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agenda.hpc.19960724
AGENDA ASPEN HISTORIC PRESERVATION COMMISSION July 24, 1996 REGULAR MEETING COUNCIL CHAMBERS 5:00 I. Roll call. II. Commissioner and Staff Comments III. Public Comments IV. OLD BUSINESS 5:15 A. 1008 E. Hopkins - worksession 5:35 B. 706 W. Main - conceptual (PH) 6:05 C. 123 W. Francis - variance (PH) V. NEW BUSINESS CA- 6:10 A. 214 E. Bleeker - Lot Split - Conceptual, partial demo (pmkl,/c hz n 0-0 -6:55 - ---4*:----222 W. Hopkins - Minor Development e'ire- M.2.JEL>(04 7:15 C. Meadows - Minor Development 4 9-57 7:35---- -B.-41+N. 474 - Worksession CWP AOE+J CA 7:55 E. 935 E. Hyman - Worksession 8:30 VI. ADJOURN Note: Site visit to 214 E. Bleeker and the 2 proposed sites for relocation of 1008 E. Hopkins. Meet in the alley of City Hall at NOON. Call Amy RSVP. **BRING A SACK DINNER IF YOU'D LIKE, LONG MEETING** 5 CIO (08£0 -4 PROJECT MONITORING nonnelley Erdman Meadows 624 E. Hopkins 220 W. Main - European flower 420 E. Main Galena Plaza Jake Vickery Meadows 520 Walnut Street - Greenwood Roger Moyer 303 E. Main 420 E. Main ISIS 939 E. Cooper 426 E. Hyman (Curious George) Martha Madsen 435 W. Main - L'Auberge . j,AtriE 706 W. Main 1 - 4,/~64/74¢T 702 W. Main Stapleton - 21, 2 0,-,-/1/1 525 W. Hallam Wyckoff , - 6(64/- 316 E. Hopkins - Howling Wolf · -- c c 04*- m Alstrom 624 E. Hopkins 712 W. Francis - Orbe residence 918 E. Cooper 820 E. Cooper 939 E. Cooper Susan Dodington 616 W. Main 316 E. Hopkins - Ho#ling Wolf Melanie Roschko 918 E. Cooper ISIS 123 W. Francis Suzannah Reid 320 Lake Ave. 303 E. Main Mark Onorofski 426 E. Hyman 123 W. Francis CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 406 W. Hopkins (Isis), expires August 23, 1996 0 E. Cooper (Anson), expires September 27, 1996 9 E. Cooper (Langley), expires November 9, 1996 520 Walnut (Greenwood), expires March 22, 1997 834 W. Hallam (Poppie's), expires April 26, 1997 123 W. Francis (Vickery), expires May 24, 1997 . j IE--10 MYLER & SCHWARTZ ATTORNEYS AT LAW DAVID J. MYLER 106 S. MILL STREET, SUITE 202 ALAN E. SCHWARTZ ASPEN, COLORADO 81611 (970) 920-1018 FAX 920-4259 July 18, 1996 Historic Preservation Commission c/o City of Aspen 130 S. Galena Street Aspen, Colorado 81611 'DOW RE: 1012 East Hopkins Avenue, Aspen, CO Dear Historic Preservation Commission Members: As you know, we are interested in pursuing an off-site relocation of the above-referenced property owned by Roland and Rae Marasco. On April 24, 1996, the Commission requested that we explore receiving sites situated within city limits and which receive exposure from the public. We investigated numerous sites such as: ACES, Anderson Ranch, the Aspen Art Museum, the Historical Society, the Parks Department, the Golf Department and the Housing Department. As a consequence, we would like to present two possibilities, the Aspen Music Festival School Campus and Lot 3, Ferguson Exemption, located on Aene Street. (Please see attached map). The Aspen Music Festival and School is in need of additional office space on their Castle Creek Campus. The Marasco house would be placed adjacent to another victorian mining house and would be enjoyed by many people as the school campus receives international exposure. The exterior of the house will be repaired and the interior will be remodelled. Copies of the Music Festival's proposal and a photograph of the site are attached for your reference. Furthermore, it is interesting to note that the Chabays, who lived in the house for ten years and then moved the house to its current location, have been involved with the Music Festival since 1950. We believe that relocating the Marasco house to the MAsic Festival Campus would be an appropriate site for this historic resource. j The relocation activity appears to be the best preservation method for the integrity of the structure since the structure cannot be rehabilitated or reused on its original site and the MYLER & SCHWARTZ Historic Preservation Commission July 18, 1996 Page -2- potential receiving site at the Music Festival Campus is compatible in nature to the structure. After reviewing the Land Use Code applicable to historic resources, we believe this property can meet the standards for an off-site relocation. Lastly, we are attaching a copy of Penny Evans Carruth's proposal with respect to the Aene Street site. We encourage you to consider a site visit of the Music Festival Campus and the Aene Street lot. Thank you for your time. Very truly yours, MYLER & SCHpl?9Z v David J. Myjky/ V DJM: 1js marasco\hpc.ltr . Morasco House Proposal to the Aspen Historic Preservation Commission from the Aspen Music Festival and School The Aspen Music Festival and School believes that our Castle Creek Campus would make a wonderful home for the Morasco House. We would appreciate being considered as the site of its relocation. The moving of the Morasco House could not be occurring at a more oppormne time for the Aspen Music Festival and School. The recent expansion of our programs and offices into Aspen on a year-round basis have dramatically affected our organization' s staffing and office needs. In addition, the Castle Creek Campus' historical significance to the Aspen community would offer a distinguished location for the Morasco House, which would be well-suited to its preservation. As the historic site of the Newman Silver Mine, established in 1888, the Castle Creek Campus boasts one of Aspen's longest continually occupied buildings. The Hardy Administration Building originally housed the mine's offices and employee lounge, complete with pool tables. The Festival's year-round operations, artistic, publicity, and student services departments are currently housed there; the mine's original safe is still intact in the office o f student services. The Festival's chamber music library and archives are housed on the second floor. With the generous assistance of the Aspen Foundation and the Pitkin County Commissioners, we ,are also looking forward to dredging the campus ponds next fall (which were originally created when the mine itself was built). This project will result in a more beautiful and well-maintained campus than we have ever seen before. In recent years, the Festival's consolidation of its staff, and the expansion of its programming and community service initiatives have resulted in the dramatically increased use of our Castle Creek facilities. Until the early part of the decade, half of the Festival and School's offices were located in downtown Aspen, and the other half in New York City. The New York office members traveled west every summer to occupy the Castle Creek Campus during the Festival season. Relocating the entire administrative staff to the Campus on a year-round basis has since saved the organization a significant amount in rent, travel, and communication expenses; however, we are now growing beyond our physical means on the campus. In the winter of 1993-94 the Aspen Music Festival introduced its Winter Music Series, which also necessitated the establishment of a year-round box office. The Festival's dedication to serving the Roaring Fork Valley community, a part of the MAA's mission statement adopted in 1991, has initiated educational programs such as Music-In-The-Schools and New Ears (a young adult audience development project) which have also expanded our staffing needs. New governmental record keeping regulations for non-profits have also required the expansion of the Festival's accounting department, just as a new endowment campaign will enlarge our development staff this fall. These efforts to strengthen our organization and better serve Aspen and our neighboring communities have been greatly successful, but in the process, we have all but outgrown the capacity o f the Administration Building and Business Office during the normal season. The summer is another story. The necessary addition of several seasonal staff positions, interns, and student traffic are more than our two offices were meant to bear. We would anticipate placing the Morasco House on the southern end of the campus, probably close behind the business office, which was originally the mine foreman's residence. (Incidentally, this location would be well outside ofthe path of any possible mudslide.) As we are currently planning a major office rearrangement this coming fall, having an additional building to utilize would truly be a godsend. In 1999, the Festival will be celebrating its 50th anniversary, for which we are formulating a new long range plan. This gift to the Castle Creek Campus would serve as an invaluable resource as we embark upon meeting the challenges which the next 50 years hold in store. Looking in the opposite direction, the Aspen Music Festival and School would also be honored to provide the Morasco House, a mine owner's old home, with a backdrop so rich in Aspen's mining history. MASON & MoRSE REAL ESTATE July 18, 1996 Mr. Dave Myler Myter Stutter Schwartz 106 N. Mill Aspen, CO 81611 Re: Marasco Hearing before the HPC Dear Dave: This letter is an outline of a proposal to move the Victorian cottage located on the Marasco property (1008 E. Hopkins) to Expanded Lot 3, Ferguson Exemption Subdivision. Lot 3 is located off Aene Park. The lot is bordered by City of Aspen property (also known as the Snyder property), Woerndle Subdivision, the Alpine Lodge, and Lot 2 of the Ferguson *A Exemption Subdivision. The seller of Expanded Lot 3, Larry Ferguson, is considering an offer from S&S Partnership for the purchase of the property. This offer has not been accepted by the seller. However, S&S Partnership intends to rezone Expanded Lot 3 to the AH Zone. If they are successful, they would then offer one of three locations for a site for the Marasco's Victorian cottage. I have enclosed a survey which indicates the three proposed locations. This proposal, therefore, is subject to S&S Partnership buying the property from Mr. Ferguson; subject to approval for rezoning to the AH Zone. As the listing agent for both the Marasco and the Ferguson properties, I plan to attend the HPC meeting to answer any questions. In the meantime, if I can be of help in any other way. please let me know. cerely, b \12 3 1 4 1 1 1;·Crp-- Penney Eva#s Ctrruth j Broker Assoti{1151 5 14 EAST HYMAN AVENUE ASPEN, COLORADO 81611 (970) 925.7000 FACSIMILE: (970) 925-7027 111 = 449.4 f 1.20 „~I""W W '41; ]11 i . 1 1 1Iii .1 " 111 1 1 lili I 1 1 11 lilli 11 111'll'11 i 111111'lfitjt'll'll'll'll lilli 111~ lili 411 011 #11 Wam I 11 !1 ~1111'11111 r 11111111 11 1111.1~ lili'1111~1+Ii' 111 - 4 hi Itjl 1 -lf rrilnft*; ir* ~ a 11. 411~ lilli 11 111 lili ' . 1 -1 1 1 V . t- , 4 1 lilli 11 111 ' 'u ' .r . AM#m 1 - 11 ] 6-r 11111'11 ! lili I .11 11 1 1 + 11 till ¢,... . . + - -1 1 1 r 4/,1111111 1 1 · lili lili 11 11 1 11 :%* A L.0 ., **r.7 2 11 1 lili.111 . . 4 4 ~| |1 ~|||'' ||~'|·IT ~i, . 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O-5-6 Red's Rd....................................D-E-4-6 :=r:.m" Rd .........E-H-6,8 West End St................ .......H-I-6 ~ Cottonwood Ln. ................. Willoughby Wy........................E.F.3-5 To Twin La s, 1 ....................................W-8 Westvicw Dr...............................1-7-8 92 1-4 212,*_2„. I...E.····· ~Wor=::,0.:-:.- 5,i.. IH~~ Dcan St..........................,4......„.11-5 Main St............................ ......0-H-3-5 Rio Grande PL...........................G-H-5-6 Snow Bunny.Eti.........................2-3 Wright Rd.......................................E-5 Independence ass 1 4* : Kd #® - KATo *roft * * #2 * ALPHA MAPS a AL,11 'lic 1.-- 1- , 2 12 -i 4,1.1 Ire- 1 't~ G MEMORANDUM 0 TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development Director~~J FROM: Amy Amidon, Historic Preservation Officer RE: 706 W. Main- Conceptual DATE: July 24, 1996 SUMMARY: The applicant requests Conceptual approval for an addition to an existing residence. The property is a designated historic landmark and is located within the Main Street Historic District. APPLICANT: Joseph and Susan Krabacher, represented by Robert Trown and Associates. 0 LOCATION: 706 W Main, Lot Q and the west 20 feet of Lot R, Block 18, City and Townsite of Aspen. ZONING: "O," Office, Historic Overlay District. PREVIOUS APPROVALS: The applicant has previously received HPC significant development approval as well as GMQS exemptions to develop the property as office space. That project has vested rights and will not be forfeited by the current application. 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 0 1 subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. Response: The project is an addition to the existing structure. Currently on site is a historic miner's cottage, with a large one story addition to the rear. This project adds a garage and laundry area as well as a second story master bedroom. An ADU will be created in the basement. No alterations to the historic house itself are proposed. Staff finds the placement and general design of the new addition appropriate. The second story addition is set far back from the historic house (approximately 22' back) and plate heights have been kept low. HPC reviewed the proposal on June 12 and indicated two main areas of concern, the unbroken wall plane on the west elevation and the fact that the materials on the new addition were identical to the existing construction. Since that time, the applicant has revised the proposal placing the new gables parallel to the historic house and breaking the roof mass in general into smaller forms. Staff finds the new construction to be acceptable in terms of compatibility with the historic resource. It would be preferable to_be able to create a more gradual transition between the old house and new construction, however the previous (1950's) addition to the building meets the homeowners needs will remain in place. The designer has included some second floor deck spaces which separate the new mass from the original house and create some breaks in wall planes. If HPC were to require some amount of demolition in order to create a "hyphen" between the new and old construction, that lost FAR would probably be placed in the addition, increasing its height or bulk. The applicant requests two setback variances. A rear yard setback variance of 5' (10' is required) is requested to allow the new construction to be placed at the rear of the lot. In addition, a west sideyard setback variance of 3'8" is requested in order to provide a lightwell for the ADU. Staff finds the lightwell is appropriate and necessary to the ADU. A number of windows do not meet the volume standard included in Ordinance #30. In addition, the historic'house does not have a "primary window". Staff recommends that HPC waive the primary window standard. The volume standard may also be waived if HPC finds that the windows as 2 proposed do not create scale issues in relation to the historic structure. 0 These windows do help to create a distinction between the new and old construction. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: There are few buildings still in residential use along Main Street. The addition required by the applicant to maintain this house as a residence has far less impact to the character of the resource or the neighborhood than does commercial development of the site. 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 proposed addition does not detract from the historic significance of the minefs cottage. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or 0 part thereof. Response: The historic portion of the house is not directly impacted by this proposal. Further information is needed in regards to differentiation of old and new materials. 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) 0 3 1 Ld-r~plek-,4 AD,4 U . 5%7/ fAa o O %34 00 I... 2:.1,90/ 10*+M (39$12%0' - 4) Meny Bevelopment approval finding that the application does not meet the Devel®pment Ffeview Standards. Recemmendation: Staff recommends HPC grant conceptual approval with conditions. At Recommended motion: 9 move to grant conceptual approval for 706 W Main Street, as presented on July 24, 1996, with the following conditions: ·PPLETAV~ i >4 G ~ Continue to study differentiation of materials on the old and new portions of the building forfnal review. ta T=G 6,371.C(\iTt 1.21> Wee SM-J 4-7 -ANAL th 4 3-90 , 4 4'6,#; /1 ktri/92&XI (2) HPC hereby grants a rear yard 5etback variance of£ and a west-516@yard setback variance of 3'8". ~,S-~=tz=:ttzz~~~f-£4 ' l- 3~ HPC waives the primary window standard and volume standard. 1.60© A·r- f,cilm C Cotul=:K. rEDACCI D -fleCCCAL 13-6 0-,10*. 4>4 41\.:tr N 06(U Le-. L.00 4 k 'fl erif' RUM+ + 1[002 Aut,LE 4' 4>185-0 01. u.,Sce-/ Al 6 6,1.1 C ~2~k~jy 41(1 f Fit tjtdirc. /1 ; A y-/it LL-,0-L +-63 ~2€ /2<- 3~--7-i £_-€__... 414 4 4/ 40 4 DUE 1 0 3 1 J t j 4 JUL-02-1'996 09:36 FROM ASPEN/El 1K1N COM DEV IU '9-92.04batd P.01 AlTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant B . r *sapH l<LgABA,r OPE | 1 1 Address: 306 \Al. NAA/14 SE- As:,~*t , CA Al 4< I Zone district: O 1 1 Lot size: 4/3'-,38 x. 100'-C)" 1 9.1 'r)0 F .f= Existing FAR: , '34: 1 Allowable FAR: . 75 : 1 Proposed FAR: . S8: t Existing net leasable (commercial): .- Proposed net leasable (commercial): - Existing % of site coverage: 3* - Proposed % of site coverage: 46 Existing % of open space: 46 Proposed % of open space: 51 1 Existing maximum height: Principal bldg: 1 G '- 0 U Acc:eson/ bidat Proposed max. height: Principal bldg: 25'-Otc Accessory bldh: _. . Proposed % of demolition: 0 Existing number of bedrooms: 3> .i Proposed number of bedrooms: 4 Existing on-site parking spaces: 0 On-site parking spaces required: 2 1 1 Setbacks Existing: Minimum required: ~ Proposed: Front 16'-Du Front: ID'- 0 " Frlont: 16 LO " Rear: 15'-,Ct Rear: 5'-2," -m N.cassoew 066 Rear: *5 Lot'T/) ACLEd.1012X US*Z Combihed Combined lb'-£)u -re> Uu IN.Gt Combirjed 546'll TZ> L.Nt·UG, AiRE:; AREA Front/reac Fronurear: . Front/rear: Side: 9'-C.-'<-(64 Side: 6,-Dll Side: 3 6 Loic ( 6) Sider 7 , -Au (W) Side: 9'-15 u Side: 41 1-44 (WJ Combined Combined Combiried Sides: i Sides: Sides: Existing nonconformities or encroachments: NOME, Variations requested: 4'-641~ F*le_120,41ME*Er AP- (,141.4{A- AREA #NID ID'-D" 4%21€AA VN2D ~DresAn<, 1'-f'2~ AKI Ce•r HAA-FArr IALUD 56' ·-£,4 Slne,YAIU) Ser-e.AcK re,4 ¥1!kiDOW WEU--, WA! VE*z_ OP vDluMS Sr,+40424) lk) F€JFU,1.(T 645660 1 (HPC has the ability to vary the following requirements: setbacks, distance between buildings, CLEees:rE>'FN FAR bonus of up to 500 sq.ft.. site coverage variance upto 5%, height variationsunderthe *.1 l;.U:e~ACS, d cottage infill program, parking waivers for residential uses in the R-6. R-15, RMF, CC, and 0 4 Lzx.*nts*€ zone distMcts) TOTAL P.01 0 KRABACHER RESIDENCE Planning & Zoning Floor Area Calculations ALLOWABLE BUILDING AREA FOR EXISTING 5,000 S.F. LOT Base allowable for lot sizes 3,000-6,000 s.f.: 2,400 s.f. Allowable increases 28 s.f. of floor area for each 100 s.f. oflot area over 3,000 s.f. (5,000 minus 3,000 divided by 100 times 28): 560 s.f. Total allowable area: 2,960 s.f. PROPOSED BUILDING AREA Existing residence: 1,717.25 s.f New construction: First floor: 274.20 s.f. 0 Second floor: 806.80 s.f. Excess garage area 420.25 s.f. proposed garage area minus 250 s.f. allowable = 170.25 s.f. counted at .5 FAR: 85.13 s.f. Total proposed area: 2,883.40 s.f. PROPOSED BASEMENT A.D.U. BUILDING AREA First floor: 72.00 s.f. Basement: 622.50 s.f. Total proposed area: 694.50 0 1 TEL MEMORANDUM TO: Aspen Historic Preservation Commission t. - m.1. 7 THRU: Stan Clauson, Community Development Director - FROM: Amy Amidon, Historic Preservation Officer RE: 123 W. Francis Street-setback variance, PUBLIC HEARING DATE: July 24, 1996 SUMMARY: HPC has granted final approval for this project. During the permit review process, it was discovered that a variance was needed but overlooked for the required combined sideyard setbacks due to the location of lightwells in the setback. At this time the applicant requests such variance. APPLICANT: Jake Vickery. LOCATION: 123 W Francis Street, Lots C,D, and E, and the East 1/2 of Lot B, Block 56, City and Townsite of Aspen. 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 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 designated historic structures located on the parcel and with development on adjacent parceIs when the subject site is in a "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 ared by up to 5%, HPC may grant such variances after making a finding j thiat such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with 1 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: The project is unchanged from the design which received final approval from HPC on May 22, 1996. During the permit process, staff discovered that an error in the applicant's drawings at the conceptual review led HPC to overlook the need to grant a combined sideyard setback variance for the proposed lightwells. HPC previously granted a 5' variance on the west sideyard setback (the interior lot line) to allow lightwells on that side. On the east side, the proposed lightwell meets the minimum sideyard setback requirement of 5', however the east and west sideyards when added together must equal 12.5' and only 10' is provided. The attached drawing indicates the area of concern. HPC is asked to grant a 2.5' variance of the combined setback requirements. Staff recommends the variance be granted as it has no above grade impact and will not affect the abutting property. 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 grant a combined sideyard setback variance of 2.5' for 123 W. Francis, Lot A, Vickery Lot Split, City and Townsite of Aspen. Recommended Motion: "1 move to approve a combined sideyard setback variance of 2.5' for 123 W. Francis, Lot A, Vickery Lot Split, City and Townsite of Aspen." j 2 14'M*12 MAIN W E.trr F®•pole er)2EE 4- F -oya. _- |*LNEW W.:512 1*0 121.2BLERANm BENEBALNQIEn GISE OF 19WEMU+T- ~ A. Thi ALA document A201 -0-nt Condttion, of th, Contractfor Cc I -A Ocklon, ari h-by rn•d• • part * thi•• contract do¢,arn•nti. •=•pt •• Coptil l- on fli~ ind ari av•nibl* for Inlpection al thi omci of thier \ 0 8. n ··· ·· ··· ·· and thl d-In gs. which 8- Cooporatill Ind continuous. Work ind Ical -- 91 Implied tr, an, oni of the docum,rts *han b. supplted I though futly i 3 1 RIP"T'2141 11.11 2 1. ~. .... 