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Land Use Case.HP.426 N 2nd St.HPC023-99
~2426 N*Second Street Historic Landmark Mi 00/ O.u (0.1.4 +B> i Ay 14 12.-56 H 1 - 1 .. PARCEL ID:~2735-124-17031 DATE RCVD: ~8/10/99 #COPIES:|1 CASE NO|HPC023-99 , CASE NAME:]426 N. Second Street Historic Landmark PLNR:~Amy Guthrie PROJ ADDR:~426 N. Second Street CASETYP:|Historic Landmark STEPSi OWN/APP:~Joan & Karl Zeisler ADR~426 N. Second Street C/S/Z: |Aspen, CO 81611 PHN:|925-6817 REP:|Jess Pederssen ADR:| C/S/Z:i PHN1704-0243 I FEES DUE:|125 FEES RCVo1125 STAT: F- REFERRALSI $ REF:| BY| DUE:| MTG DATE REV BODY PH NOTICED r r DATE OF FINAL ACTION: CITY COUNCIL:E REMARKS| PZ: BOA: CLOSED:| BY: | DRAC: PLAT SUBMITD: ~ ' PLAT (BK,PG):| ADMIN: .. b 44 DEVELOPMENT ORDER ofthe City of Aspen Community Development Department This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen Municipal Code. This Order shall expire on the day after the third anniversary of the effective date of the Order, unless a building permit is approved pursuant to Section 26.304.075, or unless an exemption from expiration, extension or reinstatement is granted or a revocation is issued by the City Council pursuant to Section 26.308.010. This Development Order is associated with the property noted below for the site specific development plan as described below. Karl and Joan Zeisler, 426 N. Second St., Aspen. CO 81611 Property Owner's Name, Mailing Address and telephone number 426 N. Second St., Aspen, CO 81611 Legal Description and Street Address of Subject Property Historic Lot Split Written Description of the Site Specific Plan and/or Attachment Describing Plan HPC Resolutions 42-99 and 44-99.9/8/99 Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) December 3, 1999 Effective Date of Development Order (Same as date ofpublication of notice of approval.) December 4,2002 Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal Code.) Issued this 3rd day of December, 1999, by the City of Aspen Community Dev~la~ment Director. Julie+ Wo-0-s,Community Development Director G.Planning.Aspen.forms.DevOrder .. PUBLIC NOTICE Of DEVELOPMENT APPROVAL Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 426 North Second Street of the City and Townsite of Aspen, by Resolutions No. 42 and 49, Series of 1999 of the Aspen Historic Preservation Commission. For further information contact Julie Ann Woods, at the Aspen/Pitkin Community Development Dept., 130 S. Galena St, Aspen, Colorado (970) 920-5090. s/Kathryn S. Koch, City Clerk, City ofAspen Publish in The Aspen Times on December 3, 1999. .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR LANDMARK DESIGNATION, MINOR DEVELOPMENT, PARTIAL DEMOLITION, RESIDENTIAL DESIGN REVIEW AND VARIANCES TO REMODEL A HISTORIC HOUSE AT 426 N. SECOND STREET, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WHEREAS, the applicant, Joan and Karl Zeisler, represented by Jess Pedersen, has requested landmark designation, minor development, partial demolition, residential design review, and variances for the property located at 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen. The project involves adding on to a non-historic additions to the house; and WHEREAS, all applications for Historic Landmark Designation shall meet two or more of the following Standards for Designation of Section 26.420.010 in order for HPC to grant approval, namely: k Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. B. Architectural Importance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. D. Neighborhood Character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. E. Community Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.415.010.B.4 of the Aspen Land Use Code in order for HPC to grant approval, naniely: .. 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 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 coverage 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). 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 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. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, all applications for partial demolition of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an "H" Historic Overlay district, must meet all of the Development Review Standards of Section 26.415.010.E.6 of the Aspen Land Use Code in order for HPC to grant approval, namely: 1.Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel; and 2.Standard: The applicant has mitigated, to the greatest extent possible: a.Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. 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; and .. WHEREAS, all applications for appeal from the Residential Design Standards of Section 26.410 must meet one of the following statements in order for the Design Review Appeal Committee or other decision making administrative body to grant an exception, namely the proposal must: a) yield greater compliance with the goals of the Aspen Area Community Plan; b) more effectively address the issue or problem a given standard or provision responds to; or c) be clearly necessary for reasons of fairness related to unusual site specific constraints, and WHEREAS, Amy Guthrie, in her staff report dated September 8, 1999, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at their regular meeting on September 8, 1999, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions. THEREFORE, BE IT RESOLVED: That landmark designation, minor development, partial demolition, residential design review, and variances for the property located at 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen, as presented at the September 8, 1999 meeting, be approved with the following conditions: l. HPC recommends landmark designation be approved by City Council. 2. HPC grants a 5' rear yard variance finding that the setback variance allows the new construction be located in the area which has the least impact on the historic structure. 3. HPC waives the on-site parking requirement for Unit A. 4. HPC waives the floor area penalty in regard to existing windows on the house. 5. The peaked window in the new bay window on the west elevation shall be eliminated because it does not comply with the "Residential Design Standards." 6. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 7. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 8. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. .. APPROVED BY THE COMMISSION at its regular meeting on the 8th day of September, 1999. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: Kathy Strickland, Chief Deputy Clerk i ( l)v /97 4 To a '4 1 9 c.'TA e , f 1 Hi? c, 1 Hcl v.e r.c'. w ve A A.i ra v i# 4 01 T LE Rege\Jr,ovi 1 f p Lic B. 6.14 To T h.e Vo I. J 0 -1,2 14 1 9 Vl . 1 " 1 911 *11 0.»\ 0.40-*< OP Clk,< I.A..4.ev-*lrol.1 1-'k.e co,11,1~,04t d) F our CLV? r. JoLL •F Xk. 3 pr,Ta FE. I WS 1\ via h -e o ¢/,9 efforT To Cov.1¥\,1 wik XUL r.60\Jho.1 clkA Ta c"UN" cou\(pr 4<1 ~ Ok MA~ -H-624 4 4.9 \.,/ 4 F¥-d7,'ff Thek 7 /-r,- 10 0411,1 pug#£1'•g IkC. RECEW/ FEB 0 1 2000 ASPEN / PITKIN COMMUNITY DEVELOPMENT 70 NKY (547+( R. le *b. 5, 100 0 F?LOM 00 6,3 CLAA » 44.L -2.257 SUEe_- c° 335 PEVERSE:G Re 9-14 61 SEcoND ST-- L AMP Pogr- (*,td »LA/L- 60><~3 7ke-- »4!box w. s M#el (te·~,0.00.,1.~ , a.00-7 6-<,- 742 /3 c#v"-f ntal en 0124. c -Tkc- Ur-ppogj ,-s ,n,64 930- ,A-fRibP . lk**_1-/ e.* 4(0.ft- -10 5hew Agf- 7~ku~' /1 /404- like 2,01£00.~ ;p,962£J >il 5£(5141-17 n 0-/1-LE.451- a f- -7» J &4. ctrch 0-f' 74 &14€wak a,a 74 stra# -·c£,Ub. Pleast lot-:0255 k#Ve'~) MAM- ?001+ -fix,5620 F.