HomeMy WebLinkAboutcoa.lu.co.Carley 334 W Hallam St 134 W Hopkins.10A-88
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Reqular Meetinq
Aspen Citv Council
June 13, 1988
expressed
housing.
agreed to
accessory
concern over the effect of this project on affordable
The applicants have worked with the staff and have
volunteer a restriction on the dwelling to make it an
use to the restaurant. P & Z accepted this agreement.
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Ms: Eflin. said 134 West Hopkins is requesting historic designa-
tion, conditional use and condominiumization. Ms. Eflin said
the applicants will restore the existing house on lot K, which is
rated 2; will move the miner's cottage at 120 North Spring,
which is rated a 1, to lot L, and add a two story addition. The
request would create a separate ownership for these two' houses.
Ms. Eflin told Council the designation runs with the entire
parcel, which includes both structures. Ms. Eflin told Council
HPC and P & Z recommend designation subject to the volunteer
conditions that the applicants remove the asphalt siding on 134
West Hopkins and restore the siding.
Ms. Eflin said these two houses are unique; they are two dif-
ferent styles of miner cottages and represent Aspen's earliest
architectural styles. 134 West Hopkins has been altered but is
still a good example of the life-style of the mining area. Ms.
Eflin said staff feels relocating the 120 North Spring to the new
site will increase it's visibility. Both structure possess
community significance.
Cindy Houben, planning office, told Council P & Z placed condi-
tions on the condominiumization of 134 West Hopkins. These
conditions are standard within the new code except for the fourth
condition which is no impact will result on affordable housing
.from the house being moved from North Spring street. Ms. Houben
said P & Z was told the city may be double dipping in requesting
a condominiumization fee at 700 East Main site and again at 134
West Hopkins. However, the housing impact fee is in effect when
a structure is condominiumized, not necessarily when it is moved.
Ms. Houben told Council the housing impact fee for 700 E. Main is
based on the number of units there, and has nothing to do with
moving of a structure. Ms. Houben said when the structure on
Spring street is moved to 134 West Hopkins and condominiumized,
it should have to pay this impact fee.
John Kelly, representing Peter Carley, told Council this project
was started before the new code was enacted. The applicants were
given their choice of which code they wanted to proceed under.
Kelly told Council they assumed there was not going to be a
fundamental change in philosophy. Kelly pointed out the new code
has a change in that condominiumization creates an impact. Kelly
told Council the applicants could build the house and not pay any
impact fee. The fact that this is being condominiumized, the
planning office feels this creates employees. Kelly told Council
P & Z treated the house that is being moved to this site as a new
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Reaular Meetina
Aspen City Council
June 13, 1988
structure. Kelly said under the old code, a new structure was
not deemed to create an employee housing impact. P & Z has
treated the two houses differently.
Fred Gannett, city attorney's office, told Council staff'recom-
mended P & Z not assess a condominiumization fee on the structure
that was to be moved and that the condominium assessment be
placed on the site and not on one structure and be divided as the
applicants saw fit. Kelly said the impact fee is $6400. Kelly
said he cannot see where the impact is. Councilman Isaac said
the new code has no flexibility to waive the condominiumization
impact fee. Kelly told Council when this application was filed,
the old ordinance was in effect. Kelly said they did not
anticipate there would be an automatic fee on this, and the
applicant chose to go with the new code. Mayor Stirling said the
fundamental thing he wants to do is save the Victorian. Mayor
Stirling appealed to Council to look at this as an issue of
preservation. Ms. Rouben told Council in the new regulations, if
an applicant wants to deed restrict their house to affordable
housing, they have ~he ability to waive the fee. Kelly said he
feels people should have the ability to say there is no impact.
Mayor Stirling moved to allow the condominiumization with
conditions in the planning office memorandum page 11, and leave
number 4 as written, seconded by Councilman Tuite.
Mayor Stirling said this is a combination of the new and old code
and historic preservation. Councilman Isaac agreed the trade off
is saving some old homes and not having to pay the impact fees.
All in favor, motion carried.
Councilman Isaac moved to adopt Ordinance #21, Series of 1988, on
second reading; seconded by Councilman Tuite. Roll call vote;
Councilmembers Gassman, yes; Tuite~ yes, Isaac, yes, Mayor
Stirling, yes. Motion carried.
Mayor Stirling said the $2,000 grant will come out of the
contingency fund.
ORDINANCE *16, SERIES OF 1988 - Newspaper racks
Mayor Stirling moved to terminate any further discussions on this
ordinance, seconded by Councilman Gassman.
Councilman Isaac said the City does need some guidelines. The
newspaper racks have got to be cleaned up. Councilman Gassman
said he does not think the city can design everything. Marvin
Jordan, CCLC, said they have prepared a slide presentation which
<... illustrates the problem. Jordan suggested Council look at the
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(d) Standard: The applicant must agree to undergo an inspection
of the building or buildings by the building department regarding
fire, health and safety conditions.
Response: The applicants intend to do significant interior
work to both units. For this reason, no inspection has been done
thus far. If the units will not be renovated prior to
recordation of the condominiumization plat, then the applicants
should agree to have such inspection and abide by fire, health
and safety requirements established by the building department.
RECOMMENDATION FOR CONDOMINIUMIZATION: The Planning and Zoning
commission recommend approval of sUbdivision exception for the
purpose of condominiumizing the two residences on 134 W. Hopkins
subject to the fOllowing conditions:
a. The applicant shall file a condominiumization plat with
the Pitkin county Clerk and Recorder's Office meeting the
requirements of section 7-1004.0(3) of the Municipal Code
and to the satisfaction of the Engineering Department.
b. The applicant shall file a statement of subdivision
exception to the satisfaction of the city Attorney prior to
recordation of the plat including:
1. Agreement to join any special improvements districts
formed in the future.
2 . Waiver from the "purchase rights of existing
tenants" provision.
3. six month minimum lease restriction with no more
than two (2) shorter tenancies per year.
4. Finding that no impact will result on affordable
housing from the house being moved, assessment of the
affordable housing impact fee shall only apply to the
existing house on the property (three bedrooms)
according to the fee schedule in section 7-1008.c(3) of
the Land Use Code.
5. Agreement to relocate the existing evergreen on the
property and to replant a tree no less that one half
the size of the existing tree if it does not survive.
c. The applicant shall agree to have the structures
inspected by the Building Department for fire, health and
safety conditions and to abide by the Building Department's
requirements prior to recordation of the plat if the
applicants do not undertake renovation of the two residences
before condominiumization.
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If Council agrees with staff's recommendation on Condition b.4,
it shall read as follows:
4. Payment shall be made for the affordable housing impact
fee according to the fee schedule in section 7-1008.c(3) of
the Land Use Code.
RECOMMENDED MOTIONS: "Move to read Ordinance
1988) ."
"Move to approve Ordinance (Series of 1988) on first Reading."
CITY MANAGER'S COMMENTS: 1- ~ ~ ~
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MEMORANDUM
TO:
Aspen city Council
Robert S. Anderson, Jr., city Manager
Roxanne Eflin, Planning Office ~
Historic Designation and Auxiliary Reviews for 334 W.
_~allam st., 300 W. Main st., and 134 W. Hopkins st.
THRU:
FROM:
JIYft-
RE:
DATE:
June 13, 1988
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SUMMARY: The Planning Office recommends approval of Ordinance 2l
(Series of 1988) .on Second Reading. Additionally, there is 0riE!
consolidated development application, the condominiumization of
134 West Hopkins, which we recommend the Council approve.
INTRODUCTION: During the last several months three historic
designation projects have been reviewed by HPC and P&Z, resulting
in recommendations for historic landmark designation. A single
ordinance has been prepared that would accomplish designation of
all th$ee properties. Case reviews for each application are
pre?ented below.
On May 9, 1988, Council passed this Ordinance on First Reading.
STANDARDS FOR HISTORIC DESIGNATION: Section 7-702 of the
,Municipal Code, as amended by Ordinance 5 (Series of 1988),
states the fOllowing standards for designation of historic
landmarks. A structure must meet one or ~ore of these standards
-to be eligible for designation. Staff's comments in response to
each standard are in the case review section of this memorandum.
Standard 1: The structure or site is a principal or
secondary structure or site commonly identified or associated
with a person or an event of historic significance to the
cul tural, social or political history of Aspen, the State of
. Colorado, or the United states,
Standard 2: The structure or site reflects an architectural
style that is unique, dis~inct, or traditional Aspen character.
Standard 3: The structure
distinguishing characteristics of
architectural type or specimen.
or site embodies the
a significant or unique
Standard 4: The structure is a significant work of an
architect whose individual work has influenced the character of
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Standard 5: 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.
Standard 6: 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 site of historical or
architectural importance.
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CASE REVIEWS:
334 West Hallam
Location: Lots K, L, and M of Block 42, Townsite and City of
Aspen, Colorado.
Zoning: R-6
Applicant's Request: The applicant is requesting historic
landmark designation of 334 W. Hallam st. The owner intends to
make alterations to the original house including removal of the
newer tyo story addition, which would be replaced with a new .
addition and greenhouse. The owner also intends to partially
demoiish and reconstruct the carriage house, integrating historic
fabric into the new where possible. The applicant has also
developed plans for restoration of the original historic main
house.
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Advisory Committee Actions: P&Z: The Planning and Zoning
commission recommended historic landmark designation of the
subject property on May 3, 1988. The' conditions to their
recommendation, volunteered by the ~pplicant as an inducement for
designation,. are:
1. No changes will be made to the south, east and west elevation
windows of the original house with the exception of the lower
level east elevation window as amended by HPC.
2. The carriage house will not be demolished but rehabilitated
utilizing as much of the historic fabric as possible.
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3. Proper maintenance and preservation of the original facade
and architectural details shall be accomplished.
HPC: On March 8, 1988 the Historic Preservation Committee
recommended historic landmark designation of the structure at 334
W.Hallam St. subject to the same condition as stated above in
P&Z's motion. HPC approved conceptual development review on that
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date subject to several conditions.
On April 12, at the request of the applicant, HPC again reviewed
and approved portions of the project, specifically the
greenhouse/"sunspace" addition, which required a minor change to
the east elevation, lower level original window, reconstructing
the opening into a door to permit access into the sunspace. In
HPC and staff's opinion, this minor change does not negate the
historical integrity of the structure and the recommendation for
historic landmark designation stands.
Historic EValuation Rating: "5"
Note: This property has been deemed eligible for listing on
the National Register of Historic Places.
Response to standards:
1. The home and carriage house are associated with Eugene Wilder
of the Aspen Lumber Company (one of Aspen's oldest
establishments).
2. This home was constructed c. 1885. The front elevation of
this two story home is notable for its unique two story polygonal
'bay with segmental arched windows defined at the .top by small'
panes of stained glass. The quality detailing throughout the
front facade and its highly visible corner location make this
entire property exemplary of "Victorian" residential
architecture. This home is featured on the cover of the Aspen
Area Comprehensive Plan: Historic Preservation El.ement. The
.. carriage house and simple fenestration of the east and west
" facades of the main. house blend together well. Carriage houses
are commonly found throughout the West End, most being original
and renovated in such a way as to maintai~ their integrity yet be
'utilized for modern living.
3. The Wilder House embodies the characteristics of the gabled
"L" .with Victorian detailing elements, identified in the
Guidelines as a historical architectural style in Aspen.
4. The Wilder House was constructed from local lumber and may
have been built by The Aspen Lumber company, established c.. 1880-
1885, according to Barbara Norgren, preservation consultant who
prepared the National Register nomination for this property. The
house displays a high deg~ee of craftsmanship which was available
in Aspen at the time of its construction. Through careful
restoration of the original elements, this house retains a great
deal of its original integrity.
5. The special architectural features of this home and carriage
house represent the historic character of this neighborhood and
Aspen at the turn-of-the-century. Its high rating ("5") expresses
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the important relationship this structure has to the 41
neighborhood.
6. The Wilder House is situated near the very center of the
historic "West End" neighborhood on a prominent corner. Its size,
location, and architectural features present an excellent
example of Aspen's history. It has' special prominence because it
is viewed by summer visitors enroute along 3rd Street to the
Music Tent.
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Historic Designation Grant: Because 334 W. Hallam received an
evaluatior( rating of "5", it is eligible for a grant from the
City of $2,000. The'applicant has requested this grant. We have
included this grant within the Ordinance.
300 West Main
Location: Lots Q,R, and S of Block 44, City and Townsite of
Aspen, Colorado.
Zoning: 0 - Office zone district.
Applicant's Request: Scott and Caroline McDonald request historic
designation of the log house property. The project includes
conversion of the existing 1400 square foot house into a fifty
(50) SE;at restaurant. A two story addition, approximately 2300 .
square feet in size, would be attached to the north and west
sides of the existing house for a four bedroom residence, garage
and restaurant kitchen. A one bedroom employee unit was initially
proposed within the addition, but has been deleted as a response
to HPC's concerns about the bulk of the addition.
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Advisory Committee Actions: P&Z: The Planning and Zoning
~ommission recommended. historic designation of 300 W. Main on
April 26, 1988 recognizing that the attached residential unit is
an accessory use to the restaurant, primarily for use of the
restaurant .owner/manager or an employee, and will not be
condominiumized, however, the owner will have th~ right to rent
out the unit primarily to permanent employees of the community.
The applicant volunteered such restriction on the property as an
inducement for historic designation and agreed to prepare a legal
instrument establishing the restriction for review before City
Council.
HPC: HPC recommended historic landmark designation of 300 W. Main
on February 9, 1988. On that date HPC also gave conceptual
development review approval to the addition subject to several
conditions. HPC continued conceptual development review to
ascertain whether the conditions of approval had been met. Design
changes have been made following each hearing to address concerns
raised. After five meetings, HPC has directed staff to prepare a
resolution of conceptual development approval referencing
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specific plans for adoption at their May 10, 1988 regular
meeting. It should be noted that HPC is able to grant a requested
encroachment into the rear yard set-back at Final Development
approval through section 9-103. C. 2 of the Municipal Code as
amended.
Housing Authority: In an April 4, 1988 memorandum, Jim Adamski
noted that the new code would require housing for 35% (* Changed
to 60% in Ordinance 5) of the employees generated from expansion
or change in use of an historic landmark. The existing code does
not require. any employee housing mitigation for changes in use of
historic landmarks. While originally the applicant had proposed
an employee housing unit, this commitment has been dropped and no
employee housing mitigation would be provided. At the April 7,
1988 meeting the Housing Authority recommended that the applicant
mitigate the employee housing impact that the restaurant will
generate in accordance with the intent of the new code.
Historic Evaluation Rating: The log house was not given a rating
by HPC in January, 1987 because the evaluations focused on mining
era structures.
Response to Standards:
1. The appl icants researched Assessor' s records and concluded
that th~ original structure on the site was built prior to 1893
and torn down some time between 1930 and 1940. The log house was
built around 1944. There is no documentation that the house or
site has significant historical association.
2. The house is one of the only log structures remaining in
Aspen, along with the cabins at 205 s. Third Street and 527 W.
Main street. While it is newer than these other two cabins, it is
in a more prominent location and setting.. .Log construction with
chinking, the cross gable roof, and the square windows with small
panes are typical of the Pioneer (1850-l930's) and Rustic (post
1940) styles now rare in Aspen. The 1980 Inventory of Historic
Sites and Structures considered the log house to possess
distinctive characteristics of "type, style of architecture, and
construction" and to be "a noteworthy surviving example of a
style becoming rare in the locale or is identified with a street
scene or other landscape. II The fact that it was built so
recently, (1944) makes historic landmark status questionable.
However, given the struct'1re's unique status, we feel we can
support the viewpoint ~hat it meets this criteria of
architectural significance. The State Historical Society's
architect, Jay Yanz, reported verbally on April 5, 1988 that he
considered the log house to be' a "classic".
The HPC will review the proposed alterations and addition to the
log house at Final Development Review to assure that the historic
character of the property which is deemed worth preserving is
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maintained.
3. The log house embodies the characteristics of the rustic
residential building type, which is identified in the "Historic
District and Historic Landmark Development Guidelines" as an
historic architectural style in Aspen.
4. It is unlikely that a house of this type was designed by an
architect. The applicant's research indicates that Leo "Pope"
Rowland, an old-time Aspenite and the brother of "Red" Rowland,
was the primary builder of the house. John Parsons, a mason who
did work throughout the Valley, is credited with building the
stone fireplace and chimney. The stonework in particular is
outstanding; and it may be that Mr. Parsons I work influenced
other use of moss rock in and around Aspen. No research has been
done to confirm this.
5. The log house is considered visually contributing to the Main
Street Historic District, according to the 1980 Historic
Inventory. The major spruce trees give a special, rustic
character to the site and contribute to a sense of maturity,
permanence and visual relief from buildings on Main street.
6. The log house has a special prominence in the community
becaus~ of its visibility on Main street, in staff's opinion.
Employee Housing Issue: Both the Housing Authority and P&Z
expressed concern over the effect of this project on affordable
housing. working with the Planning and Zoning Commission; the
applicant agreed to volunteer a restriction on the owner's
,dwelling unit to make it an accessory use to the restaurant as an
inducement to the City for historic designation. P&Z stated that
with this agreement, the applicant has essentially mitigated
"employee housing impacts. The concept of this restriction has
been stated in section 2 of the attached Ordinance based on P&Z's
motion. The deed restriction document has been completed by the
applicants and is attached for Council review. The document
specifically restricts the attached residential unit as an
accessory use to the restaurant, for the use of the restaurant
owner/manager, or an employee. The owner, however, will have the
right to rent out the unit to other permanent employees of the
community. Further, the property can not be condominiumized for
as long as the owners, their heirs, etc. enjoy the conditional
use granted hereinabove. : The covenants shall run with the land
and shall be binding for the period of fifty (50) years from the
date of the covenants.
134 West Hopkins
Location: Southeast cor.ner of Hopkins and First, Lots K and L of
Block 59, City and Townsite of Aspen, Colorado.
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Zoning: R-6
Applicant. s Request: Julie Wyckoff and Peter Carley, contract
purchasers, request historic designation of the SUbject property,
conditional use approval and condominiumization to undertake the
fOllowing project: restore the existing house on Lot K, move the
house presently at 120 N. Spring Street to Lot L, add a two
story addition and garage to the rear of Lot L, and create
separate ownerships of the two houses. Special review for
reduction in required parking from five (5) spaces to four (4)
spaces is-also requested.
Advisory Committee Actions: P&Z: On May 3, 1988 the Planning and
zoning commission recommended historic designation of 134 W.
