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Home My WebLink Aboutagenda.hpc.20000308ASPEN HISTORIC PRESERVATION COMMISSION March 8,2000 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS SITE VISITS - NOON - None 5:00 I. Roll call II. Public Comments III. Commission member comments and project monitoring IV. Disclosure of conflict of interest (actual and apparent) V. OLD BUSINESS 5:05 A. )4 r & Main Affordable Housing, Final Review (continued public hearing from Feb. 23, 2000) 4,0 0- --1. P h# L dwiw t 79 5 ~ k. L-- Lu- 46- 41 df'<74-1-0- NU.L 5:25 B. 920 W. Hallam Street, Lot A - Final Review, (continued public hearing from Feb. 23,2000) 116 6 1 4 - 1 4- 5:45 C. 920 W. Hallam Street, Lot B2 - Final Review, (continued public hearing from Feb. 23,2000) 1 6 I, 6 - 4- / 1~ 6:05 D. ) 3 333 W. Bleeker Street - Final, Public Hearing VI. NEW BUSINESS 6:35 A. 104 S. Galena Street, St. Mary's Rectory - Public Hearing, Application withdrawn 6:35 B. 110 W. Main Street - Conceptual, (continued public hearing from Feb. 9,2000) C~-6-4~030 e /70 , f f (44 -6 *< i Nil~ - :00 VII. ADJOURN LOJECT MONITORING Susan Dodington 234 W. Francis - Mullins 240 Lake Avenue- Greenberg 930 King - No Problem Joe's 121 5th & North - Ernie Frywald Suzannah Reid 406 E. Hopkins- ISIS 117 N. 6th St. - Coulter 414 N. First- POLE 240 Lake Ave. 312 S. Galena Jeffrey Halferty 234 W. Francis- Mullin 414 N. First- POLE 920 W. Hallam- Guthrie 101-105 E. Hallam (not active) 315 E. Hyman - Su CASA 212 W. Hopkins Ave. 312 S. Galena Heidi Friedland 420 W. Francis Street- Halperin 232 E. Hallam St.- Pace 117 N. 6th St. - Coulter Lisa Markalunas 520 Walnut Street - Greenwood 939 E. Cooper- Langley 240 Lake Avenue- Greenberg 214 E. Bleeker Christie Kienast 520 Walnut Street - Greenwood 735 W. Bleeker- Bone 920 W. Hallam 426 N. Second Mary Hirsch 930 King 114 Neale Avenue 920 W. Hallam 400 W. Smuggler Street - Dodge residence Gilbert Sanchez 312 S. Galena CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 4 W. Hallam (Poppie's), expires April 26,2000 123 W. Francis, Lot B (Vickery), expires May 12,2000 214 E. Bleeker Street, new out building expires August 12, 1999 920 W. Hallam Street, expires February 12,2000 735 W. Bleeker old house expires Oct. 14, 1999 ASPEN HISTORIC PRESERVATION COMMISSION RESOLIrrIONS 1999 1. 117 n. 6TH St. - Coulter 2. 920 E. Hyman Ave. Lot N Block 32 3. 435 W. Main St. Lot A-I Block 38 4. 930 King St. 5. 920 E. Hyman 6. 735 W. Bleeker 7. 234 W. Francis 8. 205 S. Mill n, 210 S. Galena .ISIS 406 E. Hopkins ~ 1.234 W. Francis 12.234 W. Francis 13.424 E. Cooper Ave. 14.234 W. Francis (Mullins) 15.DEPP 16.834 W. Hallam 17.2 Williams way 18.531 E. Cooper 19.134 W. Hopkins 20.450 S. Galena 21.710 N. Third St. 22.234 W. Francis St. 23.123 W. Francis 24.312 E. Hyman 25.930 King Street 26.117 N. Sixth 27.234 W. Francis i.520 E. Durant St. 9.308 N. First Street 30.533 E. Hopkins 31.330 E. Main St. 32.315 E. Hyman Ave. Su Casa .121 N. Fifth Street r.240 Lake Avenue 35.920 W. Hallam Street 36.332 W. Main Aug 11, 1999 Sara 37.400 W. Smuggler-July 14, 1999 38. 500 W. Main St. July 28, 1999 39. 121 N. Fifth Street July 28, 1999 40. 121 N. Fifth Street August 25, 1999 41.7th & Main Conceptual AH September 8, 1999 42.426 N. 2nd St. Minor Review Sept. 8, 1999 43.406 E. Hopkins Ave. ISIS Theatre Sept. 8, 1999 44.426 N. Second Street Designation Sept 8, 1999 45. 7th & Main Street Conceptual Oct. 13, 1999 46. 205 S. Mill Street. Telecommunication Oct. 13, 1999 47. New Bus shelter Oct. 13, 1999 48. 735 W. Bleeker, extension ofconc4eptual Oct. 27, 1999 49. 114 Neale Avenue Minor Oct. 27, 1999 50. 7th and Main Street Oct. 13, 1999 1. 510 E. Durant Ave. November 10, 1999 2. 332 W. Main Street Minor rear yard variance August 11, 1999 53. 616 W. Main September 22, 1999 54. 735 W. Bleeker - November 17,1999 55. 302 E.Hopkins September 22, 1999 56. 419 E. Hyman Ave. December 15, 1999 57. 212 W. Hopkins Ave. December 15,1999 Resolutions 2000 01. 330 Lake Ave. January 12,2000 02. 333 W. Bleeker St. January 12, 2000 03. 221 E. Main Street January 12,2000 04. 312 S. Galena January 26,2000 05. 501 W. Main St. Christiana Lodge Feb. 9,2000 06. 130 S. Galena Street, City Hall Feb. 9,2000 07. 520 W. Main Street Ullr - Minor Feb. 9,2000 08. 110 W. Main Street Hotel Aspen Conceptual Feb. 9,2000 09. 417 E. Hyman Ave. Paragon Feb. 9, 2000 10. 330 Lake Avenue - front porch Feb. 23,2000 11. 213 W. Bleeker Street - Conceptual Feb. 23,2000 . '. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director 047 FROM: Amy Guthrie, Historic Preservation Officer RE: 7tlt and Main Affordable Housing- Final Review DATE: March 8,2000 SUMMARY: The applicants request final HPC approval to construct an 11 unit multi- family housing development and small commercial space at the corner of 7~h and Main Streets. The property is vacant and is located in the Main Street Historic District, on its western edge. HPC granted conceptual approval for the project on October 13, 1999 by a 7-0 vote (minutes attached.) APPLICANT: Aspen/Pitkin County Housing Authority, represented by Studio B Architects. LOCATION: Lots A, B, and C, Block 19, City and Townsite of Aspen. SIGNIFICANT DEVELOPMENT (FINAL) 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.C.5) 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 floor 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 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 Gplt lG i k Â» 0 to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. Response: Historically, Main Street was a mix of large and small single family homes, commercial structures, and churches. This character is maintained today, with several lodges adding to the diversity of uses and architecture in the neighborhood. The proposal before HPC is for an 11 unit multi-family structure, including a small neighborhood commercial store. The architecture of the project reflects both residential and commercial patterns that were typical of Aspen in the late 1800's. The project is broken down into what appears to be a group of buildings. Part of the structure has gabled roofs drawn from the miner's cottages in the area, and part of the structure reflects the character of false front buildings like the Mesa Store. The creation of a secondary structure along the alley is also consistent with the historic building patterns in the area. Staff finds the project to be a successful reinterpretation of the Aspen's Victorian era architecture, and a positive addition to the Main Street Historic District. Some of the materials selected for the building are traditional for local structures, such as wood siding and trim, wood porch posts, and corrugated metal roofs. Other materials, such as the standing seam metal roof and the cementitious panels, make the building of it's own time. Based on HPC input, the design now includes a 0 canopy at the commercial space, windows along the east and west sides of the carports, and a dormer on the east side of the gable roofed buildings. The size of the panels on the carport have been reduced per HPC's direction, the ditch will remain in its existing location along 7th Street, and courtyard elevations have been developed. The 7~ and Main project has undergone a lengthy review process, including reviews by the Planning and Zoning Commission, Growth Management Commission, and City Council. Many elements of the proposal, such as the number of units to be built, parking spaces to be provided, whether or not there should be commercial space, setbacks, and height, will be decided by these other boards. HPC is not asked to grant any variances for the project. The board should be aware however that the setbacks that are to be provided are less than what would typically be required in the office zone district, and the height of the flat roofed portion of the building is 30 feet rather than the required 25 feet. Note that a flat roofed building is normally restricted to 25 feet, however a gable roofed building could have a roof peak well over 30 feet according to the way that height is measured. Staff has included HPC's suggested condition of approval that there be convenants placed on the project that will prevent landscaping in the irrigation ditches, to preserve their historic character. The relocated ditch on the Main 0 Street side shall match the appearance of the existing ditch. 2 The other condition of approval suggested by staff deals with the paint scheme for the building. HPC does not typically review color, however one thing that makes this project successful is the way that color is used in the renderings. Each of the three buildings has a different main body color, and on the three story piece, wall planes that are set back from the front fagade are painted a light color, which breaks up the mass of the building. Bright trim colors on the ground floor emphasize the entries into the buildings, and other colors accent architectural details such as horizontal beltcourses, and the struts supporting the third story roof. While staff considered trying to word a condition of approval that simply required a similar complexity to the paint scheme, the most effective way to ensure that the buildings will have the character that has been presented is to make that color scheme a condition of approval. Please note on the landscape plan that a spruce tree is indicated for the corner of 7t11 and Main Streets, but it is being removed from the plan. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The project is located at the western entrance into the historic district, and there are numerous historic structures in the area. No resources are directly next to this site, making it an appropriate location for a structure of the size proposed. Across the street, the Christian Science building is substantial enough to balance the height ofthe three story building. 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 historic significance of any adjacent parcels. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereoÂ£ Response: The project does not affect the architectural character or integrity of any historic 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 3 review process by the Historic Preservation Commission, the Board of Adjustment or the Planning and Zoning Commission. Response: The project is in compliance with all ofthe "Residential Design Standards." ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to final review. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: Staff finds that the development review standards have been met and recommends that HPC grant final approval for 7th and Main Affordable Housing, as presented on March 8,2000, with the following conditions: 1. The relocated ditch along Main Street shall match the size and character of the existing ditch. 2. The Housing Authority shall place a covenant on the project stating that the ditches may not be landscaped. 3. The paint scheme for the project shall be as represented in the colored renderings presented to HPC. 4. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 5. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staffand monitor. 6. 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. 7. 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. Exhibits: Resolution No. , Series of 2000 A. Staff memo dated March 8,2000. B. Minutes from conceptual approval. C. Application. 4 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR FINAL DEVELOPMENT FOR A NEW MULTI-FAMILY AFFORDABLE HOUSING DEVELOPMENT AT 7â„¢ AND MAIN STREETS, LOTS A, B, AND C, BLOCK 19, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. , SERIES OF 2000 WHEREAS, the applicant, the Aspen/Pitkin County Housing Authority, represented by Studio B Architects, has requested final design approval for the 7~11 and Main Street Affordable Housing development, located at Lots A, B, and C, Block 19, City and Townsite of Aspen. The project involves building an 11 unit multi-family structure and neighborhood commercial element; 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.C.5 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, Amy Guthrie, in her staff report dated March 8, 2000, 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 March 8, 2000, 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 the review standards are met and HPC grants final design approval for the 7th and Main Affordable Housing development, located at Lots A, B, and C, Block 19, City and Townsite of Aspen, as presented at the March 8,2000 meeting, as follows 1. The relocated ditch along Main Street shall match the size and character of the existing ditch. 2. The Housing Authority shall place a covenant on the project stating that the ditches may not be landscaped. 3. The paint scheme for the project shall be as represented in the colored renderings presented to HPC. 4. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 5. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staffand monitor. 6. 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. 7. 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 March, 2000. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF. OCTOBER 13. 1999 0 Chairperson Suzannah Reid called the meeting to order at 5:00 p.m. Members in attendance were Roger Moyer, Susan Dodington, Lisa Markalunas, Jeffrey Halferty, Heidi Friedland, Mary Hirsch and Christie Kienast. Excused was Maureen Poschman. Staff in attendance were Assistant City Attorney, David Hoefer; Historic Preservation Officer, Amy Guthrie and Chief Deputy City Clerk, Kathy Strickland. MOTION: Suzannah moved to approve the minutes of July 288, August 25th and Sept. 22,nd; second by Susan. All infavor, motion carried. The Board nominated Suzannah Reid as Chair and Roger as Vice-chair. 135 W. HOPK[INS AVE. - LANDMARK DESIGNATION - PUBLIC HEARING - CONCEPTUAL MOTION: Christie moved to continue the public hearing on 135 W. Hopkins Ave. to October 27, 1999; second by Heidi. All infavor, motion 0 carried. Yes vote: Roger, Suzannah, Jeffrey, Susan, Heidi, Lisa, Christie. 7â„¢ & MAIN STREET AFFORDABLE HOUSING - CONCEPTUAL Amy informed the board that the architects did try to address the concerns of the architectural character of the streets faGades of the buildings. The court yard elevations need submitted and staff supports neighborhood commercial space. The landscape plan also needs reviewed but can wait till final as well as the irrigation ditch. Sworn in were Lee Novak, Mark Mahoney, Scott Lindeneau. Lee addressed the board and the project is 100% affordable housing with a small neighborhood commercial and 10 one bedroom and one two bedroom on the third floor. Mark presented the landscape plan which is a random pattern and informal. 