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Home My WebLink AboutLand Use Case.HP.421 W Hallam St.HPC038-98PN: 2735-124-33008 Case HPC038-98 -* 421 W. Hallam Minor HPC .zf-Â»f- 4 1 6/ p Ap ; 51 , - E-1 4,Â£7= 1P 1 1 4 .. PARCEL ID:~2735-124-33008 DATE RCVD: | 10/16/98 ' # COPIES:[7~-3 CASE NO|HPC038-98 CASE NAME:~421 W. Hallam Street Minor HPC PLNR:|Amy Guthrie ~ PROJ ADDR:|421 W. Hallam i CASE TYP:~Minor HPC STEPS:] OWN/APP: Joe Myers/Jennine ~ ADR~265 Brighton Road N C/S/Z:~Atlanta, GA 30309 PHN:~ REP:~Sven Alstrom/Alstrom Grou ADR:~121 South Galena, St C/S/Z:~Aspen, CO 81611 PHNi1925-1745 FEES DUE:|120 (hpc) ' FEES RCVD11200 STAT: Fl REFERRALS~ REF1 BYj DUE:| MTG DATE REV BODY PH NOTICED I . 1 , 7 - 1/ I+ 1 DATE OF FINAL ACTION:~ CITY COUNCIL: REMARKS| 1 PX: BOA: CLOSED1 BY: 1 DRAC: PLAT SUBMrrD: | ~ PLAT {BK,PG):| ADMIN: I 1 / ASPEN HISTORIC-PRESERVATION COMMISSTEâ„¢ MINUTES OF NOVEMBER 18. 1998 Amy stated that there is an historic building that has had its character changed quite a bit and an addition was added. The application only focuses on the addition. At the last meeting there were concerns about the Victorian detailing being applied to a non-historic structure and would cause some sort of confusion. The architect has revised the proposal according to HPC's comments. He has presented two alternatives design A and B. The only difference between the two is how the bay windows are treated. In design B it is the existing window with a new sash installed and in design A it is a new windows. Design A is what the owner prefers. Staff recommends approval of design A with a condition that no other development than what has been represented is approved by this motion without further review. Sven Alstrom was sworn in. Sven stated that he and the owner felt design A was better because it has a cedar singled roof over the bay window. The siding proposed is some what a Cape Cod 40's and 50's Americana fairly wide boards with a groove. The bay window projects out about 30 inches. Susan inquired about the windows and Sven said they are newer but in the sanne place. Roger felt that cedar shingles were not appropriate for a roof with the low pitch. Sven replied that the roofing will have bitchathane and provide the sealant for the moisture. Shingles will go on sleepers over that. The owner does not like a metal roof nor asphalt shingles. Christie had no problem with the design. Lisa had one concern about the relationship between the two portions o f the structure. Amy informed the HPC that the property is designated historic but only the hipped roo f part is actually old. They are proposing a new roof pitch, and bay window and detailing. 4 j ASPEN HISTORIdPRESERVATION COMMISSI~ MINUTES OF NOVEMBER 18. 1998 j Jeffrey asked what was proposed for the railing detail. Sven stated that the porch is existing and is not being altered and it will be painted. Jeffrey and Heidi felt that the project is much better with the simplified detailing. Heidi felt i f the porch was altered it would be a better project but the - applicant does not propose to do that. MOTION: Jeffrey moved to approve the modifications to 421 W. Hallam as presented in design A on November 18, 1998. No other development proposed to the exterior of this property beyond what has been represented in Exhibit B of the stajfmemo dated November 18, 1998, including landscaping and exterior lighting, -will be permitted -without further approvals; second by Susan. Motion carried 6-1. Heidi voted no. Sven relayed to the HPC that if the other side was under the same ownership they would address the concerns of the Board but it is not. 117 N. 6TH STREET - CONCEPTUAL, PARTIAL DEMOLITION, ON-SITE RELOCATION, VARIANCES, PUBLIC HEARING Sworn in were Keith Howie, Scott Lindenau and Graeme Means. Amy informed the HPC that at the last meeting four directions were given to the applicant: 1) Revise the proposal in regard to the historic house and show the replacement of the original windows. 2) Study the variances on the back ofthe new construction to address the neighbors concerns. 3) When the shed is placed in its new location it should be placed at grade to lower its height somewhat. 4) To provide the missing drawings of the north and south side ofthe historic house. Due to variances the project must be continued for proper noticing until December 9th to fully cover the project. Staff is in support of the application. 5 .. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Interim Community Development Directorl>r FROM: Amy Guthrie, Historic Preservation Officer RE: 421 W. Hallam Street- minor review and partial demolition DATE: November 18, 1998 SUMMARY: The property is listed on the "Inventory of Historic Sites and Structures." As a result of the new code amendment, minor development review standards, in addition to the partial demolition standards are applicable. The site contains a duplex; one half of which is historic and one half newer construction. The application affects the non-historic unit. The proposal is to change the roof pitch and roof material on the non-historic unit and change detailing on the front facade. HPC reviewed the project on October 28, 1998 and expressed concerns with the Victorian detailing that was proposed at that time. The architect has restudied these changes and offers two design alternatives. Staff recommends HPC approval for the alternative preferred by the applicant, "Design A." APPLICANT: Jennine Hough and Joe Myers, represented by Sven Alstrom. LOCATION: 421 W. Hallam Street, Lots D and E, and the east 39 inches of Lot C, Block 36, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: SECTION 26.72.010.D. REVIEW STANDARDS FOR ALL DEVELOPMENT IN THE "H." HISTORIC OVERLAY DISTRICT. AND ALL DEVELOPMENT INVOLVING PROPERTIES LISTED ON THE INVENTORY OF HISTORIC SITES AND STRUCTURES: All development in an "H," Historic Overlay District, or development involving properties listed on the Inventory of Historic Sites and Structures must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," 1 *>clill,ll A .. Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: From the 1904 Sanborne map, the general form of the historic house located on Lot E appears to be intact except for a modification at the back. The historic front porch and front door have however been removed, dramatically changing the appearance of the building and almost eliminating its identity as a historic home. The new unit which was added to the historic house is fairly quiet and reasonably scaled, however, it has a front porch and front door and therefore already has some more prominence than the historic house. The two units are connected and begin to blend into each other. The applicant requests HPC approval to make exterior changes to the non-historic half of the duplex. Staff inquired whether there was an opportunity in this remodel to physically detach the two units but the applicant feels that would be too far beyond the proposed scope of work. (This would require landmark designation and conditional use approval for two detached units on a 6,000 square foot landmark lot.) The proposal is to change the roof pitch of the non-historic unit and to change the bay window and other detailing on the front of the house. The new roof is to be a more steeply pitched and more historically proportioned gable roof, with cedar shingles. Staff does not have a concern with this in that it would not be desirable to copy the hipped roof of the historic house and further confuse that relationship. The existing house has a metal roof, so the different materials will help to create some more distinction between the two units. The architect has amended the design to eliminate the Victorian detailing presented on October 28, 1998, which the HPC did not find appropriate. The front wall is now proposed to be a mix of horizontal and vertical wood siding, and the bay window is simplified, without brackets or other decorative detailing that were previously proposed. Two schemes are provided, "Design A" and "Design B." The difference in "Design B" is that the existing bay window form is retained, with new windows installed. Staff finds either design acceptable and recommends HPC approve the one favored by the applicant, "Design A." 2 .. Staff further recommends to the applicant, who has first right of refusal on the historic house, that at such time as they may come to own that house, serious consideration be given to detaching the structures, reconstructing the missing front porch and entry door and restoring that building to its earlier appearance. There are numerous local and state programs which provide incentives to undertake this work. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The applicant proposes to modify an existing addition to a historic building, to make it more compatible with the historic resource and the neighborhood. Staff finds the proposal as amended is successful and consistent with the character of the West End. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposal will not affect the historic significance of the historic structure on the property. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereoÂ£ Response: The proposed development does not affect the architectural character or integrity of the historic structure on the property. As stated above, the historic resource is in need of restoration. The modifications to this addition as proposed on November 18th are not overly imitative of historic architecture and do not overwhelm or detract from the resource. SECTION 26.72.020(C). STANDARDS FOR REVIEW OF PARTIAL DEMOLITION: No approval for partial demolition shall be granted unless the HPC finds all of the following standards are met. 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure. Response: The applicant requests HPC approval to remove and reframe the roof over part of the unit. The work does not impact historic materials and is acceptable as a renovation of existing construction. 1. Standard: The applicant has mitigated, to the greatest extent possible: 3 .. a. Impacts on the historic signiticance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: This addition is not considered historically significant and no historic materials on the original house will be affected. b. Impacts on the architectural character or integrity Of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Response: Compatibility issues are addressed under the minor development review standards listed above. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: "I move to approve the modifications to 421 W. Hallam Street, as presented in "Design A" on November 18, 1998. No other development proposed to the exterior of this property beyond what has been represented in "Exhibit B" of the staff memo dated November 18, 1998, including landscaping and exterior lighting, will be permitted without further approvals." Exhibits: A. Staff memo dated November 18,1998 B. Application 4 .. ALSTROMGROUP P.C. ARCHITECTURE and INTERIOR DESIGN 121 SOUTH GALENA, SUITE B ASPEN, COLORADO 81611 970 925 1745 / 970 925 4576 fax ~ NOVEMBER 1998 Amy Guthrie 920 5096 private CITY OF ASPEN COMMUNITY DEVELOPMENT 920 5090 dept. CITY HALL 130 S. Galena Aspen, Colorado 81611 HPC MINOR DEVELOPMENT APPLICATION 421 WEST HALLAM ROOF REPLACEMENT - WINDOW REPLACEMENT - INTERIOR REMODELING Dear Amy, Attached are revised front elevation(s) showing input following the October 28 meeting with HPC. Jennine Hough has decided to further reduce the Scope of Work for the project. The portions of the work on the front elevation may now be described as follows: DESIGN A - WITH A MORE FUNCTIONAL BAY WINDOW this facade design includes the following elements: 1. Roof replacement by overframing the living room area with a new 12:12 pitch cedar shingle roof (fire retardant) and a new small gable dormer at the existing porch roof. these two elements together provide the roof replacement drainage which is currently the source of leakage into the building. These elements relate to the modem 12:12 roof on the alley portion of the building(s). 2. Replacement of wood siding on the front of the house with 4 inch exposure lap siding to distinguish it further from the adjacent much larger exposure "replacement siding" 3. Vertical v-groove tongue and groove siding is shown as the new material in the 12:12 street facing gable ends. 46Â£ 6,4- 2> .. 421 WEST HALLAM HPC REVISIONS 5 NOVEMBER 98 P2 4. A new reolacement window bay. The purpose of our new window bay is twofold. - First to provide a slight enlargement of the living room in this small house to accommodate a small baby grand piano. This is the primary reason the client wishes to replace this bay window. Secondly, to remove the very narrow, shallow, and "fake" bay window from the earlier addition. (which parallels a "easement window bay" which was added to the historic house - changing this element further separates the two sides of the duplex.) These revisions eliminate the following from the earlier proposed bay window: a) the metal mansard roof is replaced by a cedar shingle roof b) the brackets and raised panels have been eliminated. horizontal siding is now on the lower portions of the bay to help it further blend into the building. c) as offered in the last meeting the Nancy cut" cedar shingles and sunrise detail have been eliminated. these improvements signal that this is a real house /dupiex and that each side now begins to establish its "own" characteristics and identity one from the other. Hopefully at a future date the eastern Historic side will have its porch and "front" facade restored. 