. Francis - Orbe residence 918 E. Cooper 820 E. Cooper ity; . I, L.,L-~L_-_ Susan Dodington 612 W. Main Melanie Roschko 918 E. Cooper ISIS CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 520 Walnut (Greenwood), expires March 22, 1995 834 W. Hallam (Poppie's), expires April 26,1996 123 W. Francis (Vickery), expires May 24, 1996 406 W. Hopkins (Isis), expires August 23, 1996 820 E. Cooper (Anson), expires September 27, 1996 939 E. Cooper (Langley), expires November 9, 1996 0 824 W. Hallam (Poppies), expires April 26, 1996 0 MEMORANDUM 0 TO: Aspen Historic Preservation Commission ZY-3 6 THRU: Stan Clauson, Community Development Director v FROM: Amy Amidon, Historic Preservation Officer RE: 426 E. Hyman Avenue, Conceptual Review- PUBLIC HEARING DATE: April 10,1996 SUMMARY: The applicant requests HPC approval for a signficant remodel of the existing building at 426 E. Hyman Avenue. This building was built in 1969-1970 and is located within the Commercial Core Historic District. It exceeds current FAR allowances. APPLICANT: L and M properties, represented by Baker Fallin Assoc. LOCATION: 426 E. Hyman Avenue, Lot P, Block 88, City and Townsite of Aspen. 0 ZONING: "CC," Commercial Core. Conceptual Development PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. Response: The project involves remodeling of the existing structure, to create a new street facacte. 0 1 Currently, there are two stairs in the building, one in the front comer, which is a shared required egress with the Sportstalker building, and the other which is on the alley. These existing staircases control where the floor levels for the building lie. Staff is very much in support of a remodel of this building as it has none of the typical features or characteristics of the adjacent historic structures and does nothing to strengthen the qualities of the historic district. In reviewing the design guidelines for new construction in the Commercial Core, the guidelines clearly encourage carrying the proportions, solid-to-void ratios, cornice lines, storefronts, and other features of historic commercial buildings through in new construction, preferably in a contemporary, rather than imitative manner. The proposed design reflects very little in the way of those historic characteristics, due in great part to the location of the floor levels, which do not align with those of the Sportstalker or Aspen Drug. Historic commercial buildings in Aspen tend to have a "grand" first floor level for shops, with about 16' from floor to ceiling. The first floor level of the proposed structure is 11' from floor to ceiling. The large first floor space may be less appealing to developers now due to the high value of commercial property and the desire to have the maximum number of floors in the building. Staff finds that as proposed, with the absence of any alignment between the new building and neighboring structures, that the new building does not contribute to the historic streetscape much more than it does in its current condition. Staff recommends a restudy of the following elements. The first floor level fenestration should be revised to be the same height as that of the Sportstalker and Aspen Drug. A recommended solution for dealing with the floor height issue is to pull back the second level floor structure as far as possible on the inside of the building. A similar solution can be seen at Boogie's, Les Chef's, and the south wall of City Hall. Upper level fenestration should align with or be compatible with that of Sportstalker, to the extent possible. Aspen's 19th century commercial buildings all feature a strong comice line. This should be reflected in the proposed building, not by using an ornate Victorian comice, but possibly through a change in materials, brick color, etc. (The cornice need not align with that of the Sportstalker- this building may be taller if desired). In addition, the "pop-top" is not consistent with the typical box form of Aspen's commercial buildings. 2 The storefront is very important in establishing a rhythm along the street. Staff recommends that the entry door be centered and slightly recessed, both because that is typical along the mall and because the front door should be set off from the entry into the stairwell. The proposed stairwell on the west end of the street facade is apparently due to a code concern. Staff recommends study of a different solution and elimination of this stair. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: This remodel has the potential to significantly strengthen the character of this side of the block and the mall in general. The changes recommended above are directed at consistency with 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: The proposal does not affect the historic significance of any adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: Because the Commercial Core is a historic district, recognition of, and reflection of established architectural patterns is important to the preservation of the architectural character of the area. Residential Design Checklist Ordinance #30 applies to all residential development in the City of Aspen, including mixed use projects. This project is in conflict with several elements of Ordinance #30, namely, building orientation (requires a street oriented entrance and principal window), building elements (requires a one story element at least 20% of the width of the facade), build to lines, and primary mass. Staff recommends that HPC waive these standards because the units do not have a direct relationship to the pedestrian streetscape. 3 ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Development application as submitted. 2) Approve the Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny Development approval finding that the application does not meet the Development Review Standards. Recommendation: Staff recommends HPC table the application with the following direction to the applicant: 1. The first floor level fenestration shall be revised to be the same height as that of the Sportstalker and Aspen Drug. 2. Upper level fenestration should align with or be compatible with that of Sportstalker, to the extent possible. 3. Create a stronger comice element. 4. Eliminate the roof "pop-top." 5. Center the entrance door. 6. Eliminate the new stair on the street elevation. 7. HPC hereby waives Ordinance #30 design review standards, except for those dealing with FAR issues. j 4 I .: . - .1 -4 Fi . 0 5 1 i-77A . 44/1-7===4.1 ,£ r 1 - 1 5 1 6.- J 1 1 +~ '*i'RBA, .,1111 .r % 71 A # m; i /81/4-11 1 , imr V ¥, 42#\*UNg©~ci.¥vt,UltA**UMh, Vt/ #litki/7/111'> -1 'r- - Vi 1 In i Lul=*-=*4 *01-1-- 41 1 -1 ~ -1 //, 1. fill 18 - _11 1 6 1~ 1. , , .:. -= 11 . 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E • -6 1_. r S. 1 - . / N ~ g?fl~1~1*tkli111*]dfl~0*, ~ P/&2%WFA'gr,Mr VVY"11 5~6- M/lh*@mejt*MAA 1 i .A 14; /1 - --,9 /wmi-Z== - 1~* : 1 - ¥FL--222222My . r_ . I . 