0 The landscaping on the Main Street side has been downsized. In the center 1 - -13*1~llo l-1- ff> ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, OCTOBER 13. 1999 there is a lot of privacy shrubbery. Along the carport there are four foot high shrubs. Regarding the ditch a sidewalk will have to be provided. They are proposing a similar solution to what exists further down Main Street which has a small snow dump, a four foot sidewalk and the ditch along side of it. The snow dump and sidewalk are a city requirement. The ditch provides a nice transition between public and private sectors. It would be moved two feet to the east. Hardy plank is the proposed material which is a "cementicious" panel. It can be painted. Board and batten is in the gables and a dormer has been added on the east side of the gabled buildings in order to break it up. The west elevation has been softened up. CLARIFICATIONS Christie inquired about the distances from the development to the sidewalk on Main Street. The housing is set back three or four feet from the sidewalk. Lee said they are trying to preserve some of the distance from the sidewalk to the living room because of the potential transit stops and possibly light rail. The material selected has durability for the homeowner. Lisa asked if the same constraints regarding the ditch exist on 7th Street, and they do. When you replicate a ditch they look different than the way they are naturally. Lee said it is not the goal to have numerous stones and flowers in the ditch. At final review ifthe HPC wants covenants regarding the ditch that can be explored. Jeffrey suggested restudy of the stair. Some of the buildings have slab on grade and could a basement be dug? Lee said it was $50,000 to $60,000 cheaper to just do an insulated slab. There is a 60 to 100 square foot storage unit Heidi asked if windows could be added to the east elevations to break up the wall. Lee said on the car port level a window could be added as it would add light to that space. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, OCTOBER 13. 1999 Chairperson opened the public hearing. Roger felt that the canopy Exhibit I would be the best design for the corner store. On the hardy plank Roger suggested a paint or cement stain finish. The landscape plan, Exhibit IV should include the ditch. The dormer on the East Side is a good addition. Jeffrey felt that the hardy plank panels seemed too large and possibly the size could be adjusted on the alley building. Susan felt that the hardy plank seemed too industrial. She also agreed with Heidi about the addition of the window in the carports. The majority of the board felt that the ditch locations should not be retained if possible but due to code requirements if they have to be moved they should be simple and true to the historic ditches that exist. Lisa said the hardy plank is a little industrial. Christie felt the commercial space was appropriate. Possibly incorporate a more traditional double hung window. Restudy bringing the buildingS back further than four feet from the sidewalk on the Main Street side. Suzannah supports the commercial space and the awning is inevitable for the retail space. She feels the commercial space will be an asset to the community. The relocation of the ditch is acceptable but some control should be placed on what can be filled in etc. The hardy plank on the alley building is appropriate. Lee responded and said they willlook into the hardy plank and possibly have a piece painted for final. The ditch will be addressed. Lee said he felt it important to preserve the courtyard space rather than pushing the buildings back further from Main Street. MOTION: Roger moved that HPC grant conceptual approval for 7~ and Main affordable housing as presented Oct. 13, 1999 intwoparts: 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF. OCTOBER 13. 1999 Part I - That the HPC encourage the city to support the idea of the neighborhood commercial space. Part II 1) That the landscape plan as submitted be approved. 2) Study the possibility Of a covenant on how the ditch is landscaped over time. 3) All representation 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. 4) That the west detail is submitted showing the trim detail and that the Â· canopy is included. 5) That the hardy plank panels are coated in same manner with a color. 6) Study the west and east elevation of the car port buildings to add window or windows as presented. 7) Dormer on the east side is included at final. 8) Finding that the project meets all four of the development review standards. Motion second by Jeffrey. Clarification: The outdoor seating is included in the landscape plan. The relocation of the ditch in the plan is also accepted. Yes vote: Roger, Suzannah, Je#rey, Susan, Heidi, Lisa, Christie 205 S. MILL STREET - MINOR DEVELOPMENT Jeffrey recused himself. Amy relayed that the application is for new cell phone antennas on top of the building where Eddie Bauer is. They will be visible and possible screening should be recommended. Staff recommends that the antennas be painted to blend. MOTION: Roger moved to approve the changes for the cellular facility at 205 S. Mill Street with the following conditions: 4 r FEB-03-2000 THU 11:59 AM FAX NO, P. 04 County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATION State of Colorado } SECTION 26.304.060 (E) A-,90 Joi. L I, l- Â£ e- . , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26,304.060 (E) of the Aspen Land Use Regulations in the following manner. 1. By mailing of notice, a copy of which is attached hereto, by first-class, postage prepaid U.S. Mail to all owners ofproperty with three hundred (300) feet of the subject [9 201Â© property, as indicated on the attached list, on the Vday of fi; ,-SE (which is'~ /1 7 r d days prior to the public hearing date of Ab * ). 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the t99-: (Must be posted for at least ten (10) full 5 ~ day of R 4 , 2=7 days before the hearing date). A photograph of the posted sign is attached hereto. 2 7 - Signature 4 Â· Signed before me this Â·04t ~2000 day *PUBMENOTICE. Fe br-,3 . _.,13Lby DATE_uaz_ de Nov wIL, TIME<- PLACE ...111-<./.12XZZE PFIRPOSE_T~_ WITNESS MY HAND AND OFFICIAL SEAL M~lmission expiR:_,L-- - L-5/ N pw (,0~A~ Noqâ‚¬Pub\*) ~ ~ 22 /.CINDY j l.bokdA *FAG*BbSER, 1 Notary PubliÂ¢A Signatur 0\ 44*12 985 I . PUBLIC NOTICE RE: 7â„¢ AND MAIN STREET AFFORDABLE HOUSING- FINAL DESIGN REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, February 23, 2000 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by the Aspen/Pitkin County Housing Authority, requesting final design approval for an affordable housing development, including a small commercial element located on the corner of 7~1 and Main Streets, Lots A, B. and C, Block 19, City and Townsite ofAspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on February 4,2000 City of Aspen Account FEB.28.2000 11:59AM ASPEN HOUSING OFC NO.654 P.2 LENIO TED WEST ALFRED P JR REID BETSY M C/O ANN LENIO WEST LORALEE S 59 FALLON DR 737 W BLOOMFIELD 12 GREENBRIAR LN NORTH HAVEN CT 08473 ROME NY 13440 PAOLI PA 19301 HISPATEL CORP STARFORD PROPERTIES NV ONEIL BRIAN & SUZANNE C/O FINSER CORP B KEON KEON WILLIAM- C/O 11995 SW 222 ST 560 BILâ„¢OREWY 550 BILâ„¢ORE WAY @TH FL MIAMI FL 33170 CORAL GABLES FL 33184 CORAL GABLES FL 33134 COSCARELLO ROBERT & ELIZABETH OLSHAN BURTON 01/2 SANDUNES LTD 515 E LAS OLAS #800 OLSHAN KATHLEEN W 1/2 4823 OLD KINGSTON PIKE GTE 140 5408 OLD LEEDS RD FT LAUDERDALE FL 33301 KNOXVILLE TN 37919 BIRMINGHAM AL 35210 WOOD HELENA BISHOPARCHERWJRASANDRAK TAYLOR JOHN W PO BOX 11146 31050 W THOMPSON LN C/O AMBIANCE LTD 1848 SLOCUM ST KNOXVILLE TN 37939 HARTLAND WI 53029 DALLA8 TX 76207â€¢3616 ASPEN/PITKIN COUNTY HOUSING MANGHAM NANCY JANE ABBOTT DANNY 2133 FOUNTAIN SQUARE 138 S SEVENTH ST AUTHORITY 530 2 MAIN ST FT WORTH TX 76107 ASPEN CO 81511 ASPEN CO 81811 BUDSEY NIKIFOR 11 CHRISTIAN SCIENCE SOCIETY COMQUIST LIM)A LEE WABISZEWSKI SUSAN AS JOINT ASPENBNOWMASS INC 24 W HOPKINS AVE TENANTS 734 W MAIN ST ASPEN CO 81611 728 W HOPKINS AVE ASPEN CO 81011 ASPEN CO 81611 CHRISnAN SCIENCE SOCIETY CITY OF ASPEN DODGE BENJAMIN H & NANCEE L ASPEN/SNOWMA88 INC 130 S GALENA ST 134 S 7â„¢ ST 344 W MAIN ST ASPEN CO 81811 ASPEN CO 81811 ASPEN CO 81611 HANLE JEFFREY T END TERRY GOLDRICM MELINDA HANLE KELLEY J 720 WEST HOPKINS 708 W MAIN ST 128 S 7TH ST ASPEN CO 81811 ASPEN CO 81811 ASPEN CO 81811 HAYES MARY E LEBLANC SHERIE MATILDA LUU INVESTMENTS LLC 209 E BLEEKER ST 684 W MAIN ST #2 435 5 MAIN ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81811 'SHALL THOMAS MEANS GRAEME PATERSON CHARLES & FONDA 4-Â· RIVERSIDE AVE 711 W BLESKER ST 500 W HOPKINS AVE ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 FEB.28.2000 11:59AM ASPEN HOUSING OFC NO.654 P.3 . I PEARSON MARK L PEARSON MARK M & LEES M SHAPIRO HYKES JOAN 732 W HOPKINS AVE 702 W MAIN ST 205 8 MILL ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81811 VALLEY MIA WEIEN J ROBERT DAGGS JAMES K 740 W HOPKINS AVE 700 W MAIN ST 715 W MAIN ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81811.185@ TERRY TONYA M BARBER EDGAR P BERGER BRUCE NICOLAS 744 W HOPKINS AVE PO BOX 9678 PO BOX 482 ASPEN CO 81611-1684 ASPEN CO 81612 ASPEN CO 81812 BRITTON CARI BRYAN SHEILAH JUDITH CAVE DERYK SAMUEL PO BOX 12131 PO BOX 976 PO BOX 11674 ASPEN CO 81612 ASPEN CO 81612 ASPEN CO 81812 COULTER G LYNNIE GRAMIGER HANS R HADDAD NANCY J PO BOX 1.3 PO BOX 87 PO BOX 11463 ASPEN CO 81612 ASPEN CO 81812 ASPEN CO 81812 , ANN ELIZABETH EVANS LONG RICHARD E & LOIS. N NEVINS ROBERT M & WENDY S ) BOX 9879 PO BOX 1314 PO BOX 11482 SPEN CO 81812 ASPEN CO 81812 ASPEN CO 81812 PARKER GALE M RMID SLIZANAH VK SCOTT SANDRA PO BOX 1490 PO BOX 10443 PO BOX 8274 ASPEN CO 81612 ASPEN CO 81812 ASPEN CO 81012 VILLARI JOHN TRUST TOMCICH WIUIAM KNIGHT GLENDA C PO BOX 2941 PO BOX 1498 PO BOX 328 ASPEN CO 81812 ASPEN CO 81612-1498 SNOWMASS CO 81654 TAN SUSAN SHONK CHERYL BARKER CHRISTOPHER MARIDEE 1340 GATEWAY 10401 NORTH 49TH PLACE 8957 E PERSHING AVE 8NOWMASS CO 81654 PARADISE VALLEY AZ 85251 SCOTTSDALE AZ 85260Â·7612 V"'GMN FAMILY TRUST FELS FAMILY TRUST SAVANAH LIMITED PARTNERSHIP \ 3HN DENNIS & LINDA TRUSTEES 181 N TIGERTAIL RD SAVARIAN INN 15288 CHALON RD 1925 CENTURY PK E STE 1900 LOS ANGELES CA 90049Â·2705 LOS ANGELES CA 90049 LOS ANGELES CA 90067 FEB.28.2000 11:59AM ASPEN HOUSING OFC NO.654 P.4 , r ANSON WESTON T & SUSAN BAILEY BONE RANDALL 8030 EL PASO GRANDE 5528 N LAKE BLVD LA JOLLA CA 02037 CARNELIAN BAY CA 96140 'Ul - Housing Office 530 East Main Street, Lower Level Aspen, Colorado 81611 (970) 920-5050 Fax: (970) 920-5580 February 23,2000 Amy Guthrie City of Aspen Historic Preservation Officer 130 S. Galena Street Aspen, Colorado Dear Ms. Guthrie: Attached is the Aspen/Pitkin County's submittal for final Historic Preservation Commission review. Fourteen (14) sets of drawings will be submitted separately. If you have any questions about this submittal, please contact Lee Novak at 920-5137. Sincerely, Mary J. Roberts Executive Director Aspen/Pitkin County Housing Authority 591/lilol#-6 L Introduction This is an application for final Historic Preservation Review of the proposed 7th and Main Street Affordable Housing and Corner Store project. The Aspen/ Pitkin County Housing Office (hereinafter "the applicant") is acting as a representative of the City of Aspen, the parcel owner. The subject property is a 9,000 square foot parcel, whose legal description is Lots A, B, and C, Block 19, Aspen Townsite. The property is located within the Main Street Historic Overlay District. The lot is currently vacant. The applicant is proposing to develop a mixed use project on the site. The project will include eleven (11) affordable housing units and a 650 square foot corner store. Ten (10) of those units will be one bedrooms, and one (1) unit will be a two bedroom. Eight (8) parking spaces will be provided for the affordable housing units in the structure on the alley. Three (3) additional spaces will be provided for remote parking in the garage at Benedict Commons. No parking will be provided for the commercial store, but a delivery zone will be signed on Main Street. The Historic Preservation Commission provided conceptual approval to the project by a 7-0 vote. Since that time, a conceptual/final application was submitted and reviewed by the Housing Board, the Planning and Zoning Commission, and the Growth Management Commission. At the time of this application, the City Council had approved the project at first reading. II. Final Submission Requirements The standards for final submission were supplied by the Historic Preservation Officer. These standards, and the applicant's responses to them, are as follows: 1. An accurate representation of all major building materials, suchas samples and photographs, to be usedfor the proposed development. At the final review hearing, the applicant will present a materials board which shows the types of materials being proposed, as well as colors that may be used. Those materials include hardiplank siding, wood siding, wood window trim, asphalt roofing and metal roofing. 2. Finalized drawings of the proposal at 1/4"=1'0 scale. The required drawings are attached to this letter. 3. A statement ofthe effect ofthe details ofthe proposed development onthe original design of the historic structure (if applicable) and character of the neighborhood. During conceptual review, the Commission agreed that the massing and site design for the project were appropriate for the historic overlay district. The applicant has detailed the project to be consistent with the historic neighborhood. Some of the materials selected, such as wood siding and trim, wood porch posts and corrugated metal roofs, are traditional materials. Others, such as cementitious panels and standing seam metal roofs, are more modern. These newer materials do not overwhelm the traditional materials, but instead help to emphasize that this project while respecting the historic neighborhood is new. In addition, the verticality and proportion of the windows are traditionally Victorian in character and establish an appropriate sense of scale. Finally, no highly reflective surfaces are planned. 