HomeMy WebLinkAboutagenda.hpc.20070912
ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
September 12, 2007
5:00 P.M.
CITY COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
SITE VISIT: NOON-
I. Roll call
II. Approval of minutes - August 8th and the 22od.
III. Public Comments
IV. Commission member comments
V. Disclosure of conflict of interest (actual and apparent)
VI. Project Monitoring
VII. Staff comments: Certificate of No Negative Effect issued
(Next resolution will be #36)
*Maroon Creek Bridge discussion (20 min.)
VIII. NEW BUSINESS
A. 135 W. Hopkins Ave. - Major Development, Final,
Variances, (1 hr.)
IX. OLD BUSINESS
A. 408 E. Cooper Ave. - Aspen Sports - Minor Development
(cont'd from 8/8) Open public hearing and continue agenda
item until September 26th.
X. WORKSESSIONS
A. None
IX. ADJOURN 6:30 p.m.
PROJECT MONITORING
Jeffrey Halferty
555/557 Walnut
701 W. Main
640 N. Third
314 E. Hyman, Motherlode
930 Matchless
205 S. Galena- Brand deck
134 W. Hopkins
212 W. Hopkins
920 W. Hallam
114 Neale Ave.
Mike Hoffman
308/310 Park
640 N. Third
Jewish Community Center
202 N. Monarch
320 W. Hallam Ave.
426 E. Main (Main and Galena)
507 Gillespie
Sarah Broughton
811/819 E. Hopkins
110 E. Bleeker
530,532,534 E. Hopkins (Connor Cabins)
100 East Bleeker
Doerr Hosier Center @ Meadows
406 E. Hopkins (Isis)
304 E. Hopkins (Elevation Restaurant)
Brian McNellis
629 Smuggler
Hotel Jerome
Jewish Community Center
Doerr Hosier Center @ Meadows
233 W. Main (Innsbruck)
Alison Agley
529 W. Francis
214 East Bleeker Street (historic house)
205 S. Mill Street (Bruno's Deck)
710 N. Third
Boomerang
501 W. Main Street (Christiana)
214 East Bleeker (new house)
520 E. Durant (Ajax Bldg)
CONCEPTUAL APPROVALS THAT HAVE NOT GONE TO FINAL REVIEW:
508 E. Cooper (Cooper St. Pier Redevelopment)- (July 12, 2006) extended 6 months
Provide proof oflegal notice (affidavit of notice for PH)
Staff presentation
Applicant presentation
Board questions and clarifications
Public comments (close public comment portion of hearing)
Board comments
Applicant rebuttal (comments)
Motion
No meeting of the HPC shall be called to order without a quorum consisting
of at leastfour (4) members being present. No meeting at which less than a
quorum shall be present shall conduct any business other than to continue
the agenda items to a date certain. All actions shall require the concurring
vote of a simple majority, but in no event less than three (3) concurring votes
of the members of the commission then present and voting.
DEPARTMENT OF TRANSPORTATION
STATE OF COLORADO
~OTI
Environmental Programs Branch
4201 East Arkansas Avenue
Shumate Building
Denver. Colorado 80222
(303) 757-9259
DEPARTMENT OF TRANSPORTATION
August 15,2007
Ms. Amy Guthrie
City of Aspen
Historic Preservation Committee
AspenIPitkin Community Development Dept.
130 South Galena
Aspen, CO 81611
SUBJECT:
SH 82 Entrance to Aspen E1S; Additional Information Regarding Maroon Creek Bridge
Dear Ms. Guthrie:
This letter and the attached information constitute the Federal Highway Administration and Colorado
Department of Transportation's (CDOT) request for comments on a detennination of effect for the
historic Maroon Creek Bridge (5PTl36).
Project Backl!round
The Maroon Creek Bridge was identified as part of the historic survey for the State Highway 82, Entrance
to Aspen EIS, which was signed in 1997. As noted in the EIS, the preferred alternative for the project
proposed the construction of a new bridge north of the existing historic bridge. In consultation with the
State Historic Preservation Officer (SHPO) in 1997, FHWA and CDOT determined that construction of
the new bridge would result in no adverse effect to the Maroon Creek Bridge, provided SHPO had an
opportunity to review and approve the new bridge design. We provided information about the bridge
design details to your organization in a series ofletters from December 2004 to February 2005.
Effects Determination
In our December 17, 2004, correspondence we indicated that the new bridge would be a three span
structure, with a concrete box girder superstructure and an "A Frame" style pier substructure. The bridge
would be frnished in a buff or tan color with terra-cotta accents on the piers. We also stated that the
bridge abutment walls would have a concrete finish that mimics the large cut stones of the historic bridge
abutments. Since then, the City of Aspen Engineer and Pitkin County Director of Public Works have
informed CDOT that the Pitkin County Board of County Commissioners and the Aspen City Council
would like to leave the concrete on the substructure bare. The City of Aspen and Pitkin County believe
that the bare concrete is a better match to the adjacent historic bridge and also believe that this approach
would minimize impacts to the Maroon Creek Wetland Area (located beneath the bridge) associated with
future maintenance of the painted substructure.
The substructure (i.e., piers, abutments, underside of the bridge) would receive the standard CDOT Class
1 frnish that does not include coloring. The upper part of the bridge, including parapets, curbs, and
retaining walls, would still be finished with the planned concrete coloring. The paftG""idge that is
visible to the traveling public will still be finished in the colored concrete that is co~Y with the
surrounding environment and the adjacent historic Maroon Creek Bridge. The concrete",'mfhf :ij>utment
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Ms. Guthrie
August 15, 2007
Page 2
faces was cast on a form liner and does give the appearance of the stone abutments on the historic bridge,
but the abutments will not be painted. CDOT has determined that our previous finding of no adverse
effect is still applicable with regard to the historic bridge.
As a local preservation organization with an interest in this historic resource, we welcome your comments
regarding our determinations of effect and any questions or comments regarding the Section 4(1) de
minimis finding. Should you elect to respond, we request that you do so within 30 days of receipt of this
letter. If you have questions or require additional information, please contact CDOT Senior Staff
Historian Lisa Schoch at (303) 512-4258.
d):~
f'- -
(p\..Brad Beckham, Manager
Environmental Programs Branch
cc: FilelCF
MEMORANDUM
TO:
Aspen Historic Preservation Commission
THRU:
Amy Guthrie, Historic Preservation Officer
FROM:
Sara Adams, Historic Preservation Planner
RE:
135 West Hopkins, Major Development Review (Final) and Variances - Public
Hearing
DATE:
September 12,2007
SUMMARY: The subject property is a one and a half story late Victorian style wood frame
Miner's Cottage located on the corner of West Hopkins Avenue and South First Street. A
detached non-historic residence sits at the rear of the property bordering South First Street and
the alley. The historic cottage has undergone various significant alterations since the home was
built in the 1880s. The north porch was removed and replaced. Asphalt siding, a new south
porch, new columns, and a new roof are among the significant alterations incurred over the years.
The alterations are not considered historic. The structure is in its original location.
On August 9, 2006, HPC granted Conceptual approval for onsite relocation, rehabilitation and an
addition to the existing Victorian residence. HPC also granted demolition approval for the
structure along the alley and Conceptual approval for a new two story single family residence. A
330 square foot FAR Bonus was awarded for rehabilitation, and a waiver of two parking spaces
and variances from the Residential Design Standards regarding Street Oriented Entrance and
Secondary Mass were granted. Dimensional setback variances were granted for both the historic
home and addition, and the new detached residence along the alley.
The application before HPC is for Final Review; however, the architect has made some changes
to the approved Conceptual design. The north and west elevations of the new construction at the
rear of the property reflect amended roof forms. A new lightwell is located on the addition to the
historic home. It is under HPC's discretion to alter the Conceptual approvals previously granted.
Staff will address the changes to the Conceptual approval and the conditions of approval adopted
by HPC during Conceptual review in the body ofthe memo.
Staff recommends that HPC continue the application for further restudy.
APPLICANT: John Key, represented by Gretchen Greenwood of Gretchen Greenwood and
Associates, Inc.
PARCELID: 2735-124-59-112.
1
ADDRESS: 135 W. Hopkins Avenue, Lot A and the west 22 y, feet of Lot B, Block 60, City and
Townsite of Aspen, Colorado.