Hopkins subject to the following condition volunteered by the
applicants:
The asphalt siding on 134 W. Hopkins will be removed and the
old siding restored and replaced as necessary within one (1)
year after historic designation.
P&Z recommended approval of condominiumization, subject to five
conditions discussed in the condominiumization section of this
memorandum. Conditional use approval and special review for
parkin~ reduction were also granted.
HPC: On January 12, 1988 the Historic Preservation Committee
recommended historic landmark designation of 134 W.Hopkins Avenue
subject to the condition volunteered by the applicants as stated
. above. HPC gave conceptual development approval for the exterior
.1 changes to the property subj ect to a number of conditions. It
should be noted that variations from required sideyard set-backs
and site coverage may be approved by HPC in their upcoming Final
'Development approval.
Historic Evaluation Ratings:
134 W. Hopkins: "2"
120 N. Spring: "1"
Response to Standards for Designation:
1. The chain of title changes presented in the application for
134 W. Hopkins gives no :indication that the existing house is
associated with a person or event of historical significance;
nowever, we note that the Anderson/Loushin family has lived here
since 1950. There is no documentation that the house at 120 N.
spring has significant historical association.
2. The 1980 Inventory. of Historic Sites and Structures states
that 134 W. Hopkins possesses historic importance by
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"illustrating the family/home environment and lifestyle(s) of the
silver mining era." HPC gave the structure an historic evaluation
rating of "2" considering the asphalt siding, the possibility
that the second floor dormers were added, and the assessment that
the house does not make a strong contribution to the historic
character of the neighborhood, already substantially rebuilt.
Hazel Loushin, one of five owners, attended the meeting. She
reported that the dormers are original and the front porch had
been altered. She also emphasized that the block has a mixed
historic/contemporary character.
The smalr-dimensions of this house, its cross gable/hipped roof
and original windows and dormers make 134 W. Hopkins a good
example of a miner's cottage. Removal of the asbestos siding, as
intended by the applicants, would better expose the original
architectural style of the house and increase it9 historic
significance. It is likely that portions of the original siding
are damaged and will need to be replaced by new siding. We think
that removal of the asbestos siding is a desirable commitment on
the part of the applicant.
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No information on 120 N. spring was found in the 1980 Historic
Inventory. The house appears in its present location on the 1886
Willits Map. HPC considered the house to have a few alterations
negatively effecting its architectural significance, including
partia~ enclosure of the porch and adding of several new .
windows. The primary reason for HPC's low evaluation was its
location in a neighborhood no longer considered at all
historical, overshadowed by the concept 600 Building and out of
scale with the nearby industrial obermeyer Building and the
Eagle's Club.
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120 N. Spring possesses some architectural significance because
.of its simple one story gable end "s.l10tgun" style, largely
original porch, and several original windows and doors. Moving
the structure into a neighborhooc'l with other miner's cottages
would actually make the house more visible to the public and
increase its prominence in the new context, as we see it. In
addition, this house is imminently threatened' by demolition
because of the 700 E. Main mUlti-family residential project
proposed for the site.
3. These houses embody two different styles of miner's cottages.
Both are unadorned structures, most notable for their
simplicity, harking to t:he relative austerity of the working
class of the silver mining era in Aspen.
As part of HPC's conceptual development review, the concern was
discussed whether the proposed alterations and addition would
negatively effect the distinguished architectural characteristics
of the houses and property. Conditions for HPC's approval were
established with respect to the shed dormers, siting and height
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for fOllow-up at final development review. staff believes that
the project will consist of compatible alterations and additions
not detracting from the distinguished architectural type and
character of the two houses.
4. No evidence has been presented that these houses meet the
standard of being significant works by influential architects
5. The West Aspen Mountain (Shadow Mountain) neighborhood, as
delineated in the 1980 Historic Inventory, contains some 16
scattered historic structures within 22 blocks. Seven of those
structures are within a block from the intersection of First and
Hopkins. We think that the preservation of 134 W. Hopkins and
adding another historic structure next door does help maintain
and enhance the neighborhood's historic character, even though
this is a very mixed neighborhood with low overall tiensity of
historic structures. Additionally, placing the two houses on
6,000 s.f reproduces the pattern of small houses on single lots
typical of working class areas of town during the mining era.
6. The typical size and architectural styles of these two houses
possess some general community significance, in our opinion.
Condominiumization:
1. Ref~rral Comments:
a. Engin~ering Department:
"-a
1. There is a
The applicant
districts.
platting requirement for condominiumization.
should agree to join future improvements
2. A final condominiumization
depicts both structures and
Department requirements.
plat ;must be submitted that
complies with Engineering
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3. The applicant has agreed to JOJ.n any future special
improvement districts. This project is in the district that
requires sidewalks be installed on both frontages.
b. Housing Authority: The applicant has requested to pay the
affordable housing impact fee for condominiumization rather
than demonstrate that approval will not reduce the supply of
low and moderate hou~ing. The fee approach is allowed in the
new code, and may be allowed by the Planning Director prior
to its adoption if deemed appropriate. $11,175 would be
required according to the schedule in Section 7-1008.c(3) of
the new land use code. (* The fee schedUle as adopted in
ordinance 5 (Series of 1988) would require an assessment of
$14,075.) On March 31, 1988 the Housing Authority
recommended acceptance of the employee housing impact fee.
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2. Planning Office Comments: We have reviewed this application
according to section 20-22 of the old Municipal Code, with the
exception of the affordable housing issue. Standards for review
are as follows:
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(a) Standard: Existing tenants shall be given written notice when
their unit is offered for sale and right of first refusal to
purchase their unit.
Response: The present tenants are also the sellers of the
property"-'This requirement does not appear to be necessary.
(b) Standard: All units shall be restricted to six (6) month
minimum leases with no more than two (2) shorter tenancies per
year.
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Response: This rental restriction must be included in the
Statement of Subdivision Exception:
(c) Standard: The applicant shall demonstrate that approval will
not reduce the supply of low and moderate income housing.
Response: The existing unit would appear to fall under the
low and moderate income rental guidelines. If so, the old Code
would ,require a five year deed restriction to the appropriate .
income guidelines. However, the concept for employee housing
mitigation has changed to an impact fee system. Consequently,
charging low rent is not a disincentive to condominiumization.
The Planning Office agrees with the Housing Authority that the
new fee schedule should be applied to this project.
The Planning and Zoning commission recommends that the affordable
housing impact fee only apply to the exis~ing dwelling and not to
. the house to' be relocated on the property. The Commission
believes that a determination sh01.lld be made that no impact on
affordable. housing results from moving this house so to justify
that this provision of condominiumization be partially waived.
The new code is quite clear that the affordable housing impact
fee applies to all condominiumized units. There is a waiver
provision in Section 7-1008.c(2) if the applicant demonstrates
that "the unit will remain available to employees of the
communi ty. .. in the form of a permanent restriction placed on
the unit that the unit :will only be sold to or occupied by
qualified employees..." We understand that one of the co-
applicants is a permanent employee of the community; however, she
is not willing to make this restriction on the property. without
this commitment the Planning Office cannot support partial
waiving of the affordable housing impact fee. Additionally, we do
not. concur with the applicants' argument that because the unit to
be moved (for which a GMP exemption was granted for
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reconstruction as part. of the 700 E. Main project) is pre-
existing, that there J.S no impact on affordable housing and
therefore, there should be no impact mitigation. .
(d) Standard: The applicant must agree to undergo an inspection
of the building or buildings by the building department regarding
fire, health and safety conditions:
Response: The applicants intend to do significant interior
work to both units. For this reason, no inspection has been done
thus far. If the units will not be renovated prior to
recordation of the condominiumization plat, then the applicants
should agree to have such inspection and abide by fire, health
and safety requirements established by the building department.
RECOMMENDATION FOR CONDOMINIUMIZATION: The Planning and Zoning
Commis.sion recommends approval of subdivision exception for the
purpose of condominiumizing the two residences on 134 W. Hopkins
subject to the following conditions:
a. The applicant shall file a condominiumization plat with
the Pitkin County Clerk and Recorder's Office meeting the
requirements of section 7-1004.D(3) of the Municipal Code
and to the satisfaction of the Engineering Department.
b. The applicant shall file a statement of subdivision
e~ception to the satisfaction of the City Attorney prior to
recordation of the plat including:
1. Agreement to join any special improvements districts
formed in the future.
I
2. Waiver from the
tenants" provision.
existing
rights
"purchase
of
3. six month minimum lease restriction with no more
than two (2) shorter tenancies per year.
4. Finding that no impact will result on affordable
housing from the house being moved, assessment of the
affordable housing impact fee shall only apply to the
existing house on the property (three bedrooms)
according to. the fee schedule in section 7-1008.c(3) of
the Land Use Code.
5. Agreement to:relocate the existing evergreen on the
property and to replant a tree no less that one half
the size of the existing tree if it does not survive.
c. The applicant shall agree to have the structures
inspected by the Building Department for fire, health and
safety conditions and to abide by the Building Department's
requirements prior to recordation of the plat if the
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applicants do not undertake renovation of the two ~esidences
before condominiumization.
.
If Council ag~ees with staff's recommendation on Condition b.4,
it shall read as follows:
~ .
4. Payment shall be made for the affordable housing impact
fee according to the fee schedule in Section 7-l008.c(3) of
the Land Use Code.
.
RECOMMENDED MOTIONS: "M. 'v" till' Fea.:ft ~,'" -~1'l8e
1988) ."
"Move to approve Ordinance
Reading."
CITY MANAGER'S COMMENTS:
(G.:.._i
'Or.
2../ (Series of
1988)
on
second
j/i)
Ct'JI.'~
sb.134.2
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MEMORANDUM
FROM:
Aspen city council
Robert S. Anderson, Jr., City Manager~~
steve Burstein and Roxanne Eflin, Planning Office ~
Historic Designation and Auxiliary Reviews for 334 W.
Hallam st., 300 W. Main st., and 134 w. Hopkins st.
TO:
THRU:
RE:
DATE:
May 9, 1988
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SUMMARY: The Planning Office recommends approval of ordinance~
(Series of 1988) on First Reading.
INTRODUCTION: During the last several months three historic
designation projects have been reviewed by HPC and P&Z, resulting
in recommendations for historic landmark designation. A single
ordinance has been prepared that would accomplish designation of
all three properties. Case reviews for each application are
presented below.
STANDARDS FOR HISTORIC DESIGNATION: section 7-702 of the
Municipal Code, as amended by Ordinance 5 (Series of 1988),
states the following standards for designation of historic
landmarks. A structure must meet one or more of these standards
to be eligible for designation. Staff's comments in response to
each standard are in the case review section of this memorandum.
Standard 1: The structure or site is a principal or
secondary structure or site commonly identified or associated
with a person or an event of historic significance to the
cul tural, social or political history of Aspen, the State of
Colorado, or the united States.
Standard 2: The structure or site reflects an architectural
style that is unique, distinct, or traditional Aspen character.
Standard 3: The structure
distinguishing characteristics of
architectural type or specimen.
or site embodies the
a significant or unique
Standard 4: The structure is a significant work of an
architect whose individual work has influenced the character of
Aspen.
Standard 5: The structure or site is a significant component
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of an historically significant neighborhood and the preservation
of the structure or site is important for the maintenance of that
neighborhood.
Standard 6: 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 site of historical or
architectural importance.
CASE REVIEWS:
334 West Hallam
Location: Lots K, L, and M of Block 42, Townsite and City of
Aspen, Colorado.
Zoning: R-6
Applicant's Request: The applicant is requesting historic
landmark designation of 334 W. Hallam st. The owner intends to
make alterations to the original house including removal of the
newer two story addition, which would be replaced with a new
addition and greenhouse. The owner also intends to partially
demolish and reconstruct the carriage house, integrating historic
fabric into the new where possible. The applicant has also
developed plans for restoration of the original historic main
house.
Advisory Committee Actions: P&Z: The Planning and Zoning
Commission recommended historic landmark designation of the
subject property on May 3, 1988. The conditions to their
recommendation, volunteered by the applicant as an inducement for
designation, are:
1. No changes will be made to the south, east and west elevation
windows of the original house with the exception of the lower
level east elevation window as amended by HPC.
2. The carriage house will not be demolished but rehabilitated
utilizing as much of the historic fabric as possible.
3. Proper maintenance and preservation of the original facade
and architectural details shall be accomplished.
HPC: On March 8, 1988 the Historic Preservation Committee
recommended historic landmark designation of the structure at 334
W. Hallam st. SUbject to the same condition as stated above in
P&Z's motion. HPC approved conceptual development review on that
date subject to several conditions.
On April 12, at the request of the applicant, HPC again reviewed
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and approved portions of the project, specifically the
greenhousej"sunspace" addition, which required a minor change to
the east elevation, lower level original window, reconstructing
the opening into a door to permit access into the sunspace. In
HPC and staff's opinion, this minor change does not negate the
historical integrity of the structure and the recommendation for
historic landmark designation stands.
Historic Evaluation Rating: "5"
Note: This property has been deemed eligible for listing on
the National Register of Historic Places.
Response to Standards:
1. The home and carriage house are associated with Eugene Wilder
of the Aspen Lumber Company (one of Aspen's oldest
establishments).
2. This home was constructed c. 1885. The front elevation of
this two story home is notable for its unique two story polygonal
bay with segmental arched windows defined at the top by small
panes of stained glass. The quality detailing throughout the
front facade and its highly visible corner location make this
entire property exemplary of "victorian" residential
architecture. This home is featured on the cover of the Aspen
Area Comprehensive Plan: Historic Preservation Element. The
carriage house and simple fenestration of the east and west
facades of the main house blend together well. Carriage houses
are commonly found throughout the West End, most being original
and renovated in such a way as to maintain their integrity yet be
utilized for modern living.
3. The Wilder House embodies the characteristics of the gabled
"L" with victorian detailing elements, identified in the
Guidelines as a historical architectural style in Aspen.
4. The Wilder House was constructed from local lumber and may
have been built by The Aspen Lumber Company, established c. 1880-
1885, according to Barbara Norgren, preservation consultant who
prepared the National Register nomination for this property. The
house displays a high degree of craftsmanship which was available
in Aspen at the time of its construction. Through careful
restoration of the original elements, this house retains a great
deal of its original integrity.
5. The special architectural features of this home and carriage
house represent the historic character of this neighborhood and
Aspen at the turn-of-the-century. Its high rating ("5") expresses
the important relationship this structure has to the
neighborhood.
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6. The Wilder House is situated near the very center of the
historic "West End" neighborhood on a prominent corner. Its size,
location, and architectural features present an excellent
example of Aspen's history. It has special prominence because it
is viewed by summer visitors enroute along 3rd street to the
Music Tent.
Historic Designation Grant: Because 334 W. Hallam received an
evaluation rating of "5", it is eligible for a grant from the
City of $2,000. The applicant has requested this grant. We have
included this grant within the Ordinance.
300 West Main
Location: Lots Q,R, and S of Block 44, City and Townsite of
Aspen, Colorado.
Zoning: 0 - Office zone district.
Applicant's Request: Scott and Caroline McDonald request historic
designation of the log house property. The project includes
conversion of the existing 1400 square foot house into a fifty
(50) seat restaurant. A two story addition, approximately 2300
square feet in size, would be attached to the north and west
sides of the existing house for a four bedroom residence, garage
and restaurant kitchen. A one bedroom employee unit was initially
proposed within the addition, but has been deleted as a response
to HPC's concerns about the bulk of the addition.
Advisory Committee Actions: P&Z: The Planning and Zoning
commission recommended historic designation of 300 W. Main on
April 26, 1988 recognizing that the attached residential unit is
an accessory use to the restaurant, primarily for use of the
restaurant owner/manager or an employee, and will not be
condominiumized; however, the owner will have the right to rent
out the unit primarily to permanent employees of the community.
The applicant volunteered such restriction on the property as an
inducement for historic designation and agreed to prepare a legal
instrument establishing the restriction for review before city
Council.
HPC: HPC recommended historic landmark designation of 300 W. Main
on February 9, 1988. On that date HPC also gave conceptual
development review approval to the addition subject to several
conditions. HPC continued conceptual development review to
ascertain whether the conditions of approval had been met. Design
changes have been made following each hearing to address concerns
raised. After five meetings, HPC has directed staff to prepare a
resolution of conceptual development approval referencing
specific plans for adoption at their May 10, 1988 regular
meeting. It should be noted that HPC is able to grant a requested
encroachment into the rear yard set-back at Final Development
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approval through section 9-103.C.2 of the Municipal Code as
amended.
Housing Authority: In an April 4, 1988 memorandum, Jim Adamski
noted that the new code would require housing for 35% (* Changed
to 60% in Ordinance 5) of the employees generated from expansion
or change in use of an historic landmark. The existing code does
not require any employee housing mitigation for changes in use of
historic landmarks. While originally the applicant had proposed
an employee housing unit, this commitment has been dropped and no
employee housing mitigation would be provided. At the April 7,
1988 meeting the Housing Authority recommended that the applicant
mitigate the employee housing impact that the restaurant will
generate in accordance with the intent of the new code.
Historic Evaluation Rating: The log house was not given a rating
by HPC in January, 1987 because the evaluations focused on mining
era structures.
Response to Standards:
1. The appl icants researched Assessor's records and concluded
that the original structure on the site was built prior to 1893
and torn down some time between 1930 and 1940. The log house was
buil t around 1944. There is no documentation that the house or
site has significant historical association.
2. The house is one of the only log structures remaining in
Aspen, along with the cabins at 205 S. Third Street and 527 W.
Main Street. While it is newer than these other two cabins, it is
in a more prominent location and setting. Log construction with
chinking, the cross gable roof, and the square windows with small
panes are typical of the pioneer (1850-1930's) and Rustic (post
1940) styles now rare in Aspen. The 1980 Inventory of Historic
sites and Structures considered the log house to possess
distinctive characteristics of "type, style of architecture, and
construction" and to be "a noteworthy surviving example of a
style becoming rare in the locale or is identified with a street
scene or other landscape." The fact that it was built so
recently (1944) makes historic landmark status questionable.
However, given the structure's unique status, we feel we can
support the viewpoint that it meets this criteria of
architectural significance. The State Historical Society's
architect, Jay Yanz, reported verbally on April 5, 1988 that he
considered the log house to be a "classic".
The HPC will review the proposed alterations and addition to the
log house at Final Development Review to assure that the historic
character of the property which is deemed worth preserving is
maintained.
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3. The log house embodies the characteristics of the rustic
residential building type, which is identified in the "Historic
District and Historic Landmark Development Guidelines" as an
historic architectural style in Aspen.