4. A statement of how the final development plan conforms to the representations made during the conceptual review and responds to any conditions placed thereon. Very few changes have been made to the design presented at conceptual submittal. The following changes have been made: â€¢ The landscape plan has been altered on the 7th Street side. The new design maintains the existing ditch alignment along 7th Street, and will require transplanting the existing trees to allow for the sidewalk alignment. â€¢ Openings have been added to the lower-level east and west elevations of the carport building. These changes were requested during HPC conceptual review. â€¢ The cementitious panel sizes have been reduced from 2' 6" X 5' 6" to 2' 0" X 4' 0". This was requested by HPC during conceptual review. â€¢ A street light has been added to the southwest corner of the site. This was required by the city engineering department. â€¢ An awning was incorporated into the design of the commercial space. This further breaks up the mass of the three story building and further segregates the commercial from the residential uses. m. Conclusion In summary, the applicant has responded to the requests made during HPC conceptual review. The applicant has responded to the applicable standards and demonstrated compliance with said standards. Should any reviewing agency request additional information, or need clarifications of any of the statements made herein, that applicant will respond in a timely manner. Â»40 msmme illifilillilililimplillillill I~~illizillilililifilillil MEETING DATE: 3 I 23 I ZoO O NAME OF PROJECT: +1'k 4 Main ~20*r-4 4-Ar-) Â·=945/t) CLERK: ZIR=k; e.- STAFF: +.,rn/l-Â·- WITNESSES: (1) 42-fl U n d e.n a K (2) Ma, 6- Hale-n -Â«1 O, l-e-.e_ 4 0 1/ aulc (4) eD EXHIBITS: 1 Staff Report Â«(Check If Applicable) 2 Affidavit of Notice ( ) (Check If Applicable) 3 Board Criteria Sheet ( ~f'(Check If Applicable) 4 5 MOTIO<ifreAA -~440Â«Die /4. Pi 9- VOTE: YES lâ‚¬ NO,4/ 1 SUZANNAH REID YES V ~0 MARY HIRSCH YES ~/ NO SUSAN DODINGTON YES |/~ 30 _ GuiNER*:a*=--es _ Â»_yAefp-1 dount LISA MARKALUNAS YES v~NO JEFFREY HALFERTY YES k'0'No _ O us-f- -WEE)FlmimMLArID lIS - -DIO.=-- YbilfrFiK#*ENAST YES- NO - 7654 C-8(--- YES- NO - HPCVOTE 'd// ..2% - t- - 1- -- Vir ir- . A-i -- 4.-4+4 1 7 ..4 -:;t 4 ... ...1.1.-, 4 1 4/ 1 11. s . --- h J , ,+-1 41- ~ - . . 4 - irn. ~ /4_5 *- mli' r ,-1 =1&2*1 fl ...U Â£19--:4 . .1 :i-*r- - 1-1 -- ......* - . 1, 1-=- - - 11-7. .-i ..1 .. m liw 7.-. --1 - E , ----- - f...5.-11 I.:E. :*r-, ...&/1. 1 . 52 6 . 1. 2.-21 .,a Â· 66 f. ufiaÂ¥"--k- 1 - - A. - . . 1 1 .- , - -4 pr~; -i-- 77*i-- i-_7794- 1. -- -**/df' ./.----- -' r. 1 1 1 1 9 4,4 . -~ / . -~~-,1-Â·=r'.1 /or=-: â€¢-re--4 1.1.3< -- 1 4.' 4, I #9 1= Illil lit =..11=2 - .4 -13.3=,A 1-. * i -04/.m. 31*0.3-~.1 -1 i- i J- . -.- i _ L-47 fl ..9-â€¢ ...... =r s.-â€¢ ~ + 1 - 2- 2 1 1, 9/f 1 , a. - -J - L 3....... ... ....L L .1 4*Â¥~ ip _.INPRA--2*al 2.=~22Â£= 92~gej~ i Alain Street Elevation k. STUDIO 81 architects 1 1--2 - 11 1- 14 , C 1 1 .- . mAEESBÂ¥Â· g% p Â»'-~tÂ· Â·~ r ./. 1 ' 4 .J I 4 E . .4 -- i- 1 3-Ie -1 . I-' - r---- ' -/H-- e.:LiL -Â£:=, taw EJU -9 1 . I.I... 12 im ..CLE.ZY' 1,3, - - It -11 . 4.,#.9,1.*91 --- -2 Â»2 ... *' 4.f. (44*~ -kal'~) {1 7 - - ..7 3â‚¬Ot. f' 4 4.--..r $ --- --- 're .'Ar ' 1 44 .~ $11.421. 2 -er. efil -b 24 . /291. 1 7 - - ),WN/Er-0 1 <74/Will'.1 Â«RIA -;i . /9 - r 1 .4 m 1 *12,1/2. jsitilitiliti,):66"214//filill 4~r 1 - .â€¢=='hpiaf/#AN, m.*31 - ,2 .3 L 10 U 1- .4. 'f Â·Lk: - , 2 1% . i.t , 1. *r- 1 . 1.=4-\ 1 j- - 4,9 1 - - 9...V . Â£. ./.Ar 6 -'. 2 - - -*EPF--1 7%*- = 7th Street Elevation STUDIO B architects MIEST<ORK( il111(E#3 EliVATiON CCO1ISSIMI ~ MEETING DATE: 0~/<JD U O NAME OF PROJECT: 9.20 lo . 44llo-- 6+ A fi NA,6 2-00.14 CLERK: J. .-I STAFF: 4 bas l-â‚¬4Â£/a 020Â« WITNESSES: (1) 120-rn *062,450-r (2) (3) (4) (5) EXHIBITS: 1 Staff Report (1/f (Check If Applicable) 2 Affidavit of Notice ( ) (Check If Applicable) 3 Board Criteria Sheet ( ) (Check If Applicable) 4 66< /1'48 - Xyla-Ja - *af 11 94*its 5 k 5 -01 rw) 2 1- MOTION: fEÂ«i Â«--:4Â·Â»~ta* 6-e-- Al 990+~44 412.-/ VOTE: YES LQ NO32 SUZANNAH REID YES MARY HIRSCH YES k~No SUSANDODINGTON YES~L -. I- GILBERT SANCHEZ YES V NOâ€ž,__ LISA MARKALUNAS YES V NO JEFFREY HALFERTY YES ~'NO -. I- d'BkittM YES - NO _ YES - NO - 1Â¤&mr,1~EnEXNr--YEK~~NO .QIBm*1&8$!Et~L YES NO 5~ C#d_~ --AMAAA= *,rfU Na-U-07Â¥1. 0 '144/l k i s-Uppet cl hon. HPCVOTE RECEWIED ,4.4.1 0 9 2000 9.IJ-,2.....4 1.1\~24 STATE OF COLORADO ) AFFIDAVIT OF NOTICE BY ) SS. MAILING PURSUANT TO ASPEN COUNTY OF PITKIN ) LAND USE REGULATIONS The undersigned, being first duly sworn, deposes and says as follows: I, Danelle Cole, a representative of Garfield & Hecht, P.C., who represents an Applicant to the City of Aspen, personally certify that on February 9,2000, I remailed Notice via United States mail, postage prepaid, a copy of which Notice is attached hereto, to the following: EICHNER SAMUEL L. EICHNER SUSANA STERN DE FUENTE PIRAMIDES 243 TECAMACHALCO MEXICO CITY 53950 Datpi-february ~ 2000. A Subscribed and sworn to before me this 1$ day of February, 2000, by Danelle Cole. Uy*&47/2 WITNESS MY HAND AND OFFICIAL Danelle Cole SEAL. My commission expires: X44 1/z> D . Michael D. McCollum Notary Public H .. Notary Public's Signature 6 * ..BUBL\9I~~~ m:\mm***\wp80\wpdocs\aspenhist\affidavi.ma2 ...,1.,-m'?9.. t 4. 142.t , . .. , 6- 0 PUBLIC NOTICE RE: 920 W. HALLAM STREET FINAL DESIGN REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, February 23,2000 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Aspen Historic Cottages LLC, requesting final design approval for the property located at 920 W. Hallam Street, Lot A, Aspen Historic Cottages Historic Lot Split, and Lot 82, Aspen Historic Cottages Common Interest Planned Community, Block 4, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Ddvelopment Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@,ci.aspen.co.us. 0 s/Suzannah Reid. Chair Aspen Historic Preservation Commission Published in the Aspen Times on February 4,2000 - - - - City of Aspen Account g:\planning\aspen\notices\920whal.doc 0 GARFIELD & HECHT, EC. ATTORNEYS AT LAW VICTORIAN SQUARE BUILDING 01 601 EAST HYMAN AVENUE 0 4, -0,-7 ASPEN, COLORADO 81611 4/@tknre. em.,0 1 L e:AL FOR POSTAGE RECE?'r -- 7-1 EICHNER SAMUEL L M p ' ,; : 2000 EICHNER SUSANA STERN DE FUENTE PIRAMIDES 243 f-:2'~'i r.' 4/MI, '' TECAMACHALCO MEXICO CITY 53950 PUBLIC NOTICE RE: 920 W. HALLAM STREET FINAL DESIGN REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, February 23,2000 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Hall, 130 S. Galena St., Aspen: to consider an application submitted by Aspen Historic Cottages LLC, requesting final design approval for the property located at 920 W. Hallam Street, Lot A, Aspen Historic Cottages Historic Lot Split, and Lot B2, Aspen Historic Cottages Common Interest Planned Community. Block 4, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community D6velopment Department 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on February 4,2000 City of Aspen Account g:\planning\aspen\notices\920whal,doc GARFIELD & HECHT, P.C. ATTORNEYS AT LAW VICTORIAN SQUARE BUILDING 601 EAST HYMAN AVENUE i ASPEN, COLORADO 81611 ,-) PATERSON CARRIE E t. 5 PO BOX 11675 r. T. ASPEN CO 81612 + - --4 PUBLIC NOTICE RE: 920 W. HALLAM STREET FINAL DESIGN REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, February 23,2000 at ameeting to begin at 5:00 p,m. before the Aspen Historic Preservation Commission, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Aspen Historic Cottages LLC, requesting final design approval for the property located at 920 W. Hallam Street, Lot A, Aspen Historic Cottages Historic Lot Split, and Lot B2, Aspen Historic Cottages Common Interest Planned Community, Block 4, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Ddvelopment Department, 130 S. Gatena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on February 4,2000 City of Aspen Account g:\planning\aspen\notices\920whal.doc GARFIELD & RECHT, P.C. ATTORNEYS AT LAW VICTORIAN SQUARE BUILDING 'L'lj' - B r. (,1 1. d 601 EAST HYMAN AVENUE ASPEN, COLORADO 81611 TOTH MICHAEL & ANNE G 910 W HALLAM ST #3 ~ki, B A ASPEN CO 81611 - .... Cp ff' b Ast- - , 2000 PUBLIC NOTICE RE: 920 W. HALLAM STREET FINAL DESIGN REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, February 23,2000 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Aspen HiStOIiC Cottages LLC, requesting final design approval for the property located at 920 W. Hallam Street, Lot A, Aspen Historic Cottages Historic Lot Split, and Lot 82, Aspen Historic Cottages Common Interest Planned Community, Block 4, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community D6velopment Department, 130 S. Gatena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on February 4,2000 City ofAspen Account g:\planning\aspen\notices\920whal.doc GARFIELD & HECHT, P.C. ATTORNEYS AT LAW VICTORIAN SQUARE BUILDING 4..*. r 5,-1. N'I,- i. 601 EAST HYMAN AVENUE Â· ~ ~ ~~ 2 --4, -- . ASPEN, COLORADO 81611 , 7 7 442 0 0 40 - 2. i n. e .2 .1 GORTA~TIZIANO & ENRICA 725 E hIRMAN #10 ASPE I~ CO 81611 Rt 1 l O7 O 70RWARD 0Rb O INSUFFICIENT ADOÂ«e -1 0 VACANT 6=0~ UNCLAIMED O REWSEL '12=/rue ATTEMPTED NOT Ki' 1Â» '.1' O NO SUCH STREET O DATE~ i NO MAIL RECEPTAC INIT. a==-- O TRIADAR#*911Â¥ AW I.'I/77 PUBLIC NOTICE RE: 920 W. HALLAM STREET FINAL DESIGN REVIEW NOTICE IS HEREBY GIVEN that a public heming will be held on Wednesday, February 23,2000 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Aspen Historic Cottages LLC, requesting final design approval for the property located at 920 W. Hallam Street, Lot A, Aspen Historic Cottages Historic Lot Split, and Lot 82, Aspen Historic Cottages Common Interest Planned Community, Block 4, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community D6velopment Department, 130 S. Gatena St, Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on February 4,2000 ------ (Jity of ATen Account g:\planning\aspen\notices\920whal.doc GARFIELD & HECET, P.C. / . D l ATTORNEYS AT LAW VICTORIAN SQUARE BUILDING 601 EAST HYMAN AVENUE ' ASPEN, COLORADO 81611 3-;'"'~157 '_- I ASPEN HISTORIC CO1TAGES LLC 601 E HYMAN AVE #102 ASPEN CO 81611 t.Â· 06, 4 PUBLIC NOTICE RE: 920 W. HALLAM STREET FINAL DESIGN REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, February 23,2000 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Hal 130 S. Galena St., Aspen, to consider an application submitted by Aspen Histozic Cottages LLC, requesting final design approval for the property located at 920 W. Hallam Street, Lot A, Aspen Historic Cottages Historic Lot Split, and Lot B2, Aspen Historic Cottages Common Interest Planned Community, Block 4, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community D6velopment Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on Febnlary 4,2000 City of Aspen Account g:\planning\â€¢spen\notioes\920whal.doc GARFIELD & HECET, P.C. â‚¬ ATTORNEYS AT LAW 46 247Â« E V I ' -Ii VICTORIAN SQUARE BUILDING -- 601 EAST HYMAN AVENUE ASPEN, COLORADO 81611 - 49- . 55 1~2'6 f 0-, i ASPEN HISTORIC COTTAGES EAST LLC 4 601 E HYMAN AVE #102 0 ASPEN CO 81611 4 73 17 1.9. .4, "f 1,Â·4 111. â‚¬3 0 1 0 PUBLIC NOTICE RE: 920 W. HALLAM STREET FINAL DESIGN REVIEW NOTICE IS HEREBY GIVEN that a public healing will be held on Wednesday, * February 23,2000 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Aspen HiStOIiC Cottages LLC, requesting final design approval for the property located at 920 W. Hallam Street, Lot A, Aspen Historic Cottages Historic Lot Split, and Lot 82, Aspen Historic Cottages Common Interest Planned Community, Block 4, City and Townsite of Aspen. For further infonnation, contact Amy Guthrie at the Aspen/Pitkin Community D@velopment Department, 130 S. Gatena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on Febnâ€¢ry 4,2000 - =- ---- .i#-' I-I---. I--j City of A*en Account g:\planning\=pen\notices\920whal.doc MEMORANDUM ~ TO: Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Directo Ukb FROM: Nick Lelack, Planner RE: 920 West Hallam, Lot A, Significant Development Plan (Final) - Public Hearing DATE: March 8.2000 L ".: . >d ....57*.1 -Un~/ 06.w -: .- I ... ..1 , Il----164- If 4-- -I"--I-=i --.I= , 1 1.,1===3~S '.4 L)~ - Illilia::';#lf 1 ...................1..&1... .....11= .. 1..,T. 9 .1,1 1 AL"~1.11' 1..... Lot A - vacant Lot B - Historic Landmark Lot B - vacant APPLICANT: SUMMARY: Aspen Historic Cottages, LLC This application requests approval for Final Significant Development for Lots A and B, 920 West REPRESENTATIVE: Hallam Street. This memorandum addresses the Ron Robertson application for Lot A, which was created as a separate parcel during the conceptual approval .process. LOCATION: 920 West LIallam REVIEW PROCEDURE Lot A The Historic Preservation Commission shall by resolution approve. approve with conditions. or deny a CURRENT LAND USE: Significant Development Plan (Final). Single Family Residential PROPOSED LAND USE: ZONING: Residential R-6, Medium Density Residential LOT SIZE: FAR: 3,432 sq. ft. Proposed: 1,850 sq. ft. Allowable: 1.854 sq. ft 1 PREVIOUS ACTION City Council: Ordinance No. 23, Series of 1998: â€¢ Designating 920 West Hallam Street (legally described as the east M of Lot M, all of Lots N. O and P and a portion of Lot Q, Block 4, City and Townsite of Aspen) as a Historic Landmark. â€¢ Subdivision Exemption for an Historic Landmark Lot Split. â€¢ A landmark designation grant of $2,000. Historic Preservation Commission: Resolution No. 19, Series of 1998: â€¢ Partial Demolition and Off-Site Relocation (of the chicken coop addition to the shed formerly used as a concession stand on Aspen Mountain to Aspen Mountain) Resolution No. 14, Series of 1998 â€¢ 500 Square Foot FAR Bonus and Final Significant Development (Conceptual) Resolution No. 15, Series of 1998 â€¢ Partial Demolition. On-Site Relocation (of existing historic house and detached garage) â€¢ Significant (Conceptual) Development Plan â€¢ Variance from the minimum side yard setbacks of five (5) feet to allow for two (2) foot side yard setbacks on both sides of Lot B for the lightwells. â€¢ A variance from the combined side yard setback requirement of twenty-three (23) feet to allow for a combined side yard setback of seven (7) feet. â€¢ A variance from the maximum site coverage requirement of thirty-five (35) percent (2.666 square feet) to allow for a site coverage of thirty-seven (37) percent. â€¢ Variances from the Residential Design Standards from the "volume" provisions: (1) For the new structure on Lot A - the two small (2' x 2') square windows highest up on the south elevation's taller gable; the windows on the frontmost wall of the south elevation shall not extend beyond nine feet above the floor height; (2) For the new structure on Lot B - the two small (2' x 2') square windows on the south elevation's taller gable and the one in the dormer shall be allowed as proposed, as well as the window in the dormer of the east elevation. and the small square window in the dormer of the west elevation; the single square window on the frontmost wall of the south elevation shall be eliminated or redesigned to comply with the volume standard. Planning and Zoning Commission: Resolution 98-17 â€¢ Conditional Use to place two (2) detached single-family residences on a single historic landmark Lot of 6,000 square feet in the R-6 Zone District. 