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Home My WebLink Aboutagenda.hpc.19970326AGENDA ASPEN HISTORIC PRESERVATION COMMISSION MARCH 26, 1997 SISTER CITIES MEETING ROOM 5:00 I. Roll Call II. Commissioner and Staff Comments III. Public Comments IV. NEW BUSINESS eÂ· Dy.uÂ»o 3, 4.4-1 13-,-uQ- fÂ¥5-rd- 4 A. ~ 403 S. GALENA - MINOR - ~ro 19 8. 2/ 333 W. MAIN - MINOR- 045= 4- 7-0 '60 =f - . - -- - - -- - -- --- - I - - -=tel*Pâ‚¬* C D. 1008 E. HOPKINS - LANDMARK, CONCEPTUAL, PARTIAL DEMOLITION, ON-SITE RELOCATION (PUBLIC HEARING) c-0-424.f E. 414 N. FIRST - CONCEPTUAL REVIEW (PUBLIC HEARING) 12 f 'Â£UL- F. 17 QUEEN STREET - CONCEPTIREVIEW (PUBLIC HEARING TO BE CONTINUED) O,61*Â« V. OLD BUSINESS A. NONE VI. ADJOURN NOTE: A 15 MINUTE BREAK WILL BE HELD AT 7:00 â€¢Ii._ --- ....Ir. ret rnÂ»1 -FÂ·.â€¢ â€¢ 22.OJECT MONITORING '~ke Vickery Meadows (permit to be issued soon) 935 E. Hyman Avenue (under permit) 520 Walnut Street - Greenwood (not active) 435 W. Main - L'Auberge (not active) Roger Moyer 303 E. Main (permit to be issued soon) 420 E. Main (not active) ISIS 939 E. Cooper 426 E. Hyman- Curious George (under permit) Susan Dodington 616 W. Main (complete) 316 E. Hopkins - Howling Wolf (complete) 712 W. Francis (stalled) 918 E. Cooper (under permit) Melanie Roschko 918 E. Cooper (temporarily covered by Susan and Mary) ISIS 123 W. Francis (covered by Suzannah and Mark) 706 W. Main (not active) Suzannah Reid 320 Lake Ave. (active?) 303 E. Main (permit to be issued soon) 702 W. Main (approval expired) 315 E. Hyman Benjamin's (trellis not completed) Mark Onorofski 426 E. Hyman (under permit) 123 W. Francis (under permit) 517 E. Hopkins (project abandoned?) Mary Hirsch Meadows (permit to be issued soon) 918 E. Cooper (under permit) Gilbert Sanchez 420 E. Main Galena Plaza (not active) 820 E. Cooper (not active) 939 E. Cooper -1 ~pNCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 139 E. Cooper (Langley), expires November 9, 1997 - Unit E 520 Walnut (Greenwood), expires March 22, 1998 834 W. Hallam (Poppie's), expires April 26, 1998 123 W. Francis, Lot B (Vickery), expires May 24, 1998 Awards 1997 550 Gillespie - Beck House Amy Amidon thoughts: Elizabeth Paepcke award for Markalunas's (care ofthe Aspen grove Cemetery; Ramona's involvement in HPC and charter member of the historical society) 0 -1. - MEMORANDUM |ULLI TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development Direttor j Julie Ann Woods, Deputy Planning Director { Y" Allb / FROM: Amy Amidon, Historic Preservation Officer ~ RE: 333 W. Main Street, Unit 3- Minor DATE: March 26,1997 SUMMARY: The applicant proposes to add new windows and relocate a door on Unit 3 of the Herron Condominiums, 333 W. Main Street. The building is a designated historic landmark. APPLICANT: Diane Rosenthal, represented by Chris Shipp. LOCATION: 333 W. Main Street 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 applicant requests HPC approval to add two new windows on the south side of the unit, and on the east side to switch a door to a window and window to a door. The affected area of the building is fairly recent construction, so no historic materials will be affected, and the changes will not be easily visible from the street. Staff does recommend that the new windows on the south be more vertical in nature to be more compatible with the historic building, although double hung windows are not required. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposal will not impact 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 proposal does not affect the historic significance of the structure. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: The proposal does not affect the architectural character or integrity of the structure. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the minor development application and that the new windows on the south be more vertical in nature. RECOMMENDED MOTION: "1 move to approve the minor development application for 333 W. Main Street, Unit 3, with the condition that the new windows on the south be more vertical in nature." ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name PIAA,E 12OSEUT-MAL ADIer-haul- 2. Project location HERROO APAEr-Mia,Ys - UU /7- + 3 333 1. AAID â‚¬77. Aspe-/0, co BIG l I (indicate street address, lot and block number or metes and bounds description) 3. Present zoning 4. Lot size 5. Applicant's name, address and phone number :DIAUE 120&,mrrHAL 59 Squt RE LAUE, AJE\U CAAÂ»~A) , COME. 04%40 7RLE: 203/ 964- //la -EAX: 203 / 972- 5-937 6. Representative's name, address, and phone number 6/1?05-1-ziFWEEL 54/PP 9.6.-Bm< loGo , -BASAL:1-, CD 81*,U . -TELEÂ· 970 l 447- $274 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 TexUMap Amend. HistoMc Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing strUctures, approximate sq. ft., number of bedrooms, any previous approvals granted;to the properly) APARI-AEArt- 50(,ll:>/Bl 9. Description of development application MIDDR. NE:50â‚¬6pAEx,fl-- . Â¥Â©,2- -THE 'puRF052- DE Amplk)4 -Ell)0 \0/Â£11>0\05 70 --TRE Solyâ„¢ CALLEY 4\DE) AUP VE-ColyRGIi Kina 11Â·UE . . EX(5(70Â¢ -lhot? A,Ut:> \U/A,m:76.) 72> 7#E- EASE- 6,5 SNOWD . 10. Have you completed and attached the following? J Attachment 1 - Land use application form A)-4. Attachment 2- Dimensional requirements form 4 Response to Attachment 3 4 Response to Attachment 4 llllllll UllmL_*-- -- ~ EiEELEEEI] d V e 3 --jr- 4 \ \-lAY Nusm 1 0 42 -- 1 P C. 4 r 06 0 74=_9-0. -mÂ·Â· I. -m=:IÂ·- -â€¢ 15 )8Â¥M 1 LEI]Â¥8* im I P- 1/ #=4 P AÂ¥ 1 do p dpu o AV 1 I _CE-VIE Is-3Ii â‚¬Â£9 / 40(â‚¬024!Y n.agE Â·Il 4 1 .-#. ule un 01,11 u edsÂ¥ em= u e V J. 9--4-3"A EE lil 15 331NnH $ 'Ir 0 , . .:48RaiN!;mi: Â» , 3039279722 C. SHIPP & ASSOC. 629 P02 MAR 11 '97 23:57 Applicant: Diane & Joel Rosenthal 59 Squire Lane New Canaan, Conn. 06840 Home: 203 / 966-1113 FAX 203 / 972-5937 Office: 212 / 944-4455 FAX 212 / 730-7730 March 12.1997 Project Name: Herroq,Apartments - Third Floor Apartment - Unit #3 Project Location: 333 WMWain Street, Aspen, CO 81611 411&Â·5 To the Aspen Historic Preservation Commission: 1, Diane & Joel Rosenthal, hereby authorize; Christopher Shipp P.O.Box 1060 805 Pinion Drive #8 Basalt, Colo. 81621-1060 970/927-9274 FAX 927-9722 to act on our behalf for the purpose of submitting a "Minor Development Review" application to the Aspen Historic Preservation Commission. Signed: Date: A A 4. )41 7 Diane Rosenthal 3 /b-/97 Signed: 1.-- Date: / / 0 1 Joel Rosenthal ATTACHMENT 4 SPECIFIC SUBMISSION REQUIREMENTS: MINOR DEVELOPMENT REVIEW All applications for minor development review must include the following information: 1. If determined appropriate by the Community Development Director, a site ~/,iÂ¢(' cyj plan or survey showing property boundaries and predominant existing site f M characteristics. \pff 2. An accurate representation of all major building materials, such as samples and photographs, to be used for the proposed development. 3. A scale drawing of the proposed development in relation to any existing structure. 4. A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application, including a statement of the effect of the proposed development on the original design of the historic structure (if applicable) and character of the neighborhood. -ME- UEIU OWDEâ‚¬ , ID/ADE -120*UTHAL , \UISNES -TD AG[=> 7100 U)/Am>ollf S --t-6 --INE -Kel,K, CAUFF sm# 6% ETNE -1-111&0 9~1-Dolt- AVABf-ME*yf; -ING EXISELodp 3)0Â£>R- Aul> \0 1All>0(0 ou -11/E iEASÂ®b? SIDE \UI LL- 13ff SV{Â»IED so -Â»r -THE -3>002 uel_ Bt A.) -mE 1Â£,CAT, 08 6/to UU Al) 71/E 71002 -1140, UNE Tut> A.>Eli \U1LDOWS> DA) -NE AUM' 5 'PE 65Â£>u-TH sipa) U Ill- 06-r BE \86 1BLE T12Â£>H MA W St 4.p \UiLL BE DUL* -PAR-t-(All-9 Vis,BLe W WEI) DDE IS -TT2AV El/u* 1002-[H 0,0 2RD St. ~711Â£ CHAÂ©18 -ID 1-HIE UDSÂ©12- Akyl> U (k)POW 043 1116 63< ST/Â£Â¥f Z'zec- k \ul Ll_x'-PRI.MAâ‚¬ILÂ¥ HIDIEO 8 9 -1-ME EX ls-t- 1U~ 12AILLIÂ©q- . 0512 S\Ma--C+FlocAl-1 DOS 1--9- 1 - --Â· J -9 /01â€¢47,-1- 1 pIll 17. DE\U 64 4~34~9 - CU1AXPOUS. Â«- r --8 001 \jo Â» 00 -13 24. 00 4..Ii..............I- I 18.'Ar ----- 1 2 1 O. 1 - ELOOR PLAD *6 ' i =CE: 94'. 1'-O _e. surPT 2)26~17 O 0 0 ". 4 . 4. i 0 -EXHIBIT~ t ---/j -41, Lann-- 1 . ., '" f . , I ' i 4. L 1 4 1 4* ,, I. 1 11 C C - - 'i'\C :1 . P 4.0 , 4 . " * ,~49~2 4 I -rl... - .i..<I ' * Y , 4 44 t./, <Co 4, f.= 1/J U N.Cti~ 4%Â£. k 19, .04 . 30:0'=. A.1-1 4 , i 1 ./ ./.. L iv ' . .41..ShÂ· . 23 .1.f i y U#O~OtÂ·:4 :~ k.<i % r t t.' tt Â¥ ti~~ 1 1,%,1 f ; b. . I L-,44 lâ‚¬1 -~-~I l/1 ct 0 91 4 43. 'h - ~ ~i --<ZIZE~22-2 ~~CX-7* ~I Ch t 496.26 9*.4?49 94':3 :49 .*332.0. ..'6 't65Â· . :.- y .. r ... - 6.4/. Â·4 I 0. 4 494 a , 42'co"44 I III .<_C 1 . -- . sw Â¥ - . .4>% Â¢ r lul 12 , I a. . C. Attfil.*L...j'. 3.4.Z >61.1...... ... 'N.,V , H '70 1 .. 3 1., , & j :34..IJ . . 1 .fr, 41 J /1 , j.$ Ir ./1 06. â€ž ...1 h./ Ir -1 1. .W 7 -4 7 r. LA 4 . .. I I . \ 4. 14 -.- ..1 Â·- . fl N . i ,. #E-Â¥,i . h '. 1 .4 , i -f 1 ' Â¢Â»rb>9 :..t K a . 2- : .) / - ta ::: 1 6 -Ial..../- ./p.///U/*.u# oia - .A~k 04 1.1 - . , 1 $81'4"./.'-- .., *4* 4/ I' 0 - .//4 . 4/lis 2 -/ Al , 1,0 -ap' 10 : c :'~649 5 1,1 3 -0 --I.-- ' 'i 0 - 4,"",9 + 1 17,1 1 Â¢ 'efe ..4 r. 1 42.-'. K >6413 5 ~ *1:- .,11 -4 1. - -*I /#I ' â€ž, $.2 R .--* Ak . %*4Â·43 3 -1/.Ii./.Ill .lAi ..Aka~ "- '. 1 ./ . - 44: 73.#A ..,L.. - ..5 F/rÂ·3*41&*f.g-I JI'll t 'k -4 :% 44 1%12 1, 4 911 1 |~94 '11.1.3 Â¥E Jr-IME . 4 07 2/3 /,Ek r. 4 Kg=gill ...1 1 5 1 =- k.-1, 4Â» . \ r ,>cumput:ZZLZ ' yp 'I' I f N *11,214Â£123& *- 09 4 Â·1 ' ' *C' 'ViA.~.1>4% 12 ': , . .& 144 ZteRSfo. i * i t % ..1 '1, ; t.f; 4 5 , ,Â«f , 11- i. . 2/ . #l j'' .2 4 4..:1'.le '. 1,#'I U ...... ? .0.4- + , .k..4 1'Â·h * ~4Â·Â«.2 ~' At, "i >04 4 : -C<...JUM ,- ./ :*'.46;/./ / . 4. - 44 /e 4 K , t.,eli :, iâ‚¬ Â£ *W -Al- MEMORANDUM El=J TO: Aspen Historic Preservation Commission L.-1/ THRU: Stan Clauson, Community Development Diregtor U Julie Ann Woods, Deputy Planning Director - FROM: Amy Amidon, Historic Preservation Officer f RE: 403 S. Galena, River Valley Ranch Aspen Information Center- Minor DATE: March 26, 1997 SUMMARY: HPC recently approved a remodel of the first floor storefronts on this building. The applicant now wishes to change three fixed windows on the east and two on the north into curved bay windows. The building is not historic, but is located within the Commercial Core Historic District. ' APPLICANT:Guido Meyer, Jr., represented by Charles Cunniffe Architects. LOCATION: 403 S. Galena Street. 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 change three fixed windows on the east and two fixed windows on the north into curved bay windows. Drawings of the existing and proposed conditions are attached. Staff finds that the bowed windows are less consistent with the upper stories of the building than are the fixed windows which were recently installed, and are not typical of buildings within the Commercial Core. If bay windows are desired, a squared form may be more compatible. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The building is located within Aspen's main shopping district, therefore emphasizing displaying windows is in keeping with the character of the area. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposal does not affect the historic significance of any designated structures. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: The proposal does not affect the architectural character or integrity of any designated structures. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the minor development application, and that the applicant consider a squared, rather than curved bay window. RECOMMENDED MOTION: "1 move to approve the minor development application for the River Valley Ranch Aspen Information Center, recommending that the applicant consider a squared, rather than a curved bay window." ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name 60100'5 &0140614~ 2. Project location 44 7 r. 00262- ST. IM-6 11 1 1. 5(,0(4. 10 (indicate street address, lot and blocR nuhlber or metes and bounds description) 3. Present zoning 66 4. Lot size 604, too' = 6,000 Se 5. Applicant's name, address and phone number ~0100 6Â«C>~Â£Â·. ,172-' 6ulot SW 155 1 #iN CW - 447 f, 00,0< 911Â· 3,947 6. Representative's name, address, and phone number 440%4#5 COU,WPFE 59.0 B. HARÂ«AN + 301 915-. â‚¬590 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD 4 Minor HPC Stream Margin Final PUD Relocation HPC Subdivision TexUMap Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line _ Appeal Committee Adjustment 8. DescMption of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the properly) 806%- 6%*t#{Flzet#L- STMOCK,12Â¢5 /UCU/0/U) FE;T~Mt- 4 12*gra/12Â·A *T 9. Description of development application Af~Uog. #tov/FRA loUS ; laN\* 9 95Â»ER- UPVBL PISP(Aff Wmomus WrrH AF'v pr2O315(Xttle DISM&< ulkiews 10. Have you completed and attached the following? 