0 ir., • APPLICATION FOR CONCEPTUAL REVI EW HISTORIC PRESERVATION COMMISSION 426 EAST HYMAN BUILDING ' 4 j ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: L and M Properties Address: 426 E. Hyman Avenue . CC Zone district: Lot size: 3000 s.f. Existing FAR: Bldg = 6064.5 sf Decks/Stairs = 1417.0 bf Allowable FAR: Bldg = 1.5-1 = 4500 sf Decks/Stair 675 sf Proposed FAR: Bldg. = 6064.5 sf Decks/Stairs = 11:80 sf Existing net leasable (commercial): Bsmt = 2008 sf lst=2294 sf 2nd=1810 sf4. Proposed net leasable (commercial): Bsmt = 1871 sf 1st=2276 sf 2nd=1165 sf3, Existing % of site coverage: 13% Proposed % of site coverage: 11% Existing % of open space: 0.0% Proposed % of open space: 0.0% Existing maximum height: Principal bldg: 29 ' -0" Acceson, blda: N/A Proposed max. height: Principal blda: i 7,-n„ Accessorv bldg: Ava Proposed % of demolition: Bsmt= 1st= 2nd= 3rd= Existing number of bedrooms: three Proposed number of bedrooms: three Existing on-site parking spaces: . -0- On-site parking spaces required: -0- nonconforming Setbacks Existing: Minimum required: Proposed: Front: -0- Front: -0- Front: -0- Rear: -0- Rear: -0- Rear: -0- Combined Combined Combined Front/rear: -0- FronUrear: _n- Front/rear: -0- Side: -0- Side: -O- Side: -0- Side: -0- Side: -0- Side: -0- Combined Combined Combined Sides: -0- Sides: -0- Sides: -0- Existing nonconformities or encroachments: Parking, open sparp. F.A.R.. alley pnornArhmAnt A Variations requested: j . (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) HN_-MoN . 9 /41 alinq INVVNAH 03 073 k el'VW 1.11_IN \91/\ , f 2/ LU / I . U, hi- 4.' 4-, 6 2 / >i:{ --2,1/1 . i...4. U k\ i · 0% 1 \ -- - \ 14·-4/ . 4, ' 44 0 .' p ; , A~ r ~U'· t/ 11\ 1 r 1 ·· ..'' h 1 1/2~th'. / , : .SE Qi 1 lit : ./ , I l . L'. 1 i . 1-7 \ j X - < 4 42 1 1 C : 9 '. 6 ENSH ~ , a . -. c=04=*~ AL 1,\, ... . Clie'M/32- \ It 'A # 8//4., . B V 1 J 2 11 -U - 2=- - 4 11 b .... 1 , U\ -tt I 99/ 11\ * f 3.../C E-7\ -*84129%3190 - &4,7,1 \ Ch Arir--.Cin<48. %/ ». 1 - -<57 1, =t.: A c , F · ..,,,-i-;* ......; 74~ . - .a i-1 8 ~ c# L.-01 L ' En ~~ ¤ g.[.3,= 11 4 1 1 4. :P h «6 CON 1 9-94 <f\(i / flt'. - 4 \ *44% .i k #d -*M ... \ V '1 , \ i« L . , ,_3 ; 2 w )~. . . 1 / --1 I 0 1- --1.// <- \\ C=ay==emit _ *, AN - / 4 J »2>- - · Y-i~*.:· 2 . ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name 426 E. Hyman Building 2. Project location 426 E. Hyman Avenue, Aspen Lot P Blk 88 City of\Aspen (indicate street address, lot and block number or metes and bounds description) 3. Present zoning CC 4. Lot size 3000 gf 5. Applicant's name, address and phone number L and M Properties 410 E. Hyman, Aspen, CO 81611 925-3315 6. Representative's name, address, and phone number Dick Fallin Baker Fallin Assoc., Inc. 1280 Ute Avenue, Aspen, CO 81611 7. Type of application (check all that apply): Conditional Use Conceptual SPA x Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin . Final PUD Relocation HPC Subdivision TexUMap Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) One structure, 3 story with basement Bsmt : Bar 1st Flr : Retail 2nd Flr-: Office 3rd Flr : Apartments (1) 2 Bedroom, (2) Studio 9. Description of development applicationRemodel existing non-conforming three story building by creating a new South front on the Hyman Avenue Mall. Modify existing roof over the 2 bedroom apt. add handicapped access elevators for Bsmt, 1st & 2nd floors. 10. Have you completed and attached the following? Attachment 1 - Land use application fprm' Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachments 4 and 5 11111111 Application for Conceptual Review 0 Historic Preservation Commission for 426 E. Hyman Avenue Building Aspen, Colorado April 1,1996 Attachment 4 1. Conceptual selection of maior building materials North Elevation (Alley)- - Existing materials consist of brick veneer and wood siding. these materials will be used on new elements of the building. South Elevation (Mall) New facade at the first and second floor levels will be primarily brick veneer with stone trim with wood trim features. The third floor facade elements will be principally painted wood. 2. Written description The applicant, L and M Properties, are the holders of a new 20 year lease on the structure located on Lot P Blk 88 City of Aspen. The owners of the property, Loma Alta Corporation, conditioned the lease on certain physical improvements to this building that include a new 2-story brick facade. The existing building is non-conforming in terms of open space, parking and FAR and the intent is to not exceed the existing total FAR totals. In order to create a new two story facade, the existing second floor will move forward approximately 14-feet south; which in effect would increase the floor area. This increase is one of several increases throughout. the building regarding stair enclosures and alterations that will be taken away from the second floor areal i.e., the net effect is no change in the existing building FAR and a reduction in the stair/deck tabulations, by creating a two story space at the first floor as shown on the enclosed drawing. The third floor consists of two existing studio apartments and one two bedroom apartment. The applicant intends to renovate the interiors of the two studio units, and to create a new roof and interior layout within the existing floor plan of the two bedroom unit. 0 The building is within the Historic Overlay District, but has no historic designation. The building was constructed in 1969-1970 and exhibits characteristics of that year in that there is little or no historical reference to the older buildings on the mall. The new design attempts to correct this deficiency by the use of brick, stone and proportion as recommended in the guidelines. The second floor aligns with the second floor of the adjacent building along the west side, Lot 0, Blk 88, but the Sportstalker Building to the East on Lot Q, Blk 88, has its second floor one-half level higher. The 426 Building shares the main stair exits at the mall and alley with the Sportstalker building which fixes the stairs and exits to their existing locations. This creates a design problem for window alignments and connecting architectural elements between these two buildings. j d - - 4. - I .1 i 11 4 1 .1 ..... . I. i .. • r---1 .. 13--w. \,-J \-1-l U--1, 1~ 4 /1 7 1 1. :i Vi i '-1 - ~- 1 1. . 11 - , 1 1 , 1 4. „. i 1.:1 0 - 6 4 1 1 1: 1 . 1 , , : . 4 4 '1. 1 1 1 . 1 1 11 1 111 : ¢ pl 1. : ir . 1.b .: - S:I- I ft - - i . --- 1 |ll~'~ ~ 4- ~ _ _ ~ 1-1 t le. 1.-- i 1 . 1-r- i -i 1 t 1 - 11 , ! 1 Bi . -4 Pr- 0 1/7/ . -- .4-1 -- -- i. 1 /fi · EXISTING MALL ELEVATION 426 EAST HYMAN BUILDING Il -4- 11 - t I 1 F- . > 1 - f 6-4 ,. . 69 . -49 h. AL.-1 E ! L - 4 11« 1 - · . 0- I~t - # - - - 1 -- - ---4/ S • 1 1-9 1 V ktz#40./ i\\~ 21 . - 11 -P 0 • 1 . LI: ~2 i Ktaill,/41*<I.:1 -MIL A 6 V - *ence - ' 0 i0 il<T -O L _ t , 1 1 | 1 11- 1 ~~ BASEMENT EXISTING 426 EAST HYMAN BUILDING NoRH -- .: 5/tr9707»4-KEKL »LOG /4 , 1 -=~*C-- C 1 r 1- 3--T -1 L-1 0 - 0 TI - H · 1 L -- ..11.---- .- . j Ch FIRST FLOOR EXISTING 42/ 426 EAST HYMAN BUILDING Nogrn I. - . . 08,9-57-AU<at HALL -1 -1* -IA,-fl f r W =-1 V - -' = 14//7 - 1-1 le-T Alt<* -r==1 . r 4-7 i 4 4 ' 1 Dff L . 1 gv ><i j §ECOND FLOOR EXISTING KL,/ 426 EAST HYMAN BUILDING Nogn·1 - stomtirm 774UUm•t. A,A«- 2 21 'Lie< - r - ·~ · 1-0 1 /.. tr , - 001 6724 0 AFT; - .==-43 -li 0 -0/ PR¢¤ft-AP11_21_ tle,k _ .l .1 11 1 = 1 . 8 in h v. 1 L -=A I- - 6 j/'; : - 1· - 1~ 4 u -UU - 7 1 i. f k 1 71 ' 14 h '1 ·· 1 J :1.1 X N : - 1. 1 - : i irrUPIO A Fr - _ =/1 1 1 1- - 4-' i i i . . A -11 7 .. i I ' - 72*11 ai ..". a /h THIRD FLOOR EXISTING ~ E-7 426 EAST HYMAN BUILDING hlarriL -1 1 1 - -I -I t. ' 1 ~i i i .. ' Ar--2 574,0/0 A·':07 · , i. ., . 4.- y -+|£ 1 i . il , 11 - 1 i . : 1X - 1 i ji E . ---4.- 1 1 11 Eli - Offec.e . OP':4(£ 4- i ! d' I ./. r I + 1 . I \4 - . 1 0 '22™74€wr- f l 1 ' ¥- . rMA l-·u- /1 , f i »49€,4.6217- 1 $ . 1 1 i 1 J EXISTING SECTION LOOKING EAST 426 EAST HYMAN BUILDING 1 - 1 1 -IM::02=14-6-0-21= C- v.= J -1.ito =0 3,2--0 >io-~4;JI . . , i , , i , . .r-T =====q , - ~li~ 1, . 411 Il 1;' U JI ill Ed 1 r. 4 .1 6 ."1 - .L .4 F 1 1 *. .1 . - 1 i ! -- ,. ...il.~-- 4 7.....-8 . 