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Home My WebLink AboutLand Use Case.232 E Hallam St.HP-1990-17.m 232 E Hallam -2 bâ‚¬k 71 -2 *, 0? icÂ·610- 1 1 2737-073-14-050 3* e Climjlhj a Ow, UAMAu 491*- 1 93* }42 -1 P 7 0 ---- 1 4 6 , ' I i - 7//le#F 4//F . -701 2 * -. -- , 6 1 0,1 61, 40 16" 9.0 0 t: I I . r, f'RopotEJD < 9400,TION 447) 11-1 0 14- --- ---~ 1 4~~ ~Â£*2*ee:, ~ 11 - - f .... r . 1- I M--1 D . . 4 0 94 I 1 i : 1 + 4/. 1 C/- 0 CO) 4 -1 , \ 0 - N 0 */ 4 0 ... /111 - y /A li 6 -U- - -/ j 41. - .1 -il-# 9 . ... . ,<090/,/i//03==puj~ - % 2.1. <7 - lf 0 // a ht/ / #i - 11 j Lt 4 -1 1 2 -4.2--,IM 4 - 3-7- ---- : --i tel 1 1 - 171 1 11 ~ 0 â‚¬ 16 14WBO 10 PLANNINv, CP , I 4Â·10 -- Ill .If/---~1 J.// U 1 - 11 .0309'.7.- 9, 9, 90 - - T1 -4- AL V 2- 1 - 4 9 . 4 --9 A D C - D , " il 41 6 2 ' 1 1 0 M 6 1 --- LOWER LEVEL PLAN \ 9 UPPER LEVEL PLAN SCALE - SCALE '/:"â€¢ C- 00 ' =LOOâ‚¬ 442â‚¬4 5 3965 69. Fli ENCLOSED FLODC AZâ‚¬A = 1,0/3 59. FT. ..:. - 400 51, PT. 44(2448 -6,6 45 1 6 2. PE A.. . 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E.. .....2.0 --- ap- i JU C:F=m, Dear Ms. Goldsbury, This letter is being written at the request of your neighbors from East Hallam, North Monarch and East Bleeker who represent one of the last Victorian neighbor- hoods in Aspen. We have lived in this historic neighborhood for many years-- some of us, the Elders and the Frosts, almost since their births--eighty plus years. There is a strong sense of permanence and responsibility in this three block area; we are likened to sentinels guarding against commercial intrusion. Your home, historically known as the Glidden House, has been a focal point in the neighborhood emotionally and physically. As you may know, an attempt to split the lot six years ago at the Glidden property met with great opposition and subsequently Mrs. Vigoda withdrew her petition for a lot split. Mrs. Vigoda did; however, convince HPC that her intentions were to restore not only the beauty of the Glidden House but also the dignity of that home. Unfortunately Mrs. Vigoda was unable to continue living in Aspen, but we would welcome a new owner who would continue to preserve the integrity and charm of one of the few remaining Victorian neighborhoods in the West End. The impacts of the commercial core are obvious with the Jerome, Carl' s Pharmacy, the Aspen Times to the south, the "Trueman" businesses and properties to the north and east, and the uncertainty of the ele- mentary schools to the west. Your architect has promised to show us plans for off-street parking which will not mitigate the neighborhood's parking disaster, but will not exacerbate the conditions. A point of confusion for all of us attending the planning meeting on July 11 was the request for conversion to a duplex versus a request for an additional bedroom, and the status of a free market unit versus an affordable employee housing unit. Your architect, Mr. Stryker, requested (for you) a conversion to a duplex; later Mr. Stryker told the board that what he felt you really wanted was an additional bedroom, not a duplex with a kitchen. Another area of confusion is the inconsistency in the letter from Mr. Stryker to Roxanne Eflin. The opening statement is incon- sistent with the latter statements which claim the compatability of the proposed architecture with the historic structure of the Glidden House and the neighborhood. The architecture in the neighborhood is predominantly Victorian; any contemporary additions to the "Bauhaus"-style architecture on the north side of your home would therefore be incompatible with "the historic nature of (her) dwelling and with the neighborhood." The most serious concern of the neighbors is the possibility of the duplex and the commercial implications for short-term rentals. In this residential and III \ L. historical neighborhood which we are desperately trying to preserve, the creation of duplexes and short term rental units only encourages additional commercial use and sets a disturbing precedent. We urge you to enj oy and live in your lovely home and preserve it as a treasured j ewel in the crown of the neighborhood. Sincerely, Â®4 6, 444oarn Patricia H. Hodgson HISTORIC PRESERVATION COMMITTEE Minutes ofJulyll,1990; Meeting was called to order by chairman Bill Poss with Leslie Holst, Glenn Rappaport, Joe Krabacher, Jake Vickery and Don Erdman present. Georgeann Waggaman and Charles Cunniffee were excused. WHEELER OPERA HOUSE KIOSK Roxanne: The announcement board is bronze aluminum