5. A flew zinc metal chimney (wi#7 a s/@ht taper) is shown as before for this remodeled side of the duplex building. .. 421 WEST HALLAM HPC REVISIONS 5 NOVEMBER 98 P3 DESIGN B - WITH REPLACEMENT DBL HUNG WINDOWS IN EXISTING"SHALLOW" BAY WINDOW this facade design includes the following elements: 1. Roof replacement by overframing the living room area with a new 12:12 pitch cedar shindle roof (fire retardant) and a new small gable dormer at the existing porch roof. these two elements together provide the roof replacement drainage which is currently the source of leakage into the building. These elements relate to the modem 12:12 roof on the modern alley portion of the building(s). 2. Repidcement of wood siding on the front of the house with 4 inch exposure bevel siding to distinguish jt further from the adjacent "replacement siding: , 3. Vertical v-groove tongue and groove siding is shown as the new material in the 12:12 street facing gable ends. 4. The current bay window will reuse the existing roof reclad in wood shingles and will utilize replacement double hung windows. 5. A new zinc metal chimney is shown as before for this side of the duplex. SUMMARY We much prefer the first elevation because it has an inherent quality that "makes sense" out of the bay window and looks less like the "add-on" character of the existing bay window on this non-historic side of the building. Future restoration of the "real" historic side will provide a better identity as a duplex. We believe the above alterations will for the present and near future much improve this building and dearly identify it as an actual duplex. Jennine has gone over the proposed work with the adjacent owner in person regarding our proposed work. // - 2- Sincerelv. C50*Mi-hum Sven Erik Alstrom AIA 2 SOTDA,8 1991 HOUGH /MYERS NOTES GENERAL NOTES 1. C ..1 . .1 1'. .. 1. 1. Al-wk-1,0~ ' 1 1 3. IYEWÂ¥â€¢~OVI,eW,Â»0,1 FUSHAVE BEEN-,AD. ALSTROMGROUP ARCHITECTURE & NIC I b--4-Â» *O.-r..- d.08*ISc~We -414-01- M.'I/-1- dO'- I,00)-1-I=. INTERIOR DESIGN 4 ,- 7,0*AGENT UNIT C--10= 00=*-=' AM 000-,il A201 (1917.4164 ,- --140 hORIF This ARSÂ«n 121 SOUTH GALENA -1 60- 4 -0,09"NI bi'"I% 0*I- 0--, I.id. Â· , SUITE B - L I ASPEN, COLORADO Â· . 81611 c.- 60-/'Id di/- -d/'I'. lb..~d /1,"1- 0 970/ 925 1745 TEL 970/ 925 4576 FX 6 ,5 7 pr'â€¢i'ct 5 4 Oâ€¢â€¢- -lk - D'e-1. . 1] HOUGH / MYERS S Wh~7MWI-~*p-#m--'bo RESIDENCE 9 . 421 WEST HALLAM MINOR REMODELING ASPEN, COLORADO 10. 4-.-'.*...6...f *:.........j'.=-L -- , 2 - - 12. 6---h/62'//14'44-*-0-v--"ci 4< VMUL-k Cali,INe 2 SEPT 98 13. I 1-k m b trag= 1.9-- I.,9/./1-d wi=.0.,*4* 70~15 -RocrÂ·/1 . 1/. N---*CW..0-h..16,-6,- :5TRUCTUBAL- INSFECT-. drawing n- 18. I-'b.'-46---6-1-0....'I'd./.. 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ARCHITECTURE AND INTERN)R DESIGN . 4 121 SOUTH GALENA / SUITE B ASPEN, COLORADO 81611 970 925 1745 / 970-925-4576 FAX ... 219:â‚¬FÂ»Fie EXISTIN&151ffs ~62 OVempÂ»+/liNG , SCE D-MOLI-PON Fl.â€¢iN XND NATES 0 ~1~ AL 34\ .fy -P#' 0 -- AL5rROmGROUP III- ~1U211011'j-=== 1Umalui- ARCHITECTURE & 99(reoT--6- ._ --/I[-2 --h --REMOVS INTERIOR DESIGN 25*INTING *5'l _EBO+ L _ UE. 11112 --- grglfâ‚¬â€¢er 121 SOUTH GALENA "Dvf U-- - - SUITE B CDAMAem rEl- FMT 3 c miNmhrr= - - , ASPEN, COLORADO 3-0 111-11- - - 81611 - 970/ 925.1745 TEL 1--1-1- ~' -TON- 2,167Â¤F:â€ž, EXISTING 1- 970/ 925 4576 FX -Â»11*25*N-7 >'naeâ‚¬DM--7 U INLNe--UN-17 . prei/â‚¬t ChID NKS 7015 20<40 --EESZIN{2_-PARTIal. NORTÂ» ULEVÂ»7101%.1 HOUGH / MYERS RESIDENCE I. -3/47-i 1 1 --O I' NON - Hiâ‚¬70816 HAL.VAM MASADE - MINOR REMO0ELING 421 WEST HALLAM ASPEN, COLOUDO .= -19*4 OVURVFAv[SC) -- -7 -__Â»sj~~-1 - date 9 - 2 SEPT 98 i. - --gl~B *11Â© SHT, bW't-' - ,&\1// 1=h ,Â¢WAT 11. Xn e,NGÂ¥(LIT drawing n. F. L NE,4 Fe.Ci . 1 = ,<:fE~ - MISMSCA+E * "QUNDLIâ€¢.0 i - ~ED (SEC~,8 A2 =4â‚¬*\ -*IST â‚¬â€¢448 .,djb21(Â¢%Â¢(07~A-- --5.i le='S 1 ' 1 -DORN,fla- - - \ END Ofq ,ADJÂ»~NT- / / CNEF< DUPLE* 1 t..4,"==w-1 11 1-1 , ~INg ZOOF =-- mUmmaill- _lumilmt_ V- LIZ~NEW NI NDOW 6â‚¬r' C Mp) - 4 1 el-- PV MARVI N GL...AD - - _E 1, 0 -== Z EL hOOD pâ€¢11 MCJOk.4 5 7- ocr 96 ---- --I=--. N,N 0,1000 - - - 50'Ne . -41 27-, 15 - 32-2 -.THMTTTITn/nnp- - 2000 -TRM/1 111111111111 2 4--IT-+Â«- m#NES - Fils-Tofic el<-ra=109 -ADJAGEC- _QUTâ‚¬TÂ»RD 7-- -I:2Ur53*. UNET _4%2R5# 12; 11. Â· --e>c-HTING_-,.808=}+ - .. -3.0 REN,â‚¬N 1 NORTÂ» ELEVATION - NEIN NO,9.1 - -- INEST- 9-rAW= .Or= DUFLE>< Neht - Iall ED =ER. L.-rED 11.; It- OVERFQÂ«VED KEN X - FROOP 5/Ls-r:>10 Ckilk[May 4 \ 12; 19- NOT- P=OR CONSTRUCT-1014 (BER- S+WEÂ¢) A EG) PER 1 99-7 -1-t~- LIMO 8 RE- Be--AR 041#Tr - Â»IES--ERN RED CEDAR . EXLSIT-*0 941*LES (TYIÂ°ICALA ' 43*2*2Â»22.-Es) 7OR. NER FRCCF~ ,Â«51.6 \ i %/1 -551 51,25,ERS O/58. HITLST-t,ANE N./~16~NE I 1 ''' 1291 1'.2.- \ f~-uzING Â·9,-r; Mr:-â€¢ / 9 \ Feact-<3 kNINOOVA 4 NEIN DORM!51';4 â‚¬ - 22* ISTI Ne PORCH Room FOOF FlÂ».N -- 1/4 1 . 1 L 0 9, "1-04-&1- NoFZ,14 .... 2 SEPIDA,ER 1998 HOUGH / MYERS NOTES GENERAL NOTES Aic-0 =wriâ€žIl ~c,00.- ..1.4,4-,i.4 Â¥.4, d i E:ECEESEETE..â€ž-Milcod" 3. liVEW,~HOWNERWHICH FEESHAVENEEN,-All Al i.. -4 N..., E-:I.I.-1 He- -1 -lf., Ct.-m, .........,6,6 61 Â©-1.-01 ALSTROMGROUP */21/~Ii'. ...1.d â€¢Id....d -1 bid ./.. -d ARCHITECTURE & p.11(2~.-d..F-*Sc,-U ' INTERIOR [)ESIGN *N-sh,ide,Ilic=Ii-10-rillad I.=. 4. A l Mid. 4 6 0/1-1 dec-Ii ,G--1 Cni.bl- 01 6 ,- 704#GENT UNIT C...d %.C....*.' AA D.....,G01 (1987.deÂ©.4 Â£ _-140 hORK 7-IS +Re'4-1 121 SOUTH GALENA sh.1 6 9.1 4 -0 00.0- do-*...1.. 0â€žwi~ mid 7'C>JACFN-0 UNET- 5. Th.- doe-- ce.,0,41,0. 61.64 pi.-1..k .1 .ch Â· . . 1~- : SUITE B , -NO hICRA -i)Â·HS ARD# c6..c--1.-y..0.--, bl-ble-,6.Th. ' ASPEN. COLORADO 81611 ' j 970/ 925 1745 TEL ~ - 6- - Wh- ~11-4 â€¢~0-â€¢10â€¢ h Id- 0â€¢ C--r b,1- 970/ 925 4576 FX proc-*.wa h ..k-1 -1.1. I.-r * lh. A.ddiod 00 O,-*â€¢wab/,4,"6,4.6,/M"=//--ad'<:ww# 7 No d=l 6.-0. d.c-- sh.1 b. -d. wilmit *. proiâ€¢ct C.0---â€¢,1- -c,-1 9.Ii*.010. 1. wâ€¢* h-,1- . HOUGH / MYERS 53. A-li~*alâ€¢-1,6â€¢â€¢*0,040*mn-alÂ¢=0 RESIDENCE / 9.. -1 MINOR REMODELING 9â€¢UuÂ·T- 9- 41 9 4*T- 421 WEST HALLAM 5eCT10N -d 0-1-11 b-* /2~ b /,1-=. 011- waL ASPEN, COLORADO * 2,=DROOK/1*,2- 10. 7~=--,0 k. 016.-. Idi. -râ€¢,- -4. - -*0120M * 2 .0 11. EX---6.6.216. 