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agenda.hpc.19971112
AGENDA ASPEN HISTORIC PRESERVATION COMMISSION November 12, 1997 REGULAR MEETING /9 -/475 ' / 9 CITY COUNCIL CHAMBERS E ; , 1 01 0 41*4 -1--0 £«L.0 \ NOON: site visit at 232 W. Halam. (meet at the site) < /0 0,464 4 9 site visit at 420 W. Francis. U 1.t i -4 ,/1.- c c. ..-- 5:00 I. Roll call. II. PUBLIC COMMENTS III. COMMISSIONER AND STAFF COMMENTS A. Discussion of Nov. and Dec. meeting dates IV. NEW BUSINESS 5:10 A. 920 W. H?llam - Landmark Designation / 2-,·c~i --/tfic $1 - /-0 Q i 1 6 £ 't L j d,J O L j'D 0 --7 3 Q 06 1- -C d----- 5:20 B. 420 W. Francis - Minor Development, partil demolition, setback variance - Public Hearing 3- $ £11: tr-K -1 Lt·kh .5 -· / CAff. ./ . --1 5:40 OLD BUSINESS anta~ < ~tU2au- 5:50 WORKSESSIONS A. 200mS;*almmils•imtnuit•ing> B. 232 ~ Hallam :00 V. ADJOURN LOJECT MONITORING 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) 132 W. Main Asia (door and windows, skylights) Meadows 525 W. Hallam 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) 210 S. Galena - Elk's building 414 E. Hyman 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) 411 E. Main - Cantina 218 N. Monarch - Halfhouse Mark Onorofski 426 E. Hyman (under permit) 123 W. Francis (under permit) 517 E. Hopkins (project abandoned?) 1008 E. Hopkins 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) 411 E. Main - Cantina 514 E. Hyman - Mason Morse bldg. 1008 E. Hopkins Jeffrey Halferty 939 E. Cooper 325 E. Main - Baang Cafe 715 W. Main (roof material) 132 W. Main (Asia) 234 W. Francis Heidi Friedland 130 S. Galena CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 939 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 m MEMORANDUM 0 TO: The Historic Preservation Commission THRU: Stan Clauson, Community Development Director co Julie Ann Woods, Deputy Planning Director 3£d - 1. FROM: Mitch Haas, Planner ~0~0- RE: 920 West Hallam Street - Landmark Designation. Parcel I.D. 2735-123-03-003 DATE: November 12, 1997 SUMMARY: The applicant requests landmark designation for the property at 920 West Hallam Street. To be eligible for designation, a structure or site must meet two or more of the standards contained in Section 26.76.020 of the Municipal Code. Staff recommends approval, finding that three of the five landmark designation standards are nnet. APPLICANT: Jake Vickery, represented by David Guthrie. 0 LOCATION: The property is located at 920 West Hallam Street, which is legally described as the east 1/2 of Lot M, all of Lots N, O and P, and a portion of Lot Q, Block 4, City and Townsite of Aspen. The property is on the north side of West Hallam Street, between the Castle Creek Bridge (to the west) and 8th Street (to the east), and is zoried R- 6, Medium-Density Residential. BACKGROUND: The site in question currently contains three (3) separate structures. The principal structure, or house, was built in 1888 and is a one-story, cross-gabled structure with a prominent bay window and decorative ornamentation on the front facade and porch. Next, the structure that is currently used as a garage was originally used as a "section house" for housing workers of the Colorado Midland Railroad and was moved to this site in the early 1940's. Lastly, the property contains a shed that was once used as a concession stand at the base of Aspen Mountain and was moved to this site in the late 1940's. HISTORIC LANDMARK Section 26.76.020, Standards for designation. Any structure that meets two or more of the following standards may be designated as "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 0 community: 1 1 Historical 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. 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 buildingform or use), or specimen. Response: This structure is a typical example of an Aspen miner's cottage, thereby reflecting an architectural character that is of distinct, traditional Aspen character. In fact, the house has been determined to be eligible for the National Register of Historic Places as an excellent example of the Aspen miner's cottage. It is a one story cottage with a cross-gabled roof, prominent bay window, and decorative detailing on the front facade and porch. The house has had few alterations, mainly in the rear of the structure, 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 subject property is located on the western edge of the historic West End neighborhood on a site that many would consider an important element of the gateway to Aspen's historic West End. However, just a few historic resources remain in the immediate vicinity, including Poppie's Restaurant, the old power plant (now the City Shop), and the Holden-Marolt site. Given the prominent location of the property and structure, coupled with the eroded historical significance of the western edge of the West .e End Neighborhood, the preservation of this structure is of significant importance for the maintenance of the neighborhood character. E. Community 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. 2 C. . Response: The structure is representative of the modest scale, style, and character of homes constructed in the late 1800's, Aspen's primary period of historic significance. This particular house is a strong example of the original appearance and character of Aspen's miner cottages. The house is highly consistent with the typical size and architectural characteristics of other Aspen structures or sites of historical or architectural importance. Its location on West Hallam Street and the edge of the West End neighborhood further emphasizes the importance of its preservation with regard to helping to define the historic character of the Aspen community at its "gateway." Although not original to the site, the garage and shed are also important structures. RECOMMENDATION: Staff recommends that the HPC advise City Council to support landmark designation of the structure and property located at 920 West Hallam Street based on a finding that standards B (architectural importance), D (neighborhood character) and E (community character) of Section 26.76.020 are met. RECOMMENDED MOTION: "I move to approve landmark designation of 920 West Hallam Street, finding that standards B (architectural importance), D (neighborhood character) and E (community character) of Section 26.76.020 are met." Exhibits: Exhibit "A" - Applicant's Landmark Designation Application, including the following attachments: 1. Responses to standards for designation 2. Authorization for Applicant's representative 3. Title Commitment 4. Authorization from owner to submit for land use applications · 5. Vicinity Map 6. Site Improvement Survey 7. Legal Description 8. Photograph of Structure j 1 3 -3 414497 . 1. ., i¢e~€er-*7 LAND USE APPLICATION FORM 1. Project name: 920 W. Hallam Street 2. Project location: 920 W. Hallam Street the east 1/2 of Lot M, all of Lots N, 0, and P, and a portion of Lot Q, Block 4, City and Townsite of Aspen. 3. Present zoning: R-6. 4. Lot size: 11,156 square feet 5. Applicant's name, address and phone number: Jake Vickery, 100 S. Spring Street, #3, Aspen, CO 81611. 6. Representative's name, address, and phone number: David Guthrie, P.O. Box 4704, Aspen, CO 81612. 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 -4 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. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property): Two bedroom single family house- approximately 980 square feet Garage- approximately 453 square feet, Shed- approximately 231 square feet No previous approvals have been granted. 9. Description of development application: Historic Landmark designation of the property. 10/Have you completed and attached the following? 4 Attachment 1 - Land use application form // Attachment 2-General submission requirements 4 Attachment 3-Specific submission requirements Proof of public notice (must be provided at public hearing) 4 ' 1 LIST OF ATTACHMENTS: 1. Response to standards for designation 2. Authorization for applicanfs representative 3. Title commitment 4. Authorization from owner to submit for land use applications 5. Vicinity map 6. Site Improvement survey 7. Legal description 8. Photograph of property RESPONSE TO STANDARDS FOR DESIGNATION Any structure or site that meets two (2) or more of the following standards may be designated as "H," Historic Overlay District, and/or historic landmark. It is not the intention of the HPC to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community. A. Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. 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 of unique architectural type, (based on building form), or specimen. Response: This house has been determined to be eligible for the National Register of Historic Places as an excellent example of the Aspen miner's cottage. It was built in 1888 and has had few alterations. The house is a one story cross gabled structure with a prominent bay window and decorative details on the front facade and porch. Exterior siding and windows are original. The structure which is currently used as a garage was used as a "section house" for the Colorado Midland Railroad. This building was apparently located near the pedestrian bridge to Holden Marolt and served as housing for railroad workers. It was moved to this site in the early 1940's. The shed was once a concession stand at the base of Aspen Mountain. It was relocated to this site in the late 1940's. 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 a historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: This site lies on the edge of the historic West End. Only a few historic resources are located in the immediate vicinity, including Poppie's restaurant the old power plant (City Shop), and the Holden-Marolt site. Attachment 1 E. Community 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: Miner's cottages, which likely served as housing for the majority of Aspen residents in the late 1800's, form the backbone of Aspen's historic resources. This house is a particularly good example of the original appearance of these structures. The garage and shed are also important structures, although not original to the site. October 27,1997 Mitch Haas City of Aspen 130 S. Galena Street Aspen, CO 81611 RE: 920 W. Hallam Street Dear Mitch, By this letter I designate David Guthrie, P.O. Box 4704, Aspen, CO 81612, to represent me in this application. David's daytime phone number is 379-7726. Sincerely, 0 Jake Vickery 100 S. Spring Street, #3 Aspen, CO 81611 0 Attachment 2 OCT.27.1997 11:09AM STEWAR I I 1 I LZ. Mar-C.1 1 , SCHEDULE A Orde Number: 00024216-Cl ~hettve dam: September IS, 1997 at 7:30 A.M. .. Policy or Policies ro be ispd: Amount of Insurance (a) A.I.T.A. Owner'g (Standard) S 785,000,00 2999#edln=* - A~zm. ¥:c=ar 1 . (b) LL 1LL Mortgagee's (Standard) 3 Pmpared Dwured: 01 Laciehold S Proposed Insured: 3. The estare or interest in the land described or referred to in this Commirment and covered herein is fas simple 4. TWe to the fae simple esmre or inreres in mid land Ls at the *CriVe dare hereof 'mited irc RATZE T. SKZFF as to an undivided 1/2 interest and KATIE SKIZE as =o an undivided 1/2 i.mcareat. 5. The land r*rred m in this Comminnent U described as follows: See Attached Legal Description 5rATEMENT OF CHARGES There charges are due and payable before a Policy can be imed. 1992 Owners Premium 51,897.00 Tax Certificate ; 10.00 Form 110.1 (owner) $ 100.00 STEWAKITTIMCGF ASPEN, INC. <=»1 ,amES-Count.nigna:ure - Chuck Oor,i Attachment 3 25. TTTLE DOCUMENTS AND NOTICES - Notices to party or parties represented by listing broker shall be deemed received when delivered to listing broker. Notices to party or parties represented by co-operating broker, shall be deemed received when delivered to said co- operating broker. Notices shall be deemed delivered when either faxed, hand delivered crthree days after deposit in the U.S. Mail, cedfied return receipt requested to the offfce of the respective broker. Copies shall be mailed to: BUYER: Jack H. Vickery 100 South Spring Street #3 Aspen, Colorado 81611 Fax 925-2622 WITH COPIES TO: N/A SELLER(S): Katie T. Skiff do Rich Wagar Associates, tLC 601 East Hyman Avenue #104 Aspen, Colorado 81611 Fax 920-1010 WITH COPIES TO: N/A 26. WITHDRAWAL OF USTING - Seller and Sellets broker agree to remove the property from the market after during the dosing period. Buyer shall have the right to freely market interests in the property, induding but not limited to listing in the MLS and placing a real estate sign on the property, and contrac: for the sale said interests in the property so long as such offerings and agreements are contingent upon Buyer dosing on the property. 27. LEGAL COUNSEL - This is a legal instrument and Usung and Selling Brokers recommend that the parties seek legal, tax and individual counsel before signing this agreement 28. LAND USE APPUCATIONS -Seller hereby permits and authorizes Buyer to submit during the Inspection and C:osing pericd any and ail land use applications for proposed development of the property so long as such applications and approvals are contingent upon Buyer or his assigns closing cn the property. Costs related to such applications shall be the sole responsibility of the Buyer. 29. SELLER'S WARRANTIES AND REPRESENTATIONS. Seller reoresents and warrants as follows that (a) Seller has not received any notice, written or otherwise. from any governmental or quasi- governmental agency requiring the correction of any condition with respect to the property, or any part thereof. (b) There are no contracts. commitments, obligations, leases, or agreements of any kind that relate to the Property which are or will binding upon the Property or Buyer other than matters of record. SIGNATU•€ 1 N -1 101U'wi loi l.<6;t- SIGNATURE SRI-- --S: Buyer AIN 168/*P.- 1(6*/4 7- Jacff~ickery ~ Vickeg Bler 6 Nte 8% al= f 1-6. Z./ 106-/ /97 Katie T. Skiff b / Date Rich Wagar Associates, LLC Date Attachment 4 RED MOUNTAN ASPEN, COLOR 04 * DR REO .,4.... Fl A.... ) FU#73 0, 6,7297237- j 2-- - 0 . WAY 1 0-VI/=/NA• -- .5 1 0, 1.10- TRA, t . 4 d ; . -0-- 2-- -/% 0 ASMN INST,™TE "2~ NIPOrt 1%9'TrAN,0 'UND . R RED */11 CE~ETE" RED -rert h .. , HOMESTAKE CENETIRY r---A „. A.- .... SoloaL m .0-1™4 I ....A .4. 11 0.-3 a m® 0 , ..5 -- 1 2-7 + h A. A \ . / 5/ 4 40* -# 6 550%71 9.r ~ 'E;~22.1, z r 4 , i HO I .. i r % St $ - - .0 N /-4 FA- .9.- 4 . , % 1.- ASPEN C. i + p * 91 A NA N. S AE I %9 0 .4. Me . c':m. 11\ P i . ' 00 00,1 LE . - r P E. HY. 0 € 82 , _e T 't. - 1 ./St 0. 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'- V-*i. m v .-1-ve•..- An , TH.Witr•-*,m-/ Site in 1893 2- - 9 27-«2#48Ulul,#27 ,~,ew<w*ECH/#44*-47,1~4/~~30'-6:-2, - 4 -'"4*/12*Pr -182 -ill»r,b.~/ {,f,~~Fg",4~ - 1~EF- - 1 11 1 . 4 41 -&141 *AL .4.91 _GJELd; -ap,1 -- &4 -.*. . h 4-V,%- -:11Pet~r .f. *...4 .FA#.re'i!3*71 . 1 ./.418*2.0 jifF~¥,T»-7M r.. -'.