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Home My WebLink AboutLand Use Case.303 E Main St.HP-1991-11A se , MP- 1 47 c - U 303 E. Main - Block 80 - Be x H 9- s i P 4 1- MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Minor Development: 303 E. Main, new roofing material Date: September 11, 1991 APPLICANT'S REQUEST: Minor Development approval for new 5/8" standing seam metal roofing for the National Register "Van Loon" cottage at the corner of Main and Monarch, 303 E. Main. LOCATION: 303 E. Main St., Lot A and the West Half of Lot B, Block 80, City and Townsite of Aspen, Colorado APPLICANT: Niklaus G. Kuhn and Gertrud E. Kuhn ZONING: CC, "H" Historic Overlay District, National Register listing PROBLEM DISCUSSION: Section 7-601(E) (2) (c) under Minor Development requires HPC approval for the: "Remodeling of a structure where alterations are made to no more than one (1) element of the structure, including but not limited to a roof, window, door..." Staff considers the applicant's request to reroof this National Register cottage in metal to constitute a change in character, requiring HPC's approval. The Development Review standards are found in Section 7-601 of the Land Use Regulations. The applicable Guidelines are found in Section VI. Residential Buildings - Renovation and Restoration, beginning on page 47. The Development review standards are found in Section 7-601 of the Land Use Code, and are reviewed below (staff's comments follow): 1. Standard: 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 a Historic Landmark. Response: We recommend the use of restoration materials on the "Van Loon Cottage" due both to its status as a National Register property and its high visibility at the confluence of the Main Street and Commercial Core Historic Districts. The 1904 Sanborn Insurance Map indicates this structure had a shingle roof with the exception of the front porch, which was tin. Every effort should be made to preserve the original character of this historic resource, and utilize restoration materials whenever documented. The Guidelines state: "Use roof materials that were typical. Wood shingles or standing seam metal roofs are considered appropriate." The Planning Office consistently recommends the use of wood shingles on residential historic resources with roof pitches over 4:12, and metal roofing on low sloping porch roofs, which was the norm in Aspen at the turn of the century. We prefer to see this proposal revised accordingly. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: A variety of different roofing materials are found in the two districts along Main Street. Wood shingles predominate, however, staff finds that the use of metal may not be inconsistent with the character of the district, provided the color is muted. The applicant has chosen a rust/red that the HPC should carefully consider for impact to the district. The HPC reviews color of major building materials. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or adjacent parcels. Response: The use of restorative materials clearly enhance the cultural value to the community of historic parcels. We, therefore, recommend that wood shingles be used as they were originally. It can be argued that roofing is reversible, and that the permanent cultural value of the parcel would not be diminished should the application be approved as proposed. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: No architectural changes are proposed. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Minor Development application as submitted, finding that it meets the Development Review standards. 2. Approve the Minor Development plan with conditions to be approved by staff prior to the issuance of a building and/or sign permit. 4. Table action to allow the applicant time to restudy the proposal 2 5. Deny Minor Development approval finding that the application does not meet the development review standards. RECOMMENDATION: The Planning Office recommends that the HPC approve the Minor Development application for 303 E. Main, with the following conditions, in order to the meet the applicable Development Review Standards: 1) metal roofing shall be used only on the shallow pitched porch roofs 2) wood shingles shall be utilized for the remainder of the roof. Additional comments: memo.hpc.303em 3 August 26, 1991 Dear: HBC (in care of Roxanne) Mr. and Mrs. Niklaus Kuhn who are owners of the Van Loon House at 303 East Main are proposing to remove the existing three layers of the roof, and