4 Attachment 1 - Land use application form -7- Attachment 2- Dimensional requirements form ~ Response to Attachment 3 Response to Attachment 4 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: 60100 lue>0*,31â‚¬-. 601*90 SWID INN CCO. Address: 44.1 15 . Caime- Al/E. ANÂ¥/4 Co. &66,/ Zone district: CD Lot size: 60' k loo' = 6, 040 SF- Existing FAR: 6:000 SF- Allowable FAR: --1+70-0-#-lir- 9 , 000 1*- Proposed FAR: 6,04 6 90- Uncti#tteD Existing net leasable (commercial): Proposed net leasable (commercial): Existing % of site coverage: 4990 Proposed % of site coverage: 4990 - UUCH,liuRAD Existing % of open space: 9110 Proposed % of open space: â‚¬7'70 - UL)CKM146*t Existing maximum height: Principal blda: c27 ' Accesorv bldg: Proposed max. height: Principal blda: P7' Accessorv bldg: Proposed % of demolition: 0 Existing number of bedrooms: HA Proposed number of bedrooms: NA Existing on-site parking spaces: 0 On-site parking spaces required: 0 Setbacks - Existing: Minimum required: Proposed: Front: le- Ott Front: 0 Front: iblot, Rear: .* 4- 0 * Reac 0 Rean :16 L 04 Combined Combined Combined FronUrear: 44Lo" FronUrear: 0 Front/rear:44 Â£0" Side: O Side: O Side: 0 Side: O Side: O Side: O Combined Combined Combined Sides: O Sides: O Sides: O Existing nonconformities or encroachments: UOUE Variations requested: ,(to,K,E (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) . \L *ALLA t - 0- ........ ---- 9. 1 Uk 23 'VA r.\ \.\ ITTBVkW:A \X . :S~,-4 10'50 .it'). I â‚¬ : \ 7...d. 1 C A-Ar./. 1,!11!,i ! lili 1-T[[1 - - 236 7*-r) 1-Â» 1-'' # SMUGGLER TRA'-E .' COURT 1, 1 1 1 L.Li_U * 4 [14 ERIL~ 41*H-i=-1 IMm _ 6 , Ill-,111. f -4.. 5 - .' il.. M b. 1 w E HALLAN W A â€¢ . r 11,1'!1101!1:!11TI 1-- 14. 2 .,4.'19. 3 link!' .0 'i .1 1 Â·/. limm JL: .1 Zill I :1 -* 7/ . . 488357 0, fL . r 6rBEET s.r 5--ELLA--* --==:=...Ii-Z=u-: 77 - -1\OFÂ·42 / /,4 - , 99rr'Â·P " 1 1.111 I g i 777714<4*~-IN--z:~ 9'1111!Ii, 1/ 11] I . I lillifillz ~i.iniLT--1 -1 - Aa., /~,_* - IT 6 AAIN STREET .le,All' 67 E E#Fll~ 9111; 4,55. / EE i HOPKINS AVENUE E HOPKINS AVENUE Clry.AL. 6 1-1.11......ili..;. h,41 Â· C t Z r~TrrrTrrl Ol/ZIE f QUT[Ii [1-r[Trn < rTFT !1 11.9 ' , f \. 1.1,\.\A Â· 42 /55417 ' ~-7- -1 XZZ~ 3 4 AVENUE PO" 0â€ž.CE ' 1 ..1 7 D f'% 3 'F.:00 //3<Knam :1 'd"" juif,T~1-111,4 1 1 9.01 1., Dl'+ANT AVE â€¢ ; ' ': 111 4 Â°-,t n u.11.111.1 U 11 (1 11; - ' I u i ' mm-r~rATI . VE.\ i 0 09% = ~1 '~ ~ @ ~.M# ~EE 15*51Â®11_{}] afrdi . ~,,f~.:11114 }th 4 LILATERS ALEK'k ~,#~ - i ~kk~ie 1 -N-'3 u' ItÂ· 02:/- ./**/2....22/~11Tgailigd.GiEIWiFmitivaillAgq -1il-osmt/....Tr-lti 14 ti ,\M iÂ· 1 1 1 1 1 ./ 1 1 T T. 0 -826. 1.1 Â»'A - 11 2-Â· Â·Â· k t' p \ -6 I /4\5 ~ m 9%1* #El 24*WIL- 1%3&1Â·,4*221 . Â£9 : :5 1.qÂ·' . 19 ./ A gAL] .4 4 Ul=24 ' Â· - ' 21 I ' ' 04 7 C S k - I. . U '16 -4.... wÂ«N,#06:~9* I 14 \ / N. / iiI I. (-rt l.-314e /9 3 14& .1 < Y<L / 1 A: j ; Ch.Â¥, 4, :4 16 I.â€¢104. . . 2 : < I ----2- , h - - --- 1-,</232 0424 9-0 + - *.---. I --- r * M, /99*...~~~40-0- ~-CnzAÂ«001 * - ----2034~~.. Sep. 24, 1996; 10:3'lA}41 0*(AELIN SPORTSWEAR No, 1689 P.P. 2 .... ...... .0 ....... * . September 23, 1998 Aspen Historic Preservation Committee 130 South Galena Aspen, Colorado 81811 To Whom It May Concern: As Owner of the Guido's Building at 447 E Cooper Avenue, Aspen, Colorado, 1 authorize the staff of Charles Cunniffe Architects, 520 E. Hyman Avenue, Aspen, Colorado, 925-5890, to represent my interests in the matter of the "Minor Development Review" for the remodel of the above mentioned property, Sincerely, tnt LA.4 Gu16 Meyer, Jr. / .. 1. 1 ...... ./ .. .. . - I - Guido's Building 447 E. Cooper Avenue STATEMENT FOR HPC MINOR REVIEW The applicant proposes to enhance the street level presence of this building with the installation of five projected bowed display windows within existing window openings. The intent is twofold: to add visual interest for the passing pedestrian and to increase visibility for tenants. Compared to other street level display storefronts typical of the Commercial Core, the existing windows of the Guido's Building are smaller and, therefore, provide only very limited display space. This structure is not a designated landmark building; however, the applicant is sensitive to preserving its architectural character. We do not believe it would be appropriate to increase the size of the existing openings which would change the solid-to-void relationships of the street level facade. The installation of new windows within the existing openings will preserve this important visible quality. We believe the projected bowed windows will provide the desired visibility with minimal impact on the basic architectural character of this building. This proposal satisfies the Development Review Standards as follows: 1. 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 a Historic Landmark. Since window opening sizes will not be increased, the existing compatible character of the Guido's Building will remain unchanged. 2. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Large, expansive glazed windows and storefronts are typical of the Commercial Core. The enhanced visibility of the proposed new windows are consistent with the retail character of the neighborhood. 3. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. The building on the subject parcel is not a designated Historic Landmark. 4. The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. The building on the subject parcel is not a designated Historic Landmark. CHARLES CUNNIFFE ARCHITECTS MARCH 17,1997 ,r- r--imiSIT=, 0 0 , , .. 0--- LLJ ........... ........ 7... .... ... ...... ...... ...... ... . 141 LL! . ... . ... I 8 .. .* . 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J 1< V F 1 1 1 .a I 4- 1 A Int M 71 -1 1 1 - -4 F,-44>1- 1 1--1 ~, L.1 *1 I 11 . t fil 1 d i ' jt r 11 . 1 1.-+W - 1 t- Q il '1-1 .eâ€ž\--1Â£ elli. *1 *N p---1 7[- 'l l 1 1 \L _-_ 1 4 L 1 4 -7 X 1 . *9 4,3 4* 1 14-9 -AK 10.1 0/ Â· /11 1 7 L ., : i// 14.- 1 %2 5*& \ 4 / i it \ 1 lit 1 1 134 â‚¬ i i Â·b h f \ 4-5 * il,4 . 1 11 W MIWIrll.111 ' \:RIP.. 1/ 0 \R . 1 / i, / 1 1 I . / t : .1 I \ 2 *17 1 1 , : 0 rE 0 - .4 I' -1 <> 3~ Â· ,/1 1 1 L.4-2-- / i 1 , ' .4 1 9â€¢m Â· , , 3 U. / 1 I 4/ 1 j / 1 / / ' 1 illillillillilliLix:fill:,3/libit - L.-L-Tz...1.~ MLINN 1. 1 -Â»e- . t. 1 - 1 I..*.I- I.--I Il- I-/.Il# 2% 0Â® 4- 20% 0 bj -4 *-fr-4 3 y 11- 6999/2 SE 4- 9 %4 B I 1\44 CHARLES CUNNIFFE ARCHITECTS RIVER VALLEY RANCH ASPEN INFORMATION CENTtl 520 EAST HYMAN AVE., SUITE 301 ASPEN, COLORAD|L~me~ r.i,A, ASPEN, COLORADO 81612 PROPOSED WINDOW ALTERATIONS: FLOOR PLAr-Tp L.1-3 TELE: 970/925-5590 FAJ<: 970/925-5076 MARCH 14, 1997 -19 VI-13396> 11 b Ifl 044 - ... 4\ t 11' 2/ \/1 1 i -41 4 1 0-1 Nt I - - f nt U 11 I -3 U Pill 0-li 1 k * F i El 1 - ~ CHARLES CUNNIFFE ARCHITECTS RIVER VALLEY RANCH ASPEN INFORMATION CENTER SK 520 EAST HYMAN AVE., SUITE 301 ASPEN, COLORADO 3 A ASPEN, COLORADO 81612 PROPOSED WINDOW ALTERATIONS: PERSPECTIVE SKETCH TELE: 970/925-5590 FAX: 970/925-5076 MARCH 26, 1997 TF MEMORANDUM TO: Aspen Historic Preservation Commission -/I'll- N- -1 THRU: Stan Clauson, Community Development Julie Ann Woods, Deputy Planning Direc FROM: Amy Amidon, Historic Preservation Officer I RE: 1008 E. Hopkins Avenue- Landmark Designation, Conceptual, Partial Demolition, On-site Relocation, Ordinance #30 DATE: March 26, 1997 SUMMARY: HPC held two worksessions in Fall 1996 to discuss the owner's request to relocate the house to another site. While one site, the Aspen Music School, was of some interest to HPC, none ofthe potential locations have proven to be feasible. A potential buyer has since secured a contract on the property and requests HPC approval to landmark the site, to move the existing house forward, to demolish recent additions and to create a new addition. A west sideyard seback variance, a combined sideyard setback variance, 500 square foot FAR bonus, and Ordinance #30 variances are also requested. APPLICANT: Arthur Bellis, represented by Dave Rybeck of Bill Poss and Associates. LOCATION: 1008 E. Hopkins Avenue, the east 12 feet of Lot L, all of Lot M and the east 3 feet of Lot N, Block 25, East Aspen Addition to the City and Townsite of Aspen and the east 12 feet of Lot B, all of Lot C and an adjacent parcel of land described as follows: beginning at a point 12 feet west of the northeast corner of Lot L, thence northerly to Lot B, thence easterly to the southeast corner of Lot E, thence southerly to the northeast corner of Lot D, thence westerly to the place of beginning. HISTORIC LANDMARK Section 26.76.020, Standards for designation. Any structure that meets two or more of the following standards may be designated "H," Historic Overlay District, and/or Historic Landmark. It is not the intention of HPC to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community: A. Hiftorical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. 1 Response: This standard is not met. B. Architectural Importance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. Response: This structure is a typical example of an Aspen miner's cottage. It is one story with a cross gabled roof, projecting bay window and decorative shingles in the gable end. The house has been altered minimally, making a remodel to its historic appearance possible. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Response: This standard is not met. D. Neighborhood Character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: The structure is unique in the neighborhood, but is not original to it. E. Communio, Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. Response: The structure is representative of the Â·modest scale, style, and character of homes constructed in the late 19th century, Aspen's primary period of historic signifi cance. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) 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) ofthe 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. 2 Response: The applicant proposes to move the existing house forward on the site, to restore it to its historic appearance and to make an addition to it. Staff is in support of the proposed site plan in general. The lot is only 45 feet, instead of 60 feet wide, and slopes toward the river. A sewer line easement, which is not part ofthe applicant's property, runs along the west side ofthe site. Along the back of the proposed building, the applicant must avoid development in the area of a sewer line extension, a fishing and trail easement and the stream bank. As a result of these conditions and setback requirements, the building envelope is fairly restricted. The house is proposed to be set on the west lot line, making a 5 foot west sideyard setback variance and a 13 foot combined sideyard setback variance necessary. The minimum required setback of 5 feet on the east will be provided. Because of the sewer line easement on the west the house will be sufficiently distanced from the building on the west and will appear to have a large yard. The property is not served by a functioning alley, however the applicant has been creative in arranging to share a driveway with the neighboring building, leaving the front of the property landscaped, with no driveway cut or garage visible. The applicant will still need a reduction in the amount of open space required, for which they will apply to the Board ofAdjustment. [n terms of the architecture, staff is in support of the proposed remodeling of the historic house and the entryway linkage to new construction, an approach which has been successful in many other projects. The design and materials selected for the new addition are compatible but different from the historic building, which is one of HPC's goals. A model which gives a more accurate perspective of the project as it will be viewed from the street than the drawings do will be presented at the meeting, however, staff finds that the massing of the new addition must be restudied to be made up of modules or distinguishable forms which are more in keeping with the historic cabin. (To some degree this is accomplished on the west elevation.) The second story plate height, which is 12 feet floor to ceiling on the south, should also be reconsidered. Given the site constraints and the fact that most of the square footage will be housed in one mass which, as proposed, is over four times the size of the historic cabin (cabin = 748 sq.ft., linking element = 215 sq.ft., addition = 3,207 sq.ft., including garage), staff does not feel that a floor area bonus is appropriate. 