*-4- 7-2.1'- t-Q·'11 ew , 1 1 .-- ' , , .el> . ti . 00 CAN ItUsrAGue© (~mzox' /957-74-6 LED 614/4.H-r) . £ I: U .. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director r Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer nd RE: 426 N. 2 Street- landmark designation, minor review and variances, partial demolition, residential design standards DATE: September 8, 1999 SUMMARY: The applicants request HPC approval to make a 140 square foot addition to their existing condominium, including a setback and parking variance. The condominium was built in 1970 and is attached to a Victorian era home. In order to grant any variances on this site, the entire property must be landmark designated, which is also part of the application. APPLICANT: Joan and Karl Zeisler, represented by Jess Pedersen, architect. LOCATION: 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen. LANDMARK DESIGNATION Any structure or site that meets two (2) or more of the following standards (Section 26.420.010) may be designated as "H," Historic Overlay District, and/or historic landmark. It is not the intention of the Historic Preservation Commission to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community. A. Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Reponse: This standard is not met. B. Architectural importance. Based on the building form, use, or specimen, the structure or site reflects an architectural style that is unique, distinct, or of 1 0 Gltdo liA .. traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type. Response: The historic house on the site was built in approximately 1888. It is of a somewhat larger size than the typical miner's cottage, and has a prestigious location along historic Triangle Park. An addition made to the original building in 1970 does not detract from the character of the 1888 structure. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Response: This standard is not met. D. Neighborhood character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: The property is part of the area once considered for designation as a Hallam Lake Historic District. Most of the original structures bordering Triangle Park are still in place. E. Communio; character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location, and architectural similarity to other structures or sites of historical or architectural importance. Response: The structure is representative of the modest scale, style, and character of homes constructed in the late 19th century, Aspen's primary period of historic signifi cance. MINOR DEVELOPMENT AND VARIANCES No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed noor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary 2 .. 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 Section 26.520.040(B)(2), for detached accessory dwelling units. Response: The addition that was built in 1970 was very successful in that it is slightly smaller than the historic building, is offset to the side and rear of it, and used different window styles to differentiate itself as new construction. An expansion of this unit is best accomplished by building towards the west, as proposed. It would not be appropriate to bring the addition closer towards the front of the house, or towards the east, which would block views of the back of the historic house. The 1970 addition currently sits 5 feet from the rear lot line. A 10 foot setback is required in this area, so a 5 foot rear yard setback variance is needed to extend the existing wall line towards the west. The detailing of the new construction is in keeping with the 1970 design and staff recommends it be approved as proposed, with the exception of a window discussed below. In regard to parking, the historic house currently has one on-site parking space. The new unit has two spaces within a curved driveway off of Second Street. The driveway is entirely on City right-of-way, therefore there is no legal on-site parking for the new unit. Staff has not been able to determine why on-site parking was not required when the unit was built, but technically the expansion of the unit does not require that parking be provided now. However, staff is concerned with having some off-street parking and recommends that the applicant be required to keep the driveway and receive an encroachment license from the Engineering Department for parking on City right-of-way. b. The proposed development renects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Most of the surrounding historic structures have been renovated. This was a successful project in its initial construction and will continue to be so with the proposed renovation. The property is still approximately 900 square feet below the maximum floor area allowed and the addition is still smaller than the original house. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The project will not affect the significance of the house as a representation of Aspen's residential architecture of the late 1800's. 3 .. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: The addition is subtly distinguished from the architecture of the historic structure. The attachment between the two buildings is minimal, so that the original building is preserved almost completely intact. PARTIAL DEMOLITION No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all of the following standards are met: a. The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. Response: The only demolition required is the west wall of the 1970 addition. b. The applicant has mitigated, to the greatest extent possible: (1) Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: No original features are being destroyed. (2) Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions that are compatible in mass and scale with the historic structure. Response: Staff finds that the addition is compatible in mass and scale with the original structure. RESIDENTIAL DESIGN STANDARDS All residential development in the City of Aspen requiring a building permit from the City of Aspen, except for residential development within the R-15B zone district, shall comply with the residential design standards as specified in by the Administrative Checklist unless otherwise granted a variance by the Design Review Appeal Board as established in Chapter 26.222 or unless granted a variance through some other required review process by the Historic Preservation Commission, the Board of Adjustment or the Planning and Zoning Commission. 