- 9.. -I . P p . A.: ,.1. - "24, i I PM ;'61-Jegq 4, - i,;r , .~ :. r -T~>: :P ~r > i¥*.vt w• 4 -A --· *3~42.·~ 4· .1..;244 € ... ,.i 'H ' :--%'* ~/9 Af~~~.6 ..~ 21'42 :·~$ ';49 - %?1: dirr 0&2aek : · .bIii S . - 144 :2:0. - f. I. ...=='. 1 - ·-Mr•ws · . ·· i-·'*·i I ..:.:e r-r....A-r . ·.9..,,. ·i - . ..· e-' 1 ·· LT:-·- ~ ~ ·e.':+. L '..-.. . mite:, ' '. 7. 4 ' ··' ,*-94.'4*1 - h ~liri.ZP,·'t·,- .. . I :aN.J..,L-· 64-/.B ¢«= ..6 ': ,.£2,4102*. L, .· fr? .4-t:. • tc,·4' . L 1-6--4/ -4.- 1 , ,~ .. .Id#~ ... '* '44*93>V.:-7'A9 "6 6-,p.0.- 7. 4. 7..... i. ..,4/3.-FIR :7¥;:4**tity* apt.'--&<li**dl~i; :1-;.:-~~3~ .... r, .~ 4.:·~'-:Vis.'.:*--r.'b.>ft-~~.Ar~: *64, »»?te ..· 9--J8£6 E~ 212~··*r£~'--t:..·:.iSJ':.I~:':.~.2 61~3#9.41~64*3.',~.34¥:9923:.,...*4 t. -43»f .- 21.:U <0* 2 i® -'· *f VE#*12 4*. -437.K 'i · i 0.-'·:•te•~ - .3 't; · . --73&1.4&4"A .: ;,AV/:4 B i . r.1 .·l. Kil. , f. '10 1. Court House. 10. Chris. Sanders' Brewery. 19. St. Jolin's Epiqi·opnt Church. 29. A.ren Mitt,. 14 2. Washington School. 11. First Presbyterian Church. 29. Citizen's Hospital 29. Art:ent,ini-Jun 3. Lincoln School. 12. Christian Church. 21. Mellor Bros. Foundry. 30. Durant Tunnel 4. Garfield School. 13. Methodist Episcopal Church. 22. S. Selden Foundry. 31. Aspen Deet, M 5. Hotel Jerome. 14. Christ Church (Episcopal). 23. Midland R. R. Depot. 32. Entertrise Mi 6. Roaring Fork Electric Light Co. 15. Scandinavian Lutheran Church. 24. D. & R. (1. R. R. Derot. 33. Aspen Mining 7. Holden Lixiviation Works 16. Baptist Church. 25. Aspen Public Tramwny. 34. Evergreen Cen 8. Hardinge Smelter. 17. Roman Catholic School. 26. Clarendon Hotel. 35. Asren Grove C 9. Smuggler Concentrator. 18. Roman Catholic Church. 27. Durant Mining Co.'s Trnmway & Ore House. 36. Ttvoli Theater , r Btlu!,616=;Il ' LEGAL DESCRIPTION DEPOSIT CERTIFICATE CERTIFICATION UN;:1':" ................„ -Il--*I......' ......... ............ S ... 08(02*1%*02'. ....... - .4. ' .............1.5. D........ . 21•4• -¥>:44' -- * ~ . -«2.- '?, 1 ... 11- - SM.07_ •..u , A r .,0 :7 -- 0 ....1 ...:./ ..12"fid#00 Ji trai 1 1 I 1 , 1 1 '0. '.I-'lili- e ALLEY BLOCK 4 h, 4 , \4\ M•v e•= 1.4- "9.1 I 2 1 1 / jl . I , 1 1 1 , lot P 1 ' LEGEND AND NOTES , /1 1 m .. 1 4 r . 1 . 1 2 1 tor o i I 0 11 : ' 40 'i ! If . l ~ ·i : L.f" ¥#m. 1 1 1 110:KEd:re- * i-* k; - i ' 1 li I . : tor . PH L . 4 444 1 - --- lilli 0 , 1: 1 lOt S .. 1 1 i - 1 1 1 / lll( :.o'·044 DO 11, / ... 'lly .\ 0. R# i# -J J -- 4 i 9 ~ fa·r *A. .TREET =90... IMPROVEMENT SURVEY •12 r,JE Ur.. ·11......'.- ASPEN SURVEY ENGINEERS INC. -98....Lk- .-/ t.. ... . 9 » g lueulqoeuv E.,3 . US H,LHOO . .Iii . EXHIBIT A ~ COMMENCING AT THE SW CORNER OF LOT Q, THENCE S 75° 09' 11" E 7.16 THE EAST 1/2 OF LOT M; LOTS N, O, P; AND THAT PARCEL DESCRIBED AS FEET, THENCE NORTHERLY TO A POINT ON THE NORTHERLY LINE OF SAID LOT Q WHICH LIES S 75° 09' 11" E 5.95 FEET FROM THE NW CORNER OF SAID LOT Q, THENCE N 75° 09' 11" W 5.95 FEET TO THE NW CORNER OF SAID LOT Q, THENCE S 140 50' 49" E 100 FEET TO THE POINT OF BEGINNING; ALL IN BLOCK 4, CITY OF ASPEN. .. COUNTY OF PITKIN, STATE OF COLORADO. 0 0 Attachment 7 + n.. i .~-93.1.-:I. 4%8~ ~ .:- .i.mEE**i>«*:»R~.20.4-#.-Ifft, _215¥FF . 7..L- ":- 1·'4.53·'·-~<' 6. -441-~C.--11-4... .v r,i ·,9 . .0 9,42·- I r -:.- I. . - . i. ':72: *04/':,<-4~~ .. ~Cial/2-~*--~-,rpt:=.-444"·:.444. ·:rd---·=ul'Q : »·.17+...:· 4. 12.0.,33.E - :-t n.-ay.' :Cd:·.5. 13-e~t:lh: '*i -9 - I_ ./.· .2.~ .· C 1 \ti<4444¢459/*fj--4 ft·~-~:--2:9&&/$*92 a.-et: Y. V 4%-. .... + UL=21' Qi .-· .=··.·-_·-.zz'.·-a-«..1~3==snEED...su-·:·u: · ·< ' 1, Rfs.:- 1·,4.:/342*A:; 94~~/.L-' ;* I.: 6 4-: 4'. : I''.1/8 tfC 4 4 . 3/.,. .€ .7 IIII.. 1,-l.'.94%:tf.i ¥ 941-..2,4.0 {irtk.i~fit-~:-f~.~. I.10}.-*=8.-.' . r '' 'kle,qu ~ "CR 2./.-1-.- 2>' 0 '//21,42·-2 ... . u.-• ~~ i.,4.0*~ f .3' 5,,74*/j#:.iuf ,; " . i -··u -4. - * - -/ .- 1 - ' .1 i,i 3 , *,·' ' . l.7 '. .. -IZ 83 MEMORANDUM TO: Aspen Historic Preservation Commission (16' U FROM: Amy Guthrie, Historic Preservation Omcer RE: 420 W. Francis Street, Minor review, partial demolition, and request for setback variances, Public Hearing DATE: November 12, 1997 - SUMMARY: This house was built in 1886-1887 and is a designated landmark. It has had a series of small additions made to it, and some changes to exterior materials. The applicant proposes to replace the exterior materials on the house and to remove a storage area on the outbuilding and replace it with a carport. The location proposed for the carport requires setback variances on the rear and west sideyards. APPLICANT: Barry and Ellen Halperin, represented by Jim Colombo. LOCATION: 420 W. Francis Street, Lots N and O, Block 34, City and Townsite ofAspen. ZONING: R-6 Significant Development PROJECT SUMMARY AND REVIEW PROCESS: All development involving historic landmarks, or within an "H," Historic Overlay District must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale, and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered 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 1 Exhibit A would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2); Response: The applicant proposes to remove the asphalt or asbestos shingle siding from the house and replace it with clapboards. Staff finds that returning to clapboard siding is appropriate. It must be determined whether or not the original clapboards still exist under the shingles. If so, HPC will work with the applicant to determine whether or not it can be restored. Otherwise, new clapboard siding may be installed. As part of this activity, staff also recommends that the shutters be removed from the house since they would not have been there originally. In terms of window replacement, staff finds that windows that are readily visible from the street must be retained, but the remainder of the windows may be replaced. All replacement windows on the historic portion of the house must be double hung and match the existing windows as closely as possible. No window openings on the historic portion of the house may be widened. Windows that must be retained have been indicated on the building elevations which have been modified by staff. The applicant should consider the possibility of replacing the multipaned window in the bay on the south elevation with a large double hung, which is more likely what originally existed. In regard to the railings proposed on the front decks, staff recommends that no railings be installed unless an exception for historic structures cannot be granted from the UBC, or unless there is reason to believe that they were there historically. If railings must be installed, they must be wood and should be simple, not turned balusters. On the ADU, staff has no concerns with the window and door changes proposed since this is not a historic structure. A variance from Ordinance #30 is required for the windows in the west end of the building. This is discussed below. The request for a carport on the east side of the building was referred to the Parks Department. They recommend that the carport be located on the west side of the ADU because of the very large tree on the east. Staff defers to the Parks Department on this issue and recommends that the carport be relocated. This will still require the removal of trees, since conifers have been planted across the rear of the property, however the trees are fairly new (planted within the last two decades) and should be allowed to be removed or relocated. The new windows proposed on the north of the ADU must be modified to be more in scale with those on the rest ofthe building and the house (narrower.) 