2 Community Development Director: Administrative Approval â€¢ Growth Management Quota System Exemption for a Historic Landmark Lot Split. STAFF COMMENTS: Aspen Historic Cottages, LLC, ("Applicant"), represented by Ron Robertson, is requesting approval for Significant Development Plan (Final) on Lot A at 920 West Hallam Street. Specifically, the request is to build a new delached single-family residence consisting of approximately 1,850 square feet. The proposed development resembles the Conceptual plan approved by HPC in 1998. Changes to the Conceptual plan that are included in the proposed Final plan include: 1. A master closet was added above the garage, to the North o f the master bedroom. This can be seen in the East elevations. 2. The windows to the South and West of the master bedroom are larger than approved at Conceptual. 3. The living room has increased by four (4) feet to the North. Staff believes the * proposed development continues to be generally compatible in design, ...... - I. - . . .0.. scale. site plan. massing . and volume with the - .2.2.L .-d/8 neighborhood and historic . /i_ .'.'.t==- â€¢ Â·-#%"/'...I////-â€¢ . - landmark structures on the parcel. Overall. Staff W.I -IN.....1./hiwill. believes this is an r , Cait .. exceptional project, and .. that the new development will be easily -t,Ul. I 4 differentiated from the old . . + 4.57 16/ ... without significantly Â£ i * distracting from or Ilistoric landmark residence at 920 West Hallam. competing with the adjacent historic resource. However. Staff's review of the proposed development raised four questions regarding the design, scale, massing, of the project. Staff does not believe the redesigned windows to the South and West of the master bedroom are appropriate for the structure, site, or neighborhood. Specifically. the window is considerably larger than originally proposed and in a completely different style - modernist - than the historic design (Victorian) of the house, historic landmark. and surrounding area. In addition, the west elevation of this .~7#, m structure will be most visible to traffic (pedestrian and vehicular) coming into Aspen. Because of the prominent location of this house, and this elevation in particular, the design should be compatible with historic Aspen and the nature of this historic site. Staff requests HPC to determine whether the window is appropriate for this structure, historic landmark, and entrance to Aspen? Second, Staff questions whether the large center window on the first floor of the south elevation on the Hallam Street facing facade is scaled appropriately and whether the windows should all be the same size? The third questions concerns the "iron fence" on the on the second floor. Is this an essential design feature that contributes to the character of the house and historic landmark? Finally, although the applicant has revised the architectural plans for the structure that reflect suggested changes from Staff and HPC, Staff continues to question whether the massing, volume and scale of the proposed structure on Lot A as viewed from West Hallam Street is compatible with the historic structure. Staff strongly supports the project and believes it will make a valuable contribution to the community, especially after the above questions have been addressed. RECOMMENDATION: Staff is recommending approval of the Final Significant Development Plan for Lot A, 920 West Hallam Street, with conditions outlined in the draft Resolution. RECOMMENDED MOTION: "I move to approve the Final Significant Development Plan for Lot A, 920 West Hallam Street, and staff recommended conditions of approval." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Development Application 4 EXHIBIT A EXPLORE CONDITIONAL USE & SPECIAL REVIEW REVIEW CRITERIA & STAFF FINDINGS 26.415 Significant Development Review Standards 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 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 floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, Historic Preservation Commission may grant necessary 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, Section 26.520.040(B)(2), for detached accessory dwelling units, and A floor area bonus will only be awarded to projects which in the opinion of the HPC make an "outstanding preservation effort." Examples to be considered would include the retention of historic outbuildings or the creation of breezeway or connector elements between the historic resource and new construction. Lots which are larger than 9,000 square feet and properties which receive approval for a "historic landmark lot split" may also be considered for the bonus. No development application which includes a request for an FAR bonus may be submitted until the applicant has met with the Historic Preservation Commission in a work session to discuss whether or not the proposal might qualify for the floor area bonus, and Staff Finding Staff believes the proposed final development plan, very similar to the approved conceptual plan, to be generally compatible in design, scale, site plan, massing and volume with the neighborhood and historic landmark structures on the parcel. Although the applicant has revised the architectural plans for the structures that reflect suggested changes from Staff and HPC, and Staff continues to question whether the massing, volume and scale of the structures on Lots A and B as viewed from West Hallam Street are in compatible with the historic structure. The new structures would be much larger than the existing house even though the 5 masses have been broken up. Staff believes HPC's direction is needed for this standard to be 0 met. In addition, Staff does not believe the redesigned windows to the South and West of the master bedroom are appropriate for the structure, site, neighborhood, and particularly the existing historic house. The window is considerably larger than originally proposed and in a completely different style - modernist - than the historic design (Victorian) of the house, historic landmark, and surrounding area. In addition, the west elevation of this structure will be most visible to traffic (pedestrian and vehicular) coming into Aspen. Because of the prominent location of this house, and this elevation in particular, the design must be compatible with historic Aspen and the nature of this historic site. Staff believes this standard can be met if the applicant proposes a design that is consistent with the Victorian design of the house and neighborhood. Staff recommends imposing a condition of approval that the applicant propose a window design that is approved by an HPC staff and staffmonitor. HPC approved a 500 square foot FAR bonus for Lot B, also located on 920 West Hallam, during the conceptual approval process. The Commission also approved an increase by two (2) percent of site coverage - from 35% to 37%, as well as setback and Residential Design Standards variances. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development, and 0 Staff Finding Staff believes the proposed final development plan to be generally compatible in design, scale, site plan, massing and volume with the character of the neighborhood of the parcel proposed for development. The property is located in a neighborhood which is composed primarily of multi-family structures, with single-family and duplex homes to the north. Staff finds the proposed development to be consistent with the established character of the surrounding neighborhood. 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; and Staff Finding Staff believes that the proposed development would enhance the character of the surrounding neighborhood, especially with respect to the adjacent structures and the relationship between these properties. With regard to the relationship between the proposed new structures and historic house, staff is of the opinion that the massing, volume and scale of the new structures may detract from the historic significance of the designated historic structure on the parcel because they appear 0 significantly larger than the existing house. In addition, the redesigned window to the South and West of the master bedroom detracts from the historic significance of the designated 6 historic structures on the property because the architectural design does not match the Victorian-design of the house. Staff also questions whether the large center window on the front elevation is scaled appropriately. Staffbelieves the vertical nature of the windows is compatible with the historic landmark and surrounding area, but that all three windows should be the same size. Another concern is whether the "iron fence" on the on the second floor is necessary, appropriate, and an essential design feature that contributes to the character of the house and historic landmark. Staff is not taking a position on this issue, but rather asking HPC to make a determination about whether this feature should remain in the project. 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. Staff Finding Please refer to the staff responses to "a., b., and c." above. 7 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR SIGNIFICANT DEVELOPMENT (FINAL), FOR THE PROPERTY LOCATED AT 920 WEST IIALLAM STREET, LOT A, CITY AND TOWNSITE OF ASPEN, COLORADO. RESOLUTION No. , SERIES OF 2000 WHEREAS, the applicant, Aspen Historic Cottages, LLC., represented by architect Ron Robertson, has requested approval of a Significant Development (Final) for the property located at 920 West Hallam Street, Lot A. The property is a designated historic landmark (Ordinance No. 23, Series of 1998); and WHEREAS, the City Council approved Ordinance No. 23, Series of 1998, which designated 920 West Hallam (legally described as the east M of Lot M, all of Lots N, O and P and a portion of Lot Q, Block 4, City and Townsite ofAspen) as a Historic Landmark, approved a Subdivision Exemption for a Historic Landmark Lot Split, and approved a landmark designation grant of $2,000; and, WHEREAS, the Historic Preservation Commission (HPC) approved Resolution 19, Series of 1998, which approved the partial demolition and off-site relocation of historic structures on the property; WHEREAS, HPC approved Resolution No. 15, Series of 1998, which approved the partial demolition and on-site relocation of the existing historic house and detached garage, Significant (Conceptual) Development Plan, a Variance from the minimum side yard setbacks of five (5) feet to allow for two (2) foot side yard setbacks on both sides of Lot B for the lightwells, a variance from the combined side yard setback requirement of twenty-three (23) feet to allow for a combined side yard setback of seven (7) feet, a variance from the maximum site coverage requirement of thirty-five (35) percent (2,666 square feet) to allow for a site coverage of thirty-seven (37) percent, and Variances from the Residential Design Standards from the "volume" provisions: (1) For the new structure on Lot A - the two small (2' x 2') square windows highest up on the south elevation's taller gable; the windows on the frontmost wall of the south elevation shall not extend beyond nine feet above the floor height; (2) For the new structure on Lot B - the two small (2' x 2') square windows on the south elevation's taller gable and the one in the dormer shall be allowed as proposed, as well as the window in the dormer of the east elevation, and the small square window in the dormer of the west elevation; the single square window on the frontmost wall of the south elevation shall be eliminated or redesigned to comply with the volume standard; and, WHEREAS, HPC approved Resolution No. 14, Series of 1998, a 500 square foot Floor Area Bonus for Lot B and Final Significant Development (Conceptual); and WHEREAS, the Planning and Zoning Commission approved Resolution 98-17, which approved a Conditional Use to place two (2) detached single-family residences on a single historic landmark Lot of 6,000 square feet in the R.-6 Zone District; and, 8 WHEREAS, the Community Development Director administrative approved a Growth Management Quota System Exemption for a Historic Landmark Lot Split; and, WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet: the Development Review Standards of Section 26.415.010(C)(5) ofthe Aspen Land Use Code in order for HPC to grant Significant Development (Final) approval; and, WHEREAS, the Community Development Department recommended approval of the aforementioned request with conditions; and WHEREAS, HPC has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, and has taken and considered public comment at a public hearing; and, WHEREAS, a legally noticed public hearing was held at a regular meeting of the Historic Preservation Commission on March 8,2000, at which the Commission: approved with conditions the requests for Significant Development (Final), by a vote of_to _ CO; and, WHEREAS, HPC finds that this Resolution furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE, BE IT RESOLVED THAT: Section 1: That the HPC hereby approves the Final Significant Development request for 920 West Hallam Street, Lot A, with the following conditions: l. HPC staffand monitor must approve the design ofthe window(s) to the South and West of the master bedroom. 2. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. ~ The preservation plan described above, as well as the language of certain conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 4. 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. 5. 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. 9 Section 2: All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning.Commission or City Council, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 3: This Resolution shall not effect 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 4: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY THE COMMISSION at its regular meetings on the 8th day of March, 2000. 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T. , th.22.:,...4-J--111.11 ?14 -,1]1:Ilre+ rl,4?--'' 7-t-f-hh-'-f'Â·Â·--9-~- :-01;ArÂ·1 ' ?9.Lri-t~i-Â· 21"'.7 Â·17-4~-4 -,4 1 .Â·rl-1 ~ Ig'rg)JOL7*ft/3*. tl--'17.-:37<CEIL[3 7 0 0 4440 6 Â® 6 0 6 + Â® o t' 0 40 14-~ O M . 02% Smlcn'. CA = 81 4 0 mo Â¥ o al 0 M r.. 1 83 MEMORANDUM TO: Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Director FROM: Nick Lelack. Planner~t~ RE: 920 West Hallam, Lot B, Significant Development Plan (Final) - Public Hearing DATE: March 8,2000 - $ .,11 P.-VA. ./1:,.1:p.ILA Au_ L. 1, . -AL-dit* itri-LA7.4 t. - > . I r-7 I ...86:81:2Â·: ./11* ..4- 1 -6- -- u . h Lot A - vacant Lot B - Historic Landmark Lot B - vacant APPLICANT: SUMMARY: Aspen Historic Cottages, LLC This application requests approval for Final Significant Development for Lots A and B. 920 West REPRESENTATIVE: Hallam Street. This memorandum addresses the Ron Robertson application for Lot B. Lot B contains both the existing historic landmark ( 1,000 sq. ft. of FAR) and proposed LOCATION: new single-family residence (1.850 sq. ft of FAR). 920 West Hallam Lot B REVIEW PROCEDURE The Historic Preservation Commission shall by CURRENT LAND USE: resolution approve. approve with conditions. or deiiy a Single Family Residential Significant Development Plan (Final). PROPOSED LAND USE: ZONING: Residential R-6, Medium Density Residential LOT SIZE: FAR: 7,616 sq. ft. Proposed: 2,854 sq. ft. Allowable: 2,854 sq. ft 1 PREVIOUS AcTION City Council: Ordinance No. 23, Series of 1998: â€¢ Designating 920 West Hallam Street (legally described as the east !4 of Lot M, all of Lots N, O and P and a portion of Lot Q, Block 4, City and Townsite of Aspen) as a Historic Landmark. â€¢ Subdivision Exemption for an Historic Landmark Lot Split. â€¢ A landmark designation grant of $2,000. Historic Preservation Commission: Resolution No. 19, Series of 1998: â€¢ Partial Demolition and Off-Site Relocation (of the chicken coop addition to the shed formerly used as a concession stand on Aspen Mountain to Aspen Mountain) Resolution No. 14, Series of 1998 â€¢ 500 Square Foot FAR Bonus and Final Significant Development (Conceptual) Resolution No. 15, Series of 1998 â€¢ Partial Demolition, On-Site Relocation (of existing historic house and detached garage) â€¢ Significant (Conceptual) Development Plan â€¢ Variance from the minimum side yard setbacks of five (5) feet to allow for two (2) foot side yard setbacks on both sides of Lot B for the lightwells. â€¢ A variance from the combined side yard setback requirement oftwenty-three (23) feet to allow for a combined side yard setback of seven (7) feet. â€¢ A variance from the maximum site coverage requirement of thirty-five (35) percent (2,666 square feet) to allow for a site coverage of thirty-seven (37) percent. â€¢ Variances from the Residential Design Standards from the "volume" provisions: (1) For the new structure on Lot A - the two small (2' x 2') square windows highest up on the south elevation's taller gable; the windows on the frontmost wall of the south elevation shall not extend beyond nine feet above the floor height; (2) For the new structure on Lot B - the two small (2' x 2') square windows on the south elevation's taller gable and the one in the dormer shall be ' allowed as proposed, as well as the window in the dormer of the east elevation, and the small square window in the dormer of the west elevation; the single square window on the frontmost wall of the south elevation shall be eliminated or redesigned to comply with the volume standard. Planning and Zoning Commission: Resolution 98-17 â€¢ Conditional Use to place two (2) detached single-family residences on a single historic landmark Lot of 6,000 square feet in the R-6 Zone District. 2 cÂ°'Itti~ t~aet~e~of:eno(firector: â€¢ Growth Management Quota System Exemption for a Historic Landmark Lot Split. STAFF COMMENTS: Aspen Historic Cottages, LLC, ("Applicant"), represented by Ron Robertson, is requesting approval for Significant Development Plan (Final) on Lot B at 920 West Hallam Street. Specifically, the request is to build a new detached single-family residence consisting of approximately 1,850 square feet. The proposed development resembles the Conceptual plan approved by HPC in 1998. Changes to the Conceptual plan that are included in the proposed Final plan include: 1. The living room window below the dormer was removed to allow for an entertainment center. 2. The windows on the south and west elevations of the master bedroom have increased in size. Staff believes the proposed changes are appropriate for the new structure and compatible with the historic house. 0 Staffbelieves the proposed development is generally compatible in design, scale, site plan, massing and volume with the neighborhood and historic landmark structures on the parcel. Overall, Staff believes this is an exceptional project, but is concerned that the massing, and volume of the proposed new structure on Lot B will not be entirely compatible with the much smaller historic house. The new structure may appear much larger than the historic landmark as viewed from West Hallam Street, and thereby detracting from the historic house. RECOMMENDATION: Staff is recommending approval of the Final Significant Development Plan for Lot B, 920 West Hallam Street, with the conditions outlined in the draft Resolution. RECOMMENDED MOTION: "I move to approve the Final Significant Development Plan for Lot B, 920 West Hallam Street, and staffrecommended conditions of approval." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Development Application 0 3 EXHIBIT A EXPLORE CONDITIONAL USE & SPECIAL REVIEW REVIEW CRITERIA & STAFF FINDINGS 26.415 Significant Development Review Standards 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 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 floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, Historic Preservation Commission may grant necessary 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, Section 26.520.040(B)(2), for detached accessory dwelling units, and A floor area bonus will only be awarded to projects which in the opinion of the HI'C make an "outstanding preservation effort." Examples to be considered would include the retention of historic outbuildings or the creation of breezeway or connector elements between the historic resource and new construction. Lots which are larger than 9,000 square feet and properties which receive approval for a "historic landmark lot split" may also be considered for the bonus. No development application which includes a request for an FAR bonus may be submitted until the applicant has met with the Historic Preservation Commission in a work session to discuss whether or not the proposal might qualify for the floor area bonus, and Staff Finding Staff believes the proposed final development plan to be generally compatible in design, scale, site plan, massing and volume with the neighborhood and historic landmark structures on the parcel. Staff believes this is an outstanding project. However, the concern remains that, although the proposed house is significantly smaller than other residences built in the area over the past twenty (20) years, the proposed scale, massing, and volume of the structure may not be entirely compatible with the existing historic house. Nevertheless, Staff believes 4 that the new development will be easily differentiated from the old without significantly distracting from or competing with the adjacent historic resource. HPC approved a 500 square foot FAR bonus for Lot B, also located on 920 West Hallam, during the conceptual approval process because this is an "exemplary" and "outstanding" project. The Commission also approved an increase by two (2) percent of site coverage - from 35% to 37%, as well as setback and Residential Design Standards variances. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development, and Staff Finding Staff believes the proposed final development plan to be generally compatible in design, scale, site plan, massing and volume with the character of the neighborhood of the parcel proposed for development. The property is located in a neighborhood which is composed primarily of multi-family structures, with single-family and duplex homes to the north. Staff finds the proposed development to be consistent with the established character of the surrounding neighborhood. 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; and Staff Finding Staff believes that the proposed development would enhance the character of the surrounding neighborhood, especially with respect to the adjacent structures and the relationship between these properties. With regard to the relationship between the proposed new structures and historic house, staff is of the opinion that the massing, volume and scale of the new structures may detract from the designated historic structure on the parcel because they appear significantly larger than the existing house. Staffbelieves this criterion has been addressed. 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. StaffFinding Please refer to the staff responses to "a., b., and c." above. 5 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION 0 APPROVING AN APPLICATION FOR SIGNIFICANT DEVELOPMENT (FINAL), FOR THE PROPERTY LOCATED AT 920 WEST HALLAM STREET, LOT B, CITY AND TOWNSITE OF ASPEN, COLORADO. RESOLUTION No. , SERIES OF 2000 WHEREAS, the applicant, Aspen Historic Cottages, LLC., represented by architect Ron Robertson, has requested approval of a Significant Development (Final) for the property located at 920 West Hallam Street, Lot B. The property is a designated historic landmark (Ordinance No. 23, Series of 1998); and WHEREAS, the City Council approved Ordinance No. 23, Series of 1998, which designated 920 West Hallam (legally described as the east M of Lot M, all of Lots N, O and P and a portion of Lot Q, Block 4, City and Townsite of Aspen) as a Historic Landmark, approved a Subdivision Exemption for a Historic Landmark Lot Split, and approved a landmark designation grant of $2,000; and, WHEREAS, the Historic Preservation Commission (HPC) approved Resolution 19, Series of 1998, which approved the partial demolition and off-site relocation of historic structures on the property; WHEREAS, HPC approved Resolution No. 15, Series of 1998, which approved 0 the partial demolition and on-site relocation of the existing historic house and detached garage, Significant (Conceptual) Development Plan, a Variance from the minimum side yard setbacks of five (5) feet to allow for two (2) foot side yard setbacks on both sides of Lot B for the lightwells, a variance from the combined side yard setback requirement of twenty-three (23) feet to allow for a combined side yard setback of seven (7) feet, a variance from the maximum site coverage requirement of thirty-five (35) percent (2,666 square feet) to allow for a site coverage of thirty-seven (37) percent, and Variances from the Residential Design Standards from the "volume" provisions: (1) For the new structure on Lot A - the two small (2' x 2') square windows highest up on the south elevation's taller gable; the windows on the frontmost wall ofthe south elevation shall not extend beyond nine feet above the floor height; (2) For the new structure on Lot B - the two small (2' x 2') square windows on the south elevation's taller gable and the one in the dormer shall be allowed as proposed, as well as the window in the dormer of the east elevation, and the small square window in the dormer of the west elevation; the single square window on the frontmost wall of the south elevation shall be eliminated or redesigned to comply with the volume standard; and, WHEREAS, HPC approved Resolution No. 14, Series of 1998, a 500 square foot Floor Area Bonus for Lot B and Final Significant Development (Conceptual); and WHEREAS, the Planning and Zoning Commission approved Resolution 98-17, 0 which approved a Conditional Use to place two (2) detached single-family residences on a single historic landmark Lot of 6,000 square feet in the R-6 Zone District; and, 6 WHEREAS, the Community Development Director administrative approved a ~I~ Growth Management Quota System Exemption for a Historic Landmark Lot Split; and, WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet: the Development Review Standards of Section 26.415.010(C)(5) of the Aspen Land Use Code in order for HPC to grant Significant Development (Final) approval; and, WHEREAS, the Community Development Department recommended approval of the aforementioned request with conditions; and WHEREAS, HPC has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, and has taken and considered public comment at a public hearing; and, WHEREAS, a legally noticed public hearing was held at a regular meeting of the Historic Preservation Commission on March 8,2000, at which the Commission: approved with conditions the requests for Significant Development (Final),by avote of_to _ CO; and, WHEREAS, HPC finds that this Resolution furthers and is necessary for the promotion ofpublic health, safety, and welfare. 0 NOW, THEREFORE, BE IT RESOLVED THAT: Section 1: That the HPC hereby approves the Final Significant Development request for 920 West Hallam Street, Lot B, with the following conditions: 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 2. The preservation plan described above, as well as the language of certain conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 3. 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. 4. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and 0 considered conditions of approval, unless otherwise amended by other conditions. 7 Section 2: ~ All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning Commission or City Council, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 3: This Resolution shall not effect 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 4: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY THE COMMISSION at its regular meetings on the Sth day of March, 2000. APPROVED AS TO FORM: 0 David Hoefer, Assistant City Attorney APPROVED BY THE HISTORIC PRESERVATION COMMISSION: Suzannah Reid, Chairperson ATTEST: 0 Kathy Strickland, Chief Deputy Clerk 8 4 L Â» msmâ€¢ IFILfilISEâ€¢gâ€¢ limiminalâ€¢ 0 MEETING DATE: 35 ~ 8 /-2-0 50 NAME OF PROJECT: ~ go Lo. 44csd,la-A l.ze--~ Â·-17-- 1 CLERK: J gÂ¢#04=yew dic,bri#ity6f, , STAFF: WITNESSES: (1) (2) (3) (4) (5) EXHIBITS: 1 Staff Report ( ) (Check If Applicable) 2 Affidavit of Notice ( ) (Check If Applicable) 3 Board Criteria Sheet ( ) (Check If Applicable) 4 5 MOTION: . AU- cuu_~ 40(--4,046= 64,4 34Â»1~ VOTE: YES _~ NC_ SUZANNAH REID YES 4,0- MARY HIRSCH YES K~O SUSAN DODINGTON YES 1/ /70 GILBERT SANCHEZ YES V NO LISA MARKALUNAS YES V NO JEFFREY HALFERTY YES V NO _XES_51 G~__- 0~~ES NO YES - NO - ' 0 Â·A--rn ~- shre a:40'ouor] HPCVOTE 104 (.b i:V, CEiVED STATE OF COLORADO ) AFFIDAVIT OF NOTICE BY POSTING 0 9 2000 ) SS. PURSUANT TO ASPEN LAND USE COUNTY OF PITKIN ) REGULATIONS , CN / PiT-KIN The undersigned, being first duly sworn, deposes and says as follows: I, Michael D. McCollum, a representative of Garfield & Hecht, P.C., who represents an Applicant to the City of Aspen, personally certify that I have complied with public notice requirements pursuant to the Aspen Land Use Regulations in the following manner: By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was visibly posted on February 9,2000, to be visible continuously from the 9th day of February, 2000, through the 23rd day of February, 2000, which is 14 days prior to the public hearing date of February 23,2000, and I personally certify that the attached photograph fairly and accurately depicts the sign as posted on the property, commonly known as 920 West Hallam Street, Aspen, Colorado 81611. Date: February 9,2000. Subscribed and sworn to before me this 9th day of February, 2000, by Michael D. McCollum. 'W.,>u, O. WITNESS MY HAND AND OFFICIAL SEAL. Michael D. McCollum MY COMMISSION EXPIRES My commission ex ires: 08/17/2002 N .. - #CoÂ·. Notary Public's Signature u--1: 0844/ :013 Cke-e : 11 . .... to# L * PUBLIC NOTICE DATEEM120 -7 TIME 1.glff_ , C 2 ITÂ¥ NALL, 130 , ..: 2Â·. .....0 - _-----~ PLACE 5 GALENA-MISLO'i.*46. 24 11'111111~~E;illp#-~ PURPOSE FIt'%09# 7- t-.. - '*-19 APEN Hi<Tor I C ,Rise#MM'- - Atg,UNTI&&UEIRiAL < -- r - -- gWmHtliFUL WlUEI HUVn Mt infuuÂ¢Tr,Ir Trn ZÂ¥2 1(ThRIP ID 'Pt I Mb U.1 D, A.irt.M nli,LI\K-u-1 w,14â€¢D,A.â€¢Â·,16, 0 011Rt,1MANN[trt-IrRI[ 1 VAN. CD m:\mm***\wp80\wpdocs\aspenhist\affidavi.pos Lo -1-- /3 I . " 7 13 9 VED . Â»,,4 0 9 2000 STATE OF COLORADO ) AFFIDAVIT OF NOTICE BY ) SS. MAILING PURSUANT TO ASPEN COUNTY OF PITKIN ) LAND USE REGULATIONS The undersigned, being first duly sworn, deposes and says as follows: I, Danelle Cole, a representative of Garfield & Hecht, P.C., who represents an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to the Aspen Land Use Regulations in the following manner: By mailing of notice, a copy of which is attached hereto, by first-class, postage prepaid U.S. Mail to all owners of property within three hundred (300) feet of the subject property, as indicated on the attached list, on the 4th day of February, 2000, which is 19 days prior to the public hearing date of February 23,2000. LL+4 Date: February 1, 2000 Subscribed and sworn to before me this , DCAe-0 6 4/ Â» day of February, 2000, by Danelle Cole. WITNESS MY HAND AND OFFICIAL Danelle Cole SEAL. My commission expires: My Commission Expires 10/21/2002 Carla E. Freeman Notary Public #03> 1011 1_134- !00\\\ .li ./.0/,7 ~ Notary Public's Signature â€¢â€¢ Un '4=27 m:\mm***\wp80\wpdocs\aspenhist\affidavi.mai .. PUBLIC NOTICE RE: 920 W. HALLAM STREET FINAL DESIGN REVIEW NOTICE IS HEREBY GIVEN that a public heafng will be held on Wednesday, February 23,2000 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Aspen Historic Cottages LLC, requesting fmal design approval for the property located at 920 W. Hallam Street, Lot As Aspen Historic Cottages Historic Lot Split, and Lot 82, Aspen Historic Cottages Common Interest Planned Community, Block 4, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Ddvelopment Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in tile Aspen Times on February 4,2000 'City ofAspen Accomt g:\planning\aspen\notices\920whal.doc LOUD H MONTGOMERY & PAULA SHARP DESIGNS INCORPORATED FOREST SERVICE ASPEN P- -OX 11660 PO BOX 8630 HEADQUARTERS CO 81612 ASPEN CO 81612 UNITED STATES FOREST SERVICE RUNNING BEAR LLC RUNNING BEAR LLC CITY OF ASPEN CO DALE HOWER C/O DALE HOWER 130 S GALENA ST 43995 HWY 82 43995 HWY 82 ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 MADSEN GEORGE W JR COORDES HEINZ E & KAREN V KEILIN KIM MILLER MADSEN CORNELIA G 908 W FRANCIS PO BOX 10064 931 W FRANCIS ST ASPEN CO 81611 ASPEN CO 81612 ASPEN CO 81611 BEN HAMOO SHLOMO & PATRICE BERGMAN CARL R & CATHERINE M TALENFELD ELIZABETH G CONYERS PO BOX 1365 915 W FRANCIS ST PO BOX 2902 ASPEN CO 81612 ASPEN CO 81611 ASPEN CO 81612 ZUCKERMAN NORBERT A TRUST OSHEROW PAM CRYSTAL PALACE CORPORATION ZUCKERMAN HELEN LIVING TRUST 3528 NW 61ST CIR PO BOX 32 280 DAINES STE 202 BOCA RATON FL 33496-4001 ASPEN CO 81612 BIRMINGHAM MI 48009 ASPEN HISTORIC COTTAGES LLC GUTHRIE DAVID H & AMY L CITY OF ASPEN 601 E HYMAN AVE #102 920 W HALLAM ST 130 S GALENA ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 ASPEN HISTORIC COTTAGES EAST LLC BEHRENDT HERMAN MICHAEL ANDERSON ANGUS A JR 601 E HYMAN AVE #102 334 W HYMAN AVE PO BOX 1003 ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81612 BLANZ JAMES M GORTAN TIZIANO & ENRICA SANCHEZ ANDY L & MICHELLE MAINS 2555 NE 11TH ST 725 E HYMAN #10 PO BOX 1801 FT LAUDERDALE FL 33304 ASPEN CO 81611 ASPEN CO 81612 JONES EARL BEHRENDT H MICHAEL TOTH MICHAEL & ANNE G 834 W HALLAM ST 334 W HYMAN AVE 910 W HALLAM ST #3 ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 ENSTEIN MARK PATERSON CARRIE E PETROCCO J ANTHONY 910 W HALLAM #1 PO BOX 11675 910 W HALLAM #11 ASPEN CO 81611 ASPEN CO 81612 ASPEN CO 81611-3108 GREGORY KIRK FAGAN PAUL L STUART DONA GREGORY PETRA BOX 244 PO BOX 11733 ~I CO 81612 ASPEN CO 81612 PO BOX 10055 ASPEN CO 81612 KAPNECK BIANCA SOMERVILLE ANNIE PO BOX 3631 PO BOX 9251 ASPEN CO 81612 ASPEN CO 81612 GEL ELIZABETH N & NEIL B ALLERTON PHIL & VALERIE BORDERICK MARK E & SHARON A 6 WARREN ST NW PO BOX 7844 PO BOX 3157 SHINGTON DC 20016 ASPEN CO 81612 ASPEN CO 81612 WV JAMES A ALDERFER JOHNNIE MAE ESTRADA SIMONE BOX 1816 PO BOX 10880 PO BOX 8676 )EN CO 81612 ASPEN CO 81612 ASPEN CO 81612 .LER SCOTT GIBANS JONATHAN KOPF CAROL ANN & DONALD W 3ARKLEY CIR PO BOX 8098 PO BOX 956 lT MYERS FL 33907-7531 ASPEN CO 81612 ASPEN CO 81612 J LUU TONG KHON HINRICHS NANCY R SMALL WILLIAM H TRAN TUYET LE 100 N 8TH ST #2 814 WEST BLEEKER 814 WEST BLEEKER - B4 ASPEN CO 81611 ASPEN CO 81611-1185 ASPEN CO 81611 COHEN RICHARD A COOK ROBERT C & MARSHA N ASPEN SQUARE CONDOMINIUM ASSOC COHEN ELIZABETH A 3060 W PINE VALLEY RD NW 617 E COOPER AVE PO BOX 1806 ATLANTA GA 30305 ASPEN CO 81611 ASPEN CO 81612 TOPELSON ALEJANDRO RICCIARDI RIK BUTLER MARIE TOPELSON REBECA 100 N 8TH ST #14 814 W BLEEKER #C-4 5300 DTC PKWY #400 ASPEN CO 81611 ASPEN CO 81611 ENGLEWOOD CO 80111 SCHAFFER WILLIAM H MURRY PAUL J TAYLOR JUDITH & ALF SCHAFFER KAREN W MURRY BONITA J 100 N 8TH ST #11 127 BRIXWORTH LN APT 7 814 W BLEEKER ST C-5 ASPEN CO 81611 NASHVILLE TN 37205-2036 ASPEN CO 81611 6:FLE R&G 10% SEARIGHT P 30% UHLER FRANCES M HADDON HAROLD A DOYLE R T 111 30% GRIST F 30% 814 W BLEEKER HADDON BEVERLY J 3711 EASTLEDGE DR UNIT B2 409 21 ST ST AUSTIN TX 78731 ASPEN CO 81611-3115 DENVER CO 80205 .. .. . .. .. MINNESOTA MATERNAL FATAHI AMENEH TRAN HONG HUONG FETEL MEDICINE P -OX 8080 814 W BLEEKER ST #Cl 2115 DWIGHT LN I CO 81612 ASPEN CO 81611 MINNETONKA MN 55305 GLATMAN THEMIS ZAMBRZYCKI EIDSON JOY REVOCABLE TRUST-1/2 LICHTENWALTER GARY R GLATMAN BRUCE ROY EIDSON ARVIN WAYNE REVOCABLE 350 HOUBOLT RD 20034 CALVERT ST TRUST-1/2 JOLIET IL 60431-8305 WOODLAND HILLS CA 91367 PO BOX 271 SULPHUR OK 73086 HOGGATT JERRY S REED BRENT H & GEORGE L 11 OBRIEN MERLE JABLIN & THOMAS R 175 14TH STREET 100 N 8TH ST #6 PO BOX 778 NEW ORLEANS LA 70124 ASPEN CO 81611-1124 ASPEN CO 81612 HEISLEY MICHAEL E LANDIS JAMES H MATTHEWS DEE R LW GIES - HEICO INC C/O 1501 MAROON CREEK #11 5137 52ND ST NW 2075 FOXFIELD RD STE 102 ASPEN CO 81611 WASHINGTON DC 20016 ST CHARLES IL 60174 KURTZ KENNETH T & KAREN BRUNT FAMILY LIMITED PARTNERSHIP ANZALONE GRACE E BRAKUR CUSTOM CABINETRY INC C/O PO BOX 304937 PO BOX 3808 18656 S RT 59 ST THOMAS VI 00803 ASPEN CO 81612 SHOREWOOD IL 60435 LEPPLA JOHN L LARNER JACQUELINE L LONG MONA HAYLES TRUST LEPPLA JOEN F 376 DAHLIA BOX 3849 4040 DAHL RD DENVER CO 80220 ASPEN CO 81612 MOUND MN 55364 HEISLEY MICHAEL E KUDISH DAVID J REVOCABLE TRUST STEINBERG EDWARD M C/O K J LONG 1325 N ASTOR ST 1068 HOLLY ST 2004 DIANA DR CHICAGAO IL 60610 DENVER CO 80220 MENDOTA IL 61342 MITTON JOSEPH & PATRICIA 1/2 INT EICHNER SAMUEL L DAILY KIMBERLY DAWN FRANKLE DAVID 1/2 INT EICHNER SUSANA STERN DE 814 W BLEEKER PL E2 1015 VOLTZ RD FUENTE PIRAMIDES 243 ASPEN CO 81611 NORTHBROOK IL 60062-4722 TECAMACHALCO MEXICO CITY 53950 POLSE KENNETH A & JOYCE L REVOC KHALAF ALEXANDER R & FAHIMA BOSSART TODD L 1992 TST 814 W BLEEKER ST #E4 408 E HYMAN AVE 452 SCENIC AVE ASPEN CO 81611 ASPEN CO 81611 PIEDMONT CA 94611 IARDI RIK ANDREWS JUDY D FELDMAN BARBARA S & CHESTER 100 N 8TH ST #14 1043 HIGHLANDER DR PO BOX 8193 ASPEN CO 81611 SEASIDE CA 93955-6231 ASPEN CO 81612 Â¥. HARPER JAMES R OVERTON PATRICIA J 65% HARPER JAMES R -- PALMETTO RD PO BOX 3075 150 PALMETTO RD AIR FL 33756 ASPEN CO 81612 BELLEAIR FL 34616 LEVINSON BERNICE S PARIS JOHN HERNANDO DRAKE LENIR LEVINSON NANCY C/O 3200 SANTA MONICA BLVD STE 204 66 BE 91STST PO BOX 3190 SANTA MONICA CA 90404 NEWYORK NY 10128 ASPEN CO 81612 BRUFF SHERLYNNE GUEST & HAROLD MORRISON SUSAN M REVOCABLE BROWN ALBERT L JR ASPEN QUAL H TRUST TRUST 50% 3875 SPRING VALLEY ROAD 3093 FORT CHARLES DR 1767 E MCMILLAN ST BOULDER CO 80304 NAPLES FL 34102-7920 CINCINNATI OH 45206 DIETRICH JOHN C SHADDOCK CARROLL & DORTHEA MCBAY WILBUR & SHARON DIETRICH ANN S SCHULZE 77.27 17123 CHESTERBROOK VALE CT 744 E LAKE ST 1715 SOUTH BLVD MCLEAN VA 22101 WAYZATA MN 55391 HOUSTON TX 77098 WEISS CLIFFORD & STACEY 100 N 8TH ST VILLA #36 ASPEN CO 81611 Deve.IMMME R. C. ROBERTSON ARCHITECTS INC ~,,AiCAÂ·EU'~ 417 MAIN STREET: STUDIO 'A' CARBONDALE, CO. 81623 970Â·963Â·0567 970 Â· 963 Â· 8936 FAX February 9,2000 Historic Preservation Committee review of 920 W. Hallam, Lots A&B Ladies and Gentlemen of the H.P.C.: The enclosed plans and elevations that describe the two - "Aspen Historic Cottages, LLC," are similar to the plans and elevations approved at the preliminary level, with the following exceptions: Lot A - Al through A4 1. A master closet was added above the garage, to the North of the master bedroom (see second floor plan on A2) This can be seen in the East elevations on A3 between grid lines F & G. 2. The windows to the South & West of the master bedroom, (see elevations on A4) have grown in size to accommodate the wonderful view. 3. Four feet were added to the North of the living room. (see first floor plan A2) Lot 8 - Bl through B4 1 Living room window below dormer has been eliminated, to allow for an entertainment center. (see East elevation B3) 2. The windows on the South & West of the master bedroom, (see elevations on B4) have grown in size to accommodate the wonderful views. We are confident that these minor adjustments are compatible with the sprit of our approved preliminary design. Thanks, h,4(2- fl~*10 , / R.C. Robertson, Arbhitect~ (2) 9 9 4 4 + 9 4. 1 . S f 49 1 1 CEDAR SNINGLES 1 1 jil 1 1 2% . CEDAR SWINGLES 5 l.li/PAINTED WOOD VENT iG '~..; ~â€¢ ~.'~~t'j_~3'23.turfuil: 1 7 ..154=-4 47Â·+1~610rk111.'P.,1--'-7+--,1-1: .J W 1 1. - / B , ~ .46Uff-ffet[ :-friff~-fl--- / -- Ma 5% . .,f,f...4-~jkr -.. 11.-: 1<2 SU' 4 G & -[ Dia '60 2-y ~~ --li.{190*YE<; s.ww- 21 019 -19 ' 0. r U ./. 0#I Â· .â€¢ ~~TI*/Â·1â€¢-.. 1--v-~~I~&. Â· W~t~ -~# I . -- = 4- 7 .U.:~ - ~ -. [ ..f- ~~..L#/1 .= r. ~..4.- b. 25 0 0 /4' -'' ' .- â€ž=- :m-4-,e, 0 VEETICLE BOARD 4 EATTEN --- -:4121- ----- - -- -- - ..-ll)000- 61-DING,-442-11.-BOARDS-lu/- - _1_-_--- \ =- 1 -r, ~- 2./r*// -~; ~ X7--*324 To. 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FOOTING i 1 Â£2919 '00 0 3 00 'ug lim D 0 -41.J, ms,=RumÂ¥&11â€¢=immi MEETING DATE: CL~/S~645,8-63 NAME OF PROJECT: 513 607 , 23) l._igui6f - -7~7 AJAL CLERK: - STAFF: WITNESSES: (1) (2) (3) (4) (5) EXHIBITS: 1 Staff Report ( ) (Check If Applicable) 2 Affidavit of Notice ( ) (Check If Applicable) 3 Board Criteria Sheet ( ) (Check If Applicable) 4 5 MOTION: VOTE: YES NO .- SUZANNAH REID YES /~ NO MARY HIRSCH YES -2 No_ SUSAN DODINGTON YES Lr- GILBERT SANCHEZ YES L No_ LISA MARKALUNAS YES 4 NO JEFFREY HALFERTY YES ..J~ NO - HEIDI FRIEDLAND YES ~NO -GHEEm,ggEN*S7---TES-ZE=NeE_ sz- YES NO YES NO HPCVOTE - 421.wEÂ£- = -* . , ., , PA Mb'71 1, Elial/*t ' - gal>\ 310 Sapt =' 4 - Â·~-3 Cr,i: Plt - , 04 la.- - 61*T S 1 1/ , filfÂ· -3.2 V.-t-â‚¬- :2 :1....4-- i=-- 252 *1 175Fi 1 111.. 1 '-1 7/WI~ ~I I~ tt..~~- -â€¢i~ 1 4:.glmi k.- + 1 1 I.- . I.- I - - - 1 . ....InCE ' . - t . 313/ .41.5â„¢Err F-. IPC i Â·.* -*2 REÂ¥'fl , i /.' li .., . .. h. -.11' ./'. 1 MOTICE.1-4 0â„¢U, , 1/KIL 1 ' 1~5401 '. 4~4 0 *~ J --- i.it t.*'L giwo 5-1 -â€¢4â€¢â€¢-iÂ¢â€¢il .1 -9/ lkÂ» .M.~â€¢ ,41.â€¢i,4- #Il- 4 =a==2 1 1 . r , - ... 1 ~ . p.. 1 Jilblilill 1Â· Â· , 1 1 County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATION State of Colorado } SECTION 26304.060 (E) I,1/P*'f )4Ef , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060 (E) of the Aspen Land Use Regulations in the following manner: 1. By mailing ofnotice, a copy ofwhich is attached hereto, by first-class, postage prepaid U.S. Mail to all owners ofproperty with three hundred (300) feet of the subject 4060 property, as indicated on the attached list, on the** day o f FeD , 499_ (which is |2 days prior to the public hearing date o f MM~. *,9600 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously 4Â¢00 from the 04 day of FBÂ»â€¢ , 4@GL. (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. AÂ«*,7<-.0,3 SignattJ U (Attach photograph here) Signed before me this ~ -1-,4 day nne-20 W a*zoy mti-29 +IOLLEV WITNESS MY HAND AND OFFICIAL SEAL My commission expires:-My-Commisgion-Explzes 92Â« &90~2003 Notaiy Public' ~~~ture ~'1~-~ 1 -i pÂ»a k ~ E. gcoiRARY )~ Uff)'. 