4 .. The project is in violation of the standard relating to windows. Windows a. Street facing windows shall not span through the area where a second floor level would typically exist, which is between nine (9) and twelve feet (12) above the finished first floor. For interior staircases, this measurement will be made from the first landing if one exists. A transom window above the main entry is exempt from this standard. All street facing areas with an exterior expression of plate height greater than ten (10) feet shall be counted as two (2) square feet for each one (1) square foot of foor area. Exterior expressions shall be defined as fagade penetrations between nine (9) and tvvelve (12) feet above the level of finished Ooor. Response: In order to grant a variance from the "Residential Design Standards," the HPC must find that the proposal: a) yields greater compliance with the goals of the Aspen Area Community Plan; b) more effectively addresses the issue or problem a given standard or provision responds to; or c) be clearly necessary for reasons of fairness related to unusual site specific constraints. There are existing windows on the addition that make the building over the allowed floor area if the penalty described above is applied. Staff recommends that HPC waive the standard in regard to the existing windows, since they are the element that best distinguishes the addition as new construction. The new bay window on the west side of the house has a small peaked window above it which violates this standard (it is in the "no window zone" between 9-12' above the finished floor.) Staff recommends that this window be eliminated. b. No more than one non-orthogonal window shall be allowed on each fag{le of the building. A single non-orthogonal window in a gable end may be divided with mullions and still be considered one non-orthogonal window. Response: The peaked window described above also violates this standard because there are other irregularly shaped windows already existing on the west fagade. Staff has recommended that the window be eliminated. ALTERNATIVES: The HPC may consider any of the following alternatives: 5 .. • Approve the application as submitted. • Approve the application with conditions to be met prior to issuance of a building permit. • Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) • Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that HPC approve the proposal for 426 N. 2nd Street with the following conditions: 1. HPC recommends landmark designation be approved by City Council. 2. HPC grants a 5' rear yard variance finding that the setback variance allows the new construction be located in the area which has the least impact on the historic structure. ~:, J-~ £« -@:»-~Staff recommends that the applicant be required to obtain an encroachment license for dk <*JO& the two parking spaces currently provided along Second Street. 4. HPC waives the floor area penalty in regard to existing windows on the house. 5. The peaked window in the new bay window on the west elevation shall be eliminated 94 because it does not comply with the "Residential Design Standards." f< 6. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 7. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 8. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. 1 Flt.u,040 201 D'-6.0ut,»'30'iu-7 961£:A va-%c>v&6,4~ -2, Exhibits: Resolution No. , Series of 1999 r - 41 MA, 0 3 A. Staff memo dated September 8, 1999. B. Application. (32) u'l> «Ul €T. \37 -0 ~ 6 =.6 .. C wj e .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR LANDMARK DESIGNATION, MINOR DEVELOPMENT, PARTIAL DEMOLITION, RESIDENTIAL DESIGN REVIEW AND VARIANCES TO REMODEL A HISTORIC HOUSE AT 426 N. SECOND STREET, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WHEREAS, the applicant, Joan and Karl Zeisler, represented by Jess Pedersen, has requested landmark designation, minor development, partial demolition, residential design review, and variances for the property located at 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen. The project involves adding on to a non-historic additions to the house; and WHEREAS, all applications for Historic Landmark Designation shall meet two or more of the following Standards for Designation of Section 26.420.010 in order for HPC to grant approval, namely: k Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. B. Architectural Importance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. D. Neighborhood Character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. E. Community Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.415.010.B.4 of the Aspen Land Use Code in order for HPC to grant approval, namely: .. 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 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 coverage 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). 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 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. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, all applications for partial demolition of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an "H" Historic Overlay district, must meet all of the Development Review Standards of Section 26.415.010.E.6 of the Aspen Land Use Code in order for HPC to grant approval, namely: 1.Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel; and 2.Standard: The applicant has mitigated, to the greatest extent possible: a.Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. 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; and .. WHEREAS, all applications for appeal from the Residential Design Standards of Section 26.410 must meet one of the following statements in order for the Design Review Appeal Committee or other decision making administrative body to grant an exception, namely the proposal must: a) yield greater compliance with the goals of the Aspen Area Community Plan; b) more effectively address the issue or problem a given standard or provision responds to; or c) be clearly necessary for reasons of fairness related to unusual site specific constraints, and WHEREAS, Amy Guthrie, in her staff report dated September 8, 1999, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at their regular meeting on September 8, 1999, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of _ to _. THEREFORE, BE IT RESOLVED: That landmark designation, minor development, partial demolition, residential design review, and variances for the property located at 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen, as presented at the September 8, 1999 meeting, be approved with the following conditions: l. HPC recommends landmark designation be approved by City Council. 2. HPC grants a 5' rear yard variance finding that the setback variance allows the new construction be located in the area which has the least impact on the historic structure. 3. Staff recommends that the applicant be required to obtain an encroachment license for the two parking spaces currently provided along Second Street. 4. HPC waives the floor area penalty in regard to existing windows on the house. 5. The peaked window in the new bay window on the west elevation shall be eliminated because it does not comply with the "Residential Design Standards." 6. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 7. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 8. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. .. APPROVED BY THE COMMISSION at its regular meeting on the Nth day of September, 1999. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: Kathy Strickland, Chief Deputy Clerk .. ATTACHMENT 1 ,-i LAND USE APPLICATION FORM 1 Project narne - Zeisler Addition 2. ProjeCt location 426 N. 2nd Street - N.W. Corner Block 48, Lots A, B, & C (indicate street address, lot and block number or metes and bounds description) 3. Present zoning R-6 4. Lot size 9,000 5. Applicant's name, address and phone number Joan & Karl Zeisler, 426 N. 2nd Street, Aspen, CO 81611 925-6817 6. Representative's name, address, and phone number Pedersen Architectural Services, L.L.C.- Jess Pedersen 7. Type of application (check ali that apply): Conditional Use - Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline _ __ Conceptual PUD Minor HPC Stream Margin .-' Final PUD Relocation HPC Subdivision TexUMap Amend. x Historic Landmark GMQS allotment _ _ GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot SpliULot Line i 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) Duplex. Historic house - two bedrooms, 1918 sq.ft. + 588 sq.ft. of basement. 