1 4, 1 :' 1'! . --I-- .ill-ill 4 -4-,/ . ti i .- 1 --- . 1 . --1-.1 .1 E . R . 1 11 , ii i: . . . 1 1 1 1 11 - i- 1 - - 101' 1 - -/ ~ 1--- .1 -1 :--I 1 1- 1 1 1 lili 1 1 0 I '11 , 1 , 5 ·i - urr O - b.r r - Lor q - 1 i i ·- - 1 1 1 . ··3 -- -- * irr ; Jr- -- 901 --! 1 :r_< 4-12__ti I zi 1 1 1 A j PROPOSED MALL ELEVATION 426 EAST HYMAN BUILDING 20'7 #+0-Ly W gf•n 14*Aft,1 1 Ir- 11-11 J.. 1 1 1 1 I. 17 - 1 .1 ! 1 1 III . . .1 . ' 0.-:i i . 1 I I 1 . lili ·· , 11 - ; 1- iliB 1 1 41& :1 11 1 1 - f : ti i l. ~ 11 L t 1 *1 t.lin I 6 11 - 1 --- 1 - .'-'T . .1 1- I li - 1- i - - 1 11 »- ;1- -1 4 11 11 -14 , 1,-1,1 A -1 ' · · ~ ·1 ' 1 1- '1 1 -ri-r=-11 ii 1! i k---4 14-r; - i 113_~ ·-- -+ 1 - - - t 1 . . - b '. ' PROPOSEDMALL ELEVATION: 1. 426 EAST HYMAN BUILDING 4:% MArce# UNE: - MATcH U . 1 1 .., - T ..1.1 .: I ' I - :4,0 - . AL#tt * i 1 4/4 t - .1 . r -11 '11 1 1 r. 1. 1 6TZ>KAAE-- \ *bl - M-J Wl.2¥2_ , ===<6 J -,Er .-=- B,YEK - / P \11 . -- 7 .. Ke,Mor./ i 2 'r. - . O i i :1 - ,- - 0%,GP , 1 !/li . 1 rq f 1 -- -1 11 rs j ; 4 - 1! 4 -Mew - L ====5=-- - -011.05 i /%1 r--1 1 .-3 4 i-; 1 . k-4 1 1 1 - 426 EAST HYMAN BUILDING BASEMENTPROPOSED j NORTH - 1 1 . L RAMS' , 1 Vt 11 f 1 1•tr-4 1 4..3.- '4 - 1- It 1 m. \ /-:- } 1 1 t . 1 i --- 1 i I . i 1 1 1 - ~t /*95'(_7¢¥=. -u cy --Up- L I · 1, -1 ZEDLIG/--11&2* capt- .- ---- 1 r 1 h FIRST FLOOR PROPOSED 7 426 EAST HYMAN BUILDING 1.8¥h·/--- 1|1 j T I 1 - SfbQ-r'» -1 _Hid.,1,4 1. (222 *Wzt. 1 . .1 - 11 -- 0 + . - p _. 1 ~ 1 1 4 1 1 20,4 . - .2 1 , 9 1- > + . Mr / \ t.2-9 1.. 11 / ·. u OFFIC,8 71 . \ , . 1 1,-- r. - --/Corm-V40 \-1 1 I. r , i ..-t 1 1 .1 r. 0 1 -- .lili 1 . 1 /1/' \\.f REr•tw. _2 1 C "f t. orm GA - 1 1 / \ \ . · ' 1' tr tr 1-F - E-4=1 1 1 1 JI -l, 1 · ' .3. f # 1.~41 -°,vl 1 . f ' 1 1 I .. 1 1 1.1 . -A,1. _•9 -~ys•,~ 6 /ye- *9 /9w.=rz-z- . P - wt SE. STPVA m R,¥.4 /Th SECOND FLOOR PROPOSED J KL,/ 426 EAST HYMAN BUILDING Horl-H i 92pv=57-ALASA ,¥44£-a e 02 (L +27©9. 1 1- - /%7 PA; c 1 · 1 - 57ZU)/0 »er. 0 It r.p# n . 1 1 1 1 0 -1 DiP·oop truc- **rt.. 2 · 22£>/Ket)41 /Vel MUM)) ~ 7 -Ip,=CA · I C I .==h _2524.0,0 ) f -800,£1 Sn/O/07491 1, lfUM .\ 1 6 · / T.r il-r \ 1 111 /~h tIMIRD FLOOR PROPOSED j 420 EAST HYMAN BUILDING - Noltr#4 - - J . i - 40' MIT'. LlhA IT - 11 - 9 r- uve ==- aasr•.1 .-/ ------ -I--- -il---* i if ,Il I -- -1904 i i - 9114010 AP¥ . rVT t- U Ze,e +Fr _ _ .1__. f- . 1 Re PI, g. .. ;f./3 - I i 11 , lk; 11_ uve-op - 1 ~ 1 ! 74- 11 4. 2 ///11 1\ 1--- - 1 11 . 1/ , t - .:LI- -0,11 *0 45=i ~ve 04 aka,-c- ag. - itt-6- - IUMP-FL·R- 11 1 2 1 i 1 ' ' i !.i 44.Lati - - 0 -6 . - Fy'TA k- i i , . 1 ~r--- ..ter M.R. lbAA. -ASaAI. PROF'OSEDSECTION LOOKING EAST ' 426 EAST HYMAN BUILDING ~ + MEMORANDUM TO: Aspen Historic Preservation Commission 1 L- THRU: Stan Clauson, Community Development Directo'r i FROM: Amy Amidon, Historic Preservation Officer RE: 101 Puppy Smith Street (A.C.E.S.)- Partial Demolition DATE: April 8,1996 SUMMARY: The applicant requests HPC approval to demolish an existing addition to the "Professofs house" and rebuild in a similar form. Other changes will be made to the structure, including the addition of a greenhouse at the rear and replacement of existing windows. The applicant also proposes to demolish a non-historic structure to the rear of the historic house. This property is listed on the historic inventory. The area, known as the "Lakeview Addition," originally was a neighborhood of many small miner's cabins like this one. The "Professor's house" is the only 19th century house remaining in the area. APPLICANT: A.C.E.S., represented by Al Dietsch. LOCATION: 101 Puppy Smith Street, Lots 3 and 4, Block 2, Lakeview Addition to the City and Townsite of Aspen. PARTIAL DEMOLITION Section 26.72.020, Demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation. No partial demolition of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, shall be permitted unless the partial demolition is approved by the HPC because it meets the applicable standards of Section 26.72.020(C). For the purposes of this section, "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 histgric significance of that parcel. , 1 1. The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. 41 Response: The applicant proposes to demolish a fairly recent addition to the original house. No information can be gathered from historic maps to indicate a construction date for this addition, however from site inspection staff concurs that it is not original, nor contributing to the historic structure. The house to the rear of the historic resource is not historic and may be approved for demolition. In regard to the detailing of the historic house, it is A.C.E.S.' intention to improve the building as a living unit and also to experiment with materials which improve energy efficiency. Review of the materials is outside of HPC purview since the house is not a historic landmark, however comments may be offered. Staff suggests that the applicant may want to consider a different siding material than board and batten for the rebuilt addition, to distinguish it from the form of the new house. (It appears that the historic house originally was sided with clapboards.) Staff also recommends a somewhat simpler porch post than the proposed turned posts to distinguish the feature as new. Finally, staff recommends the removal of the shutters on the front of the house, since they are not historically accurate to the building. 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: The applicant proposes to remove and rebuild a non-historic portion of the house. 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. Response: The proposed addition is in character with the rest of the building in terms of massing and scale. COMPLIANCE WITH ORDINANCE #30 Staff evaluation: The minor changes to this structure only bring up one issue related to Ordinance #30, Series of 1995: Building orientation: The orientation of this building is slightly off parallel to the street, however it is an existing structure. 0 ALTERNATIVES: The HPC may consider any of the following alternatives: • Approve the Development application as submitted. • Approve the Development application with conditions to be met prior to issuance of a building permit. • Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) • Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: "I move to approve the partial demolition application for 101 Puppy Smith Street with the following conditions: 1. Consider a different siding material than board and batten for the rebuilt addition, to distinguish it from the form of the new house, a somewhat simpler porch post than the proposed turned posts to distinguish the feature as new, and 0 removal of the shutters on the front of the house, since they are not historically accurate to the building. 2. HPC hereby waives the design review standard dealing with building orientation. 