2. Standard: The proposed development reflects and is consistent with the character ofthe neighborhood ofthe parcel proposed for development. Response: The house has been located on this site for over 30 years. Most of the neighborhood is multi-family or duplex units, which have to some extent isolated this building. Staff finds that the applicant's effort to retain the building on-site and restore it to an improved condition is commendable. 3 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: This standard may be better met with some modifications to the addition as described above. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereoÂ£ Response: The applicant proposes to restore the original character of the building and improve its physical condition. PARTIAL DEMOLITION Section 26.72.020.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. Standard: 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 remove additions at the rear of the structure which do not appear to be historic, thereby exposing the original form of the cabin. Staff finds this demolition to be appropriate. 2. Standard: 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: Demolition is limited to non-historic additions. 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 partial demolition is limited and is not as directly tied to the character of the new addition as is HPC's consideration of a request to move the house on the site, discussed below. 4 ON-SITE RELOCATION Section 26.72.020.D, Standards for review of on-site relocation. No approval for on- site relocation shall be granted unless the HPC finds that the standards of section 26.72.020.D.2,3, and 4 have been met. 2. The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation: Response: The house was moved to this site from the West End in the 1960's. Currently, it sits far back on the property in a location which greatly restricts the ability to add on to the building. The applicant proposes to move the house forward on the site and build at the rear. This standard asks HPC to make a finding that their approval of an on-site relocation preserves the integrity ofthe structure. Staff finds that the applicant has made an effort to creatively address the site constraints and has provided a strong break between the new addition and old house, but the massing of the addition and particularly the height of the main gable are somewhat overwhelming to the historic resource. 3. The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation. Response: This report must be submitted before application for a building permit. 4. A relocation plan shall be submitted, including posting a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. Response: The bond and relocation plan must be submitted prior to application for a building permit. HPC must set an amount for the bond. $30,000 has been standard for a building ofthis size. COMPLIANCE WITH ORDINANCE #30 Response: Staff finds two areas of the proposal which may be in conflict with Ordinance 0 #30; the build-to line and the volume standard. The applicant should confirm whether or not the build-to line is addressed at the meeting. In terms of the volume standard, there 5 are windows shown on the south, east, and west elevations which extend into the "no window zone." The applicant may either accept a double FAR calculation for the interior space associated with these windows, eliminate the windows where they violate the standard or ask for a variance. Staff recommends that no variance be granted on the south facade because of the scale issue it creates with the historic resource. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the Development application as submitted. â€¢ Approve the Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC support landmark designation, finding standards B (architectural character) and E (community character) are met. The remainder of the application (conceptual, partial demolition, on-site relocation, and Ordinance #30), should be tabled with the following direction; that HPC supports the site plan in general, including a 5' west sideyard setback variance and 13' combined sideyard setback variance, but does not support a floor area bonus, and that HPC will support the application for an open space variance from the Board of Adjustment. In terms of the proposed addition, the choice of materials is appropriate, however the applicant is to restudy the massing to be made up of modules or distinguishable forms which are more in keeping with the historic cabin and restudy the plate height at the second story. A section showing the north facade of the historic cabin must be provided. In terms of Ordinance #30, staff recommends that no valiance to the volume standard be granted on the south facade because of the scale issue it creates with the historic resource. A variance on the east and west elevations can be supported. The applicant must confirm whether or not the Ordinance #30 build-to line is addressed. RECOMMENDED MOTION: "I move to support landmark designation, finding standards B (architectural character) and E (community character) are met. The remainder of the application (conceptual, partial demolition, on-site relocation, and Ordinance #30), should be tabled with the following direction; that HPC supports the site plan in general, including a 5' west sideyard setback variance and 13' combined sideyard 6 setback variance, but does not support a floor area bonus, and that HPC will support the application for an open space variance from the Board of Adjustment. In terms of the proposed addition, the choice of materials is appropriate, however the applicant is to restudy the massing to be made up of modules or distinguishable forms which are more in keeping with the historic cabin and restudy the plate height at the second story. A section showing the north facade of the historic cabin must be provided. In terms of Ordinance #30, no variance to the volume standard will be granted on the south facade because ofthe scale issue it creates with the historic resource. A variance on the east and west elevations can be supported. The applicant must confirm whether or not the Ordinance#30 build-to line is addressed." 7 ATTACHMENT 1 -0 LAND USE APPLICATION FORM 1. Project name *El.614 12.EhIDE,I CE 2. Project location 005 E,Ae,1- HOf'<-11Â® AVE, (indicate street address, lot and block number or metes and bounds description) 3. Present zoning f/ MF 4. Lot size 01431 e.p. 5. Applicanfs name, address and phone number Ah,pur< 10*u.le 1//0 Emr Hoplue ANg. Arap,.~ I 08 + IUU 1 444'-01'57 6. Representative's name, address, and phone number 02'18 fU" 4 6-,1 MiA j &06 #MT Mm,1 erÂ· A,wl 69 8&11 1 196-4755- 7. Type of application (check all that apply): Conditional Use : Conceptual SPA k Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin ~ Final PUD x Relocation HPC Subdivision Text/Map Amend. g Historjc Landmark GMQS 'ailotment GMQS exemption i Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/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) 6$51#,14 NNIGN 10$4101Â¢eq- 9. Description of development application 6!Nt,LE- f)4,1,7 1154/DE.'a 10. Have you completed and attached the following? Attachment 1- Land use application form Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachments 4 and 5 lili kill ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: AFTHUS 8*wiv Address: 1006 *Aâ€¢A- HOF,-IN" MUWIL Zone district: F /MF Lot size: 9, 4.3,1 4.r Existing FAR: 1/100 4.f' Allowable FAR: '11 3-1 & 4.f Proposed FAR: - 3,7 9 9 *'f Existing net leasable (commercial): Proposed net leasable (commercial): Existing % of site coverage: 1 2,Â·904 Proposed % of site coverage: At 0/D Existing % of open space: 64Â·. 7'/b Proposed % of open space: . 1 1% 0/0 Existing maximum height Principai Lidg: 10 fÂ·T. Accesory bldg: Proposed max. height: Principal bldg: Sepr /40.30 Accessory bldg: Proposed % of demolitionc 15.1.lD Existing number of bedrooms: 5 Proposed number of bedrooms: 4 Existing on-site parking spaces: 4 On-site parking spaces required: 1 Setbacks Existing: Minimum required: Proposed: Front: (,1 rn Front: to rr. Front: -10 Reac 51 FT. Â·Rear: ID FTÂ· Rear: 36. Combined - Combined Combined Front/rear: OIl MÂ· Front/rear: 4 FT. Front/rear: 40 Side: 0 Side: 0 PrÂ· Side: 0 Side: 11 Side: -5 n. Side: 6 Combined Combined Combined ~. Sides: 1% rrÂ· Sides: 1% F. Sides: 6 Existing nonconformities or encroachments: LOT Wl D-n{ 14 46 Pr, NOT 6,~ pr- #1414040 1 41 9 L 'fao 6*r,68/k EWMtÂ¢1*'WI MEAT- Variations requested: Ofâ€¢,1 9-0 VAP.14â€¢146' 410,- YAâ€¢0 6,1-BAÂ¢K V##hâ€¢764-i . 7 / la' dvâ‚¬*Aw, *da-Mtic. Vki.*041 600 e~. P. A -6, 68â€¢)01, Veâ€¢.taNÂ£*. 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P.*/AJ 1-~A,4-04Â·h. 237 1-[U -- 0-Â·-1-1-'â€¢ill-111-1 11 \7Â·.4 . \.1123st,lo,\2:\ l, hf l'' . 1 h.1!El w [Tllyan Mitil~f .~ 1~g '. #. / \ 10 . râ€¢,1 ./ 4 . 3.- 4-Â«y 13 A t.4 - .4 4' .2,81 11&- 24/ â‚¬44., /V r ' 2 1 ,-1--7 1 6 15\4..:~ ##I- 1 1, r,t I i \' YE 14-kim 0 \1 41,61*Pr - h#i-7- .----1-*' , 4 :4,~;~~2 b t\\ 0 LJ4V 0 Q.. 14 .,--7,2-Uill ' coege Y ... - -6.,L . f\ 9 4 '' / ........1 1 i r, 1 N> 1 t 'C t.,2 -, .St.-1 /4)AG / 0,14 , 15 9 - I I ..' ./. f %4 L ..0* --- / SUÂ£3. 4/ , 4l' i 1 16 . & 1 1 AN A.f>All i I. i f / % r-~ -Â»CT> + * ...240* 1 . --- , t FIRST STREET loll 605 EAST MAIN STREET ASPEN, COLORADO 81611 TELEPHONE 970/925-4755 FACSIMILE 970/920-2950 BELLIS RESIDENCE PROJECT SUMMARY MARCH 14, 1997 EXISTING CONDITIONS: The project is located in the 1000 block of East Hopkins Avenue within a residential neighborhood of various architectural styles. Existing on the site is a Victorian Minor's Cabin which had been moved to this location during the 1960's. This structure has received numerous additions and alterations over its time of use and currently is in need of considerable maintenance. The cabin is listed on the Historic Preservation Inventory and we propose to have the structure receive Landmark Designation. The site is 45 feet wide by 130 feet deep with the cabin currently sitied 61 feet back from the Southern Property Line, and on the Western Property Line. A City owned, 18 foot wide parcel is adjacent to the western boundary, which the Aspen Consolidated Sanitation District has an utility easement through. Beyond this property to the west is a new four unit town home complex which is two and one-half stories tall. The Roaring Fork River and an existing Trail and Fisherman Easement border the Northern Property Boundary. A four story apartment complex sits adjacent at the back of the Eastern Property Line, with a two story wooden apartment building sited at the street front of this Eastern side. The topography of the site slopes approximately 8 feet from the street to the top of the river bank. A sewer line crosses the property from the western sewer easement to serve the four story apartment building at approximately 115 feet from the southern property line. PROPOSED PROJECT: The property is currently owned by the Marasco Family, who had reached an agreement to sell the parcel to Mr. Bellis with the understanding the existing cabin would be removed from the lot prior to closing. During the due diligence period of the sale the Marasco's were unsuccessful in an attempt to relocate the cabin to the Music Associates Campus on Castle Creek. Also during this time we began to study the site and Mr. Bellis' requirements for a single family residence. Through our programing and site analysis process we discovered the possibility of utilizing the existing structure within our solution for the Bellis Residence. Mr. Bellis embraced the idea of retaining the structure on site, and allowed us to study a design solution which will keep this last example of the Victorian Minofs Cabin within the neighborhood. -2 J and-assooates Bellis Residence I - Ii- - Project Summary I and associates March 14, 1997 The proposed solution to create the residence will remodel the existing cabin and relocate it to the street front of the property. The non-historical additions will be removed and we plan to bring the cabin to a simpler form of main gable running north - south, cross gable to the east and a small shed "addition" to the north of the east gable. This will reduce the existing structures area by 32%, and closely resemble what would have been the original form. Within this structure two guest suites will be located. The relocation to a new foundation will allow us to create a field stone "foundation" as a base for the cabin. The exterior will be changed from the existing vertical board and batten siding to lx6 horizontal lap siding with fishscale shingles in the gable areas. The street facade will retain the Eastlake Window and Front Porch, the other facades will have double hung windows of vertical proportions. The