9-N PUBLIC NOTICE RE: 333 W. BLEEKER STREET- FINAL III'C REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, March 8,2000 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Leonard Riggs requesting Final HPC review. The property is located at 333 W. Bleeker Street, and is described Lots A, B, and C, Block 44, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on February 18,2000 City of Aspen Account 9 94 0-4 6%9;~ 94 /// /\Â» LH HOLDING COMPANY GUNNISON ASPEN HOMEOWNERS' ASSOCIATION ASPEN HISTORICAL SOCIETY COLORADO CORPORATION A COLO NON PROFIT CORPORATION 620 W BLEEKER ST 35 W MAIN ST 311 W MAIN ST ASPEN CO 81611 SP CO 81611 ASPEN CO 81611 ARKER JACK 1/2 INT BLAU SETH J BECK GLENN A ARKER CARRYN ADRIANNA TRUST 1/2 BLAU JUDITH PO BOX 1102 ;T 3896 DOGWOOD LN VICTORVILLE CA 92392 O BOX 7943 DOYLESTOWN PA 18901 SPEN CO 81612 LEVINS J RONALD & PHYLLIS M BLONIARZ JOHN W & DONNA L BROWDE DAVID A 532 MAHOGANY BEND PL 1839 N ORLEANS ST 176 BROADWAY STE 7A OCA RATON FL CHICAGO IL 60614 NEW YORK NY 10038 ARINTHIA CORP CHAMBERS PETE CITY OF ASPEN 33 E HYMAN AVE 12113 DEUO DR 130 S GALENA ST SPEN CO 81611 FAIRFAX VA 22030 ASPEN CO 81611 :LICK JANE COMCOWICH WILLIAM L CONDER CANDIDA E 33 W MAIN ST 420 W MAIN ST 19816 GRAND VIEW DR SPEN CO 81611 ASPEN CO 81611 TOPANGA CA CRUSIUS FRANKLIN G ETE ASSOCIATES LP CRETE ASSOCIATES LP CRUSIUS MARGARET J 418 SANSOM ST 1062 LANCASTER AVE 5855 MIDNIGHT PASS RD APT 507 'HILADELPHIA PA 19104 ROSEMONT PA 19010 SARASOTA FL 34242 HE WOLF NICHOLAS DENKINS JAMES D DEREVENSKY PAULA 33 W BLEEKER ST PO BOX 718 4043 SHORE LN 1128 GRAND AVE SPEN CO 81611 BOCA GRANDE FL 33921 GLENWOOD SPRINGS CO 81601 )EROSE VINCENT DOBBS JOHN C & SARA F FASCHING BARBARA 209 N 14TH AVE PO BOX 241750 232 W MAIN ST 4ELROSE PARK IL 60160 MEMPHIS TN 38124 ASPEN CO 81611 GOLD RANDAL S -IRESTEIN CHESTER & BEVERLY FISCHER SISTIE EPSTEIN GILBERT AND MOLLIE 777 WILSHIRE BLVD STE 501 442 W BLEEKER PO BOX 9813 >EVERLY HILLS CA 90212 ASPEN CO 81611 ASPEN CO 81612 HANSEN WERNER AND HARRIET HIBISCUS GRAPE CARRIAGE CORP 1/2 N LETICIA B WINTER ERNST & SON INC C/O INT UAIL PARK DR PO BOX 1006 FRONSDAL ARNE 1/2 INT DES MOINES IA 50265 TRAVELERS REST SC 29690 PO BOX 926 CRESTED BUTTE CO 81224 JACOBY FAMILY LTD PARTNERSHIP JACOBY FAMILY LTD PARTNERSHIP UGGIN H SCOTT CASPER J JACO BY 111 GEN PARTNER CASPER J JACOBY 111 05 S MILL ST #3 PO BOX 248 PO BOX 248 SP CO 81611 ALTON IL 62002 ALTON IL 62002 ANSS MARY 1992 REVOCABLE LIVING KEIM JAMES T KARP MICHAEL RUST PEITZ H QUINN JR 3418 SANSOM ST 667 FAIRMONT BLVD 17550 BAR X RD PHILADELPHIA PA 19102 UGENE OR 97403 COLORADO SPRINGS CO MCDONALD FAMILY TRUST ;CANIFF RICHARD J MCDONALD W SCOTT & M CAROLINE MCDONALD W SCOTT & CAROLINE 423 MC GILURA BLVD PO BOX 11347 TRUSTEES EATTLE WA 98112 ASPEN CO 81612 PO BOX 11347 ASPEN CO 81612 IOUNTAIN STATES COMMUNICATIONS MYERS JOSEPH V JR NATHAN REVOCABLE TRUST E; 718 N LINDEN DR 265 BRIGHTON RD NE O BOX E ATLANTA GA 30309 BEVERLY HILLS CA 90210 .SPEN CO 81612 PEITZ H QUINN JR 'ATRICK JAMES K POTVIN SALLY ALLEN KEIM JAMES T 17 W HALL-AM ST 320 W BLEEKER ST 17550 BAR X RD .SPEN CO 81611 ASPEN CO 81611 COLORADO SPRINGS CO .iCE DOUGLAS L AND VALERIE RICHTER SAM & LAURA 50% INT RICKEL DAVID 611 MELWOOD RD 7874 AFTON VILLA CT 8324 BROODSIDE RD :ETHESDA MD 20817 BOCA RATON FL 33433 ELKINS PARK PA 19027 1!SCOR INC ROGERS REGINA ROSENTHAL DIANNE 70 CRESCENT CT STE 1320 6 WOOD ACRES RD PO BOX 10043 ).ALLAS TX 75201 GLEN HEAD NY 11545 ASPEN CO SHEEHAN WILLIAM J AND SCHEID JOHN A & ANN F SEALS JOHN R & CAROLYN SHEEHAN NANCY E $00 SARROYO BLVD 4410 MEDICAL DR ?MOO 10 GOLF VIEW LN DASADENA CA 91105 SAN ANTONIO TX 78229 FRANKFORT IL 60423 BILVERSTEIN PHILIP SLOVITER DAVID SIMON LOUIS & EILEEN 31LVERSTEIN ROSALYN SLOVITER ROSALIE 1576 CLOVERLY LN 25 KNOLLS CRESCENT 1358 ROBINHOOD RD RYDAL PA 19046 BRONX NY 10463 MEADOWBROOK PA 19046 ER DAVID SLOVITOR DAVID AND ELAINE STRANDBERG JOHN J & JANE T ER ROSALIE 1358 ROBIN HOOD RD 2510 GRAND AVE APT 2403 ,8 ROBINHOOD RD MEADOWBROOK PN 19046 KANSAS CITY MO 64108 WEADOWBROOK PA 19046 TAD PROPERTIES LTD LLC ;TRANDBERG JOHN J & JANE T TAD PROPERTIES LTD LIABILITY CO !510 GRAND AVE APT 2403 PO BOX 9978 TOWNE CENTRE PROPERTIES LLC <AN~S CITY MO 64108 ASPEN CO 81612 ASPEN CO 81611 323 W MAIN ST #301 ELEGROUP TEMPKINS HARRY THALBERG KATHARINE ~ROPERTY TAX DEPT TEMPKINS VIVIAN 221 E MAIN ST :098 NUTMEG AVE 420 UNCOLN RD STE 258 ASPEN CO 81611 :AIRFIELD IA 52556 MIAMI BEACH FL 33139 -WIN COASTS LTD TWIN COASTS LTD WHYTE RUTH 10 WEST C ST STE 1901 110 WEST C ST STE 1901 PO BOX 202 ;AN DIEGO CA 92101 SAN DIEGO CA 92101 ASPEN CO 81612 0 Y-1, MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Directoru~ Joyce Ohlson, Deputy Planning DirectordAO FROM: Amy Guthrie, Historic Preservation Officer RE: 333 W. Bleeker Street- Final Review, PUBLIC HEARING DATE: March 8,2000 SUMMARY: This property is a locally designated landmark and is listed on the National Register of Historic Places. The applicants request HPC approval to.make minor modifications to the house and carriage house, and to construct a one story addition. APPLICANT: Riva Partners, L.P., represented by Mary Holley, architect. LOCATION: 333 W. Bleeker Street, Lots A, B, and C, Block 44, R-6 zone district. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) 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 ofthe following standards (Section 26.415.010.C.5) 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 floor 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 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)(21 for detached accessory dwelling units. 1 Fitab l~r Fl Response: The project entails modest changes to the existing historic structures and the construction of a new one story addition. No basement will be dug below the historic buildings, allowing them to maintain their original foundations. Historic House On the historic house, the proposed alterations are as follows. On the south elevation, a non-historic fixed window in the gable end is to be replaced with a smaller window, and existing french doors are to be replaced with new doors. A small addition on the back of the house will be altered as it becomes part of the connector to the new construction. Much of its roof and south wall will be removed. On the east side, existing sliding glass doors are to be replaced with a french door in the same opening. A gas fireplace on the second floor is proposed to be vented out the east wall. The historic house will be re-roofed with wood shingles, and flues for mechanical equipment and the living room fireplace will be grouped together. Overall, the proposed changes are very minor. Staff' s only recommendations are that the master bedroom fireplace vent through the roof, to avoid adding an incompatible feature on the wall and that information on all other venting locations be provided for review and approval by staff and monitor when the information is available. The drawings do indicate meter boxes on the west wall. Staff is unsure whether the boxes are located there now, but if possible they should be located in a less conspicuous area not on the historic structures. Standard HPC conditions of approval will be placed on the project noting that no exterior materials other than those indicated on the approved drawings may be removed or modified without prior approval from staff and monitor. Carriage House No changes are indicated for the carriage house other than where the new addition connects to it on the east wall. The drawings show the east wall of the carriage house left intact except for a door penetration. Addition Staff has no concerns with the addition. It has been placed in the area which has the least visibility from streets, it is only one story in height, and it is simply detailed and respectful ofthe historic architecture. Landscape plan A landscape plan was required as a condition of conceptual approval. Staff has several concerns with the proposal. First, the design of any new fencing on the property will require approval. Fences may not be more than 42" in height anywhere in front of the street facing walls of the historic structures. Second, staff is concerned about the thick hedgerow proposed to run along the fence since this will make what was an open fence 2 more of a wall. Third, there are hedges proposed all along the base of the historic structures. This is not a traditional planting pattern for these structures and invites problems by shading the foundation. Additionally, it will block the visibility of the original sandstone foundation, which is not appropriate. Similarly, staff is concerned with the amount of plant beds around the historic buildings. Introducing a lot of water for the plants in this area is detrimental to the building. The proposed bollards at the entry onto the site are not relevant to the historic character of the property, and the three new aspen trees on the north-east corner of the old house will block views of the building, introduce shading issues, and are not compatible with the historic landscape existing on the property. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: All of the structures on the opposite side of the alley from this building are designated historic landmarks and are large houses with relatively few changes made to them. The proposed project is appropriate in scale and design for this neighborhood. 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 proposed development does not detract from the historic significance of this site, which is listed on the National Register of Historic Places due to its architectural merit. 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: As discussed above, the new additions are appropriate to the scale and design of the historic resources. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to final review. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. 3 RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that HPC grant final approval for the project at 333 W. Bleeker Street, with the following conditions: 1. The HPC granted the following variances at conceptual review: a 7 foot rear yard setback variance, an 8 foot combined front and rear yard setback variance, and a 5 foot east sideyard variance for a lightwell, and a 240 square foot floor area bonus. 2. The master bedroom fireplace must vent through the roof, to avoid adding an incompatible feature on the wall. 3. Information on all venting locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 4. If possible, the meter boxes on the west wall of the house should be located in a less conspicuous area not on the historic structures. 5. The new flagstone patio on the east side of the house shall not be tied directly into the sandstone foundation on the house. 6. The design of any new fencing on the property will require approval. Fences may not be more than 42" in height anywhere in front of the street facing walls of the historic structures. 7. Eliminate the hedgerow proposed to run along the fence since this will make what was an open fence more of a wall. 8. Eliminate the hedges proposed all along the base ofthe historic structures. 9. Reduce the amount ofplant beds around the historic buildings. 10. Eliminate the bollards at the entry onto the site. 11. Eliminate the three new aspen trees on the north-east corner of the old house. 12. Submit a demolition plan, as part ofthe building permit plan set, indicating exactly what areas of the historic house are to be removed as part of the renovation. 13. Submit a preservation plan, as part of the building permit plan set, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retain/repair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage. 14. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 15. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 16. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 17. The preservation plan described above, as well as the conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 18. 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 4 approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 19. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 20. 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. Exhibits: Resolution No. , Series of 2000 A. Staffmemo dated March 8,2000 B. Application. 5 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR FINAL DEVELOPMENT FOR 333 W. BLEEKER STREET, LOTS A, B, AND C, BLOCK 44, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID #2735-124-41-001 RESOLUTION NO. -, SERIES OF 2000 WHEREAS, the applicant, Riva L.P., represented by Mary Holley, has requested final approval for the property at 333 W. Bleeker Street, Lots A, B, and C, Block 44, City and Townsite of Aspen. The project involves making minor modifications to the existing historic structures and creating a one story addition to the buildings; 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.C.5 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, HPC granted conceptual approval, partial demolition approval, residential design review approval, and made a finding that "The Secretary of the Interior' s Standards for Rehabilitation" were met on January 12, 2000, and WHEREAS, Amy Guthrie, in her staff report dated March 8, 2000, performed an analysis of the application based on the final review standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at their regular meeting on March 8, 2000, 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 the review standards are met and HI?C final approval for 333 W. Bleeker Street, Lots A, B, and C, Block 44, City and Townsite of Aspen, as presented at the March 8, 2000 meeting, as follows: 01. The HPC granted the following variances at conceptual review: a 7 foot rear yard setback variance, an 8 foot combined front and rear yard setback variance, and a 5 foot east sideyard variance for a lightwell, and a 240 square foot floor area bonus. l./2. The master bedroom fireplace must vent through the roof, to avoid adding an ' incompatible feature on the wall. U. Information on all venting locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 44Â· If possible, the meter boxes on the west wall of the house should be located in a less conspicuous area not on the historic structures. 