0 ATEACHMENT 1 LAND USE APPLICATICN FORM 1) Project Name ACE Professor House Pmject location 101· Puppy Smith Street: Lots 3 and 4, Block 2, Lakeview Addition to the City and Townsite of Aspen (inlicate street address, lat & block number, legal de=criptian where appropriate) R-15 3) Present Zoning 4) Lot Size 6,184 sf 5) Applicant's Name, Address & Fbane # Aspen Center for Environmental Studies, 100 Puppy Smith Street, Aspen, CO 81611: 925-5756 6) Representative's Name, Address & Ebone # Al Dietsch (at ACES) 7) T*e of Application (please check all that apply): Conditional Use C 0 1]al SPA Conceptual Historic Dev. Special Review -] PA Final Historic Dev. 8040 Greenline L_- Ual R]D Minor Historic Dev. Stream MAgin Final EUD XX Historic Demolition (partial) Mburrtain View Plane Subdivisian Historic Designation Cheaniniumizatian Text/Map AmeIXinEnt (N~ Allotment Lot SpliVIct Lim (Ug Exalptian AijustmerIt 8) Description of Existing Uses (Immber and type of existing structures; approodmate sq. ft.; number of bedroams; any previous approvals granted to the property). One existing structure; Victorian Miner's Cottage with one story shed addition on rear; 856 sf; 2 bedrooms; previous approval to relocate granted on 9/22/96 9) Description of Development Applicatian Rehabilitation/modification of above structure in accordance with attached plans A j 10) Have you attached the following? Response to Attadm=It 2, Minininn Suhnission Contents Response to Attachment 3, Specific Suhnission Contents Response to Attadmient 4, Review Stardards for Your Application 41 19 lllllll O:*a. THEODORE K GUY ASSOCIAT/8 PC ARCHITICTU ANO OTRUCTURAL INC»INI•AR Archiiect's regort 0 TO : Historical Preservation Committee FROM : Clint Watkins, Theodore K. Guy Associates, P.C. DATE : March 20, 1996 RE : ACES Professor's House restoration/remodel To whom it may concern, Our office has observed the present condition of the Professor's House. The structure of the original portion of the house, which Is to remain, Is In good condition with a few notable exceptions. Portions of this house which have been added appear only to be the bathroom and south bedroom. The foundation is not odginal and appears to be in good condition. The depth of the footing for the foundation is not dear and needs to be identified. This maybe an area of concern if the footing is not below frost depth. The finished grade at the south portion of the house should be lowered to allow G" of space between the top of foundation and the grade. Floor framing in the main living area has been shored up and will require some additional reinforcement. The primary wall framing appears to be two layers of approximately 1 " wide lumber. While this is not a conventionai method, it is not necessarily inadequate. We cannot comment on the integfity of these walls until further research Into the walls can be done to confirm this framing system. Rigid insulation could be proMded on the inside of the framing Inside the house on the walls and ceilings. 0 This would require removing existing interior finishes which are in poor condition. The rigid insulation could be covered with drywall for a clean new finish. Some additional structural reinforcement, if it is found to be necessary, and new electrical wiring could be provided in the space created by the rigid insulation. The exterior of the walls could be stripped to the framing and recovered with new skiing to achieve the appropriate historic character. The exterior of the Walls could also be left as existing. Roof franlng appears to be in good condition. The old roofing could be removed and redecked with plywood and shIngled or covered with a metal roof which may shed snow more readily. The front porch roof will most likely have to be replaced due to apparent water damage from the roof leal<ing. With the noted exceptions, this house appears to be very suitable for restoration, renovation, and i emodel. CWW/CWW 95162 Ml 0 23280 TWO RIVERS ROAD P+O· 8OX 1 640 BASALT. COLORADO el€521 19701 927·1157 . 1 4 If- 7 , .. .1 03 - Pls,-6 -- .: .9 -_ ~ .9 8 . S 4~2.,~ 7 9~ »ICATE€) 7. 3 G'.8 , . e f . 24 . 092. / 4 % 0 ,+ ®01. , 1 79· C -' . h .1 - 0# D C) V<Mi ~ ' 8 59. 0 97. S , h i €L . 0,1. ¢ eGo. , 0 70. . yol - 0,5 . 3 **:; f E) 1 . . 31_ Y Se:r $ 1KmeAK .t 49 954.. c: -Le. 915* 0/.e., ., TELE. Petk:; · 75.92 1 2 21 0 -- 4. L 0 0 1 ..79, . .i: 052. 05,4 r .7 . · ..: . L '. 5- I ..2,97 , 09•l r . . . C . 050. <'* W. -5- 4 . .. 1 r 2 4. . 4 · L 21\ 2 .- 3.. I. I . I .. Jh i· 1, I. f 3 h i .. . -947. · : 1 1 s. 8444 . 1 tul . t ..s. / % ; ./ . 4 ...: a *.1 \ R 40 I ., - Z.lai Ill f r 1 2 2 4 ./ 3 7 < / 044. . 2 4 1 , 1} I 2 4t .. 0 0 0 37. _.~ f . I UJ 04%· i' 4,40 ... U 1 30 01 2 2 4- - . 1 0 3', 2 CAP ' 412> / . 4 l. 42' 45/ 0,R. 4 -I- W 1 79.1 Itc<r FOWCA R/LE . TELE. reC).1/r,.. , . 1 Gl. a • ... -7( L 020. 96 <Ne*eN) )v/RE \ ~30 0 29 ,» .Llt< 1 -6 P .. .. 8 -1 /03.11,3 N 06° &4'5152 E 103.34' ::2 .2»379>h~ .. I. ./ 1 7 0 - 341-0. , 4'-O 3/41' 4-1,1 6'-41/2" 2'-0" 30-9 3/4" 2-0" 5'-0 3/4" * 3'-6" ~2~71/4" I / 0 4 ¢ tt 4 + 0 I m *COCAN |1UU#=(#MB'g"""=.*€* 4,",M:",M""M'""Eetamil el - 5'-16" Ike#Imi ~ THEODORE K GUY 4 ASSOCIATES, PO - f >- ) r ' 2 6 11--IIT-Il-71 - STRUCTURAL ENGINEERS .*»yx»ld --: E~,2244{tft»%3~~244%944{,~6(13 ** 4 ARCArrECTS AND 01 n] 45,41 4 5.. - PO. BOX 1640 BEDROOM S PHONE (9093 921-9161 PORCH L ~ ROOM 101 29280 Wy.. 52 BASALT COLORADO 81621 FAX (309) 421-4513 p ¥ w,©5&.i ***464-'3<46'-r.'-"-"i.#*rf..y**I·,2362 =914:94 (~~1 422-' 11.3.1~~-> t...:· 9 - 1 i,·2~'~~~~~f-iro.---fe f-<,,'j 2.-4,0:t w ·: - :I - r 10·:-·RN.61*- --piffo:tf-:~377{7'3~~i *~1 '.9-ff:913,#VEWAF/49"F#A?it.-m~49/ r . - 0 -.·--~ :'.~.*,~~.-'35-9 -f. -si-u>:1·«14. L,r =--,-. 7-10" 3 1/2'2'-6" q 1/:- A #. ' I # .- U. . FF---.ra. ,.9(L.-,b:.'1411.k '~.J;-1.?f#Uit ~i.p.· ;.2'1~;~,5,49.1:Q/1 =ZZ:h~ /11 . :1' * f-: r:d .,6.i -,1- T 27-10142"- L : H."1. 1.imUB -4 . 2././.i-L 2-6. 1 + cr-8 1/2" 2.-6" 4.-an 7*-At' * ~| * - - 7.- I ./ 9- -- 3 5-41/7 0 0 |L L 8 9.' ' 23'-7 9 L-1,1 . TO REPLACE ALL EXISTING ' ' n NOTE: HleH EFFICIENC¥ AINDORS 1'-13/4" m ---------- 1 FYINDORS ---------- ---------- 0. 1 1. ---------- 4 - -=- LIVING/DINING 3 KITCHEN - r. PROFESSORS ACES: ROOM 104 41 1 ROOM 105 2) HOUSE REMODEL -4- ul ASPEN COLOR-ADO 11" t 11'-4 1/2' 124" 6 2-8" 2-3" 6 2' f = q-10 1/7 REi= . - DV••4: Cat m I . / ' i f: ~1 -:~*:~ 1 i~ CMECk<EDt P"ED: 2-20-6 · · ·· 2:!~ILIKL& 1,1 A FLOOR PLAN fl 0. 1 '.-*--***' ---· 1, AS BUILT . 17-7 1/4" 1, 2.-3„ 15'-11 3/4" 0 55'-10" 1/ 0 0 1 MAIN LEVEL PLAN AS BUILT ,*\ CONSTRUCTION CHRONOLOer A2.la @ 1/4"= 1'-0" €04122 MOST RECENT / Ger.ag OLDEST/HISTORIC ~ r,_ -+6 MORE RECENT ***9- TO BE REMOIPELED ]2~*rEAE" 4'-4" " 2'-5 3/4" 2'-9" . 9 0 ~7+12~11 4 5-10 . 1 2 ,./. 4,-crl ' 5'-6" 4·'-O 3/4" ~< 4'-1" ~, trl- 2«848*»x>.IN-----lks>»xx>x>»»0<xs>xx<»x·<>x>xxx>fl Assjill'irtr.0 0 ' 1 I 0 24 0 0 :t 24§§| - b m t t 0 I m DOAN ~,1 1 1 a THEODORE K (SUM 1 14 4 ASSOCIATES PC 1 ARCHITECTS AND / C STRUCnIRAL ENGINEERS 1 BEDROOM BATH BEDROOM P PC). BOX 1640 25230 WMf. 32 BASALT COLORADO 81621 POROH i ROOM 101 m-/''ROOM 102~\™ ROOM los I m PAK (909 21-4819 PHONE (303) 027-3167 l - : CK & = 1 2 ~ e < .i ] w= i - 0 - 1 4* M CLOSET H.M. / 1\1 ~_-·--HEATING UNIT ~ CLOSET ~ 1\1 -4 I *:f':~15·3392~61%9.: 2-.J.3¥·v.' ·Ti~ Wr~··.·9·1(·33.·'.wd,~7 9 9- ilii/w=.:Ii-22 ; fii·Y~~1%271/t.tit·,t@€2~%'¢63·'3321d~45;y~ E.~40,1&-%.-..„¢13-&- I CABS 1 0 0 CABS Ej .0 . ,-A- 00 2819 2=Masi 1 el ----0----- ----0----- O - ---------- ---------- KITCHEN PASSIVE SOLAR ---------- LIVINe/DINING ROOM 105 . GREEN = AGES: 0 PROFESSOR'S ROOM 104 O- - & HOUSE C 2 HOUSE REMODEL ROOM 108 COLO?KADO ASPEN zE@. . -20 I <C | REF. PRO€r'ED: 2-20-06 -103 0. CRAMN: CY•VI ck€CKED 4. - i 1% REMOVE OLD HEATEh--_.r - ' miL 2=[Im.= r PROPOSED 1 FLOOR PLAN 0 0 0 0 17'-7 1/4" 2-3,1 5'-6" , 15'-11 3/4" /-* , 0 , 0 , ,,__*FEP -SC;REEEN DOC)NK 35-10" 1 ' ¥ STEP A2.1 1 PROPOSED MAIN LEVEL PLAN Ari m h / @ 1/4"= 1'-O" EXISTING hx««»»i NEFN FNALLS «PfRIGHT THEODORE K GUY FNALLS FNALLS rrz-=rn REMOVED ASSOCIATES PC 12" 12" 12" " 2'-5 3/40 2'-3" 5'-2 3/4" -- NOTE: ENERGY EFFICIENT REPLACEMENT FNINDOFE MATCH EXISTING SIZES THEODORE K GUY ASSOCIATES PO ARLA\TECTS AND STRUCTURAL ENGiNEERS F»O. BOX 16·40 23280 W¢f. 52 BASALT, COI.CRADO 31621 PHONE (303) 227-9161 FAX (203) 41-4813 /541 ALL -/11 11 11 NEM ROOFING MADE - OF RECYCLED MATERIAL OR METAL dx- 11 H u E - -1 11 EXISTING MOOP SHELE AND BOARD AND BATTON SIDING TO REMAIN NEVY SIDING TO MATCH EXISTING -am ~- BOARD AND BATTON ----- - ------ 0 - --- 7 - NE'Al GREENHOUSE / K.22:r. PROFESSORS 1 ..:' HOUSE REMODEL ASPEN COLORADO ~11-1-1.1~111-1-1 -11-1-1-1-1-1-1-1-1-1 - JOB 01: OR.