1 ... . ..,..J . ' C. Allioaililliccupt,withillitatiend,ocalifoin,dor,Ining- D. Th- decunint, ar, intinded to Inctud, ilt tabo:, matinils, *qulp 4 +97#i requlred to complete *11 work destri bed homin. R 15 tri mpon,!bmty * .17'-60 ~ < tradls• 97L7' e 75' 04' W G 51.50' mecon{Ing to thi intintione 01 :h- documonts. It h thi risponsibilil r condltion• ..1,40 unditatted in 16 40.64 1 /1/ i *- <. , 5 ., '01•' -1 1 E. Any matertats proposid le: mubeutution of th- opicified oreall hah-doce,INA£/1-*nted/11,/aNhitectfor~¥1,w. Th, 1£2 , m bi - Ella 1 Any..k wt:lch -8 notcontorm•hall b. ,emov,d and .placed,vm thi ambltict bil- th, -* 1, pi,ionned. Wil* mult confilm titti / ,-3 / confill,ll ~ ~ amtilator# elp#-. al-allia- *hag lummitllt for mlow through MI ge,-al cor,#Ictorwhen work * 1,1 Wwough M 97'.9: ic--al 1 c'i, ev 04®»A•la glto, 1 414'1 r-~-- :--11-----1- F. Att roqu,st loriubltlt,nion, for nims *plottill lf,all be lubmltt,d archlt.ct ind will bi coaildired only If D-r uble, Ucgilit.# mof, 29.1 ' 1 Rwell | 74,| L delly, dita, or a loiw price wlth credlt to thi ctlent Ill! be proildi elpt U -4 1 1. Amp, ~6•/MI -'~ f .. YAZO 1 ~ t ' *~T»ALK ..0-t / 10,/-'w) to prove that R product propooid for •ubstiturlons or ts not of Iqual i 2 4 ' ...- 'picmed. E 96•001 / 5£4 / 'gtt#.,#5 111. Shop***d.•uhmmelitothalmhl- formorhor. /"ZI--7- e,Immy*20 ~ G. Attvolk,hatib=,10<004,mbandt-t£,41nitnacco1d,nce•11 1 P<OM 11.Fc. Inyi/h,ritath-documinti. Ro-wihill himil by th, anhlt,c +1 Nul -9 ~egun, ind work shaft conform lo ttw Mviewed,hop draw«VI, NI ~ ef/'Dr,~4 /9,1 2*16 £*¥F + f CKEL,%10~~EX;S) -i.ILL 1*Lt - ~riqutrid - Im#-In parig,#h E. 1-0. a*ns ---1 -F'=- \-·Z*;·UP'« 1 ™ m,1.1.9 .Mer .!Mi M n°Med.DI th......to, 4,•• thi 11 0. MY ARCH • /01-0, . 1 ~~-~-- ---7 (Ale,1 106,Lo'.®ue€Y tow.09 ~ 4 =or=..18.0.,ab....1.1.11,UHA,F,-D : J. n · ... ·· 0 8.2 Wdlff,fdu;tr' 1 .rot.ca.ne,„w.,~UntUNIBd~~41*deam0,t•410. 1 £ 1 k Ati dlmen.lom noted lak, p,Widencioveric-d dlmornitons. *N.T.8.- 40€ot- not 0 -Ii. I r---3 11 62 WIall ep ti--r with all archlt,ctural.'-,raL mechantcal, plumbeg. and 11•ctric, '1 PRI#•Of ~'·»'| 1 1 M, - I 12:lp r during th. blddtng prol-· 1 9%41(. 4 0 1 #6 99,- to|k N. Vodly all Ipace d-181- - Ihown with exlating Job oondltio 1- 4 conttn~Ctlon. leg w<*tr)4&1.0 ~ ' ! 1 - FROM! H.RO, 3 0 - t existing. * 0. Wher,week ts Install•d of,Ki,ting flnt,he* a- disturtled, r•flnk P. Cheek and verify contract documonts. field condliton, lor accur M A.P.U. A=856 work 1, bulktabts I shown Wore ptoc//ding with consuuctlon. D 1.!.t,-FINK qu,etton, 1,0-dIng U... 0, 0%" coofdlnmtton qu-ton'. U. 'or 1+ -11 v 1 tor obtaintng clattficavon with the architect b•for0 proc,edino wan quettion -1 F - 11 L..4 . Q. Each mmillaneoui hern or wrime, pitching. or flltine 1, not n 1+ de:crited hiretr. No *pecific disciption of cutong, patching.ort i 944 ¢ rosponsibllity lo pirlorm such work as /qutild. propiry accommodate the *cor>* 01 work shit! relieve the contrac i eece •2 '1 0 , L ~It 1 4!u,e~;: L R. Any qu#Mon, regarding the Iment of the diwings or specmci 0xww-1- 1 with the architect before ordering mitertati or proceeding with thi Rf. eARAGE related work. _46' HkaH S. All ttem' are new unt... calted out 'i ...1*Ung.. Aarya=1 1 ·PRize·q Leued> 0, £-----4 3-Aan . 0. B'·€:>'~--l~r·E44-Ateff?~ -1 :+991.9 ·· 2. u * ,.7, 3 &1 ' / SUGO»CAL .c w.11959ff=,_ ~ - ·0'733-35 ~ ..f ~ S 4 EAVE M 041- £04)l BAQU/J I /6166*TE- .Ae .1/4,40,4-, ·t , hi l~ Ll-3 rff.· · 1 W 700 04' 11' W .50.00' j (WIWIUM 1.06#-FBA ~ 101.Op 12EAR €,01*LK vARIAN« 2012 60*fRA pot#f 994•i H. P.4. ALLKY PLOCK % 4,2 + 4,2Arm- *ITIA PLAK| j ' a)KIVE)26;OK' f,el,e 1. Al.6 d,RAPE'b ele?4·| /* ,•la#HIT*TU!*L - 5% CDWVE)©510,117'eLE. Mackl. *leet 9, VEMOIATIC*·| 0. TEMRPIUVer RLWATIc»| PKFMrre 17 LO„ .97,0' HAa *52}4 2140,/lout>pr 1**40'12. 17'40 90.01 9. I.*IAL, PE€t:121P1~1014 •le'·d' 90·5' .of A i VIC•KE ter Hlerfo<46 Lor ept,ir 961-eli 99.0' C 61.5224- 009, CrrY Able row•lemE oF A®nal , prng,1 cal•HY, dowle,42,1 99 6 0, 014,51 010102,41*6 THE /0,5TEI44 HAL< c:* 11+E *ef (418-HALF oP kor e, ,¥11 LG,1 100.0, 1 Able All ok Wre, 6, P Al·IC> 0, 01·42* 04, , ATY Alt) 12»IblerrE: tooLo. 100.61 oF /.9,19·! i Pr[P<1 9 aPUN'TY 01.432,Nap. ,»PE·; AR:14 tootor' - orn; 10.5' /L--62 MEMORANDUM TO: Aspen Historic Preservation Commission 4 THRU: Stan Clauson, Community Development Director FROM: Amy Amidon, Historic Preservation Officer RE: 214 E. Bleeker Street- Historic Landmark Lot Split, Conceptual review, Partial Demolition, Ordinance #30- PUBLIC HEARING DATE: July 24, 1996 SUMMARY: The applicant requests HPC approval to divide this 11,963 sq.ft. parcel into one lot of 5,963 sq.ft. and one lot of 6,000 sq.ft. The smaller lot will contain the existing historic landmark residence. The applicant also proposes to make an addition of 152 sq.ft. to the existing house, to demolish an existing outbuilding, and to construct a new outbuilding of 728 sq.ft. No development is proposed for the newly created 6,000 sq.ft. lot at this time, however the lot split approval will establish the maximum allowable FAR. APPLICANT: W.G.Brumder Florida Land Trust, represented by Gretchen Greenwood. LOCATION: 214 E. Bleeker, Lots NAP, and Q, Block 72, City and Townsite of Aspen. ZONING: R-6, historic landmark. Historic Landmark Lot Split In order to be eligible for a historic landmark lot split, the following conditions must exist: A. The original parcel shall be behueen 9,000 and 12,000 square feet in size and is located in the R-6 zone district. Response: The parcel is 11, 963 square feet. 1 B. The total FAR for both residences shall not exceed the floor area allowed for a duplex on the original parcel. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. Response: The duplex FAR allowed on the "fathering parcel" is 4,257 sq.ft. The applicant proposes to allocate 1,913 sq.ft. plus a 500 sq.ft. FAR bonus to the historic landmark, and 2,344 sq.ft. to the vacant parcel. The total is 4,257 sq.ft. plus a 500 sq.ft. bonus. If the lot split were not approved, the existing house, which is 1,553 sq.ft., could have a potential addition of 2,704 sq.ft., plus an FAR bonus made to it. C. The proposed development meets all dimensional requirements of the underlying zone district. HPC variances and bonuses are only permitted on the parcel which contains the historic landmark. Response: The FAR bonus and a rear yard setback variance are requested to benefit the landmark. No proposal is made at this time for development of the vacant lot, but landmark incentives are not available on that site. 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. 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 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 un~ler the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). 2 Response: The property is adjacent to the Community Church, and is part of one of the more intact areas of the historic West End. The applicant wishes to take advantage of the newly created historic landmark lot split option. This allows the property to be divided into two smaller lots, each of which will contain a building of abproximately 2,400 sq.ft. This development will be in scale with the surrounding neighborhood and is significantly more compatible with the historic structure than would be an addition which would triple the original building's size. The total FAR allowed for Lot A, which will contain the historic landmark, will be 1,913 sq,ft. The existing house is 1,589 sq.ft., and the applicant proposes to make a small addition of 152 sq.ft. on the north side of the house. The remaining 172 sq.ft., plus a requested FAR bonus of 500 sq.ft. will be placed in a freestanding outbuilding on the alley. (The shed which is currently in that location is proposed for demolition.) The applicant appears to have made a minor error in calculating the FAR available for the new outbuilding and a correction is needed. Staff finds that the new addition is in an appropriate location and of an appropriate design. The roofing is metal, which distinguishes the addition from the original house. Window trim and porch trim should be modified to be slightly more simple in character so that these elements do not appear to be historic. The existing outbuilding is a bedroom for the house. The new outbuilding will have two bedrooms. No kitchen is allowed in this building unless it is approved as an accessory dwelling unit. The new outbuilding as proposed is over the allowable height limit for an accessory structure. The applicant has several options; to only build a one story outbuilding, to connect the outbuilding to the house so that the principal building height limit applies, to request a height variance from the Board of Adjustments, or to have the unit approved as an ADU (a code amendment allowing an 18' height limit for cottage infill is pending.) Staff has consulted with the applicant and they wish to have a reading from HPC. They are willing to build a breezeway connection, but would prefer not to. They are willing to approach the Board of Adjustments, but there is no certainty that a variance would be granted. Staff does have some concerns with the impact of such a tall structure directly on the alley. In addition, the existing outbuilding 3 appears to be original. It is in fair condition, however its quality as living space is marginal at this point. See further discussion in the partial demolition review below. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: As stated above, this neighborhood has significantly retained its historic character. Dividing the development on the lot into two buildings is a significant in maintaining compatibility with the neighborhood. The applicant also intends to retain an alley structure, although a new one, which increases activity in the alley. 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 parceis. Response: The alteration to the historic house is minimal. The shed is discussed below. 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: Again the alteration to the original house is minimal. 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, "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.) 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. Response: The applicant proposes to demolish the existing outbuilding. The b outbuilding appears to be original to the site, according to the attached Sanborng ' map. Staff was unable to walk onto the site, however the shed appears to be in 4 fair condition, but in need of substantial improvements to be livable. The house has only two bedrooms and the applicant is willing to locate the other two bedrooms necessary for them in an outbuilding, rather than make a substantial addition to the house. 