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Home My WebLink AboutLand Use Case.HP.212 Lake Ave.HP-1991-09ir 212 Lake Avenue 2735-124-89-001 AP-1991-09 -1, 3,+ Eorn fier ) 80% HP- 1 9 14.1 /4 ) t MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Sideyard setback variation (Public Hearing): 212 Lake Avenue Date: January 9, 1991 ~ SUMMARY: The applicant is requesting HPC's approval for a sideyard setback required for the second floor dormer addition on the west elevation. HPC previously approved a minor development application, which included this dormer. However, the applicant failed to request a sideyard setback variation in that application proposal, a problem discovered by the Zoning Officer upon plan check. PROPERTY ADDRESS: 212 Lake Ave., Unit B, 212 Lake Avenue Condominiums, According to the Declaration Thereof Recorded in Book 416 at Page 510 of the Public Records of Pitkin County, Colorado. APPLICANT: Peter B. Lewis and Jonathan D. Lewis, represented by Welton Anderson, architect ZONING: R-6, Historic Landmark DISCUSSION: The Standard for variations is found in Section 7- 601(D)(1)(a), as follows: Standard 1. The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front vard, side vard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area, HPC shall find that such variation is more compatible in character with the historic landmark, then would be development in accord with dimensional requirements. Response: The Planning Office originally found that the (November, 1990) Minor Development proposal generally met the first portion of this standard. Since no variations were requested, the second portion of the standard (variations portion) did not apply at that time. In November, we found that the cumulative effect of the new proposal did not detract from the historic resource to any greater extent than what currently existed in the form of a large rear addition. We did feel that the most significant alteration proposed was the addition of the double dormer on the west elevation. Although relatively small in scale, these dormers come the closest to the original cottage, and of the changes proposed, were the most visible element from the street. The problem now comes in finding that the encroaching dormer in question is "more compatible in character" with the historic landmark, as required in the review standard. It should be noted that the addition to this cottage was constructed "pre-FAR". The parcel is, therefore, non-conforming in three areas, as reported by Zoning: 1) Current FAR requirements are exceeded 2) Current site coverage requirements are exceeded 3) Structure encroaches into the west side yard setback Staff is not able to make the finding that this new double dormer is "more compatible in character", and therefore, we cannot recommend approval for the variation. The options are for the applicant to remove the dormer from the plans, or proceed to the Board of Adjustment for their review. ALTERNATIVES: Approval of the variation as requested, due to the recent Minor Development approval in November, 1990. RECOMMENDATION: The Planning Office recommends HPC deny the sideyard setback variation for 212 Lake Avenue, finding that the proposed dormer is not more compatible in character to the historic landmark. memo.hpc.212LA.var 2 PUBLIC NOTICE RE: HPC APPROVAL OF VARIATION FOR SIDE YARD SETBACK OF MINOR DEVELOPMENT FOR 212 LAKE AVENUE NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, January 9, 1991, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Committee in the Second Floor Council Chambers, City Hall, 130 South Galena Street, Aspen, Colorado, to consider the approval of a sideyard setback variation for the Minor Development plan at 212 Lake Avenue, Aspen, Colorado, Unit B, 212 Lake Avenue Condominiums, according to the Declaration thereof recorded in Book 416 at Page 510 of the public records of Pitkin County, Colorado. For further information, contact the Aspen/Pitkin Planning Office at 130 South Galena Street, Aspen, Colorado, 81611. (303) 920-5090. s/William J. Poss Chairman, Aspen Historic Preservation Committee Published in the Aspen Times on December 20, 1990. City of Aspen account , pub.notice.variation.212la 1- C Welton Anderson & Associates Architects Roxanne Eflin, Historic Preservationist ASPEN/PITKIN PLANNING OFFICE 130 S. Galena Aspen, Colorado ; December 18, 1990 ~ RE: LEWIS RESIDENCE, 212 Lake Avenues Aspen Dear Roxanne, A Minor Development application for this property was approved by HPC on November 14, 1990. Plans have been submitted to the Building Department following that approval. This letter requests a public hearing by HPC to approve an 8 foot variation of a side yard setback on the west side to allow for the previously approved second floor dormer which