1970 arlril tion - two bedrooms creating a duplex. 2 bedrooms 1272 sq.ft. + 800 sq.ft. basement. 9. Description of development application Addition of 140 sq.ft. room + 140 sq:ft. basement to southwest corner of 1970's duplex unit. Will require landmarking historic unit. Variance on building within the required 10 ft. side yard setback.and parking variance. 10. Have you completed and attachedthe following? Attachment 1 - Land use application form Attachment 2- Dimensional requfements form _ . Response to Attachment 3 __ Response to Attachment 4 94-4 6 41 i ~f-~ ~> 11111111 .. KARL and JOAN C. ZEISLER 426 North Second Street Aspen, Colorado 81611 970-925-6817 Fax 920-3134 Email karljoan@rof.net July 26, 1999 Aspen Historic Preservation Commission Aspen, Colorado Re: Proposal to Enlarge the Living Room at Above Address: General Submission Requirements The undersigned, Joan and Karl Zeister, are the owners, since late 1991, ofthe residence located at 426 North Second Street in Aspen. We are also its full-time, permanent occupants, as it is our principal residence. Dating back to our first two-week summer visit to the Music Festival and the Aspen Institute in 1960, we have gradually increased our time here until making this our primary residence in 1996, when Karl retired to become active in local community organizations. Joan has retired this summer. Jess Pedersen, ofPedersen Architectural Services, 222 Main Street, Carbondale, 704-0243, has been engaged to act as our architect and representative in matters pertaining to our desire and intention to build a small addition on the front of our living room. The property is a condominiumized duplex, located on the Northwest corner of Block 48, Lots A B and C. We are the owners ofrecord ofthe unit (one ofjust two) on which the development is proposed. The certificate from Stewart Title shows that there is a first mortgage lien on the unit for the benefit ofFirst Republic Bank, a California lender whose originator here is Vectra Bank. Vectra also holds a Home Equity Loan lien as a result of several interior improvements made in 1997 and 1998. The unit, as a condominium, is subject to the conditions set forth in the Condominium Declaration. All of the proposed project involves land and space available to this unit in the Declaration. Respectfully Submitted, 44_14 42.6/ Karl Zeisler 62'Joan C. Zeister .. ANDREW J. and BELINDA B. FRISHMAN 229 West Smuggler Street Aspen, Colorado 81611 970-925-7640 August 11, 1999 Aspen Historic Preservation Commission Aspen, Colorado Re: Proposed Project to Extend the West Living Room Wall of the Zeisler Residence at 426 North Second Street Since 1962 we have owned and occupied the residence at 229 West Smuggler, which was built in the 1880's. To our knowledge, then and now, it never has been designated an historic landmark. In the late 1960's we built and condominiumized a connected duplex unit facing Second Street in the southwest portion of our property, commonly known as 426 North Second Street and owned since 1991 by the Zeislers. We have seen and reviewed the plans for a proposed addition to the west of the current living room of that residence We strongly support the Zeislers' plan and expect it will definitely enhance the architectural quality of the building and of the entire site. We understand that a necessary side-yard valiance along the south/alley side ofthat unit is sought in order to provide architectural feasibility for the extension, as well as to preserve the character of the site and ofthe duplex structure. We further understand that such a variance is most likely available only ifthe site is a landmark property. Accordingly, as we support the proposed extension, we wish hereby to communicate to the Commission and the City our consent to the project, as defined in the architect's submission, along with our request to designate the site as a landmark property. When historic designation was being considered years ago, we declined the opportunity for designation inasmuch as we felt that the earlier requirement that we build an attached unit rather than the freestanding "coach house" which we desired, basically compromised the true historic character ofour 1880's home. Ifthe Zeislers'variance request can be accommodated without landmarking anything, we would be most pleased. If, however, landmarking is the prerequisite to the variance for this project, which we endorse and support, then landmark it shall be. As to landmark designation criteria, the site and structure appear to qualify according to the definitions in the Standards for Designation, as follows: Architectural importance, Neighborhood character and Community character. Respectfully, -A -0 D ./ F .- 1 -»V eu, « It- 14 ~ , &<p,1-X-/Vx~£1%-1_ A Ch~,ij~, ALL) 1 1/ 35~4-- /j:t ~,1 ~u,#,11«if l.*( 4-/1 rt , p £ 1 U 1 i .... - Addition of a street-oriented principal window My Clients, the Zeislers, who are full-time Aspen residents, propose to modestly enlarge the living Also, my clients are in need of a'variance in off-street parking requirements. Their unit was built room oftheir house and add a small amount ofbasement storage space beneath that addition. in 1972, at which time the owners added a circular driveway which appears to accommodate They have been very content with their small house of about 1300 square feet with an 800 square off-street parking However, only about 80 square feet, or less than 15% of that driveway, is on feet basement. The additional living room space of about 140 square feet is indeed modest, and is private property, with the vast majority on the public parkway to the west ofthe lot line. the only possible addition compatible with the architectural design ofthe property and with the Circular, asphalt driveways are out of context in the West End of Aspen, and should be open space dedication by the two condominium owners ofthe site. considered awkward for this urban fabric. By removing the existing driveway, the City's Design Standards will be enhanced, by further opening the street view to the front ofthe house, with the By adding on to the 1970's unit ofthis condominiumized duplex, the historic integrity ofthe resultant enhanced intimate visual experience of the streetscape. Currently, the driveway and original 1880's house will be preserved. The 2400 square feet of open space on the northwest - parking thereon dominate the impression of the site from the street, providing an awkward and corner of the site, which is the southeast comer of Second and Smuggler, remains undisturbed. unflattering transition from the public area to the private dwelling To the east of the unit is a small, sunken patio, bordered by the historic unit and its rear yard area, as well as an alley. The only area where any addition could be built is to the southwest ofthe As to alternative off-street parking for my clients, they control only 2725 square feet ofthe 9000 1970's unit. square feet site. The building fbotprint and alley side-yard setback consume 960 square feet leaving 1765 for atl other uses and setbacks. A sunken rear patio area consumes 800, leaving The proposed addition would extend the existing south wall of the living room approximately 10 965. The proposed extension, with its adjacent setback and the resultant front (west) setback, feet to the west/"front" setback line. The existing south wall is 5 feet from the south lot line. To along with the replacement walkway, consume 570, leaving 395. The 395 square