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 wishes to demolish the historic outbuilding. Staff recommends a site visit so that HPC can confirm the suitability of the structure for rehabilitation. 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 new outbuilding is two stories to accommodate two bedrooms. It has essentially the same footprint as the existing outbuilding. The building is simple in character, but may have some impacts on the alley due to its height. Ordinance #30 Staff finds that the project is not in conflict with Ordinance #30. 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) 5 . 4) Deny Development approval finding that the application does not meet the Development Review Standards. Recommendation: Staff recommends HPC table the application, pending a site visit to examine the outbuilding. Recommended motion: i move to table the application for 214 E. Bleeker Avenue to August 14,19967 6 0 Brumder Residence 214 East Bleeker Aspen, Colorado Partial Demolition Conceptual Development Historic Lot Split 0 presented by Gretchen Greenwood and Associates, Inc. 520 Walnut Street Aspen, Colorado 81611 970 925 4502 0 ATTACHMENT 1 LAND USE APPUCATION FORM 1. project name 6€(69;der Res/deoce 2. Project location c?/4 E. 8/eeker Jr· Block -la Lot, N, 0. P. Q /,spen -Tbu)ns/ft (indicate street address, lot and block number or metes and bounds description) 3. Present zoning /€- e 4. Utdze /4 963 39·*' 5. Appreanfs name, address and phone number VI/,G- 8/u,md¢r 299/da L *Ad -1-rust 6/0 Tom Fil=guedd p ¥00 a. W,scons,n.St™t SU#*. 800, fT'}Ilwau*tc, W#*Cons#n 6. Representative's name, address, and phone numbe{ 9/¢7640" 6**'u#ve, 1 hiouaket, Inc· Su) W.Jaut St. 4.pen, co * 8:4# 7. Type of application (check al! that apply): Conditional Use Conceptual SPA v~ Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption 1/' Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line Appeal Committee Adjustment ML mwurtc ut *h¥ 8. Description of existing uses (number and type of existing structures, approximate sq. ft, number of bedroorns, any previous api,rovals granted to the 90,8tiwic|Crlon Aildenct . 4653 a../t 21 Bed,oomi •Nu~orgENd./Oud-budd,47 = av. 9, ft· *4 rn*whreem ¥ on• bed#jocm • Proput~ A."!SIDR lcFIL LANC*r)#WriC 9. Description of development appligation .ste :U~§26*Wt (D Alie»Mt. De#~#~m: tkuLS;ory 8/49• on,9 *ncdo. 4*F 10. Have you completed and attached the following? •/0 Attachment 1- Land use application form £/ Attachment 2- Dimensional requirements form 1/ Response to Attachment 3 4 Response to Attachments 4 and 5 llllllll 7,1 2) ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: '14.6,6(lunder Address: a 14 East Bleeker *· Zone district: R. 4 Lot size: I 49 63 Existing FAR: 4857 4 .fl· Allowable FAR: 47 aS7 34*ft. Proposed FAR: LOTA• a, 4139.#Lor 8, a,344 49.04- Existing net leasable (commercial): NlA Proposed net leasable (commercial): NIA Existing % of site coverage 0/0 or 62,990 57* fh Proposed % of site coverage: L¢•7• : 949 96£,r 43853,0,1'· 4'76' 54!€~1;#Q, Existing % of open spaE. Aff A . 9.17 Proposed % of open space: NIA Existing maximum height: Principal bldg: 423£0' Accesory bldg: /5 10' Proposed max. height: Principal bldg: 42 -00 Accessory bldg: 23* : Proposed % of demolition: /793 /1=0Wy dAde· 0/2/¥ Existing number of bedrooms: 4* Sed,berns Proposed number of bedrooms: 4 Bed,Ims Existing on-site parking spaces: O 0 On-site parking spaces required: O Setbacks Existing Minimum required: (Ar Proposed:~07- a *07- A Front: /5 50: Front: /0 l'k Front: ./SaraL to Rear: 35 L O Reart /O I IM(A/ Rear. #linto" 1 0 Combined Combined Sy>,r) Combined Fron#rear:50 LO Front/rear: 30 Frontirear ... 426130 Side: 7 4 317- Side: /S Ske: 4, ir Side: 70,00 Side: /5 Side: 5 5 Combined Combined Combined Sides: 77 Lo" Sides: 50 Sides: /0 /0 Existing nonconformities or encroachments: ACCO,ory 'S/¢9 60:/.ERN*) enorooLA<a #n aW cy Variations requested: Soosg. ft. MAR 4 s'rtar £,at,PA Va.flcunct. ·tvr propokcl otttbu.ld,n~ · (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 0 cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) 0 PARTIAL DEMOLITION ATTACHMENT 3 GENERAL SUBMISSION REQUIREMENTS 1. Applicant's Name and Address: W.G. Brumder Florida Land Trust c/o Thomas B. Fitzgerald 400 E. Wisconsin Street Ste. 200 Milwaukee, Wisconsin Representative: Gretchen Greenwood (See attached letter) 2. Street and Legal Description: 214 East Bleeker Aspen, Colorado 81611 Block 72, Lots N,O,P and Q 0 3. Attached to the application is a copy of the disclosure of ownership ofthe parcel as Exhibit A. 4. Attached to the application is Exhibit B, the vicinity map locating the subject parcel within the City of Aspen. 07/15 '96 11:16 ID:MEGARIAN. INC. FAX:414-291-7838 PAGE 2 400 EAST WISCONSIN AVENUE SUITE 200 MILWAUKEE, WISCONSIN 53202 July 15, 1996 Historic Preservation Commission City of Aspen Aspen. Colorado Gretchen Greenwood of Gretchen Greenwood and Assoc., Inc. is authorized to act on behalf of the W.G. nrumder Florida Land Trust, owner of the property at 214 East Bleeker Street in reference to the application she is making to you on behalf of the Trust. The address of the Trust is as follows: W.G. Brumder Florida Land Trust c/o Thomas B. Fitzgerald 400 East Wisconsin Avenue, Suite 200 Milwaukee, Wiaconsin 53202 (414) 291-7820 Please direct any questions and/or inquiries regarding the attached application to Ms. Greenwood at the following address: Gretchen Greenwood 520 Walnut Street Aspen, Colorado 81611 (970) 925-4502 Sincerely. -GL bir..4.Ii.i.irriAL,L Thomas B. Fitzgerald TBF:lk RED MC>OA>114,~N J L *0*20£ SCEPVIS/©A} 401 PAGE 10 .\ /UOU . \ 0 4 CE IMEAE i rfe i 0 Am-04 444,1 0 4* ABAEA) A INSTI 0 01 I 0 Ut £ 0 01 , 4 4 £32 7 3 // 1~ 4 , , _ 71:cr 1% Cl c]?C]troZY il 55*Eu QUEEV CDO' mA; w Gr HoPRIOS AVE 100 , ,--~ 1 HYMAW AVENUS 4 5 £ 14 YMA 11*L 1-1 n V -:3 -0-1 0 01 1 + #crn c-1 r-1 n Ozizrl A-,9 6 1-1 A <be> 0 3 ~4__ !=I /@' / 1 70• c 4 0 Aililirjair 4-.89.11 / Gace©0· 6 ~i~ . NOT D~0¥ALE r.* i[-/Q) /bk- 6 0, lurr ASPEN ~'4 % #0 - 1 . ATTACHMENT 4 SPECIFIC SUBMISSION REQUIREMENTS PARTIAL DEMOLITION 1. A written description ofthe structure proposed for partial demolition is as follows: The structure proposed for demolition is a one story, 316 square foot building located to the north of a Victorian residence. The building presently encroaches into the alley. The building has been retrofitted for various modern needs throughout its life, including a bedroom/storage area, a mechanical equipment room and a storage area. The building has a variety of siding materials, doors, windows that are a result ofthe on going adaptation ofthe building. 2. A report from a licensed architect regarding the soundness ofthe structure and its suitability for rehabilitation is as follows: The building is completely unsuitable for rehabilitation. The building shows advanced decay ofthe siding material at the base ofthe building, a concrete slab was added as a floor structure, completely rendering the structure unable to be moved. The building requires a new foundation, new framing, new floor material, windows, roof framing, a new roof, materials, siding, electrical and mechanical systems, in order to utilize the structure and bring the building into adequate life safety codes. The building would be completely rebuilt by the time the building was rehabilitated, virtually rendering the building new again. ATTACHMENT 5 DEVELOPMENT REVIEW STANDARDS PARTIAL DEMOLITION Standards for review of partial demolition 1. The structure proposed for demolition is not the significant historic building on the site. This building shares the property with a Victorian building that is a Queen Anne style Victorian built in the late 1800's. The main Victorian building shows some modern remodeling to the original structure that includes an addition that was added to the north west ofthe property, a porch enclosure that was added to the north west ofthe property and some window changes to the east side ofthe building. These changes were sensitively added to the Victorian as to not detract from the beauty ofthe Victorian as seen off ofBleeker Street. 2. a. This application is part of a larger application to add two bedrooms and two bathrooms to the property, behind and separate from the main house. Ifthis structure had to be maintained on the property, it would entail adding the new bedrooms on to the original Victorian house. This would not be beneficial to maintaining the historic qualities ofthe original house. The demolition ofthis out building mitigates to the greatest extent possible the need to add an addition on to the original Victorian residence. b. The impacts on the structure located on the property are greatly reduced due to this demolition. The area ofthe demolition will house the new out building that will be compatible in mass and scale with the existing Victorian building. 0 SIGNIFICANT DEVELOPMENT OF A HISTORIC RESOURCE ATTACHMENT 3 1. Applicant's Name and Address: W.G. Brumder Florida Land Trust c/o Thomas B. Fitzgerald 400 E. Wisconsin Street Ste.200 Milwaukee, Wisconsin 53202 Representative: Gretchen Greenwood 2. Street and Legal Description: 214 East Bleeker Aspen, Colorado 81611 Block 72, Lots N,O,P and Q 3. Attached to the application is a copy of disclosure of ownership ofthe parcel as Exhibit A. 4. Attached to the application is Exhibit B, the vicinity map locating the subject parcel 0 within the City of Aspen. SIGNIFICANT DEVELOPMENT OF A HISTORIC RESOURCE ATTACHMENT 4 SPECIFIC SUBMISSION REQUIREMENTS: CONCEPTUAL REVIEW 1. A site plan and a survey showing the property boundaries and site characteristics is Exhibit A 2. The conceptual selection ofmajor building materials are as follows: A. Siding: lx4 Horizontal Wood Bevel siding and 1 x i l x 4,1 x 6, Vertical Random width Rough sawn siding. B. Windows: Wood Double Hung and Casements. C. Doors: Wood Single Raised Panel. D. Roof. Corrugated Metal to rust. 3. A written description of the proposal and how the proposed development complies with the review standards are divided into two parts and they are attached as Part A: Historic Lot Split and Part B: Conceptual Development. 4. Scale drawings ofall the elevations ofthe existing Victorian residence and the proposed buildings and additions are included in this application. 5. Photographs ofthe streetscape will be presented to the Historic Preservation Commission at the hearing. 0 PART A: HISTORIC LOT SplIT A Written Description: The Aspen Municipal Code provides the following: 5. Historic Landmark Lot Split. The split of a lot that is a designated historic landmark for the development of one new single-family dwelling. The split shall meet the following standards: 1. The original parcel shall be between 9,000 and 12,000 square feet in size and is located in the R-6 zone district. 2. The total FAR for both residences shall not exceed the floor area allowed for a duplex on the original parcel. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. 