4. It is unlikely that a house of this type was designed by an
architect. The applicant's research indicates that Leo "Pope"
Rowland, an old-time Aspenite and the brother of "Red" Rowland,
was the primary builder of the house. John Parsons, a mason who
did work throughout the Valley, is credited with building the
stone fireplace and chimney. The stonework in particular is
outstanding; and it may be that Mr. Parsons' work influenced
other use of moss rock in and around Aspen. No research has been
done to confirm this.
5. The log house is considered visually contributing to the Main
street Historic District, according to the 1980 Historic
Inventory. The major spruce trees give a special, rustic
character to the site and contribute to a sense of maturity,
permanence and visual relief from buildings on Main street.
6. The log house has a special prominence in the communi ty
because of its visibility on Main street, in staff's opinion.
Employee Housing Issue: Both the Housing Authority and P&Z
expressed concern over the effect of this project on affordable
housing. Working with the Planning and Zoning Commission, the
applicant agreed to volunteer a restriction on the attached
dwelling unit to make it primarily an accessory use to the
restaurant as an inducement to the City for historic designation.
P&Z stated that with this agreement, the applicant is essentially
mitigated employee housing impacts. The concept of this
restriction has been stated in section 2 of the attached
Ordinance based on P&Z's motion. The actual deed restriction has
not been drafted by the applicants at the time of writing, but
will be completed prior to Second Reading of the Ordinance. Staff
will have review comments on that document for Council at the
Second Reading.
134 West Hopkins
Location: Southeast corner of Hopkins and First, Lots K and L of
Block 59, City and Townsite of Aspen, Colorado.
Zoning: R-6
Applicant's Request: Julie Wyckoff and Peter Carley, contract
purchasers, request historic designation of the subject property,
conditional use approval and condominiumization to undertake the
following project: restore the existing house on Lot K, move the
house presently at 120 N. Spring street to Lot L, add a two
story addition and garage to the rear of Lot L, and create
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separate
reduction
spaces is
ownerships of the
in required parking
also requested.
two houses. Special review for
from five (5) spaces to four (4)
Advisory Committee Actions: P&Z: On May 3, 1988 the Planning and
zoning Commission recommended historic designation of 134 W.
Hopkins subject to the following condition volunteered by the
applicants:
The asphalt siding on 134 W. Hopkins will be removed and the
old siding restored and replaced as necessary within one (1)
year after historic designation.
P&Z recommended approval of condominiumization, subject to five
conditions discussed in the condominiumization section of this
memorandum. Conditional use approval and special review for
parking reduction were also granted.
HPC: On January 12, 1988 the Historic Preservation Committee
recommended historic landmark designation of 134 W.Hopkins Avenue
subject to the condition volunteered by the applicants as stated
above. HPC gave conceptual development approval for the exterior
changes to the property subject to a number of conditions. It
should be noted that variations from required sideyard set-backs
and site coverage may be approved by HPC in their upcoming Final
Development approval.
Historic Evaluation Ratings:
134 W. Hopkins: "2"
120 N. Spring: "1"
Response to Standards for Designation:
1. The chain of title changes presented in the application for
134 W. Hopkins gives no indication that the existing house is
associated with a person or event of historical significance;
however, we note that the Anderson/Loushin family has lived here
since 1950. There is no documentation that the house at 120 N.
spring has significant historical association.
2. The 1980 Inventory of Historic sites and Structures states
that 134 W. Hopkins possesses historic importance by
"illustrating the family/home environment and lifestyle(s) of the
silver mining era." HPC gave the structure an historic evaluation
rating of "2" considering the asphalt siding, the possibility
that the second floor dormers were added, and the assessment that
the house does not make a strong contribution to the historic
character of the neighborhood, already substantially rebuilt.
Hazel Loushin, one of five owners, attended the meeting. She
reported that the dormers are original and the front porch had
been altered. She also emphasized that the block has a mixed
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historic/contemporary character.
The small dimensions of this house, its cross gable/hipped roof
and original windows and dormers make 134 W. Hopkins a good
example of a miner's cottage. Removal of the asbestos siding, as
intended by the applicants, would better expose the original
architectural style of the house and increase its historic
significance. It is likely that portions of the original siding
are damaged and will need to be replaced by new siding. We think
that removal of the asbestos siding is a desirable commitment on
the part of the applicant.
No information on 120 N. spring was found in the 1980 Historic
Inventory. The house appears in its present location on the 1886
willits Map. HPC considered the house to have a few alterations
negatively effecting its architectural significance, including
partial enclosure of the porch and adding of several new
windows. The primary reason for HPC's low evaluation was its
location in a neighborhood no longer considered at all
historical, overshadowed by the Concept 600 Building and out of
scale with the nearby industrial Obermeyer Building and the
Eagle's Club.
120 N. Spring possesses some architectural significance because
of its simple one story gable end "shotgun" style, largely
original porch, and several original windows and doors. Moving
the structure into a neighborhood with other miner's cottages
would actually make the house more visible to the public and
increase its prominence in the new context, as we see it. In
addition, this house is imminently threatened by demolition
because of the 700 E. Main multi-family residential project
proposed for the site.
3. These houses embody two different styles of miner's cottages.
Both are unadorned structures, most notable for their
simplicity, harking to the relative austerity of the working
class of the silver mining era in Aspen.
As part of HPC's conceptual development review, the concern was
discussed whether the proposed alterations and addition would
negatively effect the distinguished architectural characteristics
of the houses and property. Conditions for HPC' s approval were
established with respect to the shed dormers, siting and height
for follow-up at final development review. Staff believes that
the project will consist of compatible alterations and additions
not detracting from the distinguished architectural type and
character of the two houses.
4. No evidence has been presented that these houses meet the
standard of being significant works by influential architects
5. The West Aspen Mountain (Shadow Mountain) neighborhood, as
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delineated in the 1980 Historic Inventory, contains some 16
scattered historic structures within 22 blocks. Seven of those
structures are within a block from the intersection of First and
Hopkins. We think that the preservation of 134 W. Hopkins and
adding another historic structure next door does help maintain
and enhance the neighborhood's historic character, even though
this is a very mixed neighborhood with low overall density of
historic structures. Additionally, placing the two houses on
6,000 s.f reproduces the pattern of small houses on single lots
typical of working class areas of town during the mining era.
6. The typical size and architectural styles of these two houses
possess some general community significance, in our opinion.
Condominiumization: Please note that condominiumization may only
take place after Second reading of the historic designation
ordinance. This discussion should take place at Council's
subsequent meeting.
1. Referral Comments:
a. Engineering Department:
1. There is a
The applicant
districts.
platting requirement for condominiumization.
should agree to join future improvements
2. A final condominiumization
depicts both structures and
Department requirements.
3. The applicant has agreed to J o~n any future special
improvement districts. This project is in the district that
requires sidewalks be installed on both frontages.
plat must be submitted that
complies with Engineering
b. Housing Authority: The applicant has requested to pay the
affordable housing impact fee for condominiumization rather
than demonstrate that approval will not reduce the supply of
low and moderate housing. The fee approach is allowed in the
new code, and may be allowed by the Planning Director prior
to its adoption if deemed appropriate. $11,175 would be
required according to the schedule in Section 7-1008.c(3) of
the new land use code. (* The fee schedule as adopted in
Ordinance 5 (Series of 1988) would require an assessment of
$14,075.) On March 31, 1988 the Housing Authority
recommended acceptance of the employee housing impact fee.
2. Planning Office Comments: We have reviewed this application
according to Section 20-22 of the old Municipal Code, with the
exception of the affordable housing issue. Standards for review
are as follows:
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(a) Standard: Existing tenants shall be given written notice when
their unit is offered for sale and right of first refusal to
purchase their unit.
Response: The present tenants are also the sellers of the
property. This requirement does not appear to be necessary.
(b) Standard: All units shall be restricted to six (6) month
minimum leases with no more than two (2) shorter tenancies per
year.
Response: This rental restriction must be included in the
Statement of Subdivision Exception:
(c) Standard: The applicant shall demonstrate that approval will
not reduce the supply of low and moderate income housing.
Response: The existing unit would appear to fall under the
low and moderate income rental guidelines. If so, the old Code
would require a five year deed restriction to the appropriate
income guidelines. However, the concept for employee housing
mitigation has changed to an impact fee system. Consequently,
charging low rent is not a disincentive to condominiumization.
The Planning Office agrees with the Housing Authority that the
new fee schedule should be applied to this project.
The Planning and Zoning Commission recommends that the affordable
housing impact fee only apply to the existing dwelling and not to
the house to be relocated on the property. The Commission
believe that a determination should be made that no impact on
affordable housing results from moving this house so to justify
that this provision of condominiumization be partially waived.
staff's understanding is that the affordable housing impact fee
provision of the new code applies to all condominiumized units.
The rationale is no longer displacement of affordable housing but
rather is the activity of residential condominiumization leading
to increased employees serving that project. There is a waiver
provision in section 7-1008.c(2) if the applicant demonstrates
that "the unit will remain available to employees of the
community... in the form of a permanent restriction placed on the
unit that the unit will only be sold to or occupied by qualified
employees. . ." We understand that one of the co-applicants is a
permanent employee of the community; however, she is not willing
to make this restriction on the property. Without this
commitment the Planning Office cannot support partial waiving of
the affordable housing impact fee. Additionally, we do not concur
with the applicants' argument that because the unit to be moved
(for which a GMP exemption was granted for reconstruction as part
of the 700 E. Main project) is pre-existing, that there is no
impact on affordable housing and therefore, there should be no
impact mitigation.
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MAY 4
605 EAST MAIN STREET
ASPEN, COLORA0081611
TEL' (303) 925-4755
May 4, 1988
Ms. Roxanne Eflin
Planning Office
Ci ty of l'lspen
130 South Galena
Aspen, Color-",dcJ
Street
81611
Dear Ro}{anne:
On behalf of the owners of 334 West Hallam Avenue, Aspen,
Colorado, I ",m requesti ngthe mOf1(O'tar-y grant towar-ds the
n?novation and restor-ation of the eHisting (pl"oposed
historically designated) building on the property. This
appliciititon is mage in acco..-dance with O..-dinance 42,
Section 14, No.2.
If you have any questions, please call me.
Pc:d:t-i ci a Harri s
Project Manager
"nc(~.y, t \
1 ~Tr'~
PH:dem
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MEMORANDUM
FROM:
Aspen Planning and Zoning Commission
steve Burstein, Planning Office
TO:
RE: 134 W. Hopkins Historic Designation, Conditional Use
and Condominiumization
DATE:
May 3, 1988
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LOCATION: 134 we~~. Hopkins Avenue, southeast corner of Hopkins
and First, . Lots ~d L of Block 59, City and Townsite of Aspen.
ZONING:.,. R-6'
,.;,.s,,;
APPLI~S' REQUEST: Julie Wyckoff and Peter Carley, contract
purchasers, request historic designation of the subject property,
conditional use,approval and condominiumization to undertake the
following project:1 restore the existing house on Lot K, move the
house presently a!t 120 N. Spring street to Lot L, add a two
story addition and garage to the rear of Lot L, and create
separate ownerships of the two houses. special review for
reduction in required parking from five (5) spaces to four (4)
spaces is also requested.
SITE, AREA & BULK CHARACTERISTICS:
Lot Area:
6,000 s.f. (approx.)
Existing House Floor Area:
Moved House Floor Area:
Additions Floor Area:
Proposed Total Floor Area:
Max. Allowed Floor Area:
1,301 s.f.
748 s.f.
1,177 s.f.
3,226 s.f.
3,240 s.f. (excluding 500
s.f. garage)
Existing site Coverage
Proposed Total Site Coverage:
Max. Allowed Site Coverage:
1,048
2,544
2,400
s.f. (18%)
s.f. (42%)
s.f. (40%)
Total Front-Rear Setbacks proposed:
Min. Allowed Front-Rear Setbacks:
15
30
feet
feet
Total Side Yards proposed:
Min. Allowed Total Side Yards:
9. 3 feet
15 feet
Prepared by the Aspen/Pitkin Planning Office
information provided by project architect Roger Kerr,
using
April,
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1988. See Roger Kerr's 29 February, 1988 square footage
tabulations (attached) for more information.
ADVISORY COMMITTEE VOTES: On January 12, 1988 the Historic
Preservation Committee recommended historic landmark designation
of 134 W.Hopkins Avenue subject to the condition volunteered by
the applicants that the asbestos siding on 134 W. Hopkins will be
removed, the old siding restored and replaced as necessary with
matching new siding within one (1) year after historic
designation. HPC also gave conceptual development approval for
the exterior changes to the property subject to a number of
conditions.
PROCEDURE FOR PROJECT REVIEW: The applicants have received HPC's
recommendation for historic designation and HPC's conceptual
development approval at this meeting. The applicant's current
step is review by the Planning and Zoning Commission to obtain
their recommendations on historic designation, condominiumization
and conditional use approval. city Council would then hold first
and second readings of an ordinance to accomplish designation.
Finally, HPC will conduct final development review, at which time
variations from the area and bulk requirements would simul-
taneously be granted. Please note that this project would utilize
three historic incentives from Ordinance 42 (Series of 1987): the
conditional use for the second house on the property (P&Z),
special review for reduction in parking(P&Z), and area and bulk
variations (HPC).
PROBLEM DISCUSSION:
A. HISTORIC LANDMARK DESIGNATION: The Planning Office has the
following comments in response to the standards for designation
stated in section 24-9.3 (a) o.f the Municipal Code. We will
subsequently review the proposal according to the development
review standards in section 24-9.4(d). Historic Evaluation
Ratings are:
134 W. Hopkins: "2"
120 N. Spring: "1"
1. Standard: The structure or site is commonly identified 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: The chain of title changes presented in the applica-
tion for 134 W. Hopkins gives no indication that the existing
house is associated with a person or event of historical signifi-
cance; however, we note that the Anderson/Loushin family has
lived here since 1950. There is no documentation that the house
at 120 N. Spring has significant historical association.
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2. standard: The structure reflects an architectural style that
is unique, distinct or of traditional Aspen character.
Response: The 1980 Inventory of Historic sites and structures
states that 134 W. Hopkins possesses historic importance by
"illustrating the family/home environment and lifestyle(s) of the
silver mining era." HPC gave the structure an historic evaluation
rating of "2" considering the asbestos siding, the possibility
that the second floor dormers were added, and the assessment that
the house does not make a strong contribution to the historic
character of the neighborhood, already substantially rebuilt.
Hazel Loushin, one of five owners, attended the meeting. She
reported that the dormers are original and the front porch had
been altered. She also emphasized that the block has a mixed
historic/contemporary character.
The small dimensions of this house, its cross gable/hipped roof
and original windows and dormers make 134 W. Hopkins a good
example of a miner's cottage. Removal of the asbestos siding, as
intended by the applicants, would better expose the original
architectural style of the house and increase its historic
significance. It is likely that portions of the original siding
are damaged and will need to be replaced by new siding. We think
that removal of the asbestos siding is a desirable commitment on
the part of the applicant.
No information on 120 N. spring was found in the 1980 Historic
Inventory. The house appears in its present location on the 1886
Willits Map. HPC considered the house to have a few alterations
negatively effecting its architectural significance, including
partial enclosure of the porch and adding of several new
windows. The primary reason for HPC' s low evaluation was its
location in a neighborhood no longer considered at all
historical, overshadowed by the Concept 600 Building and out of
scale with the nearby industrial Obermeyer Building and the
Eagle's Club.
120 N. Spring possesses some architectural significance because
of its simple one story gable end "shotgun" style, largely
original porch, and several original windows and doors. Moving
the structure into a neighborhood with other miner's cottages
would actually make the house more visible to the pUblic and
increase its prominence in the new context, as we see it. In
addition, this house is imminently threatened by demolition
because of the 700 E. Main multi-family residential project
proposed for the site.
3. Standard: The structure embodies the distinguishing character-
istics of a significant or unique architectural type or specimen.
Response: These houses embody two different styles of miner's
cottages. Both are unadorned structures, most notable for their
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simplicity, harking to the relative austerity of the working
class of the silver mining era in Aspen.
As part of HPC's conceptual development review, the concern was
discussed whether the proposed alterations and addition would
negatively effect the distinguished architectural characteristics
of the houses and property. Conditions for HPC' s approval were
established with respect to the shed dormers, siting and height
for follow-up at final development review. Staff believes that
the project will consist of compatible alterations and additions
not detracting from the distinguished architectural type and
character of the two houses.
4. Standard: The structure is a significant work of an architect
whose individual work has influenced the character of Aspen.
Response: No evidence has been presented that these houses
meet this standard.
5. Standard: The structure 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 West Aspen Mountain (Shadow Mountain) neighbor-
hood, as delineated in the 1980 Historic Inventory, contains some
16 scattered historic structures within 22 blocks. Seven of
those structures are within a block from the intersection of
First and Hopkins. We think that the preservation of 134 W.
Hopkins and adding another historic structure next door does help
maintain and enhance the neighborhood's historic character, even
though this is a very mixed neighborhood with low overall density
of historic structures. Additionally, placing the two houses on
6,000 s.f reproduces the pattern of small houses on single lots
typical of working class areas of town during the mining era.
6. Standard: The structure 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 of historical or architectural importance.
Response: The typical size and architectural styles of these
two houses possess some general community significance, in our
opinion.
B. Conditional Use and Parking Reduction Reviews
1. Referral Comments:
Engineering Department: Elyse Elliott noted in her April
27, 1988 memorandum the fOllowing concerns:
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a. The applicant proposes to provide four (4) on-site
parking spaces while the one space per bedroom requirement
comes to five (5) spaces. Alley access to the parking spaces
is proposed and is most appropriate.
b. A final condominiumization
depicts both structures and
Department requirements.
c. The applicant has agreed to Jo~n any future special
improvement districts. This project is in the district that
requires sidewalks be installed on both frontages.
plat must be submitted that
complies with Engineering
d. A drYWell should be installed to maintain the historic
runoff in accordance with Section 20-17(f).
e. circulation in the area will not be negatively impacted
by this project.
f. The applicant's agreement to handling trash is
acceptable.
g. The applicant does not address relocation of the large
evergreen tree on Lot L.
2. Staff Comments: Section 24-3.3(b) of the Municipal Code (in
effect at the date of application submittal) states the criteria
for review of conditional uses. criteria consist of:
"(1) Whether the proposed use otherwise complies with all
requirements imposed by the zoning code,
(2) Whether the proposed use is
objectives and purposes of this
applicable zoning district and,
consistent with
zoning code and
the
the
(3) If the proposed use is designed to be compatible with
surrounding land uses and uses in the area."