ZONING: R-6, Residential
MAJOR DEVELOPMENT (FINAL)
The procedure for a Major Development Review, at the Final level, is asfollows. StajJreviews
the submittal materials and prepares a report that analyzes the project's conformance with the
design guidelines and other applicable Land Use Code Sections. This report is transmitted to
the HPC with relevant information on the proposed project and a recommendation to
continue, approve, disapprove or approve with conditions and the reasons for the
recommendation. The HPC will review the application, the stajJ analysis report and the
evidence presented at the hearing to determine the project's conformance with the City of
Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve
with conditions, or continue the application to obtain additional information necessary to
make a decision to approve or deny.
Major Development is a two-step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
the proposed development by the HPC as part of their review of the Final Development Plan
unless agreed to by the applicant.
Staff Response: The following questions may be helpful for HPC to reference for this project
(note that the questions do not serve as formal decision making criteria at this time):
1. Why is the property significant?
2. What are the key features of the property?
3. What is the character of the context? How sensitive is the context to changes?
4. How would the proposed work affect the property's integrity assessment score?
5. What is the potential for cumulative alterations that may affect the integrity of the
property?
The property represents a typical cottage indicative of Aspen's mining era. It is estimated that
the original building was built in the l880s, which makes the historic structure well over 100
years old.
The extant key features of the property are that the building sits in its original location, and the
front bay window detailing appears to be original. The original basic form of the building exists
beneath the alterations.
The property is located on the corner of Hopkins Avenue and South First Street. This
intersection is important to interpreting Aspen's mining era: designated Miner's cabins sit on all
2
four comers. Immediately to the east of 135 West Hopkins sits the two and a half story Holiday
House, a large condominium development; and to the south along First Street are the three story
Cottonwood Condominiums.
The proposed work includes rehabilitation measures to the historic house including removing the
non-historic south porch to expose the original form of the building, and the roof of the front
porch facing Hopkins A venue will be restored to match a historic photograph. These changes
will greatly increase the property's integrity assessment score. The appljcant proposes to move
the building forward, to the northwest property line, which will adversely affect the integrity
score.
The proposed addition and new detached structure will maximize development on the site. The
applicant was granted a 330 square foot FAR bonus and variances during Conceptual Review.
Conditjons of approval adopted during Conceptual Revjew that need to be addressed:
. Minimize the size of the lightwelllocated at the rear of the historic home to an L-shape
and pull the south comer about 18 inches away from the edge of the historic home, to be
approved at Final Review.
Staff Response: The size of the rectangular ljghtwell was reduced; but it is not the
minimum size required by Building Code. Staff finds that the lightwell proposed for the
south elevation at the rear of the historic home should revert to that approved at
Conceptual Review or the minimum size required by Building Code, as stated in
Guideline 9.7.
9.7 A Iightwell may be used to permit light into below-grade living space.
. In general a lightwell is prohibited on awall that faces a street.
. The size of the li\!htwell should be minimized.
. Restudy the front porch element on the new house to be more in scale with the historic
home, to be revjewed at Final Review.
Staff Response: The applicant restudied the front porch, but Staff frnds that it needs further
restudy to better relate in scale, size and style to the historic residence and meet Guideljne
11.2 and 11.4.
3
11.2 In a residential context, clearly define the primary entrance to a new building by
using a front porch.
. The front porch should be functional, in that it is used as a means of access to the entry.
. A new porch should be in similar size and shape to those seen traditionally.
. In some cases, the front door itself may be positioned perpendicular to the street;
nonetheless, the entry should still be. clearly defined with a walkway and porch that
orients to the street.
11.4 Design a front elevatjon to be similar in scale to the historic building.
. The primary plane of the front should not appear taller than the historic structure.
. The front should include a one-story element, such as a porch.
Changes to Conceptual approval:
. The gable roof forms proposed for the new construction are re-oriented in this proposal-
impacting the north elevation directly behind the house and the west elevation that faces
First Street. Staff finds that the roof forms are consistent with the historic guidelines, but
is concerned about the length of the ridgeline across the entire rear of the property, as
viewed from Hopkins Avenue. The design guidelines relevant to this discussion are
below:
11.5 Use building forms that are similar to those of the historic property.
. They should not overwhelm the original in scale.
11.6 Use roof forms that are similar to those seen traditionally on the block.
. Sloping roofs such as gable and hip roofs are appropriate for primary roofforms
. Flat roofs should be used only in areas where it is appropriate to the context
. On a residential structure, eave depths should be similar to those seen traditionally in the
context.
. Exotic building and roof forms that would detract from the visual continuity of the street
are discouraged. These include geodesic domes and A-frames.
. A new lightwell and new subgrade space beneath the addition to the historic home are
proposed in this application. The lightwell is required for egress from the new subgrade
bedroom space, but is not the minimum size required. Staff is concerned about the
number of lightwells located between the two residences, and the impact of these
lightwells on erosion and separation of the buildings on the site.
FAR Bonus:
HPC granted a 330 square foot FAR Bonus during Conceptual approval based on rehabilitation
and the design presented at the August 9, 2006 meeting. According to the Final application, the
new design requires a 312 square foot FAR Bonus. Staff recommends that HPC clarifY the
amount of the Bonus granted for this project, as it was meant.
4
It is important to note that over the summer the historic house was a shelter to squatters. The
Police Department requested that the house be boarded up and locked to prevent future break-ins.
Staff expressed concern over the dilapidated state of the historic home and visited the site with
the architect to determine an appropriate method to protect the house from squatters.
Also, the review of this project has been lengthy- HPC granted a development order in 2001, the
owner reconsidered the approvals and reapplied for a different project comprising two
residences, which received conceptual approval on August 9, 2006. The squatters and the
lengthy project perpetuate Staff's concerns about the potential for demolition by neglect on this
property- especially with the upcoming winter season.
Final Revjew:
Landscape plan: Staff finds that the landscape plan submitted on sheet L 1.0 needs further
development. The flagstone terrace located in front of the new addition, the material proposed
for the steps leading up to the front porch of both residences, and the moss rock accents need
clarification. The perennial garden and moss rock accents are located in the right of way, and are
under the purview of the Parks and Streets department. The relevant guidelines are:
1.9 Maintain the established progression of public-to-private spaces when considering a
rehabilitatjon project.
D This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding
along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the
"private" spaces beyond.
D Provide a walkway running perpendicular from the street to the front entry. Meandering
walkways are discouraged, except where it is needed to avoid a tree.
D Use paving materials that are similar to those used historically for the building style.
Concrete, wood or sandstone may be appropriate for certain building styles.
1.10 Preserve historic elements of the yard to provide an appropriate context for historic
structures.
D The front yard should be maintained in a traditional manner, with planting material and sod,
and not covered with paving, for example.
1.11 Preserve and maintain mature landscapjng on site, particularly landmark trees and
shrubs.
D Protect established vegetation during construction to avoid damage. Replacement of
damaged, aged or diseased trees must be approved by the Parks Department.
D If a tree must be removed as part of the addition or alteration, replace it with species of a
large enough scale to have a visual impact in the early years of the project.
Lighting: Lighting fixtures shall be approved by Staff and monitor.
5
Fenestration: The applicant proposes to restore existing windows on the historic house. Staff
finds that the restoration of exjsting historic windows and the proposed new windows on the
addition are appropriate. The windows proposed for the new residence are appropriate; however,
Staff recommends that the appljcant restudy the front porch, door and transom window proposed
for the west elevation of the new house to relate to the historic resource and meet Guideline 11.9.
11.9 Use building components that are sjmilar in size and shape to those of the historic
property.
o These include windows, doors and porches.
o Overall, details should be modest in character.
Materials:
Historic Resource and addition- The applicant proposes asphalt shingles, vertical wood siding for
the new addition and to restore, based on historic photographs, the profile ofthe horizontal wood
siding on the historic home. Staff needs clarification as to the type of foundation proposed for
the new addition and the historic home.
7.9 New or replacement roof materials should convey a scale, color and texture similar to
those used traditionally.
o Replacement materials should be similar to those used historically on comparably styled
buildings.
o If a substitute is used, such as composition shingle, the roof material should be earth tone and
have a matte, non-reflective finish.
o Flashing should be in scale with the roof material.
o If copper flashing is to be used, it should be treated to establish a matte, non-reflective finish.