contains the water closet and master bedroom closet. It is setback approximately one foot from the existing first floor which is 6 feet (plus) from the west property line. The R-6 zone district setbacks were revised on January 1989 to 15 ft. side yard setbacks for lot areas over 10,000 sq. ft. The need for this variation was discovered during plan review by the Zoning Enforcement Officer, Bill Drueding on December 18, well after November 14 HPC approval. Please schedule this for an HPC hearing at your earliest convenience. The drawings from the previous application have not changed and should be considered adequate for this appli- cation. Sincerely, mb*K\44*~** 2 Sven Erik Alstrom AIA C. Welton Anderson & Associates Planning / Architecture / Interior Design Box 9946 / Aspen ,Colorado 81612/ (303) 925 - 4576 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Minor Development: 212 Lake Avenue Date: ~ November 14, 1990 SUMMARY: The applicant is requesting HPC's approval for Minor Development for the alterations proposed to the landmark structure located at 212 Lake Ave. The changes are primarily fenestration, and are occurring only to the non-historic c.1980 addition to the rear of the structure. Staff has made the finding that this application meets the criteria of Minor under Sec. 7-601 (E)(2)(d) which states: "...Erection of more than three (3)...features may be defined as minor if there is a finding that the cumulative impact of such development is minor in its effect on the character of the existing structures." PROPERTY ADDRESS: 212 Lake Ave., Unit B, 212 Lake Avenue Condominiums, According to the Declaration Thereof Recorded in Book 416 at Page 510 of the Public Records of Pitkin County, Colorado. APPLICANT: Peter B. Lewis and Jonathan D. Lewis, represented by Welton Anderson, architect ZONING: R-6, Historic Landmark APPLICANT'S REQUEST: Please refer to Welton's letter attached. It should be clarified that the Planning Office map did not indicate that 212 Lake Ave. was landmark designated, which the applicant believed to be inaccurate. Following research by the Clerk's office, a copy of the 1981 ordinance was found, confirming HPC's required review over exterior changes to the structure. DISCUSSION: The Standards for review are found in Section 7- 601(D), as follows: Standard 1. The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay District or is adjacent to an Historic Landmark. Response: The Planning Office finds that the proposal meets this standard. While a number of changes are occurring, the basic fenestration theme for the addition remains constant. Most of the alterations will not be visible from the street, and we find that the cumulative effect may be considered generally compatible with the historic resource. Standard 2. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find this standard has been met. Standard 3. The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or adjacent parcels Response: We find that the proposed development does not detract from the cultural value of the parcel. Standard 4. The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic resource or part thereof. Response: In general, we find that the changes proposed are mostly aesthetic, involving the non-historic addition to the structure. The fenestration alterations and dormers proposed basically "update" the 1981 addition, and do not detract from the original historic cottage more than what already occurred with the addition. The most significant alteration proposed is the addition of a double dormer on the west elevation. Although relatively small in scale, these dormers come the closest to the original cottage, and of the changes proposed, are the most visible element from the street. ALTERNATIVES: The HPC may consider taking the following action: 1. Approve the Minor Development application as submitted 2. Approve the Minor Development application with conditions to be approved by staff and the project monitor prior to the issuance of a building permit 3. Table action to allow the applicant additional time for restudy 4. Deny Minor Development approval, finding that the Standards have not been met. RECOMMENDATION: The Planning Office recommends HPC approval for the Minor Development application as submitted for 212 Lake Avenue. memo.hpc.212LA 2 C Welton Anciersoâ€ž & Associates Architects October 30, 1990 TO: Roxanne Eflin, Historic Preservationist, Historic Preservation Committee RE: Minor Development Application, 212 Lake Avenue This letter constitutes a request for one-step Minor Develob- ment review for exterior changes at 212 Lake Â·Avenue. Section 7-601 E. d. states: "Erection of more than three of the above features (...windows, doors, skylights, and dormers...) may be defined as minor if there is a finding that the cumulative impact of such development is minor in its effect on the char- acter of the existing structure." The applicant is absolutely certain the proposed changes fall within this definition of "minor" for the following reasons: 1) Nothing new (save the new front porch and the new west dormer) will be visible from the street. All changes are limited to the Hallam Lake elevation 120 feet from Lake Avenue and limited entirely to the new (1980) portion of the duplex. 