The Planning office has the following comments in response to
areas of concern in conditional use:
1. Compatibility with the Neighborhood: The proposed relocation
of a second miner's cottage on the site is principally compatible
with the character of the historic site and the neighborhood in
our opinion. Orientation to the street is in keeping with the
historic streetscape pattern. Density achieved of two small
residences on a 6,000 square foot lot relates to the historic
density and is not out of character with the present day mixed
density of the Shadow Mountain neighborhood. The long term
nature of residential use, accomplished through the six month
minimum lease provision in condominiumization, is also most
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appropriate in this neighborhood.
2. Parking: There is a shortfall in on-site parking between the
required five spaces and the proposed four spaces. P&Z may
approve a plan for reduced spaces through special review. The
applicant has stated that the four spaces meet the needs of the
proj ect because one resident will be part-time. Presumably, he
will not have a car here at all times and not generate guest
parking when not here. We note that the close-in location lends
itself to walking to the CC area or taking a bus on Main street.
Addi tionally, there appears to be adequate on-street parking
along the periphery of the property. Finally, more on-site
parking would negatively effect the character of the landscaped
yard. The three spaces cover most of the remaining back yard.
Standard sized spaces (8 1/2 X 18 feet) should be located
directly off the alley and next to the new addition so to
increase yard space. We suggest that a special paving surface be
considered by the applicants. Staff supports special review
approval for four on-site spaces provided that the applicant
locate the parking area directly off the alley and plant a
landscape buffer between the parking area and First Street.
3. Landscape Concerns: The evergreen on Lot L is the only major
existing tree on the property, approximately 22 feet high. It
may be possible to design the addition to go around the tree so
to not require removal. If this cannot be accomplished, the tree
should be moved to another loca.tion on the property and the
applicant should be responsible to replace .the tree with a
similar sized specimen tree if it does not survive.
As mentioned above, the parking area required for this project
should extend no farther than 18 feet from the alley and be
landscaped to reduce visual impacts.
We suggest that the applicants plant another tree along West
Hopkins following the City's streetscape Guidelines. This
improvement would help retain the attractiveness of Aspen's
historic streetscape tree pattern. Additional street trees along
First Street would also be appropriate.
C. Condominiumization:
1. Referral Comments:
a. Engineering Department: As stated above, there is a
platting requirement for condominiumization. The applicant
should agree to join future improvements districts.
b. Housing Authority: The applicant has requested to pay the
affordable housing impact fee for condominiumization rather
than demonstrate that approval will not reduce the supply of
low and moderate housing. The fee approach is allowed in the
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new code, and may be allowed by the Planning Director prior
to its adoption if deemed appropriate. $11,175 would be
required according to the schedule in section 7-1008.c(3) of
the new land use code. On March 31, 1988 the Housing
Authority recommended acceptance of the employee housing
impact fee.
2. staff Comments: We have reviewed this
to Section 20-22 of the old Municipal Code,
the affordable housing issue. Standards
follows:
application according
with the exception of
for review are as
(a) Standard: Existing tenants shall be given written notice when
their unit is offered for sale and right of first refusal to
purchase their unit.
Response: The present tenants are also the sellers of the
property. This requirement does not appear to be necessary.
(b) Standard: All units shall be restricted to six (6) month
minimum leases with no more than two (2) shorter tenancies per
year.
Response: This rental restriction must be included in the
Statement of Subdivision Exception:
(c) Standard: The applicant shall demonstrate that approval will
not reduce the supply of low and moderate income housing.
Response: The existing unit would appear to fall under the
low and moderate income rental guidelines. If so, the old Code
would require a five year deed restriction to the appropriate
income guidelines. However, the concept for employee housing
mi tigation has changed to an impact fee system. Consequently,
charging low rent is not a disincentive to condominiumization.
The Planning Office agrees with the Housing Authority that the
new fee schedule should be applied to this project.
(d) standard: The applicant must agree to undergo an inspection
of the building or buildings by the building department regarding
fire, health and safety conditions.
Response: The applicants intend to do significant interior
work to both units. For this reason, no inspection has been done
thus far. If the units will not be renovated prior to
recordation of the condominiumization plat, then the applicants
should agree to have such inspection and abide by fire, health
and safety requirements established by the building department.
RECOMMENDATION: The Planning Office recommends that the Planning
and zoning Commission take the fOllowing actions:
7
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1. Recommend historic
Avenue subj ect to the
applicants;
landmark designation of 134 W. Hopkins
fOllowing condition volunteered by the
The asbestos siding on 134 W. Hopkins will be removed and
the old siding restored and replaced as necessary within one
(1) year after historic designation.
2. Grant conditional use approval for the relocation of the house
at 120 N. spring street to the 134 W. Hopkins property subject to
the following conditions:
a. All representations made by the applicant regarding this
project shall be adhered to, with the exception of
archi tectural changes that may occur through HPC' s final
development review.
b. Prior to issuance of certificate of occupancy the
applicant shall make the following improvements to the site
and adjacent rights of way: (Plans to be submitted prior to
issuance of a building permit are specified below.)
1. A parking area containing three (3) standard size
parking spaces shall be installed directly adjacent to
the alley with gravel or paving surface.
2. A landscape buffer of a hedge, shrubs or trees shall
be planted along the eastern edge of the parking area.
Plans for this planting shall be shown in the building
permit application and accepted by the Planning Office
prior to issuance of a building permit.
3. An additional tree shall be planted by the applicant
in the West Hopkins right of way following the City of
Aspen's streetscape Guidelines.
4. The addition on Lot L shall be designed to save the
evergreen on Lot L if possible. If the applicant
demonstrates that the tree cannot be retained in its
place, the tree shall be moved elsewhere on the
property. The applicant shall agree to replace the tree
if it dies within two (2) years of being moved with a
tree not less than one half the size of the original
tree. Plans pertaining to the tree shall be shown in
the building permit application and accepted by the
Planning Office prior to issuance of a building permit.
5. The applicants shall install a drywell to maintain
the historic runoff of the property. Plans for the
drywell shall be shown in the building permit
application and accepted by the Engineering Department
8
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prior to issuance of a building permit.
6. Sidewalks along W. Hopkins Avenue and First Street
shall be constructed at the owners' expense with the
approval of and to the satisfaction of the Engineering
Department. plans for the sidewalk shall be shown in
the building permit application and accepted by the
Engineering Department prior to issuance of a building
permit.
3. Grant special review for reduction in on-site parking
requirements from five (5) spaces to four (4) spaces.
4. Recommend approval of sUbdivision exception for the purpose of
condominiumizing the two residences on 134 W. Hopkins subject to
the following conditions:
a. The applicant shall file a condominiumization plat with
the Pitkin County Clerk and Recorder's Office meeting the
requirements of section 7-1004.D(3) of the Municipal Code
and to the satisfaction of the Engineering Department.
b. The applicant shall file a statement of subdivision
exception to the satisfaction of the City Attorney prior to
recordation of the plat including:
1. Agreement to join any special improvements districts
formed in the future.
2. Waiver from the "purchase rights of existing
tenants" provision.
3. six month minimum lease restriction with no more
than two (2) shorter tenancies per year.
4. Payment of the affordable housing impact fee
according to the fee schedule in section 7-l008.c(3).
5. Agreement to relocate the existing evergreen on the
property and to replant a tree no less that one half
the size of the existing tree if it does not survive.
c. The applicant shall agree to have the structures
inspected by the Building Department for fire, health and
safety conditions and to abide by the Building Department's
requirements prior to recordation of the plat if the
applicants do not undertake renovation of the two residences
before condominiumization.
sb.134.2
9
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MEMORANDUM
To: Steve Burstein, Planning Office
From: Elyse Elliott, Engineering Department
Date: April 27, 1988
Re: Carley Historic Designation, Conditional Use and
Condominiumization
---------------------------------------------------------------
---------------------------------------------------------------
After reviewing the above application and making a site
inspection, the Engineering Department has the following
comments:
1. Parking - The applicant proposes to provide four on-site
parking spaces. Section 24-4.4 of the Municipal Code requires
one parking space per bedroom in the R-6 zone. There will be
five bedrooms in the new proposal (three in the structure on Lot
K and two in the structure on Lot L).
The proposed parking spaces are accessed from the alley which is
preferable to minimize vehicle conflicts on Hopkins Avenue and
First Street.
2. Plat - A final plat must be submitted that depicts both
structures and complies with this department's requirements.
3. Sidewalks - The applicant has agreed to join any future
special improvement districts. This project is in the district
that requires that sidewalks be installed on both frontages.
These must be 5' width minimum and comply with the Streetscape
Guidelines.
4. Drainage - Since this project will create more impervious
surface on this site, we require that a drywell be installed to
maintain the historic runoff in accordance to Section 20-l7(f).
5. Utilities -This project can be serviced by existing
utilities.
6. Circulation - The circulation of the area will not be
negatively impacted by this project.
7. Trash - The applicant's agreement to trash is acceptable.
8. Site Condi tion - There presently exi sts a large everg reen
tree on Lot L, the applicant does not address it's relocation.
^..
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CERTIFICATE OF MAILING
I, !le~ebY certity that on this -i.1.- day of ~
1986' " a true and correct copy of the attached N' hce of Public
Heari'ng was deposited in the United States mail, first-class
postage prepaid, to the adjacent property owners ap indicated on
the attached list of adjacent property owners which was supplied
to th~ Planning Office by the applicant in regard to the case
named' on the pUblic notice.
C!,O/vf(loOL .
Nancy
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PUBLIC NOTICE
RE: CARLEY HISTORIC DESIGNATION, CONDITIONAL USE AND
CONDOMINIUMIZATION
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, May 3, 1988, at a meeting to begin at 4:30 P.M., before
the Aspen Planning and Zoning Commission, 2nd Floor, Old City
Council Chambers, 130 S. Galena street, Aspen,.CO, to consider an
application submitted by Peter Carley, requesting Historic
Designation, Conditional Use and Condominiumization. The
applicant wishes to remodel the existing house located on Lot K,
Block 59, 134 W. Hopkins; and to move an additional historic
house to Lot L and build a two story addition to the rear of the
house to be moved. The applicant requests approval of conditional
use for two detached dwellings on a single-family lot and
condominiumization of the separate dwellings.
For further information, contact the Aspen/Pitkin Planning
Office, 130 S. Galena street, Aspen, CO 81611 (303) 925-2020,
ext. 223.
sIC. Welton Anderson
Chairman, Aspen Planning and
Zoning Commission
~
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Published in the Aspen Times on April 14, 1988.
city of Aspen Account.
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MEMORANDUM
FROM:
HOUSING AUTHORITY BOARD OF THE CITY OF ASPEN AND
PITKIN COUNTY, COLORADO
ANN PHILLIPS, PROPERTY MANAGER
TO:
DATE:
MARCH 20, 1988
RE:
CARLEY HISTORIC DESIGNATION, CONDITIONAL USE AND
CONDOMINIUMIZATION
BACKGROUND: The application is requesting exemption from GMP for
employee housing, Conditional Use and Condominiumization. The
applicant wishes to remodel the existing house located at 134 W.
Hopkins, move an additional historic house to the adjacent lot
and build a two story i addition to the rear of the house to be
moved. Our review is based on the condominiumization.
The new code amendment will require a fee of $11,175.00 (the
condominiumization is for a two bedroom @ $4,755.00 and a four
bedroom @ $6,400.00) to be paid for the condominiumization. The
Planning Director has approval to ask for this fee if he believes
it is appropriate prior to the code amendments being codified.
STAFF RECOMMENDATION: Staff suggests that the applicant pay the
nominal fee required by the new code revisions and suggests
approval of the application.
ACTION NEEDED: Approval of staff recommendation.
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MEMORANDUM
TO:
City Attorney
City Engineer
Housing Director*
FROM:
steve Burstein, Planning Office
RE: Carley Historic Designation, Conditional Use and
Condominiumization
Parcel ID# 2735-124-55-003
DATE:
March 14, 1988
----------------------------------------------------------------
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Attached for your review and comments is an application submitted
by John Kelly on behalf of his client, Peter Carley, requesting
Historic Designation, Conditional Use and Condominiumization.
The applicant wishes to remodel the existing house located on Lot
K, Block 59, 134 W. Hopkins, move an additional historic house
to Lot L and build a two story addition to the rear of the house
to be moved. The applicant requests approval of conditional use
for two detached dwellings on a single-family lot and con-
dominiumization of the separate dwellings.
Please review this material and return your comments no later
than April 8, 1988 in order for this office to have adequate time
to prepare for its presentation before P&Z.
Thank you.
*Jim, please talk to me before you comment on this application.
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ASPEN/PITKIN PLANNING OFFICE
130 S. Galena Stceet
Aspen, CO 61611
~ 925-2020
Date/l}{fli 14l/qrr
Dea< RE' 0:'tJA4< _, ~llmrUICmL. UC;:~~~
This iSUO~ infocm you that the Planning Office has completed its
preliminary r.eview of ~ captioned application. We have deter:mined
that youc application ~ NOT romplete.
Additional items r:equiced include:
~
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A...
Disclosur:e of Ownecship (one copy only needed)
Adjacent pr:oper:ty Owners List/Envelopes/Postage (one copy)
Additional copies Of entire application
Author: ization by owner for: representative to submit applica-
tion
Response to list of items (attached/below) demonstrating
compliance with the applicable policies and r:egulations of the
Code, or: othec specific materials
A check in the amount of $
Your applicationJfs1compf~te and we hafffie s~he~led it for
r:eview by the ----lLq-'=e.. on ___iJW/,:/-, We will
call you if we need any additio~al informa ion prior to that
date. . Sever:al days prior to your hearing, we will' call and
make available a copy .of the memorandum.. Please note that it
IS NOT' your responsibility to post your pr:operty with a
sign, which we can provide you for a $3.00 fee.
B. Your: application is incomplete, we have not scheduled it
review. at this time. When we. receive the materials we have.
requested, we will place YOU ~:)[r:he next available ~genda.
If you have any questions, please call U11UJ ~ ~fjh~) ,
the planner assigned to your: case.
Sincerely,
AS~KIN PlANNI~
()~
OFFICE
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CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: -3/ 'i:/~ ID AND CASE NO.
DATE COMPLETE: c? / (/ -
TAFF MEMBER: "7
:~:~~ ~~:s~ ~ Jwjalin/{&xJ/fLffltJj /!/;JR ,1Jt~r
APPLICANT
Applicant
,
)-
REPRESENTATIVE:
TYPE OF APPLJfATION: /
1 STEP: $" 2 STEP:
2) IF 1 STEP APPLICATION GOES TO:
CC PUBLIC HEARING DATE: ~d \ ~
3)
.P&Z
~7 HEARING
P&Z .
IS BEFORE:
l!
CC N/A
!JJoJCf'iL 14tlr! f INITIALS: (j1L--
DATE REFERRED:
REFERRALS:
/
v.
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city Attorney
City Engineer
Housinq Dir.
Aspen Water
City Electric
Envir. Hlth.
Aspen Consolo
S.D.
Mtn. Bell
Parks Dept.
Holy Cross
Fire Marshall
Fire Chief
Roaring Fork
Transit
School District
ROCky Mtn Nat Gas
State Hwy Dept(GW)
State HwyDept(GJ)
Bldg:Zon/Inspect
Roarinq Fork
Energy Center
Other
FINAL ROUTING:
DATE ROUTED:
INITIAL:
City A.tty
city Enqineer
Bldg. Dept.
Other:
FILE STATUS AND LOCATION:
,-.
,-.,.
MAR 8
t
JOHN THOMAS KELLY
ATTORNEY AT LAW
117 SOUTH SPRING STREET
ASPEN, COLORADO 81611
TELEPHONE (30$) 925-1216
March 8, 1988
Mr. steve Burstein
Aspen/Pitkin Planning office
Aspen City Council
Aspen Planning & zoning Commission
Re: Historic Designation Application
for Conditional Use, and
Condominiumization of Lots K & L
Block 59, city and Townsite of
Aspen
Ladies and Gentlemen:
This is a three-part application for historic designation
by the Planning and Zoning commission, the second is an
approval for a conditional use as permitted under Ordinance
42, Series of 1977 and finally a request for approval to
condominiumize the property pursuant to Section 20.22 of the
Code. I will address these applications in order.
1. Historic Designation. Applicants request historic
designation for the property as shown in the attached
application from the Planning & Zoning Commission. The basic
plan is to remodel the existing house situate on Lot K. and
then move, pursuant to the incentive provisions of Ordinance
42, an additional historic house to Lot L. Both houses would
be then extensively remodeled in a victorian motif. Details
of the plans are attached as prepared by Roger Kerr, Mr.
Carley's architect. On January 12, 1988, H.P.C. recommended
designation and gave conceptual approval to the plan. Roger
Kerr's plans generally incorporate the H.P.C. approval. We
believe our plans as attached a unique approach to restoration
and preservation which is of low impact as opposed to the type
of development we have seen in the west End. We are also
requesting relief as permitted under Ordinance 42 for minimum
setback site coverage and minimum distance between building
variations as set forth on Roger Kerr's plans which are
generally within the spirit of what the H.P.C. unanimously
,
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March 8, 1988
Page 2
approved at the January 12th meeting. We feel our plan is low
impact, typical of the type of residential development which
historically existed and fits the neighborhood well. In
addition, two historic structures, which is all likelihood
would be slated for destruction, will be preserved and
enhanced. Accordingly, applicants hereby respectfully request
historic designation approval by Planning & Zoning and
conceptual approval of the plan.
2.
request
Section
matters
Conditional Use Approval. Applicants further
conditional use approval pursuant to Ordinance 42 and
24.33 of the Code. Under the Code, the principal
of concern in granting a condition use are as follows:
A. Compatibility with the neighborhood. As stated
above, we believe our plan is unique and compatible with the
mixed Victorian residential nature of the neighborhood. I
would refer you to our updated plans, our H.P.C. applications
and the Planning Office memo recommending approval of same. I
think that our general plan has been found compatible by
H.P.C. and the planning staff. We would hope that P&Z would
concur. We feel our plan meets the goal of preservation and
restoration of the Victorian nature of our town which was the
whole purpose of Ordinance 42.
B. parking. Applicants plans show parking for
four (4) cars. This should be more than adequate in view of
the fact that Mr. Carley, who would own the unit on Lot L, is
a part-time resident and the number of spaces exceed the
number of bedrooms by one.