3. The proposed development meets all dimensional requirements of the underlying zone district. HPC Variances and bonuses are only permitted on the parcel which contains the historic structure. Based on Ordinance 49, the Historic lot split for Block 72, Lots N, O, P and Q is proposed as follows: Zone District: R-6 Lot Size of Original Parcel: Lots N,O,P and Q: 11,963 Sq.ft. (See Attached Site Plan) Allowable FAR: 4,257 Sq.ft. Proposed Lot Size Historic Lot A: 5,963 Sq.ft. Lot A Designated FAR: 2,413 Sq.ft. ( Proposed FAR on Historic Property is 1, 913 Sq.ft., (with the 500 square foot bonus, the total is 2,413 Sq.ft.) Proposed Lot Size New Lot B: 6,000 Sq.ft. Lot B Designated FAR: 2,344 Sq.ft. 0 0 Based on the above information, the proposed Historic Lot Split meets the following review standards: a. The original parcel is 11,963 square feet as required. b. The total proposed FAR for both residences does not exceed the floor area allowed for a duplex on the original parcel. The designated FAR for Lot A is 2,413 square feet and Lot B is 2,344 square feet or 4,757 square feet ( this number includesthe 500 square feet bonus for the historic property), which is what is allowed for a duplex development in the R-6 zone, with the 500 square foot bonus on the historic property. c. The proposed development meets all dimensional requirements ofthe underlying zone district. The newly created 6,000 square foot Lot B has no building development on the property. Future development will allow the building to meet all the dimensional requirements as established by the R-6 Zone district. The newly created 5,963 square foot Historic Lot A has a Historic Landmark building on it and therefore meets the requirements of the R-6 Zone 0 district. As part ofthis application and Ordinance 49, variances and FAR bonuses are being requested for the Historic Lot A. The following Conceptual Development application details this development request for Lot A. No development is being proposed for Lot B as part ofthis Conceptual Development application. 0 0 CONCEPTUAL DEVELOPMENT APPLICATION FOR HISTORIC LOT A A Written Description Based on the above proposed approval ofthe Historic Lot Split by the HPC, the following application is a development proposal for Historic Lot A only. 1. Request for a 500 Sq.ft. bonus for the Historic property. 2. A five (5') foot Rear Yard Setback Variance for an Accessory building. The newly created Historic Lot currently has a Victorian Queen Anne style residence on the property, of approximately 1,589 Sq.ft. In addition, the property has a dilapidated out building that is 16 ft. by 21 ft. or 324 Sq.ft.. These two buildings total 1, 857 Sq.ft. ofFAR on the property. As part ofthis application, it is requested to demolish the out building and to rebuild in the approximate same footprint a new detached two story building with a footprint of 14 ft. by 26 ft. or 336 Sq.ft.(at ground level) with a total square footage of 728 Sq.ft. The existing 0 building currently sits outside of the rear or nonh property line creating an encroachment into the alley. It is the design intention of the new building to sit on the north property line next to the alley, but without the encroachment. It is also the intention that the detached building will be a new design sensitive in form, mass and scale to the Victorian residence on the site, but detached and significantly removed for the main house. An uncovered wood deck would be the only connection to the main house. In addition to the proposed out building, a small addition of 152 square feet is planned to the rear of the Victorian residence. The design ofthis addition will have a separate roof line and be obvious design that was added at a more modern time ofthe history ofthis residence. This development proposal requires a 500 square foot bonus to the existing FAR creating a total FAR of2,413 Sq.ft. The justification request for the 500 square foot bonus that is allowed under Ordinance 49, would provide that the Historic Victorian residence with the proposed changes would equal the same size as the proposed residence that can now be developed on the newly created Lot B (next door). Historic Lot A would have a total FAR of2,413 square feet and new Lot B would have a total FAR of2,344 square feet. Therefore, the development request for the 500 square foot bonus and the rear yard setback variance would be consistent with the development review standards 0 as outlined below: ATTACHMENT 6 DEVELOPMENT REVIEW STANDARDS 1. The proposed development of 2,413 square feet includes a historic Victorian residence of 1,685 Sq.ft. with a two story outbuilding of 728 square feet. The proposed design of the out building is sensitive to the Victorian main building with a consistent hip roof design and the height ofthe building remains the same height as the main building. The setback request allows the bulk ofthe proposed new square footage to be added as a separate building from the main house, thus creating and preserving the historic Victorian residence. The proposed addition along the rear of the Victorian residence is only 152 square feet and has a lower roof line and obvious modern materials that differentiate it from the historic residence. The proposed development is compatible with the historic structure. 2. The proposed development with the 500 square foot FAR bonus and setback request is consistent with the character ofthe neighborhood. The newly created lot to the east will have an FAR of 2,344 square feet, the same square footage that is being proposed for the Victorian residence and lot. Thus the two lots will be compatible in scale, and mass, and these two residences will be in scale with the Victorian residence that is to the east ofthe newly created Lot B, which appears to be about 2,400 square feet also. 3. Most of the proposed design has been intentionally removed from the Victorian residence as a separate outbuilding in order that the Victorian residence is not altered by the owner's need for more square footage. The only square footage being added to the building is 152 square feet, which is at the rear ofthe building with a low roof line, that obviously states that this addition was added at a separate time. Therefore, the proposed development does not detract from the historic significance ofthe structure on the property. 4. Ordinance 49 was developed to promote and encourage the development of small houses next to Historic structures and to encourage the restoration ofthe Victorian houses to remain small without the potential development of a large monster addition. This ordinance that is being used in this application, gives a 500 square foot bonus to allow this Victorian residence to remain its most historic state and not have to be remodeled to accommodate needed rooms for the owner's. The additional 500 square foot bonus allows the design to be separate from the Victorian residence and leaves the historic building virtually in tact. Without the bonus, the residence would have to be very altered both inside and out in order to accommodate the necessary rooms. Therefore, the proposal enhances the Victorian building as well as the neighborhood by preserving the small scale buildings of Victorian architecture. This application in its entirety, including the partial demolition request, Historic Lot Split setback request, and FAR bonus, meet all the review standards for historic preservation of the individual structure as well as the architectural integrity ofthe neighborhood. 1 - 762 ALEC BLOCK ALLEY 4 8 ALLEY ENCROAO<W SCALE 1 INCH . 10 FEET OUTBUGING 17> It 0 5 10 1 5 20 CONTOUR INTERVAL IS I FOOT DENSE \e aus,es W 4 .1 . -I' I . , / : 1 / ' 1/2 STORY / / .000 44. ./ I HOUSE \ f , . . SWIWING NOUSt. / POOL / 1 -/ / 44% \ ---J .EGEND & NOTES " . \ 01,»54 1 . 1%1, . t r. r . O /O/0 MEY 1,0,HMIT REBAR WITH CAP AS NOTED 1. i 1 '21¥. 0 -4 \ .&70#"64,4 1 * SET SPIKE SURVEY CONTROL ~LI H20 row foo. 0 959 OFF ICIAL MAP OF DE Ct TV oF ASPEN WAS T,E READ SOLE 504*) OF RECORD INFORMATION NO TITLE INFORMATION . ~.~241 W FUR#$40 TO ThE SURVEYOR NOR WAS ANY TITLE SELIC• PERioniC BY 'ME SURVE¥01 - 37'... . 1 ELE•A-,O•, DAT.,~ i S ARI, **AR¥ BASED ON Tel !00 0 1 1 FRONT DOOR S h AS two- CONTOUR INTERVAL IS I FOOT 98 4 „ 5 1 -D- IOOD FENCE ./C 5 -1 / 9184 .re . 1 - -0,- 1 RON FENCE o -0- „ RE OR Sial FENCE ~ / AREA - Ii,903 SO.FT PRORATED 6 <2,000 SO.FT RECORD /// e 1* SPILCE TREE E-\ 7,04, \ / 1 0-\\ 8 4 7 1 -0 -I. -- 1 ~ DECID-,1 TREE / I 11 ..... / FRUIT TREE ,/2 09. 1 S'DEVALRI C.0, e \ -- rpc 9184 1 ON TOP OF FENCE POST AMINe~ 164£(prb CU.0 ' 214 &34 86Aub e i CITY WONUMNET SE BLOCK COR EAST ra-9--,1- BLEEKER STREET TOPOGRAPHIC SURVEY CERTIFICATION ID W. MIBRIDE. A REGISTERED LAND SURVEYOR IN THE STATE RADO. HEREBY CERTIFY THAT THIS PLAT WAS PREPARED FROM . LOTS N, 0, P & 0, BLOCK 72, SURVEY PREFORMED UNDER MY SUPERVISION 14 - ) IS TRUE AND CORRECT TO THE BEST OF KNOILEDGE AND CITY & TOWNSITE OF ASPEN -r THIS CERTIFICATION :S VOID UNLESS WET STAMPED ON AN ORIGINAL BLUEPRINT P I TK IN COUNTY, COLORADO SIGNED THIS _ DAY OF -. 199_ ... 4. PREPARED IY DAVID W. M,BRIDE RLS 16129 ASPEN SURVEY ENGINEERS. INC. • 210 3. GALEN STREET ACCORD.10 /O COLORADO LAW YOU ..............,011 P.0 BOX 2506 ./../. A. 0«FECT IN ™t' IAT ......./= .... IFTER ./ ASPEN, COLO. 81611 FIRST 011CO'~RED SU. DEPECT '11 110 ./. ....ACTION ./. PHONE/FAX 1970) 925-3816 .. Al. DEFECT IN T•Il .AT . ...|./ .RE ™- TEN YEARS 66 11 UL-~- 1 /Q--1-J / I S -h 2- 0 1' 0 1-.42)L_*4< A,51 54.14411<\-j Gretchen -~1-0..Ad 7 du.a:.A?4©l_-00 Greenwood & Associates, Inc. 520 Walnut Street ~ 65>El-1/1--r $ 970-925-4502 Aspen, Colorado 81611 Fax 970-925-7490 ...9%= 7 - 1 0-4 00 1 4-)47( /000 1 -. - - - r 143-CD 4- 0 121112 - 0 1 4 --- A 4% 1 / cO ur i . 7-~CO D ' L /'ll" - >2$~fmr FM 62517->i : C -bvk --------------- ----------------- -4 IzrrEft eli Au/-1 4 - - SCALE: JOB: ---- DATE ISSUED: DRAWN BY: CHECKED BY: REVISIONS: - . - 0--- . .t Proposed Main Level Floor Plal 1/4" - 1'.0. 1111111 4 11 1 1 lilli 1 11 1 , 1 1 6 1 1 1 il lilli 1 411 --- 1 1 f j I lilli 'llill 1:11 1 1 1 1 · 1 I : --~ - lili'11 I lili 1 1 111 11 1.1 1 11 2221 - 3~-__-/~--- - Ul 11_11__ .-- - . Proposed North Elevation 1/4" = 1'-0" 0 %76 53'f - 9 '< i. i i i'-1 It ! - 1 7 1 1.1===Z= 1 ., 1-t 'r --- ., 3 ..7.t.rrIA .- - rp:F=g=gE-1 - 1 I i al i - .....~ - .- Proposed WestElevation 1/4,5 - 15-0,9 1 1 0 24-P u. -~t.0 47 - '-L- 0-LA .w,&-3 -11 9-3-11 J... 4 --- 1 4 J-9 7i -3 944 ~~ .-f -«-i»- li»htlt'T-€+9·wiLI?/14-10 ·-9/.'~i i<~.1--i~ ~c/-1 -f -FLE·j.C'..i», C.j.~t,- 70·,1 ~\,x 4/yh' . ...a J-.3, U., 5 t 4 - \ 1 01 0 1 I. iti 1 ! 1 1 ; 1 , Proposed Fa_s_t Elevation . 1/4" = 1'-v . - -I ~ X -- /1 1 ~i ; Ii,il ill 1 --=4 1 1 1 .1 1. 1'' 1 , i ' 1 - - j i; ..====..... --- 1 1; III - i , + L i I if j ''. 4 1/ 1 . !11 1 1 1. 2 Ill , , J , - 1, -1 r 1 I 1 4 I 1 1 4 It . 17 . N 2 R -r H 5/ 1,00· 8>0 V » -7 1 0 H -- 0-«F & L F »» T 1 0 >r Al' 1 1 0,-13 0 . --. * 72-&,r~j~X~- -~~ri-FL __ _ r p -T -- 1 - - --- 6 - -- 44 --- 0 4 1-- + 1 2 11,1. 