-N: C:91 Ch*ack<ED: MORE RECENT: TO REMAIN MOST RECENT: REMOVED PRNTED: 2-20-4 . 1 . AND RECONSTRUCTED PROPOSED SOUTH ELEVATION PROPOSED SOUTH ELEVATION @ 1/4"= 1'-0" A23.1 Car<916€0 THEODORE K eur ASSOCIATES PC i:,11/11 ./12/ NEFN ROOFING MADE - OF RECYCLED MATERIAL - OR METAL =f NOTE: ENERGY EFFICIENT REF:'1-ACEMENT FNINDOPNS MATCH EXISTING SIZES TO BE REMOVED ABANDONED GAS HEATER FLUE THEODOFTE K GUY EXISTINGBOARD AND BATTON ASSOCIATES FC /- SIDING TO REMAIN. M:ZOArr'ECTS ANO STRUCTURAL ENeiNEERS ~ ~- NER DOOR AND PORCAA BASALT, COLORADO 31621 PO. SOX 16440 23230 W¢f. 82 PHONE (303; 427-9167 FAX (303) 9214815 DOOR W SCREEN ~ FOR VENTILATION - PLIU 822&62 1 0 ~ 11 11 '11 :4 7 1 0.4*:\ ---------- ic ------- . ===~ ==== 0--------- --0------- --0------ AGES: A PROFESSORS 1 HOUSE REMODEL I. 1 1 1 1 ASPEN COLORADO r----.-..--'.--- 1 lillillillill'll'll'llill'll/"I'll"/"I'lill'll'll'll'll'll:'I:- DRA-: Ck•ON CHECKEO: PRINTED: 2-20-'6 - OLDEST PORTION OF HOUSE: TO REMAIN MORE RECENT: TO REMAIN SOLAR GREENHOUSE NEFY PASSIVE /t//01/011# .. . PROPOSED FNEST ELEVATION PROPOSED YWEST ELEVATION @ 1/4"= 1'-O" AS.2 COPYRIGHT THEODORE K eur ASSOCIATES PC 97=t NEN ROOFING MADE I - OF RECYCLED MATERIAL OR METAL ABANDONED <SAS HEATER FLUE NOTE: ENERGY EFFICIENT REPLACEMENT MINDORS MATCH EXISTING SIZES ~/*- TO BEREMOVED THEODORE K SUV EXISTINGBOARD AND BATTON ASSOCIATES PO ~ SIDINe TO REMAIN. MROH\TECTS AND STRUCTURAL ENeINEERS P O. BOX 1640 / F NEA DOOR AND PORCH BASALT. COLORADO 81621 23230 Hrrf. 32 =1&:g=.ag DOOR FV SCREEN F FOR VENTILATION « f H 8- 1 / 1 - , .1 / 1/-<=3~ 1 1 , 11 / WH 1 IT 13- 28, 822*80 1 1 75 -0----0.- S -- I ./ -- .... t I PROFESSOR' 1 1 1 1 AGES: --0------ --------- --------- I ' ' 4~ HOUSE REMODEL 11 1 ASPEN J .1 COLORADO CRAY'vf Grm CHECKED: PRNTED. 2-20-46 NEFN PASSIVE SH2[ImA OLDEST PORTION OF HOUSE: TO REMAIN MORE RECENT: TO REMAIN SOLAR GREENHOUSE pNaposED IC * FNEST ELEVATION PROPOSED ~IEST ELEVATION @ 1/4"= 1'-0" AS.2 COP•(R\GHT THEODORE K GUY ASSOCIATES PC 00 , NOTE: ENERGY EFFICIENT REPLACEMENT,NINDORS MATCH EXETING SIZES THEODORE K GU¥ ABANDONED) METAL STOVE ASSOCIATES PC· VENT REMOVED) paol\TECTS AND STRUCTURAL ENGNEERS NEM ROOFING MADE P.O. BOX 1640 OF RECYCLED MATERIAL &539702&<00.1621 4 - r' OR METAL PHONE (903) 121-3167 1 , FAX (903) GE27-4813 1 1 EXISTING FNOOP SHINGLES AND 1 1 / 7 · BOARD AND BATTON SIDING r - 9 AND SHUTTERS TO REMAIN 21 NEM PORCH POST NER PC)RCH AT KITCHEN -1_1.-LI~l~~li . 1-1_ L 1 11 -11 LL 1-1-11-1 11 11 d ; L 11 28™ EndaSE, ---------0 ---------- 74 0--------- -----0---- EXISTING TRIM ---------- ACCENTS NOT ------0--- REFURBISHED PORCH - / AGES: ALTERED NER PORCH POST ~ ~ HOUSE REMODEL - PROFESSORS - NER HALF POST -- ASPEN REBUILT STEPS COLORADO »J 103 . OR,-4: Cy97 a'ECKED: PRNTED 2-20,6 2~C.Im.gi OLDEST PORTION OF HOUSE: TO REMAIN ... PCM:KCH I NORTH NER pworOSED CELEVATION NER PORTION -4*- PROPOSED NORTH ELEVATION OF HOUSE BEYOND @ 1/4"= 1'-0" AS.3 COPRIS+IT :I~ 9 0 0 0 NOTE: ENERGY EFFICIENT REPLACEMENT FNINDOFNE EXISTINe BOARD AND) AND DOORS MATCH EXISTING SIZES. BATTON SIDING AND ROOD SHINGLES TO REMAIN NEPN BOARD AND BATTON ~ SIDING TO MATCH EXISTING REFURBISHED PORCH THEODORE K GUY ASSOCIATES FC / NER ROOFING MADE / r OF RECYCLED MATERIAL OR STRUCTURAL ENSNEERS - - ~ NEAHALF POST ARCHITECTS ANCP ~ ~ 'METAL NEN FORCH POST P.O. BOX 16440 23230 Wmf. 52 BATALT. COLGRADO 31621 4 - r' PHONE (909) =27-3167 PAK (503} 927-4813 1 1 1 1 -% -u- _ALL -'j L U-11. 11 -11] LL LI ' |lU - 4 ------- 28= Bit:MEE& 1 ---------- ---0-----0 4 4% P ---------- -0-----0-- --------0- ---------0 AGES: 1 1 f ~1 PROFESSOR'S HOUSE REMODEL ASPEN C.O\-08.ADO 01~-N: O'174 Gblea€)1 NER PASSIVE PRNTED: 2-20=6 SOLAR eREENHOUSE MOST RECENT: REMOVED AND RECONSTRUCTED OLDEST PORTION OF HOUSE: TO REMAIN PROPOSED 2~CII11,i D. .1. b EAST ELEVATION PROPOSED EAST ELEVATION @ 1/4"= 1'-0" AB.4 COPYRIGHT THEODORE K GUY ASSOCIATES PC E: ENERGY EFFICIENT R MENT MINDOVE EXISTING BOARD AND AND DOORS MATCH 6 SIZES. BATTON SIDING AND MOOD SHINeLES TO REMAIN - NEN BOARD AND BATTON ~ SIPINe TO MATCH EXISTING REFURBISHED FORCH THEODORE K GUY ASSOCAATES PO | NE:A ROOP'NE, MAOE ~ . ~~WEA HAJF PCEN D,zoirears +440 / OF RECYCLED MATERIAL OR STRLCTURAL ENGNEERS METAL NEN FORCH POST /lilli PO. BOX 1640 - 23280 Wrf. 32 - BAGALT. 6<21.ORADO 31621 4 - r' PHONE (303) €21-316-7 PAX (SoS) 027-4819 1 1 1 1 1 1 ¢' L Ull 11 -1.Ll 1111 LT I .1 11 1 \ I ---------- 44 , t ---------- ---------- -0--0---- ---------- I--------- AGES: 11 -09 PROFESSOR'S HOUSE REMODEL - ASPEN COLORADO c.r, CHEa<22 NER PASSIVE SHEELIBLI PFNT'Pe· 2-20-06 SOLAR GREENHOUSE MOST RECENT: REMOVED AND RECONSTRUCTED OLDEST PORTION OF HOUSE: TO REMAIN PROPOSED 1 I WAST ELEVAT~ PROPOSED EAST ELEVATION @ 1/4"= 1'-0" C,PfRefr THECO<ORE K 611¥ ASSOCIATES PC MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development Directot 2 FROM: Amy Amidon, Historic Preservation Officer RE: 316 E. Hopkins Avenue, Howling Wolf- Minor DATE: April 10,1996 SUMMARY: HPC approved a patio and below grade expansion for the Howling Wolf on March 13, 1996. At that time the applicant was asked to return to HPC in a public hearing to request waiver of on-site parking. Currently four spaces exist. All four will be removed to accomodate the patio dining. The building is a local landmark and is located within the Commercial Core Historic District. APPLICANT: Warren Ryan, owner, represented by Sven Alstrom. LOCATION: 316 E. Hopkins Avenue, Lot O, Block 80, City and Townsite of Aspen. ZONING: Commercial Core. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for HPC to grant approval. 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 the 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 five hundred (500) square feet or the allowed site coverage by up to five (5) percent, 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 Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: The outdoor deck which has been approved by HPC allows the applicant to expand dining space with minimum impact to the historic structure, therefore staff supports waiver of the on-site parking spaces. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The property is located within the Commercial Core and has access to public transportation. No on-site parking is available for customers at this time. 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 no impact on the historic significance of the parcel. 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: There is no impact on the architectural integrity of the structure. ALTERNATIVES: The HPC may consider any of the following alternatives: • Approve the Minor Development application as submitted. j • Approve the Minor Development application with conditions to be met prior to issuance of a building permit. • Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) 0 • Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends HPC approve a waiver of four parking spaces for 316 E. Hopkins Avenue. RECOMMENDED MOTION: "1 move to approve the minor development request for a waiver of four parking spaces for 316 E. Hopkins Avenue." ADDITIONAL COMMENTS: 0 0 CONS-ir US- CN ,+PEAS 1<iTO-EN ADD inoN = 2 33 ST,=7 STAIRS 1 COMMON A#BA - 330 5Q.Fr. ¥. OU"IDOOR F»WIN~/ 84-7,0 - 819'16 st. F:T · ~t FIRST FLOOR PLAN-EXISTING . -- - 5,URA'j RD,4 DEMO - 54 22. 