and is a manufactured product. It is a three panel. Staff is recommending approval with two conditions: All the newspaper racks must be relocated and the announcement board must be a compatible size and fit the wall area on which it is to be mounted. This particular board is two inches over. The manufacturer has been contacted. Don Swales, representative of the Wheeler Film Society: The society is purchasing the new announcement board. We are still looking for a board with the correct dimensions. We also do not want it hanging out one inch on each side. We could go to two bays but three works out better for everybody since not only the film society but the Wheeler Opera House will use the board indicating what is showing nightly. The center bay would be what is playing daily and on either side would be the upcoming events. Bill: They do have a door that is 72 inches. Is that not wide enough. Don: No. CLARIFICATIONS: Jake: What is the finish? Don: Bronze anodized aluminum. Roxanne: It is a dark finish, wood they felt would be a problem. This company doesn't make an exterior board in wood. It is real simple and plain. Don: The cost for a custom made was doubled. Jake: Does the board relate to any other metal etc. on the building. Roxanne: There is no other bronze aluminum and this does set back. Don: At this point there is nothing like it on the building. It should at least fit in a field. 1.._ Historic Preservation Committee Minutes of July 11, 1990 Don: If we have to change the design we would come back to you. MOTION: Don made the motion that the minor development for an exterior announcement board at 328 E. Hyman (Wheeler Opera House) be approved with the following conditions: (1) Newsracks be relocated away from the building prior to any installation of the announcement board. (2) Any new announcement board be of a width no greater than 94 inches or less so that it fits within the field or wall area which has been proposed in the development application. When the proper announcement board is located final approval can be granted by Staff. Les second with all in favor. Ramona Markalunas: Is it lighted. Don: Hidden lighting, which shines through the display. CONCEPTUAL DEVELOPMENT - 232 E. HALLAM - P.H. Roxanne: The applicant is requesting an addition to the new portion of the structure which is also referred to as the Glidden house. In 1986 or so there was a major reconstruction with a new addition to the structure. The applicant is also requesting a FAR variation. We find that the proposed development is compatible in nature and meets standard one. We are not in support of granting the additional floor area because we cannot make the finding that it is more compatible in character. We find that the other standards have generally been met in the application. We are recommending because of the restudy and rescaling of the addition to almost half, tabling to a date certain in order for the applicant to revise the plan and submit an addition that would not exceed the allowable FAR. I have had considerable contact by the community. This addition is necessary to make a duplex. The concern deals with FAR variation and parking and general impacts. CLARIFICATIONS Glenn: Do you feel the duplex could be accomplished if it was approved within the existing FAR. Roxanne: We don't review duplexes or any kind of use of a structure. I am saying to make a finding that it is more compatible in character to have an addition of the size that they are requiring is not more compatible with the historic structure. Bill: Does this have to go to P&Z. 2 Historic Preservation Committee Minutes of July 11, 1990 Roxanne: Ord. #1 dealt with duplexing and they do have to /' mitigate and deal with the Building Dept. The four options are they can either deed restrict both sides of the duplex to V resident occupied; deed restrict one side provided that it is a minimum of 1,500 sq. ft.; they can build an excessary dwelling unit within the parcel so that in other words there would be . three dwelling units on site; or mitigate the amount of the duplex that is being creating, the square footage of that is calculated at $6.67 per sq. ft. and that is the mitigation payment that is required. Bill: Is a duplex allowed in that zone other than through ordinance. Roxanne: Yes, it is R6. They have the correct square footage od the site to allow for a duplex. They have the ability to build out to their maximum FAR anyway if the HPC finds that area, bulk and massing are compatible with the