New residence- The applicant proposes a red sandstone veneer for the two story front fayade
(west elevation) and vertical wood siding. A slate roof and metal windows and doors are also
proposed. Staff is concerned with the lack of relationship between the new and old structures on
the property. The Historic Preservation Design Guidelines stress a distinction between new and
old construction, which can be challenging in on a small lot with two large residences. Staff
recommends that the applicant restudy the materials so that the perceived scale of the front
elevation meets Guidelines llA and 11.1 O. The materials on the new house should have a
relationship with the hjstoric house in terms oftexture, color and scale.
6
11.4 Design a front elevation to be similar in scale to the historic building.
. The primary plane of the front should not appear taller than the historic structure.
. The front should include a one-story element, such as a porch.
11.8 Use building materials that contribute to a traditional sense of human scale.
D Materials that appear similar in scale and frnish to those used historically on the site are
encouraged.
D Use of highly reflective materials is discouraged.
11.10 The imitation of older historic styles js discouraged.
D This blurs the distjnction between old and new buildings.Highly complex and ornately
detailed revival styles that were not a part of Aspen's history are especially discouraged on
historic sites.
RESIDENTIAL DESIGN STANDARDS
The project requires variances to the Residential Design Standards for the "First Story Element"
requirement for the new detached house.
26.410.040 First story element. All residential buildings shall have a first-story street-facing
element the width of which comprises at least twenty (20) percent of the building's overall width
and the depth of which is at least six (6) feet from the wall the first-story element is projecting
from. Assuming that the first story element includes interior living space, the height of the first
story element shall not exceed ten (10) feet, as measured to the plate height. A first-story element
may be a porch or living space. Accessible space (whether it is a deck, porch. or enclosed area)
shall not be allowed over the first story element, however. accessible space over the remaining
first story elements on the front fQl;ade shall not be precluded.
All residential development must comply with the following review standards or receive a
variance based on a finding that:
A. The proposed design yields greater compliance with the goals of the Aspen area Community
Plan (AACP); or,
B. The proposed design more effectively addresses the issue or problem a given standard or
provision responds to; or,
C. The proposed design is clearly necessary for reasons of fairness related to unusual site
specific constraints.
Staff Response: According to the City Zoning Officer, the height of a first story element cannot
exceed ten feet. The intent of the "First Story Element" Residential Design Standard is to create
a human element along the streetscape. The architect proposes about ten and a half feet,
measured from finish grade, for the front porch along First Street. Staff finds that the criteria are
not met to grant a variance and recommends denial.
7
DECISION MAKING OPTIONS:
The HPC may:
. approve the application,
. approve the application with couditions,
. disapprove the application, or
. continue the applicatjon to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends that the HPC continue the application for restudy
of the front porch element proposed for the new construction.
Exhibits:
A. Relevant Design Guidelines
B. Approved Conceptual plans
C. HPC Minutes from June 28, 2006, and August 9, 2006
D. HPC Resolution 22, Series of2006
E. Application
8
"Exhibit A: Relevant Design Guidelines for 135 West Hopkins Avenue, Final Review"
7.4 A new chimney should be the same scale as those used historically.
D A new chimney should reflect the width and height of those used historically.
7.5 Preserve original chimneys, even if they are made non-functional.
7.8 Preserve original roof materials.
D Avoid removing historic roofing material that is in good condition. When replacement is
necessary, use a material that is similar to the original in both style as well as physical
qualities and use a color that is similar to that seen historically.
D Specialty materials such as tile, slate or concrete should be replaced with a matching
material.
7.9 New or replacement roof materials should convey a scale, color and texture similar to
those used traditionally.
D Replacement materials should be similar to those used historically on comparably styled
buildings.
D If a substitute is used, such as composition shingle, the roof material should be earth tone
and have a matte, non-reflective finish.
D Flashing should be in scale with the roof material.
D If copper flashing is to be used, it should be treated to establish a matte, non-reflective
finish.
7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is
compatible and does not detract from the historic appearance of the building.
D A metal roof material should have an earth tone and have a matte, non-reflective finish.
D A metal roof with a lead-like patina also is an acceptable alternative.
D Seams should be of a low profile.
D A roof assembly with a high profile seam or thick edge is inappropriate.
7.11 Avoid using conjectural features on a roof.
D Adding ornamental cresting, for example, where there is no evidence that it existed creates
a false impression of the building's original appearance, and is inappropriate.
9.5 A new foundation should appear similar in design and materials to the hjstoric
foundation.
. Where a stone foundation was used historically, and is to be replaced, the replacement
should be similar in the cut of the stone and design of mortar joints.
9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation
above grade.
. Raising the building slightly above its original elevatjon is acceptable. However, lifting it
substantially above the grade level js inappropriate.
9.7 A lightwell may be used to permjt light into below-grade living space.
. In general a lightwell is prohibited on awall that faces a street.
. The size of the lightwell should be minimized.
9
11.2 In a residentjal context, clearly define the primary entrance to a new building by
using a front porch.
. The front porch should be functjonal, in that it is used as a means of access to the entry.
. A new porch should be in similar size and shape to those seen traditionally.
. In some cases, the front door itself may be positjoned perpendicular to the street;
nonetheless, the entry should still be clearly defined with a walkway and porch that
orients to the street.
11.3 Construct a new building to appear sjmilar in scale wjth the historic buildjngs on the
parcel.
. Subdivide larger masses into smaller "modules" that are similar in size to the historic
buildings on the original site.
11.4 Design a front elevation to be similar in scale to the hjstoric building.
. The primary plane of the front should not appear taller than the historic structure.
. The front should include a one-story element, such as a porch.
11.5 Use building forms that are similar to those of the historic property.
. They should not overwhelm the original in scale.
11.6 Use roofforms that are similar to those seen traditionally on the block.
. Sloping roofs such as gable and hip roofs are appropriate for primary roof forms
. Flat roofs should be used only in areas where it is appropriate to the context
. On a residential structure, eave depths should be similar to those seen traditionally in the
context.
. Exotic building and roof forms that would detract from the visual continuity of the street
are discouraged. These include geodesic domes and A-frames.
11.9 Use building components that are similar in size and shape to those of the historic
property.
o These include windows, doors and porches.
o Overall, details should be modest in character.
11.10 The imitation of older historic styles is discouraged.
o This blurs the distinction between old and new buildings.
o Highly complex and ornately detailed revival styles that were not a part of Aspen's history
are especially discouraged on historic sites.
10
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The Key Residence
Tile Hopl\ins HOllse
135 West Hopkins Street
Aspen, Colorado 81611
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Gretchen
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ASPEN mSTORIC PRESERVATION COMMISSION
MINUTES OF JUNE 28. 2006
.- Michael amended his motion to #8. The vent as proposed is denied but
-- staff and monitor are authorized to review new plans for the vent. Jason
amended his second.
Roll call vote: Jason, yes; Derek, yes; Alison, yes; Michael, yes; Jeffrey,
yes. Motion carried 5-0.
For clarification the vent as proposed has been denied but staff and
monitor can review other alternatives.
135 W. HOPKINS - CONCEPTUAL - RELOCATION -
DEMOLITION - VARIANCES - PUBLIC HEARING
Derek recused himself.
Affidavit of posting - Exhibit I
E-mail from Thomas & Judy Poll- Exhibit II
"'-
Sara relayed that the subject property is I 1/2 story Victorian style wood
frame cottage on the corner ofW. Hopkins and S. First 8t. There is a
detached non-historic residence that sits at the rear of the property. The
building has undergone various alterations. The owner had appeared
before HPC for a review of a large addition to the rear of the structure but
upon learning that the lot allows for two residences the applicant is re-
submitting a new application for two single family homes on this non-
conforming parceL The application is for on-site relocation of an historic
structure; rehabilitation of the historic structure; 500 square foot FAR
bonus. An addition is proposed to the Victoria house. Demolition of the
structure along the alley and then there are variances from the Residential
Design Standards requested and a waiver of two on-site parking spaces.
Key features of the historic house. What is left of the integrity of the
historic house is that it is in its original location and the bay window
seems to be historic. The house is located on a corner. To the east is the
2 y, story Holiday house. And to the south the three story Cottonwood
Condominiums.
Staff feels the rehab will greatly increase the properties integrity scoring;
however, the proposal includes moving the building up to the property
line which will adversely affect the score but staff finds that the proposed
rehab out ways the adverse effect.