2 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood ofthe parcel proposed for development. Response: The proposal involves modest changes to the building and some restoration, which will contribute to the character ofthe West End. 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 has no impact on the historic significance of the property. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereo£ Response: The proposal involves changes which will enhance the architectural character of the property. PARTIAL DEMOLITION Section 26.72.020, Demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation. No partial demolition of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, shall be permitted unless the partial demolition is approved by the HPC because it meets the applicable standards of Section 26.72.020(C). For the purposes of this section, "partial demolition" shall mean the razing of a portion of any structure on an inventoried parcel or the total razing of any structure on an inventoried parcel which does not contribute to the 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 a small addition to a non-historic structure. Staff has no concerns with this. 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: There will be no impacts to the historic significance of the property. 3 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 new carport, which cannot be constructed in the exact location proposed, will have no impact on the architectural character or integrity ofthe property. Ordinance #30 The proposal is in conflict with one area of Ordinance #30; the volume standard. 1. Standard: "Allareaswithan exterior expressionof a plate heightgreaterthanten (10) feet, shall be counted as two (2) squarefeet for each one (1) square foot offloor area. Exterior expression shall be defined as facade penetrations between nine (9) and twelve (12) feet above the level of the jinished jloor..." Response: The proposed modifications for the ADU include small windows in the west gable end which fall into the "no window zone," between 9-12 feet above the finished floor. This is a one story building and staff finds there will be no impact to the scale of the building as a result of these windows. ALTERNATIVES: The HPC may consider any ofthe following alternatives: 1) Approve the Development application as submitted. 2) Approve the Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny Development approval finding that the application does not meet the Development Review Standards. Recommendation: Staff recommends HPC table the carport review and approve the remainder of the application with the following conditions: 4 1. The request for a setback variance on the west sideyard is denied based on the Parks Departments comments. A rear yard setback variance may be appropriate for the new garage. The applicant must provide a revised plan. This portion of the application is tabled to November 26, 1997. 2. It must be determined whether or not the original siding still exists under the shingles. If so, HPC will work with the applicant to determine whether or not that siding can be restored. Otherwise, new clapboard siding may be installed. As part of this activity, staff also recommends that the shutters be removed from the house since they would not have been there originally. 3. All replacement windows on the historic portion of the house must match the existing windows as closely as possible. No window openings on the historic 'portion of the house may be widened. -Win¢1699 that gus - - e yeen ~Undicated on the building *vations/4111dk-949£2469* 1 The / applicant should consider the possibility of replacing the multlpaned wlndow in the bay on the south elevation with a large double hung, which is more likely what originally existed. 4. In regard to the railings proposed on the front decks, staff recommends that no railings. be installed unless an exception for historic structures cannot be granted from the UBC, or unless there is reason to believe that they were there historically. If railings must be installed, they must be wood and should be simple, not turned balusters. 5. A variance is granted from Ordinance #30, volume, for the new windows on the ADU. The windows on the north of the ADU must be modified to be more in scale with those on the rest of the building and the house (narrower.) 6. No exterior materials may be removed from the building without the consent of HPC. With the approval of this application it is understoed that windows except for those identified on the attached plans as modified by staff may be replaced in kind. HPC will work with the applicant to determine the condition of the original clapboards if they exist. Deck boards and stairs may be repaired where necessary and replaced if beyond repair. No other exterior \ materials may be removed without HPC consent. ~3 g t,•4.4~•,--6-, £,z,j*_~ 4- ~L...~ 4u Xul ,2-~·7 Lti~4*2:~~~- »04~<,£ f ,£.~~»·% 14, 8'y I. 4 Exhibits: 9'PU-·2·0% t L,~u,ufv'k kv- c,PGO--7/4R A. Staff's memo dated November 12, 1997 B. Application C. Map of property in 1904. D. Photo ofproperty from alley, circa 1970, E. Site plan and elevations modified by staff. F. Parks Department referral comments. 5 ATTACHMENT 1 LAND USE APPLICATION FORM 1. project name #l-FEEINH FZI pet~E, 2. Project location 420/ A, r MMi,$44 1172*5#aer ,·49514, 4/\.0-9+92 (indicate street address, lot and block number or metes and bounds description) 3. Present zoning F-6 4. Lot size 5. Applicant's name, address and phone number *ABILT ·* ALEN HAL 79*IH 170- 94 - I 715 6. Representative's name, address, and phone number •el-,59&1,0, INT@F+1*TioN», 1146 1910 0. AMFEP· 4111-tb #+.6 » 'Al , 4444,96 510 5 - 7** 7. T#e of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD X Minor HPC Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line Appeal Committee 0 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) •0116 .4,INGUE F:»1¥111.DT' .1-6,1.14, 2127 0 ]6111* 9 %>(~er,1 ISEP %00'ht!4. 0*16, A. PLI. +064 ES Gel 'FF: Alll'14 ~HIP INED (2.0 §4. 9. Description of development application 1+4 FACE @¥ 14-Eb |KINCE'IAIS !41114 F*LI» WINO#IA|4 -846 44 ME- 41118 0 41»~- ,•14 P 448#, 11#.121*>e- @9 14·r' Ar *4 FHA·l:r ·6141HA-16.41 21+4 WIT+1 61' +10121·z.. WA*2 ,#1#P fet 04. Fle-P L~ce %6,%1G'rWT -1*1'- - 41*P* 4*l p-+4 __]Al 19·b ·SIN#lue,_*1@~t#,_*0»le;_ 10. Have you completed and attached the following? ,/- Attachment 1 - Land use application form 4-Attachment 2- Dimensional requirements form 4 Response to Attachment 3 /'- Response to Attachment 4 0 Exhibit B 11111111 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: @der 4- G[1614 NAL PFF.lit Address: 41.- W. Pvt@'10 417%,f Zone district: 4 -60 Lot size: 6000 49 Existing FAR: a. 66-1 if Allowable FAR: 1%46 40 Proposed FAR: 1541 LF Existing net leasable (commercial): blk- Proposed net leasable (commercial): *\f Existing % of site coverage: 4 9 0 Proposed % of site coverage: +S % Existing % of open space: 36% Proposed % of open space: 1 955 1 Ill Existing maximum height: Principal blda: 1 6' Accesorv blda: 19 76 Proposed max. height: Principal blda: * 6' Accessory bldg: I sub '1 Proposed % of demolition: G, I h Existing number of bedrooms: Proposed number of bedrooms: 4 Existing on-site parking spaces: 1·141/ On-site parking spaces required: 1* Setbacks Existing: Minimum required: Proposed: Front: 10,5 1 Front: 1 0 Front: 1%. F~ Rear: - Rear: 1• Rear: - Combined Combined Combined i Front/rear: 16 9' Front/rean * Front/rear: 1 0, G Side: 7. Side: 9 Side: ..... Side: 01.q,1 Side: ¢4 Side: 1, G Combined i Combined - ' Combined - I Sides: 46' Sides: 19 Sides: 4.9 , Existing nonconformities or encroachments: F€*A AOU 66 94 eN#F4€H-Ml#NT + 40.1 W#*Tr 4406»FC) EM#PM:*IMEN-r, Variations requested: d:,N-rl N WA-Fl e,4 61# 06,<144 (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.fl, 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) 1 . i. 0 7 3 693 \ f rj 4-# 15 ~4"e-4-1/ . - . )O_ *--1 -*-\- A AJ~ %4-1 4 <· »~~:.. *4+7~.C 1 1\\ 1, \X----/».3 8/ 44»1 1.