historic resource. I am recommending that HPC not allow over the maximum allowable because as Staff I cannot make the finding that it is more compatible for the historic resource. Wayne Stryker, architect: The owner does not need as much space as she as asked for. I would like to hear the committees comments on the esthetic nature of the addition. I would like not to see it tabled and deal with the issue at hand. We will come back with virtually identically the same thing but smaller so that it will not be necessary to ask for the extra FAR. It would be useful for the members of the neighborhood to comment on it. Roxanne: Are you OK on parking. Don: You have a long slot that Will handle four car theoretically but you really can only handle one or two cars because the proposed concrete driveway surface is intended to also service automibiles that are required for onsite parking. Roxanne: You can stack park on residential lots. Don: You are allowed to but in reality it doesn't work. Wayne: We could expand but the owner has requested that I keep the paving narrow because she doesn't intend to use it. There is enough site space to accommodate more automobiles. There is more onsite parking in back. Roxanne: That should be included in motion that a revised site 3 Historic Preservation Committee Minutes of July 11, 1990 plan indicating parking be presented. That is a real concern of the neighborhood. PUBLIC HEARING OPENED Pat Hodgson, representing neighbors: Janet Elder, Sue and Bill Parzybok, Joan and Bill Light, Pat and Philip Hodgson, Jim Ables, Ferenc and Mirte Berko, Joseph Amato. The concensus of the neighborhood that the conversion to a duplex is not compatible with the historic nature or the history of that building. From around 1948 to 1984 232 E. Hallam was a single family home and the new owner in 1984 proposed and completed restoration and an addition to the building estensibly to preserve the historic nature of the single family residence. The neighbors are opposed to the concept of the duplex as it is inconsistent with the character of the neighborhood. We are striving to curtail commercial encroachment. If you know the neighborhood we have the Jerome on one side and the Trueman commercial core beneath us and parking is next to impossible and I would be very curious to see where the off street parking spaces would be in the design. In the past the building went beyond what we were told would happen six years ago but the structure off the kitchen was already completed so it could not be red taged. If the building is rated a 5 what is the opinion of the committee as to either the enhancement or diminishment of the historical quality in nature of the building if the structure is approved. How does that effect the historic rating. Bill: An addition to an historic residence would be judged whether it is compatible or not and therefore would not effect its rating. It will be compatible and we would allow it or it won't be compatible and we wouldn't allow it. Pat Hodgson: We are also concerned about the additional square footage. The building would exceed the FAR. It does set a precedent for larger building in the neighborhood. When the Jerome was built certain promises were made: No commercial unloading on the street during normal hours and that promise has never been kept. Employee parking would be taken care of and that promise has never been kept. Ramona Markalunas: We are encroaching on many of our residential historic buildings with the additions that we place on them. The FAR should be checked. Bill: That would be done through the Bldg. Dept. Mr. Amato, neighbor: My notice stated that they are requesting an FAR variation and has that been taken into consideration. 4 Â¥-1 I -f-â€žtkâ€ž_f jiz-~4Â»Jj.pmA 1 Jii /77 Â§ t.vol:1 1 N.1Uuy Â£ (471 t, n K- <3 . .-I MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Conceptual Development: 232 E. Hallam St., Public Hearing Date: July 11, 19901 APPLICANT'S REQUEST: Conceptual Development approval from the HPC for the new addition to 232 E. Hallam. An FAR variation is also being requested. DEVELOPMENT REVIEW STANDARDS: The Development Review Standards are found in Section 7-601(D); the applicable Guidelines begin on page 47 (VI) Residential Buildings - Renovation and Restoration. 