14.040-1-I/=1/0.*4 ./.109â€žd=41Â»-196/6=44â€žWa - . 12. dat. 6 Ricet 0, NeN ~ - * VAULT Ge l A l Ne 2 SEPT 98 Gil \64UL-ret) 060, = 1. b. 122~ o.c * #adlc* h-/alâ€¢*0â€¢ of ve,<0-6-d,6 - O+15 98(1Â«1 . 1 05 Me 617*~cr, 14. c...'".- *. A......Ik *,bâ€¢~f-.1-â€¢â€¢ ~11--Â·5'rÂ·NUOTURAI- INSPECT; ~ ~ 3&4912,10(lij~B aNsrÂ· drawing â€ž. 11 -/ad, d ia,Co--0 Wood, *001 Led 04 Fo,/,IiI Al 9110 ~ AM DOCUMENTA 205 GENBRAL CONDmONS OF THE CONTRACT FOR CONSâ„¢JCDON OF A SMALL PROJECT (1993 8-0.I .601 .ply c)241061-nON FL..Â«NI J _bpate- 4- 4Â«V Oil -- Nmt/4 REVOC>EL -.+NI rL==r--3- EE-EB~ 11- 14 3 [37 47 iN INC)O ptl AcdACENT DI.JIÂ°1.-8>< UNIT COURrYAND f,Alx ALQEIRe - ~ ~ 2 - -- 41 INO PNORK =-A Â» AREC/rEP UY [_-1 Ovv/NCR F ~ ATCHaN ~ ,=zeMB/ef m>*157, f 9,0 i jr- - Pi)6455,.- 0uple>< cÂ»Â©tAer â„¢ 2042&5 1 - . .biLSTOFTIO UN 1-7 4--001 Rewea RekÂ·94 -551 1-1 NIS,4 *r-eDUL-E -1 (EAM V _ AbIE) NOTES Vvft INTERIOR.. --NO KNORK ~~HS#*RBM : [tr Â°Â£51 - rINISHES Raoh>!,7 5~UNT, INSPBS~C# 1 i embrral~61 N. 0, A 1 1 . M'.91]LT Cell,INe -TÂ»IS ' 18 EX)09- AC ANDEÂ¥4 ' DA, AT 4 Thls MAUL ',3.- 6. 'L 21PEESL-flgz710, t*STORIC ' 5(MEDULE POR SIZ55 OF= s-T-Nucru?â‚¬ -DININe Foolvl-- 1 0â€ž614595 AelvfaDEL ANC> râ€¢EerÂ·T SEE ~ *l ReÂ©C> 4- . REPLACe MEN-T- UN-ITS, mAR. 52- -t- 1 004NeR. FL#RN/ AS & \ fevINE L.-. 8840 V~In' ALL - PIN,Rely / U 1 WIVINe 8,Â£Â»,1 1 XeR - 1~-~ ~ 0-lv i Ne 1*ENE .Dth,leNSIONS PROR 70- FINE 07 0* C IJJU -t>-1 \ CONS-FKTON \Â»Lit-'750 Gle i ~- -- H - -L -822571*UCTURAI,/CLe, ag 51er*Let-+T KNORNÂ·. 05me SE;RUCT[IFI;C) CO-OF#DINA-re MITH OVURYFR,#M N) _~ = ROOF- pâ€¢4080 ~<~/~~)-~ Llarr - \NEW NIN[DON - ~-nt L:-1-1 i i -7--ress DRAAil Nes /K! 94- 70/Rel UN-lar - Ree'!OVE AW VI>frURe5 - JUBMITTED MOFA Â»P~ _ ..,IR ' Dâ€¢m4 FRE).10056 01 44 11 -7.1 L 1 . rhz,u *MOVE- Adder --MI Mca- Devs-Op,VIEN-T I \ Â»*VE ---1 !! 1 j _[L-4 IC#R. __ - .Revi=N 24 Â£400Â¢' -/ L=-40\--1 4 ,4 07 -9 CONS--%,67-02 ---r- ./ AA L 1/ U - -**'VE: 6*lall 6)9 pomett -- < Dupt-8% Â¤ 4 -Â»y WINCFW 61.006=T /./- W,CRORCea 0 0 Â¤ 0 0 ~~~ ND--14 0 *1 1 120] - FLA Â¥4 Â°99JECT_ _4<1671*0 I I 6 N 00"-44 - FORCH-R :ROM 30*/IAGE - -IXi M- 1 !46 - GAO U N P LE, V E & PLA 14 NalAE ~0815:. 9/ REMOOZI, 19.0+4 * - 25?E,AADLIC 1 0 N PLAIN -Ill 94,4 9-Cr- -- - ip,1---= 7'-al -REPLACEN*NT- NINDÂ©INS 'IN fED<Â· 167-11%12 E~Â« 4 . 1 - l '123 1 ' il~ 0 /' / imi \' %. i , -0-lt-MI#2 niME,18* .tz'. Â»9/h}<403YT f , -7 - - 1 ,. 76:==2477: 07 / / 1%%2~, j=-~1-1//-+4+/i- -~tr-Â·~:Â· -ind- - =1 .-mt ..grt Â« lan 7 -f~Fre TE~ =-6-=r\=2- 1 =tz==8=61 4 al U 11 = 4 1 4+ ..1 P 4 - .,- 2 1 C- 1 33[359Â«17-10N --7--DES 1-eN 6 14-2 1--1/NesT_ 9141,1,AWL-â€ž ._-_-_-_p NOV_76_...._ Â¥, . ------- -Crl+EFT bÂ«.rERIAL S ALSTROM GROUP P.C. ARCHITECTURE AND INTERIOR DESIGN 6,64,41 tKS 11 ,Â« 11 121 SOUTH GALENA / SUITE B ASPEN, COLORADO 81611 970 925 1745 / 970-925-4576 FAX "+~*~-~-rcp p;tEEVvyn<C 28/6/01 (Â»-1 1444 2 N<+W'ng Q.L H22~6 610 Llyh79 2 -t-1-l,&0% eN-sIx:El 1 t'CE.LcÂ© PH/aS - 04 IC) S ,/9 8113[ 1- 1949Â¢2, ;~1, 613+6 - ' - . lit Jold 1 -7-Lul -Crf- 71 --- : 91* 0 -Ll-Mi N I Cth&*5'NVW/fy) .27 41:1 1-6 2 --4........ , a-GOGH 24 YAWS Ny:4 7- 11 il If (1 Irmilill'. r -- / It- -ra-M-Il. ' --: Di kIQ.LS 1-1-P Ave mo=NIA A?*1 Â»*/ 8%95 -1-91><2 V V 12). Nou-Â¥~UN?/\ OLLY -. 4006 ..I I'reN NiZ:4 cr,&722:L -â‚¬9A 009 C.Colv] -dÂ¥C]:93 m>N APN W 1443 7011 / 1 1.--4 . 4- .. 1 1 1 1, 4 >.8 OX-,0 04 - - - ----F---Trf--1-f-- - --- Fi = 3 t=-1 77 37 09 71 31 - Al Ill - //1-ff : 1 m 09 y -F- 1-j U L_ 4 i ,. r./ r[-3 1- rE B itj 9 =11 F-f 1 Â·Â·:&:r 4 \1 17 \ ''1 k 4-- /// B W / 39 11;1 11 11 F.Tf 0 -1, \\ I t I > -m 11 U V iIi 4 41 /f O >30 Z Irgl t.92 43& 1,0 Z 4-ZQ Z K Put f 1 02 l 0 0 E- 20'â€¢O V.=1 169/1 .. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Interim Community Development Director ~LN 4 FROM: Amy Guthrie, Historic Preservation Officer ' r RE: 421 W. Hallam Street- minor review and partial demolition DATE: October 28, 1998 SUMMARY: The property is listed on the "Inventory of Historic Sites and Structures." As a result of the new code amendment, minor development review standards, in addition to the partial demolition standards are applicable. The site contains a duplex; one half of which is historic and one half newer construction. The application affects the non-historic unit. The proposal is to change the roof pitch and roof material on the non-historic unit and change detailing on the front facade. Staff recommends approval of the roof changes, but modification of the proposed new detailing. APPLICANT: Jennine Hough and Joe Myers, represented by Sven Alstrom. LOCATION: 421 W. Hallam Street, Lots D and E, and the east 39 inches of Lot C, Block 36, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: SECTION 26.72.010.D. REVIEW STANDARDS FOR ALL DEVELOPMENT IN THE "H." HISTORIC OVERLAY DISTRICT. AND ALL DEVELOPMENT INVOLVING PROPERTIES LISTED ON THE INVENTORY OF HISTORIC SITES AND STRUCTURES: All development in an "H," Historic Overlay District, or development involving properties listed on the Inventory of Historic Sites and Structures must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard 1 ' h .. and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: From the attached 1904 Sanborne map, the general form of the historic house located on Lot E appears to be intact except for a modification at the back. The historic front porch and front door have however been removed, dramatically changing the appearance of the building and almost eliminating its identity as a historic home. The new unit which was added to the historic house is fairly quiet and reasonably scaled, however, it has a front porch and front door and therefore already has some more prominence than the historic house. Also the two units are connected and begin to blend into each other. The applicant requests HPC approval to make exterior changes to the non-historic half of the duplex. Staff inquired whether there was an opportunity in this remodel to physically detach the two units but the applicant feels that would be too far beyond the proposed scope of work. (This would require landmark designation and conditional use approval for two detached units on a 6,000 square foot landmark lot.) The proposal is to change the roof pitch of the non-historic unit and change detailing on the front of the house. The new roof is to be a more steeply pitched and more historically proportioned gable roof, with cedar shingles. Staff does not have a concern with this in that it would not be desirable to copy the hipped roof of the historic house and further confuse that relationship. The existing house