existing standing seam metal roof will be replaced with wood shingles. Separated from the restored cabin by a twenty foot long, glass and wood, one story entry foyer, a two story addition will occupy the back of the site. With the sloping topography the floor plates are required to step down as the foyer and addition step away from the cabin, causing this two story structure to be one half story lower in relation to the street front of the cabin. The massing of the addition will be broken into smaller proportioned elements to prevent over scaling of the cabin and the gable roof pitches will match that of the historic structure. The materials on this structure will be a field stone main mass, horizontal lap siding on the cross gable masses, with fishscale shingles in the gables. Within this structure the living areas will occupy the upper floor with the master bedroom located on the ground floor at the back of the building. A two car garage is located within this structure with the overhead door facing west. Due to the narrow lot Mr. Bellis has reached an agreement with the neighboring town homes to the west to utilize their existing driveway and is currently awaiting approval from the City Engineer for a surface access easement across the City Parcel. The Sanitation District has approved the use of this area for a driveway and landscape improvements for which Mr. Bellis will be responsible for replacing any development should utility repair or improvement be required. REQUIRED APPROVALS: From the H. P. C. we are requesting a number of approvals, the first of which is Landmark Designation for the existing cabin. Although this structure was relocated to this lot in the 1960's it remains the only example of Victorian Minofs Cabin in the immediate neighborhood. The recent construction in the area has over scaled this 2 Â· 1 0 190, Bellis Residence Project Summary I and associates March 14,1997 building, and the surrounding structures are of such a diverse range of styles we believe it is important for this structure to be remodeled and maintain its presence within the neighborhood. To facilitate the restoration and renovation of the cabin we are requesting approval of partial demolition of the existing structure, removing the additions made to the east, north and western sides of the building. We also require approval of on site relocation of the cabin to the eastern corner, at the street front. Due to the restrictive site, we are requesting a variance to the western sideyard setback requirement from 5 feet to 0 feet, and an overall sideyard setback variance of 13 feet. With a non-conforming lot width of only 45 feet and a sewer line bisecting the back half of the parcel the residence is restricted in available buildable site area. The adjacent 18 foot wide City parcel creates a "sideyard" which will be landscaped and provide permanent separation along the western boundary. We will be requesting an Open Space Variance from the Board of Adjustments within the upcoming weeks, which has been necessitated by the same site restrictions and balanced by the same adjacent parcel. We are also requesting an F. A. R. variance of 500 square feet which has become necessary due to the utilization of the historic cabin and the site restrictions. By reducing the existing cabin to its likely original mass, we have allocated 748 square feet of the F. A. R. for the guest suite area which was programmed for only 498 square feet of space had we been designing a house on an empty lot. To separate the addition from the cabin and provide a visual break for the smaller structure, we have designed a twenty foot long entry foyer which utilizes 215 square feet of area for an original program element of 80 square feet. In order to prevent on site surface parking on this narrow lot we have created a two car garage of 498 square feet, which under the Ordinance 30 guidelines has a 124 square foot F. A. R. impact. These three items create a 509 square foot strain on the allowable F. A. R. for which we are requesting the 500 square foot bonus. CONCLUSION: The recent construction trend within this neighborhood has been to create large single family residences of personal architectural styles, and larger multi-family development which have over shadowed this forgotten remnant of Aspen's past. We are fortunate to have been presented a client who is willing to rehabilitate this structure and employ a design which will maintain its single family scale and presence. Although this solution requires numerous approvals and we are requesting a number of variances we believe the end result will benefit the historic cabin, the neighborhood and the history of Aspen. 3 . â€¢U, ilt. 4/ r'wdLIC HEARING , TO BE HELD WED 3 26Â·97 47 THE SISTER CITES WEEâ„¢O PDON[ AT 500 PM BASEMENT H'.r.;,1 f CITY HALL 00 S GALINA ST Of~ C~TÂ¥ , (CONSIDER A REOLEST FOR TO CONS -Â·PAOVAL OF LA/DUA;*t DES APPFIOV: GNATION PARTIAL DEMO ON , A I AE SITE FIELOCATION AN ADOmON 1 09/ED TO THEE HOUSE A 500 S F ./TA.l FLOOR AAE A 80439 A WEST SOEVARD SETBACK VARANCE OF 5 FT COMB~ED SIEYWD < SETBACK VARDANCE OF 13 FT FOR T/E PROPERTY LOCATED I r-Mt- .. ..I * 4 4 ... 1.../ County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATION State of Colorado } SECTION 2632.060 (E) L 'PAvio ~YBM< , being or representing an Applicant to the City of Aspen, personally cer~fy thai I have complied with the public notice requirements pursuant to Section 26.52.060 (ED of the Aspen Land Use Regulations in the following manner: 1. By mailing of notice, a copy of which is auached hereto, by first-class. postage prepid U.S. Mail to all owners of property wiIhin three hundred (300) feer of the subject property, as indicated on the anached list, on the /+ day of MAU+1 , 1991(which is/* days prior to the public hearing date of *'1+ 11 1. 2. By posting a sign in a conspicuous place on the subject property (as k could be seen from the nearest public way) and [har the said sign was posted and visibie continuously from the /4Â»P' day of M#%60 , 1993 (Must be posred for at least ten (10) full days before the hearing dam). Aphotograph of rhe posted sign is a[tached hereco. (1. et, = (Attach photograph here) Signature Signed before me this .$~ ~ day *264, , 1992 by 04v,0 1 87*14 WITNESS MY HAND AND OFFICIAL SEAL My pmmis~xpires: df#k (12*iL-_U#fkx Fotary pub# ELISA JULIEN NOTARY PUBLIC Notary Public's Signamre 313 00 HWY 8 2 #11% ASPEN CO 81611 EXHIBIT FT ICS 1 - 181-25-001 300' Radius . e- r - r- i Or _~ - 1 .... t 13-Mar-97 L r ' i---- - Â· t-V- '~.pr- 1 9 1<L. Parcel Number Schedule Number Owner Name 1 Owner Name 2 Address City State Zip 2737-182-01-005 015609 1000 EAST HOPKINS LLC YUSEM JEFF C/O 215 S MONARCH ST STE 101 ASPEN CO 81611- 2737-182-01-004 015608 1000 EAST HOPKINS LLC YUSEM JEFF C/O 215 S MONARCH ST STE 101 ASPEN CO 81611- 2737-182-06-026 001181 ADAMS, TAYLOR PO BOX 417 TWIN LAKES CO 81251- 2737-181-62-004 015305 ALPERN THOMAS E HAIGERTY THERESE L PO BOX 150 ASPEN CO 81612- 2737-182-02-001 000032 ARMSTRONG, AMBER TRUST 4403 KAHALA AVE HONOLULU, HI 96816- 2737-181-09-005 004613 AUVIL PAUL R JR TRUSTEE - 50% I AUVIL CAROLE A TRUSTEE - 50% INT 1231 ASHLAND WILMETTE IL 60091- 2737-181-09-010 004740 BARLOW, SUSAN F. 1010 GRAND AVE SUITE 500 KANSAS CITY MO 64106- 2737-181-47-002 014216 BARTLETT GEORGE W AND BARTLETT JEANNE L 330 E CIRCLE DR NORTH MUSKEGON MI 49445- 2737-182-01-003 015607 BELLIS ARTHUR P ; 455 ADDISON PARK LN BOCA RATON FL 33432- 2737-182-01-007 015611 BELLIS ARTHUR P 455 ADDISON PARK LN BOCA RATON FL 33432- 2737-182-01-010 015614 BLATT ROBERT 10925 REED PARK HWY STE 200 CINCINNATI OH 45242- 2737-182-01-006 015610 BLATT ROBERT 10925 REED HARTMAN HWY STE 200 CINCINNATI OH 45242- 2737-182-06-011 008935 BOYD, KYLE K. P.O. BOX 9949 ASPEN, CO 81612- 2737-182-06-016 000510 BOYD, RICHARD P. PO BOX 10984 ASPEN CO 81612- 2737-074-53-004 014804 C L ASTOR & CO A PARTNERSHIP 981 KING ST ASPEN CO 81611- 2737-181-25-002 |004644 |CARD ROBERT WILLIAM TRUST 281 32 1/2 RD PO BOX 30036 GRAND JUNCTION CO 81503- 2737-181-09-018 |005042 |CARDWELL, ROBERT A. 1672 LOUISE STREET LAGUNA BEACH CA 92651- 2737-182Â·06-030 |000517 |CARLSON;KElTH & VICTORIA TRU 980 E HYMAN AVE #4 ASPEN CO 81611- 2737-182-04-008 |015929 CIMARRON OF ASPEN LLC C/O DUDE 600 N 3RD ST ASPEN CO 81611- 2737-182-06-029 |000743 CIRILLO DENNIS P AND ALICE P 1311 GATEWAY RD SNOWMASS CO 81654- 2737-074-00-827 |015732 CITY OF ASPEN 130 S GALENA ASPEN CO 81611- 2737-074-00-028 004566 COLAS INVESTMENTS LLC 9718 1/2 OAK PASS RD BEVERLY HILLS CA 90210- - 2737-074-00-025 004293 DE CRAY MARCELLA TRUSTEE OF TI IE MARCELLA DE CRAY 30 COMMONWEALTH AVE SAN FRANCISCO CA 94118- 2737-182-02-007 000387 DIAMOND, PHILIP E. 350 STEUART STREET 6TH FLOOR SAN FRANCISCO CA 94105- 2737-181-09-009 004718 DOLLE, NORMA LOIS PO BOX 4901 ASPEN CO 81612- 2737-18 I -02-851 014760 EAST ASPEN ADDITION BLK 25 LO CITY OF ASPEN 130 S GALENA ST ASPEN CO 81611- 2737-181-08-004 008573 ECI VENTURE I EMERGING COMPANIES INC C/O 1035 PEARL ST #301 BOULDER CO 80302- 2737-181-09-025 005102 EISEL LEO & JEAN 1/3;JULIA MCC MASON, SAMUEL & DIANA 1/3 INT 4820 E VASSAR LN DENVER CO 80222- 2737-182-06-007 008931 EISEN, JUDITH A. PO BOX 10042 ASPEN CO 81612- 2737-181-09-015 004972 ELKINS CHRISTINE 2992 SHADOW CRK DR #302 BOULDER CO 80303- 2737-181-33-002 008921 EMERGING COMPANIES INC A COLORADO CORPORATION #301 1035 PEARL ST BOULDER CO 80302- 2737-181-29-001 005508 ENGELBERG ALFRED B ENGELBERG GAIL MAY AS JOINT TENANT 136 FIELD POINT CIR GREENWICH CT 06830- 2737-181-10-002 012696 EUBANK DALE 0498 ROSE LAND CARBONDALE CO 81623- 2737-181-10-001 012695 EUBANK DALE 0498 ROSE LAND CARBONDALE CO 81623- 2737-182-04-004 014968 FELLMAN THOMAS H 801 N 96TH ST OMAHA NE 68114- 2737-181-09-011 004760 FERGUS ELIZABETH OWEN FERGUS JOHN C TRUSTEE 500 S FRONT ST STE 770 COLUMBUS OH 43215- 2737-181-14-001 011817 FLANIGAN MICKIE 514 SIGNAL HILL RD BARRINGTON IL 60016- - 2737-181-14-002 011818 FLANIGAN MICKIE 514 SIGNAL HILL RD BARRINGTON IL 60016- 2737-182-06-032 008749 GAMEROFF BARBARA 203 S CLEVELAND ST ASPEN CO 81611- 2737-074-00-855 014759 GARRISH PARK CITY OF ASPEN 130 S GALENA ST ASPEN CO 81611- 2737-181-11-008 009113 GETZ JOAN 283 CATALONIA CORAL GABLES FL 33134- 1 Parcel Number Schedule Number Owner Name 1 Owner Name 2 Address City Stato Zip 2737-182-02-006 000821 ROTH JOSEPH R 1564 NE QUAYSIDE TER MIAMI FL 33138- 2737-182-04-009 015930 RUSSELL DAVID C RUSSELL ROSE 500 S 38TH ST OMAHA NE 68105- 2737282-06-013 008934 SAGHATOLESLAMI SIROUS SAGHATOLESLAMI RUTH PO BOX 8080 ASPEN CO 81612- 2737-182-06-009 008932 SALTZMAN, SUSAN 915 E HOPKINS #3 ASPEN CO 81611- 2737-182-06-020 000876 SCHRINER, BONNIE M. 2635 17TH ST DENVER CO 80211- 2737-181-09-020 005066 SCHROEDER PATRICIA A 2010 E 38TH ST STE 204 DAVENPORT IA 52807- 2737-182-06-015 001244 SCOTT, SANDRA B. TRUST PITRELLI, JOHN F.-C/O 7010 LITTLE RIVER TURNPIKE ANNANDALE VA 22003- 2737-181-33-001 008920 SEID MEL 1104 DALE AVE ASPEN CO 81611- 2737-182-02-011 001194 SHAFFRAN, STANLEY R. SHAFFRAN, KANDI LYN 0164 LUPINE DR ASPEN CO 81611- 2737-181-09-024 005085 SIEGESMUND OLIVE PO BOX 9680 ASPEN CO 81612- 2737-181-09-013 004842 SOLHEIM, J. MICHAEL SOLHEIM, DALE HOWER 43995 HWY 82 ASPEN CO 81611- 2737-182-06-034 008751 SPARLING JOAN MARGUERITE TR SPARLING JOAN MARGUERITE AS TRUST 300 PUPPY SMITH ST #205-220 ASPEN CO 81611- 2737-182-02-010 000607 STEELE, JULIANNE B. 5000 COUNTRY CLUB BLVD DES MOINES IA 50312- 2737-182-06-018 000640 STEINMAN, DAN P 2336 NORTH COMMONWEALTH #401 CHICAGO IL 60614- 2737-181-09-014 004953 STELLA HENRY CONNER TRUST C/O NANCY F. GRAY, TRUSTEE 152 JUNIPER HILL ALBUQUERQUE NM 87122- 2737-181-09-021 005170 STERN, JEAN 1020 E HOPKINS AVE ASPEN CO 81611- 2737-182-01-002 004843 STUART DEVELOPMENT OF ASPE WRIGHT GARY A C/O 201 N MltL ST STE 106 ASPEN CO 81611- 2737-182-06-019 000830 STULLER SANDRA M PO BOX 392 TELLURIDE CO 81435- 2737-182-06-012 008936 SUITS, MARTHA JANE 915 E HOPKINS AVE ASPEN CO 81611- 2737-182-02-005 000295 TAYLOR JIM PO BOX 10205 ASPEN CO 81612- 2737-181-09-001 004561 TROUSDALE, MARGARET O.B. 7 ALEXANDER LN LITTLETON CO 80121- 2737-073-52-853 014174 TRUEMAN LOT 3 CITY OF ASPEN 130 S. GALENA ST. ASPEN, CX)81611- 2737-181-62-003 015304 VAN MOORSEL GERARDUS H VAN MOORSEL MELINDA E - JT TENANTS PO BOX 3474 ASPEN CO 81612- 2737-181-09-004 004612 VARADY LOTHAR M VARADY CHERYL G AS JOINT TENANTS 5036 MAUNALANI CIR HONOLULU HI 96816- '2737-181-09-003 004587 VONIER THERESA J PO BOX 11224 ASPEN CO 81612- 2737-181-09-026 004656 WALLIS STEWART L & SHADDOCK GREEN HOLDINGS INC C/O 3000 S JAMAICA CT STE 210 AURORA CO 80014- 2737-181-09-017 005001 WEISBARD, SAMUEL WEISBARD, RUTH 100 E BELLEVUE PL APT 31-B CHICAGO IL 60611- 2737-182-06-028 001438 WICHMAN CHARLES R & JEANNE P O BOX 656 HONOLULU HI 96809- 2737-181-8001 014215 WIGHT RUSSELL B WIGHT MELISSA 278 S MAYA PALM DR BOCA RATON FL 33432- 2737-181-09-012 004796 WILLIAMS SANDRA TRUSTEES WILLIAMS SANDRA REVOCABLE TRUST 718 HEATHERY LN NAPLES FL 33963- 2737-182-02-002 000570 WOLFSON, ROBERT L. JR. TRUST UNDER WILL 2345 GRAND BLVD KANSAS CITY MO 64108-2684 p L . 