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 yard, side yard 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, than would be development in accord with dimensional requirements. Response: Staff finds that the general design of the one story addition is compatible with the structure. It is not visible from the facade, however it is visible from the post office. The materials will match exactly and roof pitch is flat. The Planning Office does not find that the additional floor area is more compatible in character with the historic landmark. The addition is needed to convert the single family residential structure to a duplex (Ordinance #1 mitigation for duplex creation applies in this case). Standard 2. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find that this standard is generally met, with the exception of the FAR variation being requested. 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: Due to the location of this addition, staff finds that the facade is basically unaffected, therefore, we find that the proposed development does not detract from the cultural value of the structure. Standard 4. The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: We find that this standard is generally met, however, as we are not recommending the HPC grant approval for the FAR variation, a redesigned, smaller addition will more closely meet this standard. ALTERNATIVES: The HPC may consider the following alternatives: 1. Grant conceptual development and FAR variation approval for the proposal as presented, making the finding that such variation is more compatible in character with the historic landmark than would be development in accord with dimensional requirement. 2. Grant conceptual development approval for the proposal with the condition that the addition be rescaled to not exceed the maximum allowable FAR for the parcel. 3. Table conceptual development approval to a date certain (August 8 is the earliest), allowing the applicant additional time to restudy the addition. 4. Deny conceptual development approval finding the review standards have not been met. RECOMMENDATION: The Planning Office recommends that the HPC table conceptual development approval to either August 8 or 23 to allow the applicant additional time to restudy the size of the addition to not exceed the maximum allowable FAR for the parcel. The Planning Office does not support a finding for an increase in FAR due to character compatibility reasons. memo.hpc.232eh 2 STRYKER / BROWN ARCHITECTS 1~ June 20, 19994% Roxanne Eflin Historic Preservation Planner Aspen/Pitkin Planning Office 130 South Galena Street Aspen, CO 81611 Dear Roxanne: The owner and resident of the home at 232 E. Hallum, Linda Goldsbury, believes that her desire to convert her home to a duplex is compatible with the historic nature of her dwelling and is compatible with the historic neighborhood which bounds her property on the east, south and west sides. The planned addition is situated in such a way as to be nearly unnoticeable, from any public area in the neighborhood. It will be visible, however, from the commercial zone down the hill to the north. The addition therefore, has been designed to match the existing architecture on that side of the home. Based on my understanding of Aspen's "Historic District and Historic Landmark Development Guidelines" I believe that the proposed development: a. Is compatible in character with designated historic structures. b. Is consistent with the character of the neighborhood. c. Enhances or does not detract from the cultural value of designated historic structures located on the parcel. d. Enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. The following table summarizes the existing conditions and proposal for increase in building size. 300 S.SPRING STREET, SUITE 300 ASPEN, COLORADO 81611 303Â·925Â·2254 925Â·2258 (FAX) . Roxanne Eflin Historic Preservation Planner June 20, 1990 Page 2 F.A.R. SUMMARY 1. Zone of property R-6 2. Area of property 19,592 Sq.Ft. 3. F.A.R. limit for duplex 4,669 Sq.Ft. 4. Area of existing home (F.A.R.) 4,398 Sq.Ft. 5. Additional area permitted by zoning code 271 Sq.Ft. 6. Additional area in this proposal 550 Sq.Ft. 7. Additional area requested from H.P.C. 279 Sq.Ft. Thank you for your kind consideration in this matter and I look forward to discussing this project with you and the H.P.C. in further detail. Sincerelyv j 1 4 * Mt# Alt (44 kÂ« Wayne Stryker A.I.A. WS:bm --- / 1 1 -- L 11 Fle,22/Â©egg / APS }T-jON 4-_flf , PMT\0 Nal.) coN LRETE 11 .1- h %/ fâ‚¬/O f j 7..f 1 : .W / 91 - -t \\ f --- 1 1 1 17 4 -1 - l j NEU) CONG- RET E 02/G/EL,/Ay Sw,42,4 08 / , 56,1 0/VO W, *1 /56 07-/79 / J K. r\.4 6. 