has a metal roof, so the different materials will help to create some more distinction between the two units. Staff has significant concerns with the proposed new detailing for the non-historic unit, which includes decorative shingles in the new gable end, a Victorian bay window, and sunburst detail in the porch roof, all of which create a false appearance that the new unit is a historic structure and further diminish the prominence of the true historic resource. Staff recommends that all three of these detailing elements be revised to be very simple and not strongly Victorian. Staff further recommends to the applicant, who has first right of refusal on the historic house, that at such time as they may come to own that house, serious consideration be given to detaching the structures, reconstructing the missing 2 .. front porch and entry door and restoring that building to its earlier appearance. There are numerous local and state programs which provide incentives to undertake this work. 2. Standard: The proposed development reflects and is consistent with the character o f the neighborhood of the parcel proposed for development. Response: The applicant's proposed changes are clearly meant to make the addition more similar to Victorian architecture in the neighborhood, however HPC has a strongly held policy to not allow new buildings to replicate historic structures. Compatibility is desired, but creating a confusion between which buildings are from the Victorian period and which are new is not desired. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposal will not affect the historic significance of the historic structure on the property provided that the detailing discussed above is revised appropriately. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: The proposed development will not affect the architectural character or integrity of the historic structure on the property if amended as described above. SECTION 26.72.020(C). STANDARDS FOR REVIEW OF PARTIAL DEMOLITION: No approval for partial demolition shall be granted unless the HPC finds all of the following standards are met. 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure. Response: The applicant requests HPC approval to remove and reframe the roof over part of the unit. The work does not impact historic materials and is acceptable as a renovation of existing construction. 2. Standard: The applicant has mitigated, to the greatest extent possible: a. Impacts on the historic signijicance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. 3 Response: This addition is not considered historically significant and no historic materials on the original house will be affected. b. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Response: Compatibility issues are addressed under the development review standards listed above. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: "I move to approve the roof changes to 421 W. Hallam Street, as presented on October 28, 1998. All other detailing changes (fishscale shingles, sunburst design and new window) on the north elevation are to be revised to be very simple and not strongly Victorian in character, to be approved by the HPC." Exhibits: A. Staff memo dated October 28, 1998 B. Application 4 9 %// . f . ALSTROMGROUP P.C. 4 ARCHITECTURE and INTERIOR DESIGN 121 SOUTH GALENA, SUITE B - ASPEN, COLORADO 81611 970 925 1745 / 970 925 4576 fax 12 OCTOBER 1998 Amy Guthrie 920 5096 private CITY OF ASPEN COMMUNITY DEVELOPMENT 920 5090 dept. CITY HALL 130 S. Galena Aspen, Colorado 81611 HPC MINOR DEVELOPMENT APPLICATION 421 WEST HALLAM - ROOF REPLACEMENT, WINDOW REPLACEMENT INTERIOR REMODELING, LAUNDRY & STORAGE ADDITION Dear Amy, Attached is a Minor Development Application for partial demolition regarding the non-Historic portion of a duplex at 421 West Hallam. Our dient owns the western half of this property and has a right of first refusal to purchase the other portion in the event of a future transadon at this location. Enclosed is an uptlated survey which we will use for our building department application. I have colored this to indicate UNIT A, the western non-Historic portion which we are remodeting. Also enclosed is a partial copy of a historic map which indicates the eastern part of the existing building(s) as the historic portion. Please advise us of any further questions that you may have prior to the scheduled meeting on October 28. Sven Erik Alstrom AIA Jennine Hougli 4~*litÂ»i/~ Lfi /999 Jl r. 9-70 4 M 410Â® *04+77#u 2Â£Â»71'Go Ill 601$ 0 LaNUL fkbi Rt *1*R , CO 10-Wto F/4/1 Atair 4Vtvu: 44- Ul_ A Wll/V\* Â£111Â» io Â£Â·L AVV Â£46'lf I tt~ M,dM~J-di tey ar +46 MPe. /91Â«hwl 46 6#4 â‚¬Â»b{ - 1-4 iUM-,0/ ct-1 6/Â» ocu_ 4*'40~+ Au At/U ~lt Re 4 2 1 W Ult 04(14.Hut *flut. ,(AL â„¢Ubvie UE,60 *M-Â£ 44Â£, up H *tth Â· 0 41*kE *u *7_ 814<*ch ' -- d ' *Â»,4*01* ( AU_ 0.1{,9 Lcd ) 1111111111111*lillil.11111111111111111111111111 if O-1.,v 403427 04/15/1997 02 :~!P WD 1 of 2 R 11.00 0 54.90 N 0.00 PITKIN COUNTY CLERK GENERAL.EARRANILDEED CARL R. RODRIGUEZ, whose address is Box 5238, Ketchum, ID 83340, for the consid- eration of Ten Dollars ($10.00) and other good and valuable consideration, in hand paid, hereby sells and conveys to JOSEPH V. MYERS, JR. and JENNINE HOUGH, as joint tenants with right of survivorship, Whose address is 265 Brighton Road NE, Atlanta GA 30309, the following real property r in the County of Pitkin, State of Colorado: CONDOMINIUM UNIT A, HALLAM STREET CONDOMINIUMS, according to the 09 4 Z- Condominium Declaration for Hallam Street Condominiums thereof, recorded October 0 0 A 1-1 27, 1977 in Book 337 at Page 357, and Map thereof recorded October 27, 1977, in (0 4 Book 337 at Page 371, and Supplemental Plat recorded November 17, 1977 in Book 338 at Page 805, and Second Supplemental Map to Hallam Street Condominiums 0 94 N recorded Apri~ZE, 1997 as Reception No. 3#2299:96 , and Amendment to Condominium Declaration for Hallam Street Condominiums recorded April/.5, 3 0 -1 1997 as Reception No, 423 3 54#40 4 also known by street and number as: 421 Hallarn Unit A, Aspen, CO 81611, with all its appurtenances, and warrants the title to the same, subject to and except for: 1. General taxes for 1997 and thereafter payable in 1998 and thereafter. 2. Building and zoning regulations. 3. All matters described on Exhibit A attached hereto and incorporated herein by this reference. A- ALL REFERENCES BEING TO THE REAL PROPERTY RECORDS OF PITKIN COUNTY, 3 COLORADO. ZI 50 - Signed this -11- day of April, 1997. likt) (14 L ,64 4:>LuEL Carl R. Rodriguez 1 15- 32 STATE OF IDAHO ) 01 ) SS. COUNTY OF Yix:.c, ) The foregoing instrument was acknowledged before me this 1 1 day of April, 1997, by Carl R. Rodriguez. Witness my hand and official seal. commission expires: I l~, 9 (kb 1 A*614...'