C. Pedestrian and Vehicular Circulation. The
proposed project would have little or no effect on vehicular
or pedestrian circulation. On site parking is now being
provided which did not exist previously. Again, this is a
low-impact project with little effect on the surrounding
neighborhood.
D. Trash. Trash will be kept in covered bins and
the property shall be covenanted against any storage of trash.
debris or junk other than in the designated area.
E. Water, Sewer and Other Utilities.
sewer and electricity are all currently available
on Lot K and there are no problems for obtaining
L.
City water,
to the house
them for Lot
~.I
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March 8, 1988
Page 3
F. Topography. The lots are flat and no unusual
problems exist regarding snow removal or drainage.
G. Compatibility with Existing zoning. The
proposed use - detached residential, is compatible with the
R-6 zone and the relatively' minor concessions made via
Ordinance 42 are a reasonable trade off for the benefits of
historical preservation and restoration received by the
neighborhood.
3. Condominiumization. Finally, applicants are
requesting permission tocondorniniurnize the property pursuant
to Section 20-19 and 20-22 of the Code. This approval would,
of course, be contingent upon the approval of historical
designation by P&Z, the final approval of designation by
H.P.C. and the approval of the condition use incentives of
ordinance 42 as requested above.
Obviously, my clients recognize that the proposed
condominiumization represents a subdivision under the
applicabel State statutes and the City Code. However, given
the fact that the primary intent and purpose of the
subdivision is to facilitate orderly and planned development
and (assuming approval of the Ordinance 42 incentives
requested above) the project will be within use and density
requirements and we believe an exception from strict
compliance with the Code is appropriate in this case.
The City's concern with condominiumization is reflected
in Section 20-22. The primary thrust of the Code appears to
be that there is no low to moderate tenant displacement. With
regard to the house being moved to Lot L from Spring Street it
was slated for demolition in any event, so it is essentially a
new structure for this property and there is no tenant
displacement. The existing house on Lot K has been rented by
the Loushin family at a rent of $700.00 per month plus
utilities. The current lease ends April 15, 1987. This
house, after remodel, will be occupied by Julie Wyckoff as her
primary residence. Julie is the owner/operator of "Cheap
Shots" and would probably fit into the moderate income
category. We would argue that there is no low to moderate
income displacement because the lease will terminate in any
event in April. Ultimately, the property will be improved or
the house demolished and removed from the moderate rental
inventory. In the event Council should find that the house
,.....,
~
March 8, 1988
page 4
situate on Lot K does adversely affect the low to moderate
income housing probl~m, we would be willing to mitigate this
impact (insofar as the existing house on Lot K) with a cash
payment as contained in the new proposed Land Use Code. This
would seem appropriate mitigation in this case particularly
since this will in all likelihood soon be the law in any case.
My clients understand that upon condominiumization, the
units shall be subject to a six-month r~ntal restriction as
provided in the Code. They further agree to join any special
improvement districts which may be formed which affect the
neighborhood.
My clients would request approval to condominiumize,
subject to meeting all of the Engineering Dept.'s requirements
for the Condominium Map.
Conclusion. We would hope that ~lanning & zoning, H.P.C.
and Council would look favorably on these applications. My
clients have spent months on this project and have been
involved in the formation of Ordinance 42, Series of 1987,
from the start, and I believe we are among the first to come
before you under the preservation ordinancel While the
interaction of these applications is somewhat confusing, our
goal is not. Our aim is to recreate a historical setting
through the preservation ordinance in such a way as to have no
or little impact on the neighborhood. Out total square
footage is less than would be allowed for a single family
house, under current zoning. We feel our plan is creative and
unique and could, if approved, encourage the preservation of
some of the lower-r~~ed historical structures and enhance the
atmosphere of our town.
Per your request, I enclose the following:
1. List of property owners (with stamped, addressed
envelopes) ;
2. updated title commitment showing ownership;
3. plans and drawings of Roger Kerr which include data
regarding our application to H.P.C.
~
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March 8, 1988
page 5
4. Square footage calculations prepared by Roger Kerr.
5. Checks for fees as requested.
If you need anything further, please contact me
immediately. As you are aware, our time is short and we
request a hearing at the earliest possible date.
JTK/og
Enclosures
cc: Peter Carley
Julie Wyckoff
John Thomas Kelly
.",...."
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REQUEST FOR HISTORICAL DESIGNATION
REQUESTORS: SCOTT AND CAROLINE },!CDONALD
PROPERTY: LOG HOmm0 300 W. MAIN ST. BLOCK 44 LOTS Q,ne,s.
REFERENCE: ATTACHED CHRONOLOGICAL HISTORY FOR 300 W. MAIN ST.
HOUSE CONSTRUCTION ON 300 W. MAIN WAS CQi,IPLETED IN ]',844, SIX
YEAP.8 Sl!O!lT or THE 50 YEP,R REQUIREMENT . TIlE STRUCTURE DOBS
MERIT HISTORICAL DESIGNATION FOR THE FOLLOWING REASONS:
1. THE HOUSE IS THE ONLY PROMINENT SURVIVING CITY STRUCTURE..:..,.:.....:.,....
REPRESENTATIVE OF TURN OF THE CENTURY LOG HOUSE CONSTRUCTION.
MANY LOG STRUCTURES EXISTED IN VICTORIAN ASPEN AND WERE
LATER SHEATHED WITH FACADES. THIS'SIillATHING PRACTICE OCCURED
UP TO THE MID 1060s.
2. HOUSE CONSTRUCTION WAS PERFORMED BY OLD TIllE ASPENITE LEO
"POPE" ROWLAND, "RED" ROWLANDS BROTHER, AND VALLEY MASON JOHN
PARSONS.
3. THE HOUSE IS ONE OF THE FIRST nmlES BUILT IN ASPEN AFTER
TIlE TURN OF THE CENTURY
(' ...
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THE LOG CABIN
300 WEST HAIN
ELK 44 LOTS Q. R.&. S.
CHRONOLOGICAL HISTORICAL FACT SHEET
1893 ORIGINAL STRUCTURE ON WILITZ !:IAP AT EXACT sAlm
LOCATION ON LOTS R g., fl, ORIGINAL SHED ALSO AT
MAPS LOCATION
-FRAAill AND CLAPBOARD
1893 ASPEN DIRECTORY SHOWS A.B. SHELLEDY, SUnVEYOR
AND S.A. SHELLEDY AT 304 MAIN ST. (LOTS Q.R.&S.)
STRUCTUIlE REBUILT OR TORN DOWN 193-1940 ?
1937 - 1944
"ONE OF THE FIRST STRUCTURES BUILT AFTER THE
. 1890' SOl R01IONA MARKALUNAS
BUILT ACCORDING TO RECORDS AND EYEWITNESS ACCOUNTS
(WAREN CONNORS, ASSESSORS OFFICE) BETWEEN 1937 &. 1944
1. WAREN CONNORS NOTED LEO ROWLAND BUILDING ON IT
IN 1944 (COUNTY RECORDS SHOW L. ROWLAND TAKING
A LIEN ON VERA WURLS" PROPERTY IN 1937.)
2. MR. CONNORS ALSO SAW JOHN PARSON, THE VALLEYS
MASON BUILDING "TIlE EXCEPTIONALLY LARGE AND
UNUSUAL ROCK FIREPLACE"
""'"
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APPLICATION FOR HISTORICAL PRESERVATION
APPLICANTS: SCOTT AND CAROLINE MCDONALD
INTRODUCTION
APPLICANTS REQUEST FOR HISTORICAL DESIGNATION OF 300 W.
MAIN ST. IS PREDICATED ON THE INCENTIVE OF CONDITIONAL USE OF
THE ORIGINAL STRUCTURE AS A RESTAURANT.
THE HISTORICAL IMPORTANCE OF THE ORIGINAL STRUCTURE IS
ENHANC5D ONLY BY PUBLIC VIEWING OF THE INTERIOR.
THE PRESENT HPC, P&Z, CITY COUNCIL REVIEW PROCESS DOES
NOT INTEGRATE HISTORICAL DESIGNATION WITH CONDITIONAL USE OF A
PROPERTY. THAT IS HISTORICAL DESIGNATION BEING CONTINGENT TO
GRANTING A CONDITIONAL USE. THIS IS NECESSARY TO ALLOW ALTER-
NATIVE PROPERTY DEVELOPEMENT. IF CONDITIONAL USE FOR THE
ORIGINAL STRUCTURE AS A RESTAURANT IS DENIED ALTERNATE DEVELOPE-
MENT OF THE PROPERTY MUST PROCEED. DUE TO THE CENTRAL LOCATION
OF THE STRUCTURE RELATIVE TO LOTS Q, R fz S COMMERCIAL DEVELOPE-
ME NT WOULD NECESSITATE DE!10LITION. UNDER THE PRESENT REVIEW
PROCESS OF BEING HISTORICALLY DESIGNATED FIRST COULD ELIHINATE
THE El.l0LITION OPTION OR ALTERNATE DEVELOPEIdENT IN A REASONABLE
PERIOD OF TIME. THIS WOVLD BE AN UNREASONABLE ECONOMIC HARDSHIP.
THE DESIGN OF THE PROPOSED ADDITION !.!INIIIIZES THE VISUAL
IHPACT ON THE NEIGHBORHOOD AND IS VISUALLY SUBOEDWATE TO THE
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ORIGINAL STRUCTURE.
THE ADDITION HAS BEEN INSET ON THE NORTH SIDE RELATIVE TO
THE ORIGINAL STRUCTURE AND ADDS APPROXIMATELY 2800 SQ FT OF
FLOORSPACE FOR FAMILY AND EIlPLOYEE HOUSING. THAT IS A TOTAL
OF APPROXIMATELY 3880 SQ FT OF EXTERNAL FLOOR SPACE OF ImICH
APPROXIHATELY 1+00 SQ FT IS THE RESTAURANT. A 9,000 SQ FT
SITE IS ALLOWED 6750 SQ FT OF EXTERNAL FLOOR SPACE.
THE ROOF LINE OF THE ADDITION MATCHES THE ROOF OF THE
EXISTING STRUCTURE,ROOF APEX AT 19' 10" ABOVE GRADE, 14.5 FT
BELOW THE APEX OF THE ADJACENT CARRIAGE HOUSE. PITCH ROOF APEX
BY CODE (24.7) MAY BE 30 FT ABOVE GRADE. ADDITION OFFSET FROM
!.IAIN ST. IS 42.8 FT BY CODE (24.3.3, 24.3.7) THIS MAY BE 10 FT.
THE OFFSET FROH THE CARRIAGE HOUSE PROPERTY LINE IS S FT, BY
CODE THIS IS 5 FT. THE ALLEY OFF SET IS 5.2 FT., BY CODE THIS
IS 15 FT.
CONSTRUCTION MATERIALS OF THE ADDITION MATCH THOSE OF THE
ORIGINAL STRUCTURE TO MINIMIZE VISUAL DETRACTION.
AGAIN IN CONCLUSION THE INCENTIVE FOR TRIS !!ODEST DEVELOPE-
!lENT IS TO HAVE HISTORICAL DESIGNATION CONTINGENT UPON CONDIT-
IONAL USE OF THE ORIGINAL STRUCTURE AS A RESTAURANT. THE
ALTERNATIVE WILL BE DEHOLITION AND PROPERTY DEVELOPE!!ENT PER
"0" 201'11:\0 CODES. DUE THAT OUR RESIDENCE ON THE PROPERTY WOl'LD
NOT BE ECONOHICALLY VIABLE OR DESIRABLE THE PROPERTY WOULD BE
DEVELOPED TO THE ALLOWABLE LEnTS.
1/19/88
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Donohoe Keith W. Donohoe 804 422 5797 01 12 2547
4300 John Silver Road 804 464 3240
Virginia Beach VA 23455
Duesdieker Robert W. Duesdieker 01 0631 21
622 West Exchange St. 816 727 3472
Kahoka MO 63445
Dwyer/Sanders Dwyer/Sanders Coso (& Sanditen) 512 327 7415 06 08 26 43
1101 Capital of Texas Hiway So. 512 266 9405
Building D. Suite 200
Austin TX 78746
Dwyer/Sanders
Dwyer/Sanders Companies
1101 Capital of Texas Hiway So.
Building D, Suite 200
Austin TX 78746
512 327 7415
512 266 9405
06 12 29 44
Eckert Robert J. Eckert 714 476 7400 12 08 28 49
22 Byron Close 714 493 0710
Laguna Nigel CA 92677
Edgar Ralph and Judy Edgar 414 245 4477 02 13 32 23
Post Office Box 457 414 245 5105
Williams Bay WI 53191
Ellett John & Edith Ellett 08 34 35 36
301 No. Main Street 904 372 8481
Gainesville FL 32601
,^
-,
F~bruary 25, 1988
Page 1
File SML OWners
LAST NAME
NAME AND ADDRESS
PHONE
UNIT WEEKS
Allen
Leonard, Betty and Sam Allen
850 Allen Avenue
800 251 6857
615 526 4303
05523122
Cookeville
TN
38501
Amplatz
Maria and Grace Amplatz
2330 Larkin Apt 52
11 07 32 48
415 775 4649
San Francisco
CA
94109
Amplatz Dr. Kurt A. Amplatz 612 626 6009 04 06 31 48
10 Evergreen Road 612 483 0883
St Paul MN 55110
Barsanti Ronald P. & Diane V. Barsanti 312 766 1850 10 09 12 29
122 Joan Drive 312 382 6787
Barrington IL 60010
Boone
Dr Craig and Beverly Boone
Roural Route 2, Box 91Al-2
317 521 1157
317 984 9180
11 103549
Noblesville
IN
46060
Brugger Kent and Peggy Brugger 605 394 4143 12 03 34 22
3203 Ponderosa Place 605 348 6188
Rapid City SO 57702
Brugger/Romero Brugger/Romero 605 394 4143 12 02 11 33
3203 Ponderosa Place 605 348 6188
Rapid City SO 57702
Cea Dr. Ann Cea 914 253 9200 07 08 25 40
Roger Drive 203 869 9194
Greenwich CT 06831
Clindinst
John M. Clinedinst
Booth Agency
2 Bell Terrace
Bernardsville NJ
201 766 2100
201 766 1854
05 07 31 40
07924
Clinedinst John M. Clinedinst 201 766 2100 10 07 31 15
Booth Agency 201 766 1854
2 Bell Terrace
Bernardsville NJ 07924
D'Souza Vincent "J. D'Souza 12 06 32 39
Dept. of Radiology 919 748 4435
300 So. Hawthorne Rd.
Winston Salem NC 27103
Cansey, Jr. William E. Dansey, Jr. 919 756 8700 06 51 5023
Wedco, Inc.
PO Box #443
Greenville NC 27834
-
,-,
Page'~1
File SML OWners
LAST NAME
NAME AND ADDRESS
PHONE
UNIT WEEKS
Nichols
Charles P. Nichols M.D.
700 West Avenue, So
608 785 0940
507 896 2522
04 03 30 49
La Crosse
WI
54601
Pixler
Jack & Betty J. Pixler
Post Office Box 1025
303 249 3356
02 06 35 23
Montrose
CO
81402
Pixler
Jack and Betty Pixler
Post Office Box 1025
303 249 3356
07 07 34 20
Montrose
CO
81402
Prescott
David M. & Gayle E. Prescott
235 Brook Place
303 492 8381
303 447 0048
11 52 33 23
Boulder
CO
80302
Price
Douglas Lee Price
PO Box 34588
301 469 8934
301 365 7067
02 02 27 49
Bethesda
MD
20817
Price
Douglas Lee Price
PO Box 34588
301 469 8934
301 365 7067
02 03 26 48
Bethesda
MD
20817
Randall
Scott E. Randall
197 7th Avenue #20
212 818 8900
212 691 6017
05 08 34 48
New York
NY
10017
Rome ro Paul and Penelope Romero 505 296 3873 05 02 03 39
9 West Lake Drive, NE 415 465 5358
Albuquerque NM 87112
Romero Paul and Penelope Romero 505 296 3873 05 10 29 23
9 West Lake Drive, NE 415 465 5358
Albuquerque NM 87112
Romero/Brugger Romero/Brugger 505 296 3873 12 02 1133
9 West Lake Drive 415 465 5358
Albuquerque NM 87112
Rose Alvin & Jacqueline Rose 02 10 33 50
2000 S. Bayshore Dr., Villa 34 305 858 7371
Miami FL 33133
Ross
David C. Ross
921 So. Vine
744 8631
05 09 32 24
Denver
CO
80209
Page '
~,
File SML OWners
LAST NAME
NAME AND ADDRESS
PHONE
UNIT WEEKS
Lund
Gunner B. Lund
706 No. 58th Street
402 559 6972
402 553 6919
08 06 07 40
Omaha
NE
68132
Mad Dog
Mad Dog Enterprises
Robert Tyler & Paul Hines
3156 Penobscot Bldg.
Detroit MI 48226
313 961 2575
313 646 4316
10 11 26 22
Mad Dog
Mad Dog Enterprises
Robert Tyler & Paul Hines
3156 Penobscot Bldg.
Detroit MI 48226
313 961 2575
313 646 4316
10 10 35 49
Margrave
Bruce L. Margrave
60 Orchard
800 854 8454
714 559 4153
11 11 3447
Irvine
CA
92720
Mason
John T. Mason and Associates
John,Kerry,Jacob & Shawn Mason
PO Box 98146
Tacoma WA 98498
206 582 6505
07 01 02 23
Morris James and Carol Morris 804 463 7200 06 02 38 42
824 Quail Point Cove 804 481 0295
Virginia Beach VA 23454
Morrison, Sr. Norman D. & Merna J. Morrison, Sr. 806 274 7161 08 24 26 52
1403 Blue Bonnet 806 273 3228
Borger TX 79007
Morrison, Sr. Norman D. & Me rna J. Morrison, Sr. 806 274 7161 06 133621
1403 Blue Bonnet 806 273 3228
Borger TX 79007
Mosettig/Leon Micheal Mosettig and Ruth Leon 703 998 2815 01 32 33 22
155 West 68th 212 787 3731
New York NY 10023
Munden Evelyn & Cameron Munden 804 425 1900 05 49 50 51
615 N. Birdneck Road 804 428 8447
Virginia Beach VA 23451
Munden Evelyn and Cameron Munden 804 425 1900 06 10 30 47
615 N. Birdneck Road 804 428 8447
Virginia Beach VA 23451
Newman Dennis R. & Patricia L. Newman 303 431 9400 02 30 31 39
9305 Blue Mountain Drive 303 642 3292
Golden CO 80403
-
,,,-,
Page /JI
File S/1L OWners
LAST NAME
NAME AND ADDRESS
PHONE
715 834 2004
715 832 3289
UNIT WEEKS
Grewe
Thomas and Mary Grewe
3751 Halsey Street
04 08 09 24
Eau Claire
WI
54701
Grewe
Thomas & Mary Grewe
3751 Halsey Street
715 834 2004
715 832 3289
04 07 25 26
Eau Claire
WI
54701
Halverson
Joan and Jim Halverson
15734 Maple Island Ct.
-0-
612 435 7379
05 04 33 41
Burnsville
MN
55337
Harn
Raymond Harn,Developer,SME
Cheeseman Construction Co.