1 4 ~lux_ / l Y / a 1 - lili ./ 1 4 13 NEW Co -- 41 L. H ADOP -Ew<--S ker 22 09â‚¬rz-r-1 ' 6/NE 75 4-34 EXIST"Nt< ~ 909-E /1- - P_ANT//44 6-2/9 - -0 50/T. 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A.2 AN O Ekt'ANE, le'.4 - 1.2 Joi Arr<b , 47 - 9*I VIE WAY 51,48 2& - in /22 \ \\ / NE/1/ 3,7/atg fo B- M RArto 61'PA NSKON JOIN.r Â» - -M P 446 Â·-1 l 0 1/ â‚¬6â€¢_/ CONCRETE \ De/VEWAy SVE,=ADE ~ 1 .. 0/ tht*D LOMEUT/NC~ CE>FR:39:5,1 Ac,cÂ· F, N / 6,+ 1 4 Downlo 6 00 j 14rr N ~ CA- - --9- --Â« f i C R .I / NEW G FT 4104 H Woop 1 FEN<-2 47 8208512"9 1 i./Aa 75 MATOH EX# 97-1 h.00 / \ erÂ»,-0 Â¢ *MTâ‚¬#2/4-1:~ If E><,7-ZE,VO /EX/*n/Ve f* I;h i PAA/v,7/v* 572/e t e / >16 . /Â·, 506/7>9 ezcÂ¥'8/2.Ty 10.000 V L//VE_ I 00 -- f - 19 --- - S , /'EÂ«/60702 *A--*2/0/r E '16('10 1459â‚¬b -10 fLANNIN41 6,111180 1'' - c 02404" -_ _ 60,3,10 40 // â‚¬,eNS H Fl N 15 H ; per New 6,0 EVÂ» UX \Uff -21 , STRYKER / BROWN ~ ARCHITECTS 300 S. SPRING STREET, SUITE 300 - 1 , 4.-/7, -5Â¥ '' ASPEN, COLORADO 81611 h;*1 L t -. 1.4-/49 f 303925Â·2254 925Â·225 8 (FAX) Nul- 1 -: *'- r 1 Ewer/0,4 /RON FEA/Oll - --- - - Â£74:/7 J 4' f ' e /r 1 .- 1 / LINDA 22=-f: 9 1 / 2244*44*5 GOLDSBURY SITE PLAN \44 4 1 - 1 ADDITION 4 57 SCALE 1" = 10'-0" 4404 232 EAST HALLAM e ASPEN, COLORADO HA d L.4 -/1,1 * 97 /Ek/(f) 670 R /% m 8 4 0 4 Uy 1,84 0 0 0 0 0 0 0 ./101, 181- 0,1 SCE,0 $ /1/// 1 1 1 - AD \A / g-2 -~ _ r--2 , /2*ID U W i.e 019Â« / e . / 11 + i Â· 1 / 1-=% 1 1 1 1 : t 79aH ' ONIE STORY' Â·f. Mery 1. /.'. ME 5 ! . 1/; 1 I A IF; 0 CONC SLAB i F=El F ~Wl t' 1 85 / d v. zoo r,ECK 1 f lie / 1 - . 18 COTTONWOOD L--7 ' Ill i ' r 1 70'HIGH 2f'SPREAD / 1/ 2~ ~/--$ 1 // 1 t ..7 ~.~ ONE STORY ~ h~~ ~ L. 1 \19 id).3 , Â»Â». 3 . . \ 4 \ 40/, 11 \ 60 HI â€¢ 24",COTTONWOOD 70' 4IGH. 25'SPREAD 13 0\ h /--- 09 j \ â€¢ LILAC 10'HIGH. e ~8' SPREAD 8 ' â€¢3-2"ASPENS 20'HIGH 10'SPREAD 0-2 9 NE TWOt STORY VICTORIA~ HOUSE ~ ,Â·~~ 124 â€¢ 2,5' COT TONWOOD ''~h 0 5 4 80'HIGH 30' SPREAD N /9 09 1 \44 . 1 10 Vt , L. , 05 0 \'a ) 97 - , \,9 e 0 , 1 7.35 M SH , , .cer- oÂ£(- O - , ~\~5%t , READ f /0 0 3Â·MAPLES 4'DIA. 1 / 61 i *7 iÂ·" 31 i 75' HIGH-35'SPREAD. 1 .77=, 3 1 +1 11 b 0 3 COT'ONWOOD 1 ' 75 HIGH O SPREAID r f . *i' WATER TAP 130Â·,8 N 75'09'It"W :00,4 2,79 4 J. 14 - bit-4 4444~-2 ~1)QlcH (&4 j U. b\Ayvt .-- 35 01 19 3 1 35 2 15>C-/â‚¬131244 ... M. ZIL.D, 4,=>Al i} 1 21 an~ 61-01, / 1 Aerk# 1 *__ 1 3 3 . .5>693 _ 0%(4-rf}Â·Â·14 1 847**2*1 42 - 3 -1 f 3 - N NEW BAT,+ -- d . U.ClbIST / 11, '43'., Clo..UE- C I D ' r qu '1,1,1 1 4 MI' - 2 1 k 1 , 4 1 1- 'CT-U 5 FEFFic lafcy KTCHEN 1 2-0 up 3 WiT-H 811<WT-/SWING, 0. -425 r 12.+16-rING~ AAÂ£Acla -> --1- f .2 1 . -4.-1 7 33Â» 0 101 j 3/ / 1 0/2/4 55/0 , .... 1 -1; -- - .---- - 1. i / % b M N '7 1/2 â‚¬ 1 --f E- -L 03 1 1. - . 1 .-*** --/ f , 4.. . =T f 1 - \ 6/EX/ AREA - L___ 690 OS.Fr- 9 i! 0Â·t 3,6 -, . 1 ' e 4. 4. ,IlÂ·7- '' ~ 'IEV-i-g-i RFFR' . Sk. 1 ! 01 ONE STORY ~ ' Â· ' rylt...,Fi r- 1 / COM k. s EJUESM I 65 lin 4 1. 300 [DECK J 1 1 P\\ 5 10 0 18"COTTONWOOD ' 70'HIGH 25'SPREAD .,- / 1.,. ONE STORY 0 3 , 6 60' HI 11 â€¢ 24';COTTONWOOD 70'HIGH. 25'SPREAD. r 5----------- 13 0. L" :0 \ 22\\\ -0- â€¢ LILAC 10'HIGH. $ ~\â€¢2'SPREAD â€¢3-2"ASPENS X 20'HIGH 10'SPREAD 03 Â»e \4 I TWOE STORY \Â·S viCTORIA6 HOUSE 09X â€¢2Â·5'COTTONWOOD \16" 0,3 4 80'HIGH 30'SPREAD \6 ./ ~4,,A 00 .iste N ' Â£ T \St , 10-5 .' 0 I Vt 57 C , 9 35 HIGH , ' ~ wc'Or [DicÂ· 0''~ ' ~~ READ â€¢ 3 MAPL.ES 4 DIA Ntt 1 1 [-)7434149 -] 75'HIGH-35'SPREAD. 1 --t -, ./ f i 04 \ 1.4- 14 1 gl 1 +1 Ul ~ b . 3 COTIONWCOD 75 HIGH O SPREAD f. * 1 " WATER TAP 30Â·,8 N 75Â°09'It"w i:outâ€¢ 19 /0â‚¬=1:7?h 141 1 -\\01 / rk /1 1 I T \ 1, , 6 , r 4 kle --4 r. 1 t '<3- 4. 3> 1 . f =ZE j , 09- 1 ka 41 R xY - -31 - 01- 1 17---4 1, - --+ - ==== S ..... - /1 111#7 11!1 n: 0.4 0 01 04 j , 1! 31 3~ -- - i 1 k 1---f -ft/n hv L r 1 2 Â£ _ _ ~ ~~ ~ /-~/1 -Al. 7 - / -- h \11 4- 7-- @t. 1 â‚¬17 1 3 9 n/ n t--1 ~0 ----= 4 ia 1 2--2 1 41 4 L + . 