10
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ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF JUNE 28, 2006
Design Guideline Review - The new detached rear structure height is
contextually appropriate considering adjacent to the back of the lot is the
3 story Cottonwood condominiums. Staff is concerned that the ridge line
of the roof as seen on the north elevation expands across the lot and
creates a large mass behind the historic building as seen from Hopkins
Ave. Staff recommends that the North elevation be broken up into
smaller modules to appear closer in scale to the historic house as stated in
section 11.3 of the design guidelines.
The primary entrance of the new house is appropriate oriented to First
Street but it lacks the recommended porch element for residences. The
one-story mass with the deck on top is sensitive in scale and height along
First Street.
New addition to the historic house.
Staff finds that the size and scale is sensitive to the historic home and the
proposed gable roof is slightly lower in height. Due to site constraints
staff recommends that the side addition is appropriate for this site even
though HPC usually recommends it be at the rear.
Staffis concerned with the length of the proposed addition which is
comprised of a master bedroom and a one car garage. Staff recommends
that the length be shortened to create a more defined separation between
the historic home and the proposed new addition as seen from First
Street.
Historic home:
The applicant proposes to add a new foundation and lift the house up two
feet. The Structure will maintain its historic orientation to Hopkins but it
will be moved up to the property line. Staff finds that the relocation is
appropriate, moving the development to the rear of the lot. Staff
recommends that staff and monitor assess the intended height of the
home and the foundation during the relocation phase of the building
because documentation doesn't exist as to how high the foundation was
historically. Raising the house two feet seems to be a significant height
and may have a significant adverse impact on the historic property.
The light-wells seem to be oversized for the required egress. There is a
proposed skylight in the historic home and in the light of applying for a
500 square foot bonus staff does not recommend the skylight.
11
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ASPEN mSTORIC PRESERVATION COMMISSION
MINUTES OF JUNE 28. 2006
,.;..-
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Demolition - Staff finds that the out buildings do not contribute to the
significance of the parcel and the demolition will be inconsequential to
the preservation of the area.
Residential Design Standards - Staff is in favor of demolition. The
project requires a variance from the secondary mass and the street
oriented entrance requirements for the new detached house. Staff is in
favor of the variances.
Street oriented entrance - A variance for the street entrance is necessary
for the new detached house. The primary entrance is located on First
Street and staff agrees that it should not face Hopkins Ave. We also
recommend that a front porch element be added. Staff also supports the
FAR bonus of 500 square feet. Staff also recommends that HPC waive
the two additional required parking spaces. Staff is concemed with the 0
foot west side yard setback of the new detached house and recommends
that the HPG move the detached house back from the lot line so that it
does not compete with the historic house along First Street. Staff also
recommends continuation to restudy the roofform of the detached house
as seen from Hopkins Ave. and the other issues that were mentioned.
Gretchen Greenwood, architect
Gretchen said she worked on the first application in 2001. They went
through the entire process and received approval and it came to a halt the
day before Gretchen submitted for a building permit. The owner decided
to go back through the process for the two units. The application has
simplified for the past five years.
--
We have two buildings - one new building and one old one with no
relationship between the two. The simpler the building is to the rear the
better for the Victorian building. The concept has always been to
maintain a simple structure to the back. In reality if we lift the front
building up it will only be 18 inches. The building will then be 23.2
inches above grade. The site slopes from 102 to 106 at the south eastern
comer which makes it a challenge in terms of being able to access both
properties off the alley. We will be traveling under the living room to get
to the garage for the Victorian. The new building is access off the alley.
It is off the property line about three feet. Gretchen said she has five feet
offher alley and there is good turning radius, We need to lift the
Victorian up to get the relationship of the alley. When we start to
excavate out we will be looking at what the real conditions of the
12
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ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF JUNE 28. 2006
elevation is and exactly how high we need to lift it. We would like to get
it up at least 18 inches. There is a lot of height around this building. The
rear building height to the mid point is 25 feet and the total would be
around 28.6 and the Cottonwood Condominiums are at 34 feet. We have
a little over ten feet between the two buildings and we will be able to
some significantplantings. We will be able to define a back drop to the
Victorian building. Gretchen said she is not sure they can reduce the
length of the proposed addition but they would look into it. In terms of
the porch element she would do something very clean and not detailed.
"'",-,
Michael asked Amy if the physical condition of the building has
remained the same through her tenure as a preservation planner. Amy
said nothing has been done to the building. Do we have a demolition by
neglect issue here? Amy said there was an application pursued and now
an application for two detached buildings which is what we would prefer.
It has taken longer than everyone would like but it seems that a resolution
is at hand. This property is a legal non-conformity and two building are
allowed.
---
Gretchen stated that the HPC process is very long. It took her two years
to get through the first plan. The lot size is about 5,200 square feet.
Chairperson, Jeffrey Halferty opened the public hearing.
John Kelly, attorney stated he represents the Vaughn family who own a
small house a half block down. He is here to get the information for his
client. Gretchen went over the plan explaining that they are using less
square footage in this design. John said he is not opposing the
application; he is here to educate himself.
Jessie Boyce, owner of the property across the street 134 1/2. We are
looking forward to the improvement of the site. Jessie pointed out that
skylights have come up twice this evening and that they have skylights
and they do help the electricity off.
Sara said she received an e-mail from the Pool's stated that they are
pleased for the renovation ofthe property and cleaning up the area. They
would like to make sure they comply with the zoning regulations
13
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ASPEN mSTORIC PRESERVATION COMMISSION
MINUTES OF JUNE 28. 2006
Chairperson Jeffrey Halferty closed the public hearing portion of the
meeting.
Commissioner connnents:
Michael stated that he feels the bonus should be recognized by
maintaining the structure. He feels there is too much mass on the site and
agrees with staff that the garage and bedroom addition needs shortened.
He also supports the waiver of the two parking spaces.
Amy said possibly the garage could be shortened. Gretchen said she
might be able to shorten it by a couple of feet.
-
Jason said he appreciates the preservation efforts. It will be nice to see
this building rejuvenated. The separation of the two buildings is
necessary. Sara said she checked with the building dept. and they
confirmed that two feet could be lopped off the back of the garage.
Jason is also concerned about the ridge line ofthe new house that runs
east and west and reconnnended breaking that up somewhat. The light
well is one continuous element and possibly it could be broken up. He
pointed out that the long light well seems like a trough and accentuates
the overall length.
'-..
Alison said the project is going in a better direction. She applauded the
architect for her work. The demolition of the back piece and creating the
two home sites and preserving the front portion are acceptable. The new
house is a good back drop and transition to the higher building that is
across the alley. The new house almost protects the historic Structure.
Alison reconnnended a restudy of the porch element on the west
elevation. The length of the garage doesn't bother her as much as the
other commissioners. Regarding the historic home she is in favor of staff
and monitor handling the issue of raising the house. She understands
why they need to do it because of the slope of the grade.
Gretchen pointed out that the light wells on each house are servicing two
bedrooms; two on the new home and two on the historic home. Instead
of having a lot of light wells she chose to have one.
......
Jeffrey feels that the addition is fine and it meets guideline 11.3. He
echoed some ofstatrs concerns about the roof and modulating it more,
possible with reduction of plate heights and dormers. The elevation of
the new foundation as the building is moved closer to the north will
14
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ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF IDNE 28, 2006
appear like it is growing out of the ground due to the relationship of the
grade. HPC ran into that same issue with the Conner cabins. He is in
total agreement with the light wells and they are set back off the histOric
fa~ade. Possibly they could be broken up into two light wells.
Demolition is OK. Regarding the FAR bonus Michael made a good
point about letting the resource fall into the ground but for the architect to
restore the building back to its original detailing justifies the additional
square footage. The setbacks and parking variances are also acceptable.
-
Amy sUmmarized: Relocation, demolition, variances are all SUPPOrtive
by the board. The skylight is not approved. Restudy the mass and scale
of the addition, secondary mass. Porch on the new structure helps define
the structure.
Michael said he is less concerned about breaking up the light well than if
it Were on the street. Jason said his concern is the light well's
relationship to the histOric resource and if it were broken up it would not
seem so massive.
......