feet, perhaps the extend the living room wall 10 feet to the west only after allowing for a 10 foot setback for that minimum needed for this unit, are neither shaped for cars nor accessible except as right in front of extension is architecturally unfeasible and would seriously compromise the historic integrity long this residence and facing the front wall. A 2725 square feet footprint does not leave much for in place. The south side of the site is probably deemed a side yard for setback purposes. This unit parking and landscaping, despite the quite small footprint ofthe residence. It is even probable is among the rare west- or east-facing residences in the West End. The side yard setbacks of 10 that at the time of tile construction ofthis unit, neither unit was required to provide off-street feet presumably intend to keep residences at least 20 feet apart. Due to the presence of an alley parking for reasons which persist in the face of currently applicable standardi ~ OF COL~ to the south and to the configuration ofthe property to the south ofthe alley and opposite this kER> unit, there is open yard space across from the Zeislers, and across from the proposed living room Please see the Plans, Model and Photographs for further explanation. 0~ extension there is a new garage, about 29 feet from the proposed west-extended south wall of the 3367 living room. 0/ 76 - p A VY 1.. 42.Lazo 2* . -2 .=..244.4,=lil 7354 (q By granting a side yard variance of 5 feet for about 10 running feet, my clients will be allowed to 0/ \Snow,unny Ct , 9«/ 1€ 944 1 ste''t ,\,/ . - 4, + .4 -N\ 0' 1 'tig 9 < i .//9, accomplish their modest expansion objective. It is the Zeislers' wish that the addition be .J To Airport Basalt 2 - W " 9 c =b -704 :2~* 50.+'.01 -4 1 - < 1 NtARGA consistent in style and character with their existing structure, which is only slightly different than 9>-,\ --21-. =-6 r-- --Aspen- ~~~ _,_~ \4. \2 /. LIt P Institute -i . \35. .5 that of the historic structure to which their unit is attached, This will be achieved in the following Tri•co '' ~ j . 0 '~ ~ ~ ~ '~ r·~. 0 -drk h \ L 4 . 31 19 2 0/ ways: SSite Location; 12-lo0~09.& <hz <i ti # 82 47*97476 3/-:0.*%:34'·*** . : i $* - Matching roof shingles, siding and trim Gules /9 ~H-alam 1:_ Lake \<4 PEDERSEN - Similar roof slopes .: *- 49-6,·1104·J.G. - 1/1 4, 4 4 Sme , - Similar proportions .4 0,· *> , 44 1 tj' 1- \1 , 1.-- vt••_ ARCHITECTURAL DES I G N 4.44 4.: *~ R $ nc/ds, I - Use ofdecorative shingles around windows and at the top ofgablepeaks -- 1 C % \\ . -4/40< 2 0/ e 73% A€*- - Use ofnon-orthogonal window above the proposed front (west) bay window , 0 4 \ . 4 222 MAINSTREET - Use of easement windows as in existing structure. (The unit has no double-hung St I windows.) ~ Maroon Creek Rd ~ f--* , 9 j 8/86* f 41 0 1 \2-13 , 1 . St 1 High- CARSONDALE, COLORADO ~ School a . 6 1- ¢ (/ ;A!&.84/" j The addition will comply with the "City of Aspen Residential Design Standards" in the following * 1 fir 37 7 ; 06; 4. ~4 4, 23%451 8 1 6 2 3 ways: ~ To Maroon Lake it 3) 44 *t \ (49 (970)-704 -0243 0% / - Addition of a one-story element facing the street p.*re:~A , 19 ' 0 15 1/ D <92:11\~ L.El 4 - f: 4 3 1 - Increase building mass in "Build to Lines" 0/,1.=24 - j i Aspen 404<r~.J*~f Coop.4.8 - : Joan & Karl Zeisler Addition ~»»44.4 . 426 North 2nd. Street West Su,+ 11 if 44 Ascen, Calcradc ·C-/St- 81611 ' 2 - 9..84. M 4 , " ~w orawing: Issue: Sheer * 7> '' . I '.1)9 9 1999 A-1 - 0 . . - €, 140 50'- 4.4 11 *4 10(· 0 ' - - 0 . J~ o Pp 07% EL=M- fAKILING 250< Wht ir I - 151-00 1<SAK. N'•b·F:12 1551-5.ag~t 1-4 4 85 - - -f H [ •bro LIC 5·riuo'*u g.6 -t -- , 1418 40 rn*u U 1970 15 1/aul Kep -9 2 +71& ¥Mqe ban/<4 i - - - - 7- - # 2< T -~< ' - 11011 GUI - 1 1 - i lit lili ~-4*Re 1 !? 'J ' 1 ./ 1-1 jii' >k- 7 -Fa•JCE 1-lkt B -I w i j, ,+ 1 1 13% f'f - - 61.1 kIKEW < Rgr I Oi 1 23 LA. WRi x 1 71* .i I li O \ 1 I 2, M-Ix 11 0 1 1 0 P . % 1 I 1 '1 1 i 1 1 141 1 1 i :ii*i::. ,-. | |/ tie ilff !71 11< i 3 i.' ¥ 1 1 . 1 11 1. - G 1 ... ifill « ---TTE]r-- -1 -f I k g / 13 12: 2 .1/ , ::i-\ 1 1•111.; 11 \ I li ' F W . . F- r.,--- --N'-- - - a 1 , / 1 1 4:4 - 1-. -- / . , 1 4.1 f i ¥ Ald 1 1-~ . lilli I 11 0 - u 71 -3- ./1 . r 1 . W -4-1 3~ ~·., e 1 7---- --1.7/\JIS... ..._ - h r 1 + -1 30.7.3, 1 . 1 1{ ? F - .- 4- - 2 - pesoeD opeN 1 1? f , :~ - -- - 1 01. 9 - 1 1 4\1 0 ·t' I I.1-- 1 \1 - 1 lili.! ILLD * PEDERSEN !: 1 ;J , 8 1 -4. 3 ARCHITECTURAL DESIGN 1 4 - 1 119 1 1 1 1 -'/- 222 MAINSTREET N- 1 J CARBONDALE, COLORADO 21,2 14 fagoun- 92/to 4 6 / f 84 64 1- 1 N *5 ' 81623 (970)-704-0243 9 - O W. 1 +0 50' - 410 8. 1 00'.0 04 k- ? F.,21.n:.< 3.-4~ - Joan & Karl Zeisler Addition 426 North 2nd. Street Aspen, Colorado 1 1 J Drawing: Issue: Sheet # 81611 Existing 1. ~ 1 5-1 --77.-- E -P L 4---41 , 1 % EX - -2. lt.6 -. 216 - (41 - 4,11'-6,22_.00** W-toobio" .. . . ti A--OPM 427~:5267 4<SKI,~ 6 (4~7 Eb~ 3~ I97:0 4 Ang 1 'r-1 OU . H I f/T+0 <1 C. +.c 16 U -1 f ur--i~ td 170 4 61•:r- 524pl-e;<, -it -9 Lik.1 Ir-~ A OF'= OU·P'LEE~>< 1 at - 1 -ir- ter .ALAL W kle -r-£--\- . f ..111 -I-----Ill -- 1 4 1 1 lala-4 IZEd:2 4,I :76,'___~ 2 f YAKS ter-*Ack: UNES V --A f i---- 7- 17: TFI. 1 1 1 :/ ':i·i i -11 , , 20~25}dr 9-[ 56 - --A uYA"--,er-EACK. LI Wet'ff L ' - Il'll- - - 4-- : E-»i 1/ \* 1,0 - 1/ JPENCal LIN E- --'I i ./1 1 . i: i t; 1 '1 i.:, }. 1 141 -0 , i: 1 Ii: i.. 1 L SUNKIEN PAr-10_-~ . | A, -2- 691»reile. f f.. 4\\~ '11 - li ! i J ~. j. ~i - 11 1: 9 1. i | iiI ¥ 1 ix 4 . !44 li 0 1 . 4 ··1 ' 1' 0 t' .0 . 't. ,[ 1/4 1 F ~ iii.;illk ' 13 · t; i! Iii, , 1 / 1 f .1 J 1 / 1 /1 1,1 A lit 1 -1 , 3'll! lir--2. -.-'-7.11 i. 1 Si n i 1 1 i 1 1 F . +1 up---Ped*22 OF'EN--- --- ~ i 1 1./ , yi 1 - re. 1 &i 1% 1. . 1 0 2 __-- , L ! LI !1 3 9 :~r?77ti ~ , 1 lk- . t, .~ ! ! i IT 1 1 , L..1 1 -- r----4 ! .1 14 w --...4.u La .444*-/ ~~il'-N--~~ 1 71 0 PEDERSEN 1 i i 4. / a> 4 -4--t le&L~E~. B G 1 1 1 . , 1 ARCHITECTURAL DESIGN 14- " -7- a 222 MAINSTREET r t- r ·-4• --.- - 11 - 1- , i , i CARBONDALE, COLORADO 9_*IK2}34.1./ -fAH,r0:1 -49 4 -1 81623 ; (970)-704-0243 O 64.- 1 +1 604.41 't ,1 -[025 , 4-- f Ago \ rjobl , Joan & Karl Zeisler Addition 426 North 2nd. Street Aspen, Colorado 81611 I , /ibr- , , Proposed Drawing: it 1 1 Issue: Sheet # 1 EL L _LZE__E__ LP- L __* 42 ___-2 __ ~'~'~ ~ ~~~' ~ ~~ AUG 9 1999 A -1 N. 150 09' 1/"W 1_420 -SY »> ... - - . 901 1 - 4 J/' _- 1 ' r---n I 7#Se.H f .- -7 L*WN 9 *f 1 1 -. 1 - UTT ''--.--- 1 3 H - 04 - 22- eeoLEA+-- 0 < . U L L. | 4% a '1 1 .. -*.44.e- L ;\\ '/A · PEDERSEN ARCHITECTURAL DESIGN 222 MAIN STREET CARBONDALE, COLORADO 81623 (970)-704-0243 Joan & Karl Zeisler Addition L_BA Se KEUT p L A hi 6 >4 d =. ~ L ©Ii Aspen, 426 North 2nd. Street Colorado Existing 81611 Drawing: Issue: Sheet # EA 3 . ·--ty s .. - r - - 110 , I ..: , -0 ... e - 1- 1 1 -2 - j -. 1 . 0 - \ L - -1/-I , 4 - 1, -- - I l. 1 - lillill - I . I - -- - I .. - 1 11 - 1--T L L. 1 -~-- ~ . im - r 9% ' --44*t,-Duer WALL W t,(4 WO 1- -FJ) ~11 47-1 kle - 7 'ST'149 4 0 1 4,0 0,2" ¢ APP g.- 101 -· ,_in 0.-ccu~ - . 11 \4 EBArr 1 0-1 5 4 LATI U 'J Ill *2- 1 2-01['-4.1,13/1 K-- -e- U - ~ _-----JNEW 15-04ht t:*Fr-10 4.1 - 612:e- 1-61' 4 611-1 gA,1- C'ICAW ING.5 1 - . 4 PEDERSEN ' . .. I :..... .. 44 -3: ARCHITECTURAL DESIGN 4... ii~ ~ Ill 0/ 9 2 O 2 222 MAINSTREET NexA-r. o. a CARBONDALE, COLORADO 0 0 81623 2/ 7--__ W e W b· 0 (970)-704-0243 12 - ©*rO/Aue. BA, \ - Proposed Joan & Karl Zeisler Addition · 426 North 2nd. Street 23 A S E£ A E U 7 I.1,. 