1 1 : i:1 1 1 1 i :1,1 : !1 1 / r' IL,11 1 : 1 11 11 11' 4 1.- 1!. .1 1 -- - 1.=== . i I 11 1 11 1 LL-1 0 0 0 3 1 e 9. U * v e-- 0 14 bl 0 6--1 8' 1.0, »V»- 7 i 0 1---1 .... , 1- U li 0 0 9 , 1.,12-7,0 . I , 1.9 1 0 11 11¥104 11 !64, 0 . I . Gretchen Greenwood & Associates, Inc. 201 North Mill Street Suite 207 11,t4& *Czkfo~ondo 81611 . ifiL- - *5 1 I. 79 7___46 . .. he F I . I-€ 7 9 3 4 | C. I 1 P ul I -:3 41 06-10% 1 ' -' - I 0 4 10- irr i L--- -7 -Ur . ~11--1 L m pe·07»6'H 1..........U mo / C 2. 4 % '0 1 91612 43 h .4 - N 6-/ La j 1293 -f-AM 110 ..1 PIHING *4 || 1 1 k j v 1 Ne . MI lk. . 0 -% . 1 7 - G 4 , 1 7-1 SCALE: -----«i 111 1 ... ¥r I I V"fivi ·' 0' JOB: DATE ISSUED: L -- LI 101-00 1 DRAWN BY: 02 6 2 -1, , 11.9,1 . CHECKED BY: 1 I . REVISIONS: . Al **rwry WN. 1 „to, - 0 EXISTING Main Level Floor Plaq 1/4" = 1'-0" -- - - - Gretchen - - Greenwood .- & Associates, Inc. - 520 Walnut Street Aspen, Colorado 81611 970-9254502 Fax 970-925-7490 . ¢3-1 .. 2.C Ra i t 1£ 1 e v dio n 1/4"- 1'-0" A - - - - SCALE: - --- ~* JOB: - . DATE ISSUED: DRAWN BY: CHECKED BY: REVISIONS: m #% 00 - -1 00 1 1 t EXISTING W*st Elevation 1/4" = 1'-0" i . - Gretchen Greenwood & Associates, Inc. 520 Walnut Street Aspen, Colorado 81611 970-925-4502 Fax 970-925-7490 . Nirth Elevation ,. 1/4" = 1'-0" -- - - - -- - SCALE: JOB: DATE ISSUED: DRAWN BY: c al 111 L L ILM.1. CHECKED BY: REVISIONS: S.9-ulkE=lev-atio-n - 1/4" = 1'-0" EXISTING in,DWK " ' 1##r . 9 1-TB) MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 222 W Hopkins Avenue- Minor DATE: July 19, 1996 SUMMARY: The applicant requests HPC approval to shift the existing front door 18" to the south and to replace the existing bay window. APPLICANT: Dennis Grosvenor, owner. LOCATION: 222 W. ·Bleeker /-tr-fpk,/2 PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark 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 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 .... Response: The proposal is to move the front door 18" in the south to better accomodate an interior plan. The applicant wishes to replace the original door with a slightly wider door to match. Staff finds this change inappropriate. As is typical of most miner's cottages, the house has a pair of entry doors, one of which was used commonly and one which was a formal entrance for guests, entering into the parlor. These doors are important to the historic character of the building. In addition, it would be very difficult to match the original siding where a patch would be required. The applicant also proposes to replace the existing bay window on the front of the house. The window is original and has the original glass. Staff recommends the applicant consider improving the window through basic repairs to make it more airtight and also consider an interior storm window. In the alternative, the glass might be replaceable with a double pane, however the original window must be retained. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Retaining the placement and original character of features on the front facade of the house maintains the historic character of 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 building as a whole would still be representative of the mining era, however the architectural character would be affected. 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: As described above, the proposed modifications would affect the architectural character of the building by modifying original and significant features. ALTERNATIVES: The HPC may consider any of the following alternatives: • Approve the Minor Development application as submitted. • 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.) • Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC deny the minor application, to relocate the front door, finding the standards are not met. Staff and monitor will work with the applicant to find an appropriate method to repair the existing window. RECOMMENDED MOTION : "1 move to deny the applicant's request to relocate the door. Staff and monitor will work with the applicant to find an appropriate method to repair the existing window." ADDITIONAL COMMENTS: Perso-na- \- '. , GA Ker ATTACHMENT 1 LAND USE APPUCATION FORM 1. Project name 2. Project location 2-12- WES-r HOPKINS u,Nit A (indicate street address, lot and block number or metes and bounds description) 3. Present zoning Kes tA €2Ati a. 1 4. Lot size AvA. lo Sr-KEET- Con,om,Alu,ns 5. Applicanf s name, address and phone number 13 2.A I S Avas VERO r 2 2,2, WEST H.AP KNOS *3 9 7--/ 94 8 As PEN J CD . 2,Gil 6. Representative's name, address, and phone number 2,/Alv A Lage,VE-4 /05 P+Lic-rrago-rn Fla. im.1-f, £22:) 3?/62.( f,k- 427-/030 and orbenis Grosv·enor 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD / Minor HPC Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. / Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization /- Design Review Lot Spli#Lot 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) H M 94 ' 1 RE, 113 Ali- e (Tno ef 5-~C.,nn AimuffulkkE, U/Ub Ovi U>kC--Wai) 877/wl L ./1-,Mj 4 0 tatiu 8 --n,ary=.. 2 u,vulj 2,7, 3}-,1..4-2,vr*d-, 2. Cry·L Ol swi.v~J L~ b·«L en tr-no Guid< 0-0. A.P.r,rAA Al»·C-u . 0'rt., u,A*~ 4* 3 U hz -tka- 1»u.. U favel, Wedn,un- 10-g og ,+14uu · 9. Description of development application b.£ G.>*1 A 11 4. 4,/e. -IA /Kna-t,~t -2,*£t,1;q ) r·Av·t & ne,~ ,e.,~,dOU.-,n.fFtitl€5*„ak,Kth =-Ag n torlir 4.*A A-Lft°J.1- U ha;88 /1 - A) n,+YJ D.cu. 2>w U. Gl,5-rn... . h Q IL>-07,41 2 24.0 9., ke -f; no..42,u~£ ~0-diA A. 3 A " I.~ rili 400·u 'Aalk.u~ -fla,v1 --th r.u,v~ 044(- 3 0 "R>-411 11)&/L ~312_ 1.4,/V#<~ th 36-Q- 0/2.&.r k , ( c»Lit Edl.04 10. 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Y t 222-W 18 (FAWN MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development DirectorU FROM: Amy Amidon, Historic Preservation Officer RE: Trustee townhouses- Minor DATE: July 24, 1996 SUMMARY: HPC has granted final approval for renovations to the Trustee townhouses and for the addition of three new townhouses and detached parking garages. At this time most of the units have been purchased and new owners wish to make additional minor modifications, described below. The townhouses were originally designed by Herbert Bayer and are listed on the historic inventory. The Meadows SPA process gave HPC design review over these units. APPLICANT: Aspen Meadows Trustee Townhouses Homeowners Association and the Aspen Institute, represented by Stryked Brown Architects. LOCATION: Aspen Meadows. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark 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 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.... Response: The individual purchasers of the townhomes have met and determined a group of alternatives that they would like to have available for modifications to their units. The proposed changes are as follows. First, the detached garages will not be constructed, except three for the three new units. The rest of the units will continue to use the carports. Staff supports this modification. Secondly, the owners wish to create a small pop out in the entry foyer (which is set at the back wall of the carport.) A new wall will be built and the new front door will be flanked by a new sidelight. This is a relatively minor modification, and given the small size of the units, staff is in support of this addition. Thirdly, some applicants wish to remove the trellis structure over the rear deck because it is deteriorated. Staff does not support this change because cantilevered elements and the trellis structure in particular are part of the defining characteristics of the design. The trellis' should be repaired as much as possible or rebuilt in kind. A storage area is also proposed on the deck. It is in the form of a bench, set below the level of the existing window sills. Staff finds no impact from this addition. The most significant of the proposed modifications are to be made on the east (front) elevation. The applicant has provided three sets of drawings; their proposal, the site plan and new units as designed by Finholm and Associates and approved in 1991, and finally, Herbert Bayer's drawings for the townhomes. From the drawings, it is clear that in 1991 the east elevation of the existing units was to remain unchanged, but the new units had a different window configuration and the second floor balcony did not have a staircase to the ground. From Bayer's drawings it is clear that at least some of the units were originally intended to have the balcony and stair and that the four openings (three windows and one door) on the east facade were consistent in size and spacing. The units are still all the same on the east elevation, except for one unit which has had a window added and does not have a staircase from the balcony. On the east facade, the homeowners now propose, in some cases, to add new windows between the existing ones, to change a first floor window into a door, and to remove the stair to the second floor balcony. The request is made in an effort to bring more light into the units and to improve access into the units. This facade is considered the "primary facade" in terms of being the most public and defining the original character of the townhomes. Staff is concerned with maintaining a certain consistency in this area. It is unclear to staff what the access problem is into the units as they currently exist. The carports are to remain paved and the slope seems to be easily manageable for a disabled person. Somewhat typical of Bayer's work, the front door was placed within a "courtyard"area, not prominently on the facade of the building, therefore the proposed new door would change the definition of entry on the building. Staff does not support the addition of the new door at the first floor level. Without the new door, there is not a significant reason to eliminate the staircase to the balcony. In terms of the proposed new windows, staff finds that HPC could support this change if the windows that are approved respect the proportions and spacing patterns of the existing fenestration. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: With the modifications described above, the proposal has no negative impact on the character of 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 historic significance of the structures is not affected by the proposal. 