MOTION Michael moved to Continue Conceptual Development and the
public hearing on 135 W. Hopkins Ave until July 26'h,2006; second by
Alison. Roll call vote: Jason, yes; Alison, yes; Michael, yes; Jeffrey,
yes. Motion carried 4-0.
MOTiON: Michael moved to adjourn; second by AliSon. All infavor,
motion carried. Meeting adjourned at 8:00 p.m.
~~~~
Kathleen J. Strickland, Chief Deputy Clerk
WORKsESSION - NO MINIUTES
430 W. MAIN - 134 W. HOPKINs
15
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ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF AUGUST 9. 2006
135 W. HOPKINS - CONCEPTUAL - DEMOLITION - VARIANCES
FAR BONUS
Sara relayed that mass and scale of the new detached house in relationship to
the historic home was requested at the last meeting for restudy. The
architect reduced the mass of the detached house. She also dropped the
height of the roof and reduced the initial request of a 500 square foot bonus
to 330 square feet.
HPC had also requested a restudy of the first story porch element of the new
detached house. The applicant proposed a definitive covered porch element.
HPC requested that they increase the west yard setback of the new detached
house. The applicant moved the principal fayade back from the west
property line to comply with the 5 foot requirement, and placed the porch
projecting into the west yard setback.
HPC also recommended breaking up the light wells. The light well along
the north elevation of the detached house is reduced to 2 light wells. The size
of the light well located toward the rear of the historic home remains the
same size.
HPC also requested that the length of the garage on the new addition be
shortened to create more distance between the two buildings. The applicant
has reduced the garage length and reduced the width of the north fayade of
the new detached residence.
Sara brought up two points that HPC should discuss.
Staff feels this project could receive conceptual approval conditioned on
HPC approving the new roof form on the house. What is proposed is a
mansard roof form that is similar to the historic home but there is a conflict
with our guidelines 11.5 and 11.6. Guideline 11.5 states use building forms
that are similar to the historic property. And 11.6 says use roof forms that
are traditionally seen on the block. A mansard roof form is not traditionally
seen in the neighborhood yet it is similar to what is on the historic property.
Sara also pointed out that on the one-story deck element that is part of the
new detached structure there is a roof form that has an angled slope
skylights. Staff finds they add complexity to the elevation as seen from
7
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF AUGUST 9, 2006
Hopkins Street. You can see it directly behind the historic home. Staff
suggests that the roof form be simplified or take out the skylights or carry
the angle across the east elevation. With the new proposed porch on the
detached structure a variance is needed. The standards state that six feet is
needed and they have approximately 5 Y:. feet. Staffis opposed to the
vanance.
Staff also recommends that the steep slope of the roof on the porch needs
restudied and how it relates in general.
On the historic house the new light well size remains the same and doesn't
comply with guidelines 9.7. Lights wells need to be minimized.
330 square feet is being requested for an FAR bonus. The bonus is
requested for rehab measures. Two parking spaces are needed for on-site
parking. They are providing two and need a waiver for two. Staff also finds
that the setback variances are appropriate for the site.
Doors are proposed as new cuts in the historic house. In light of asking for
an FAR bonus staff is opposed to the new cuts.
Gretchen Greenwood, architect. The designed changed quite a bit to reduce
the height of it. It changed from a mansard roofto a flat roof. The architect
said she would prefer a gable roof.
On the rear building she is proposing a skylight above the living room which
might have a slight slope but the details have not been drawn up. The slope
would be for drainage.
On the Victorian building a skylight is proposed for over the stairs but staff
doesn't want to see that happen. The building inside is dreadfully dark.
They can't use the windows up above on the west elevation. She is
proposing to put a skylight in the flat portion of the roofthat is never going
to be seen by anyone. She realizes it is taking away historic materials but in
the scheme of things it is a reasonable request to add the light into the center
of this structure. She is not sure how extensive the detailing will be because
there are drainage issues. The building has been reduced in size.
The new house is set back considerably from the old house. The skylights
over the master bath will never be seen.
8
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ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF AUGUST 9. 2006
Entry to both garages are off the alley. We are going to be lifting the
building up 18 inches potentially because the building has definitely sunk.
Bringing down the height was a good solution and we would like to go
forward as soon as possible.
Clarifications:
Sarah asked if the light well in the historic resource is new. Gretchen said it
is new and she could make it smaller to allow for plantings. She is OK with
creating one light well in an L shape.
Michael inquired about the egress with the light well. Gretchen said she
only needs three feet.
Vice-chair, Michael Hoffman opened the public hearing. There were no
public comments. The public hearing portion of the meeting was closed.
Board comments:
Sarah said the new addition to the historic resource fits within our guidelines
and is sympathetic to the historic resource. Some of the fenestration issues
can be dealt with at final. Sarah's main issue is the front porch ofthe new
structure. It is out of character and out of place. The stone pillars on either
side are very heavy. She also pointed out that the applicant did a great job in
reducing the scale which has made a great difference.
Jason pointed out that the separation between the buildings is better now.
His concem on the historic resource is the western windows in the upper
gable. Possibly there is a way to accommodate the framing in order to get
light in. He is opposed to the skylight on the historic building. If you can
accommodate skylights in the frame of the roof accordingly that would be
his preference. He is also in agreement with other commissioner comments
regarding the porch on the new house. He is also not in favor of penetrating
the historic resource with the door. Jason is in favor of the bonus and
demolition of our outbuildings and the relocation of the new historic home.
He appreciates the skylight changes on the new building. At final possibly a
restudy could occur on the north and west comer of the new building.
Alison stated she is in favor of the variances, demolition and FAR bonus and
they are within our guidelines. Alison agreed with Gretchen that she liked
the gabled roof going the entire length but appreciates the mansard roof in
9
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF AUGUST 9. 2006
order to bring down the size. The mansard roof is similar to the historic
resource but maybe not to the neighborhood but it kind of makes this historic
resource different. The front porch of the structure needs restudied.
Connecting the two light wells in an L shape is acceptable because two
rooms are being served.
Michael relayed that he is in favor of the resolution drafted by staff with the
elimination of condition #4. He also doesn't support the skylights on the
existing historic structure.
Alison said she is willing to discuss the skylights on the historic structure at
final because they will not be visible.
MOTION: Sarah moved to approve Resolution #22 for 135 w: Hopkins as
stated in staff's memo with the following amendments.
1. Eliminate #4and deal with that condition atfinal.
2. Eliminate #5 and deal with that atfinal.
3. Add condition #16 - restudy the front porch of the addition, mass and
scale.
4. Add to condition #7 - make an L shape light well.
Motion second by Alison.
Amended motion: Sarah moved to include conditions 4 and 5 back in.
Alison amended her second. All in favor, motion carried 4-0.
Jason, yes; Alison, yes; Michael, yes; Sarah, yes.
MOTION: Alison moved to adjourn; second by Michael. All in favor,
motion carried.
Meeting adjourned at 7;45 p.m.
Kathleen J. Strickland, Chief Deputy Clerk
10
RESOLUTION OF THE ASPEN HISTORIC PRESERV A nON COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL),
DEMOLITION, RELOCATION, VARIANCES, AND 330 SQUARE FOOT FAR BONUS FOR
THE PROPERTY LOCATED AT 135 WEST HOPKINS AVENUE, LOT A AND THE WEST 22
Y. FEET OF LOT B, BLOCK 60, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 22, SERIES OF 2006
PARCEL ID: 2735-124-41-007,
WHEREAS, the applicant, John Key, represented by Gretchen Greenwood of Gretchen Greenwood and
Associates, Inc., has requested Major Development (Conceptual), variances, and FAR bonus for the
property located at 13S West Hopkins Avenue, Lot A and the west 22Y, feet of Lot B, Block 60, City and
Townsite of Aspen, Colorado; and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be
erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic
property or district until plans or sufficient information have been submitted to the Community
Development Director and approved in accordance with the procedures established for their review;" and
WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine the project's conformance with the
City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the
Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with
conditions or continue the application to obtain additional information necessary to make a decision to
approve or deny; and
WHEREAS, in order to authorize a demolition, according to Section 26.415.080, Demolition of
designated historic properties, it must be demonstrated that the application meets anyone of the
following criteria:
a. The property has been determined by the city to be an imminent hazard to public safety
and the owner/applicant is unable to make the needed repairs in a timely manner,
b. The structure is not structurally sound despite evidence of the owner's efforts to
properly maintain the structure,
c. The structure cannot practically be moved to another appropriate location in Aspen. or
d. No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance, and
Additionallv. for approval to demolish, all of the follow;n!! criteria must be met:
a. The structure does not contribute to the significance of the parcel or historic district in
which it is located, and
b. The loss of the building, structure or object would not adversely affect the integrity of
the historic district or its historic, architectural or aesthetic relationship to adjacent
designated properties and
c. Demolition of the structure will be inconsequential to the historic preservation
needs of the area; and
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WHEREAS, for approval of setback variances, the HPC must review the application, a staff analysis
report and the evidence presented at a hearing to determine, per Section 26.415.11O.C of the Municipal
Code, that the setback variance:
a. Is similar to the pattern, features and character of the historic property or district; andlor
b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the
historic property, an adjoining designated historic property or historic district; and
WHEREAS, for approval of an FAR bonus, the HPC must review the application, a staff analysis report
and the evidence presented at a hearing to determine. per Section 26.415.11 O.C of the Municipal Code.