1840 South Walnut Street
Freeport IL 61032
815 235 7171
Harrel, Jr.
Tracy and Frances Harrel, Jr.
Post Office Box 112
01 02 28 49
318 628 6177
Winfield
LA
71483
Heinz Jeffrey,Christopher,Bradley Heinz 312 763 3441 08 01 02 15
5508 North Nordica
Ch ica go IL 60656
Henry Stephen Henry 818 797 2919 06 0331 15
201 So. Lake Ave. I Suite #504 818 798 8766
Pasadena CA 91101
Huley Marc J. Huley 7 13 1442
834 East Midlothian 216 783 1492
Youngstown OH 44502
Ivan Thomas Micheal Ivan 216 832 9723 2 5201 14
258 Oak Drive 216 494 1037
North Canton OH 44720
Korobow
Beverly Korobow
Two Lincoln Square #23D
07 35 36 22
212 769 1691
New York
NY
10023
Korobow
Beverly Korobow
Two Lincoln Square, #230
05 272821
212 769 1691
New York
NY
10023
Kryvoruka
John Kryvoruka
6815 R~mmet Ave, #122
818 715 2762
818 347 8163
01 11 30 24
Canoga Park
CA
91303
~ Page c
File SML OWners
LAST NAME NAME AND ADDRESS PHONE UNIT WEEKS
Ellis Sharon Ellis 312 875 6959 07 09 30 46
1400 North State Parkway, #18-B 312 266 9693
Chicago, IL 60610
Farmer Cort and Lucille Farmer 714 599 0954 10 13 1448
3 Mesquite Place 714 591 1449
Phillips Ranch CA 91766 ,
Ferdman Debora Ferdman 809 783 0307 07 04 29 47
GPO Box 3136 809 789 3425
San Juan PR 00936
Ferguson
Carol Ferguson
10524 Pine Tree Lane
313 625 4219
01 13 14 15
Goodrich
MI
48438
Florenai
.Ado & Carol Florenai
4182 Ridge Road
616 925 3225
616 429 3619
07515021
Stevens'ville
MI
49127
Folkes Bill and Janet Folkes 804 428 8577 07 52 27 24
4428 Revere Drive 504 467 3468
Virginia Beach VA 23456
Foster Earnest and Betty Foster 813 867 9513 05 05 0637
6294 Bahia Del Mar Circle #1001
St. Petersburg FL 33715
Foster, Jr. Paul M. & Susan C. Foster, Jr. 512 723 5581 04 04 27 40
316 Montana 512 724 4317
Laredo TX 78041
Foster, Jr.
Paul and Susan Foster, Jr.
316 Montana
512 723 5581
512 724 4317
07 05 26 44
Laredo
TX
78041
Foster, Sr. Paul M. & Pearl l~. Foster I Sr. 07 06 38 41
106 Lintric Drive 617 337 3582
So. Weymouth MA 02190
Greely John & Georgiana M. Greely 02 07 08 24
1600 So. Eads St. I #513 S 703 521 2525
Arlington VA 22202
Greely John & Georgiana Greely 02 09 28 47
1600 So. Eads St. I 4513 S 703 521 2121
Arlington VA 22202
~
-.
P~ge 8,
File SML OWners
LAST NAME
NAME AND ADDRESS
PHONE
UNIT WEEKS
12 51 50 30
Stark
Robert and Yvonne Stark
818 Valley View Drive
605 624 8193
Vermillion
SO
57069
Stokes
Robt.Wm. & Shirley Ann Stokes
795 Barranca Road
505 662 4918
505 667 8554
02 51 29 22
Los Alamos
NM
87544
Stokes Robt.Wm. & Shirley Ann Stokes 505 662 4918 01 51 29 40
795 Barranca Road 505 667 8554
Los Alamos NM 87544
Strand/Reinking Keith Strand and Roxanne Reinking 713 638 5442 05 11 25 15
33 South Elliot Place 718 855 3709
Brooklyn NY 11217
Studer Bettie M. Studer 10 27 28 39
128 Jordan Avenue 415 668 8813
San Francisco CA 94118
Swanson
James and Joan Swanson
6813 Hillside Lane
10 523247
619 941 3925
Edina
MN
55435
Talbot Doug and Cheryl Talbot 804 463 3060 06 07 1439
303 Lynnhaven Parkway #202 804 428 4513
Virginia Beach VA 23456
Taylor William E. & Mary Ann Taylor 513 753 5520 01 52 27 41
1230 Hayward Avenue 513 321 3700
Cincinnati OH 45226
Tillyer Micheal and Joseph Tillyer 201 627 8102 07 11 3749
2 Chester Avenue 201 627 8735
Rockaway NY 07866
Wardlow James R. & Sylvia A. Wardlow 513 224 7181 11 50 51 24
P.O. Box 185 513 897 9655
658 Joyce Lane
Waynesville OH 45068
Wedgeworth Robert & Chung-Kyun Wedgeworth 212 280 2292 04 01 2152
25 Midvale Road 914 472 7428
Hartsdale NY 10530
Weigner/Hume Brent Weigner & Sue Hume 307 632 8983 12 o 1 25 24
3204 Reed Avenue 307 632 2602
Cheyenne WY 82001
~,
Page 7
~
File SML OWners
LAST NAME
NAME AND ADDRESS
PHONE
UNIT WEEK:S
07 03 28 15
Roth
Howard and Nancy Roth, Jr.
7912 Marbella Court South
305 356 9592
305 351 2349
Orlando
FL
32819
Rozran Jack Rozran 312 337 1244 05 122647
875 W. Huron 312 472 3838
Chicago IL 60622
Russell Don and Elizbeth Russell 804 467 7000 06 05 25 49
2972 Adam Keeling Rd 804 481 7718
Virginia Beach VA 23454
Russell
Don and Liz Russell
2972 Adam Keeling Rd
804 467 7000
804 481 7718
06 11 32 48
Virginia Beach
VA
23454
Sanchez
Juan A. & Marcella Sanchez
Andes Communications, Inc.
85-06 Roosevelt Avenue
Jackson Heights NY 11372
718 651 9770
01 08 36 20
Sandi ten
Dean Sanditen (& Dwyer/Sanders)
5303 Spring Field Ave.
Sandi ten Properties
Laredo TX 78041
512 723 5821
512 723 6916
06 08 26 43
Sandi ten
Dean Sanditen
5303 Spring Field Avenue
Sanditen Properties
Laredo TX 78041
512 723 5821
512 723 6916
06 52 34 35
Shel ton Wesley Dean Shelton 605 343 1744 01 04 50 23
Rt 8, Box 1740 605 341 5346
Rapid City SO 57702
Shepa rd Stephen and Shoshonnah Shepard 617 899 7714 07 1031 39
29 Prospect Street 617 263 4898
Acton MA 01720
Sibilio
Don and Arlene Sibilio
16 Victory Drive
203 655 2255
203 655 9941
06 09 24 28
Darien
CT
06820
Stabler
Carl L. & Barbara L. Stabler
14355 Kellywood
05 35 36 20
713 497 1688
Houston
TX
77079
Stark
Robert and Yvonne Stark
818 Valley View Drive
08 31 32 49
605 624 8193
Vermillion
So
57069
- ,-" Page 9
File SML OWners
LAST NAME NAME AND ADDRESS PHONE UNIT WEEKS
Weigner/Hume Brent Weigner & Sue Hume 307 632 8983 12 52 31 47
3204 Reed Ave. 307 632 2602
Cheyenne WY 82001
Williams James & Nancy Williams 512 723 2046 06 01 3341
210 Belair
Laredo TX 78041
Wood
H. Stanley Wood
Shadow Hill
Burnt Mill Road
Chadds Ford PA
215 358 2105
215 388 7850
05 13 1443
19317
Yarbrough Russell and Paula Yarbrough 501 374 0216 06 04 37 40
621 West 8th Street 501 851 3994
Little Rock AR 72201
Zalnis Doug Zalnis 07 32 33 48
PO Box 76 920 1056
Aspen CO 81612
-,
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Insurance @rporation
NATIONAL HEADQUARTERS
RICHMOND. VIRGINIA
JOHN THOMAS KELLY
117 S. SPRING STREET
ASPEN, COLORADO 81611
Pitkin County Title, Inc., a duly licensed Title Insurance
Agent in the State of Colorado hereby certifies the following
list is a current list of adjacent property owners within 300
feet of the subject property set forth on Schedule "A"
attached hereto and made a part hereof, as obtained from the
most current Pitkin County Assessors Tax Rolls.
NAMES AND ADDRESSES
BRIEF LEGAL
HAZEL LOUSHIN
KATHERINE J. KASPAR
MARK ANDERSON
LORI ANDERSON
TAD ANDERSON
P.O. BOX 582
ASPEN, COLORADO 81612
SUBJECT PROPERTY
GIDEON KAUFMAN
SUITE 305
315 E. HYMAN AVE.
ASPEN, COLORADO 81611
LOTS A,B, BLK. 59
RALLI DIMITRIUS
JO-ELLAN HUEBNER-DIMITRIUS
200 SOUTH SIERRA MADRE BOULEVARD
PASADENA, CALIFORNIA 91109
LOTS C,D, BLK. 59
SEBASTIAN J. BRUNGS
CECILIA A. BRUNGS
P.O. BOX 966
NEW CASTLE, COLORADO 81647
ASPEN'S MOLLY GIBSON PROPERTIES
120 WEST HOPKINS AVE.
ASPEN, COLORADO 81611
LOTS M,N,R,S, BLK. 59
LOTS O,P,Q, BLK. 59
..._______.._.._.._.._..._.._.I_.Il!_.._.._.._..___.._..1_.'-.1.'--.-."--..""1('.._.'_.1_.'.-...-..-
orm 100 Litho in U.S.A.
35-0-100-0041/2
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k,wyers Jtle
Insurance @rpomtion
NATIONAL HEADQUARTERS
RICHMOND, VIRGlNIA
J.P.W.
c/o RICHARD J. LAUTER << COMPANY
11801 WASHINGTON BOULEVARD
LOS ANGELES, CALIFORNIA 90066
UNITS 1,2,3,5.6,7,8,
10,11,12,13,16-34
ASPEN SKI LODGE
RONALD FRANK ROSNER
707 WILLIAM STREET
FREDERICKSBURG, VIRGINIA 22401
#4, ASPEN SKI LODGE
CLUB ASPEN PARTNERSHIP
c/o STUART SCOTT, LTD.
720 EAST HYMAN AVE.
ASPEN, COLORADO 81611
UNITS 14, 15
ASPEN SKI LODGE
ASPEN SKIING COMPANY
P.O. BOX 1248
ASPEN, COLORADO 81612
E.7.5' LOT B,ALL LOTS
C,D,E,F,G, BLK. 60
ARTHUR EVANS
MARY ELLA EVANS
6317 BELMONT
HOUSTON, TEXAS 77005
LOTS H, I, BLK. 60
ROBERT P. BURKE
DEBORAH BURKE
7610 SOLlMAR CIRCLE
BOCA RATON, FLORIDA 33433
UNIT 1-A,COTTONWOOD
MARTIN R. WARSHAW
ALICE M. WARSHAW
P.O. BOX 8976
ASPEN, COLORADO 81611
UNIT 2-A,COTTONWOOD
AL BOWMAN
10324 EL CABALLO COURT
DELRAY, FLORIDA 33446
UNIT 3-A,COTTONWOOD
TOM B. CRAWFORD
BRUCE G. GAYLORD
SUITE 1750
1800 WEST LOOP SOUTH
HOUSTON, TEXAS 77027
UNIT 1-B, COTTONWOOD
EMILIO DE TURRIS
31 BRAMBLE LANE
MELVILLE. NEW YORK 11747
UNIT 2-B, COTTONWOOD
FRANCES E. RICHARDS
ROUTE 2
203rd AND HILLTOP ROAD
MOKENA, ILLINOIS 60448
UNIT 3-B, COTTONWOOD
...1_............-..-.._.._..1_."-..'-..1_..1_.._..'-.."'.._.."'..1_.."'..._..'_.."'.._._.1_.11I1_..'_.._.1_.._.._
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35-0-100-0041/2
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fu,wyers1fde
Insurance @rporation
NATIONAL HEADQUARTERS
RICHMOND, VIRGINIA
JAMES C. BRENNAN
417 ROYALE STREET
NEW ORLEANS, LOUISIANA 70130
UNIT l-C, COTTONWOOD
WILLIAM F. GOODNOUGH
VIVIAN v, GOODNOUGH, ESTATE
P.O. BOX 8877
ASPEN, COLORADO 81612
UNIT 2-C, COTTONWOOD
ALBERT I. STRAUCH
4327 SOUTH YOSEMITE COURT
ENGLEWOOD, COLORADO 80110
ANN H. HYDE
P.O. BOX 12286
ASPEN, COLORADO 81612
UNIT 3-C, COTTONWOOD
UNIT l-D, COTTONWOOD
R. HART BEAVER
JOAN S. BEAVER
937 WILLOW STREET
LEBANON, PENNSYLVANIA 17042
UNIT 2-D, COTTONWOOD
BENJAMIN B. CASSIDAY, JR.
SUZANNE B. CASSIDAY
5621 KALANIANOLE HIGHWAY
HONOLULU, HAWAII 90212
UNIT 3-D, COTTONWOOD
ROBERT G. FABER
P.O. BOX 1606
FORT WORTH, TEXAS 76101
UNIT l-E, COTTONWOOD
FRANK TURK, JR.
212 NORTH CHICAGO STREET
JOLIET, ILLINOIS 60431
UNIT 2-E, COTTONWOOD
JANE ERB
P.O. BOX 3207
ASPEN, COLORADO 81612
UNIT 3-E, COTTONWOOD
ELLIOT L. COLES
2929 EAST HARTFORD AVENUE
MILWAUKEE, WISCONSIN 53211
UNIT 1-F, COTTONWOOD
RAYMOND J. KOENIG
ELIZABETH G. TRAGGIS
P.O. BOX 284
NEW LONDON, CONNECTICUT 06320
UNIT 2-F, COTTONWOOD
....___..'__III!'_.._._.._.._..'_.._.._..'_.."'..._.._..__.'-.."'.._..'--1.-.._..-.-..'-".'-..'-..-..'--.-..'-
orm 100 Litho in U.S.A.
35'()-' 00-004 '12
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Insurance @rporation
NATIONAL HEADQUARTERS
RICHMOND. VIRGINIA
RICHARD D. SCHOENFELD
SHIRLEY R. BACON
APARTMENT 1608
3 GROVE ISLE DRIVE
COCONUT GROVE, FLORIDA 33133
UNIT 3-F, COTTONWOOD
COTTONWOOD CONDOMINIUM ASSOCIATION
(NO ADDRESS AVAILABLE)
JOHN K. TIPTON
NANCY T. TIPTON
6477 E. MANOR DRIVE
ENGLEWOOD, COLORADO 80110
COMMON AREA
UNIT 1,
ASPEN TOWNHOUSE CONDO
MARY P. PULLEN
LIEUTENANT RIVER
OLD TYME, CONNECTICUT 06371
UNIT 2,
ASPEN TOWNHOUSE CONDO
ROBERTA R. LEWIS
167 BELLAIRE STREET
DENVER, COLORADO 80220
UNIT 4,
ASPEN TOWNHOUSE CONDO
JUDY MARKLE
2161 EAST FLOYD PLACE
ENGLEWOOD, COLORADO 81612
UNIT 5,
ASPEN TOWNHOUSE CONDO
BRUCE EDMONSON
UTE INVESTORS
P.O. BOX 9032
ASPEN, COLORADO 81612
UNIT 6,
ASPEN TOWNHOUSE CONDO
CHRISTIANNA SEIDEL
#7, 108 WEST HYMAN AVE.
ASPEN, COLORADO 81611
UNIT 7,
ASPEN TOWNHOUSE CONDO
KATHLEEN L. KRIEGER
GEORGE H. KRIEGER
STEPHEN E. KRIEGER
P.O. BOX 4342
ASPEN, COLORADO 81612
UNIT 8,
ASPEN TOWNHOUSE CONDO
ROBERT J. PIETRZAK
SUSAN RINGSBY PIETRZAK
1796 EAST SOPRIS CREEK ROAD
CARBONDALE, COLORADO. 81623
EILEEN LEWIS
#9, 108 WEST HYMAN AVE
ASPEN, COLORADO 81611
UNIT 3,
ASPEN TOWNHOUSE CONDO
UNIT 9,
ASPEN TOWNHOUSE CONDO
..._.._.._.._.._..'_.._.._.._..1_..._..._._.._.._.._..1_..1_.._....__.._.._.._..1_..._.._..__..1_...___
orm 100 Litho in U.S.A.
35-0-' 00-0041/2
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fu,wyersJtle
Insurance @rporation
r--..-..-..I-..-..-..--.-..-
NATIONAL HEADQUARTERS
RICHMOND, VIRGINIA
ASPEN TOWNHOUSE CONDOMINIUM ASSOCIATION COMMON AREA
CHARLES SEVERY
30 DEXTER
DENVER, COLORADO 80220
MARGARET B. DAY << COMPANY LOT A, W.22.5' LOT B,
c/o MADELINE DAY BLK. 60
6570 OLDE STAGE ROAD
BOULDER, COLORADO 80302
LEONARD A. SNYDER
ANDREA SNYDER
P.O. BOX 1487
ASPEN, COLORADO 81612
UNIT 1, KOCH CONDOS
ORR-DRAZEK PROPERTIES
SUITE 1
500 PATTERSON ROAD
GRAND JUNCTION, COLORADO 81506
UNIT 2, KOCH CONDOS
JULIA JACKSON PEAVY
3133 C BROADMOOR VALLEY ROAD
COLORADO SPRINGS, COLORADO 80906
UNIT 3, KOCH CONDOS
PAULINE ROSS
P.O. BOX 9969
ASPEN, COLORADO 81612
ROBERTA L. MENDELSON
MEL I. MENDELSON
GREG SHERWIN
CHRISTINE ELKINS
RIVERVIEW #1
1020 E. HOPKINS AVE.
ASPEN, COLORADO 81611
UNIT 4, KOCH CONDOS
UNIT 5, KOCH CONDOS
KOCH CONDOMINIUM ASSOCIATION
(NO ADDRESS AVAILABLE)
COMMON AREA
SANDOR W. SHAPERY
8008 GIRARD AVENUE
LA JOLLA, CALIFORNIA 92037
LOT Q, BLK. 53
RUTH HUMPHREYS BROWN
#8-B, 1201 WILLIAM STREET
DENVER, COLORADO 80218
LOTS 0, p, BLK. 53
MARY EMMA DEAN
205 WEST HOPKINS AVE,
ASPEN, COLORADO 81611
LOTS H,!, BLK. 53
---.--'--------...-.--.--.----..-.-_.__..1___.._...-..-.__.lI!l_..-..-.--._..I_..._..-..-..'-.-.-..-.--
orm 100 Litho in U.S.A.