1.0- ; 49 -1 - 1 f Aspen. Colorado 1 8 16 11 13'- 1 921 £ Drawing: Issue: Sheet * AUG 9 1999 A- 51 ' ... i#L , 0 0 0 1 21 · 1 1 1 K I r -c &*Et.- K.1 - -11 1 -**"72 2-1- k -1 h.1 60 | L I V I U 6 ~%*. 1-- 1324 -r 1 7 - il Se E-9 - - - -*lillli 1 41]t -Iliti 41#f#+It --1 itinill 1 -IT------I-ri 1 . 425 , I i - -P«ke,» - 1 i. 1 rl A PEDERSEN / i U. Li J 1 - ~ 0~~| ARCHITECTURAL DESIGN Ock:\ 1 ;*01 1 222 MAIN STREET 1~4 ~| CAR B O N D A L E, COLORADO LE- -' - I- 81623 (970)-704-0243 Joan & Karl Zeisler Addition -- 426 North 2nd. Street - h Aspen, I MAIM LEV e, L FLA NI 2 ,*1"** 1 ;-0 - 1 colorado 81611 Existing Drawing: Issue: Sheet # E >C. 9 1 -P _ CL- 0- U 70 0 0 7 2 1 1 r 1--A -[--JE- 10 -*-5-r}U . 4. , T / 01-1_ --U .-1__4 9 L I V I W 6 ill|i||||1'iii 1 .50 -r L =-249 *_2_9 ~ -il.- - M p*., ' 429' 1 -09 - w««4 2% .:lir 11 11 KI 9 6~ ----110 5-1~-M==.='.972.00 + 6 1 Kle -*I -- LI--1*i-.- - -Ar- ,-- -AFOOF= SDGE - 4 u -=- hum - 7 403/ C s rap Dow 4 A -- /\-3 /' ~ -#6%41_WD-6-rUP WAI-L *.16*O.C., - - | f-- -tw~EL- 14 e,Arr LU,541.AT10,·1 - \ 1- 1 r- V -1-. 4 4.- 1->:. - 1- - .....Bile...=...='.....2........../.ill=.6- . \ er: 1 1 ys./ I i. - \11 Bll 222 MAINSTREET i 12*INPOW 1 4 '11 3 zed ' , CAR BOND A LE, COLORADO I i J OC \ 1 /1 1 . Ji 106 81623 / 1 £ 1-ID (970)-704-0243 Proposed i ,: 2 56 1 Ud~ Joan & Kari Zeisler Addition 1 14. :\ 91 4 426 North 2rld. Street , Aspen. -7- 40 - 30\ A I k.1 L E V S. L_- 1--A { n rr ill Cclorado -P€ 6 4 h.1 2 ~411 -1'-0" i 81611 /4/9.2 t)*) Crawing: Issue: Sheet # 9 \ -- 1-A U 1 1 1/: 1 -0 1,11 9 1993 A-+ 1 -0 .... . J.A.A..A- bult,Jug - lif- ..ill- i-------- 11 t r~- --- ---I-~--1,----.*--q 1 1 - f U : 1 - K 11 1 ~11 1 11 - -- GUL L*JA ./« - - - .b . 1 - . - - . Lt - - I. .. - - 0 - - - f .. .. D -. -:. . I -U 1 - . . 9 . ..4 222 MAINSTREET 1 11 C ARSON D A LE. COLORADO lil 11 1 11 81623 11 1 11 L. - -- 4--..- (970)- 704 - 0243 1 1 - LT - 1-7 Joan & Karl Zeisler Addition .---- -ill.-- -i-- I...I------- -- ----i-- Il-*- -Illi- ----.-*I -0--I-- -Il#- --I- --- --A-~- --1.- ; 426 North 2nd. Street Aspen, Colorado I ¥/ E---5 -7 -- EL--U--EL-- 1</ --:64-7 1 - 0---KJ _-1-f--21_I- _122 --Jia.h~(e-jue' - 81611 Existing Drawing: Issue: Sheet # JEA 6 W.,-,,16,1.41•I'. L "41'J .... . < e - i:i ,i - - }2,4, 1 E.../-/.'-I-&.- c ·r<i „1 ep *rt' MAT-£44 B><1 6,1 6,1 9 $ U sw WI h..1!20*4 1 . -124%*d 514 ING·l-,26 -rt NWre¢4 :i 1 , EMJerl>Je .- 1 , - -91222,12*~Ve 64,16-Id•.EerD tur-R+rt*-experiu 9----- - $41 a W F»,9,4 61. £ E>4<12- ro 7861-2+P - e.'<i *T- i h.ep „ _- __ 1 :-7-- - - + lir»« j <9> . 4\ f' - \91- 172 Ue#Pl #6 4-7-~3AATO hAArce W j Cce ' 7.LAME WELE- - O.1.1--O%- 11-2 ILL--22-9.-.. / / ---146*t»612640.UTT 91/1 4:>OWE _ ®©8 - f -9 - <EXeTAJ,3 1 1 -12 9-46 (4*1 - - ' 2 4 -t:- j A - --- .. L . . 1 .,411- / , t - ~m ~· .,_ -fy- ~ it r -7/ 4 1 -4 + ... -m- ... *. I , I 0 .- -- , h ' ... - . 0 - .. I <0., -. .. .U ' 4 . i 1 1,[ il 1 1 If 1 222 MAINSTREET 11 C ARSON D A LE, COLORADO 8 1 6 2 3 [l 1- -4 I j l (970)-704-0243 -- 426 North 2nd. Street -- --- Ni Joan & Karl Zeisler Additic n , H--L 1 1 L-212% - Aspen, 1-- - ---- Colorado %/_JEZE-2 773 -7-3 EL- 37-- 4 - 81611 Proposed Drawing: Issue: Sheer # -- JUL 2:f ; 33,1 ~ A - 6 - .... / t . CD \ 1 02 - I , I : . I. , . 1 . - I.-il AA r-X- r h . _III- f i . -I--1 -- 4 PJ.14_ F~L- - - I -ir-=--- - . , . "- . 11 1 1 {1 1 1.1 1 1 1 1 1 1 1 222 MAINSTREET |1 CARBONDALE, COLORADO 1 1 * 1,0 D. 6 LA ES 81623 1 - - - 7 - - ------__ _ 41_ _ _ _ (970) - 704 - 0243 2-4---3----I - -F-i-- Joan & Karl Zeisler Addition 1 1 11 -- 426 North 2nd. Street 1 8 0 L 7 b.4 E L EE V A 7- - 1 0 KJ -- _ € A = \-C Aspen, Colorado Existing 81611 Drawing: Issue: -1___Sheet-# €224-6 . TT -1.~ 1. .... -- ' -- - - -- -- -- --- ----0 1 PK-25 211>025' EX1 973 4-32 f - L_. ' , 4 f »- li- 1 S, I i 1 1 .. Ill I --~L-~--Ar g FA f TELT"0· X41.- -*.1 | . ... =---Ir=31 - 0 07\ . -PKSCECT\D,•1 _ ri_L__.1 ~ 1- I Iii j 1 7 01 1 ! ~ *2=>pc* SH.1 Ula'c-Es..:-O "94ft*'tE 11! 1 1 --- / 1 **YARTz- -- - - 71*A- 46LCZ! Kle _Te_Mw21+ ilej' i-- . --- \- -k 84lb,|6L-2.S_7-0--/VACK+H EX lOT~, ! - ---ill-*-/0 + 1 1 , 1, h . : 4 -4- - 'll i , --1 1 - k - 1 /a- N - - . ~- 0 *AdEET- (44 vol ix# -- Pli'*adat- - / 31, -i ... - - . MIN!22/gili=lE-KISie - -7 -r-r- - I r T , 41-1 1,1 -I . - . I ¥ 1 C.-0/1/ - Abl I *t»LICUR'Efir - -. . . - .. . I 0(7- 4../ ..- ~ 91' ---- -- ~ ~ ~ ~ *- . - - -1 11 1 1 1 Ill , 1 1 1 1 1 1 Ill 222 MAINSTREET ~ | - .O, St-AS- 31- CAR B O N D A LE, CO L ORAD O -Ill- --- - 0---i-* - 8 1 6 2 3 _1 --- --10- -.I- .-Ii- *---- ...1- (970) - 704 - 0243 1 83--0-u - T _-RL--1- - E- L E- i V-7-A--33[- ---E re-7KL___ 21-141= t'-O.1 1 -- - Joan & Karl Zeisler Addition 426 North 2nd. Street Proposed Aspen, Colorado 81611 Drawing: Issue: Sheet # A -6. ------- f 0 0 -K. 0 - - --I i ./ I-. .-I -- -- --J --2---- 8 9. 11 1 t// / 1 /1 1 i > . 0 1 - I .1 5 5 1- 1 1 . r- . : S ./. ; 7 1 \ r. 1 1 i ... 1 - ./ - 34.5.2,>r I.. I -. 1 . - I .- 1-%-e ic.,·O#1 . ... . . 0=. I .11 -- I I . .31.. .... · ·22.04 . 1 - -1 0 -44 4,---42 1 141 - I . . I . N .9-64:-2... 4 5 2. 1.1 222 MAIN STREET . _ 4.-kf¥£6 - -:. -1,423·321 5.-·-2 C A R B O N D A LE, COLORADO 81623 (970) - 704 - 0243 Joan & Karl Zeisler Addition 1 -u- -. 1 rr_ 29-- - E- LI_-E -19__4_ 0-LD ---N.1 h _6-74'==-t-'rO" 426 North 2nd. Street . - Aspen, TE-IX 1--S--3--tE-Bj---SLJ -- ---I-- -- ----- ---- -- ------"-------- Colorado 81611 . Drawing: ~ Issue Sheer * f Ea< 7 44 t I ,... 0 0 . I -----7--- --------*-- -- J . -. · Vt , - ! je I. I . . *./ -1.- #. : I. ../. -.--I-.I- --/I...i .* I -+I - -.0-- - -I-..-Il.'...- -, 1 1 - . - p. I- 1-- 4 1 - 2599 6--•- 2, 70 - . .... S . -34- 17 - ..s_ - · 4 · 14..3 1 r-ew· - - ..4€~ ..· :- 1 *21 34* .-I J .-4-1, . - - . 5./.- r tif.,4 - , 1 .. I .* . -il _ I -- .e I. -'-9 -- 1 - I. ... . . . I -Il ... I / . - I . . 1 - 1- 0 1 .. 1 - - = rli t 1 -2-- ----2 222 MAIN STREET 1 1 CARBONDALE COLORADO 81623 (970) -704 -0243 -- Joan & Karl Zeisler Addition I _LaUALLS-_1__2_- _E__ L E V 4 -,1 0 K] 20411 =62-0:1 426 North 2nd. Street Aspen, ELK-1 _09_J~- L K| di-- --- -- - Cacracc 8 1 611 Drawing: 1-----------~ 1 1.- 3 199/ , ~ 12.7.37 - --1- Ii- - 1 ' 41 1 1 T f 4 1 ·· ~STEWART TITLE OF ASPEN, INC. OWNERSIUP AND ENCUMBRANCE REPOR;~ Order No.: 00026421 PREPARED FOR: 9999900 STEWART TITLE OF ASPEN, INC. HEREBY CERTIFIES from a search of the books in this ofice that title to: See Attached Legal Description situated in the County of Pitkin, State of Colorado, appears to be vested in the name of: KARL ZEISLER and JOAN C. ZEISLER and that the above described property appears to be subject to the following liens: 1. A Deed of Trust dated October 24, 1997, executed by Karl Zeisler and Joan C. Zeisler, to the Public Trustee of Pitkin County, to secure an indebtedness of $686,000.00, in favor of First Republic Bank, recorded November 4, 1997 as Reception No. 410248. 