2) The structural shell of the rear (1980) house will remain unchanged. The bulk of the external changes are: replacement of sliders with french doors, replacement of floor to ceiling glass with double hung windows, removal of a skylight, replacement of fixed triangular windows in gables with more traditional window shapes in east and north gables. 3) There is a net reduction in square footage. 4) There is a proposed addition of one dormer on the west side. 5) There has been an eight week delay in making this appli- cation because of Roxanne Eflin's insistence that this this structure was not on the inventory of designated structures and her direction to proceed with drawings , for a building permit. Because the plans have been sub- stantially completed per Roxanne's direction, and because the proposed changes so clearly fit into the Section 7- 601 E. d. description of "Minor Development" this appli- cation must be thusly processed. The cumulative effect of this project will be to replace a lot of 1970's "modern" building elements, (sliders, glass walls, triangular glass gables) with more traditional types and gable treatments that are more consistant with the neighborhood. Planning / Architecture / Interior Design Box 9946 / As[Den,Colorado 81612/(303) 925- 4576 Minor Development Application October 30, 1990 page two APPLICATION CONTENTS: Sec. 6 - 202 B. and 7 - 601 E.3. a. 1. See attached 2. 212 Lake Avenue, Lot 18 Block 103, Hallams Addition 3. See attached 4. See attached 5. See above written description of proposal and attached "Existing" and "Proposed " elevations. b. 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C Welton Anderson & Associates Architects 1~October 30Jj99â‚¬* TO: Roxanne Eflin, Historic Preservationist, Historic Preservation Committee RE: Minor Development Application, 212 Lake Avenue This letter constitutes a request for one-step Minor Develop- ment review for exterior changes at 212 Lake Avenue. Section 7-601 E.d. states: "Erection of more than three of the above features (...windows, doors, skylights, and dormers...) may be defined as minor if there is a finding that the cumulative impact of such development is minor in its effect on the char- acter of the existing structure." The applicant is absolutely certain the proposed changes fall within this definition o f "minor" for the following reasons: 1) Nothing new (save the new front porch and the new west dormer) will be visible from the street. All changes are limited to the Hallam Lake elevation 120 feet from Lake Avenue and limited entirely to the new (1980) portion of the duplex. 2) The structural shell of the rear (1980) house will remain unchanged. The bulk of the external changes are: replacement of sliders with french doors, replacement of floor to ceiling glass with double hung windows, removal of a skylight, replacement of fixed triangular windows in gables with more traditional window shapes in east and north gables. 3) There is a net reduction in square footage. 4) There is a proposed addition of one dormer on the west side. duk 5) There has been an eight week delay in making this appli- ~ cation because of Roxanne Eflin' s insistence that this f) L A- this structure was not on the inventory of designated 3 structures and her direction to proceed with drawings <, for a building permit. Because the plans have been sub- stantially completed per Roxanne's direction, and because V â€¢V the proposed changes so clearly fit into the Section 7- 601 E. d. description of "Minor Development" this appli- e.O > cation must be thusly processed. The cumulative effect of this project will be to replace a lot of 1970's "modern" building elements, (sliders, glass walls, triangular glass gables) with more traditional types and gable treatments that are more consistant with the neighborhood. Planning / Architecture / Interior Design Box 9946 / Aspen ,Colorado 81612/(303) 925-4576 2 [*0 0 'ral.Tiff Minor Development Application October 30, 1990 page two APPLICATION CONTENTS: Sec. 6 - 202 B. and 7 - 601 E.3. a. 1. See attached 2. 