35-0-100-0041/2
t"'" t"""\.
...-...-."-..-..-.._.._-Il!I_..'_..-'. . ....-...-.._.._..___._.._.._.._. ....-...-..-...-..1_.._.._.._.._
.- &.
fu.,wyerslitle
Insurance @rporation
NATIONAL HEADQUARTERS
RICHMOND. VIRGINIA
HOWARD A. VAUGHAN, JR.
P.O. BOX 367
HEBRON, ILLINOIS 60034
LOTS F, G, BLK. 53
LEE DEVELOPMENT CORPORATION
830 CEMETARY LANE
ASPEN, COLORADO 81611
LOTS D, E, BLK. 53
ASPEN KAY ASSOCIATES
TRUSTEES OF HAFT TRUST
c/o MARVIN L. KAY
3263 N. STREET N.W.
WASHINGTON, D.C. 20007
UNIT A, SHADOW MTN.
DAVID J. HAFT
9938 TOWER LANE
BEVERLY HILLS, CALIFORNIA 90210
SHADOW MOUNTAIN EQUITIES, INC.
c/o SHADOW MOUNTAIN LODGE
232 WEST HYMAN AVENUE
ASPEN, COLORADO 81611
UNIT B, SHADOW MTN.
FRACTIONAL ESTATES FOR
SHADOW MTN LODGE
SEE SEPARATE LIST AS
ASSESSOR DOES NOT LIST
OWNERS SEPARTELY.
HEINZ E. COORDES
KAREN V. COORDES
233 WEST MAIN STREET
ASPEN, COLORADO 81611
LOTS A-E, BLK. 52
CLAIRE M. NEWKAM
P.O. BOX 2808
ASPEN, COLORADO 81612
LOT F, W. 15' LOT G
BLOCK 52
HUGH A. CHISHOLM
EDITH CHISHOLM
435 WEST MAIN STREET
ASPEN, COLORADO 81611
E.15' LOT G, ALL LOTS
H,I, ELK. 52
SCOTT DOUGHTY
WYLIE DOUGHTY
1 CHANNING PLACE
CAMBRIDGE, MASSACHUSETTS 02138
CHARLES A. SMITHGALL, III
SALLY G. SMITHGALL
SHELLEY GRIFFITHS
2866 WYNGATE NW
ATLANTA, GEORGIA 30305
LOTS R, S, ELK. 52
LOTS P, Q, ELK. 52
...-.-..'---..-..-.._.._11_..1_._._..-..-.._.._,,1_...-...._..._..._.._.._.._..._.._.'1_.._.._..._.._
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35-0-1 00-0041/2
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Insurance @rporation
NATIONAL HEADQUARTERS
RICHMOND, VIRGINIA
CHRISTOPHER H. SMITH
DIANNA H. BEUTTAS
P.O. BOX 12366
ASPEN, COLORADO 81612
UNITS 1, 2, WEST SIDE
THOMAS T. CRUMPACKER
JUNE ANDREA HANSON
UNITED FIRST FEDERAL SAVINGS
AND LOAN ASSOCIATION-SARASOTA
324 WEST HOPKINS AVE.
ASPEN, COLORADO 81611
UNIT 3, WEST SIDE
MARY K. ANSTINE
14231 E. WARREN PLACE
AURORA, COLORADO 80014
UNIT 1, GARET CONDO
CHRISTOPHER P. MASON
P.O. BOX 7781
ASPEN, COLORADO 81612
UNIT 2, GARET CONDO
JOANNE L. BALL
P.O. BOX 3616
ASPEN, COLORADO 81612
UNIT 3, GARET CONDO
SUSAN F. BERRY
18 CANTERBURY LANE
SUMMIT, NEW JERSEY 07901
UNIT 4, GARET CONDO
CHARLES G. HESS
SUITE #5
222 WEST HOPKINS AVE
ASPEN, COLORADO 81611
UNIT 5, GARET CONDO
GIDEON KAUFMAN
SUITE 305
315 EAST HYMAN AVE.
ASPEN, COLORADO 81611
UNIT 6, GARET CONDO
LISE B. BODEK
P.O. BOX 736
ASPEN, COLORADO 81612
E 1/2 LOT N, ALL LOT
0, BLK. 51
DIANA BLUM
c/o STIRLING HOMES
600 EAST MAIN STREET
ASPEN, COLORADO 81611
LOT P, Q, BLK. 51
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35-0-100-0041/2
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~wyersJtle
Insurance @rporation
NATIONAL HEADQUARTERS
RICHMOND. VIRGINIA
O. LOUIS WILLE
FRANCES LYNETTE WILLE
200 WEST MAIN STREET
ASPEN, COLORADO 81611
LOTS R, S, BLK. 51
STEVE KO
LILY KO
132 WEST MAIN STREET
ASPEN, COLORADO 81611
LEASEHOLD ESTATE LOTS
K,L,M,N W 1/2 LOT 0
BLK. 58
CITY OF ASPEN
130 S. GALENA STREET
ASPEN, COLORADO 81611
LOTS, K,L,M,N, W1/2
LOT 0, BLK. 58
THE HOTEL ASPEN, LTD.
730 EAST DURANT AVENUE
ASPEN, COLORADO 81611
UNIT 101, HOTEL ASPEN
& UNITS 109,204,205,
206,207,208,209,210
211.
DR. JAMES W. DAVIS
3501 EAST 27TH AVENUE
LIGHT HOUSE POINT, FLORIDA 33064
UNIT 102, HOTEL ASPEN
DAVID SLOVITER
c/o CURTISS LABORATORIES
2510 STATE ROAD
BENSALEM, PENNSYLVANIA 19020
LEONARD HOROWITZ
ARLENE HOROWITZ
86 ACORN PONDS DRIVE
NORTH HILLS, NEW YORK 11576
PHILIP SILVERSTEIN
ROSALYN SILVERSTEIN
25 KNOLLS CRESCENT
BRONX, NEW YORK 10463
UNIT 103, HOTEL ASPEN
UNIT 104, HOTEL ASPEN
UNITS 105, 112,
HOTEL ASPEN
JOHN W. BLONIARZ
DONNA L. BLONIARZ
JAMES P. BROTSOS
MARY BROTSOS
1839 N. ORLEANS STREET, APT. 1
CHICAGO, ILLINOIS 60614
UNIT 106, HOTEL ASPEN
MARC W. COOPER
LARRY A. CAPUTO
518 SUSSEX ROAD
WYNNEWOOD, PENNSYLVANIA 19096
UNIT 107, HOTEL ASPEN
..._.._.._.._.~I_..I_.._.._.._.._.._..I_..I___.._.._.._.._.._..'_..'_..'_.._.._..'__'_.I._..'_.._..'_..u.
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~wyer811tle
Insurance @rporation
NATIONAL HEADQUARTERS
RICHMOND. VIRGINIA
DR. ROBERT D. FERGUSON
NANCY MC CAW
1356 HASTINGS DRIVE
LONDON, ONTARIO, CANADA N5X2J2
UNIT 108, HOTEL ASPEN
UNIT 110, HOTEL ASPEN
MIK RANCH ASSOCIATES
c/o HERB KLEIN
P.O. BOX 12035
ASPEN, COLORADO 81612
UNIT 111, HOTEL ASPEN
FRANK E. BOYNTON
ELIZABETH J. BOYNTON
HOWARD PAUL KLEIN
CAROLYN SUE KLEIN
1026 CLINTON STREET
CARROLLTON, TEXAS 75007
UNIT 114, HOTEL ASPEN
DR. JAY BRUCE BOSNIAK
LINDA BOSNIAK
1 SOUTH ARLENE DRIVE
WEST LONG BRANCH, NEW JERSEY 07764
UNIT 115, HOTEL ASPEN
WILLIAM M. KAPLAN
KATE KAPLAN
SUITE 4, MEDICAL ARTS BUILDING
200 KING'S HIGHWAY
MILFORD, DELAWARE 19963
UNIT 116, HOTEL ASPEN
MARC S. COOPER
BARBARA S. COOPER
334 KENT ROAD
BALA CYNWOD, PENNSYLVANIA Y9147
UNIT 117, HOTEL ASPEN
CORY J. CIKLIN
RICHARD B. CRUM
515 NORTH FLAGLER DRIVE
SUITE 1900
WEST PALM BEACH, FLORIDA 33401
UNIT 118, HOTEL ASPEN
RICHARD G. LUBIN
PENTHOUSE SUITE
REFLECTIONS OFFICE CENTRE
450 AUSTRALIAN AVENUE. SOUTH
WEST PALM BEACH, FLORIDA 33402
UNIT 119, HOTEL ASPEN
FRANCES FOSTER
IRVIN B. FOSTER
c/o LARRY SNYDER REALTY
1 ABINGTON PLAZA
JENKINTOWN, PENNSYLVANIA 19046
UNIT 120, HOTEL ASPEN
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fuJvyers litle
Insurance @rporation
NATIONAL HEADQUARTERS
RICHMOND, VIRGINIA
ALAN J. CIKLIN
BLAIR J. CIKLIN
1921 NORTH CONGRESS AVENUE
WEST PALM BEACH, FLORIDA 33401
UNIT 121, HOTEL ASPEN
LOUIS M. SILBER
BARBARA J. PARIENTE
SUITE 855
400 AUSTRALIAN BOULEVARD
WEST PALM BEACH, FLORIDA 33401
UNIT 122, HOTEL ASPEN
GEORGE T. SCHNEIDER
ANN L. SCHNEIDER
OSCHNER CLINIC
1514 JEFFERSON HIGHWAY
NEW ORLEANS, LOUISIANA 70121
UNIT 201, 203,
HOTEL ASPEN
ROBERT STEINHART
JO STEINHART
306 MILL RACE LANE
NEWTON, PENNSYLVANIA 18940
UNIT 202, HOTEL ASPEN
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PITKIN COUNTY TITLE, Inc.
Tille Insurance Company
601 E. Hopkins
Aspen, Colorado 81611
(303) 925-1766
EXHIBIT "A" LEGAL DESCRIPTION
LOTS K AND L,
BLOCK ill!,
CITY AND TOWNSITE OF ASPEN,
COUNTY OF PITKIN,
STATE OF COLORADO.
1"""'.
roger kerr and associates
r""\
job . .ame
C~y/tr;~f#r ,
21~,. /fl'l'"
date
40S~G pacific avenue architects
aspen, co. 81611 :30:3 825-8288
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PRE-APPLICATION CONFERENCE SUMMARY
PROJECT: I 3L.f w. HopKms
APPLICANT'S REPRESENTATIVE: Jbhh re'IC,!
REPRESENTATIVE'S PHONE: qlj-ll/6
>)-:l4-'86'
OWNERS NAME: peter [.,1" J Jvl,< W~,lrrq
SUMMARY
Type of Application: hilt,.;, ,(,,,,,I_t,(,~, wJ;WIA2-<;l- Gbntorjl.ivl\lt,hOh ,
Describe action/type of development being requested:
HA.J..{,.:\v' /:'J~:"l.,!j~,t"..,,'/ )vi.JjP1t ,\.o...fl.t./\J.<iv\l "~'J':{t'\l,~~;'VJfJ l11otl~j~ ~.fIJ.ON.:SVI,4 t"
.";,, ~" ",1 ,+ d-J J ak) --fJ-J-/' ~(J;:C<U1 1 ~ Ie ~ fT'MI<i, ~Nli'""tf"..yr<il}l ,. .. ,
Ph's )p-~! fl!~v .;,}fOVI!I-, ((due, r~II('^, LJ~15r'/"/~ . 60th cD~J;h,..1 0)<,,).. . '
ob,J""'niv..iL,tiQ); !l1v;} by (ubred tD ;-lilr,,:, Of,il",ti," 1f'r1>i">t;l,AJf'>t1\'f,d{C:r,rniY~Jlrrl,,,.t;, rtF/I:'
s.tb"k," t
Areas in which Appl icant has been requested to respond, types of 'bV<V'j",)-
reports requested: 1),")'lr"",~..,,.,
1M)', u,,;,h'0I15.
Policy Area/
Referral Agent
Comments
0, },,, ,11,1113 H IOf r"'M,.tl .l""f""L"; I- ("I"f1,) )f~I(.";i(",1
d" f");' Il--./ ,WI i< .Jlwvl ^' fA'11 (.,j, U,UU;(Idl' [I v J(.
',h", Itllfpvl<"j'('J) pddf""r V'h;'"'" "",I.iI",
lei ]""'" 11)",J<Y&H",v-
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2.
3.
HPL
(i:' "~il:^~ orf'J(-(
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(0, lor. ,^ I"' - pffli",r 51,,1.,1 ))%9 ~ O-'2'J. fel',..rdi, plio,);!,;, "( f,,) ,L!,
h ,c\ ":1 , 6"", ~"', It~\< He ,I n, j d~t) v.die '1'>1;\ hil) coJ, ,
), . .... ....
q~11v,t(t it Surve; ~JI(cJ,~ fl4HS ("iAT rIUI'''', vr,I'\'''IP,'' (,"1 JCir<vl.t,0",
f1 Jfff~<,i h),,, (vlcr" i"l' A;\f",tr J,d,"'kllje )tra;!' ) l i~f",.II( \ .
Lh~I"H.er-1'1~
7 .
(P&Z Only) (CC/BOCC Only)
GBl) (NO)
AfN2
Did you t~1~ applicant to submit list of -~~l'ROPER.TY
OWNERS? <<YE~~ (NO) Disclosure of OWnership: (YEsD : (NO)
r.{JIII",,')DD~'f1 . . .' (f '.." <t16~O
What fee was applicant requested to submit: /yqot ~ots-O' "'I''l\I.n,T".)"u
i-~'l-n
~en to CC/B~
,.
Review is:
5.
6.
publ ic Hearing:
8.
Anticipated date of submission:
9.
COMJ-IENTS/UNIQUE CONCERNS:
'(~ M^>lh.1
Hov"^ ofFif~
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vote~h,)~ ;9!Vf~
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\ Y(l..fL}-t.-.!Jl1 11~~~111 l~)~-(' ."
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e,II'f',1 nvi,,, I de1vaei 1 "",,0 % '~'~"-'prY"'.I~ ,((1;"1,,, _f,y'
..:1 r) J , ,1...1! 0" _ dO-fJ IT s. t r l '-t for- cO)! dl 1\0\0..1 l,IJ"( lo. 011 do j~" tl"bl1 ?
a y)!iCAfion il\lldl(\~ s:,'t..Q, lj;,~1 drl(1 CPj1~rrt'1~""'lt,1.,1i1S\... .IJt
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F. .
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elt)' AHopt/
IV ote., +1-" ;,Jue 1 eMf ei-f1\tyi'D' fie """ hilb,i, h"H i\ 10 t a, il\O< f',d\i) '(91,,, ti.n ,T"- (",l
>'ott/,;'.- '''1'",,11-1 :,."lc,:C "U",;o'{, "'1,',,, pr.)"t to 1,1'< a bMfn,;,'fF" /Y'ov,J \,001<,
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Recorded at '3.' 3 3~k~ g.. r? / -8'7
Reception No . .:.30 h
SILVIA DAVIS PITKIN COUNTY RECORDER
STATEMENT OF EXCEPTION FROM THE FULL SUBDIVISION
PROCESS FOR THE PURPOSE OF CONDOMINIUMIZATION
BOOk
.-,
586 P4GE a5?
WHEREAS, Peter Carley and Julie Wyckoff (hereinafter
collectively "Applicant"), is the owner of a parcel of real
property (and the improvements thereon) situated in the City
of Aspen, Pitkin County, colorado, more particularly described
as follows:
Lots K & L, Block 59
city of Aspen, County of Pitkin, State of Colorado
and
WHEREAS, applicant has requested an exception from the
full subdivision process for the purpose of condominiumizing
the two houses on the subject property; and
WHEREAS, the Aspen Planning and Zoning Commission at its
meeting of May 3, 1988 determined that such exception,
exemption and waiver would be appropriate and recommended that
the same be granted, subject, however, to the conditions
described hereinafter; and
WHEREAS, the city Council determined at its meeting of
June 13, 1988,m that the owner's request for such exception
were appropriate and granted said request, subject, however,
to the conditions described hereinafter;
NOW, THEREFORE, the City Council of Aspen, Colorado, does
determine that the owner's application for exception from the
full subdivision process for the purpose of condominiumization
of the two residences situate on the property is proper
because the owner's proposed condominiumization is not within
the intents and purposes of the subdivision ordinance and
hereby grants, for such reason, an exception from the full
subdivision process for such condominiumization, and
Further grants an exemption from the Growth Management
plan for the three employee housing units; and
/"""<.
/"""<
BOOK 586 PAGE 358
Further grants a waiver, after special review, of any
requirement for parking spaces for the said employee units;
PROVIDED, HOWEVER,
that
the
foregoing
exception,
exemption and waiver are expressly conditioned upon:
(1) Applicant agrees to join any special improvements
districts formed in the future.
(2) Waiver from the "purchase rights of existing
tenants" provision.
(3) Applicant agreement to six month minimum lease
restriction with no more than two (2) shorter
tenancies per year.
(4) Finding that no impact will result on affordable
housing from the house being moved, assessment of the
affordable housing impact fee shall only apply to the
existing house on the property (three bedrooms)
according to the fee schedule in Section 7-1008.C(3)
of the Land Use Code.
(5) Applicant's agreement to relocate the existing
evergreen on the property and to replant a tree no
less than one half the size of the existing tree if it
does not survive;
and all other conditions of approval on this matter set by
City Council at its meeting of June 11, 1988.