97, EX'ST, /3#EN DEN< O = ; 1.1 SR. Fr: -- «lu>. -I - . li 11 4 llll 11 P Igrrjr P - 5-17WL -.1. - 60;N 1 540< 5*Q, f.; 5444-.il | 30'K 0 - - -RAS,4 f 11 1 1. 11.2 11,/3 - d ARREA , lilli 7- -t 1 1 1 . = 1 .1. 9- NEINI 6,6,~NDICAP -4 2 20'3¢*r /< ~ DU-=)COR 5,AR 3- ~ 1 1 ~L-t - 1 ' . P i , 6: / -. ti-#tre:¢4 +14 ...4 it.r·A·.4.·ri·--pil, ..Ar~r.· I.,- lit . -· A , q\ i/\ ~ ~ 4;ORRI / --1. . L_>sl Y . - \>/ - I exr:& · f /1 - :. . - / : N:N .) \/ ., CONCRETE - ~ - ' . RAMF=' - · 1 1 I * ·~l/-1 i limie'9/ »45»ON ./ CAQ 59¢k' Ne .... Slome ... 2&26/ -NEH '<ITC-+EN 1 - I>fas .\ 4 - .0. - \/ - (2.3.32 120 . :.: \ / .. ...... -]*6 -f- - WINDoN 21 1 .. -----~K 1, /.\ . .. \ PORCH· . . NEIN )11 '%/ ,.1 0 1.4 4-L-=404*14 9-- % - " -- 1 1 11 . - %08,••IN · · L.2 - --2. , . 1 , . BRIC,< 111 - 0 51«10.10+T ~1 . 11 - *At Ne\ . . , ·-2&< , --4*:3 943·.~ 1 .. · · 1 5 0-3. I . 3~,~A-,E \ .. 1 1 U \ . 6.--t- -- / / ~ ieAT pT: teht FENCS FIRST FLOOR PLAN,NEW CONS TRUC T/ON . 1/4":1'.0' . : 467 1.,Mut 4. MEMORANDUM TO: Aspen Historic Preservation Commission 64* THRU: Stan Clauson, Community Development Director j FROM: Amy Amidon, Historic Preservation Officer RE: 834 W. Hallam Street- Extension of conceptual approval DATE: April 10, 1996 SUMMARY: This project received conceptual development approval on April 26, 1995. Section 26.72.010 (F)(3)(c) provides that an application for final development review shall be filed within one year of the date of approval of a conceptual development plan. Unless HPC grants an extension, failure to file the final development application shall make the approval null and void. At this time the applicant, Michael Hull, requests HPC approval for a one-year extension of conceptual approval, to allow more time for study of the final design. The conceptual review packet is attached for your review. RECOMMENDATION: Staff recommends conceptual development approval for 834 W. Hallam Street be extended until April 26,1997. RECOMMENDED MOTION: "1 move to extend conceptual approval for 834 W. Hallam Street to April 26, 1997." 1-g MEMORANDUM To: Aspen Historic Preservation Commission From: Amy Amidon, Historic Preservation Officer Re: 834 W. Hallam, Conceptual Development- Public hearing Date: April 26, 1995 SUMMARY: The applicant requests Conceptual development approval to construct a second story addition on top of an existing wing at Poppie's restaurant. The addition is to be used for an employee dwelling unit. An increase in F.A.R. for this purpose has been approved by City Council. This house, the Nellie Mcelimont house, was built in approximately 1889 and is basically unaltered, except for additions to the east and the rear of the building. Most of the original detailing is intact. This site is a designated Aspen landmark. APPLICANT: Michael Hull, represented by Jake Vickery. LOCATION: 834 W. Hallam, Lots K and L, Block 10, City and Townsite of Aspen. SITE, AREA AND BULK INFORMATION: Please see the attached information, provided by the applicant. Development Review Standards 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adj acent parcels when the subj ect site is in an "H, " Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area 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 Cottage Infill Program for detached accessory dwelling units, pursuant to Section 5-510 (B) (2) . Response: According to the 1904 Sanborne map of this parcel (attached), it appears that the one story addition immediately behind the 1 1/2 story house is either original or early enough to be considered significant. (The map also shows that two outbuildings have been demolished and the existing porch appears not to have been original.) The presence of historic windows on the west, and also the form of the mansard roof also suggest that this is an old addition. The proposal involves demolishing the roof of the historic addition, but leaving the rest of it intact. The employee unit creates a second floor at the rear of the building. Staff finds that the.proposed addition is compatible in mass, scale and general design with the original structure. The ridge height of.the new addition is slightly taller than that of the historic resource, but this should not be evident from the street. The architect has retained a sloped roof form over the one story addition for drainage and to serve as a "railing" for part of the deck. This element also reflects the historic roofline. Staff's only recommendation on the project is that the Commission and architect evaluate whether any more distance can be placed between the south facing gable end and the historic house. The proposal sets them only three feet apart. A number of setback variances are requested, mostly due to existing conditions. A parking variance of two spaces is also requested. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Only one other historic structure, 920 W. Hallam still exists in this neighborhood. Both buildings are well preserved and are very important visual markers as one enters Aspen. 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: Staff finds that ~the pro,posed additj-9rl' will not diminish the historic significance of this site. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural character or integrity of a designated historic structure or part thereof. Response: The architect has established a fairly simple material palette for the addition. This is appropriate as the historic structure has a number of prominent decorative elements, such as projecting bay windows and unusual dormers. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Conceptual approval as proposed, finding that the Development Review Standards have baen met. 2) Conceptual approval with conditions, to be met at Final. 3) Table action and continue the public hearing to a date certain, allowing the applicant time to revise the proposal to meet the Development Review Standards. 4) Deny Conceptual Development approval, finding that the Development Review Standards have not been met. RECOMMENDATION: Staff recommends Conceptual approval be granted with the condition that study be given to the distance between the historic house and south gable of the addition. Additional Comments: 440.H. D (2) --- -4 - W=i=FRAN=G E S= ========1 = ' . 13- 73 W-- 75' .7 4 4# 4 1 D.8 2 L_-1 1 )E E A. 8. C. D. E. E G. H. 1. A, 8. 10 1 1 !21 12EL kil 1/ ig,>4 %11: f ../. COLD). x 1 . K. L. - M. N. 0. P. Q. R. S. K. l. / *7\ - /X 1 1 z.1 1 M .D M x U_ -t I -411 4 .,0 D 2 x ri 634 1820 622 816 £00 jb497 -3 5.31- uu. 1-61\ a~_ W. HALLAM ~ Ll/\ (101- 817 805 801 1 X 1) I L_~ D 1 01 . 17'-4 1/ 0 9 8. C. D. E. F G. H. 1. . t 7-1 ><:El 17-7___~ , ~ 4,14,kilar·K.