that:
a. The design of the project meets all applicable design guidelines; and
b. The historic building is the key element of the property and the
addition is incorporated in a manner that maintains the visual integrity of the historic building andlor
c. The work restores the existing portion of the building to its historic appearance; and/or
d. The new construction is reflective of the proportional patterns found in the historic building's form,
materials or openings; and/or
e. The construction materials are ofthe highest quality; andlor
f. An appropriate transition define,S the old and new portions of the building; and/or
g. The project retains a historic outbuilding; and/or
h. Notable historic site and landscape features are retained; and
WHEREAS, Sara Adams, in her staff report dated August 9th. 2006, performed an analysis of the
application based on the standards, found that the review standards and the "City of Aspen Historic
Preservation Design Guidelines have been met, and recommended approval with conditions; and
WHEREAS, at their regular meeting on August 9, 2006, the Historic Preservation Commission
considered the application, found the application was consistent with the review standards and "City of
Aspen Historic Preservation Design Guidelines" and approved the application by a vote of 4 to O.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby recommends approval for Major Development (Conceptual), Demolition, Relocation,
Variances, and a 330 square foot FAR bonus for the property' located at 135 West Hopkins Avenue, Lot
A & the west 22 y, of Lot B. Block 60, City and Townsite of Aspen, Colorado, as proposed with the
following conditions;
1. A 330 square foot FAR bonus is granted for proposed rehabilitation to the historic home to be
used for the approved design.
2. Demolition is granted for the non-historic rear outbuilding.
3. Relocation is granted for the historic home.
4. The proposed door on the east elevation of the historic home will be reviewed at Final.
5. The skylights proposed for the flat portion of the historic roof will be reviewed at Final.
6. Carry the sloped skylights on the one story element across the entire east side of the one story
roof edge.
7. Minimize the size of the IighIWelllocated at the rear of the historic home to an L-shape and pull
the south comer about 18 inches away from the edge of the historic home, to be approved at
Final Review.
8. Reduce the size of the landing in front ofthe historic home to be located within the property line.
9. The applicant will bring the depth of the porch into compliance with the 6 foot minimum
required by the Residential Design Standards.
10. Residential Design Standard variances are granted for the "Secondary Mass" and "Street
Oriented Entrance" requirements.
11. A waiver of 2 parking spaces is granted.
12. The following setback variances are granted for the historic home: a 10 foot front yard setback, 2
foot east side yard setback, 5 foot west side yard setback, 7 foot combined side yard setback.
13. The following setback variances are granted for the new detached residence: an 8 foot rear yard
setback variance for the new house, a 2 foot east side yard setback. a 2 foot combined side yard
setback.
14. Staff and monitor will review and approve the height of the historic home and foundation during
the relocation phase of the building.
J 5. A development application for a Final Development Plan shall be submitted within one (I) year
of the date of approval of a Conceptual Development Plan. Failure to file such an application
within this time period shall render null and void the approval of the Conceptual Development
Plan. The Historic Preservation Commission may. at its sole discretion and for good cause
shown. grant a one-time extension of the expiration date for a Conceptual Development Plan
approval for up to six (6) months provided a written request for extension is received no less than
thirty (30) days prior to the expiration date.
16. Restudy the front porch element to be more in scale with the historic home, to be reviewed at
Final.
APPROVED BY THE COMMISSION at its regular meeting on tbe 9th day of August 2006.
Approved as 10 content:
HISTORIC PRESERV A nON COMMISSION
c~~
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HOPKINS HOUSE
135 WEST HOPKINS AVENUE
ASPEN, COLORADO 8161 I
CHANGES PROPOSED fROM THE ORIGINAL HPC CONCEF'TUAL APPLICATION
HISTORIC BUILDNG -NORTH END Of LOT
I . Lltewell added to non historiC garage addition on the west side of the structure. Added
to create additional hvmg space for the Victorian Residence.
2. Lltewell on the west side of the historic bulldmg made smaller.
3. Historic Wmdow to remam In place as requested by HPC on the east elevation of the
historic bUilding.
4. No skyhghts added to flat roof of the historic bUlldmg.
NEW CONSTRUCTION
I . Upper West dormer ehmmated on new bUlldmg.
2. Dormer structure with shed roof and added square feet added to second story exterior
patio for the addition of an elevator.
3. Skyhghts ehmmated from east elevation at 2"" story patio.
4. Glass Railings added to 2"" story patio
5. Stone added to form of bUilding on west, north and south bUlldmg as shown on
elevations.
6. Wall added to I" story east elevation at driveway entrance to histOriC bUlldmg.
GRETCHEN GREENWOOD & ASSOCtA TES, tNe.
ARCHI7ECTURE ' INTERIOR DESIGN. PLANNING
June 19, 2007
Ms. Amy Guthne
HistoriC Preservation Officer
I 30 50uth Galena 5treet
Aspen, Colorado 8 I G I I
Dear Amy:
Attached please fmd the Fmal Development Application and plans for the
Key Residence at I 35 West Hopkms. Let me know how many more copies
and or other mformatlon that you may need for this application. Please let me
know the fee mvolved as well.
In addition to an architectural model to be presented at the Fmal heanng, I
am havmg some 3-D rendermgs completed of the proJect. When they are
complete, I will forward them on to you. I anticipate about two weeks.
5mcerely,
.::;. ~ .>5-
~chen Greenwood
2
-
520 WALNUT STREET. ASPEN. COLORADO 81611' TEL: 970/925-4502' FAX: 970/925-7490' ggreenwood@ggaaspen.com
SIGNIFICANT DEVELOPMENT REVIEW
FINAL DEVELOPMENT
JUNE 18,2007
1. Applicant's Name: John Key
4626 Dorset Road
Dallas, Texas 752299
214-750-1838
Included in this application is a letter signed by the applicant that Gretchen
Greenwood is authorized to act on behalf of the applicant.
2.
Street Address:
135 West Hopkins St.
Aspen, Colorado 81611
Legal Description: Lot lettered "A" and the west twenty-two and
one-half (22-112) feet of lot lettered "B" in block
numbered sixty (60) in half and to the City and
Townsite of Aspen, Pitkin County, Colorado.
3. A disclosure of ownership is attached to this application.
4. An 8-112" vicinity map is attached locating the subject parcel within the City
of Aspen.
5. A site plan is attached
6. A site improvement survey certified by a registered land surveyor, licensed in
the State of Colorado is attached.
7. A written description ofthe proposal and how the proposed development
complies with the HPC review criteria,
Historic residences dominate the comers of this intersection at First
Street and Hopkins Street, and large condominiums developments
dominate the south and east of this historic property. The large
condominium developments to the south and east ofthis property
completely dominate this 1-112" story building, but with the development of
the new rear residence on the historical property, the dominance of the large
condominium building on the historic building is considerably lessened.
The proposed development is designed to restore the building to its
original materials as documented by historic photographs, as well as to
maintain the original form of the building. The proposed residence to the
south ofthe historic home has been designed to be simple in form and
complementary in mass to reduce the impact on the historic home. The two-
story roof of the new residence to the south is only 7 feet above the existing
historic roofline. Material choices for the two residences are proposed to be
different in order to accentuate the Victorian residence as the historic
residence,. The proposed stone ofthe new building does not detract from the
history of the old building.
8. An architectural model and 3-d representation of the development will be
submitted as part of this application, at a later date.