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: Some of the changes proposed to the east facade do have the potential to too significantly alter the original characteristics of the buildings, therefore staff has recommended modifications. j ALTERNATIVES: The HPC may consider any of the following alternatives: • Approve the Minor Development application as submitted. • 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.) • Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the request to add a new window between the original ones on the east facade. The new windows shall be similar in proportion and spacing to the original and shall be approved by staff and monitor. In addition, the revision to the entryway and the construction of a storage area are approved as proposed. Other changes to the east facade, as well as the request to remove the trellis, are not approved. RECOMMENDED MOTION: "1 move to approve the minor development request to add a new window between the original ones on the east facade. The new windows shall be similar in proportion and spacing to the original and shall be approved by staff and monitor. In addition, the revision to the entryway and the , ~CE ~inqi construction of a storage area are approved as proposed. Other changes to the 4 "64/666 ,9.EMOL/2. east facade, as well as the request to remove the trellis, are not approved." .5 T'*1 22.· ADDITIONAL COMMENTS: :polic/VAL, ttifiLL i- 4~l-.AL#,L-« Ct-(A/-6_00 3 1-/63,2/·1/k L b'163 1-1.- 01 r/OL 0 STRYKER/BROWN ARCHITECTS,PC July 15, 1996 Amy Amidon Historic Preservation Officer Aspen Planning Department City Hall Aspen, Colorado 81611 re: Aspen Meadows Trustee Townhomes, Insubstantial Amendment Referral to Historic Preservation Committee Dear Ms. Amidon: On behalf of my client The Owners of the Aspen Meadows Trustee Townhomes and the Aspen Institute, I am submitting the enclosed plans describing proposed "minor" modifications to the approved plans and elevations for the 8 existing Meadows Trustee Townhomes. As you know, the project is currently 8 townhomes designed by Herbert Bayer and owned by several individuals, friends and Trustees of the Aspen Institute and the Aspen Institute. The approved plans, as recently amended call for minor 0 modifications of the 8 existing units, new garages,.and building 3 additional "large" units per the SPA approvals given Savanah Limited Partnership. The most recent approvals address retaining the 8 existing units in substantially their existing configuration with: *removing the carport *building detached garages *minor changes to north, south, and west window configurations As you may recall, the 8 existing are very similar to the drawings prepared by Bayer. The east elevation currently has some small variations from unit to unit: *unit 2 has three upper windows, the other two *unit 2 has no stair to the second level on the east side. This request asks the Historic Preservation Committee to address the east elevation and how much "variation" is acceptable from the existing, and from the original Bayer plans. As noted above, there is a precident for variation from unit to unit on all elevations. The most recent change to the SPA anticipated the north, east, and south window patterns to be consistant with the elevations approved for Savannah (refer to the 24"x 36" drawing attached: A3.1), and a substantial reduction in the FAR previously requested. It is still anticipated that the Institute, 1 or Assigns, will build the 3 new units and the garages substantially as approved to match the 8 , "lightly" renovated units. 300 SOUTH SPRING STREET, SUrrE 300 ASPEN,COLORADO 81611 970.925.2254 925.2258(FAX) „ Ms. Amidon/ Aspen Meadows Trustee Townhomes, Insubstantial Amendment to SPA July 15, 1996 page two The proposed changes to the currently approved plans are as follows (refer to the attached 18" x 24" plans dated June 24, 1996): 1. ENTRY: move part of the foyer wall forward 3'. Change the entry door to 3'-6" wide with a single sidelight. (refer to Entry Elevation, 18" x 24", dated June 24, 1996) 2. CARPORT: retain the existing covered carport. Do NOT build the proposed garages for the existing 8 units. Build the new garages at the 3 proposed new units (1, 10, 11) as currently approved. 3. Remove the existing stair (to the Master Bedroom) on the east elevation. 4. Permit some units to install window #1, window #2, and or Door #3 on the east elevation. (refer to Entry Elevation, 18" x 24", dated June 24, 1996) The State of Colorado requires "disabled access" in 1 of 8 units in new projects or additions to existing projects. Several of the current owners would greatly benefit with a door at the lower level, now or in the immediate future. The overhang and dense landscaping have created dark spaces in the rooms facing east, therefore some of the Owners would appreciate the additional windows on the east elevation. The precident here is unit 2 has 3 windows on the upper level, and the current approvals call for a very different window configuration. 0 5. Given the small nature of the units, and the lack of storage should the garages be eliminated, several Owners would like to add storage space on the rear of the entry/laundry appendage. 6. Given the tremendous views to the west and the introduction of "high tech glazings", sever Owners would like to remove the trellis/sunscreens that exist on the south of the Living Rooms. Most of these screens are aged, and in disrepare. I expect the Owners to continue to bring minor requests to you for the north, east and south window configurations, for staff review, as concepts for individual unit renovations occur. It is anticipated that if approved, these entry/ east elevation changes would all be done at one time. We look forward to meeting with the HPC on July 24 to review these issues. Sincerely, --5*ug-02:fo-1 David P. Brown, AIA 6 -' 0 The following quotes were taken from the meeting minutes regarding H.P.C. incentives: Pg. 3 July 14th: Amy: "That is why I suggested that we would landmark the entire parcel because I believe they would want the benefits of FAR Bonus." Pg. 9 July 28: JoeF'The reason for the incentives is to provide space around the rock and\to protect its visibility to the north." Pg. 8 July 28: -deke: "in principal, I have no problem trading incentives for a landmark and-ihe visibility of the rock." Lennie Oates: "You are taking 25% of the land area." Billy t,So you get incentives for taking that." Pg. 7 July 28: Bill: "In the interest of compromise if we can offer incentives to the applicant for parking variations, FAR, to preserve the historic resource, integrity and identity that is what we want." Pg. 2 August 25: Don ammended motion that HPC encourage other boards to consider incentives if deemed necessary during the HPC approval process. Pg. 9 April 26: Donnelly: 2There were a lot of benefits that could be offered to the owner tbat far outweighed any negatives that were presented by the bouldde. "By having this landmark designation and the owner would be given flexibility which otherwise would not be given." r 1 11 , 4 4 1-\1, 9 , 9 1 ?11 11 4 4 -/ / ed / L ./i - Quotes relating to design review: In response to Lennie Oates not wanting design review Pg. 7 July 28: Bill: "We are really interested in the protection of the visibility of the rock so we can record the history of it." Pg. 5 May 22: Amy stated when it was originally landmarked HPC wanted to preserve a view from the street which they had done and some distance around the rock. Pg. 1 May 22: Amy stated there is not a specific historic context and you are not dealing with renovation of historic buildings. 0 0 1 t e W ve& p j\.1 ,- 1 1:' i n , C \/) \ St /1 1 6 ) f ) 1-»h , M %3 t 47 4 -- /«Li 4- + r/212'.,4 A £*a#Alk ® O -9 41 ~ 4 1 - ~. 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L ....0: 0 0 I I ----~%r | m=Em 11 /071-4 /4 1 1 1 W 49«EQI,2& pi ° - i 2- 0 6 - . & r 2-1 0 1 2 1 .. 1 1 -1 j UL] A ol C , 51* 4 1====~ e v m -LE:Zi--5251 CiES r=--92!L - v €.R r -1 1 -2 -0- V IL--2 - 1- fEi .7@ i 2 4% 431 9 *7=4 .1- I 11 1 i-a f lim 7® & 83 I e ® le A --- - - - - 4 --tr @ e 11.-e , - ello d-o 4, 1, AD,4990 DESiglt 5 inet IN 6 41% lm-IQ~HOUSES euslmlt 9#01KES 4 {ffi ASPEN, COLORAqO 81611 KIM RAYMOND BOX 1458 +V- ASPEN, CO 81612 (303)544-9255 h'441 ·0150%14 CHITECT FOR CLARIFICATION. ANCY,MOTIFY THE 5-Ze--/5(Cof) t!910 00'NUW fih ful I )' AL 85,1 xog 11," 0.-Im ~all /4 f GNORAVH WIN / 531*00 AWLS*2 <S 4 4. 13 10 Ubbsaa 066Vaw 1 ~ ~ .2 03 al i NU -0- , 6 9 -4%. 41 b pu /2 ./ - 3.0 - 1 1 h h lt-le. 4 4 Y 0 ird R ./- ¥ -411 -1 I -41« - ' ill 11 -3 11 11 1 ~ ny 44 - 6 7 ami 1-1 A 42 5-1~ ,ct, 4 4-52 . 1 1 1 VJ 1 10 + It 11 11 11 ''1 1 1 1 1 2 .Lior ·- . - -· Il Iket, = .-NA, -E~WIE Ill- 1 1\ ai-L --4 6 Lk= 1-*4 - --r=rt - -L f .1 1 1.R=11 $34-d . r·, ChAR I t , ff· .4 --1 I -lkillf-4 ----- -Ll 0 a 0 9 E 2. 3 M 32 7 1 79- -er 41- f 1 15 , 14 1 D 3 -92- 4 E e %1 iI -3 T. 2 -4 E CE 3 -Jf- 3 0 3 -1 1 <111 1-7-111 -------t--T f 0 ..9 11 A 11 . -- 'AL r 1 7'" J 11 11 -Ck 7 VT[=:r - __-- 1, trAW · * - - 421*F*0 1 i~11 J , :. ,,, . .1 , . r--- - -11 O , I'lilli 5 -,- 1 1 11 1 I r -*L lili 1 lim.. t. , '1 11 ·i ' 4_ 4- nip L----- 1 ------ 2, ,,.,ID.. to X- - = =201 1 1 h -1 4-6 _ _ 11 1 -Eli ..... S L_ -- I ' 11 i E_ L= = ~- -- Ld 1 0 . ¢ c,=-0 .:. ''.' ' , - . .1' L --TI - 11 - -4 11 1- J// 1 1 .--1 ' €-M I - - // 1 /2-4 I & 1 1 1 - -- -- n . .:4 -. ---- - -1- d I -1 1 $ - -ALT -11 - &- Ii 2 2-1.- Ft 1 .. 4 3# - JIm 5- 1 9 - - --4-1 1 13 1 2 11 1- 6 3 6 43* ZE i© 02 RF -e- -0- -0- [4011,¢¢21.a lerl . 4% t ta r[D4E- /E,r.Ku_ - - Ul M - i. E ie - i - -- ~ rw,rEC-/UVINIA 61»3 ' 0 - -- 74.4 z~83 T mo. rl 119,-0. F77 1 -' - -- .. ..I- -- I.-I 90.ICL CI 11Mete -TEIM - t.1-1 1- - 1 ~ HAr•reg. - 4 -+7 A ro.' a.*4 111'-cr' 1 'w 1, 6 . - 7[ 1 1111 ~ \ .71 1 .,4 . «rot\JE- CAP' r -, 1 elt,NIE- vahleEEL - - t--- CD -I 4 ' ll ' 1 I i G.,-ee. _ -__-__ _ _ '1 lili' IlL-. r,-1 11 It T T» 6 L.Ae• , 991-4 1 . 1 1 1 1 1-pil_12.- .. - 1 1 1 1/ 11 -~ . 1 1 1 1,|tp. 9*46'6*62 1 ~r- -- - i. - - - -- ai= 7 7 -2 - «Pr- f>- ---- 1 --- - -7 1*51-#F i E- - -1- - ------------ 11 - UOW€£ LIE.JEA. ~ U =172- 70· *64» 10'.0 I [L - - 9 ---- - - ---- --1 ~ LIVIRD, 7--y T»· FL 119'-D. 1 siplrret SUE»TION| 1 0. FL. 1 19*,T ~ ---exaw _ - 1111*15 -rtutl . ' ' ~, klitrt MAST/A 1 3 4 LIvINW'•t -1 / %39' ~ . ., ,- - --__- f.0. .Uk, 111 '·1 1 . .1. 1 7-0, FL*' "o'~0~-- 3 -CEF -- J'. --~ . -- ----h '. -, - I a. IMIE 141118 - * REVISIONS: rf ' -- -- TiMeft Foer '1 --- - 1 -- . 0, / - -9'DAk-- CAF M.~72 . . - rd · 0 c - 0,$ .A. , 20 04 44 LI-- 91.-6 90'-41 ~ 1 - ~ --1 J , 1. :314 -; 1 -3 . - --- , -f = -.23--7 T-1 1 . 1 1 €OUTH ¢ t.gr 1 ed:046 1 -----61 1 1----7 kNMONI€p | El Latle, 8 + 1 1 -La.*4 .AL. _ 1 --7-- 9,0•,. Tbl- o fp -I-- MI--f- --il - ~-1-- I-- q--* -·--~ -4- ---........ ......... ..._ ....._ O ---t- EAer *,l-844-rio J Ag Sit6-ttic£09) 21918 OJ 'N3 1 1918 OCVIO'!02 'NI/!V . . . .1.. . . . . 1 1 1 - KRABACHER RESIDENCE - j HeAp Planning & Zoning Floor Area Calculations ALLOWABLE BOLDING AREA FOR EXISTING 5,000 S.F. LOT m...Ell' 'A~...... 0 s.f. 0 s.f. D s.f. !5 s.f m 0 d 3 0 s.f. " 3 - 3 s.f. 5 a 0 ..f. ?001 7 Ennf 8 0 d 1 E AO O -A #~ 0 s.f. - ~ ~ 4.50 h + 1 1% M< 2. 2 28 mt .-- 1 *:.tr- .4 r VW 1454< «ac> 657-34(4 - 1 -4 ,N2Eeas,Fer' 14999 '> 8645 »*•p ·E€ret«~1<- -Il 1 /1 1 66 ]1 - *Z A a 2 98 8 8/ - P r :2 - 1 L SECTION *2-FMONT »AD EETE#71<. - 7 f 1 PATE, REVISIOE t SCALE, 1/4. = 1 1-0. /1 IN N - 9- ' ~- ttiV,NG - VJ 1. 14.IT- 1> t> \ 4 -\ - , 2 7.4 - I. „ .~ .. _ · .i~ pf.,•r·•- . >,· . i .'' · ' . ..~ , • 1-•„1- vt <951»T*e_ N_sk ~ =4 1 4 iii 1 1 1 -1 I 2 j k.... i 1 3-/ 1 1 L i , 1 t 1 1 i 1 1 . - i k.·1.-„t. t. K-- - ~--f.