-42/4 2 1% ~ ~~~ "~'~2140 /e*3 IMountaln·View De . 1 0,41 >;%4 / t.,Fli.3, - r tfuiRA. O -164 --pi e .2 - $01 ,snow,unny c, 44/< ... .~> 4.Nall '45 c., '96 f 4 l«7 1. FA .be I.-U-\ 4. , N r. P ~~o~„ -- *40 I. 9 /0 1 ... : i-- 9 , Ins!,tute - \¢4. C .%. t U 1% h /2 C-//- Fo-,w c 4 1 In / # E LA For* S :-r 2 : 0-' 2 0 1 0 MUSIC 1\,Ji (= li lent Wood Duck 14 , .. \34 2 '0 03 . > t\941 U Gilles ie St 49 4 1 Pe d Ct : : i Golt CoJ,se 1~4 ' <F 44 , '0 1 \4 4T-:f- 4,0 ' 9 /44 -*t-:H p 4 4 VIn• S, 4 1 41 2f-- ne,3 ~ 1& 4 . 4 U 4/ 4 . 2 -\ .1,616 , e . 4 4 1 p Race t · fl 03> 14 0- .S, : Maroon Creek Rd ~ . 8, 1; 4 ket te- 19 out A. Ck : . 'ac< l €1••··n," 1 8/4 St 0 p' 44% \ rancl h ! 6 ..10 \ c \ 0 U-9 1251 \.03 / 4 - 4< 27' 0~4 *4 1-J >_p -j 3 1 t. &' - e , pk 82 4 4 45> 1 i. / 0 2/ 4 -\-i . $ 2 , C oi c .Host, 1% i ,/0 ; Ho klns v 5/.I' 4 i r -- · r <I> 2 2> #/7 / &% < < io - 0. f .0 . 46 994,- -4 St 4 4,1 0 Be k --6.2 p.,i.i Ose ret '>573.4 ' 2-4%/ <11> 1 &% b. Ju. r 2 2 4 Man ~ 4 8 . . : 9}}14 8'Gb...4,7 St ~ 4~ /'St Lf . 4 I. .. r Larkspu' Ln 04 PROJECT SITE Nlp. 1 A Grove %,4 gif 'Pa M 1. A *4 -M... %13406:.r~ 477: .AN ..,41.- C.*b,4 I t . 44.--I .WE ·0' 1 .4 3 ( 82 VICINITY MAP r=-\\ 4 Laure; Or Laurel COLOMIBO INTERNATIONAL, INC. 520 E. COOPER ASPEN, CO 81611 TEL: 970 925-7806 FAX: 970 925-3972 Proiect Information Halperin Residence 420 West Francis Aspen, CO 81611 Prolect Description On the main house we propose to upgrade the existing windows with pella double graded windows of the same size, color and style. In the bathroom and bath on the upper floor we are considering changing the window width from 2'0" to 3'0". These windows are hidden from the street scape and therefore would not be noticeable. Also on the main house, we are proposing to take off the existing asphalt shingle siding and replace it with 6" horizontal painted clapboard similar to what is on the ADU. This would be typical of this time period and neighborhood. On the ADU building we are proposing to replace the existing tool shed and ski room and replace it with a one car garage. In order to make this 50's style building more compatible with the main house and neighborhood, we; are proposing to make several facade changes to more appropriate doors and windows. 1 1 1 I .T - t. Irril MOCIProir EXHIBIT 3. • GREG MOZIAN AND ASSOCIATES, INC. 1 Landscape Architecture · Environmental Planning November 12,1997 Via Facsimile 925-3972 Columbo International Inc. 520 East Cooper Avenue. Suite 205 Aspen, Colorado 81611 Attn: Jim Columbo Re: The Halperin Residence _419,yest Francis Street Aspen, Colorado DearJim; After a brief site inspection of the proposed garage site for the Halperin project, the impact of the garage structure on the existing spruce trees on the neighboring property appears to be minor. The surface root structure of the existing trees was not visible on the Halperin property. Your proposed footing design of the caissons and grade beam with slab on grade will minimize any impact to the root zone of the trees. The hand digging for the individual caissons will also help minimize any impact to the trees. Using this method of construction I feel confident the trees will not be damaged. Please call with any questions or concerns. Thank you. Sincerely, e 723,~\ ' Greg Mozian, President I 117 S. Spring Street, Ste. 28 • Aspen, CO 81611 · (970) 925-8963 I ------ 11'12/97 WED 16: du raa elv ... 1 - L~Emz77-~ ~ dilountain 4/143£ CAL£i, 17ze. P.O. Box 568 Snowmass, Coloradc 8 1 654 (970) 927-9341 • (970) 927-4056 FAX (970) 927-9378 November 12 97 Columbo International 520 E. Cooper St. Aspen, CO 81611 Ph. #925-7806 Attn: Jim Columbo RE: Halperin Residence - 420 W. Francis St. Spruce Trees Dear Jim, In pursuant to our meeting at the proposed garage site at the Halperin Residence, I would like to make a few recommendations below: The footer system for the garage should be one in which wholes are dug by hand or a Casion supported footer. By digging the wholes by hand, if a suppoit anchor is found5 the whole should be moved to avoid damage to any large roots found. It is my professional opinion that this method of construction will not jeopardize the health of the existing 3 Spruce trees. Any other method of foundation, such as using a backhoe, would cause tinnecessary root damage to the Spruce trees. The person digging these Casions should take special care to pruite any fibrous or smaller roots found while digging. I am confident that the trees will not be damaged with this method of construction. Sincerely, CZ I /3 Cd Dod>~4_il/) Ed Booher 1 I . - /1 1 , , - f. 4 20 \Aer- fie,./&1S - Hpe 1 EXHIBIT ~, / 6/2.97 / County of Pitkin } ~i 72- ~ AFFIDAVIT OF NOTICE PURSUANT TO ASPEN LAND USE REGULATION SECTION 26.52.060 (E) I, 4*PU %* 777« , 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 (E) 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 property with three hundred (300) feet of the subject property, as indicated on the attached list, on the 2-~day of 0464-~~ 1990which is _ days prior to the public hearing date of / 2- ). \1 Me v. 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 1*4- day of ~76>7- , 199/. (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. 03907,~ • (Attach photograph here) < Signed bmetHs day L- - ,199_by Wn'NESS MY HAND AND OFFICIAL SEAL My commission expires: Notary Public Notary Public's Signature 300' Rad~~ist for 420 W. Francis ~ ~ 29-Oct-97 Parcel Number Schedule Number Owner Name Narne 2 / Address 1 Address 2 City State Zip Code 2735-124-24-001 R000919 318 FOURTH ST LTD 2425 BROAD ST HOUSTON TX 77087- 2735-124-10-006 R001445 518 W FRANCIS LPA COLORADO LIMITED PARTNERSHIP PO BOX 76657 ATLANTA GA 30328- 2735-124-12-002 R000385 ADLER SAMUEL I AND BERNYCE UNITS C1205 AND C1207 3 GROVE ISLE DR MIAMI FL 33133- 2735-124-14-004 R000314 ALLEN ROBERT H ALLEN JUDY LEY 4545 POST OAK PL STE 251 HOUSTON TX 77027- 2735-124-25-011 R009557 BLAICH ROBERT I BLAICH JANET S 319 N FOURTH ST ASPEN CO 81611- 2735-124-10-003 R001032 CROWN-TAPPER PATRICIA 5 POLO CLUB DR DENVER CO 80209- 2735-124-13-004 R001291 CUNDILL JOAN REED 432 W FRANCIS ST ASPEN CO 81611- 2735-124-25-002 R001099 DIKEOU LUCY SHARP 25 POLO CLUB CIR DENVER CO 80209- 2735-124-24-004 R000857 EPPLER KLAUS TRUSTEE PROSKAUER ROSE GOETZ & MEND 2255 GLADES ROAD #340 W BOCA RATON FL 33431- 2735-124-24-010 R009399 EVANS HUGH H JR EVANS LYNN LOCKIE 1741 OLD RANCH RD LOS ANGELES CA 90049- 2735-124-13-006 R000330 FIVE CONTINENTS ASPEN REALTY EDWARDS JOSEPH 111 C/O 502 MAIN ST STE 201 CARBONDALE CO 81623- 2735-124-24-007 R000989 GALLANT MARILYN 617 VINE ST STE 1430 CINCINNATI OH 45202- 2735-124-10-007 R000527 GELL-MANN MURRAY 70% GRAY HARRY & SHIRLEY TRUST 30 1399 HYDE PARK RD SANTA FE NM 87501- 2735-124-25-006 R000542 GLENN SALLY RAE 504 W HALLAM AVE ASPEN