1 11 , 11 2 Ly=====- 11 14 il l 1==2 - /00< 0[DM([3PFUAIL BESIME 40/V â€¢ GREG MonAN AND ASSOCIATES, INC. ASPEN, COLORADO 117 S Spring Street. Sir 28 Â· Aspe* CO 816 11 Â· {3031 925-8963 NORTH Landscape Architecture Â· Environmental Planning .. .Â·. i r .. I. . '.1 1,p. r I . I-/. - 2 It A , . N. .. ... 0 .. . I .. L 1, 47- G> .~ ./4/bl .*0, - 2 - 1 -Â§.ap "//1/lip*&1 a=. ..4- 1 *ff :*,v, P ~.4 I.k - .. 4 Â·Â·Â· 7 i:....Tki D 1 LY )7LY 1 1.. 0 ' ) C NE L 99 0 1 1 k7 Uk 7 1 - -- .. . A . -. Â£ .tr 31- il--1-I:K -11 , f FELIPPFFEL 2,4 --1 6- J 1 11 - 1 1 .* -*.-*.* .1.... I.- -- 1 1 . 1 1 1 1 . 1 - IF F-- 2 w -4 111 1 ~ ~~~'~~~~~~~crtÂ·Â·-_ .~ ---t '4' r--0=f~11* L f J T -IF-~1 . Ir- - - - -1-~f ' ~~ ~ 4 1~~ 7* 111 24*4 lil <c 4 1 I --r-+tr--_ir-=:Â·TrÂ·:Â· 394 1-/*. 1 4 1 Ex Â£ Iz~,142. r-- 1 1 AF-i-A. 11 -- --- - 71-Lfir ,Â·4 -92-1 ~ 33 600,6 1 1 1 . 1 -4 . 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First Street- Conceptual, Partial Demolition, On-site Relocation, Ordinance #30 DATE: March 26, 1997 SUMMARY: The applicants' request conceptual, partial demolition, and on-site relocation approval in order to remodel and make an addition to the existing building, which is a designated historic landmark. A rear yard setback variance (for the existing garage), floor area bonus, and waiver of aspects of Ordinance #30 are also requested. Staff recommends approval ofthe application with conditions. APPLICANT: Jonathan Lewis and Roberto Posada,represented by Michael Ernemann. LOCATION: 414 N. First Street. See application for a complete legal description of the property. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) 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) ofthe 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 1 exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). Response: HPC has held numerous worksessions and site visits with the project architect in the past year, and have discussed several issues, including the extensive remodeling which transformed the original one story structure into the current building, and the physical condition of the existing building. During these worksessions, the Commission members used a National Park Service worksheet to outline which elements of the existing structure have historical significance or define the character or style of the building. The result of the discussions was a general agreement that the site has significance as a historic landmark less for its architectural character than for its association with-people who have significance within the cultural, social, and political history of Aspen (one of the five criteria which the City uses to determine that a site is eligible to be a historic landmark.) While many other historic buildings in Aspen are associated with a person who has made an important contribution to the community, for instance the Wheeler Opera House, Hotel Jerome, and Pioneer Park (also associated with the Paepkes), each of these structures has architectural significance as well and retain the integrity of their original design. Similarly, some other landmark structures in Aspen are associated with important local architects, including Herbert Bayer and Fritz Benedict, but those structures also retain the integrity of the original design. While Herbert Bayer was involved in renovations to 414 N. First Street, it is staff's opinion that the existing structure is a collection of remodeling efforts which do not successfully represent the original building, the Brown family house, or the work of Herbert Bayer. With this in mind, staff' s evaluation of the proposed remodeling of 414 N. First Street which is now presented to HPC views the physical preservation of the building in a more flexible manner, with less focus on preservation of the existing building beyond what is part of the public view from North First Street. At the same time, staff agrees with the architect's approach which allows elements of the new addition to pop up along the street elevation, showing with honesty that the building has evolved into something new rather than treating the street facade as a false front. The applicant has provided as-built floor plans and elevations in addition to a written and graphic description of the proposal. A model will be presented at the meeting. Also discussed within the application is a study of the site and the history of the building prepared by the Ernemann Group in 1995. Two copies are available for review by the Commission if desired; one copy in the HPO's office and one copy at Jake Vickery's office. In the attached proposal, the architect has retained the west wall of the existing house and portions of the north facade, retained the existing garage, and proposes to rebuild the main roof due to structural concerns. A hip roof form which currently extends from the main ridge towards the alley will be removed (leaving a portion of 2 the existing building as a courtyard open to the sky), and a new addition will be built towards the gardens. For the most part, the existing materials will be retained on the areas ofthe building which are included in the remodel. The garage will be moved off-site temporarily to allow for the excavation of a basement, and when returned will be placed one foot north and east of its current location so that it no longer encroaches into the alley. A small addition will be made to the garage which requires a 4 ft. 6 inch setback variance. Staff finds the location of the addition appropriate (it is additional storage for the garage) and finds that the variance has minimal impact on the historic resource or the neighboring properties. As discussed above, staff finds that the approach generally used on historic preservation projects, with the foremost goal being physical preservation of a historic structure, may be viewed with more flexibility on this project. As directed by HPC, the applicant has retained the west portion of the building and the public image of the building as a private estate. By removing sections of roof and allowing some elements of the new addition to be viewed, there is a subtle suggestion that the building makes a transition within the private area of the site. The new construction is modest in materials and detailing, and because of the flat roofs, has a low profile which does not compete with the areas of the existing building which will be retained. The existing house exceeds the allowable floor area for the site, a condition which may be continued, per Section 26.104.030(C)(1), nonconforming structures. This nonconformity is due in part to the fact that a large area of the site is required to be excluded from floor area calculation because of steep slopes, and in part due to the sliding scale used for floor area which dramatically reduces the floor area accumulated as lot size increases. Because of the large size of the parcel and the significant screening of the site by trees, staff recommends that the requested floor area bonus be granted. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The surrounding neighborhood has numerous historic structures, and the idea of creating a Hallam Lake Historic District was at one time considered. The great majority of these structures have been remodeled as is proposed for this site. One of the significant qualities of this property within the context of the neighborhood is its heavy vegetation and the notion that it is a private estate. The application has provided a site plan showing existing vegetation and representing that one birch tree will have to be removed as a result of the new construction. The landscape plan for the site, which may or may not result in the replacement of some 3 existing trees if found to be unhealthy, will be reviewed by the HPC and the Parks Department prior to issuance of a building permit. The applicants' have expressed a sincere desire to revitalize the gardens, which are an important part ofthis property. 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 proposal is successful in conveying the essence of the property's historic significance and place in Aspen's history. 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: The building is an eclectic mix of many periods of remodeling and different architectural references. Staff finds that the existing building is fairly undistinguished in terms of architectural character and is structurally deficient in several ways due to the evolution from a one-story to a two-story building, therefore the proposal is not in conflict with this standard. PARTIAL DEMOLITION Section 26.72.020.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. Standard: 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 retain approximately 60% of the existing building mass and to add onto the building in the area of the gardens. This is an appropriate location for new construction and the areas to be demolished have been remodeled to a great extent. 2. Standard: 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 has addressed these impacts by retaining the majority of the building that is visible to the public. 4 0 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: This issue is discussed in detail under "Standard 1" of the Conceptual review criteria. ON-SITE RELOCATION Section 26.72.020.D, Standards for review of on-site relocation. No approval for on- site relocation shall be granted unless the HPC finds that the standards of section 26.72.020.D.2,3, and 4 have been met. 2. The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation: Response: Currently, the historic carriage house (now the garage) encroaches into city right-of-way along the west property line by approximately one foot. The applicant proposes to move the garage off-site temporarily during excavation for a basement, and 0 once returned, place the garage entirely on their own property. Staff finds that the very slight relocation of the building will not negatively impact the integrity of the building or neighborhood. 3. The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation. Response: This report must be submitted before application for a building permit. 4. A relocation plan shall be submitted, including posting a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. Response: The bond and relocation plan must be submitted prior to application for a building permit. HPC must set an amount for the bond. $30,000 has been standard for a building of this size. 0 5 COMPLIANCE WITH ORDINANCE #30 The proposal does not comply with several aspects of Ordinance #30 because it is a pre- existing building. The areas of Ordinance #30 which require a variance are: Street oriented entrance: "All single-family homes... must have a street-oriented entrance and a street facing principal window...A street oriented entrance requires that at least one of the following two conditions are met: the front entry door is on the street facade; or a covered entry porch of fifty or more square fee is part ofthe street facade." Response: The building entry is oriented toward the north, which is its historic condition and a condition which HPC requested be maintained in the remodel. Staff recommends this standard be waived. Garages: "The garage must be set back at least ten (10) feet further from the street than the house, " and "All portions of a garage, carport or storage area parallel to the street shall be recessed behind the front facade a minimum of ten (10) feet." Response: The garage is an existing building and should not be relocated beyond relocation from the right-of-way. Folume: Areas where there are "...facade penetrations between nine (9) and twelve (12) feet above the level of the finished floor, and circular, semi-circular or non-orthogonal fenestration between nine (9) and fifteen (15) feet above the level of the finished floor" are counted as 2 square feet for every 1 square feet of floor area. Response: Several windows on the existing house violate this standard, however none of these windows violates the intent of the standard, which was to eliminate areas of glazing which span from one story to the next, therefore staff recommends this standard be waived. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the Development application as submitted. â€¢ Approve the Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) 6 â€¢ Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC grant conceptual approval, partial demolition approval, off-site relocation approval, waiver from the Ordinance #30 standards related to "street oriented entrance, garages, and volume," grant a rear yard setback variance of 4 feet 6 inches for an addition to the garage, and grant a 500 sq.ft. floor area bonus with the following conditions: 1. The garage must be demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation prior to application for building permit. 2. A relocation plan shall be submitted, including posting a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the garage, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. The bond shall be in the amount of $30,000. 3. A landscape plan, which is currently in development, must be reviewed and approved by HPC prior to submission for a building permit. The applicant shall address privacy concerns of the neighboring properties by making every effort to retain a landscaping screen along the south property line. 4. Prior to final approval, the application shall be referred to the Engineering Department, Parks Department, Water Department, and other referral bodies as needed to identify any issues which may delay issuance of a building permit. 5. For final review, a demolition plan shall be submitted indicating which areas of the existing building will be retained with structural improvements, which areas are to be reconstructed, and which areas of the existing building will be completely removed. 7 ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project Name: Lewis/Posada House: Remodel and Additions 2. Project Location: 414 North First Street, Aspen, Colorado Legal Description: Lots A, B, C, D, E, F, G, H, and 1, Block 55, City and Townsite of Aspen, together with the northerly ten feet of the alley in Block 55 as described in Quiet Title Decree as recorded in Book 175, Page 300, Pitkin County Records, adjacent to said Lots A thru I, and the portions of Lots 1,2,3,4,5,6,7,8, and 9 adjacent to said Lots A thru 1, Block 55, which lie within Hallam's Addition to the City and Townsite of Aspen as shown on the Willits Plat of 1896, recorded in Book 4 at Page 27 of the the Pitkin County Records, and an irregular metes and bounds parcel adjoining the above described lots on their northerly and easterly boundaries, all of the above being more particularly described as follows: Beginning at a point on the easterly line of First Street, said point being S. 14Â° 50' 49" W., 10.00' from the southwest corner of Lot A, Block 55, City and Townsite of Aspen; thence S. 75Â° 09' 11" E., 294.08' to a point on the westerly line of that parcel described in Book 256 at Page 877; thence along said westerly and northerly lines of said parcel the following courses and distances: N. 14Â° 50' 49" E., 10.80': N. 33Â° 03' 19" E., 42.21': N. 07Â° 19' 05" E., 112.35'; S. 70Â° 18' 15" E., 209.82' to a point of intersection with a parcel described in Book 341 at Page 373, Book 381 at Page 294, and Book 382 at Page 272 B; thence N. 62Â° 39' 00" W., 161.33'; thence N. 74Â° 18' 00" W., 26.73' (Deed 25.73'); thence N. 82Â° 05' 40" W., 178.19'; thence N. 34Â° 55' 17" W., 130.87' (Deed 130.59'); thence N. 09Â° 26' 25" W., 210.13'; thence N. 40Â° 36' 53" W., 5.17, at which point leaving the westerly line of said parcel described in Book 381 at Page 294 and Book 382 at Page 272B; thence S. 55Â° 35' 00" W., 49.81'; thence S. 12Â° 24' 00" E., 242.09'; thence N. 75Â° 09' 11" W., 28.21' to a point on the northerly projection of the west line of Block 55, City and Townsite of Aspen; thence S. 14Â° 50' 49" W., along said west line of Block 55 and its northerly projection 184.35' to the point of beginning containing 1.536 acres + all in the County of Pitkin, State of Colorado. 3. Present Zoning: R-6 4. Lot Size: 66,925 s.f. 5. Applicant's name, address and phone number: Jonathan Lewis/Roberto Posada, 414 North First St., Aspen, CO - 970.920.2734 6. Representative's name, address, and phone number: Michael J. Ernemann, The Ememann Group Architects, 720 East Durant Ave. Aspen, CO - 970.925.2266 7. Type of Application: a. Conceptual HPC b. Demo/Partial Demo c. Ordinance 30 LAND USE APPLICATION - ATTACHMENT 1 - p.2 8. a. Description of Existing Uses Single Family Residential with Grage (one structure) b. Approximate Existing Floor Area (measured per Ord. 30,7-304.6). 8,223.6 s.f. c. Existing Number of Bedrooms 8 d. Previous Approvals Granted to the Property: None known other than two previous lot splits undertaken by the Paepcke family in order to convey land to the Aspen Center for Environmental Studies and to the Given Institute. 9. Description of Development Application: The development proposed is a remodel and additions to an existing single family house and existing 2 car garage. The application also includes requests for a 4'-6" rear yard setback variance for an addition to the east side of the garage and for permission for partial demolition and temporary off-site relocation of the garage to facilitate construction activities. , Nighthawk o 0 0- Gotionwood L.n '44, 1 tain Vxw Dr â‚¬ coaert 860Â£ 6 S, n w Bunn 1%1 9 900 9 46 2 0 0 , ASPEN Sal vat,on W Cir b 0 2 9 a .a % COLORADO K O.0 K -0 n n n 3 0 2 - #EASP U 4: e rl. %â‚¬ 3 C 9 \/4 8 O- 1 A Gilies ics,Y 67 4 Subject Property Po, i & $ â‚¬ pm a % 4 3 -%0 0 1 -2 5 sm jrs,<,4, n 4 4 - . C 64 '14 0- is St 00 5 : AT in f - &1 Â£ t. 0 0; 4 (4%4 4 4 . â‚¬ 4 . f- d E Main St 0/tv 4,7 4 42,3, r %. e 4, p 2â‚¬4 -0 Gil.It 0 s#' ~ il ' SE' Ar . i '42*2 " ece 1 0 4/2 -n ._---r e 5 17'E 1 /9 â‚¬ 1 40412 7 1 0 4% 1 9 // 0,44/ L c R % a 1 f 1 1 f I 1 1 f 82 1 1 / 1 1 1 1 / 1 1 0 1/2 MILE 1 1 KILOMETER 0 1/2 1 1 N VICINITY MAP 414 N. First Street, Aspen, CO 00120}03 -7 ~11rc Ct ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: Jonathan Lewis and Roberto Posada Address: 414 N. First Street, Aspen, Colorado 81611 Zone District: R6 Lot Size: 66,925 s.f. (36,358 s.f. w/slope reduction) Existing Floor Area: 8,223.6 s.f. Allowable Floor Area: 8,223.6 s.f. (existing) Proposed Floor Area: 8,683.0 s.f. Existing Net Leasable (commercial): N.A. Proposed Net Leasable (commercial): N.A. Existing % of Site Coverage: 4.7% Proposed % of Site Coverage: 8.2% Allowable % of Site Coverage 20% Existing % of Open Space: N.A. Proposed % of Open Space: N.A. Existing Max. Height: Principal Bldg: 32 ft. Accessory Bldg: N.A. Proposed Max. Height: Principal Bldg: 32 ft. Accessory Bldg: 12 ft. Proposed % of Demolition: 40%* Existing Number of Bedrooms: 8 Proposed Number of Bedrooms: 5 Existing On-Site Parking Spaces: 5 On-Site Parking Spaces Required: 5 Setbacks (Assumes Front Yard faces Hallam Lake and Rear Yard faces Alley) Existing: Minimum Required: Proposed: Front: 134 ft. Front: 10 ft. Front: 125 ft. Rear: 0 ft. Rear: (Garage) 5 ft. Rear: (Existg. Gar.) 0 ft. Combined Combined Combined Front/Rear: 134 ft. Front/Rear: 30 ft. Front/Rear: 125 ft. Side: 0 ft. Side: 15 ft. Side: (Existg. Gar.) 0 ft. Side: 241 ft. Side: 15 ft. Side: 141 ft. Combined Combined Combined Sides: 241 ft. Sides: 50 ft. Sides: 141 ft. Existing Nonconformities or Encroachments: Bldg Ht. 32 ft (existing) vs 25 ft. (allowable) and Side and Rear Yard Setbacks @ Garage (0 ft. existing). Variations Requested: Rear yard setback (5') to allow addition to existing garage. 500 s.f. HPC Floor Area bonus. ATTACHMENT 4 SPECIFIC SUBMISSION REQUIREMENTS: CONCEPTUAL REVIEW 1. SITE PLAN and SURVEY: See Enclosed. 2. CONCEPTUAL SELECTION of MAJOR BUILDING MATERIALS: See Enclosed Building Elevations. 3. WRITTEN DESCRIPTION OF THE PROPOSAL: The development proposed is the partial restoration, partial demolition and construction of additions to the non-street-facing (north and east) sides of the existing main house and (east) side of the carriage house located at 414 N. First Street, Aspen, Colorado. It is intended that the existing street facing (west) facade of the main house, the entire carriage house and the garden wall along the west property line be retained with only minor modification and/or restoration where required. The existing structure is a two-story, wood frame, 8 bedroom house with habitable attic, partial basement, and attached two-story carriage house containing a two-car garage and studio apartment. The structure was originally built in 1 887 as a one-story bungalow style house with habitable attic and carriage house. The house has undergone extensive renovation and addition on several occasions since the turn of the century including the raising of the roof and the addition of a second story. As such it no longer is representative of the architecture of late 19th Century Aspen. (Please refer to historical analysis booklet entitled "414 N. First, Aspen, Colorado, 5.8.95" prepared by The Ememann Group Architects for complete description of the subject property.) The history of the structure has not been one of formative preservation, but rather, it has been one of evolution. Innumerable modifications, some minor and several significant, have been the rule over its 110 year life. The current proposal is for development that continues that history of formative evolution; in this instance with interior modifications and additions to accomodate the new owners' needs. Significantly, however, the current proposal also embraces preservation in that it retains the fundamental mass and character of the house, most notably the facade and forms evident to the street. Therefore, the proposed development will have little, if any, effect on the surrounding neighborhood. 4. SCALE DRAWINGS OF ALL ELEVATIONS OF PROPOSED STRUCTURES AND ROOF PLAN: See 24" x 36" prints of proposed structure. 5. VISUAL DESCRIPTION OF NEIGHBORHOOD CONTEXT: See attached "Neighborhood Context Plan" and photographic panoramas of both sides of First Street. ATTACHMENT 4 SPECIFIC SUBMISSION REQUIREMENTS for HPC REVIEW for PARTIAL DEMOLITION and TEMPORARY RELOCATION 1. WRITTEN DESCRIPTION OF THE STRUCTURE PROPOSED FOR PARTIAL DEMOLITION and TEMPORARY RELOCATION: The structure proposed for partial demolition is a two-story, wood frame, 8 bedroom house with habitable attic, partial basement, and attached two story carriage house containing a two car garage and studio apartment. It is proposed to temporarily relocate the carriage house in order to facilitate construction access to the east side of the main house. (Please refer to historical analysis booklet entitled "414 N. First, Aspen, Colorado, 5.8.95" prepared by The Ememann Group Architects for complete description of the subject property.) 2. REPORT FROM A LICENSED ENGINEER REGARDING THE SOUNDNESS OF THE STRUCTURE and ITS SUITABILITY FOR REHABILITATION: See attached letter from Monroe and Newell Engineers, Inc., Re: Paepcke House, 414 N. First Street, Aspen, CO, dated June 25, 1996. 3. DEVELOPMENT PLAN and STATEMENT OF THE EFFECT OF THE PROPOSED DEVELOPMENT ON THE OTHER STRUCTURES ON THE PROPERTY AND THE CHARACTER OF THE NEIGHBORHOOD AROUND THE PROPERTY: The development proposed is the partial restoration, partial demolition and construction of additions to the non-street-facing (north and east) sides of the existing main house and (east) side of the carriage house. It is intended that the existing street facing (west) Meade of the house, the entire carriage house and the garden wall along the west property line to be retained with only minor modification and/or restoration where required. The existing roof, however, has been deemed structurally unsound by engineering analysis (see attached Monroe and Newell letter) and will be replaced as necessary. The neighborhood context is one comprised largely of Victorian era houses, some with evident modification and significant additions in recent years and some entirely new houses of consistent residential scale (see photo panoramas of First Street). The proposed development retains the existing form of the west wall of the house and the entire carriage house. Only minimal modification will be evident from the street. Thus the proposed development will have little, if any, effect on the neighborhood around the property. Vall, Colorado 0 Monroe & Newell En~ineers, Inc. June 25, 1996 'The Ememann Group PO Box 4602 Aspen, CO 81611 Attn: Mr. Michael Ememann Re: Paepcke House, 414 North 1st Street, Aspen, CO. Gentlemen: As requested, Monroe & Newell Engineers, Inc. recently conducted an observation ofthe existing house and garage. The purpose ofthe observation was to form our opinion of the 0 current structural condition ofthe building in order to provide our recommendations for the reasonable restoration and/or preservation ofthe existing structure. The house is a two level buiMing wiih a full attic and a small basement. The main level contains the living room, library, dbing room and kitchen areas. The upper