4 1 - 0 9 2 1 44\ 21: 1,1 4 a O C-_ 1 1, 1 L -1 23 0 ... - .R 1 1 e El -0 4 1 A 1 4 1 N I v I a_1 11 7 r- --\- 1 1 1 / 1 . , 0 ' 1 \ 2.9 - I , '10 -,31 117/4, 2 9 n *-N g>{45716*275# O TOP STRYKER / BROWN ARCHITECTS June 29, 1990 CERTIFICATE OF MAILING This letter certifies that the people and organizations in the enclosed list have all been notified by First Class U.S. mail of the Public Notice for Application for Significant Historic Development approval for changes and additions to 232 E. Hallam St., Aspen, CO., at least 10 days prior to the meeting, except the following: US Postal Service Aspen School District who have notified by hand delivery at least 5 days prior to the meeting. t /' d .,fiÂ« ( -,j;4/~>ty>f~ Wayne' Strykr, AIA 300 S. SPRING STREET, SUITE 300 ASPEN, COLORADO 81611 303Â·925Â·2254 925Â·2258 (FAX) LINDA PACE GOLDSBURY 367 TERRELL ROAD SAN ANTONIO, TEXAS 78209 JUN-81990 June 05, 1990 Roxanne Eflin Historic Preservation Planner Aspen/Pitkin Planning Office 130 S. Galena Street Aspen, CO 81611 Dear Ms. Eflin: Please know hereby that Wayne Stryker of Stryker/Brown Architects, P.C., 300 S. Spring Street, Aspen, Colorado 81611, 925-2254 is my authorized representative to act on my behalf in regard to my application for approval for changes and additions to my residence at 232 E. Hallam Avenue, Aspen, Colorado. Sincerely, Linda Golds~ury LPG/slh PUBLIC NOTICE RE: CONCEPTUAL DEVELOPMENT OF 232 EAST HALLAM ST. NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, July 11, 1990, 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 an application by Linda Goldsbury for the conceptual development of the property known as 232 East Hallam Street, described (in part) as all of Lots R and S, Block 71, in the City and Townsite of Aspen on a portion of vacated Hallam Street, according to the Willit's Map recorded December 6, 1949, and a portion of unplatted Section 7, Township 10 South, Range 84 West of the 6th P.M. The proposal requests approval for a rear addition to the structure of approximately 550 sq. ft. and landscaping treatments. 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 June 21, 1990 ~ City of Aspen account . =Â».I~":*I.-1.-- pub.notice.232eh STRYKER / BROWN ARCHITECTS ~June 20, 199Â£,~ Roxanne Eflin Historic Preservation Planner Aspen/Pitkin Planning Office 130 South Galena Street Aspen, CO 81611 Dear Roxanne: The owner and resident of the home at 232 E. Hallum, Linda Goldsbury, believes that her desire to convert her home to a duplex is compatible with the historic nature of her dwelling and is compatible with the historic neighborhood which bounds her property on the east, south and west sides. The planned addition is situated in such a way as to be nearly unnoticeable, from any public area in the neighborhood. It will be visible, however, from the commercial zone down the hill to the north. The addition therefore, has been designed to match the existing architecture on that side of the home. Based on my understanding of Aspen's "Historic District and Historic Landmark Development Guidelines" I believe that the proposed development: a. Is compatible in character with designated historic structures. b. Is consistent with the character of the neighborhood. c. Enhances or does not detract from the cultural value of designated historic structures located on the parcel. d. Enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. The following table summarizes the existing conditions and proposal for increase in building size. 300 S.SPRING STREET, SUITE 300 ASPEN, COLORADO 81611 303Â·925Â·2254 925Â·2258 (FAX) Roxanne Eflin Historic Preservation Planner June 20, 1990 Page 2 F.A.R. SUMMARY 1. Zone of property R-6 2. Area of property 19,592 Sq.Ft. 3. F.A.R. limit for duplex 4,669 Sq.Ft. 4. Area of existing home (F.A.R.) 4,398 Sq.Ft. 5. Additional area permitted by zoning code 271 Sq.Ft. 6. Additional area in this proposal 550 Sq.Ft. 7. Additional area requested from H.P.C. 279 Sq.Ft. Thank you for your kind consideration in this matter and I look forward to discussing this project with you and the H.P.C. in further detail. Sincere~fy ~/ 99 *At ockwi kÂ« Wayne Stryker A.I.A. WS:bm STRYKER / BROWN ARCHITECTS JUN 2 0 1990 June 20, 1990 Roxanne Eflin Historic Preservation Planner Aspen/Pitkin Planning Office 130 South Galena Street Aspen, CO 81611 Dear Roxanne: The owner and resident of the home at 232 E. Hallum, Linda Goldsbury, believes that her desire to convert her home to a duplex is compatible with the historic nature of her dwelling and is compatible with the historic neighborhood which bounds her property on the east, south and west sides. The planned addition is situated in such a way as to be nearly unnoticeable, from any public area in the neighborhood. It will be visible, however, from the commercial zone down the hill to the north. The addition therefore, has been designed to match the existing architecture on that side of the home. Based on my understanding of Aspen' s "Historic District and Historic Landmark Development Guidelines" I believe that the proposed development: a. Is compatible in character with designated historic