CO 81611- 2735-124-24-006 R001113 GORDON STEVEN CRAIG 520 S LAFAYETTE PARK PLACE #31 LOS ANGELES CA 90057- 2735-124-24-005 R001345 HALLAM LLC COLORADO LIMITED LIABILITY CO 434 W HALLAM ST ASPEN CO 81611- 2735-124-13-005 R000248 HALPERIN ELLEN & BARRY 6883 QUEENFERRY CIR BOCA RATON FL 33496- 2735-124-13-001 R000297 HOFFMASTER THOMAS J 437 W SMUGGLER ST ASPEN CO 81611- 2735-124-13-002 R000275 HOFFMASTER THOMAS J & CAYE C 50% 437 W SMUGGLER ST ASPEN CO 81611- 2735-124-10-002 R001322 KENDALL RICHARD BECKER KENDALL LISA SEE 530 TIGERTAIL RD LOS ANGELES CA 90049- 2735-124-25-007 R008762 KEY R BRILL KEY ELIZABETH R 506 W HALLAM ST ASPEN CX) 81611- 2735-124-12-003 R000747 KIENAST CHRISTIE A 406 W SMUGGLER ST ASPEN CO 81611- 2735-124-14-005 R000196 KOHNER ELLEN P HUNT ELLEN CO PO BOX 8770 ASPEN CO 81612- 2735-124-14-001 R001465 MC MAHAN JAMES A MC MAHAN JACQUELINE 2 OAKMONT DR LOS ANGELES CA 90049- 2735-124-24-002 R001085 NEISSER JUDITH E REVOCABLE TRUST 132 E DELAWARE APT 6201 CHICAGO IL 60611- 2735-124-14-002 R000995 NICOLA BETTY B UND 1/4 INT LUBCHENCO NANCY N AND 621 17TH ST #1215 DENVER CO 80293- 2735-124-12-004 R001171 PERLMAN ITZHAK PERLMAN TOBY 21 W 70TH ST NEW YORK NY 10023- 2735-124-23-005 R001116 PETERS FRANK E PO BOX 9698 ASPEN CO 81612- 2735-124-25-012 R009558 REED CAROL PO BOX 2472 ASPEN CO 81612- 2735-124-23-002 R001195 RH ASPEN LLC C/O GARFIELD & HECHT 601 E HYMAN AVE ASPEN CO 81611- 2735-124-23-001 R001169 SCHLOFFER BRUNHIL0E P PO BOX 941 ASPEN CO 81612- 2735-124-04-006 R001072 SFP 1996 PERSONAL RESIDENT TRUST 1/2 IN 3722 WICKERSHAM HOUSTON TX 77027- 2735-124-24-003 R000941 TEAGUE LEWIS TRUSTEE OF THE LEWIS TEAGUE TRUST C/O 4605 LANKERSHIM BLVD STE 32 NORTH HOLLYWOOD CA 91602- 2735-124-12-001 R001315 THALBERG KATHARINE 434 W SMUGGLER ST ASPEN CO 81611- 2735-124-24-008 R001233 THE NEST LLC COLORADO LTD LIABILITY COMPAN 620 E HYMAN AVE ASPEN CO 81611- 2735-124-95-001 R012170 WALTON S ROBSON WALTON CAROLYN F 125 W CENTRAL #218 BENTONVILLE AR 72712- 2735-124-15-001 R000074 WELTERS ANTHONY WELTERS BEATRICE WILKINSON A 919 SAIGON RD MC LEAN VA 22101- 2735-124-95-002 R012171 WRIGHT STEWART REX WRIGHT EMILY GRAHAM 111 SIERRA VISTA REDLANDS CA 92373- SCHLOFFER BRUNHILDE P SFP 1996 PERSONAL RESIDENT TRUST TEAGUE LEWIS TRUSTEE OF THE PO BOX 941 3722 WICKERSHAM LEWIS TEAGUE TRUST ASPEN CO 81612 HOUSTON TX 77027 C/O 4605 LANKERSHIM BLVD STE 325 NORTH HOLLYWOOD CA 91602 THALBERG KATHARINE THE NEST LLC WALTON S ROBSON 434 W SMUGGLER ST COLORADO LTD LIABILITY COMPANY WALTON CAROLYN F ASPEN CO 81611 620 E HYMAN AVE 125 W CENTRAL #218 ASPEN CO 81611 BENTONVILLE AR 72712 WELTERS ANTHONY WRIGHT STEWART REX WELTERS BEATRICE WILKINSON AS JT WRIGHT EMILY GRAHAM 919 SAIGON RD 111 SIERRA VISTA MC LEAN VA 22101 REDLANDS CA 92378 318 FOURTH ST LTD 518 W FRANCIS LPA ADLER SAMUEL I AND BERNYCE 2425 BROAD ST COLORADO LIMITED PARTNERSHIP UNITS C1205 AND C1207 HOUSTON TX 77087 PO BOX 76657 3 GROVE ISLE DR ATLANTA GA 30328 MIAMI FL 33133 ALLEN ROBERT H BLAICH ROBERT I CROWN-TAPPER PATRICIA ALLEN JUDY LEY BLAICH JANET S 5 POLO CLUB DR 4545 POST OAK PL STE 251 319 N FOURTH ST DENVER CO 80209 HOUSTON TX 77027 ASPEN CO 81611 CUNDILL JOAN REED DIKEOU LUCY SHARP EPPLER KLAUS TRUSTEE 432 W FRANCIS ST 25 POLO CLUB CIR PROSKAUER ROSE GOETZ & MENDELS ASPEN CO 81611 DENVER CO 80209 2255 GLADES ROAD #340 W BOCA RATON FL 33431 EVANS HUGH H JR FIVE CONTINENTS ASPEN REALTY GALLANT MARILYN EVANS LYNN LOCKIE EDWARDS JOSEPH 111 CO 617 VINE ST STE 1430 1741 OLD RANCH RD 502 MAIN ST STE 201 CINCINNATI OH 45202 LOS ANGELES CA 90049 CARBONDALE CO 81623 GELL-MANN MURRAY 70% GLENN SALLY RAE GORDON STEVEN CRAIG GRAY HARRY & SHIRLEY TRUST 30% 504 W HALLAM AVE 520 S LAFAYETTE PARK PLACE #318 1399 HYDE PARK RD ASPEN CO 81611 LOS ANGELES CA 90057 SANTA FE NM 87501 M LLC HALPERIN ELLEN & BARRY HOFFMASTER THOMAS J COLORADO LIMITED LIABILITY CO 6883 QUEENFERRY CIR 437 W SMUGGLER ST 434 W HALLAM ST BOCA RATON FL 33496 ASPEN CO 81611 ASPEN CO 81611 HOFFMASTER THOMAS J & CAYE C 50% KENDALL RICHARD BECKER KEY R BRILL 437 W SMUGGLER ST KENDALL LISA SEE KEY ELIZABETH R ASPEN CO 81611 530 TIGERTAIL RD 506 W HALLAM ST LOS ANGELES CA 90049 ASPEN CO 81611 KIENAST CHRISTIE A KOHNER ELLEN P MC MAHAN JAMES A 406 W SMUGGLER ST HUNT ELLEN C/O MC MAHAN JACQUELINE ASPEN CO 81611 PO BOX 8770 2 OAKMONT DR ASPEN CO 81612 LOS ANGELES CA 90049 NEISSER JUDITH E REVOCABLE TRUST NICOLA BETTY B UND 1/4 INT PERLMAN 11ZHAK 132 E DELAWARE APT 6201 LUBCHENCO NANCY N AND PERLMAN TOBY CHICAGO IL 60611 621 17TH ST #1215 21 W 70TH ST DENVER CO 80293 NEW YORK NY 10023 S FRANK E REED CAROL RH ASPEN LLC X 9698 PO BOX 2472 C/O GARFIELD & HECHT ASPEN CO 81612 ASPEN CO 81612 601 E HYMAN AVE ASPEN CO 81611 l . 1 . 8 . . 1 f N14°5049"E 2 100.00, 190 - , 2 1 2 2 0-j 0%9 4----77+Jr--m··---- 2 - L / ROACH f-®64-4 4 9 4 -* - L , 2/ 187'47- 9 m. - "1* 8 0/ -047,54 e. 152 , f m 1 -6 1 -7---146. 10 - r- ;11 m l~ 'oac„ 4 ---91 O t·*- " ----· J ... ----- ..--4. a S145049'W 100.00, , 1 im ': 0 #080 0 q 4. 348>1949>13> I 81'll'llill'll'll'llillilitilill"""1""""li 018 Iii HALPERIN RESIDENCE /1 %161 ASPEN,COLORADO 420 W.FRANCIS STREEr 81611 .VA 'An?An 7 AV#.tv. ... : · · ··· ·~ - )*h-29 NOLLdly 2o 0 2 0- J- 0,0 114r , 6'-71 15'-7 4~-2' 2 05 C I ¢X %& , 1 - 1 -<ON PC)RCH dETTYPE S.Na, m=Bireseemia eg# 001 I t TRASH 0 '0 , REMOVE ALL 8[TERIOA WIM]01,5 j 'O 0 g REPLACE TO MATCH EXISTING k SIZE STYLE & CUI 7--P! CL 1 f -0 1 n 1-1 4 - $ 5 7.: P ~ LNZNG -Im.v.V •. W««.W4:.I•». -.*..Wm'.„.¥.¥...„*C X i• ~El- i• .. 12# * .i r E ./ F-UCE ; : E- . 1 . . 1. ¥ 0-. Z r- .···m,···~·a~·4#~Wm -~~ Lule:'24*44*9·49&922, 59 MOVE Tue PINING P ~/&&./Iy..1 tf BATH CKOF-UPSTAIRS , 1 k .-h 4 :, 4 v : , .-..,p t:.w.... :·69 ·.•.w.v.·.v#m ilf : / 14?21 1 0 CL ~ CIJ ¥UP 8* ALL FIXTURES, / err ~ 1~.tll.~ .......... . 1.1.0,11 . CLOSEr GWALL DOOR p -1 . 2 DECK i ENTRY m_ 2 il 1 TJ B. 322 623 & PORCH f. k .. PARLOUR . - D PORCH B 8,«ErlmE · '¤0~0' 1715·97Ft EXG MAIN FLR 8 0 9 al. OATE -1607 .- .0 , . .'Aa-BV '00 3'4 8,-3. 54" 40-5' 7'4 4'-50 4'-r 110. ~ Cl-«32 DATE OY 37-17 - -/ 001.-re 5//f=:Re -:<121 -~>>- - ~- 1 MAIN LEVEL FLQQRBLAN(EXISTING & DEMOLrnON) WiRM li SCALE:1(17 10 V ifil~*Ill - '1 --- L. ON[I 1 17VH 133819 SIONVHJ 5'-1° 50110 .. . il 80 in eSm B 11 I di 01 4 1 P Y 11 :313 0 2 1 9 0~~··. ...... S 1 0 $4 1 E mi 0 1 2 6ka..=-a.,- - CLOSE OFF 7 4 Z -L_._ ,14-1- -D ~ 1 9 •• 3 2 e--31-----r=.-¥. 8 lai 23 11 El £ V-' z libw-·--a_m 15 NA W 02•€-2 ~ 19 r \ V 8,=,2,2 14 \ Im==m=Akilf#%11*~..6.05.:I 855*' / I . 1348" 16'-5" ~ 121-31 2 . 1 42'-4" 4 I il 8 /. 111.*0131>; 1 1 1 01 1 ' #1 HALPERIN RESIDENCE "COLOMBO 1 . y' |• 1 420 W.FAANCIS STREET ASPEN,COLORADO 81611 (NOILI10}lE[C[ r DNLLSIXH)NV'Id 100'la-laAEfI NE[ ... 1- 7 1 1 . . 1 , . &3' 10'-2" ~ 2~.10 1 1. /21 , 1% 3/1 0 097 1 9001 - --mmems"55 :22,6.<21*22.22*ar f......... 33 ·· i 4 tri o 1 Z .H ..3 --1.66 &.xe,·,e -%'/*Mv~.Z/7.4""n'*,5.5//.%'M*'/'MM..!me I £ 147 1 I :R 9 ::; T lit 3 a 01 : 4 4 i i 8 1. 1 1 ->r €0 4 f 00 4 - - - 6Lr 18'-6» il g 9 . 23'-au 3 4. 7 ~ 13*IMP # 1 1 8 i 0/ r R: ~ »1 11 1 Je COLOMBo i 4 N HALPERIN RESIDENCE 3 420 W.FRANCIS STREET milig ASPEN,COLORADO 81611 . . 1.W ..L... EEMOVE WALLS 104 1/20 (NOILI101gap{)®Il@IXH)NVIcI '2001:I \ j ~ 0,=1<Kni'='LAY'=0101AST=E U ®..111,0.®0,10 7 ® Rancmeme•- @0 ~ FUrHe,mAMECIMPARATEcm©taT E Ea ~ ma,00'SlunoN"frOWNICAvrnes 00 & 0 \ ® 8.01€0,189"=01104 M &55 \ \ = 333 Z Fifiz 117 \ e:r .r _ NaVSURPACE ON STEPS *I LL LU t t \i T-,%-M 74 300 1 ,---- AS RECRJWED a *& E --22i izi - j (sk i i. li 1 1-7- 4 _ _ 17-- --tr- 7J: 1 4:4/ - i @< · U 1\1 \ 290,~*. 