2. A Deed of Trust dated March 23, 1998, executed by Karl Zeisler and Joan C. Zeisler, to the Public Trustee of Pitkin County, to secure an indebtedness of $114,000.00, in favor of Pitkin County Bank & Trust, recorded March 26, 1998 as Reception No. 414955. EXCEPT any and all taxes and assessments. EXCEPT all easements, rights of way, restrictions and reservations of record. This report does not rdect any of the following matters: (1) Bankruptcies which, from date of adjudication of the most recent bankruptcies, antedate the report by more than fourteen (14) years. (2) Suits and judgments which, from date ofentry, antedate the report by more than seven (7) years or until the governing statue of limitations has expired, whicheveris the longer period. (3) Unpaid tax liens which, from date of payment, antedate the report by more than seven years. Although we believe the facts stated are true, this letter is not to be construed as an abstract oftitle, nor an opinion of title, nor a guaranty of title, and it is understood and agreed that Stewart litle of Aspen, Inc., neither assumes, nor will be charged with any financial obligation or liability whatever on any statement contained herein. Dated: July 23, 1999 at 7:30 A.M. , at Aspen, Colorado STEWART TI11£.OK-ASPEN, INC. $4 14 Authorized Signature <·-' Ff*htiv~..9 SCHEDULE A .. Order Number: 00026421 LEGAL DESCRIPTION Condominium Unit A, SECOND AND SMUGGLER CONDOMINIUMS (A CONDOMINIUM), according to the Condominium Map appearing in the records of the County Clerk and Recorder of Pitkin County, Colorado, in Plat Book 7 at Page 66 as Reception No. 212661, and as defined and described in the Condominium Declaration recorded March 14, 1979 in Book 364 at Page 771 as Reception No. 212660, and First Amendment thereto recorded April 15, 1980 in Book 387 at County of Pitkin, State of Colorado .. MEMORANDUM TO: Mayor and Council THRU: Amy Margerum, City Manager THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 426 N. 2nd Street, Landmark Designation, Second Reading of Ordinance #40, Series of 1999 DATE: October 12, 1999 SUMMARY: The original portion of this house was built in 1888. It remains essentially unaltered, with a compatible addition from 1970 to the rear of it. HPC reviewed and recommended approval for landmark designation of this site by a vote of 5-0 on September 8, 1999, and the Planning and Zoning Commission recommended approval on September 21, 1999. APPLICANT: Joan and Karl Zeisler, and Andrew and Belinda Frishman, represented by Jess Pedersen, architect. LOCATION: 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen. LANDMARK DESIGNATION Any structure or site that meets two (2) or more of the following standards (Section 26.420.010) may be designated as "H," Historic Overlay District, and/or historic landmark. It is not the intention of the Historic Preservation Commission to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community. A. Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Reponse: This standard is not met. 1 .. B. Architectural importance. Based on the building form, use, or specimen, the structure or site reflects an architectural style that is unique, distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type. Response: The historic house on the site was built in approximately 1888. It is of a somewhat larger size than the typical miner's cottage, and has a prestigious location along historic Triangle Park. An addition made to the original building in 1970 does not detract from the character of the 1888 structure. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Response: This standard is not met. D. Neighborhood character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: The property is part of the area once considered for designation as a Hallam Lake Historic District. Most of the original structures bordering Triangle Park are still in place. E. Communio, character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location, and architectural similarity to other structures or sites of historical or architectural importance. Response: The structure is representative of the modest scale (although somewhat larger than the typical miner' s cottage), style, and character of homes constructed in the late 19th century, Aspen's primary period of historic significance. Its prominent location on Triangle Park sets this landmark apart from other similar structures. RECOMMENDATION: Staff, HPC, and P&Z recommend that the Council approve landmark designation of 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen, finding that standards B, D, and E are met. RECOMMENDED MOTION: "I move to adopt Ordinance #40, Series of 1999, for landmark designation of 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen." 2 .. Exhibits: Ordinance #40, Series of 1999 Exhibit A- Staff memo dated October 12, 1999 Exhibit B - Current photograph of property G: planning/aspen/hpdcases/landmark/426n200 3 .. ORDINANCE NO. 40 (SERIES OF 1999) AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING APPROVAL FOR LANDMARK DESIGNATION OF 426 N. 2ND STREET, UNITS A AND B, SECOND AND SMUGGLER CONDOMINIUMS, BLOCK 48, CITY OF ASPEN. Parcel No. 2735-124-17031 WHEREAS, the applicants, Joan and Karl Zeisler, and Andrew and Belinda Frishman, represented by Jess Pedersen, architect, have requested landmark designation for the property located at 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen; and WHEREAS, pursuant to Section 26.420.020, requests for landmark designation shall be reviewed and recommended for approval, approval with conditions, or disapproval by the Community Development Director, by the HPC, and by the Planning and Zoning Commission at a public hearing, and then approved, approved with conditions, or disapproved at a public hearing by the City Council; and WHEREAS, the Community Development Director performed an analysis of the application based on the standards, found favorably for the application, and recommended approval of landmark designation; and WHEREAS, the Aspen Historic Preservation Commission reviewed and recommended approval of landmark designation by a vote of 5-0 on September 8,1999; and WHEREAS, the Aspen Planning and Zoning Commission reviewed and recommended approval of landmark designation on September 21, 1999; and WHEREAS, all applications for Historic Landmark Designation shall meet two or more of the following Standards for Designation of Section 26.420.010 in order for Council to grant approval, namely: A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. 8. Architectural Importance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. .. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. D. Neighborhood Character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. E. Community Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance; and WHEREAS, the Aspen City Council has reviewed and considered the Landmark Designation, has reviewed and considered those recommendations made by the Community Development Department, the Historic Preservation Commission, and the Planning and Zoning Commission, and has taken and considered public comment at a public hearing; and WHEREAS, the City Council finds that the Landmark Designation meets or exceeds all applicable development standards of the above referenced Municipal Code sections; and WHEREAS, the applicant requests, and Council hereby approves a one-time $2,000 landmark grant pursuant to Section 26.420.030, if available in this fiscal year; and WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the public health, safety and welfare. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, THAT: Section 1: Pursuant to Section 26.420.020 of the Municipal Code, the City Council finds as follows in regard to the Historic Landmark Designation and Grant Request: 1. The applicant' s submission is complete and sufficient to afford review and evaluation for approval; and, 2. The landmark designation is appropriate, finding that standards B (architectural importance), D (neighborhood character) and E (community character) of Section 26.420.010 are met; and 3. The property is eligible for, and the applicant shall receive a $2,000 landmark designation grant, if funds are available in this fiscal year. .. Section 2: Pursuant to the findings set forth in Section 1, above, the City Council does hereby designate as an Historic Landmark 426 N. Second Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen without conditions. Section 3: If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such provision and such holding shall not affect the validity of the remaining portions thereof. Section 4: This Ordinance shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 5: A public hearing on the Ordinance was held on the 12th day of October, 1999 at 5:00 P.M. in the City Council Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which hearing a public notice of the same was published once in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 27tli day of September, 1999. Rachel E. Richards, Mayor ATTEST: Kathryn S. Koch, City Clerk APPROVED AS TO FORM: John Worcester, City Attorney .. FINALLY, adopted, passed and approved this 12th day of October, 1999. Rachel E. Richards, Mayor ATTEST: Kathryn S. Koch, City Clerk G: planning/aspen/hpc/cases/landmark/426nlnd/ord .. MEMORANDUM TO: Aspen Planning and Zoning Commission Alld THRU: Julie Ann Woods, Community Development Directorljluu Joyce Ohlson, Deputy Planning Director•JAO FROM: Amy Guthrie, Historic Preservation Officer RE: 426 N. 2nd Street, Landmark Designation DATE: September 21,1999 SUMMARY: The original portion of this house was built in 1888. It remains essentially unaltered, with a compatible addition from 1970 to the rear of it. HPC reviewed and recommended approval for landmark designation of this site by a vote of 5-0 on September 8, 1999. The applicant also received HPC approval for a 140 square foot expansion of the addition to the house, including a variance conditioned on the property being designated. APPLICANT: Joan and Karl Zeisler, and Andrew and Belinda Frishman, represented by Jess Pedersen, architect. LOCATION: 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen. LANDMARK DESIGNATION Any structure or site that meets two (2) or more of the following standards (Section 26.420.010) may be designated as "H," Historic Overlay District, and/or historic landmark. It is not the intention of the Historic Preservation Commission to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community. A. Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Reponse: This standard is not met. 1 · .. B. Architectural importance. Based on the building form, use, or specimen, the structure or site reflects an architectural style that is unique, distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type. Response: The historic house on the site was built in approximately 1888. It is of a somewhat larger size than the typical miner' s cottage, and has a prestigious location along historic Triangle Park. An addition made to the original building in 1970 does not detract from the character of the 1888 structure. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Response: This standard is not met. D. Neighborhood character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: The property is part of the area once considered for designation as a Hallam Lake Historic District. Most of the original structures bordering Triangle Park are still in place. E. Community character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location, and architectural similarity to other structures or sites of historical or architectural importance. Response: The structure is representative of the modest scale, style, and character of homes constructed in the late 19th century, Aspen' s primary period o f historic significance. RECOMMENDED MOTION: "I move to recommend approval of historic designation for 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen to City Council, finding that standards B, D, and E are met." Exhibits: Resolution No,A~:? Series of 1999 Exhibit A- Staff memo dated September 21, 1999 Exhibit B - Current photograph of property G: planning/aspen/hpc/cases/landmark/426nl 2 .. RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING LANDMARK DESIGNATION OF 426 N. 2ND STREET, UNITS A AND B, SECOND AND SMUGGLER CONDOMINIUMS, BLOCK 48, CITY OF ASPEN. Parcel No. 2735-124-17031 Resolution #99 - 51§ WHEREAS, the applicants, Joan and Karl Zeisler, and Andrew and Belinda Frishman, represented by Jess Pedersen, architect, have requested landmark designation for the property located at 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen; and WHEREAS, pursuant to Section 26.420.020, requests for landmark designation shall be reviewed and recommended for approval, approval with conditions, or disapproval by the community development director, by the HPC, and by the Planning and Zoning Commission at a public hearing, and then approved, approved with conditions, or disapproved at a public hearing by the City Council; and WHEREAS, the Community Development Director performed an analysis of the application based on the standards, found favorably for the application, and recommended approval of landmark designation; and WHEREAS, the Aspen Historic Preservation Commission reviewed and recommended approval of landmark designation by a vote of 5-0 on September 8, 1999; and WHEREAS, all applications for Historic Landmark Designation shall meet two or more of the following Standards for Designation of Section 26.420.010 in order for P&Z to grant approval, namely: A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. B. Architectural Importance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. .. D. Neighborhood Character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. E. Communio' Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance; and WHEREAS, during a duly noticed public hearing on September 21, 1999, the Aspen Planning and Zoning Commission considered the recommendation made by the Community Development Director and HPC, took and considered public testimony and recommended, by a vote of _ to _, that City Council approve landmark designation finding that standards B, D, and E are met. NOW, THEREFORE, BE IT RESOLVED: That the Planning and Zoning Commission recommends Council approve landmark designation for 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen. APPROVED by the Commission at its regular meeting on September 21, 1999. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: City Attorney Robert Blaich, Chair ATTEST: Jackie Lothian, Deputy City Clerk G: planning/aspen/resos.doc/p&2426nl .. I *' I M .-0.5 4- 9. A 9 UCI/; r ... r --~f:.,tr13113.':4·'IF.~.7 . .. 99.3-, ...2 . - .- / ''ten•¢5- k. , . 1 9 4, - 1 9....ZA .- I. .....#-/.... -- 3*ECQ"; -*A.* 24*t. ·M' · i»' · -1-:4~ 14-,9 %8. , 0~|~ 0 49. 5 1.-1 I f :·.7 . -I -1-4 4 -I--1 41 91/1 LU ( 9 6 (21 .. ACTION: Landmark Designation To be eligible for landmark designation, a structure or site must meet two (2) or more of the five (5) standards contained in Section 26.76.020 of the Municipal Code. It is not the intention of HPC to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Architectural Importance: The structure or site reflects an architectural style that is unique, distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. Designer: The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. , Neighborhood Character: The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Community Character: The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size. location and architectural similarity to other structures or sites of historical or architectural importance. 4/0