9. Completed Land Use Application Form, signed Fee Agreements and fee is
included in this application.
10. The Dimensional Requirement Form is included in this application.
17. Material representations are the following: Accurate samples will be
presented at the final HPC hearing:
Historic building:
Wood siding: 4" exposed face bevel siding. Through historic
Research, it was the original building material of the historic
Residence.
Roof Shingles: Asphalt Shingles, color to be determined at a later
Date.
Building Trim: Fascia: Wood to match original detail
North Bay Window: To remain, restored and repaired
West Bay Windows: To remain, restored and repaired
East Bay Window: To be removed, restored and relocated on
addition
New Brick Fireplace: Original face old brick to match existing brick
Porch Columns and Detail: New Wood Victorian detail. No original
materials are present. The porch has been re
built from the original porch. Details will be
presented at the conceptual hearing.
Original Windows: Maintain original windows
Non original windows: Windows to match original design as
evidenced in oldest known photograph.
New Home:
22.
Stone Veneer: Red Sandstone 8-12 inches in width and height
wI '/.0" horizontal and vertical grout joints
Fascia Detail: Wood to match original fascia design of
historic home
Wood Siding: V erticall x 4 Clear heart Doug Fir Siding
Roof: Slate like Reconstituted Shingles
Windows and Doors: Metal Black
CONDITIONS OF APPROVAL HAVE BEEN MET AS FOLLOWS: ( xe. a:ffac hcc( \
conalnu,S J
1. A 320 square foot FAR variance was granted. The additional square
footage has been incorporated into the project.
2. Demolition has been granted for the non historic out buildings.
3. Relocation is granted for the historic home.
4. The existing historic window in lieu of doors will remain in its historic
location.
S. Skylights will not be added to the historic flat roof of the existing
historic home.
6. This condition was not met on the new residence. The skylights were
eliminated to create an area for additional upper level patio area.
7. The light well at the rear of the historic home was reduced in size to
mect this condition. An additional light well was added to the
new addition ofthe historic home.
8. The landing was eliminated at the front of the historic home to a
sidewalk and three were added, which is in keeping with the
existing architecture,
9. The depth of the porch on the new home was brought into compliance
with a 6 foot minimum as required by the Residential Design
Standards
10. Residential Design Standards variances are granted for the
"Secondary Mass" and the Street Oriented Entrance Requirements
for both homes.
11. A waiver of two parking spaces is granted.
12. & 13.
Setback variances as requested are granted and are as follows:
Histone Home and Proposed Addition:
I 0 foot front yard setback variance for old home and addition
2 foot east side yard setback vanance for the old home and
addition
5 foot west side yard setback variance for the old home and
addition
7 foot combined side yard setback variance for both
Proposed New Detached Home:
8 foot rear yard setback variance for the new home
2 foot east yard setback variance for the new home
5 foot west yard setback variance for the new home
7 foot combmed side yard setback variance for the new home
14. The historic home is proposed to be raised 18" from its
existing location, not 2'-0" as originally proposed in the
Conceptual application. Staff and applicant will monitor and review
the house relocation during construction and verify the height of the
building during this phase of construction.
15. A development application is being submitted here for the two
residences with construction to begin in the fall of 2007.
16. The front porch of the new residence has been restudied and is
submitted as shown in this application.
23. Final Drawings are included in this application.
37. The lighting plans are included on the site plan in this application.
proposed for the new detached home, with the porch element encroaching into the setback. Staff
finds that the requested setback variances are appropriate for the site.
DECISION MAKING OPTIONS:
The HPC may:
. approve the application,
. approve the application with conditions,
. disapprove the applicatjon, or
. continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Pending HPC approval of the proposed rooffonn, Staff recommends
HPC approve Major Development (Conceptual), demolition, relocatjon, variances, and 330
square foot FAR bonus for the property located at 135 West Hopkins Avenue, Lot A & the west
22 Y2 of Lot B, Block 60, City and Townsite of Aspen, Colorado with the following conditions;
1. A 320 square foot FAR bonus is granted for proposed rehabilitation to the historic home
to be used for the approved design.
2. Demolition is granted for the non-historic rear outbuilding.
3. Relocation is granted for the historic home.
.t.l'l1o\~' Omit replacing the window on the east fa~ade of the historic home with a new door.
~ \'~ ~5. Remove the skylights proposed for. the flat portion of the historic roof.
~6. carry the sloped"skylights on the one story element across the entire east side of the one
story roof edge.
7. Minimize the size of the lightwelllocated at the rear of the historic home, to be approved
at Final Review. r b\rt \~I' . ,
~8. Reduce the size of the landing jn front of the historic home to be located within the
property line.
9. The applicant will bring the depth of the porch into compliance with the6 foot minimum
required by the Residential Design Standards. 0;:' -
10. Residential Design Standard variances are granted for the "Secondary Mass" and "Street
Oriented Entrance" requirements.
11. A waiver of2 parking spaces is granted.
12. The following setback variances are granted for the historic home: a 10 foot front yard
setback, 2 foot east side yard setback, 5 foot west side yard setback, 7 foot. combined
sideyard setback.
13. The following setback variances are granted for the new detached residence: an8 foot
rear yard setback variance for the new house, a 2 foot east sideyard setback, a 2 foot
combined sideyard setback.
14. Staff and monitor will review and approve the height of the historic home and foundation
during the relocation phase of the building.
15. A development applicatjon for a Final Development Plan shall be submitted within one
(I) year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
Iv. ~~ 1W* 1&c.!/ ftJ I N~"flr
GRETCHEN GREENWOOD & ASSOCtA TES, tNe.
ARCHI7ECTURE ' IN7ERIOR DESIGN' PLANNING
June I 8, 2007
Ms. Amy Guthrie
Historic Preservation Officer
I 30 South Galena Street
Aspen, Colorado 81 G I I
Dear Ms. Guthrie,
Gretchen Greenwood of Gretchen Greenwood and Associates, Architects
IS authorized to act on behalf of the owner, John Key. My address IS as follows:
John Key
4G2G Dorset Road
Dallas, Texas 75229
2 /4 750 1383
The office of the Architect IS as follows:
Gretchen Greenwood and AssoCiates, Inc.
520 Walnut Street, Aspen Colorado 81 G I I
970-925-4502.
Sincerely,
Jul
John Key
520 WALNUT STREET' ASPEN. COLORADO 81611' TEL: 970/925-4502' FAX: 970/925-7490' ggreenwood@ggaaspen.com
AI' Jim ~:I~fI
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g:\support\forms\agrpayas.doc
02/01/06
Land Use Application
.
THE CITY OF ASPEN
PROJECf:
Name: -rHe !lo,P/tCIN> /IOU$C
Location: /35 Wtf'S.7 /7bPkl/ll$ ,*,C'N liE
A5?eN/ COLfJRI1Po 8/~1/
(Indicate street address, lot & block number or metes and bounds description of property)
ParcellD# (REQUIRED) ;;)1&5. /P?t./-. 51. II ~
APPliCANT:
Name: JOHN KeY
Address: t..fw~{p OO~?el leOll-P I .o;;UJ'J oS 7CXI9~ 7S,;}:;}1
Phone#: ;;l.1t.}757) /$f!>.? Fax#: E-mail:
REPRESENTATIVE:
Name: Grefchen ~rCc./1 WO/)(/
Address: 5"a-o 'a/ n~f s.,...
Phone #: q;).? ' 5 ();;.. Fax#:
co .II(pI/
E-mail: /CcAwood ('
TYPEOF APPliCATION: lease check all that 1):
o Historic Designation
o Certificate of No Negative Effect
~ Certificate of Appropriateness
o -Minor Historic Development
~ -Major Historic Development
o -Conceptual Historic Development
)(f -Final Historic Development
o -Substantial Amendment
Relocation (temporary, on or off-site)
Demolition (total demolition)
Historic Landmark Lot Split
NON 1I/7lD~/C.
API? O#LYP' ,e€.~
of j?~o?e!27Y
/:It711J~/t. fIomc..' 7DPG 1e~t::.7;)
N()N ~ Jt> ,etc- liP T? : 6 f. oe/nOl./:f>I/l::--zJ
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
FEFsDUE: $ ~ 700. DO
General Information
Please check the appropriate boxes below and submit this page along with your application. This information
will help us review your plans and, if necessary, coordinate with other agencies that may be involved.