1 ,. .\ i L 3+ 31 i 6 \ D eM ,~ 1 DECK \ =ria : 1 1\ \®® REMOVEEXISTIOKITCHENCABINETS i i 0 1 LAUNDRYMUD 1 22~ Kn-CHEEN ~|==~ - COUNTERSAROO~e 5 -| r r--11® - <#11 4 d -©~G/4 -H 1-*- 9'ma-) 503 1 Ill 1= 1 1 tjam L LE- 0 -4 REMACE ALL SaERIOR WINDOWS TOMATCH - | - eaST,le IN STYLE, SIZE 71 = LE==1 -U & COLOR fla_ + -1 \- 1. A U 11412 510 1 A_-_ne~j h al -~le . 1.--1 >»4.90.-d DINING C .n L -1. 1 -MAM·kill.91-BATH /61 E- --7 147 NEW RAD~T HE*TING Ba.OW 6 ; CLHEr E NENWOOD FLOOR 1 · ~ - ~--8 ~ upifb-£ CL j* HEATING UNIT / 1 ---1. Red,OVE EOST,le /1 C.W . . --1 . 1 1 .11 - 1 -t 1 - . TO NEW SURFACE ON NEW MErAL MAILING @ DECK DECKS AS REQUIRED DECK 1-»t~-237 = DECK C~- MEN METAL. RALING ~b' 4 -------Wl=. PARLOR 10-I , ATOECK -. \ I~L DECK®I 1 -· 1%:y - -* SPRINKLING SYSTEM FOR IAWN 81.Em. BAUEIERS(TYPICAU .-I /1/'llil AND FLOWER BED(TYPICAL) NEW MAIN FLR JOINWheER 1715-e7R DATE 09-15·87 0*U- BY STEPS Fe.=ON F.)050 i wr 4'-5 Ce 462' Na. 0-436 DATE gr d I.=r• 3 k , 1~9#6.ALANCE R/LACEALL 013#43(M ;E 3740• - WWOOWS TO MATCH E EDUSTtfle ) FF*L 7- NEW FLAGSTONEWALKWAY ' U.=posm < cohne,/8 - NEW ENTRY GATE ® STREET FRONTAGE -I - MAINELQQR-PLAN(NEW CONSTRUCIION)~® AA SCALE:!A'- E11GEOF CURB _ . ./1,9 OHI/\10703 i - . I. 0 0 U 4- 00 5 Z OE .te. 7 . •ETTY,e ~-I-7 W i I ! 0 11 e Na 1 1 - 1 14 1 MAST~R 1 BEDR~°M 1 - NeNVAUL~EDCED,0 1 4 ®1 1 1 7--®41 1 . & I 1 --E+H.2 L aul 111 0 1 USE eaSTINGTUB FROM BELOW 15 LTICk=eigi ~fl +~-V~ZI~, i C )112 - * \ ,#11*04*.-14- /1 1 / ,1 1-, 1 1 4 \22 1 1 -- . 1 I I I - .mE DATE L --®-Il' 1 4=r 0--d F TO vs_-1 1 V VI ---= 7--- ~- f 1 BEDMOOM 1 .1 I ~ 1 1 11 11•Er Im E . • . NEW UPPER FLR l JOO MA••R --4 171Wm WE 09-16·07 01.-48¥ Fell'I)"ZO"0 Na.| C-108 DATE Err UPPERFLOOR PLAN(NEW CONSTRUCTION) ~ SCALE:1/4'_ 190* <20,7 L colkit,Mrs Ag :.:j: - -iMM ........:=::::::i::iii-:/:..Ill..- GIC)NSIGISHH IVH 133~119 SIONVH:1 OH N 0 70 0 54-2 W.r 78/I...tk 3,411~ilit' 1161~k. 1 214. 1 124.., I . .. 126-11 aM• 24' 41, . .E --UP '24 0% UP : 1: + R-1 illrb g - it 25 8 =® 4 4 4 ® f d w 11 1- 71#Fa co-e 1 t¢t /1 01 i . 0 1 . . I 0 1 11 -1 ..1 q '. Be 184• 234" . .. L 11. '1 1 COLOMBO HALPERIN RESIDENCE 1 .gm 420 W.FRANCIS STREET 1- :i i ASPEN,COLORADO 81811 : ~ (NOI.IJAWLSNOO,N~RDRVId NOO'LI ALLE'Iin,Ia¥0-#STOMEME•LACED 4.H,SU.m.®o-opne... m sm&5nledcoLOR - 20- 1 2 - 0,1- U.W . P . REAIOVE EVIS~'UleASPHALT INFN WI,OONS 70 SDING.REMACEWITH .- MATCH SOST,NG THMOUGHOUT r mip#•OCOCLAPeOAPD .. --4--25Wl~~¤~~ REMOVE SOST.G ASPHALT .. 4 -\\ = 00 2 \ E WITH 6*IMEDWOOD CLAPBOARD 1 -Il 1 - 1- RelACE easT,lasEP _ .. SIEFACEGAS CQUI,W *EfACEE~ST,0 5151 SUrACESAS FIEZI<JIRE) . BOST»«3 AFFISH GRADE NORTH ELEVATION miEB/7-------~ ..0 h..............- .... 4 - pen.moows·ro .......... - A A *# MATCH EXISTING THROUGHOUr Re,OVE e~11% ASPHALT .i:: SOING.REPLACE WrTH - 4 Ir REDWOOD Cl#BOARD » . 0,2/1-1111J, BEVATIONS-N&S Il. . NO 171#7R ~ 08/12/97 REMOVE EXISING ASPHALT ... g.= a . ~ 8 h 9 2-77 4 ~:. EE:*..~..~...*..~f*E.. **4~..-~.. ;i:-'-:I:-ihf#*IN-80106::28§:igi /®al/ -- . ' : :?44,-isii! :*•SE:: :*r -- PEW DECK St#VACE - - -00 RIMACEWOOD DEC-GAS MmUIRED i. - REANISH EXIST/401 DOORS - * -5 = BaSTING,FINISH GRADE Re-SH ExenNG DbORS . REPLACE ®=GS,0, SUFIFACEBAS 1/EQUIRED SOUTH ELEVATION . A7 - e · )NDICISmrNIiminVIi -1 Z' U Impau.......sop,Nesum A 14•nu.COLOR ' Eh . 959 1 .. AN- 20- - 4 0< 1 -- . 7 NEW WIF€0%45 TO - - - MATCH EXISTINGTI~ouallodr < 3-98 -INE- m 0 - - --/Er-7291: - .*---- - I -----lf*[Ul Un==N ar=lm ·~ - · x, - 4 - .- - ·· I /=m,t . - 1=/ . Ht::5 ...1.- - 4 - · ·· -- -----12111 1/1 -- 17 * 7--- - E~1~ 4>IM©¤10 1~ . 12 6 1. \ .' REFINISH SOSTIODOORS - -- .. I Y.' E-1.4 REMACE!baSTW-Sm' -0.-0 STEP -FA{189+498'19/"Fli) EOSTINe SFUISH GRADE 1 - REMOVE SOSTING ASPHALT EAST ELEVATION ~ SIDING.REMACE WT™ 6~ REDWOOD CLAPBOARD . .. IYEWWBIDOWmTO - MATCHEDaSTING TWOUGHOUr rim- -- -.. 1 ,1 - '. -I. . .- - 4 - . . 0 6..a I . . .. . . . . 8-01m2 .„-%... ELEVATIONS€&W -- JOB•Q. ----- 1715·*7Ft ..... DATE 08/12197 9-- 4:Es.: -:al®ill#.....t..H..i... 2..itit ho; i:i*,-ain ii#*rqi: :ist : ai.il.#i*-N•*8•10:' - I le• METAL HN€F-- ..- -- .. IHIMUL---s itii:i"Vi i}:~i:.. DErAL : : itijiii;:. * ~~--·: ·i .-. . . iii**:Iti ®*ijii ¤89 Metit® ®Blilit ®iM Ne#STEPS DOWN ....11- SEE DETAIL REMOVE EaSTIO ASPHALT - 21~1liililil~lii:lilli:iiia:ilif SONG.REFLACEWITH · 18¥013CKS-ACE - REF,NISHEXISnNG DOORS e REDWOOD CLAPBOAA) FetACE,4001,0<DIOI,GRASiljt-IW WEST ELEVATION .. L-- . 1 -- i '1 1 , Ei 1-T- 1; 1 1 1 1 1,1 1 19 1:.1 ECILI 1 1 . M 1 11.0.20.3 41 '/ 69===46;.1/ 00 ......... q - *ff - . 1 -71 ~ lily[' i 1· i 1Irrm 111 E 1 9 1 If.E-~~ -~--- --1 S d' li - 11 I .1 . 1 1 1 . . 11, 1,11:.,. ,villi Ill q iii! i l. ,~11 t. 1.1 lilli.11. : im 1 1/ t. · IAY 0. {dv 1 .Ii' : : i 1 1 -Oct[Ilil Mj~li * . 1 , 1 i ilill' ·· 1,./i' f .,.r :bu:16!111.11~Fil 4/2 . IgypIN''A' 71- , . 1, 1 1 '8# , 1,;11.1 :11 / 101 1/,.i ..111 4 ..1 . .1 L : e --01 - MI I lit I l: I . 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NEW V-COWSTO 4 MATCHEDHISTINGTHROUGHOUT - IB].9 - =1 11§1,4 1- -149£22 .Fl# U \ T~ 44 2- * 6 7. e ..7-*.-:. REANISH BOSTING DOORS -- -7·· t t -*7 REM~CE®031'48 STEP SUF/8.lesquif'I1J""31 i-UCEEm™aSTEP eaSTING AFINISH GRADE Re,OVE eaSTEGASPHALT EAST ELEVATION SIDING.REMACE WITH r REDWOOD CLAPBOARD . E/'1:=iri,- 0 ' NEWWIM)OWSTO -- „ MATCH BaST»,G TI"OUGHOUT 1/7/ . . I \ --IN Im» i.j I - .-. 01•ErmLE ELEVATIONS-aw JOS•,a 171S/7R - .. '~~08/12/97 ·· e ./ a ·. .... I ./ : 4 I I ...:......... .../ - · : 0*42 0**ii *iii SEE DETAL no, jia-*:: :30*m:i i:* ........ .i:Imi glijii. -- =4 .:..:: .. - -* . * :ii-33:iii.::.:~ ,- :i:.:i. i:ki:.:i MEN DOWN "im/*%5::tz.% SEEDETAL :.:.:. -9*Ma Re~OVE e~1-NG ASPHALT eaSTI,G &ANISH GRADE SONG.REPLACEWITH ENDECKS--ACE REF-SH ECIST•G DOORS e VEr«000 CL)MOM•) FetACE,WOODDECACIUASFeUmED J-4-Act ' ' .i,m™El: .---- WEST ELEVATION A \A - EKER,==t~ . L. .. .»4- . a6rive\ \AD . Z 19=ts-10.-um = ..m SEZE Sly'EACOLOR . 5 3#.S Ce 4 .-- M ac 1 2,1 + *. 0 Re.ovE®as™GASPHALI - DEN¥,Noowsm I SOING-PLACEWITH ~- MATCHEXISTINGTHROUGHOUr . Re«000 CUM*3,80 . -- . h =Inf - -+282¥,=aggll---Ill-------I- - REMOVE eaSTIO ASPHALT SIOING.RGUCE¥"TH C \ r REDWOOD CLAPBOARD , -I 1 1-UCEE=.NaSTEP ......: ... S-FACESAS RECRIIAe Fet,CE e,ST,8 STEP $04%4CES+SABQU-D --- -- -- ---- --- . - EJ0S11110 AFIMSH GRADE NORTH ELEVATION , t-.AL . 0 te~weoowsTo MATCH EXISTING THROUGHOUr ..... REMOVE eaSTING ASPHALT - S.,ING,REMACE WITH e REDWOOD CLAPBOARO . ELEVATIONS-NaS 171Sam ~ 08/12/97 \ A > ... Re,OVE eaST»,GASPHALT ... - - 18Nm,1 .. :/:4*.')(NI~$00*iii?i~ii;?ifi CREDWOODCLAPBOARD . ~*+.-fii: 514*··i i:Wifi 00 - _ : 3.- 4 Z REPL,CE¥,0000601-GAS•EQUIRED - - + I Re9NISH eaSTING DOORS 1 - I -- eaSm,GAF-HGRADE REF~SHeaST,NG DOORS FIEPUCE e:111!1048 STBI 2 /--N*en©Vfb-ro .4,4.1 _ . ro SUFFACESAS NEOLIN~ED SOUTH ELEYANON .. l r· °23\AD \ - b'00 . .. 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Memorandum ~ THE Orr oF ASPEN TO: Amy Guthrie, Community Development FROM: Kevin Dunnett, Park's Department ~084*0 THRU: JeffWoods, Rebecca Schickling 6 1997 RE': Barry and Ellen Halperin Application, 420 West Frahcis .0041,14:ANED*hitk/& DATE: 5 November 1997 .c'00442* I visited the site this morning and prepared the attached drawing showing the conflict between the proposed ADU garage/car port structure and the existing coniferous tree, to the west. It is evident thaf construction work shown on· the proposed plans is,within the trees drip-line zones and will have serious impacts on the existing root systems. It js the Park's Department's recommendation to deny the application for the ADU building portion of the application. The applicant may wish to pursue an option with the garage/car port to the east of the , existing ADU building; however a tree permit and mitigation plan may need to be incorporated as there are several"existing trees to the east ofthe existing structure. Please call with any questions. . t .. .1 . . , Exhibit F . 