·· us 1 / Jrl 11 --1-2-1 W '914<4-** 1 1*1X l\ K. L M. N. 0. P Q. R. 5. ~ K. / r'--1 HISTORIC ARCHITECTURAL BUILDING/STRUCTURE FORM State Site Number: Local Site Number: 834.WH Photo Information: ASP-E-18 Township 10 South Range 85 West Section 12 USGS Quad Name Aspen Year 1960 X 7.5' 15' Building or Structure Name: Nellie McClimont House Full Street Address: 834 West Hallam Legal Description: Hallam's Addition to the City 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: Victorian Cottage Dimensions: L: X W: = Square Feet: Number of Stories: 1-1/2 + 1-story rear addition Building Plan (Footprint, Shape): Simple Rectangle with Rear Extension Landscaping or Special Setting Features: Front (north) 3 mature cottonwoods; side (west) 5 mature cottonwoods; wrought iron fence; drainaqe ditch Associated Buildings, Features or Objects - Describe Material and Function (map number / name): None For the following categories include materials, techniques and styles in the description as appropriate: Roof: Simple gabled with east shed; asphalt shingles Walls: Clapboard with wood scalloped shingles at gable ends Foundation / Basement: Unknown Chimney(s): Center, simple red brick Windows: One-over-one double-hung with 1 type shallow-projecting bay with shed roof with one-over-one double hung window, supported bv scroll brackets at front and 3 shallow-proiecting bay with shed roof with one-over-one double hung window, supported by scroll brackets at west side, hipped attic dormers west and east sides Doors: Front: 2 paneled light/2 panel wood Side: 2/3 light Porches: Front: simple qable, open over entry, turned posts and balusters and simple cut out frieze and brackets General Architectural Description: It basically remains in its original appearance. A two-story structure with a gabled porch entry. Other than the linten-head dormers, no unique or elaborate details embellish this structure. Additions have been made to the east side of the entry. Simple front facing gable cottage with east side 1 story porch enclosure and rear 1-story gable extension, flat roof rear extension. Page 2 of 2 State Site Number Local Site Number 834.WH f FUNCTION ARCHITECTURAL HISTORY Current Use: Restaurant Architect: Unknown Original Use: Restaurant Builder: Unknown Intermediate Use: Restaurant Construction Date: 1889 Actual X Estimate _ Assessor Based On: MODIFICATIONS AND/OR ADDITIONS Minor Moderate X Major Moved Date Describe Modifications and Date: Additions and Date: Side (east) porch extension, shed enclosure, rear hipped roof extension, rear flat roof extension; dates unknown 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 Key Local Rating and Landmark Designation Signif icant: Listed on or is eligible for National Register Contributing: Resource has maintained historic or 11 - architectural integrity. 0 o Supporting: Original integrity lost due to alterations, however, is "retrievable" with substantial effort. Locally Designated Landmark Justify Assessment: Modifications do not impede character of this building, which along with its site features, presents unified face to street. Associated Contexts and Historical Information: This structure is historically representative of Aspen's early mining era. This modest structure is of historical importance bv illustrating the family/home environment and lifestyles of the average citizen in Aspen which was dominated bv the silver mining industry. Tax assessment records show that improvements were made to Lots K&L of Block 10 in 1889 by Nellie Mcelimont (also shown as Agnes) who sold the property to John Bolam on 06/10/91. John Bolam's name appears on this structure on the 1896 Willits Engineering Map. He sold the property 08/05/11 to Hatte Johnson. Auton and Ludwick Skiff owned the property from 05/10/38 until 1972 when this building was converted into THE GOLDEN BARREL restaurant. 8 . other Recording Information Specific References to the Structure/Building: Pitkin County Courthouse~ Records; 1896 Willits Map Archaeological Potential: * (Y or N) Justify: * Recorded By: Date: March 1991 Affiliation: Aspen Historic Preservation Committee - City of Aspen Project Manager: Roxanne Eflin, Historic Preservation Officer/Planner LULU,k.DC,1110(1.- .L . Fl /'6 - c., t ' laND USE APPI;ICAZICN ECEM 1) Project Name 977163 PMel,09€4 0 *#rpe ill 21. .. Project Iocati~ 8374 \M , -HAIA.AL 1,110 1 13.oq-0 01- i to-k )< 1 L , 8(6 ck_ /0 , 44 4 -7-hin»£4 . (indicate street kkiress; lot-& 1316dc x*mber„ legal description where appropriate) 3) Present Zorling 4) rot size GOOD 5) Applicant's Name, Address & Phone # M\41** 1.-1-U /L ~ 13*111/ 10 Al:&50 8 -5 4 W : - 14*<uu.~+. 9-2.5-3-3-19 6) Representativers Name, Address & Phone # . J ·Ate '\1 jolok»~ 66:44-t 1 0 0 9 9 24 k) 4. 925- 4660 7) TYee of Application (please check all that apply) : 9 . >4 ' Coneeptual Hist=ic Dev. Conditional Use n Oonceptual SPA Special Bewi-er Einal SPA Final Histxiric Dev. 8040 Greenline . Conceptual POD . Minor Historic Dev. Stream Margin Final POD Histonic Demolition Mourriain View Plane , Subdivision -21 Historic Designation - . -- . Condcminiumization l'ect/Map Amendmerit al@S Allatmerrt Lot SpU.*Int line. - GMN ]D=ption -7 Adjustment- 8) Description of Existing Uses (rxmbet and type of existing- structures; approodmate sq. ft.; nunber of bedrocos; ,aror previous approvals granted tb the property)..- 4*j ¢(In ·Fer?/MIN f 50 75 - PA B SF {2€,1-17®J WATE 9) Description of Development Application 000 971 + 9 M ¥ 04#€ 11 N f-1-7 · - j 10) Have you attached the following? Y Response to Attachmerrt· 2, Minimum Submission Corrterrts V Response to Attactment 3, Specific Submi-ssion Coatents __*L Response to Attadimerrt 4, Review Standards for Your Application - SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT·APPLICATIONS IMPORTANT Three sets of gtea-Lfully labeled drawings must be submitted in a format no larger than 11"x17",OR one dozen sets of blueprints may be submitted in lieu of the 1 1 'x 17'0 format. 1. 1 ·· 4 9 11< ' 1 . 1 . . 1 4 ; 1,34. APPLICANT: 1 11 1 CHAUL,/ -1 1, 1 ADDRESS: 334- (A). HAL(Afh. 1 ITA ./hi,17 0/·f-t) - ZONE DISTRICT: 9.6 LOT SIZE (SQUARE FEET): EXISTING FAR: ALLOWABLE FAR: 11 7. 2 o PROPOSED FAR: 1 62 49 EXISTING NET LEASABLE (commercial): 6 X 191 ' 4 , U 4/\ - 06120 01,1 i 1 11 /z< 11 0*- < ~~ /1 L-A...A ,/ d PROPOSED NET LEASABLE (commercial): EXISTING % OF SITE COVERAGE: >Wt/\4+1 116*JJ. PROPOSED % OF SITE COVERAGE: M 4 5 +N ! 643 EXISTING % OF OPEN SPACE (Commerdal): , 1.1 A- PROPOSED %OF OPEN SPACE (Commer.): kjo l,14%4. )66 EXISTING MAXIMUM HEIGHT: Principal 81®.: 3 0 * ' 02* ' /Accessory Bldg: i 9. PROPOSED MAXIMUM HEIGHT: Principal Bido.: 3'0 f Accessov Bldg: - hi A / PROPOSED % OF DEMOUTION: 1 0 51 /M N, 1-6 STD Gi ¢ L EXISTING NUMBER OF BEDROOMS: - 0 --- PROPOSED NUMBER OF BEDROOMS: -U EXISTING ON-SITE PARKING SPACES: .~1% ON-SITE PARKING SPACES REQUIRED: , Lf *. SETBACKS: EXISTING: ALLOWABLE: PROPOSED: Front: 45 Front: 4,0 Front: 'ZE> Reac k Rear. 10 Rear - O Side: 1 9/ g Side: 10/4 Wider 9 Combined Front/Rear: 4,9 Combined FWAr: 36 Combined Front/Reac 9,6 EXISTING NONCONFORMITIES/ 90311' 1 *y) 07¢'F 15&0(6 ENCROACHMENTS: r,fal 4- ' 1 ke J VARIATIONS REQUESTED (elioible for Landmarks Only: character comoalibiliN.inding must be made by HPC): -1 / -1 C. 0. :9 1 . Minimum Distance Between Buildings: , tin. A)6 SETBACKS: Front: ,1 4; Parking Spaces: Rear: O Open Space (Commercial): h.)C Side: N d. Height (Collage Infill Only): N 07>2 .- 1 r- :' Nong Combined Frt./Rr: - -p,/ 6 92 Site Coverage (Collage Infill Only): 0 September 13, 1993 Amy Amidon Historical Preservation Commission 130 South Galena Aspen, CO 81611 AUTHORIZATION TO REPRESENT Dear Amy: The purpose of this letter is to designate Jake Vickery, Architect, (tele 925-3660), as my representative to act on my behalf concerning Landmark Designation and the addition of an employee unit to my property at 834 West Hallam. Sincerely, 0 Michael Hull, owner E t*-1 2 -6 3.--tvof 3 834 West Hallam jn D 0 Aspen, Colorado 81611 IL·: 1 0 /2. 1/1 1/ C QU.' i... *. . t.