level contains bedroom areas. The attic levelis currenily used for storage with approximately sixty perceni ofii having the vertical clearance required for habitable space. The basement contains laundry and mechanical spaces, We understand the house is approximately 108 years old. The garage is two levels with apartment space on the upper level The house and garage are both entirely ofwood frame construction with wood and StUCCO exteriors, The portion ofthe main level ofthe residence not above the basement is built over a crawl space. The foundation crawlspace and basement walls are stacked stone. The garage main level and house basement floor are concrete. A review of early pictures ofthe house indicates ii has undergone several structural additions and alterations. At some time one entire level was added to the house and the current attic created. At that time, the structoral system ofthe house was compromised with load increases and load paths different ftomthe onginal construction. There appears 0 0048 E. Beaver Creek Blvd. * Suize 301 â€¢ P. O. Box 1597 - Avon, Colorado 81620 â€¢ (303) 949-7768 â€¢ FAX (303) 949-4054 to have been two separate single level additions to the south side of the house, one of which is the connection to the garage. TIle extaior decks have been modified. The brick chimneys have been added and/or modified. Several interior partition walls ofthe house have been modified. In general, the condition ofthe house and garage is in line with expectations for well-used buildings oftheir age and construction type. There are floor areas which are out of level approximately 2 inches in ten feet. The treads ofthe stairs to the upper level are not level, There is plaster ceiling cracking in several areas. These conditions can be attzibutable to building settlement and/or long term sagging ofthe wood floor and ceiling joists. Our observation determined areas ofthe buildings which for safety reasons require extensive reconstruction, areas which are structurally inadequate, and areas which should be modified to assure continued structuralintegrity, Specifically, our fmdings are as follows: 1. The existing roofframing is unsafe and requires extensive reconstruction and/or replacement. Existing roof framing is 2,[60:LOI~nal) joisti at 16 inches on center with some spans of approximately 14 foot horizontal. Hip beams are single 2x6. Where roofjoists spans are shorter, the joists are supported on questionable wood stud knee walls, many ofwhich do not align with bearing walls below. In our opinion, it would be dificult to calculate a snow load capacity of20 PSF for the existing wood framing (versus current code requirement of 75 PSF). Evidence ofprevious roof problems include some cracked members and 3/4 diameter tie rods which have beeninstalled on the attic floor to prevent kick-out ofthe north building wall. The slick linigh metal rooEng, which prevents the roofftom holding mow, hppears to have prevented total roof failure. In addition, the reconstruction ofthe roofto gable ends on the east and west sides fromthe original four sided hip roof has changed the loading to the bearing walls and foundations below. Some ofthe building settlement may be the result of this, 2. The costing attio floor framing is 2xS (nominal) at 16 inches. Thejoists span from exterior walls on the east and west sides to a centerline hallway which runs north-south in the buuding. The maximum span is approximately 19 feet. In our opinion, these joists are marginal for ceiling framing and are clearly inadequate to support attic or habitable space. They also provide essentially no support for the roof 5upporting knee walls above. 3. Theupper level framing appears to be2x10 (nominal) at 16 inches supported on the east and west exterior walls and the haIlway walls. The maximum span on the east ide ofthe building is approxiniately 15'-6 and onthe west side is approximately 22'-0. Current code reizY=mts would limit these members to a span of approximately 14'-0. In our opinion additional support and/or joist reinforcement on the west portion ofthe building is necessary. We believe the east side is adequate as is. 4. The main level framing appears to be 2x10(nominal) joists at 16 inches. In the areas ofthe crawlspace we could observe, they appear to be supported at intervals appropriate for current code requirements. Beams and columns supporting thejoists mayrequire reinforcement. Footings for interior crawlspace columns appear to be large flat stones. These should be replaced with concrete footings. 5, The stone foundation walls appearto be 16 to 18 inches thick and in overall satisfactory condition. Based on good soil bearing conditions the walls appear to be appropriate width for the Odginal construction. A question requiring fmlher consideration is ifthe exterior crawlspace walls extend below ftost depth. Ifnot, they may be contributing to observed sloping floors, etc. 6. The roof construction ofthe garage was not visible. Assuming member sizing similar to the residence, reinforcing ofthe roof is required. There isa significant bow outward of the south garage wall indicating deflection of the roof structure. 7. The upper floor framing in the garage is 2x10(nominal) at 16 inches spanning 19'-6. These will require reinforcement. 8, The east side exterior porch fiaming appears to have been reconstructed in the past. This framing may be adequate for residentialloading, but is not adequate for CUIrent snow loading. 9. Additional investigation is required to determine the appropriateness ofthe brick chimmey support Raining. In summary, although it is evident that the structure ofthe house has endured an overload shation for many years, it is our opinion that certain remedial measures must be implemented to ensure not only safety, but also to extend the viable use of the house into the fhture. At a minimum, it is our opinion that total reconstruction oftheroof is required. Leveling and reinforcement of some floor framing is warranted. Minor -1. 1111':111!*il fbundation upgrades should also be undertaken Latly, we believe that strong consideration should be given to reducing the existing overload conditions by returning the structure to the design loading conditions present when the house was onginally constructed in 1888. This is to suggest theremovalof some orperhaps allofupper level floor areas, walls and gable roof and replacement with a roof and upper level configuration similar to the original. Our conclusions and recommendations above are based on our visual observation without any demolition to expose hidden timing, without materials testing and without extensive measurements. Modifications to our conclusions and recommendations will surely occur once demolition and construction is initiated. If you have any questions or comments, please call Very truly yours, MONROE & NEWELL ENGINEERS, INC. Peter Monroe, P,E. Principal 03'/14/97 FRI 11:30 FAX 9709270597 SK Pelghtal Englneers 0001 S KPEIGHTAL ENGINEERS Ltd STRUCTURAL CONSULTANTS March 14, 1997 Page 1 of 2 Michael Ernemann The Ernemann Group Architects 720 East Durant Av Aspen, Colorado 81611 fax 925-1904 Re: Remodel 414 First Street Aspen, Colorado Dear Michael, This letter is in follow-up to our 3-6-97 meeting at the above referenced project site. On site with us were Steve Hansen and Jerry Cavalery of Hansen Construction. The following thoughts were discussed: We performed a walk-through of the main house. The roof structure was viewed at the attic, and revealed typical rafter construction with too few internal bearing points. Members are most likely undersizes for todays snow load criteria. A tension system has been installed to reduce a spreading of the opposite walls, most likely signs of past problems. I would anticipate complete roof replacement Floor structure was for the most part, unavailable to view. As is typical with these structures, floors were found to be out of plumb and sloped at some areas. The foundation is observed as grouted stone cobble, with evidence of water damage and previous patch work. Floors may also be best replaced as opposed to attempts to reinforces as is also true for the foundation. The west facade can be maintained in-place, and will entail extensive exterior shoring and bracing systems. The west stone foundation can also be maintained, yet structure loads best transferred to a new foundation system to the interior. I would recommend that a cantilever foundation system be placed at a safe distance from the interior of this wall. That distance will be controlled by soil behavior and depth of the new footing system. This will result in a backfilled crawlspace along the west side, to reinforce the old wall. Of course with any work of this nature, some risk of damage to existing systems must be accepted. 20 Sunset Drive â€¢ Unit #5 â€¢ Basalt, CO â€¢ 81621 â€¢ (970) 927-9510 â€¢ Fax (970) 927-0597 03/14/97 FRI 11:30 FAX 9709270597 SK Pelghtal Englneers 0002 Page 2 of 2 Based on my offices past experience, a process is feasible to move turn of the century structures such as this carriage house. This structure is a wood frame, two story, slab on grade building. The main level is a garage, with the upper level used as a study. The actual carriage house roof structure was not available for view, but appears to be a rafter and collar tie system, typical for construction of this era. Final remodel may involve removal and re-construction of the roof structure, to meet current snow load criteria. The process to prepare this structure for moving may involve; removal of the concrete slab, extensive wall to wall to floor bracing, and opening of wail siding low to allow access for moving bearns. The extent of internal bracing will depend on the exact construction type and condition found. The building will then be lifted by an experienced house mover, and moved to allow access to construct a foundation system. The house mover will then return the building onto it's new base, and final remodel work can proceed. This process is fairly standard, yet attention to temporary bracing is important. Please call with any questions. Sincerely, 2-VI Stephen K Peightal, PE President cc Jerry Cavalery - Hansen Construction fax 920-3038 97018 Ll SKP/kkp AITACHMENT 1 LAND USE APPLICATION FORM 1. Project Name: Lewis/Posada House: Remodel and Additions 2. Project Location: 414 North First Street, Aspen, Colorado Legal Description: Lots A, B, C, D, E, F, G, H, and 1, Block 55, City and Townsite of Aspen, together with the northerly ten feet of the alley in Block 55 as described in Quiet Title Decree as recorded in Book 175, Page 300, Pitkin County Records, adjacent to said Lots A thru I, and the portions of Lots 1,2,3,4,5, 6,7,8, and 9 adjacent to said Lots A thru 1, Block 55, which lie within Hallam's Addition to the City and Townsite of Aspen as shown on the Willits Plat of 1896, recorded in Book 4 at Page 27 of the the Pitkin County Records, and an irregular metes and bounds parcel adjoining the above described lots on their northerly and easterly boundaries, all of the above being more particularly described as follows: Beginning at a point on the easterly line of First Street said point being S. 14Â° 50' 49" W., 10.00' from the southwest comer of Lot A, Block 55, Cily and Townsite of Aspen; thence S. 75Â° 09' 11" E., 294.08' to a point on the westerly line of that parcel described in Book 256 at Page 877; thence along said westerly and northerly lines of said parcel the following courses and distances: N. 14Â° 50' 49" E., 10.80': N. 33Â° 03'19" E., 42.21': N. 07Â° 19' 05" E., 112.35'; S. 70Â° 18' 15" E., 209.82' to a point of intersection with a parcel described in Book 341 at Page 373, Book 381 at Page 294, and Book 382 at Page 272 B; thence N. 62Â° 39' 00" W., 161.33'; thence N. 74Â° 18' 00" W., 26.73' (Deed 25.73% thence N. 82Â° 05' 40" W., 178.19'; thence N. 34Â° 55' 17" W., 130.87' (Deed 130.59% thence N. 09Â° 26' 25" W., 210.13'; thence N. 40Â° 36' 53" W., 5.17;, at which point leaving the westerly line of said parcel described in Book 381 at Page 294 and Book 382 at Page 272B; thence S. 55Â° 35' 00" W., 49.81'; thence S. 12Â° 24' 00" E., 242.09'; thence N. 75Â° 09' 11" W., 28.21'to a point on the northerly projection of the west line of Block 55, City and Townsite of Aspen; thence S. 14Â° 50' 49" W., along said west line of Block 55 and its northerly projection 184.35' to the point of beginning containing 1.536 acres + all in the County of Pitkin, State of Colorado. 