--/ -· t 4 ! fo F[Ar' f»*it 1-LAN TGA rqu * £ 1 ./ SECOND FLOOR PLAN j FIRST FLOOR PLAN . 0 0 an . . .~. 0 . . a ., - *ET?m~m~FR/%r'./. 9m/AFFf 'F ' '2, ONI 'SELVIDOSSV 6692-£26(221 29- 8( 46) **92 -826(046)4 0 '00'?IliA NOUIddV h!3HOVGVh131 --../ 1\ / 11. 1,1 1 I,I 11 11 : 1: 11 . . 0 0 11 1 -... I . .A . I . \ / .. 1 t. 4 4 1 J I *. 0 9 . M . -0. 0 i --- . 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I a ......... 123 All- - -- -,K 1-__E=21__--__11=21_k- < ELon , 00 8% it zter 'LOST¥*15 0 21 2 ~=8 2<0-7--4 1 54£U-EALT- A.D.O, 3 1 / r --- - 6-HBM--372#5-27&6»1- 1 1 CT 20,65*ef-cr A.O. 0, 3 WiNON.1 WeLL 1 11 ( 4 11 U) tals '41 11 21¥ 99 %1 11 1 t[.4= -.I- -~ ~ i | 58 11 . --_ - ----- - ~»toth- -- 7 A-- ---1 1 01 ~[+ ~ J EAST ele\*1-04 9J w' NOKt¥t El.8*no,4 t 0 0. ..~.. .. - 4 I 'llillillMillillilli . -.*1£9= -1"="-.-li~~=I .11*Hillf#*I *IMMII'"-3 + .----i---------=:'.--.- 'll--ill==11 IMM....=-I---------ill=----I------'Ill-*--.lille- - - i 1 - ~ 1 1 1 1 1,1 i , -le<Kle:AB/Vidillillilfiliplill/.:.AP.I.I.A......i,R.~~.:d~aillililligialilimilialialliEErilill:'llil.- ..lilliallioilillialiallilialluilil~ "----"'---' . =I---- -71 .1~1- ~1. -Hill:- - 1/ 5,/"Ill"~ilimil|::01/TI<I =,7 -- 1101*Ill:'ll'll'll'll/,Ill'"Ill"lilli U.In' I I . ---Illi- ~-I-Il - 1-- aillill mI......1 - m. 11~.1111.'Ililiij~ =.,~. --i -2 ~1-I i=UJ 1.1...1/./.76...ililit '*.:.1 .. 64 - , U U . 1 ' U t. 3 . 4 . -0 4 4 4 1 t i.6 I 0 t. . . 0 -V. ... :.- . .. 1 . 1. . -0. 0 .8 .... ... ..1 =r 'eL . 4 ...= -U. 'Ii.0. 1.. m. 4 2-, f 4.- - m. , 0 -1.'. ..: - .1 -=m 1=2- 1.....~ m mill'~I•li••lail~li ..1 m. ./---4..6 = 1 14 1 =.-1.- ./. r 1,1 1,"Illt'"I=.11!illajllm= -1- 11~1- .&1~11 =itilili~~~~~~~~~~~~~~~itylli~~illi~ilililililli~iliv.lil~~iliTillillillillilillilli~li~~~~ii///1/11//- 1=r ~m ... -. 1-"-Ill .-IR m. - lin- _ _ ,-=ir•/9 „.,aff//Pri=&~/*/2 .=i -1 t.ie' 1...........1.,2.-1,11 .--IA, ,&*,6.1 !.••, #1#7614€15 .1-- 1.l . . .. 51 I v :· .....A'g . · 1..&; v..5 .. ... 5.773975,49"7'*=:r.r.IN.f~~ , I ... 6 STRYKER/BROWN ARCHITECTS, PC ] , ':; 1. t*,4 ASPEN. COLORADO lilli 300 SOUCH APRING STREET 1 (970) 929 2294 F X X: 925-2258 1 , k LE--=---4- i Q . TERRACE ~ : LIMIT OF Stone Pavers 1 A3.1 i „ THIS WORK 1 0 99'-11" 1 2 . ...-.... ........- - ..............-..... .1 1 ·il 1 \ i / , , ~ Redo access to .i , %- A \ mechanical/hot water 1 - 1 & vent furnace/dryer: / .---\ \ short door, verify size: 1 ~ 3'x3' approx. .~ 1 181-7 3/4,1 / 1 f ' I POTENTIAL Existing flue IlyING ROOM i- 09»%. // STORAGE \ (location varies) 1 1 -, ii*':49 - 2 142 .44 ----_-7A-_5_NED \ 1 95 A" Exist. D : 1.0. Fin, Fir. -' L. 1 il It:, win. 1, i 4 F A ~vent@ 1 1 1 A balcony above h t floor · bly . 2 ; jili v J : 44 -, 1; 4 \Demol . 1 Exisi . Q U i i 1:1 WI;- . box ng,s#-- 1 - - Di \A3.0/ 1-1 -- 14 L..iM#t.*..~_: FOYER/ .1 UP 4 + 4 11 It, : IE -. st one floor t' 1 1 9 doghouse --t---.JUS-zih-364 ED 0 100'-0" ~-IRESnE EZII:L~ir>.SES:,==:-:--- - .1- Demo ~ hinge I f , wall i DX 0----> v l '14. - 1 444. V 1 U 1 -1.1 - ' t ~'114. Trap ,* 0 1 'bglf- Air ... F - , /h\ 1 - SuppY 1-4 DN > TCHEN ¤_-r/1 panel 204 I r . - / POWder Int t ux L . R.-=6-JEN - - i.· 3.-7" .-- f= . h... *-- tr. 3,- 211 fAT*W,PW*'*'0A ~ ~ 31 11 1 k ' l Or' Wq 4 : ~ 7'-cj Align . 0, 1 1,/11 < 0'-1 3/41*..'0'~ -, ...~-- -··-'/ FOR PRICING ONLY 1 3 , 1 Existing/Interior walls I E-| , , NOT FOR :4· 1 .._ - New wall tight to / 2'-2 1 /41 '-1 Existing stair *i 1 i 6 vary each unit .-- -- ' · window trim / \ / aA TH 1 /1 9 1 CONSTRUCTION '1 0 c' 1 7, ' V - ~ ; I beam above roof above # EXISTING WINDOW 0 / /\ 1 ... 5 / 1/ L f - 1. 39-_.CJ ~ 1 , , i '.3 OIl .* A .. . 1, I e."12?.3. I M. Verify location of p 2 electric panel (may d A. D '... 2 vary in each unit). 11 Z 4 Iii W . :11 1 Benad' 1 1 1 STUDY/ DEN " 4 1, . BEDROOM 1 8 CARPORT 4-.4 'lo 'per*grd AND/OR 2 DATE : JUNE 24,1996 ... , -... 4-... ...... .... .- ..... ..... .... ...... ....- - ..... 1 -J- 1 1 Plan notes \/ 1. Trap door to replace equipment only. Access via side door 3'x3' ASPEN INSTITUTE 0 ~ 7,4 ! TRUSTEE 1 ---~-- ------------ TOWNHOMES 2. $9/sf. finish floor allowance in Foyer. - End of Meadows Road, Aspen, CO. 21=099 c. tile/stone. slate, etc. Labor & materials , roof and trellis abc ve ENTRY Add alternate: replace furnace & water heater E. r w/ 90% efficient side wall vent RENOVATION ... I I , I I I , 5'-0" , 8'-0" 6'-0" f:-/ I :LI TYPICAL EXISTING UNIT 2/Imlk"40 p: ) A 1.0 < ~ ,- ENTRY FLOOR PLAN i.46..4 - - #RE#*. . .. I 'r n ' vir'·I ··~* 9<9 794<•··• 1-·7 - 1 1 % 49, ' 3. f.. < STRYKER/BROWN i ARCHITECTS, PC 144 51'RIK€; SlREEr ....2-5,2.Ar. ASPEN. COLORADO 81.11 .., C..1,1 300 bOLIH 1.1.11 ./,1:.A. . , (970}·923· 2254 PA X: 925-2258 ,~·'.,i -96 ' 4 t ·. 0.1 .'' I. , M 9. , .1 1 1 w ~. ./. I -1 ' f...8 -: - 1 1 - .:. ' ..t 9.44. 0 ' -~9.1.~~ :.4. ·- t., ./ ~En , WY- 12 3 L~~~'~~~~Ss/ Limit of this work p 1 0 r A At:*AY/'. % 121·mr~ 4 4 , .U ¢10% y , Existing ~ 0 - - P# 'swing 11 ¢411 1 8% 1 -, 2~ks, j.:-'PI d 1 Wood shingle skiing 1 Y I < New wall A 104'-6" Dryer ~ ~.] ~ ~~ 9'UPPER LEVEL f -1. . vent LI I 1 N , . 4 t FOR PRICING ONLY h. 0. -1/. r N I Demo 1 1 NOT FOR m i door I I 4 100,-0„ ; 33..1 .. . 1 1-- 5- ~ ¥ ENTRY LEVEL CONSTRUCTION : '' i.- --- Floor joist beyond u 1 / - Existing stairs : n, '. $ I'lt . . . . 1---5-- 4 95'-9 1 ' L_.1 ¥ MAIN LEVEL &/5 + 11 · 1 1 4---------- ¥ MECHANICAL ch 92'-3" Lower service access LEVEL .0 · . '· 1 23£2 ,4 r 1 door below floor level above, 3'x3' approx. DATE : JUNE 21 1996 ~ size. Field verify. 1 ' 19. 1 r- M..AP ; 1 ... r,, SOUTH ELEVATION ASPEN INSTITUTE m ..,...ff 7.2 1.12: ft ..5,1 644: t,.. 1 4' -24 · ···t-:. '·"b./9 TRUSTEE . - 02.... ..,9./4,/ a ····C .- .44 . - -.1·,,74. .... TOWNHOMES End of Meadows Road, Aspen, CO. . , P. , r...1 I I . .. .'t ·I .... 'i, , ENTRY i 4 B RENOVATION - -11 0 . I I : , ailit'... 41 . r.0 ..... .t:. 1 1: 1. 1 ~ . 1 . :..~ ' . 1.,1, B Imi,J.%0~/7 ~,19/i,j,~~.1 ,7: A,- ~~.44,1 - A, 2.0 143 . ~ 0,2., 4.-41 I 11 . 2 :' . : AE . 5. . . : -. 0 . 19 Y . #/-/.4. 1 . ' . . ., ». 7. >: , 1. . . 1..4 e ·k. ' ·1 · • I < . ., I. -1,4.4.rE .9- - r STRYKER/BROWN ARCHITECTS, PC ASPEN, COLORADO 81/11 300 S Dll H SPRING SIREEr < 'f (970) 925. 2254 1-A X: 925·22fK =·i".i. M . I 1 - I I. .. 1 , 1 1 Il 1 I 111 0 1 -1 j / Meer UN 11, - 846/Det:> Ad> 12:*S~- U -- -- - 1 1 - . ~ n , 1 n " : t ... 2111 -1 3 liTI P 1 4 1041-6,1 x ..~-9 -L JL~.. .. . - 1 11 1 i,1 Irlf|'Ell L*1~1111611[-111111111 IF 1 - -/ -42101- 1 1 7 UPPER LEVEL I L, 0 1 6 4" trim / I ,/0/ 1 7=tr:-7} Wood shingle •irling I[-LI * 1% LI H ' 1-1 '[-1 1;Q.~\%~ /1\ ri- 1,7- ESS- ill© il lili lili ~ 100'-0" FOR PRICING ONLY T ENTRY LEVEL N / _ 1 0---3 e NOT FOR 1 New wall, door, sidelight CONSTRUCTION 4-· 1 - ¥ a 3 lei ~ ..4 95'-6" - 1 T MAIN LEVEL ' 1 4 92'-3" 1 ----------------1-------- N'MECHANICAL LEVEL FF©Ftees> r 7 4 DATE : JUNE 24. 1446 '1 , Curirr +,UNCE 09 6%1419 AT UN,T- 2 EAST ELEVATION [(20.:f ASPEN INSTITUTE 63 APO WINDOW (UN FE 4) TRUSTEE 4/ ~) P,5,0 .Poce- i¥22*, End of Meadows Road, Aspen, CO. - *31* ir.4 612-1 g: *1 \ 420- Card 1 70> 6,4-~ TOWNHOMES T:CE- P**#(89 *fieb - F.ae©eEC> 04 1 UN (T CP n ® dc>6> E,101*( WAL our » 1 ENTRY 6<02 47(08 Lle,T RENOVATION ~ peLE'TE 94 7 70 UFPEK %2£' M.eaf' 64.7 Ae"fr 4/6 ,At, "2%+LCONI :' E- I I '. ....., 7". ..,1 21*4, 34 94 A 2.1 /2.1 *V , J.R. -25€36 / 2-':6 '~~ · . ~Wilti .' i/Mi# 21. Fl 4 3 '*0% ¥. G}* 4!f I 4/ . I:*f d 1/ , /4' , . 7/,·ST I , I . 4 4 - A -' dy. 33% . S '3 ' . '2 4 11·.,i.: . , ' 1 le, ~ i .'. 1 I r j · <. I . . I r , ~ ·tz ·· q 3. it= :, F h *3++ -- g , 1 '. , h (C ) (/b),Al /t 14 ' ' ... 4 \»/ 7-' 4<A3.4.1 . 25 C~*/STRYKER/BROWN -1 ir 1 . , - r . .." ARCHITECTS,PC -7 (f,) ~ 1- 4 91 1 1.951412., 12074. t,Ly.u·'.¥ -~1,1~Yl J j)· 300 SOUTH SPRING STREET 4 ··.i , :·A r-*- · r - fo ..i-IL' 1?t.1111 9 1 12 T ' ·4 · -r-r-~7- -~ 2 ;A '<cusnout I IJ 1 1.3 '1 1~'' 'in_~~2~t,-1~~~1 91 ASPEN, COLORADO 81611 - ?234' u 1 1 1-LU,I.T 1 , 1 - ~Ct IIi- ~ r. 1- .Vt , I ., 1 . 1 rr (303) 925 - 2254 FAX: 925 2258 4- <7 I it ! Li ' ir: M ,~ c.1;31 u,41 2'-0' , MIN Flashing ' 2 X10 shingle *%1 1 1-' 1 ~ T~ , LTY; l ~~ ~| ~~L 7 j ~ &4-t z V..f .~it· -1 _ r - p t¢-ri-~Dill U ]=ILL'- 1-[-il -------1---ill-..-##-E- -I-' -- --.---ifi.-I----Ii- -- ill.-. I--Il.---~*--- - --.-il..W-- ----------*I.--.-1--*.- - 11.41 - 1 i L iii 1 r wood trim-_ _.-t_ :0 1 u L Ld 2 + I Timber beam I i r < _ 621-jj i_ 9 1 1-1- 11 r . Lj ' -1 1 1 -.1-l--I. U ,-4111-1 1 ---- - - - El- 11 .1 -LI, 14 .- - , j..U.lili FF-371 lIEECIE[-IIRS;=n ---·9 ---,---- i Ip-~,=tr=n==i - .. - 11=94.· , "1 111 i " t- tl fl[ 1 2.11 1 - -- 7 - - Ii=-:.25;E - '91?0~51·~ L-1 1- _ 4 1 JLL. 4.1 1 ' m trulf- - * T-- Il= - _- -w-, 2 2=17-Ek 0 - tufful~ _f--2 21 Li ..L_-2_j-_-_L .Lu_111 _L_-_i J._L LL_ ; *4244 r Existing~ . / grade 1 -- __71177-177---2*_ r. 1 j 1 EVATION ' 1'-0" (-lib 1/ Adjacent /£ building TImbm beam ·-f In' 1 Handrail a 36 ~--- - ---r---ilidvi - 74- DATE· nosing OWNER: 4 SAVANAH LIMITED PARTNERSHIP « 515 *3Ulli GALENA STREET, ASPEN CO. 81611 1 L 1 11 i ' ASPEN MEADOWS --94 41-fi £ Lit TRUSTEE I I ll'llij ~ ~.Li ---1--1- 2 x. 10 1 1 ' L 4 'i-'rh H k , L! 1 wood trim TOWNHOMES JU I -1' L · 1 917 6 It ff'11111 11.F-ill Iij-'Li|i~r' J 1101 -1211 Al EADOWS TRUSTEE LJO 1 1 1 11,1 1 11 (OFF MEADOWS ROAD) ASPEN. COLORADO 81611 ·i 111 iL, Stone 41 1-1.-1-LI| 1 1~i. k pavers~ 3.-O 1 1, b 1< Li_' Ut 1 F'El 11 'lifl i! lillil i .U f LII 'llil~ ' J it· 111 1; 1,1 il , 4-1 -1 LL i. 4 1 . - A BUILDING'I ...4 ELEVATIONS •, jExisling i grade e 4 .r - 1 1.~. U. A e · g bilk. 1/ ,·.. " 1.1 . D. 1 1 0. 1 1 ... 4: 11/LI --- 1 ----I./. t . 1 - . 1 - 1 1 el . ..0 0- a 1 1 1 1 .1 , . -1.- 0 j 9. .1 -'.1. 1-11 :1 0: I - .- U--1 v I J '19=il: : . . .. 0. 0 00 1 m./. . " mailm.Imi:: - ...,1.... N.... 1 . , . .. 1:,0 ... ....... 1 //0 . 1 1 0 0 ..... A . 0 1'11 .#.fa¥.4 .: , , ... I , .. . 0 ; 1 1 6 I I I . 1 . M ® 10 1 1 - ... -- 1, . 1 . i 1 M .. .. 1 IX -- 11 . l /1 -- .5 . .& 1 1 1®libp - - -- .0 0 . 1 .1 1 -1 - - 1 -1-1 ~=li .1 1 - 0 .= ...1 .=2 9. D. . 4 [. 1 - ..... . i. 110 1 1 ..9'.. -1 ..1.....1 - ll- . 1,1 1 N. 1 e , 11 .:: l . .. 6 . 1 ..mil 1-1 1-1-1.1 -- E-- ......l.....1 1........ /17 li 1.limi ~ 11~ 1 I'll'll'll'll'll'll'll'll'll'll. Im - 1 0 32.1.11/h'.I.1/'ll'll.3..£ ..- :-- -.- -==----- r -f-m d -di. E 3111= - I 0 I F SIn . .ma --1. ,, . 211121= f A . 26=i.E,0'W -" - A 1.1.am' 4,1 i . im , o -r J J , C~1 ·Ll·/·t/ r,6 k It Alk 11/-1 1 /7 k Il /-1 /7 k i #7~U SITE PLAN NOTES Boot 2% 7· 41 ..."~.: · WARIATION FOR HEIGHT GRANTED FOR UNITS 10 AN0 11 TO 33' ABOVE nIIrr~#~T~l- NATURAL GRADE TO MIDPOINT OF ROOF. PEAK CAN EXTEND 4' ABOVE ™AT POINT. lew[I 0- - - · INFORMATION OUTSIDE THE PROPERTY LINES OF LOT 5 IS SHOWN --- FOR ILLUSTRATIVE PURPOSES ONLY. REFER TO SHEETS A-1 THROUGH A- 13 FOR ARCHITECTURAL ~ , INFORM*nON REGARDING LOT 1 ~ -- · FRONT YARD SETBACK FOR ACCESSORY BUILDINGS IS A MINIMUM OF 5'-0" ON LOT 5. - . · FOR COMPLETE PROPERTY LINE INFORMATION AND DESCRPTION, SEE SHEETS S-1 THROUGH S-3. * THIS SITE PLAN SHOWS EXISTING TREES ONLY. -~- 00000,%:,09 -- <0 . 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