structures. b. Is consistent with the character of the neighborhood. c. Enhances or does not detract from the cultural value of designated historic structures located on the parcel. d. Enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. The following table summarizes the existing conditions and proposal for increase in building size. 300 S SPRING STREET, SUITE 300 ASPEN, COLORADO 81611 303 925-2254 925Â·2258 (FAX) Roxanne Eflin Historic Preservation Planner June 20, 1990 Page 2 F.A.R. SUMMARY 1. Zone of property R-6 2. Area of property 19,592 Sq.Ft. 3. F.A.R. limit for duplex 4,669 Sq.Ft. 4. Area of existing home (F.A.R.) 4,398 Sq.Ft. 5. Additional area permitted by zoning code 271 Sq.Ft. 6. Additional area in this proposal 550 Sq.Ft. 7. Additional area requested from H.P.C. 279 Sq.Ft. Thank you for your kind consideration in this matter and I look forward to discussing this project with you and the H.P.C. in further detail. Sincerely,< ~ /1 4 /- 4 (1(/ 44 0 (49 kÂ« - Wayne Stryker A.I.A. WS:bm ATEACEÂ·!ENT 1 IAND USE APPLI(ZATION FORM Project Name Linda Goldsbury Addition 2)' Project location 232 E. Hallam Ave., Aspen, Colorado Lots M&N Block 71 (indicate street address, lot & block number, legal description where appmpriate) 3) Present Zoning R-6 4) Lot Size 19,592 Sq. Ft. 5) Applicarrt's Name, Address & Phone # Linda Goldsbury, Green Expectations, 139A Elizabeth Rd., San Antonio, TX 78209 (512) 824-6663 6) Representative's Name, Address & ]?hone # Stryker/Brown Architects, 300 S. Spring, Aspen, CO 925-2254 7) Type of Application (please check all that apply): Conditianal Use Conceptual SPA _~ Oonceptual Historic Dev. - ~ 0~ .LA Special Review Final SPA Final Historic Dev. r. 0 -- 8040 Greenline - Coneeptual RID Minor Historic Dev31 , .ds 1 Stream Margin Final POD Historic Demolition ., 4 Mountain View Plane Subdivision Historic Designation AA Corilaniniumization _ Tect/Map Amendment GUS Allotment Lot Split/Int Line _ GUS Eboemption Adjustmerrt 8) Description of E:xisting Uses (rumber and type of ecisting structures - approximate sq. ft.; n=ber of bedrocms; any previous approvals granted to the property). Single family detached residence 9) Description of Develcfwent Application Single story duplex addition of approximately 550 sq. ft. which will precisely match existing construction, along with other minor improvements (pave driveway, add wood fence). 10) Have you attached the following? .-- Resporse to Attachment 2, Mininmt Subaission Contents ReEponse to Attachment 3, Specific Submission Oontents /lie Response to Attachment: 4, Review Standards for Your Application C 00.-- 51M *fit ju,+ 04- h 43 .4.4 ~udi- 3 * 14 +-dax del PITKIN COUNTY TITLE, Inc ' Title Insurance Company Vincent J. Higens 601 E. Hopkins, Aspen, Colorado 81611 Christina M. Davis President (303) 925-1766 Â· (303) 925-6527 FAX Vice President CERTIFICATE OF OWNERSHIP Pitkin County Title, Inc., a duly licensed Title Insurance Agent in the State of Colorado hereby certifies that LINDA PACE GOLDSBURY is the owner in fee simple of the following described property: PLEASE REFER TO EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Subject to easements, rights-of-way and encumbrances of record. This certificate is not to be construed to be a guarantee of title and is ~p.rrhigi~ed for informational purposes only. 1 A 6 0ITKIN ,'CO~j~ T ~INC - 1 1 ~ BY: j 1 aw/(h,01-tz* s~gnature DATED: ARY/30, 1990 COMMONWEALTH 4 LAND TITLE INSURANCE COMPANY d A Reit.Nice G,oup Holdi,igs Conmny POLICY NO. 128-015415 CASE NO. PCT-3906 EXHIBIT "A" LEGAL DESCRIPTION A tract of land comprising all of Lots R & S, Block 71, in the City and Townsite of Aspen on a portion of vacated Hallam Street, according to the Willit's Map recorded December 6, 1949 in Plat Book 2 at Page 37 as Reception No. 97096, and a portion of unplatted Section 7, Township 10 South, Range 84 West of the 6th P.M., the entire parcel being more fully described as follows: Beginning at the South West Corner of Lot M, Block 71, City of Aspen; thence N 14Â°50'49" E 163.12 feet; thence S 78Â°23'00" E 66.08 feet; thence S 22Â°58'00" E 116.19 feet; thence S 12Â°59'00" W 75.09 feet to the Northerly line of Hallam Street; thence N 75Â°09'11" W 139.65 feet to the point of beginning. COUNTY OF PITKIN, STATE OF COLORADO. /h 0 \J 7-- \ FIGURE Ill.2 1.