3. Present Zoning: R-6 4. Lot Size: 66,925 s.f. 5. Applicant's name, address and phone number: Jonathan Lewis/Roberto Posada, 414 North First St., Aspen, CO - 970.920.2734 6. Representative's name, address, and phone number: Michael J. Ememann, The Ememann Group Architects, 720 East Durant Ave. Aspen, CO - 970.925.2266 7. Type of Application: a. Conceptual H PC b.,Demo/Partial Demo 0\ H ALLAM LAKE HOUSE TM~EMENT SURVEY 20 I ..2... PAEPCKE ESTATE ~ I . . I I -â€¢t ASPEN CENTER FOR ENVIRONMENTAL STUDIES :Ill . C- -'::::m#-- 4 - . -344... \ UGAL DESCRIPTION .-- i.,Â£n' uon.............â€¢Loc/'c'r'.D. J I \ 1Â£444/3/, */////,m//m'onall//41/0= 1~ v~"//4 :S , - --...r -1, 4. =./.Cl,~Cln/'0'.-I'.-A.04 n='Cal--Ir -1,6..-~-- 21.-3 141.1.17:.i' L -*/7-,:-9=22- 221 1 -d i GIVEN INSTITUTE , 4'ZE.1.INE, :m-=EEEMEiSEE:~:* Ili -:Vt it ; Â£53932&.=83Â£& : P i -Ai & 9 i ~ : .Ctil 1 8 h :r D ..:Â· E :F ~~~ -~-t Ity,r,rl.,â€¢z-n nal:11,4,-â€¢rv.,urvo.poo,roÂ»â€¢â„¢z 4 ....,25* I . I.........Ove.I sIlvEr -I... %=me:au'...h.....couâ€¢.0, .-9. 1*TATE 1 . â€ž- .U ...... .+F ALLEY ....6 1 k I WI . SUEVEYOR, COMPICAm W i GIVEN INSTITUTE / ' 6. .Â»12.....OE.â€ž s=-T=-.UT-U..-=I..:,1/ 4 0 Ea i 11 Mi i 4 1 \ FRANCIS STREET \ 1 1 ... w.1. LAKE le.I -IMEâ€¢ENT SUIVEÂ¥ O.,Ell' 77.24* - - -*p- --7-=9*-- # fckl "2 PM 2, EXHIBIT 1 The E:temann Group C Â«-4 3. 'jZÂ·FF,r-, , f Architects Â£ h + u v A i - Ill- 1 PO Box 4Â®2 i /9 81 ./ Aspen. Colorado 81611 22. --2--./ * -12123 L--J mor,Â·,1, - 0 1 -. : 19,499:NG 60611 Karl Zeisler and Joan C. Zeisler 990 Lake Shore Drive Apartment 308 Chicago, IL 60611 81 96~06*999}iN 02 11 'di , "11,11, 1",11â€ž1,1,li lilli lilli , lill,Ill,,â€ž lilliâ€ž1,1 PUBLIC NOTICE RE: 414 NORTH F[RST STREET NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, March 26, 1997, at a meeting to begin at 5:00 pm before the Aspen Historic Preservation Commission in-the Sist6r Cities meeting room, basement of City Hall, 130 S. Galena Street, Aspen, ColoraA, to consi#q ~_. application submitted by Jonathan Lewis and Roberto-Posada requesting approval- fbrpa~ial demolition ofthe existing house, temporary relocation ofthe garage, and conceptual-approval fora new addition. Applicants are also requesting an FAR bonus of 500 square feet and a rear yard setback variance of 5 feet The rear yard setback variance is requested in order to allow for an addition ofa0roximately 100 square feet to the existing garage. The property is located at 414 North First Street a metes and bounds parcel, a legal description of which is on file at the Community Development Department. For further information contact Amy Amidon at the Aspen/Pitldn Community Development Department, (970) 920-5096. allake-Yickery. Chair Aspen Historic Preservation Commission Published in the Aspen Times on March 8, 1997. City of Aspen Account : . -- ha., - m D f e./4 11% .1 1 PUBLIC HEAR - 60 NOTICE DATE 'An,th . 1997 TIME 5.00 pm PLACE C 5 0.1 'WA~%3 PURPOSE 8-4 County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATION ~ State of Colorado } SECrION 26.52.060 (E) L MICHAEL J. ERNEMANN , being Or representing an Applicant to the City of Aspen. personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060 (ID of the Aspen Land Use Regulations in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class, postage prepaid U.S. Mail to all owners of prbperty within three hundred (300) feet of the subject property, as indicated on the attached list, on the lot lolay of March, 1991(which is 1 6 days prior to the public hearing date of 3.26.97. 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the 14th day of March , 1991 (Must be posted for b at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. (Attach photograph here) Sign,6- Signed before me *is 194Â£- dal 971(42*LM , 199pby MICHAEL J. ERNEMANN WrrNESS MY HAND AND OFFICIAL SEAL My commission expires: 4119 I99 JRCÂ»â‚¬ tent-(A 4 Notary Public ,~AIAB.,~~1,~8 29" 1 JACKIE \ ~ Not~Â§ Public's Signature U < LOTHIAN) ~ 0 ,%:4,1, d , 4 14 14 . F>,44 . PUBLIC NOTICE RE: 414 NORTH FIRST STREET NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, March 26, 1997, at a meeting to begin at 5:00 pm before the Aspen Historic Preservation Commission inthe Sister Cities meeting room, basement of City Halt 130 S. Galena Street Aspen, Colorado, to consider an. application submitted by Jonathan Lewis and Roberto-Posadare~esting approval for partial demolition ofthe existing house, temporary relocation ofthe garage, and conceptual-approval fora new addition. Applicants are also requesting an FAR bonus of 500 square feet and a rear yard setback variance of 5 feet The rear yard setback variance is requested in order to allow for an addition of approximately 100 square feet to the existing garage. The property is located at 414 North First Street a metes and bounds parcel, a legal description ofwhich is on file at the Community Development Department. For further information contact Amy Amidon at the Aspen/Pitkin Community Development Department, (970) 920-5096. s/Jake Vickery, Chair Aspen Historic Preservation Commission Published in the Aspen Times on March 8, 1997. City of Aspen Account EXHIBIT 3 The Ememann Group I F A X COVER SHEET Architects . Aspen, coE?3NM Â·ro CE]/1 uâ‚¬11 ,[Pet-n - <9Â£,W e,Â¥+ 346- 303.925.2266 O FROM MAA@ Er' nekna* DATE 45 f Fe.b. 0)'-1 REMARKS Total number of pages including this cover sheet ~1 Please call with any questions at (303) 925-2266. lul 14 44 09 11epcke Ptore'll Are,1 wk* Hallam Lake . 11- MN beloy S *3 Ebalha. LawÂ·u 0 ard Bber:b {bacla. We nal 10 428 Ar 46 Mamef and addyles ses f 4 1 prope* eme.ps 044. 3 cÂ© ft. ap -Pke, PM~'-9 Doe Â»14 lk, r~ 42 reaaeck 44* and prefate a &04 + us , Mall /6- 4 l*viv Â¥ 42â€ž p-0&612 CAP .f* tkw- wo.FL r'* -9 p.te.far~41 4* W - 16*rÂ· 0 0 M 1 h.tli.110,-6.Â»r- LAA# f ...11.#tr ,-VILD MAR. 10.1997 4:59PM STEWART TITLE ASPEN NO.767 P. 1 STEWART TITLE OF ASPEN, INC. 620 EAST HOPKINS AVE. ASPEN, CO 81611 PHONE: (970) 925-3577 FAX: (970) 925-1384 To: 40 (AERÂ·14 FAX NO,: 16- %4 FROM: &4 >A DATE: -- P - 11 TIME SENT: RE: 11,#ii <Fasqj, _~*4/ PLEASE CALL IF YOU DO NOT RECEIVE ALL . ~ PAGES. SSAGE: - HOW DOES YOUR TITLE COMPANY RATE?? DEMOTECH, INC. has been commissioned by FANNIE MAE to establish guidelines and rate Financial Stability for the Title Insurance Industry. -EMOTECH rates STEWART TITLE as the ONL Y title company in the United States to receive the shest possible rating three years in a row! { I A DOUBLE PRIME (A") CHECK IT OUT! MAR. 10.1997 4:59PM STEWART TITLE ASPEN NO.767 P.2 March 10,1997 The Ememann Group Architects 720 East Durant Ave. Aspen, Colorado 81611 Attn: Michael Ernemann Dear Mr Ememann: As per your request, enclosed please find the Names and Addresses within 300' of the Lewis/Posada House formerly the Paepcke Residence. 273512300801 Aspen Center for Environmental Studies 100 Puppy Smith St Aspen, CO 81611 273512488005 John J. Nicholson Lou Adler Revocable Trust 9911 W Pico Blvd PHA Los Angeles, CA 90035 273512488004 Lloyd G. & Betty A Schermer Gregory P. & Grant E. Schermer 210 Lake Ave Aspen, CO 81611-1347 273512488002 David T. Schiff th Floor 485 Madison Ave 20 New York, NY 10022 MAR. 10.1997 4:59PM STEWART TITLE ASPEN NO.767 P.3 273512488001 Lloyd Cotsen Trustee of the Cotsen 1985 Trust 12100 Wilshire Blvd Suite 905 Los Angetes, CA 90025 273512407004 Ronald and Jan Greenberg 44 Maryland Plaza St Louis, MO 63108 273512474851 Triangle Park City of Aspen 130 S. Galena St Aspen, CO 81611 273512417007 Cecil M. and Lorene M. Hernandez P.O. Box 1045 Aspen, CO 81612 273512417008 Maurice N. Nessen 919 3~ Ave New York, NY 10022 273512417002 Â· Paul F. Barnhart, Jr 2121 Sage Rd Houston, TX 77056 MAR. 10.1997 4:59PM STEWART TITLE ASPEN NO.767 P. 4 273512417003 Quentin Vidor 234 W. Francis St Aspen, CO 81611 273512417004 Maurice B. Tobin 1850'K St NW #380 Washington, DC 20006 273512417005 Joan F. Tobin 1850 K St NW#380 Washington, DC 20006 273512417006 Thomas E. and Noel Congdon Trustees of the Congdon Qualified Personal Residencial Trust 1776 Lincoln St Suite 1100 Denver, CO 80203 273512418001 Whipple & Brewster Corporation, a Colorado corporation 121 S Galena St Suite 203 Aspen, CO 81611 27351248002 William & Darlene Manclark Trustees of the Mahclark P Q Residence Trust 313 E Bay Front Balboa island, CA 92662 MAR. 10.1997 5:00PM STEWART TITLE ASPEN NO.767 P.5 273512418002 Alderwood Securities Ltd Pacor Secoma Sam 24BD Princess Charlotte MC 98000 Monaco 273512418004 David M. Levy Time Square Blgd 45 Exchange St Rochester NY 14614 273512421001 Paul A Fabry 1127 Bourbon St New Orleans, LA 70116 273512479001 General Efforts Corporation 360 Lake Ave Aspen, CO 81611 273512479002 Rocky Mountain Exchange Services, Inc., a Colorado corporation 1731 15'h St#103 Boulder, CO 80302 MAR. 10.1997 5:00PM STEWART TITLE ASPEN NO.767 P.6 273512421003 James V. and Carof H. Redd and Louis N. Scholnik 2400 E. Commercial Blvd Suite 820 Fort Lauderdale, FL 33308 273512421004 Bonnie K Sbarbaro 329 Carlile Ave Pueblo, CO 81004 273512419851 Givens Institute Regents of University Of Colorado Boulder, CO 2737071851 Jenny Adair Park Cily of Aspen 130 S. Galena St Aspen, CO 81611 273707300801 Aspen Center for Environmental Studies 100 Puppy Smith St Aspen, CO 81611 273707303001 Aspen Center for Environmental Studies 100 Puppy Smith St Aspen, CO 81611 MAR. 10.1997 5:00PM STEWART TITLE ASPEN NO.767 P.7 273707300801 Aspen Center for Environmental Studies 100 Puppy Smith St Aspen, CO 81611 273707304851 Electric Switch Station City of Aspen 130 S. Galena Aspen, CO 81611 273707305003 Aspen Center for Environmental Studies 100 Puppy Smith St Aspen, CO 81611 273707313801 Red Brick School City of Aspen 130 S. Galena Aspen, CO 81611 212 Lake Avenue Condominiums Unit A: Peter B. Lewis 600 Parkland Ave Mayfield Heights, OH 44124 Unit B: Peter B. Lewis and Jonathan D. Lewis 4649 Ponce De Leon Blvd Suite 304 Coral Gables, FL 33146 MAR. 10.1997 5:00PM STEWART TITLE ASPEN NO.767 P.8 Second and Smuggier Condominiums Unit A Karl Zeisler and Joan C. Zeisler 990 Lake Shore Df Apartment 30B, Chicago, IL 60611 Unit B:The Andrew J. Frishman Revocable Trust P.O. Box 465 Aspen, CO 81812 If you have any questions, please do not hesitate to call. Cordially Chuck Dom Title Examiner 4 14 N. F.Â·,st Lloyd G Schermer 210 Lake Ave Aspen CO 81611 Fax/Phone 970 544 0421 March 18, 1997 Ms. Amy Amidon Aspen Community Development 130 South Galena Aspen, CO 81611 Dear Ms. Amidon, We are neighbors ofJonathan Lewis and Roberto Posada and live at 210 Lake Avenue. We have been fully briefed by both ofthem and approve wholeheartedly oftheir plans to remodel their home. We fully support them in this project as we are enthusiastic about updating the neighborhood. n Eloyjt G. Schermer ~~ EXHIBIT r-71 4,4 N. F:rst PETER B LEWIS ' 44 42 t t 6 18 March 1997 y I): / 6. . Ms. Amy Amidon Aspen Community Development Aspen, CO 81611 #!0,4-low I write regarding the public hearing on the application submitted by Jonathan Lewis and Robert Posada. Unfortunately, my schedule made it impossible for me to attend in person. I have seen the plans for renovating their property. I am deeply impressed at the creativity and sensibility implicit in developing a way to preserve the facade ofthis important historic home. I am confident that Jonathan and Robert will make what might be the finest property in all of Aspen even better. It's important that you know that my homes are separated by just two houses from Jonathan and Robert's property and I am thrilled with what thefre doing. 98 29 Peter B. Lewis PBL:kas EXHIBIT BOX 5070 CLEVELAND OHIO 44101 9 E-1 - 1 /an 1 1 1 1, 1 .1 1:1 1 1 1 1 1 1 1 1. 1 Ifnl ADI : I Mstr Bedrrn , r --1 1 rh ' -- a -rn i 13 -11-p /.4 - Mstr Bedrm i Dining / =-19 11 1 = u 1--4 ty-U L ' /1 4 .... a 1 1 - 1 11 1 = 1 upal Bedrm .- Terrace . i [2-1 1-1 - 1 r7 Panh I . / Bedcm m Ern],rk . ~ 40 - . /11 1 P - kug_ Bedrrn i w c_fi~ 1 a 1 i 1 1 1*51 ~ reg Bedrrn 0~ [1Iyl I~ f'17-1 ' , . -L-- 7 .\ i .4 1.11 I a / 1: ' \ 1 / / Mud si.41*E ... 1 - :]EL: 6 1 1 2 1 1 19 1 Gâ€ž.le i Apartment +tttÂ·91 i Entry Level Floor Plan Second Level Floor Plan 61 rWWL--1 0 5 25 18 Existing Floor Plans - to 1- -0 mil- 4 20 L,"~1181 3. E -81 LUI HI JU - 1 *Ll . 1- imio uk--4 =!Ewt----- - 1 Il / il 11 ff ; 1* 3 0 7~]C- r-d,*u ' ' " -= 1-2~m~ 'â€¢4-7.Gnd East North P Ti k 1 i 1 - Â»*14 u ,LÂ· E .E k' hEE 18 8 0-! 79 - - 'w#OW ilL__1 West South Existing Building Elevations pfp-0 1 . / .. 1 LC W.L. 7825.2 - I 23 : 'f.4 , 830 7 . 4 - -150 il A.. t. S..',44 ) W.L.' i . -AJAO.L.7826.4 1 -1--1- 782Z 7 \ M . / 0 . rs - , e ./-2, 940 , . 90 3.k ..4 .. C x7837.1 1 x x _ '40 . - TRIANGLE PARK . . ~~--4 7877.9 N - . - 6 --- - - -9- - - 7870 ' , 1... 4 X 2 - -F--7 \\ - 7880 / 1 /7883:7,- \\ Ch LCD / 4 4-1 - 1 /LO *:***3*83%:i:?3 - - 4 x 78~9,6 + 3 \ 1 x7878.44-*3-*fti* :3431*30* 0 -x x 7881.2* r 11 h : 247 \ LE, 1X 1 1 i , 7 ' ~ ~_~_0~ 7882.9x 1 2. - -2 {. f \ gRill 1 Y ~ . 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