1, 130 SouTH GALENA STREET · ASPEN, COLORADO 81611-1975 · PHoim 970.920.5000 · FAX 970.920.5197 ' hinted on Recycled Paper I ... . 2 i 1 EX'STINA. A- P M BtAIL.Dir/40 4. -p/&-9,•Sep 61'V~#T. 016 *AP+95< CAP-POF-T- 1 - 4-4 7 4 , 601471144 Go"!P e„.9 1 17&045 0, 4 /- 42 0.. - f _AFF/41< 0-_ 1 ¥)-- F.OfEM" 61.4,/- Lf Co #t . 9 11 , 14..DiA- -- LO O#A= 3 I /*" '- 4 lie Our. vt Pr: HAI-=rE+W- *-9 1 ~ E/V_*k____-*l--2-_ - I '*m Pa>•1 8•/4,0.41* IM#. villt"/ts 5 e A *- .: 2,00 to'- a " *4 •p eA, T pw**4**s ** ,~ _- _ 12 e MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 114 Neale Avenue- Final (garage only), Conceptual to be tabled to a date certain DATE: November 12, 1997 SUMMARY: HPC granted conceptual approval for a carport including a sideyard setback variance on October 21, 1997. Attached are the drawings submitted for final approval. Staff recommends approval as submitted. The applicant is continuing to explore a solution for the proposed addition on the south side of the house and requests that Conceptual review be tabled. APPLICANT: Joel Ehrenkranz, represented by Jake Vickery Architects. 0 LOCATION: 114 Neale Avenue. ZONING: R-15A. Significant Development PROJECT SUMMARY AND REVIEW PROCESS: All development involving historic landmarks, or within an "H," Historic Overlay District must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more 0 1 compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.09003)(2); Response: When the historic cottage was moved from its original site (down the hill) to it's present location, the intention was that it would be a guest house. No real provision was made for parking since it would be accessory to the main house, which has to be built in the future. Now that the cottage is owned separately, the owner has requested approval for a single car carport. HPC granted conceptual approval for the carport including a setback variance finding that this is the most appropriate location in order to avoid visual impacts to the historic cottage and to avoid a curb cut on Neale Street. Staff recommends the carport design be approved as submitted. It is supported by metal pipes, which will be detailed in some way to make a modernistic gesture to the front porch posts. The east side will have a cedar fence to screen the car, and a small storage shed is proposed on the south. The shed is metal, as is the carport roof and truss which supports it. Some details of the exact elevation of the carport and how it is connected to the back of the existing are still being resolved. These can be approved by staff and monitor. 2. Standard: The proposed development reflects and is consistent with the character ofthe neighborhood ofthe parcel proposed for development. Response: The project is located in a neighborhood where several Victorian houses have been remodeled for continued use. 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 detract from the historic significance of the designated structure. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or pad thereo£ Response: HPC considers this one of the best preservation efforts and renovations in Aspen. The preservation of the historic cottage was a great success in itself, and the creativity in the design of the new addition is exemplary. The carport does not in any way 2 compromise the success of the project, and is very much in keeping with the character of the addition. Ordinance #30 The proposal is in conflict with one area of Ordinance #30; garages. 1. Standard: Garages: All portions of a garage, carport or storage area parallel to the street shall be recessed behind the front facade a minimum often (10) feet. Response: Staff recommends that HPC waive this standard finding that this is the best location for a carport given the location ofthe historic house and the desire to avoid a curb cut on Neale Avenue. ALTERNATIVES: The HPC may consider any ofthe following alternatives: 1) Approve the Development application as submitted. 2) Approve the Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny Development approval finding that the application does not meet the Development Review Standards. Recommendation: Staff recommends HPC approve the application as submitted. Final construction details of the carport are to be approved by staff and monitor. Recommended Motion: "I move to approve the application for a carport at 114 Neale Avenue as submitted. Final construction details of the carport are to be approved by staff and monitor." 3 . . 11 6164 Gey.r·*- - - i 1 - U. I y.1- 111 11 11116 - 3.111 OAk,+ ~ JL -2- 4~ , - - r 3. 1 - -- - - - 4 4-1 --- -"111 1{ 111: 1 -1 /li t <- - /1 it =- flu 5, - - 19 2 11 CO '16.-1 1 -2, IE --91677- 0 / \11 \ V = I . P 1-29 4 -4 4- 1 1 I /1 0 1 /<41 -i. 1£-4 -/-- i / I \ . 7 . -I- .p b k . .94 . €-v 0.2 : 0%-fl-1 / I Fl~£5 ula ~.~··ug:r ~tt Q 1 - WERE UV~Ca#TIJM- C /quiqq- , . . 0 0 0 ./ J ICKERY 100 SOUTH SPRING ST. 03 ~ ASPEN. 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I.> L -- - *. --* . 1'·/M.#4*g , i, +-3•I+13·!I~•~;~ 1 -/1 1 Trk 1--1 --2 m- --n ung ~300 IicaL--473 I -r , 11 - ---1 HARRY TEAGUE ARCHITECTS 0 ..2 9.- 1 I / 1 / 412 N. MILL ST. ASPEN, COLORADO (970).925-2556 ··· f kan_A_cm__] _„_firzh * 11_- ..'232 - 1- J 1 SIDEYARD SETBACK AS DETERMINED BY ABFEN ZONING A EXISTING CONDITIONS 1 0. ./ • ZONING: R6 f«/ · LOT SIZE: 19555.6 SQ.Fr. • FRONT/REARYARD SETBACK 30' • SIDEYARD SETBACK 50' MAX. (58.9') • EXISTING GROSS SQUARE FOOTAGE EXISTING 3362.4 SQ.Fr. · FIRST FLOOR: BUILDING •SECOND FLOOR: 1014.1 SQ.FT. •GARAGE: 503.5 SQ.Fr. • TOTAL: 4880 SQ.Fr. GROSS l 35'-0" ·CURRENT F.A.R. 4247.8 SQ.FI. 1 15'-0" I I 1=ul - - .=2=L - - C <4)SITE PLAN * -. e . IOF3 Io/I2/97 ~-13-lET SETBACK SETBACK VARIANCE REQUEST BIDEYARD BETBACK 4 ~p-, CORNER OF EXISTING W BUILDING TO BE 19 SETBACK DEMOLISHED n ,.4 -7... PROPOSED ADDITION WITH VARIANCE · SQUARE FOOTAGE OF 4880 SQ.FT. GROSS EXISTING BUILDING · FOOTPRINT SQUARE FOOTAGE OF 2368.6 SQ.Fr. GROSS 1 BUILDING PORTION TO REMAIN • FOOTPRINT SQUARE FOOTAGE OF 1497.3 SQ.Fr. GROSS BUILDING PORTION FOR DEMOLITION EXIMING BUILDING i PORTION t~ NEW ADDITION · FOOTPRINT SQUARE FOOTAGE OF 1497.3 SQ.Fr. GROSS T0 PROPOSED ADDITION PER 1 KEMAIN L.U.C. # 26.104.030 JZ 35'-0" 1 B Mi 15'-0" I ' _ SETBACK _ - 0 C ~ SITE FLAW 4,42 ee z OF 3 I0/I2/97 SETBACK a CORNER OF EXISTING 7 BUILDING TO BE DEMOLISHED 1- ~4 BIDEYARD BETBACK Ae DETERMINED BY ASFEN ZONING IE f... 1 - PROPOSED ADDITION 0.0. WITHOUT VARIANCE ....... · SQUARE FOOTAGE OF 4880 SQ.FT. GROSS ..... EXISTING BUILDING .. .. %. • FOOTPRINT SQUARE FOOTAGE OF 2368.6 SQ.Fr. GROSS BUILDING PORTION TO REMAIN · FOOTPRINT SQUARE FOOTAGE OF 1497.3 SQ.Fr. GROSS BUILDING PORTION FOR DEMOLITION EXISTING BUILDING I PORTION • FOOTPRINT SQUARE FOOTAGE OF 1497.3 SQ.Fr. GROSS TO PROPOSED ADDITION PER ~ REMAIN ------------------ 1 L.U.C. # 26.104.030 12 35'-0" 1 M el 15'-0" NEW ADDITION _ SETBACK _ - 0 Di ~0~\ SITE Fl.AN 4&41 20 30F3 I0/I2/97 SETBACK t~... ............