replace it with a 4 inch plywood and a non-shiny metal roo f. The color will match the redish brown trim of the house. The panels of the metal roof are with 5/8" high ribs. No structural changes will be necessary, only the simple replacement of the roof. This project will also allow for removal of many unnecesary pounds off of the roof . Since the current owners bought the 303 East Main Victorian from Leana Van Loon in 1980, they have tried to keep the house in int original victorian charm. They have kept up the house by adding a iron fence, several new paint jobs, brick work, and renovation and preservation of the outhouse building. The owners have now decided to replace the old roof on the main house which has been patched for the last twenty years, an'tl has had problems of leakage into the house. The new metal roof would fit in nicely to the surrounding area expecially considering that the adjoining outhouse has a metal roof. Also many victorians have gone to a metal roof due to the difficult and complicated roof lines. The roof side on the east is very steep, and this is the only area were snow would fall off on the new roof which would just go into the vacant yard. Examples of victorians which have gone to metal roofs include the remodled Francis Whitaker.3 House, the new remodled Log Cabin Restaurant, as well as many other victorians- These changes to the roofs of the victorians have increased and anhanced their appearance. The main reason that the roof should be replaced is because the roof looks like it is about to fall down, and is leaking. Pictures of the roof have been dnclosed to show you the exact shape the roof is in at this time. By putting a new metal roof on the building, it will give the building a major boost as well as solving the leakage problem. I hope that you give this proposal a fair trial, and thank you for your time. Sincerel'z- . l<Al / 1//3 1/i\V) lilli 1) 2 4-ruuu' Niklaus G. Kuhn P.O. Box 8016 Aspen, CO. 81612 ;1 1 J SCHEDULE A Order Number: 10174 Comm itment Number: CC 82278 1. Effective date: FEBRUARY 26, 1981 AT 8:00 A.M. 2. Pol,cy or Policies to be issued: 4.!Â· 0Â·/t.1 W ~tl5Â¢jlall(7 Premium A. ALTA Oviner's Policy S Proposed Insured: NIKLAUS G. KUHN AND GERTRUD E. KUHN 300,000.00 $687.00 B. ALTA Loan Policy LENA VAN LOON s 240,000.00 $ 20.00 Proposed Insured: c. s Tax Certificate $ 5.00 3, The estate or interest in the land described or referred to in this commitment and covered herciti is fee simple and title thereto is at the effective date hereof vested in: LENA VAN LOON 4. The land referred to in this commitment is described as follows: Lot A and the West Half of Lot B, Block 80, CITY AND TOWNSITE OF ASPEN, County of Pitkin, State of Colorado. /&70Ii AuthohhÂ»â‚¬SuJ~ers,gnatu, e Page 2 S '1']DWA 11'1 , '1' I '1'. '2 1-Al, GUARANTY COMPANÂ¥ 1652 'lli~*m="h r. - SCHEDULE B - Section 1 Order Number :10174 Commitment Number: CC 82278 Requirements The following are tile requirements to be complied with: Item (a) Payment to or for the account of tile grantors or mortgagors of tlie full considet ation for the estate oiÂ· 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: (c) Deed from the Mayor of the City of Aspen to Lena Van Loon. (d) Deed from Lena Van Loon to Niklaus G. Kuhn and Gertrud E. Kuhn. (e) Deed o f Trust from Niklaus G. Kuhn and Gartrud E. Kuhn to- ~he~'public Trustee of Pitkin County for the use of Lena Van Loon to secure $240,000.00. Page 3 H '1' ]C 1 F.1 1 2 '1' '1' I '1' I. E 1653 C ; 1' 4 'F ~ Â·Â·r Â¥ C- IV,. 1 1, H*... fa' p - Exceptions Order Number: 10174 Commitment Number: CC 82278 The policy or policies to be issued will contain exceptions to tile following unless tile 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 claimsof easements, not sliown by tlie public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, ariel any facts which a correct survey and inspectioii of tlie premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lieii, for services, labor or material theretofore or liereafter 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 tile public recordsor attaching subsequent to the effective date hereof but prior to tile date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6.Any and all unpaid taxes and assessments and any and all tax sales which have not been properly redeemed or cancelled. Treasurer's Certificate of taxes due has been ordered. 7.Terms, conditions and obligations of Notice of Historic Designation as set forth in instrument recorded January 13, 1975 in Book 295 at page 515. 