...: 4 % ... I .. j '6*~ +1 4 9 r Â·~ * - Notary Public / .. 1 1 *i k ,~~3;~ pUBpo :~0 : 403427 TRANSFER DECLARATION RECEIVED 04/15/1997 i imi mitili illi ilillii ilifili iii lilli lili illi . 403427 04/15/1097 02:31P WD 2 of 2 R 11.00 D 54.90 N 0.00 PITKIN COUNTY CLERK EXHIBIT A 1. Reservations and Exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 425 providing as follows: Â»That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws." 2. Statement of Exception from the Full Subdivision Process recorded July 7, 1977 in Book 331 at Page 494. 3. Terms, conditions, provisions, obligations, easements, restrictions and assessments as set forth in the Condominium Declaration for Hallam Street Condominiums recorded October 27, 1977 in Book 337 at Page 357. 4. Easements, rights of way and all matters as disclosed in Plat of subject property recorded October 27, 1977 in Plat Book 337 at Page 371, and Supplemental Plat recorded November 17, 1977 in Book 338 at Page 805. 5. Amendment to Condominium Declaration for Hallam Street Condominiums recorded Aprilgg 1997 as Reception No. 4/9926. 6. Existing leases assigned to Joseph V. Myers, Jr. and Jennine Hough. \Â·Rak,Wata\CLIENTS\Rodrig. CarioNeed.wpd V-I .. ATTACHMENT 1 LAND USE APPLICATION FORM /11/Nofa_ 1. Project name ft)001-U NWeRS KS EGN C.6 E.emontllk\29 2., Project location 42-/ W. /*17, 604711 UN/7 A OF: 011166*7\A 5712â‚¬271- Gy\kER /1\-l Ati U/n A (indicate street address, lot and block number or metes and bounds description) 3. Present zoning Â·79 60 4. Ldt size 347%,24'2, t=T JENNI/44. 5. Applicant's name, address and phone number 46)05 /rvy*R S 2(015 CAQI-Â¥7061 994Â© NE , 6. Representative;s name, address, and phone number - 51&9( /Â£%731')M 925-/74-9 ALSTROM GROI Ip p c ARCHITECTURE AND INTERIOR DESIGN 121 SOUTH GALENA / SUITE B 7. Type of application (check all that'apply): ASPEN, COLORADO 81611 970 9251745 / 970-925-4576 FAX Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD - 1 Minor HPC Stream Margin Final PUD / Relocation HPC Subdivision - Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption ~ . Demo/Partial Demo /O/V - View Plane Condominiumization Design Review ms,m to Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) UN1-7- A = l, 4-70 34.p,-r (a<lsb,wj y=AR~ RES 106/1/ 77*L 5 .BEDÂ¢:=0001 9 1 9. Description of~levelopment application tri /WOR /-Ppto 1:42= 9, l)1) Attlk) 12Â£,PGAE_O,N\Q,KIT /NTAB./08. I 8%/AY360/L/k)(2 . 10. Have you completed and attached the following? V Attachment 1- Land use application form 1/" Attachment 2- Dimensional requirements form V' Response to Attachment 3 1/0 Response to Attachments 4 and 5 10 U.-1 & 2,23 .. ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: O-6MN t N-6 ~i-Â¥)ldâ‚¬,HÂ· &,al \)51, 8\X-6Â¥~ 3 Address: 42) \13, ht*14Â»n Zone district: S.(P Lot size: (27,7525 0?T 1 Existing FAR: .Clk LT A = /470 5Fg UNIT 75 = 9681:We Allowable FAR: .3240 + 9/ = 355/ A)0 proposed FAR: UNLIA -rE UN,7 8.= No 60-tAA)66 E>qg-/ * Existing net leasable (commercial): N A 3%*; Existing % of site coverage:07*.6*-@ 4,3,4~96,1002)4846= 24Â·74= 40$4 Proposed net leasable (commercial): N Pr- Â£Â®lt**gâ‚¬, , Proposed % of site coverage:: /1/0 C,~A Existing % of open space: / Proposed % of open space: , ATiliq Existing maximum height: Principal bldg:,O- 2/ Accesory bldg: A//2- Proposed max. height: Principal bldg: /O Accessory bldg: /V/<:L Proposed % of demolition: FOOF 1Â»87/Al- OF UN)7 A Existing number of bedrooms: UNCT A =Â·-5 Proposed number of bedrooms: UN/7-24 = 5 Existing on-site parking spaces: 3, On-site parking spaces requ~ired: 3 Setbacks NO - -- kle. Existing: Minimum required: Proposed: (2*ME:â‚¬ = Front: /0.2-9 Front: ID Front: I o Â· 21 Al/c Rear: /fib, 00 Rear 10 Rear )5 N j G 811977 Ae Combined Combined . Combined NON- 7Â¥* Front/rear:,29, 2.9 Front/rear:.50 Front/rear: 25.29 62/<=0 COMMRN# , Side: 33 2/657- Side: 6 Side: 5 60257- A/C Side: 75 81-ST Side: â‚¬2 Side: % â‚¬ASE N/ 6 ,MCombined Combined Combined All C-0. sides: /3 Sides: ID Sides: / 3 Existin- nonconfo r encroachments (E) FeAT~REAzt Com a/ Alâ‚¬D C14â‚¬.49% Eligr, 5,1-re, Coue $9,6â‚¬, - 5 106 Variations requested: '000~ --- I. 2-- 7-Â· -3 - ---- -/44 *'Â»t> iTIONA L (HPC has the ability to vary the following requirements: satbacks, distance between buildings, FAR bonus of up to 500 sq.t, site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R.6, R-15, RMF, CC, and O zone districts) M A + = =L -- - - i __ _ -C=*~~ Fy~N 1 =9 I. -. ... /~/. =P- . 11 08 . h ,00- COLO. -0/ CON 433 J 38 2/ 1 431 479 4%7 425 423 43; 419 4/7 4/5 413 0// 409 407 405 403 40/ 1% 75 % 1 l! 0 -it 77-21 75. FA.6 79 1 A 4 246-r - f i r=! 4 11 9 + f )1/A -re= 3 1/ 2 11 4 0 4 7- - 11 t --1-11 4 P 11 , UL -9 / to 270 /. 4 - 411 -7-171 87 c. ~ ~- E F--1 g f 1 /1 4 - 3 2.1 ill---IN 1/ xI. *1/ 4 f Mt 35 13 \ Â£06/ \//1 LÂ«1 4 1l s. R. L. M. \ &3 2 . 9. Z.-129 4 1 3'. 4 f' 0 771 1114 -9 % / X -- 1.--m * 11 M '1,7 0 - â‚¬0 Or 5 4 Ch V J.t 11 F / 02< di 1/ xI / g Â¢44 h 502 Soo % 434 430 li~433 4/26 4164 422 420 4(3 4/6 4/44/Z 4/0 408 926) 40440'Z#00.0.H. 4=/ 2 E-/2-tz.>vn //1-Irlifflit 21 21= 3, Â«Ng\.v (4//) (Â£105 003) - 503 'To/ 035 033 13; 21.9 03'7 CZE 013 4%/ *9 4/7 0/5 Â£1/3 407 609 007 40/ 401 Z ~r vir i' 07 1 Â£ IT-XT/1 [7-717: \ A' 1 I m 2 u PLC; rl 17 lag rK V CO / 2-Il f 12 -/ I.2 Lf-1 UL 11 1,1 1. R. ~ 8. C. Q E. A G. H. i 3 1 In 1 1 1/ C 91 36 -a 1 7.-f -- ----- - -Ill --- 0 7j e,221 - E. .6/ 1 -4 /1. N. L 01/9 9. 1 R. la K. L. 1%-6-1,14 - N hID -L-Y, 1 : Ar - .1- h 1 Â·Â·1- a X 3 .1,1 1 12 ' O, Gte 419 912 WE 6/2 4(2 912 Â£12 /1% 60% LOZ %03 205 %07 %09 %0 %13 2/5 2/7 2/9 301 303 305 307 %0? ?,00 %06 2/0 3/4 6/6 ST. '19 -A ?