-/ \1 98 1 ENTORY 67. HINeRIC ES AND STRUCTURES: ' LEGEND -- EzgmlignaLit[UG!11[22 1986 UPD E -\ 1 designated m 1 Excellent Structures < not yet designated O ASPEN, COL ott-\--Â»/\ :Â· designated A not yet designated a PREPA/ED UY THE ASPEN/PITKIN PLAII-O FFICE I -le ~ ~ Notable Structures - designated 0 '00 4 800 not yet designated o Contritiutlia Structres o U 1-r 0 200 400 9 /00. EXISING LOST-ORIC DISTRICTS 1. main street 2. conÂ¥nercial core HSTORIQ.DISIFF-GIBLEDERIa* 3.west bleeker/hallam street , 4.hallam lake ' / 5.community church 6.lift 1 / 4. 9 c.....2 -N--) . . %\19*1 VE .- N.41\ Â»11 , 1 i. / KnzI'EXT,x:&,1.ZYQ,LJ \1 411-11 L;*_~-- 1 . 5% mul-LI m[Ik, ED--1*31 Â· Â· .. 111.11 '13 11 jUIWÂ® Â·' - , , 1 [0.- . _ . t \2 -..) O NOXZX \ , ' i~ , L__h '. I -O - , Z. 4 Uil-8;II[Ull]Il [IWEI], [BE#i El]Il#0*[810]1*1- WIEIH ' ~~or~ 11!j-lk! 0-4111-3 1,NEUIPLidÂ·[th:111]11 Â·11[WIÂ® 1*411161dilltll [1110111.I 1 -111!11!!li Â· \03 0 - OIW]11 01]] NIE:Gwil] limE *-Il I[liln12- 02~- Wa [mil . 2 - .Alimt' 11 lili 1.11 /6 . - 0,T[1 - -1 41 DI[[El] mlmIII] 111111119. mmillt __: 3 & 11 w ATI ,-r-r-,-r-r-i, i rrTTTriT-n ' [fimli. DritiI litÂ®EILE)1111 1, - - i [RIEB [00000111 1 07- lili lilli 111111 " 7 Â·-2/2/. . .. '- k 5 -f=-let. Eut Fl]11 3 -, - .. - 1 4= . en,-1 4-,t'*11#1 .. X/, /74 2-1,- I . .4 .1. AM Al--4 alir .. 1104 :1/ / [bill/ 0 -- P . . -W- PITKIN COUNTY TITLE, Inc. Title Insurance Company Vincent J. Higens 601 E. Hopkins, Aspen, Colorado 81611 Christina M. Davis 4 President (303) 925-1766 Â· (303) 925-6527 FAX Vice President ADJACENT OWNER'S STATEMENT 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 owner's within three hundred feet of the SUBJECT PROPERTY, as obtained from the most current Pitkin County Assessors Tax Rolls. NAMES AND ADRESSES BRIEF LEGAL DESCRIPTION LINDA PACE GOLDSBURY SUBJECT PROPERTY 4940 BROADWAY, SUITE 325 SAN ANTONIO, TX 78209 TRUEMAN ASPEN CO. LOTS 1 AND 4, TRUEMAN NEIGHBORHOOD COM. PROJ. 4355 DAVIDSON ROAD HILLIARD, OHIO 43026 WALTER P. PAEPCKE LOTS 6-12, VACATED STR., LOTS 1-11, BLOCK 2, ELIZABETH H. PAEPCKE LAKEVIEW C/O MORRISON AND MORRISON 105 WEST ADAMS STREET CHICAGO, ILLNOIS 60603 UNITED STATES POSTAL SERVICE POST OFFICE 235 PUPPYSMITH ASPEN, COLORADO 81611 ASPEN COMMUNITY CHURCH, LOTS K, L, M, BLOCK 72 UNITED METHODIST 200 E. BLEEKER ASPEN, COLORADO 81611 ASPEN SCHOOL DISTRICT SCHOOL DISTRICT PROPERTY 110 E. HALLAM STREET ASPEN, COLORADO 81611 PHILIP R. HODGSON SO. 62' LOTS A, B, C, BLOCK 78 PATRICIA H. HODGSON 212 NORTH MONARCH STREET ASPEN, COLORADO 81611 ASPEN SAVINGS AND LOAN ASSOC. LOTS D, E, F, G, H, I, BLOCK 78 P.O. BOX 8207 AND METES AND BOUNDS ASPEN, COLORADO 81611 PITKIN COUNTY TITLE, Inc. Title Insurance Company Vincent J. Higens 601 E. Hopkins, Aspen, Colorado 81611 Christina M. Davis President (303) 925-1766 Â· (303) 925-6527 FAX Vice President NELS REINHARD ELDER LOTS K, L, M, N, 0, P, BLOCK 78 JANET C. ELDER 202 NORTH MONARCH STREET ASPEN, COLORADO 81611 S & A EQUIPMENT COMPANY UNIT 1-A, JEROME PROF. BLDG. SUITE 101 201 NORTH MILL STREET ASPEN, COLORADO 81611 KARL G. LARSON UNIT 1-B, 2-J, 2-K, JEROME PROF. BLDG M. MADELEINE LARSON SUITE 101 201 NORTH MILL STREET ASPEN, COLORADO 81611 SWAP UNITS 1-C, 1-D, 1-E, 1-F, JEROME PROF. BLDG. SUITE 106 201 NORTH MILL STRET ASPEN, COLORADO 81611 J.D. MULLER UNIT 1-G, JEROME PROF. BLDG. P.0â€ž BOX 43361 ASPEN, COLORADO 81612 JOSEPH. E. EDWARDS, JKR. UNITS 1-H, 1-I, JEROME PROF. BLDG. SUITE 109 201 NORTH MILL STREET ASPEN, COLORADO 81611 SKHS ASSOCIATES, INC. UNITS 2-A, 2-B, 2-C, 2-D, 2-E, JEROME PROF. BLDG SUITE 201 201 NORTH MILL STREET ASPEN, COLORADO 81611 HERBERT S. KLEIN UNITS 2-F, 2-G, 2-I, JEROME PROF. BLDG. MARSHA L. KLEIN 201 NORTH MILL STREET ASPEN, COLORADO 81611 J. E. ABELS UNITS 1 & 2, MONARCH NORTH CONDOS P.O. BOX 4707 ASPEN, COLORADO 81612 FERENC BERKO LOTS C, D, E, F, BLOCK 72, ASPEN MIRTE BERKO P.O. BOX 360 ASPEN, COLORADO 81612 PITKIN COUNTY TITLE, Inc. Title Insurance Company Vincent J. Higens 601 E. Hopkins, Aspen, Colorado 81611 Christina M. Davis President (303) 925-1766 Â· (303) 925-6527 FAX Vice President WILLIAM G. BRUMDER LOTS N, 0, P, Q, BLOCK 72 2054 FIRST WISCONSIN TRUST CO. MILWAUKEE, WISCONSIN 53201 FIRST NATIONAL BANK OF GRAND JUNCTION LOTS D, E, H, I, BLOCK 71 P.O. BOX 608 GRAND JUNCTION, COLORADO 81501 JOAN ENID LIGHT LOTS G, H, I, BLOCK 72 733 13TH STREET BOULDER, COLORADO 80302 EDWARD NEISSER LOTS K, L, BLOCK 71 JUDITH E. NEISSER 6/0 HARRIS ASSOCIATES, L.P. ROOM 500 2 NORTH LA SALLE CHICAGO, ILLINOIS 60602 WILLIAM G. PARZYBOK, JR. LOTS R, S, BLOCK 72 606 SKYSAIL LANE FORT COLLINS, COLORADO 80525 WILLIAM L. SEGUIN LOTS A, B, BLOCK 72 P. 0. BOX 20 6,7~ ASPEN, CO~*ADO 81%12 f /9 i" 1 I\\ / < ~1 TtiO~ZED/SIGNATURE