Dated this .,.2:'I<H-/1ay of ~ ,1988.
~~
William R. Stirling, Mayo
l)
ssistant City
2
-,
~
BOnl{ 586 PAGE 359
I, Kathryn S. Koch, do hereby certify that the foregoing
statement of Exception from the Full Subdivision Process for
the Purposes of Condominiumization was considered and approved
by the Aspen City Council at its regular meeting held
?~' L. /5 , 1988 at which time the Mayor, William
R. Stirling, was authorized to execute the same on behalf of
the City of Aspen.
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~wyers1itle
Insurance @rporation
NATIONAL HEADQUARTERS
RICHMOND, VIRGINIA
COMMITMENT FOR TITLE INSURANCE
SCHEDULE A
1. Effective date: 02/17/88 AT 8:00 A.M.
Case No. PCT-1315-87-C2
2. Policy or pOlicies to be issued:
(a)ALTA Owner's Policy-Form B-1970
(Rev. 10-17-70 & 10-17-84)
PROPOSED INSURED: JULIE WYCKOFF
Amount $ 272,500.00
Premium $ 759.75
(b)ALTA Loan Policy, 1970
PROPOSED INSURED:
TBD
Amount $ 218,000.00
Premium $ 50.00
(c)
PROPOSED INSURED:
Amount $
Premium $
Tax Cert. $ 5.00
3. Title to the FEE SIMPLE estate or interest in the land described or
referred to in this Commitment is at the effective date hereof vested
in:
PLEASE REFER TO EXHIBIT "An ATTACHED HERETO AND MADE A PART HEREOF
4. The land referred to in this Commitment is described as follows:
LOTS K AND L, BLOCK 59, CITY AND TOWNSITE OF ASPEN, COUNTY OF
PITKIN, STATE OF COLORADO
Author' 0
COUNTY TITLE, INC.
HOPKINS
CO. 81611
Schedule A-PG.1
This Commitment is invalid
unless the Insuring
Provisions and Schedules
A and B are attached.
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~wyerslide
Insurance @rPoration
NATIONAL HEADQUARTERS
RICHMOND, VIRGINIA
EXHIBIT "A"
3. HAZEL LOUSHIN as to an undivided one-third (1/3 interest,
KATHERINE J. KASPAR, as to an undivided one-third (1/3) interest,
MARK ANDERSON as to an undivided one-ninth (1/9) interest,
LORI ANDERSON as to an undivided one-ninth (1/9) interest,
TAD ANDERSON as to an undivided one-ninth (1/9) interest.
This commitment is invalid unless
the Insuring Provisions and Schedules
A and B are attached.
Schedule A-Section 1 PG.2
Commitment NO.PCT-1315-87-C2
...1__'_.11_..'_.._..'__1_..1_..'_..'_.1'__'_.._..__.'_..'_.._..1_..,_..'_.._..._..'_.._..'_..'_.'1_..'_..'_..,_._
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~wyers1itle
Insurance @rPoration
NATIONAL HEADQUARTERS
RICHMOND, VIRGINIA
SCHEDULE B-SECTION 1
REQUIREMENTS
The following are the requirements to be complied with:
ITEM (a) Payment to or for the account of the grantors or mortgagors
of the full consideration for the estate or interest to be insured.
ITEM (b) Proper instrument(s) creating the estate or interest to be
insured must be executed and duly filed for record to-wit:
To
:HAZEL LOUSHIN, KATHERINE 3. KASPAR,
MARK ANDERSON, LORI ANDERSON and
TAD ANDERSON
:3ULIE WYCKOFF
1.
Deed from
2.
Deed of Trust from
To the Public Trustee
For the use of
To secure
:3ULIE WYCKOFF
of the County of Pitkin
:TBD
:$218,000.00
3.
Evidence satisfactory
Tax as established by
paid or exempted.
to the Company the Real Estate Transfer
Ordinance No. 20 (Series of 1979) has been
4. Good and Sufficient Survey of the subject property, delivered to
and approved by Lawyers Title Insurance Corporation.
5. Good and Sufficient Indemnification Agreement, assuring Pitkin
County Title, Inc. and Lawyers Title Insurance Corporation, that
not lien currently exist against the property to be insured
hereunder.
This commitment is invalid unless
the Insuring provisions and Schedules
A and B are attached.
Schedule B-Section 1 PG.l
Commitment No. PCT-1315-87-
._..__.__.._..__.__._..~...__.I__"I_..._._.._...__.,_..1_.._..'_.._..1_..1_..1_.._.._..'_..1_..'_..'_.._."_..,_
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@Juyerslitle
Insurance @rporation
NATIONAL HEADQUARTERS
RICHMOND, VIRGINIA
SCHEDULE B-SECTION 2
EXCEPTIONS
The policy or policies to be issued will contain exceptions to the
following unless the same are disposed of to the satisfaction of the
Company.
1. Rights or claims of parties in possession not shown by the public
records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area
encroachments, and any facts which a correct survey and inspection
of the premises would disclose and which are not shown by the public
records.
4. Any lien, or right to a lien, for services, labor or material
heretofore or hereafter furnished, imposed by law and not shown by
the public records.
5. Defects, liens, encumbrances, adverse claims or other matters, if
any, created, first appearing in the public records or attaching
subsequent to the effective date hereof but prior to the date the
proposed insured acquires of record for value the estate or interest
or mortgage thereon covered by this Commitment.
6. Taxes due and payable, and any tax, special assessments, charge or
lien imposed for water or sewer service, or for any other any other
special taxing district.
7. Reservations and exceptions as contained in Deed from The City of
Aspen recorded in Book 59 at Page 328 as follows:
"Provided, that no title shall be hereby
gold, silver, cinnabar, or copper or to
possession held under existing laws."
acquired to any mine of
any valid mining claim or
This commitment is invalid unless
the Insuring Provisions and Schedules
A and B are attached.
Schedule B-Section 2 PG.1
Commitment No.PCT-1315-87-C2
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fu!uyers Jtle
Insurance @rporation
NATIONAL HEADQUARTERS
RICHMOND. VIRGINIA
SCHEDULE B-SECTION 2
CONTINUED
Exceptions numbered NONE
are hereby omitted.
The Owner's Policy
items in addition
(1) The Deed of
Item (b).
(2) Unpatented mining claims; reservations or exceptions in patents
or in Acts authorizing issuance thereof; water rights, claims or
title to water.
to be issued, if any, shall contain the
to the ones set forth above:
Trust, if any, required under
following
Schedule B-Section
1 ,
This commitment is invalid unless
the Insuring Provisions and Schedules
A and B are attached.
Schedule B-Section 2
Commitment No.PCT-1351-87-C2
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-
kwyers l1de Insurance (9rporation
National Headquarters
Richmond, Virginia
COMMITMENT FOR TITLE INSURANCE
LAWYERS TITLE INSURANCE CORPORATION, a Virginia corporation, herein called the Company, for valuable
consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the
proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land
described or referred toin Schedule A, upon payment of the premiums and charges therefor; all subject to the provisions
of Schedules A and 8 and to the Conditions and Stipulations hereof.
This Commitment shaH be effective only when the identity of the proposed Insured and the amount of the policy or
policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this
Commitment or by subsequent endorsement.
This Commitment is preliminary to the issuance of such policy or policies of title insurance and aI/liability and
obligations hereunder sha'lI cease and terminate six (6) months after the effective date hereof or when the policy or
policies committed for shall issue, whichever first occ'urs, provided that the failure to issue such policy or policies is not the
fault of the Company. This Commitment shall not be valid or binding until countersigned byan authorized officetor agent.
IN WITNESS WHEREOF, the Company has caused this Commitmenlto be signed and sealed, to become valid when
countersi'gned by an authorized officer or agent of the Company"all in accordance with its By~Laws. This Commitment is
effective as of the date shown in Schedule A as "Effective Date."
CONDITIONS AND STIPULATIONS
1. The term "mortgage," when used herein, shall include deed Of trust, trust deed, or other security instrument.
2. If the proposed lnsured has or acquires actual knowledge of anydefect, Hen, encumbrance, adverse claim or other
matter affecting the estate or interest or'mortgage thereon covered by this Commitment other than those shown in
Schedule B hereof,and shall fail to disclose such knowledge to the Company in writing, the Company shall be'relieved
from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejUdiced
by failure to so disclose such knowledge, If the proposed Insured shall disclose such knowledge to the Company, or if
the Company otherwise acquires actual knowledge of any such defect, Hen; encumbrance, adverse claim or other
matter, the Company at its,option may amend Schedule B of this Commitment accordingly, but such amendment shall
not relieve the Company from liability previOUSly incurred pursuant to paragraph 3 of these Conditions and
Stipulations.
3, liability of the Company under this Commitment shall be only to the named proposed Ins.ured and such parties
included under the definition of Insured in the form of policy or poliCies committed for and only for actual loss
incurred in reliance hereon in undertaking in good faith fa) to comply with the requirements hereof, or(b)to eliminate
exceptions shown in Schedule 8, or (c) to acquire or create the estate or interest or mortgage thereon covered by this
Commitment. In no eve'nt shall such liability exceed the amount stated in Schedule A for the policy or policies
committed for and such liability is subject to the insuring provisions and the Conditions and Stipulations and the
Exc'lusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are
hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein.
4. Any action or actions or rights of action that the proposed insured may, have or may bring against the Company
arisin.g out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this
Commitment must be based on and are subject to the provisions of this Commitment.
l!!.wyers lltle Insu~ <9rporallon
0l Me, rJ~<f"\/"
President
Attest:
7~c~
Secretary.
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605 EAST MAIN STREET
ASPEN, COLORAD081611
TEe (303! 925-4755
February 12,' 1988
Mr. Steve Burstein
Planning Ofi:ice
Ci i:y of !ispen
130 South Galena Street
Aspen, Colorado 81611
Re: Historic Designation and Conceptual Plan Approval
:;,:34 \-Jest Hall am Avenue
Block 42, Lots K, Land M
Ci ty of (-,spen
Dear Steve:
The purpose of this letter is to present our concept for the
.bove-referenced property. Our program is as follows:
1. Obtain historic designation for the property.
2. a. Obtain permission to demolish portions of the
residential structure.
b. D.jm~1Iish the car-riage hOLtSe.
3. a. Obtain approval fOI~ the conceptual development
plan (addition, enlargement and restoration) of
the house.
b. Obtain approval for the conceptual development
plan of a carriage house, incorporating both a
garage and dwelling.
10
,....,
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Mr. Steve Burstein
February 12, 1988
Page two,
The following outline addresses all the considerations for
this review prqc~ss:
HISTORIC LANDMARK DESIGNATION STANDARDS - ReI. 24-9.3(a)
(1) Hi stol"i cal Import,~nce
The principal residence is associated with Eugene
Wilder, who came to Aspen in the 1880's and Was
associated with the Aspen Lumber Company, one of the
pi,oneer lLtmber companies in Aspen.. The hOLlse was
undoubtedly constructed from local lumber, and might
have been bui I t by the Af;pen Lumber" Company.
(2) Architectural Importance
Architecturally, the house is significant in that it
reflects traditional Aspen character and the Victorian
style prevalent when it WeS built.. The stained glass
bay window facing West Hallam Avenue is unique to this
architectural style..
We find no evidence of architectural importance in the
c.::..'u-I"- i age house..
(3) NeiGhborhood Character
The prominence tof. the site (TI1ird and Hallam) and
structure is i mportan.c 1:0 mai ntai ni ng the nei ghborhood
and community character (the neighborhood consists of
several ottler Victorian houses of similar scale)#
We will demolish portions of the main house and will conform
to the STANDARDS FOR REVIEW OF DE/10LITION, ReI 'Ord.l1,
Sec. 24-9.5(b)4-6.
(4) I.!!!L-li'_Et.-1-'L:tlLB Nei ehborhood
TI1e part of the house planned for demolition is in the
middle porticn of the property and at the rear of the
house away from Hallam Avenue. Because of this
location, the demolition will have minimum impact on the
character of the neighborhood.
,,,.....,,
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7 Decanber 1987
Steve Burstein, Planner
AspenfPitkin Planning Office
130 South Galena Street
Aspen, (X) 81611
Dear Steve,
Pursuant to our recent discussions, I hereby sub:ni t this application
to Planning and Zoning to "re-subdivide" Lots K and L, Block 59 into two
"original City" 30' x 100' separately deeded lots. Julie Wyckoff and myself
own the purchase contract on this property, with Hazel Loushin and flllJli.ly.
The incentive for this application being to maintain the historic
significance of the inrnediate neighborhood by keeping the existing 1886 era
residence "as is" on Lot K and relocating a single story historic house onto-
Lot L, with a'new bedroan addition.
.
The approval of this request rould return Lots K and L into a
semblance of their appearance in the 1880' s, and with careful rehabilitation
of the two houses, and their landscape \\OUld create two pennanent historic
residences on West Hopkins.
The location, designs and photo image of the two houses are as
attached, as prepared by Roger KeIT. . Ndte 'tMtthetotalsiZeofthetwo
houses is apprdX:irna'tely2800sq.feet which is snaller than the 3200 sq. ft.
pennitted by the existing zoning codes. Also that the set backs of the house
of Lot L have been made in the spirit of the codes, allowing distance fran
adjacent property lines to allow the scale of the buildings to be unobtrusive
in the surrounding street scape while providing privacy for their occupants.
I enclose with this request the following:
a. Photo:image of existing house, and superimposed relocated
house, together with developnent drawings.
b. Architectural importance subnission.
c. Neighborhood history and character.
d. Title chain SUlllIlll!'Y of ownership.
e. Sanborn map of location.
~ ASPen/pitkin Planning Or'-'ce
7 December 1987
Page 2
.
~
Please suJ:rnit this application at the next historic preservation
ccmnittee meeting, and follow the Planning and Zoning process in order. I
can be available if you need me, or Roger Kerr can represent me.
If You require additional infonnation, please so advise and I will
get it all to you :imnediately.
Thank you for your assistance.
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AECHITECTURAL IMPORTANCE
As one can read on the attached Sanborn map of 1904, the residential
blocks north of Main Street were all 30' x 100' size and for the benefit of
snaller or working class houses.
There are no larger historic houses of any architectural significance
in this imnediate neighborhood, and we find no record of notable architects
or builders having designed and built any landmark houses in this imnediate
vicinity.
It is interestiQl:; to note however that the house constructed on Lot
K is of the same design as that on Lot S, Block 52. It has the same unusual
flat. roof an(i the same roof gables and large living rocrn windows facing onto
First Street. These houses look as though they were designed and built by the
same person, and by conclusion of lIllUly of the original single story "miners
houses" could , suggest that the house on Lot K, Block 59 was originally
constructed as a larger two story house.
The construction of the existing house on Lot K has a strong rock
foundation. The entire house is woodframe. The exterior walls were
originally mxx:l siding, but theGe have been covered with asphalt shingles,
similarly the roof was a mxx:l shingle, but has been covered with asphalt
sheet. There are undesirable wrought iron supports at the front porch.
There is no exterior "Victorian gingerbread" on the house. The windows are
single pane, not insulated. It oould be desirable to ranove all asphalt
and wrought iron, and recondition and/or replace the mxx:l and roof siding
to retuIn the house to !lX)st of its original condition, and this could be
readily accanplished which will create the true sense of the house when it
was first built.
The existing house on Lot K is not significant when canpared with
sane of the major historic residences in Aspen, however, it is certainly of
the 1880's era and is also certainly of a design that for that imnediate
neighborhood is large and unusual and therefore a historic preservation in
the "as is" condition is an important consideration.
,....,
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TITLE CHAIN SUMMARY TillSK AND 'L,l3I..OCK 59, ASPEN
May 5, 1886
The first recorded deed appears May 5, 1886. On this date George
Pearson sold lots K and L, Block 59 in the official town site of Aspen
including improvements of one two roan house 12 x 24 and one barn 16 x 20
to D.M. Van Hoevenbergh for $1,000.00.
January 15, 1891
Van Hoevenberg and Jerane B. Wheeler became partners. Said lots
K and L, Block 59 along with numerous mining claims came under the ownership
of the J.B. Wheeler Co.
April 1892
Whee;ter and Van Hoevenberg sold lDts K and L to Ross Pierce for
$1. 00.
LOT K
June 5, 1914
James disappears 6n paper and Isaac Rosen sells Lot K, all improve-
ments and furnishings except the bed and bedding "now used by me" to Christina
Lindabl for $1.00 and valuable consideration.
September 17 , 1917
One can only speculate on "valuable consideration" because Christina
Lindahl Rosen sold Lot K to August Anderson.
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Decanber 16, 1895
Ross Pierce sold Lot L and "improvements thereon consisting of
one one-story frame house" to Fred Buckley for $300.00. This is the first
reference to any improvement on Lot L. This \\\?Uld indicate that the original
house on Lot L was constructed by Mr. Pierce in 1893.
March 19. 1896
Buckley sold Lot L and improvements to Mary Cambell for $700.00.
September 6, 1905
Campbell sold Lot L to Julia Tobin for $225.00.
October 18, 1912
Julie Tobin sold Lot L to D. DeMarios for $300.00.
The last deed transfer on Lot L appears on October 18, 1912, and
records show that August Anderson purchased Lot K on September 17, 1917.
July 10, 1950
August and Anna Anderson quit claimed Lot L, and recorded both
ownership of both Lots K and L.
Notes to History
Hazel Loushin ranembers her father purchasing Lot L for $50.00,
and thereaIter rawving the 'IroOded' house on that site.
,~
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NEIGHOORHOODHISIORY ANDOiARACIER
Research into the lot subdivisions of Block 59, and in fact several
surrounding City blocks, show that this was obviously a '\lurking class" area
with snaIl dwellings of the period to house area workers, probably in the
mines.
The lot size of all these dwellings was 30' x 100' .
A title search of wts K and L, Block 59 is attached (Title Chain
Sumnary) and the first records show wts K and L being owned by a George
Pearson in 1886, and there being two buildings thereon. No location of each
house is given on each lot.
A copy of the Sanborn map, dated 1904, is attached. This shows a
dwelling on each of wts K and L, and although the dwellings are not
specifically indicated as to their use it would appear that both are
residences. It is absolutely clear that the dwelling shown on wt K in this
1904 map is the same as exists today.
It is clear also, fran the Sanborn map, that this whole neighborhood
was for residential use. We find no designation for different zoning,
ccmnercial, residential, industrial, etc., however, fran the lot layouts and all
the individual addresses, we assume that all the buildings were for individual
. residences.
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