#*94 3#4304 .. ALSTROMGROUP P.C. ARCHITECTURE and INTERIOR DESIGN 121 SOUTH GALENA, SUITE B ASPEN, COLORADO 81611 970 925 1745 / 970 925 4576 fax 1 2 OCTOBER 1998 Amy Guthrie 920 5096 private CITY OF ASPEN COMMUNITY DEVELOPMENT 920 5090 dept CITY HALL 130 S. Galena Aspen, Colorado 81611 RESPONSE TO ATTACHMENTS 4+5 ROOF REPLACEMENT FOR NON-HISTORIC DUPLEX HPC MINOR DEVELOPMENT APPLICATION 421 WEST HALLAM RESPONSE TO ATTACHMENT 4 ITEM 1: This project is before HPC primarily as a roof replacement project of a portion of the roof of a non-Historic duplex. We wish to overframe the existing roof of the western portion of the duplex above the living room portion of the plan. We are terminating this overframing at the location of a truss which exists. The other purpose of this new roof is to repair the skylights and to remount them on the new steeper roof to avoid the current leakage problems. ITEM 2: The existing vaulted living room of UNIT A was a circa 1981 improve- ment which we are using as part of our new construction. Our structural engineer Steve Peightal of SKPEIGHTAL ENGINEERS has inspected the building as well as myself - we both find it capable of adapting to the proposed improvements. ITEM 4: The existing non-historic building is not a great contribution to either the neighborhood or the adjacent Historic building. This OWNER primarily wishes to improve existing roof conditions and in the process slightly upgrade the appearance of the building. We believe that the new root which will be in fire-retardant cedar shingles will be both a technical and aesthetic improvement. HPC MINOR DEVELOPMENT AND PARTIAL DEMOLITION OF NON - HISTORIC DUPLEX 12 OCT 98 P2 RESPONSE TO ATTACHMENT 5 PARTIAL DEMOLITION The project has a low impact on the neighborhood since there is no significant change to this duplex in terms of ownership. use. or types of materials used on each portion of the existing duplex. We believe that the cedar shingles are a significant improvement over the existing asphalt shingles. Sincerely, ads\- Sven Erik Alstrom AIA F'F2.5 FÂ» BE EXIST-INe RoOF:Â°s MF2 OVel:KrfRANÂ·11 Ne , 1 -6138 DEMOLITION 194*iN ANC> NoTE S _ AL f%%13<~4Â©Jig-' 7-- \\< . 1 #, 3 \/ --40â‚¬-A 0%037 J ~\ \ .f Bi - 1111111(1 1 1 11 Â· AIM 1111 li -- / --- PROTEOT - - 6 -3- C n -~Fievfo\/fs 2>41257-ING:, ~23=--9 -- _---- 4-- CZE - ME X 1 311 N G _-POSCJ-+ . ~ + 21- C . -2 i- ---- 1/4 fN DOIN -15,NÂ·r - 034 /- - - -. - . _IÂ»-firdid-el-_- PARTIAL_ NOATH BEL-EVATIONÂ· ' - 1 7 4 lf- -* 01 1 - n 11 NIONI - 1-+ISTDFRIC,Â· HAL.l-,AM flAC,Â«DE j - - ~ k>Â·04 Glft M MEY 1*J CGDAR luoob LOU Ve:L '1:244 ID PER M-600 ' AT-116 VeNTILAT/ON / A A E><163- ,[POR#VIL:*vt ,<V:1 L kle ai rt-1 S-rt) R lc, - 11 K.JINEDOW lbAN' 1 r i-- i k j ubj jl #Ii-~-~ ,__ HOUS-L -1 -%*fil-l/:-7-1~~r1- .- - -L PLAN SH-*re (4/mAN,5â‚¬K[3 IN MT-. - ===2 --- #TL, 90Â©M ~-A~V 4~ fagllâ‚¬,L. + - 11 -Ill- Ed ZI/- -i7-1 - 2 SeD\40 S D/Ne (PTD,3 *. lili 1 1111 ZWT*,rfi,9.11xr97 - 77. 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E . pr. 4 1 /204'*9 Eltlip 42Â·til.. r xt . 4. . - | - I ./Y a . 4- 1- C f "':1 4.4.14.- 4 A.%42.T. ., , 0 i. - - 4. 2 7#54 '-rj:Â·47.==..:ZAR#Wrt.OF&J~p.,p - I 4 +347; ----Nkzf' f.%64$*4"hh#4#T ~ A: 4 -U- r - .1,32 9. , . - r , -0 -f' t: g 10 449 .: -4&Â¥ 43/b.~ ...... - M 4 7%,2.ne,4.''a"talimi- 1 . I . - /-1 -11&42Â·.*./.4FHIRMI/NRY I *. . .. / Â·4It;%.0Â·C t./2 .e 4, *-7 . ir'< 3335'.fÂ£#A~--1,~1~4â‚¬ . . 2 314:>42'. 4~1 . *+4 .. Â· 46Â» Â· i4101.&.2 - 1/.- 57 . . . I. h f :79,/4 1. *4-- , 1-11-- -4440 . 1-r, --=111 1.,â„¢,- i.:NkÂ«.*â€¢ry 249 -m'rr#';~~ Â»fu-* 4. L.J/dilld61='Bal 9999*914. c --3]11111111ij]11111 *5"b '.,J:kt:kiFi ./ I , 4 -u, ' .1 ,..le'. . 2 2-4/=-1.Â· 4,-- * " '- I ~Â»' ' Â»Â·arPAA V . ... t..Â¥.....1.4/7..2 D . . 1 . . 0 . 1 2 SEPTEMBER 199 HOUGH / MYERS NOTE GENERAL NOTES 1. General Contractor and all subcontractors shall layout and field verify all dimensions prior to construction. Do not scale drawings. Contact Architect concerning discrepancies or missing information. Verify all dimensions and utility locations prior to construction. 2. All work shall comply with applicable local, state, and national codes and conform with materiel and equipment manufacturer recommendations. 3. REVIEW WITH OWNERWHICH FEES HAVE BEEN PREPAID. | f All fees (Building Permit, Environmental Health, etc.1 materials, labor, finishes, cleanup, etc. as necessary for the Full completion of ALSTROMGROUP this work shall be included in this contract and bid uNess noted NIC (not in contract] or by the Owner. see also Finish Schedule ARCHITECTURE & and Notes for identification of Owner supplied items. INTERIOR DESIGN 4, All articles of the current document "General Conditions of the (- 343 JACEN-7 LINIT Contract for Construction" ALA Document A201 (1987 edition) K. NIC NORK This Â»R~--1 121 SOUTH GALENA shall be part of these contract documents. unless otherwise noted. SUITE B .ADJACE>47 UNIT- 5. These documents contemplate a finished piece of work of such 1 ~ No tajo R F 7,9 I S AREA chcracter and quality is reasonably inferable from them. The ASPEN, COLORADO inadvertent discrepancies or minor omissions shall not be the 4 Contractor acknowledges that his proposal includes sufficient money allowance to make his work complete and agrees that 81611 cause for additional charges or claims. The contract includes all work whether specifically noted herein or,implied as generally 970/ 925 1745 TEL necessary for the full completion of this work. / 6. Where detailed information is lacking the Contractor before 970/ 925 4576 FX proceeding with the work shall refer the matter to the Architect and , j Owner who will together furnish information or a decision with , reasonable promptness. . 7. No change from these documents shall be made without the , project - Contractor having first received permission in writing From the Â· ' HOUGH / MYERS Owner and or Architect. . MINOR REMODELING 8. Final cleanup shall return the entire proiect to normal for a RESIDENCE "first - class" level of maintenance. Â»/4 UAT~ 02- - = 1 9. For the Owner's records submit copies of permits, licenses, ./ inspection reports, notices, and correspondence with regard to 4,52F 421 WEST HALLAM 56(7, OV regulations and standards bearing upon the performance of the work. - 10. All dimensions are to face of Framing uNess otherwise noted. - ASPEN, COLORADO 6 2,5DS:Crh/1 *2- = 11. Exterior walls to be 2x 6 ot 16" o.c. unless otherwise noted 00Â¢EPA:257!M * 2, date refer to Structural Drawings for 011 framing design. 12. Interior walls to be 2 x 6 at 16" o.c. unless otherwise noted = ~Â» F DeE O= 13. Ir~feerior ~2~tergrwcli'3ssloorwerforbfltuCstround walls +K VAU LE CE >l Ve 2 SEPT 98 VAUL-ED 6,0, - to be 120 o,c. to facilitate installation of wonderboard tile substrate. -Th 15 B DON/1 7~ -5 52 5-ROOT, 14. Coordinate ioist placement with plumbing fixture layout. --) 5-B UOTURAI-Â· 1 N SPEC:T-, 15. Hold al! plumbing traps os high as possible. Coordinate with drawing no. - cabinet accessories. j~ S.SQ 'D, 2(410 CLAism 16. bier to Structural Engineer for soil requirements at all slabs on grade and for Concrete, Wood, Roof Load, and Foundation - 4 - -1 0 9 0~ 91-1 - Al design requirements. FOR CONSTRUCTION OF A SMALL PROJECT (1993 Edition) shall apply AIA DOCUMENTA 205 GENERAL CONDITIONS OF THE CONTRACT . DEN/l o L.,1 T I C N a-A N 0 Â» r///f,~ty' t-A- Uh NIEkÂ«1 FLEN/((339- a-,Â« N 10 - 11 2*3-3 RION F~1 -2~ ~ 1 2 <IMFLM lail NDO N 1, "F /0 0 .800 ;ADJACENT DUP,B>< UNIT COU~79Â»Â·SÂ· D 1 la.PAIR- A.zoftl Ae - - /'~-- ~. 