212 Lake Avenue, Lot 18 Block 103, Hallams Addition 3. See attached 4. See attached 5. See above written description of proposal and attached "Existing" and "Proposed " elevations. b. All major building materials will be the same as existing (wood siding & decorative shingles, metal roofing, double hung windows) see photograph. c. See attached elevations d. The proposed changes to the non-historic rear of the structure will not be visible from any public way. It will however remove several inappropriate features such as sliding glass doors, and replace them with more trad- itional features such as french doors. The structural shell of the rear half will be unchanged. OCT 30 '90 10:05 P.2 J GARFIELD & HECHT, P.C. RONALD GARFIELD* ATTORNEYS AT LAW TELEPHONE ANDREW V. HECHTâ€¢* VICTORIAN SQUARE BUILDING 003) 925-1936 ROBERT Â£. KENDIG TELECOPIR MICHAEL J. HERRON .** 601 EAST HYMAN AVENUE (303) 925-3008 ---- ASPEN, COLORADO 81611 JANE ELLEN HAMILTON CATHERINE H. McMAHON .*** â€¢alst> admilic,d 10 New York Bar October 30, 1990 *-alÂ»0.dnwacd to Diblfict of Columbia Bar 4/abu admiuzd .0 Flor,da Bur .... also adint{=1 10 mino,6 8@r Re: Unit B, 212 Lake Avenue Condominiums, According to the Declaration Thereof Recorded in Book 416 at Page 510 of the Public Records of Pitkin Countv. Cglorado To whom it may concern: The undersigned, on behalf of the above lawfirm, represents the owners of the above- captioned property, to wit, Peter B. Lewis and Jonathan D. Lewis, who own same free and clear of any lien or encumbrance, with the exception of the following: 1. Right of the proprietor of a vein or lode to extract and remove his ore therefrom, should the same be found to penetrate or intersect the premises hereby granted, as reserved in United States Patent recorded in Book 55 at Page 2. 2. ' Terms, conditions and obligations of Condominium Declaration as set forth in instrument recorded October 27, 1981 in Book 416 at Page 510. 3. Easements and rights-of-way and restrictions as shown on the Plat recorded October 27, 1981 in Book 12 at Page 33. Peter B. Lewis and Jonathan D. Lewis, as joint tenants, received title to the above- captioned property pursuant to warranty deed dated September 13, 1990 in recorded in Book 629 at Page 432 of the public records of Pitkin County, Colorado. Very truly yours, GARFIELD & HECHT, P.C. i'Wn -3 j - Michael J. Herron MJH:shy liwik,30. b 0 6.4 9-c- &JÂ« 4-Â» TEL No.305 666 9549 Ect 30.90 11:03 P.02 l jonathan Lewis & Associates October 30, 1990 To Whom It May Concern: This letter authorizes C. Walton Anderson, P.O. Box 9946, Aspen, colorado, (303) 925-4576, to act on my behalf With regards to matters culluelnl-fly lily PLoperly al- 212 Lake Avenue, Unit B, Aspen, Colorado. Ir you have any questions, please contact me. Sincerely yours, Jonathan Lewis 4640 Ponce de Leon Boulevard Suite 304 Coral Gables, Florida 33!46 Telephone (305) 284-Ol ZZ e 8 Â£00 4-0-6-0-1-~L OCT 29 Reception NO. Recorded at 3:45PM March 24,1981 LOrettaR@8@P8Er '0'~"~ 111406 21101 RECORD OF PROCEEDINGS 100 Leaves .... IF â€¢0/XEL ./.LICk ORDINANCE NO. /0 * (Series of 1981) I . *4i THE LOCATION OF THE W. J. JOINT VENTURE RESIDENCE CONSISTING OF AN ORDINANCE DESIGNATING AS A HISTORIC STRUCTURE AND SITE LOT 17, BLOCK 103, HALLAM ADDITION 4. 1.-i WHEREAS, subsequent to receiving affirmative recommendations 7% j.. from the Aspen Historic Preservation Committee, the City Council .. k has determined that the des ignation of the W. J. Joint Venture Residence as a historic site is appropriate; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE r . CITY OF ASPEN, COLORADO; ' Section 1 Â· That the following described area and structures thereon are hereby designated as an H, Historical Overlay District, pursuant / to the provisions of Article 9 of Chapter 24 of the Aspen Municipal Code, i, 4*477. Lot 17, Block 103 Nallam Addition to the City of Aspen, Colorado. Section 2 If any section, subsection, sentence, clause, phrase or por- tion of this ord inance is for any reason held invalid or uncons ti- tutional gy any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining por- . tions thereof. Section 3 . 7 7 A public heariny on the ordinance shall be held on the ,~5 ..1'44:=. day of ~77UZA.Z.A.- , 1981. at 5:00 P.M. in the City Council Chambers, Aspen City Hall, Aspen, Colorado, 15 , days prior to which hearing notice of the jame shall.be published . f once in a newspape/of general circulation vithin the City of Aspen. - , .10"W " .4 "ll rvkÂ¥ 71 I406 2102 -ADIORD.*.....G .... I.... RECORD OF PROCEEDINGS â‚¬ INTRODUCED, READ AND ORDERED published as provided by law by the City Council of the City of Aspen on the Ag5 day of . 1981. 1 2.6 , d- C - Herrh'an Edel . .33 GF 1 4..... ... . Mayor f .ATTEST: ' < ~ t .,SESLI i '' WhitÂ»-s. 06(h 329 0 L Â©Ptity .Clerk FINALLY adopted, passed and approved on the c=~.5 day of 99uitu , 1981. .-15 Â·* Hei~n Edel Mayor .A#.T: 4 2 Â·Â·*- 2~ C 7/3/,dek- Kathryn S. Â¥ch E C~~ ~ ~Fk., r 14. .Â«-6 924'th,- imb Â· 42 . Â· 2 r e ~ '9!Mi~ ' 4 4. 2 7 jiâ€¢ â€¢h