- LL.1· -·C ' %.ly . a.:i A l) L ., A , 1 j 0 (4 B) The neighborhood is multifamily of ~ recent vintage (contemporary vernacular) to the South and West. The Forest Service SPA has several non- historic one story structures immediately East. Except for the two story dorm, the rest of the block is wooded and undeveloped. Poppies acts as a neighborhood anchor and identity marker. The placement of the new square footage in a "secondary" massing is consistent with HPC directives. It emulates and is compatible with multiple structures occupying other similar historical parcels. (4C) The proposed addition is to the rear and side of the existing resource. In addition, its placement preserves and utilizes the existing side yard and side yard, trees, and irrigation ditch. Preservation of the structure in tact is % far preferable to adding on or corrupting the historical resource by adding to and modifying its upper level. In this manner, the cultural value is maintained. (4D) The architectural integrity of the existing structure is kept in tact with the addition clearly separated and it's own architectural element. No demolition of the resource is required and only minor demolition of the roof of the non-historic addition is required. (3A-1) see attached survey and site plan (3A-2) Materials will be similar to existing but lighter and smaller proportion. (3A-3) see statements above - paragraphs 5 A thru D (3A-4) This project falls into Category C: erection of a structure greater then 250 gsf. . POPCR02.WPS 1 1 j . j Page - 2 0 834 West Hallam - Poppies Bistro Cafe APPLICATION FOR CONCEPTUAL REVIEW OF SIGNIFICANT DEVELOPMENT - SUPPLEMENT (attachment #, Item #) (2-1) see attached Owner's Authorization Letter (2-2) see attached Legal Description (2-3) see attached Disclosure of Ownership (2-4) see attached Vicinity Map (2-5) Compliance with relevant Review Standards: This proposal would add an Employee Unit above the rear portion of the exisitng flat roof addition. The new unit would clean up what is already there and be derivative but subordinate in style, design, and treatment. It would allow on site housing for an employee family in such a way as to not disturb the existing historical resource. 0 The existing original structure would remain totally in tact. The new unit is to the rear and side of .the existing historic resource. There would be only minor demolition of some roof structure of the addition to make way for the new unit. (4A) The roof forms and general massing are similar to the historical resource in shape and proportion but smaller in scale. Detailing will be related but thinner and lighter and will be clearly distinguishable from the old. It is compatible in character to the historic resource. The requested parking variation of 2 cars would keep cars from obscuring the foreground of the hAstorical resource. The alley currently dear ends and provides 4.spaces. j ...I ~ ~40 Li~ pote:~_~9 -~~*12Ve%~~~~ .: 3.0. 00' 1 -M- . 0 0 9 /5 A.· ..,Ff - r 20/ ' 6ullotaf 1 - s 6 rk Florrie -4/ O 11, t-£ 0* 0 Scalk: 11'2 20' 2 - g/ A 0 - 4 . f tf 7 -1 7.0, , 4 1 d U 0 . r i . . , 4/ - a,7, '.,l' 5,_ 0 6 -7,4 ... //, 9, 0 / i Lox k l 11· i - a f) 14 7\4.thrBi 0.17 1/2 0 71 -f 13 ti (A i #C .7540 1,4 1 W .3-4(( 0 . 00, - , ~"14. 9, ... NOTES e. - indicates found rebar and cap 0 - indicates set rebar and cap marked L.5. 14111 The real property described hereon does not lie within the limits of a 100 Year Flood Hazard Boundary. Legal Description: Lots K and L, Block 10, City and Townsite of Aspen, Pitkin County, Colorado. I hereby certify that on August 16, 1993 a survey was performed by me on the parcel of land described hereon. A two-story frame house was found to be on said parcel as shown on. this plat. All easements, encroachments and rights-of-way in evidence or known to me are shown. This survey is true and correct to the best of my .knowledge and belief. 96 N . By: A.k.C-6,%,1- Sydn¢ Ling{come P.L.S. 14111 f I 4 ..d;. 35rvip,v*OVe,Vie 4, Slurveu, , ( ' 44/ * 1 € z .0.0 2 - •4 8341- W. 3-€0.- cent %€,ree·&3 As:pe'An Colerndo BYx ONES IN SPACE 1 "41.... I . . / 1 ..''I , I . . I ....0 ---- SYDNEY. UNCICOME (L.S.14111) BOX 12~ CARBONDALE, COLO. 303-963-3852 I 7 /bu~. 4 99 3 1 SCALE:1% 20' 0 1 1*#2<e."t.4 . . 1 . -0 -- L . . -Ill 0 :- ..0 - 9 1· *f -4- \A .. 4 1 1 1 . 1 //I .. . ///A . 4 .1 .. illi I. ..- It .. ' .1 - -7-%6 /1 - *.#1 . 94, 1 - -I . . I . I / · - , \\.\\\.. 1 . 04*rIHA 9110[UM l.«f[M['*.3.0- >· ' ..*,~· \ 1 1 _ . 841- 4,81*Fwt * .- , j-*.A@tf441**kE<\2>6 -| -- .. / /A . . ' , , '1 1-. i ·//A . e. 0 1,406>42%94441. 1 , . . . :1, 6 1 4-2...034\:lit. . i 1 4 -*fily-8'44 ,4.eli r- I . . 0 11 . .1 . ,, -0416718#ferlf« WHAL - 4 - 1 1 S ® 0 - 0 -ifFWAri,ti-- -er*07/i- -1 - - -2-2- - ... 16 - 1. - 64. 49/ I. - ~1~~~~~20 JAKE VICKERY EX. SITE PLAN 100 SOUTH SPFUNG ST. •3 . ~ ~ /~5-if , POST OFFICE BOX t236O ~~12. . ASPEN. COLORADO 81612 41 6 :7, le 1_-Ll-- -¥'1»1~>\~~kt e. Avir /!~l 1 , . 45 16| 91991. 11 91 I. 1- f 1 - - 1} .......1111 ~ . lili 1 1 1 , I I 1 - .0 ..... . I ./ 1 .·· 9. . .-1 , 1 1-% ·· Lar- A· a t•' ·r t·- . 4 4 - ---- , 1 . . K 1 \ t 4 -----2-1 - I 'Fw,& *P#4 - ~ '627#0 4f Me,MA.. . d=>MA-· «;*dfS-7 't - ' 4 . . i . . . EX BASEMENT .'PLAN - 1 8 7 '5.. --lerries EaH Me·~~EEN .,th.12, 1-1-16>H JAKE VICKERY El . 100 SOUTH SPRING ST. 03 POST OFFICE BOX 12360 , _ ASPEN. COLORADO 81612 - " ' 1------ -C 1* 7-1-1-0{- - --· TELEPHONE / FACSIMILE (303) 925-3660 ' I . :S 4.. I ..4 r - I - I. . 31'+. - ./ 1,(111!lt I 1 C K+1. 1(~~i . . 66, . . '10¥ - %10 r ; : t..~~~ 0 ... .. 1 ... 4~. . . . 4 . .1 14 '1: 1.- L 1 , I .t . 1 357'Hi HA / I / ... : I , M N 11 I.- 1, 1. 4 - 0. 1.- . - . , .% ...L- . i -=-,r.= -0-* = 1 +=7 -: I 1.. 44 ~ T+Ill· * p i 4 . I 1 . 1 - - t# . 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I 1 -LJ 11.' . 0 ( 39 -3] 7 - - . 11 r7/7< 1· . .. -0 1 1-- .LIGN-!11 1 - - 6 - EX. SOUTH ELEVAT ION 013- 7 15 286 *[ 1-11 --rittiep MklikE 1 f I - I //4/3113 . 4 .1 1 -t. 1 - -.IiI . 1 .. 1 1 1 V 'C. . . .- .........,---1 . 6 . 1 .. . .. . --- ;4 ' - 9- .. 43+ 1.- . 7,4,=ad ... . JAKE VICKERY . I ' 100 SOUTH SPR]NGST. 03 1 fE-WEST ELEVAT IGN ~ 43 ASPEN..LO D081612 1·9; · ' POST OFFICE BOX 12360 - 37'2"f (303) 925-3660 ,0 if: i TELEPHONE / FACSIMILE - 0, 3 7 ' · I ./il . . 0 - 414 : - ~ *tup-- . ,"I . 49'.·- + .. .1 - t _- 021' 1 . 142 · 943.- /9. 1-, .fl''+ - 0 fl 4~# ~ 1,·t 1 22,2 . £01.. ' /* I . I ..2 . ll . 1 > RA /1 . 1 4 . . 1 - .... EX.-NORTH ELEVATION_. 7 IF - -t A 0 . 4- . 1 .1 1 . + 1 L . tri 1 1/1*. 1 1.. - - U.: . 11 U -. ... .. I----1 290 JAKE VICKERY I . I. C , - 100 SOUTH SPRING ST. 03 ~. · POST OFFICE BOX 12360 EX. EAST: 1ELEVAT I·ON · P> - L___ 1 .1 ASPEN. COLORADO 81612 74.-- ..TEUPHONE / FACSIMILE (303) 925-3660 *r#Frifi®j r*-r-~e~-+gbY.111014 334 ' · *29.-i · ht lilli<+1 E 1 Ck l· 1,) ... -tel P .. . .. t 1 0 . . . . 1. -1 .. 1.-: 1 1. 1 I - I . - \. - - .- i 1 . N.OR T H ELE VAT-ION -6 . /41. -. - 11 11 .. . .- :1 .1 - 1 · , . 1 .. .. \ 1 1 1 .:. :1.1 1 1 1 - \ J .. a . .... ... ..- EAST ELEVAT ION JAKE VICKERY POST OFFICE BOX 12360 100 SOU™ SPRING ST. •3 _*Eck__-jEEk<*06_2€891_ 1 N ASPEN. COLORADO 3161: Ag. 1. TILInIONE / /ACSIMILE (303) 923-366·0 . .... I r .... ti U . . . .. . I I. ./ .. .. , 1. .. i • .. . 4 . .- -4. . 8 11 .. .. 1-4 . . - e - . I. . I. . . SOUTH ELEVATION. . . I. ' 1 / i! 1 !11\ / il: il \.. / i l. -+ / ilii! - 0 . 1. L Y ir. 2 : 11: -... 1 i ' 1 1 .Ili I.I' I 1 . lilli. I. lilli 1 F ':11 1.111111 1 [L . . . . Ili i i. i ili li I - . . . I 1 ===1 . i !:----i ~. L-JaM .1 .C:=Al ,-1 --- . e -, .. I. 76 1. WEST ELEVATION ~ ~~ JAKE VICKERY POST OFFICE BOX 12360 too SOUTH SPRING sT. 0 7 ~|:14 - -- - --- ~. 32.EE.*u__-€.~.IC~er*E_43€REE€ti~ -1 0 7 15. ASrEN. COLORADO 01*12 /303) 915-3660 TILI"IONE / #CS:14:LE .· ........