4 - --E Â«7224+0066 INC) v\10 RK 7 4 . A.5.91 REÂ«t 17 51/ ok A/*NEK - 7-546 ARSA 6 2% 1 ~ *rrche %1 - 4 11 . 921Â« OvE Â©*!ST' ' r- ,-' cÂ»Â©INET BÂ¥ ACUADENT DUPLE,>< rSENC 9 DRS / - 22%4041 WribkIWN f555 f= N St# 560+45DUAE +670910 UN 17 L_ -1 2.6--1 BEAM - NO *09# 7915 AR~4 # +L 4 ~ worr 1+1 AND NOTES 19~ I NTER.IOBL F=W N SK+ES , CENTERLINIE OF- ~ I 12 1 2====f-fis=1*r;*=t L / 4 1 ! :555 EX)09. ,Â«hi D 1/\11 N Dot\| ' DRi AJT ,/~Th IS IAA,1.- %.VAULT 6511-Â»10 745 -~37--Â·6"~- 11-0 ~AV~-L,~TIO A 1-+ISTOSIO ROOMJ STRUCT, INSPET~ON' W 50+EDUL.a FOR SIZES OF= STRUCTURE DI 1\111%10 Soolv/1 , REMODE> AND 9587,7- SEE 0*Alprvt * 1 ReÂ© D -1- REP>ACE MENT LI NITS, -1 OLANIER. ge#N R -0- FLa?RI kIa A:5 = REÂ·Move ReVIOVE. 91 9443 Â«Sce) FY A LL reav 1 lerp h A! v I Ke fLOON/1 13>OOA ---------11 _ C>OSET \ LI v I NG PD M b KleNSIONS PRIÂ©Ft TO Q 1 Dem 07 NN N C - - -4- t],1--- f -PE t 15 S-,RUCTU RAL*/c'-06' FAb~~; 2 - = COINS-TFUST ON gt' '7516<5#tz#5/27) 6%Â¥Le,sT 40 9'Q --ri====p==I- - 00-ORDINÂ»-E 611-DÂ·4 0,20*FRAN,1 4 419 f t,~1 1 gÂ·Lae-r @006 Y#08~ 0 =SE====IN- \ NEW NINCON - BAT14 _ 3-- - LL L Â· R -r-tgsm C:)FmÂ«*INes Al//46- POÂ»'RER , ENTÂ©r L \\1 ~>r' Rev,OVE AL> F'>Â¢111Â·RES ----c - 1 5UbM 1 1 1 =D FOBÂ· 1-4. PO E 4410-3 -/2,39 r /1 175)22% _ 1 RDR 8474 REVI 55'ED- 4.1 1.--4 0MD -i~~--glA~749 6>0557 - ~vrl INDS. DEVELOPMEN-T 1 -- - -ih RE'415161 M-' lk=:~" %107 1=Â©f CON' ST-RUCTION t , ' rn u c , -4 111 Â¢L-- --- 8MDVE- E>451-1100 PORCA Â£'f=F-- 4 <Dup> 5% ' *Â« 4/1 14 pAN 045=7 _ ~ 0[ 1-0 1 < O 13 11 i INO INORIC 0 023 1 NET " 25 " DA 40 " 04% -14" 1# ='- 10" iloll - FLA,4 ~ 1Â°@0-7-SO T- 5% 1 STI 40 ' N 041-1-4 - FORS,+ =BOM DAMAW E - EX] 51--/ 149- GROUNP LEVE L PLAT>\ 0 AEÂ»1 AJOS.K ~ BEV(ODS> ~Â¢DANI Â· 791%0611-10 N FLAN 1/411= 1 '-OIl 1 '-Oil .... - &29 1 . . . . . . . Â°FAN FÂ» REP 5 X ST Ve Foo,s FOR OVEfFRAM I NG 608 De,VODIT'FOXI B-~ N AN) 30-,a S Revl OVE ex IST I .0 \ \ AL 1008(Â» *Ove - 0\\ $14Â«~ Â· %\ - >0#N<82 .\\42%~ t lillilllili ' 11 11 li li 114#III 11 -1 / ALSTROMGROUP - ARCHITECTURE & =90=NOT -41 2 ---- - 9 evovs INTERIOR DESIGN 5>4151-610 7- 9 _. -N><161-IN12 moRal-k 7-14.-1-- 1/4 [NEXÂ»1 etg.4 121 SOUTH GALENA Peo Vt ------------ - T r --- -- SUITE B DA>/605 - -- frl-1 2% r 42- 1- - ASPEN, COLORADO - 81611 -- 1 : - 970/ 925 1745 TEL bON - r+1 6709 10 SX 1 ST-IN@ I 970/ 925 4576 FX 14 aJAceNT /6-~ 733/,-3 1/ViNG LIN 7 proiect ( NID 410 9,1<. 7-KS 'A.,K *AD O*16-71\10 EARTAL NORTA-t RELEVATION HOUGH / MYERS RESIDENCE 1/411 =11-0 INION - A-+I STOFTI C, 7-*AL >AM V=ACÂ»,DE MINOR REMODELING 421 WEST HALLAM ASPEN, COLORADO 1 Z. FUOF= NS IN OVeR MRAvED ( Llec> *54'CÂ© date -- N NO Sr-T, VEL., 2 SEPT 98 1-rh. / 1,2- *1 - 7 1 + =ANGÂ«CUT drawingno. #J.. hi 5 61 e QC ~ 21 8 eli NUU R.bT RED CEDÂ«Â« 8 1 S H+SCAL-E 11 -1 kili k 8%4,67 / @34 67 â‚¬Â»86 6 j / 41 liI lll! 51-t vew= S A2 1 HAVIFF- -*02~4~ //iliwi Lill_~I END OR +30 ACANT ' - /OV ES. DUPLEX / //004*11 - ' 1~9Â«A...f jv POOF= 4.- li li 1 .111 ~ 1 1 l i ll i 111 -_||IN|| 1.| | 1-=_I : Al#--NEEN p\Il\~DOÂ»I 5.40/ C Al P ) ,/ MARVI N CLAD r - MODO 41 INCONS - - 30.1 'I~ NEN 04002) 7 oCT 96 / : 5!Di Na 13 057 727 - 1 t 1 1. -,r- 4----- 'In-- -1 9 ---- MOOD -X M ; FV+NEDS rts-rop:, 1 5 52< ~ 2Â»2 109- ADJACE\1-T- God â‚¬D'Â»AD _ PUFLS>C UNIT ' . i- INO Â»10 BA TAS Aff#4 ISiS 5% 1 5-Th /9 PosckÂ·+ -To F ev[Al N / NORT Â» 51-59Â»7Â©%1 - NIE/\1 apEAS 4.1 4 1/411 = 11- oIl blesT- HAL-= 07 DUPLEX / 1 3 Q ~ 1- OVEF2-7*44*WED 1â‚¬â‚¬>U ED =CAL ~4 Fri 44 E,\1 NIEN 900 e 5% 157, 40 CAWNSÂ« 1 1 \ NOT F=OR CONISM-RLET! CIM (NEN Â»*(424) Fl Ur~~ FER- ~ j 03% 19'77 j Ly f u 50 1 / f - F BE- Fae-Â»g &6Nll- FNES-FER\1 *533 CEDÂ«% 04 6- 40 / 5+ki VBLES (-77'GAL) ' ( hi E Al '5*1 WLE,S~ 709. NEN ROOF= ARE+6 - 0%1 Su.0,9 27ER S OvBS 3 1 TLI->AN E N.ev' de>Â»IE \ ~12- \ ~2* 12,i'L~ _-- 11\10 655 9(Ty ~0007<9 lab N DOÂ»i / 1 N e'~~' Do R.TE< â‚¬ / EN ISTING PORC/t FOOF= soo r FLÂ».1\1 74 1/ = 1 4 0 'j FLAN e . e . NORTrf .. e...... Â® LEGEND AND NOTES O FOUND OR SET REBAR WITH CAP AS DESCRIBED G SURVEY CONTROL O UT ILITY BOX Q5 CUT UTILITY POLE TITLE INFORMATION FURNISHED BY: PITKIN COUNTY TITLE INC. COMMITMENT NO. PCT-<1471 SCALE DATED: JAN. 30, 1997 MANHOLE 1 INCH - 10 FEET +VES T L.C.E. LIMITED COMMON ELEMENT 0 5 10 15 20 ZONING t. R-6 41LLAU 1959 OFFICIAL MAP OF THE CITY OF ASPEN WAS USED AS BASIS OF RECORD SURVEY INFORMATION FOR THIS SURVEY. ~ REMOTE READ WATER METER ELECTRZC METER R.O.W 74.38 ~ GAS METER STREET 111. - L.C.E. DIVISION LINES FROM CONDOW INI UM MAP RECORDED /N BOOK 337 A T PAGE 371 CURB Â® -- ! 1 9018 --- , < 57. S75*09 34,3/. 3 '91"E- - 848/s~ '83.25 ll-c {187.23 / / 90' WEA ) OF BEARINGS- < 28.94' > PORC4 29 2 90+ - k /2 - 0.8. \ '421 k --- --- 0-- --375 .09. i Jr - Â· 0 .-- 1. ONE STORY , 61 d / /2 g ..0.0 WOOD FRAME :I" 94 4 . k. : F CITY HOUSE 32'0 9.6 11 - 11 MONUMENT 1.6, L. d , it. t .- NE BLK 36 3 1 -/: I. 1 94 $ DECK HORZ. CNTL. fli 1 ' 1 1 4-1 4,11 . i.1 i. LOT C 1 1~ f 46, 4 -9 5 4 Z *' 4 . 4./ 1 1 PATIO L.C.E. UNIT A . 14.. 0 2 / i 5.0 1 d g j : Efe k l,70 - 4 0 4 1 1 r. 4 \1 1 .. LOT F . '.4 . 421 8- 4 '7.3Â· Eg L.C.E. CERTIFICATION 9 UNIT B u GARAGE e , THE UNDERSIGNED STATES THAI_TUE_PROPERTY DESCRIBED HEREON WAS 4 3. g. ' ~ FIELD SURVEYED DUR ING fnE MT- 1998 AND IS ACCURATE 40-STORY 3 BASED ON THE FIELD EVIDENCE AS SHOWN. AND THAT THERE ARE NO 4 EASEMENTS OR RIGHTS OF WAY IN FIELD EVIDENCE OR KNOWN TO ME. DISCREPANCIES OF RECORD. BOUNDARY LINE CONFLICTS. ENCROACHMENTS. EXCEPT AS HEREON SHOWN. UNDERGROUND UTILITIES WITH NO ABOVEGROUND APPURTENANCES. AND DOCUMENTS OF RECORD NOT SUPPLIED TO THE ' SURVEYOR ARE EXCE~ED,:H744*2URVEY IS VOID UNLESS WET STAMPED W 1 TH THE ,SEAL 8Faff*!RxfY / DAIED JO)-1 /<:0~0**U Â· ho/*41 PARKING UU 14,;i824p~ *Â°7 M 11,4 SET 25947 91~. HOWOmÂ¥. L2694*4710 -= 1 7 .. il ]40 4,1 2 -i '1. I 8-S'. 0. .~.. y,Â§# 9221â€¢. , Inf ~ : ~-64: (ir N Ifill# I - 19 4 <â‚¬OL LAUS)* th>........ 1 :41# 1.:- . 4 . 1 4#wm#* 61 it,;.~ N 73.00. li49 It.W 1* 1 Â· .1 % ALLEY ' BLOCK NO.5 RE-BAR 3G C. SITE IMPROVEMENT SURVEY OF THE HALLAM STREET CONDOMINIUMS. SITUATED ON LOTS D.E AND THE EAST 39 INCHES OF LOT C. BLOCK 36. CITY AND TOWNSITE OF ASPEN. PITKIN COUNTY. COLORADO. - 9 CONTAINING 6.325 So. FT. ./- C 0.145 ACRES) PREPARED BY ASPEN SURVEY ENGINEERS. INC. I # 9486Â£0* 210 SOUTH GALENA STREET n ASPEN. COLORADO 81611 PHOPE/FAX (970) 925-3816 DATE JOB 10/98 27054A - ........ % â€¢ L./. Â·.r ./1 / I . ' -tu'- - <5..,-f,7.vot. b.. ...471. 12.%40.-r-- 2