8.Any tax, assessment, fees or charges by reason of the inclusion of subj ect property in Aspen Fire Protection District, Aspen Street Improvement District, Aspen Sanitation District, Aspen Valley Hospital District and the City of Aspen. Exceptions numbered are hereby omitted. Page 4 STE,VAIL T TI'l'LIC 1654 GUARANTY COMPANY I L,/ 0 5.44 49 I ....1 J ,~ 1, 1 .i Â¢*Y: t. tte,21.4,-II~~~44 ~ 4 . fi.., f . 4 .- h. :al- â‚¬23.44'- 1.0 1.-=2 -E- ...1.1â€ž6.4,<Ae,- - I. X. ' .14â€¢ .. . - ' 111 4. 1 . , e ..1. . 4,/ I. -al .Â¥: : e. I . ~1 fÂ·3Â· 9: .ACÂ» ' i , M , I /. 2 9 Illillillillillil % ;I' -. â€¢ r, *A 464<& 7 11- ~ Â· I %- -Il . - 0 . Â· i *<*674 , 1 -..f \ 11 .i. 2 4 .... --- fr 9'9 f . . .4 0045/104 . , I ,==30 .. I. ..a ...6 . 9- -A. '' " I '9 3~ , ..da ... r --- N aL 1 . 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K U HA/ PO. hox 20/4 *5 F RN <0 72 6/1 9 -15 - 3i4 1 6) Representative's Name, Address & Phone # 7) Type of Application (please check all that apply): anditional Use Conceptial SPA Conceptual Historic Dev. Special Review Final SPA Final Histaric Dev. _ AÂ·0 Pitit 8040 Greenline - Conceptual HJD A Minor IIistoric Dev. 1 - Stream Margin Final ED _ Historic Dam,lition Ap /93Â» kuntain yiew Plane Subdivisirn Historic Designation Condcniniumization - Text/Map Amendment (2*33 Allotment Iot SpliVIot Line QUS E]oeimption Adjustment 8) Description of Existing Uses Â· (number and type of ecisting structures; approocimate sq. ft.; mmber of bedrocm= ; arn' previcus approval q grant-M to the property). MA) N Hoes/2 FoRMER OFF/ck Of *598/0 41*(hER. Now 74Â£ STORE. of CP//24-f 3Mo75. r Â· 199- O U TH t l.1 5 t , 3 45 2 () 06 9-G Al/t 0 - Of-/9 c Â£ AN j) ti; 14 0 NA-709 /' 4 /9 9 / , 9) Description of Develciment Application f BPLA-CA -7*K OLD 3 LAYE/25 0/ Roof W,7/9 A , NEW NoN 54/Aj Â£ ME---TAL ROOF NO 3700Â«TURAL CtiAN 645 Will /* NADE 10) Have you attached the following? Response to Attadment 2, Minimmt Submission Contents Response to Attachment 3, Specific Suhnission Contents Response to Attadment 4, Review Standards for Your Application - 1 -1 1 -. Vel ' Ave" U MINOR HISTORIC DEVELOPMENT Application Package Contents ff' cc~|dr\ Oleool 8-37-7/ Attached is a Development Application package for submission of your application. Included in this package are the following attachments: 1. Application Form 2. Description of Minimum Contents of Development Application 3. -Description of Specific Contents for Submission of your Application 4. Copy of Review Standards for Your Application 5. Public Hearing Notice Requirements Summary 6. General Summary of Your Application Process Generally, to submit a complete application, you should fill in the application form and attach to it that written and mapped information identified in Attachments 2 and 3. Please note that all applications require responses to the review standards for that particular development type. The standards for your application are listed in Attachment 4. You can determine if your application requires that public notice be given by reviewing Attachment 5. Table 1 of that attachment will tell you whether or not your application requires notice and the form the notice should take. Your responsibilities in this regard are summarized in the cover explanation to the table. We strongly encourage all applicants to hold a pre-application conference with a Planning Office staff person so that the requirements for submitting a complete application can be fully described to you. Please also recognize that review of these materials does not substitute for a complete review of the. Aspen Land Use Regulations. While this application package attempts to summarize the key provisions of the Code as they apply to your type of development, it cannot possibly replicate the detail or the scope of the Code. If you have questions which are not answered by the materials in this package, we suggest that you contact the staff member assigned to your case or consult the applicable sections of the Aspen Land Use Regulations. appcover MAIN STREET FOUN~ON'JWEST ~ -= - -= SET S 75Â°09'Il"E ''Â·>C IN CONC. 45Â·23 3 1 0,A 6 8 B ,2. r fa,9 1 / 3 0 -,It 10.9 . 3 :.: : r i :2 1 Â· ! IN / 1 1 9 M : 1 ~ONE STORY ,,/ / HOUSE/31/ / : U , 2.55 / ~ /9,4. 9~ /4 - -ITT-1 ..-- 1 4 -% 0\\>f / t>r / , & / 4 -11- OIl ! 16 / - -1 i 0 - i-491 . 1 ~~-1 l ~ I fr# f i \ I i 3 1 i \fs /\425 //,Â·t i i â€¢--2 TTL_ 1_-- 1.9_ -_ ._ __ I . 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