YES NO
)f
o
~
o
~
o
}<
'1
j(
Does the worl<: you are planning include exterior worl<:; including additions, demolitions, new
construction, remodeling, rehabilitation or restoratinn?
o
Does the worl<: you are planning include interior worl<:; including remodeling, rehabilitation, or
restoration?
Do you plan other future changes or improvements that could be reviewed at this time?
In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a
building permit, are you seeking to meet the Secretary of the Interior's Standards for Rehabilitation
or restoration of a National Register of Historic Places property in order to quality for state or federal
tax credits?
o
If yes, are you seeking federal rehabilitation invesbnent tax credits in conjunction with this
project? (Only income producing properties listed on the National Register are eligible.
Owner-occupjed residential properties are not)
o
If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation?
Please check all City of Aspen Historic Preservation Benefits which you plan to use:
~Rehabilitation Loan Fund 0 Conservation Easement Program XDimensional Variances ):(Increased Density
o Historic Landmark Lot Split 0 Waiver of Park Dedication Fees 0 Conditional Uses ~ption
from Growth Management Quota System 0 Tax Credits
.
Project:
Applicant:
Project
Location:
Zone
District:
Lot Size:
Lot Area:
Dimensional Requirements Form
(Item #10 on the submittal requirements key. Not necessary for all projects.)
7/tE Ift>F'KiN.5 Hou~e
JOHN KeY
/35 Wt7r Ito/?ICI NS
I<~ {p
oS; 0150 59. {1-
'.5; .:l~" s9' n-
(For the purposes of calculating Floor Area, Lot Area may be reduced for areas within
the high water mark, easements, and steep slopes. Please refer to the definition of Lot
Area in the Municipal Code.)
Existing: N / II-
Existing: d:l
Existing: S
/11/,4
.;J
7
Commercial net leasable:
Nwnber of residential units:
Nwnber of bedrooms:
Proposed:
Proposed:
Proposed:
Proposed % of demolition: 5 % ON /II.>1'f;>,R1C. IIomc:
DIMENSIONS: (write n1a where no requirement exists in the zone district)
Floor Area: Existing:;;l,~'50 Allowable:33So Proposed: 33'1-2
.
Height
6LO HomE
tv e: Iv' HottJ~
On-Site parking:
% Site coverage:
% Open Space:
Front Setback:
Rear Setback:
Combined Front/Rear:
Indicate N. S. Eo W
Side Setback:
Side Setback:
Combined Sides:
Distance between
buildings:
Existing: ~;/ LOll Allowable: ,;}S LO 1/ Proposed: Re.tnI1/N /J? t:X I~ Nt':?
Existing: N/11 Allowable: ~SLO' Proposed: :<50"
Existing: 0 Required: 'f Proposed: 2. *' VIJIeIIM/c.e
Existing: N/It Required: III/It Proposed: III/A
.
Existing: N / IT Required: /II / If Proposed: N / IJ
Existing: 7! (IJ " Required: /O! 0 /I Proposed: t::>! 0 II
O '0 II ...,' II .., , /I
Existing: - Required: 0<0 - 0 Proposed: or -0
III 1/1 '1/
Existing: 7- 0 Required: 3D - 0 Proposed:';; -0
~ .....", 1/ S' 1/ "2' ,
~ Existing: ""... -II Required: - 0 Proposed: ~ -0
""/_11 S' H 0' 1/
Existing: 0< -loP Required: -0 Proposed: - D
Existing: :15!..s II Required: /o!.o 1/ Proposed: 3! 0 II
"Q' Q II 5 'on f /.0 "
Existing: "c/-o Required: - Proposed: :7
Existing non-confonnities or encroachments and note if encroachment licenses have been issued:
ei./57111/~ ,4c.t:..$L.P~ eNa{)/1C11e~ IN /Jt....J..e-Y 8'1;:? L;:J",' '/l) ~c Re/J1.bVet>
Variations req,uested (identify the exact variances needed):
~ 7e:f'e:7ACK VI'-r<J;4-NCe: ?ee A7rr'C.tteP
*" OtJ -? rre PfH<I(INlP VARIANc.e: ;1. PM<XltJlt ?PflC.&?
HOFKINS HOUSE
135 WEST HOFKINS STREET
ASFEN, COLORADO 8 1 G I I
Zone District:
Legal Description:
R-G
Lot lettered "A" and the west twenty-
two and one-half (22-1/2') feet of lot
lettered "B In Block numbered sixty (GO)
In half and to the City and TownSite of
Aspen, Fltkin County, Colorado.
1 35 West Hopkins St.
Aspen, Colorado 81 G 1 1
Job Address:
Farcel Identification #
2735-1 24-59-1 I 2
Lot Size:
5,250 Sq. Ft.
SETBACK VARIANCES REQUESTED:
HistOriC Home and Proposed Addition:
I 0 foot front yard setback variance for old home and addition
2 foot east Side yard setback variance for the old home and addition
5 foot west Side yard setback variance for the old home and addition
7 foot combined Side yard setback variance for both
Froposed New Detached Home:
8 foot rear yard setback variance for the new home
2 foot east yard setback variance for the new home
5 foot west yard setback variance for the new home
7 foot combined Side yard setback variance for the new home
ON SITE FARKING VARIANCE: 2 FARKING SPACES
FAR BONUS: GRANTED AT CONCEF'TUAL: 320 SQ.FT. FINAL APFLlCATION IS
REQUESTING THE 320 SQ.FT. FAR BONUS AS GRANTED AT CONCEF'TUAL
.
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
Agreement for Payment of City of Aspen DevelolJlIlent Application Fees
CITY OF ASPEN (hereinafter CITY) and JON N lee Y
(hereinafter APPLICANT) AGREE AS FOLLOWS:
I. APPLICANT has submitted to CITY an application for
r/N/ft ffpc ,?/(PN/F/C/f1llr j?c.vel-aPhJcNr
(hereinafter, TIlE PROJECT). me tfOP/CIN~ fIott7E
2. APPLICANT understands and agrees that City of Aspen Ordinance No. 57 (Series of2000)
establishes a fee structure for Land Use applications and the paymeJt of all processing fees is a condition precedent to a
determination of application completeness.
3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it is
not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and
CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to
thereafter pennit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional
costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining
greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs
are incwred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process
APPLICANT'S application.
4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or
present sufficient infonnation to the Planning Commission and/or City Council to enable the Planning Commission and/or
City Council to make legally required findings for project consideration, unless cwrent billings are paid in full prior to
decision.
5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees
prior to a detennination of application completeness, APPLICANT shall pay an initial deposit in the amount of $
which is for hours of Community Development staff time, and if actua1 recorded costs exceed the
initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of
the application mentioned above, including post approval review at a rate of $220.00 per planner hOW' over the initial
deposit Such periodic payments shall be made within 30 clays of the billing date. APPLICANT further agrees that
failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building pennits be
issued until all costs associated with case processing have been paid.
Chris Bendon
Community Development Director
~~w
Date: (P'IQ.o1
CITY OF ASPEN
By:
Bill To Mailing Address and Telephone Number:
Wo';?(p Dole~er leollP
I/IJLL/6/ 7CX115 75~;;) '1
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HOPKINS HOUSE
135 WEST HOPKINS AVENUE
ASPEN, COLORADO 81 G I I
CHANGES PROPOSED fROM THE ORIGINAL HPC CONCEPTUAL APPLICATION
HISTORIC BUILDNG -NORTH END Of LOT
I . Lltewell added to non hlstonc garage addition on the west side of the structure. Added
to create additional hVlng space for the V,ctonan Residence.
2. Lltewell on the west side of the hlstonc bUilding made smaller.
3. Historic Window to remain In place as requested by HPC on the east elevation of the
hlstonc bUilding.
4. No skylights added to flat roof of the historic bUilding.
NEW CONSTRUCTION
I . Upper West dormer ehmlnated on new bUildlng_
2. Dormer structure with shed roof and added square feet added to second story extenor
patio for the addition of an elevator.
3. Skyhghts eliminated from east elevation at 2"d story patio.
4. Glass Ralhngs added to 2"d story patio
5. Stone added to form of bUilding on west. north and south budding as shown on
elevations.
G. Wall added to I" story east elevation at driveway entrance to hlstonc bUilding.