5. The new flagstone patio on the east side of the house shall not be tied directly into the sandstone foundation on the house. 6. The design of any new fencing on the property will require approval. Fences may not be more than 42" in height anywhere in front of the street facing walls of the historic structures. 7. Eliminate the hedgerow proposed to run along the fence since this will make what was an open fence more of a wall. 8. Eliminate the hedges proposed all along the base ofthe historic structures. 9. Reduce the amount of plant beds around the historic buildings. 10. Eliminate the bollards at the entry onto the site. 11. Eliminate the three new aspen trees on the north-east corner ofthe old house. 22. Submit a demolition plan, as part ofthe building permit plan set, indicating exactly what areas of the historic house are to be removed as part of the renovation. L.43. Submit a preservation plan, as part of the building permit plan set, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retain/repair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage. 914. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. Aft HPC staff and monitor must approve the type and location of all exterior lighting fixtures. ~16. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 6,17, The preservation plan described above, as well as the conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. LA 8. 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. Vl 9. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 420. 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 March, 2000. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk Marg A Agian Architects, F.C. MEMORANDUM To: Amy Guthrie, Historical Preservation Officer, City ofAspen From: Mary A A Holley CC: Leonard Riggs Dat 02/23/00 Re: 333 West Bleeker Final Review Please find enclosed the materials required for final review of the Addition and Remodel of 333 W. Bleeker. The project has changed a bit since the conceptual review to better meet the needs of the clients and to reflect the comments of the HPC. I feel that the project has improved with these changes and that they also help to further differentiate the historic structure from the new structure. As requested during the conceptual review meeting, I have included a landscape plan designed by Greg Mozian and Associates. Some of the significant features of the landscape plan are the hedge and wrought iron fence on the front and side of the property and the brick patio in the backyard. The intent of the fence is to give the property a sense of closure without cutting it off from Third and Bleeker Streets. The hedge behind the fence is intended to be three feet tall at its maximum height and serves only to screen the winter sludge from the view of the house. Closer to the house, we have added some planting beds in a strictly geometric form to replicate the treatment that was typical of the era. These beds will contain flowers, groundcovers, and other low and colorful plantings. They will use sandstone as a border to help tie them into the foundation. The parking area on Third Street will consist of gravel with a sandstone border. Unfortunately, grass over a driveable surface degrades quickly with any kind of frequent use and turned out to be an impractical solution. Gravel will keep some of the soft edges of grass while the edging will keep it from taking over a larger part of the yard. The backyard sees the inclusion of a brick terrace. The brick pavers are intended to be set in sand so that some natural settling will occur and give the terrace a bit of character. A water feature has also been added to provide a point of focus in the back yard. There is a raised terrace outside of both doors with some steps down to the brick terrace. Some changes have occurred to the elevations of the existing house from the previous version, but in reality, some are not changes at all. We have decided to keep the smaller window on the eastern elevation and to keep the french doors in their original position. I have also worked to 50 Kiver Oaks Lane dasalt, Colorado 8 1 62.1 f'hone: (970)927-7656 rax: (970) 927-7669 E-mail: aardvark@sopris.net I Web fage: http//mt.sopris.net/aardvark E>LUL Li-1- 6 En'. Marg A Agian Architects, r.c MEMORANDUM reroute the mechanical flues so that the flue pipe on the western roof can be removed. Both the vents for the mechanical equipment and the gas fireplace will terminate through the flat part of the existing roof where it will have little impact on the appearance of the original structure. We are requesting that the window on the south elevation be moved lower on the fagacle to better take advantage of the view. This is the only real window change we are now requesting for the original structure. Finally, we would like to reroof the structure with wooden shingles to replicate what originally existed. The addition has been further simplified in form to better differentiate it from the historic structure. The detailing will be simple and clean, yet will acknowledge the historic structure. I have switched to easement windows a simple mullion pattern to preserve the cleanliness of the addition. Two of the dormers have been eliminated, which also helps to quiet the elevations. Finally, a wrought iron guardrail around the eastern lightwell replaces the metal grate previously shown. The guardrail around the roof deck has been redesigned so that it is more horizontal and less intrusive. I have removed to wooden cap and am now using a wrought iron type of railing to ensure more transparency. Also, the railing has been simplified so that it is on two levels only: the landing level and the deck level. This eliminates the diagonal element The overall massing of the project has changed little from the original application. My client and I have worked hard to make it a good neighbor and to make it compatible with the neighborhood. The landscaping proposed is similar to other properties in the West End and helps to preserve the historic nature of the property. The addition is quiet and unobtrusive to the historic structure. The detailing of the addition defers to the original structure without replicating its intricacies. I hope that I have addressed any concerns that you and the Commission may have. Please let me know if you have any questions or comments regarding this memorandum or the enclosed materials and I will be happy to discuss them with you. CC Leonard Riggs 50 River Oaks Lane Ibasalt, Colorado 8 1 62.1 rhone: (970) 917-7656 ran (970) 917-7669 E-mail: aardvark@sopris.net I Web fage: http//mt.sopris.net/aardvark BLEEKER STREET 74.78' RIGHT-OF-WAY .PE F V.1.319~ - 4 ~atora-INE 4 - 1 d ha '6 - 11 \ --- G \ i -- - I LIGHTPOLE \ ~ 4 3 3 I.. // carro-,000'?~~\ -- \ 1=/ . $ \ N -- \ -=>. 6 lirl /14Â» N 0 0 - BIOCKWALK -- -lill .-1 -il r ENTKYeDUARC>5 / 00Â£~-421111/EfitiÂ·.2/.-. 0-0 5 E. f hE~6 , #<..'.Â»L-...m.m# 5,4 / M ~ 0 51 -- - -4- 5 75-091TE Z -1 4-1 (309 ~- ~ 8.--3- 7-*rucili./.- :2 14 N *05Â· L -~944\89 .1 ~ 1 1,&-2 37ll \9 ./ I . 44\11//y>, g~ A. f. ) e g iM 6 ...Â£-vola 3 51 7% /, z. LOTA 1%Â« . 3.... LOT B l 0 1 6Â£ etr 4 30 MLE#Â·1 5 1 2/ GE. 1 3/diAl\ 2 -1 r~ FROPOSED FLOWEFING CK,ABAFFLE : Â·:.5, 1...wooer.. - Â·9% 1Â» ./ 4 /k Sr~nIG..El -. U kil 6 i L~--1 -6-, LOT D * A ***mq/~ 11 , R- 1 11 . '/ FOROi 1 2/17:7- , :.u\ 4 -4. AA + 3 'rÂ·,Â·1 /1 i 117 Â·<'4*'Â·.Â· Â·ille< â€¢Â·Â· 11 /4:Â«11 f i FROPOSEDWATER 1D J) 3 FEATJRE fi-in #. 5 44 *31-2-m:/7170%. - >1 1 >1 ' 9 -' ~ - PROPOSED*EN I >4 \ PROPOSEDBOGGRLL 1 >1 \S . I 0 f.Â·' ,(~~ RESIDENCE , 1 J 1 . \ 2 IE \ I \9 1Â» 2 1 Crril i . ~rn LOT C ' .: >-1 )1 1 \ - 29 L & . In . Em A i \ Riggs U 1 .0 , . 1 1Â» LIGHTIVEL ~ Residence FLANT LEGEND | 6*VAW#UwAY Â·- ~ Â·j' .-" Â¢14 f 1-1 \\1-0 r.4 - NEIsma LGITWELL 8El.OW Iâ€¢>Â« N Â·1 /: tyELPARANG (ija) i ~_/ I 1.3 ., 5 - E FROFOSED EVERGREEN TREE Landscape \ GRATE 0/1,1 Plan 7 FROPOSED PECIDUOUS TREE C] D-07 0-lopmorl c.l.*IDKAL I Sch-,-Ic D-gn /XÂ· 703-1 1.15H1'Wai ( Â· 1 - FROPOPEDEFRUCE 3 Con'ruction Documents E-t t71 f PROPOSED CRABAFFLE Date, F,Â®ruil 7.2000 Dlt/BMAY GARAGE Scal- 1/8-, r aÂ· ---h Revis/0 FIRST FLOOR :101.8 Drmm By: 824 /01]Â«fÂ·Â»33351Â·-r-IÂ·rÂ·ThÂ«~ la PROPOSED SHRUBS 1 22 i ~ 'RÂ·714622/ fl.:2.-----1:JÂ·----~.0, i .-142 0 E-ECT;C PEDESTAL - GRAVELD@r==-Â«r-09-90.00 - EX!511 2 WOODEN FIENCE .47//11\* . FROFOSED FERENNIALS TEUin#OIE /1*) TELEPHOFE 8OX AND GROUNPCOVERS TV PEDEST/L-5 \ GN ENCKOACHES THE - -A ALLEY ~GHT-or.WAY AFFROX Z .O ALLEY BLOCK 44 Â· 0\114 20.39' RIGHT-Of-WAY EXISTING 9'RUCE EXISTING COTTONWOOD . ~ ASPEN frEMi Sheet: L-1.0 5<740' E 100. MeIS~~N14-5049'E ~ Â® IONI 'salvic>ossv uueld MU.UIUOJ!..3 Â· npal i [19[8 opwo[00 â€¢uad,V : graims THIRD STREET 38'KIGHTOF-WAY Â·COMM,84.09_ ft G imAN,lougal I.hATICÂ»,Cm}4 0 0 a. 8 4 k -t . ~--~Il. E---------------3 #ti, 4 1 1 1 1 0 1 Mary A. Avjian c v Architects, P.C. BATH 4 0 V>ze /4 Mel PROVIDE 50 River Oaks Lane ADDITIONAL- BHORINe AS Basalt, Co. 81621 f I REGUIRED | (970)-927-7656 i 1 1 ~|| H*R . L " 1"1 -~~ _-2- =L-,-L I ~_ 0 1,Â·64:.4'. .7,1 i ., a 1.1 .LÂ· LdÂ©.0 , N ~21 $ 1 ISSUE: 2 HPC OONCEPTUALe--12-00 Â£ HPC FINAL, 02-04-00 E- - -f F--- PROViPE EGRESS LIGHTYâ‚¬LL M--- 2 Â£ LADDER AT F4W)*ea_-, BEDROOM L. LIGHTPIELL MEDIA ROOM ~ BEDROOM Â£ h _ 6 ~ 7-1~ li -439-fÂ« LISHTEEL. 1119 1 15 - 11 1 2 11 4 1 1 41& --A - m LIGHTYWELL - J L- -1 - LNE OF F=OUNDATMON 1 -4Â£ 1 1 1 LId 1 1 0 1 - SOFFM .77 AIR INTAKE DUCT 0 ZK o 1 1 1 Un EXTEND FOUNDATION AS REQUIRED> FOR PECHAN!CAL EGUImâ‚¬NT di < E 9 I li - EXIST INS STONE FOUNDATION 11 MALL-- ADP SHORINS AS REQUIRED 11-1 2 11-~ 0 l' / NEFN SHELVINS M 043 ME~Â·H, | < - - NER FLUE ROUTINS AND CHASE W iI k 3 EF]_4_ #* / Â¥%Â£21- 0 1 lili 11- // 1 1' 0 dwi 1 11 I ill|,~ 11.1 --3 9 nfs 0 1 1 1 1 1 1 1 1 1 L_. 3 1 0 0 1 1 PROJECT: 1 Rlees RESIDENCE ADDITION AND REMOPEL 1 1 '... J DESCRIPTION: 7-- LOVER FLOOR PLAN 1 (A21/ MALE 1/4'=1'-0, | SHEET: 0 0 1 1 /73 LOWER LEVEL FLOOR PLAN 112.1 0 0 1360143%1 O 0 - Tle IULL TO i B'<70 * PIEW MROFetrÂ¥ L.Â»e -=r - - I -*==r - il - 7 0 ---------F-----7 Mary A. Avjian 1.1> 1 1 CARRIAGE HOUSE ~ Architects, P.C. 1 -' I ltÂ·p 1 1 -\ / | 50 River Oaks Lane Â· - 4 T..~1 Ba5alt, Co. 81621 \ (970*927-7656 1 1 7/ V -7 ISSUE: . / I k==1 I 2 1 -C FINAL, 02-25-00 1 1 - GUEST MASTER 07 sÂ·roâ€¢~am 1- T LI-Mu 82 00 1 - */ / ' | /E 03 1 -22Â»~19 1 1 1 1 lie Q 1.7 f-\ 1 -41 1 r - 10Â·00[1 - - 41*ma ST= a. 1 1 1 1 . 1 1 Pll px, 1 1 LI,HT,â‚¬LL E-61 lu I 1 KITs,~ i 3 4Â· GE Py< 11 1 1 - --- - -1.- -a~DRNL r| T. o M.X. 1 1 1 1 7 &-' 1 1 LU 0 11 1 0 1 1 I liz --- 1 1 1 - 1 1 11-1 0 1 1 -m.wme.M I ' ~ Z P< 9 DININS 1 1 F-= mut-T * amr 1 1 1 ----,/ I. 1 1 1 = me 1 1 12 021 1 --1-Nump; 1 - 0,5. 1 1 1 / 1 1 lf) 1.- ~6 0 1 1 1 -uaLOSM'.9-,a 1 0 {21 m r lll 1 . 1 1 LE-Â©J/* 1 1 1 <[ R F 1 1 1 1.- 1 1 I 1 1 1 1 1 1 1 1 1 1 1 1 1 111 I LIVING ROOM | 1 1 ~ 1 1 1 1 4 T.0.-, 1 1 0 0 7 k =f | | | RIMS RESIDENCE PROJECT: | | | r-NLY *88/11 \ D... MAIN LEVEL FLOOR PLAN 111 0 0 1 8*| | SHEET: 1 1 1 MAIN LEVEL FLOOR PLAN A2.2 1 1 1 IA 1 1 / 11- d (2;)1 SCALE, 1/4â€¢â€¢1~â€¢ ---r--1-------------------------- .-. 1 1 1 1 1 0 U 13(OWBN O 1-1 r-- 1 -ZJ Mia 1 0 11 | | Mary A. Avjian 1 ..~---L Architects, P.C. 5/12 50 River Oaks Lane 1 -T 1 1 (9701927-7656 Basal# Co. 81621 tf10===, cr---2 1 3--- 0 0 ISSUE *019 CONâ‚¬Mr,AL, 01-12-00 *PO FINAL, 02-0-00 1 Al-nc 2~11 2,0371)e BrrLI-IT TO MIEMAIN \\U r.=CH DOOR MIâ„¢ MI#opÂ»m. AS 1 SHOr*41 1 Poolâ€¢ maor, L....-- ATTÂ·to Acces I DECK heal MOOD Blen TO Be I A ..0.- BUILT Ovat EXIMINI MOOM LINE Of EXISTIN, ROOF TO me IZMOVmo LINE 0 ..6,41-L. BELOPV L u u / 1.-1 =.=U=- =â‚¬0 \ '1 Be' HIel,1 aUK#DRAIL AS \ 0,1 heN PkoOO AN:, *LASS A ..0.- POOR IN eXISTINI OPâ€¢4143 -.LFÂ·f-- Remul.= 11-1 ill I Pa z - O W U 01 0 Z M O iji ~i ~i n - exISTINI Â»Dori TO 1- EMAIN "f..) Ill Z Ill 4 1 1 1 1 1 1 - 12 Oid-3 T. a./. - EXISTI- )â€¢IALL TO leÂ·IAIN 0 6 -' 1 1 Â¢r, 1 1 -1 / 61 1- lii 8 1 11 91*m- W- - fe:+WliCÂ·AL. M.LE C+1,82 0 ne M 21 1 0 am x r 7 -1@bu / i <[ m W Il 1 1,71 =*r J:IMPI L31Lf 6 \'' -1/1\ \L HIS BAâ„¢ I m c â€ž15 1 \J 1 1 2 1 \ 3/</< .ri**) / I 0 0 1 PROJECT: 2.-0.1 RIMS RESIDENCE - | - LOM P,4.1. MITH ADDITION AND REMODEL MAST~ meDROOM - 9Â·EL.VmS ABOVE =41 ral DESCRIFIION: UPPER LEVEL PLAN L *AS 0 0 SHEET: /Th UPPER LEVEL FLOOR PLAN LL=====11 0 \Cls/ SCALE, 1/4.-140/ A2.3 U O 13(OH 0 0 - hel FOOD 81Â·11,0LE ROOF r-uz--3 cznzz] c.--En- 3 Mia 71 r--7---------31 0 0 1 1 EXISTINI ROOFâ€¢ TO 'trMAIN Mary A. Avjian 1 1 1 Architects, P.C. 17--1 | | 50 River Oaks Lane Basalt, Co. 81621 (9701927-7656 1 1 1 1 -Ul 1 = 1 1 fir) rgIT--3~ ===3 02_ -2 ISSUE: 0 0 1-f CO~S~TUAI., 01-42Â·op HPC PINAL-, 02-2>00 1 EXISTthe Slert.leHT TO 1 1 R~'#AIN 1 1 _3 : 12/12 ir- i 1 1 11 1 11 DEOK i - 12Ae 1*22 - i A T....4 L-/3------16------------f L U U u MATCH PITCH OP - \ 1- / 1, $ /11 1 6 ..a- I LU LU 11 Z - 11 ill O 1 0 ZE o 11 a i M W 11 ~ ill Z 14 % 11 12 OEN 11 /-1 ~C+44*69 FLIES ~ MOOD eHIN~L-ES Ill Â«) i= lii 8 0 Am 111 11 1 432 W - 11 -ILL -71 ~= =9-F 11 11 0 PROJECr: 0 EXISTINI IÂ·OOP TO leâ€¢IAIN RIMS RESIDENCE 11 ADDITION AND REMOPEL 1~ DESCRIFT70N: ROOM PLAN 0 0 SHEEr: 11 LL-i~L ~2-1~==-dj ria ROOF PLAN ~4Â·4j SCALE, 1,~â€¢.1..0. 112.4 6 0 13(OIN Â»190 0 0 0 1 P r j :9-0â€ž' 24 4, 43Â£89~ 4.-' Â·. h 4Â·- Â¢Â·tr -- '1- 2. A\j . 'i wÂ· ' kf < -Nelâ€¢l p,mp -11 plaa, be . L 0 0 1-lov'Dp Mary A. Avjian ---*leTIN, PWE,TO 156 Architects, P.C. 50 River Oaks Lane 97-1 4 1. Fl- 8-44=4 Basalt, Co. 81621 i (970>927-7656 '07 1 \Â« 1 : /#tfupt //:1--- 0 9% flb\ - He,4 MOMPCON,â€¢U H,OP ISSUE: .DA // 1 \ \\ eIPINe Mft,geÂ·loepTUN-:01 -14Â·00 1 *1Â«IMe UFFUM 9 . ' f-,d:,#u#u*Â£Â¢11==/fl-- --:9/-2 ~Â«-- H+Ft: r,N--: 011-'0700 fept MPON- PAH, 11*'-7" h,Â· fUr ---- 1 ' . --UlfTE'17, 17 41< -%-t; 4 ;11 6 e 1/1,017/ 1 1 11 -- paÂ» 1 .- + *fel / 4 74-LLU*_- H . - 1 - 1-'.M 7110'-1 f IL.- / ' Eli-= -- - - /1 0-- eqen,46 0'124,1,05, Houee 14 1 177 j--1 sr ' if - I 8,-n 14" 1*4# 1 I f '6,-+81 4 i - 101'Â·9% 04 91:0Â· MA r 1 -r 0 .T- 1 V-TEK "i--0. 3 -'60Â·per Crer..1 --- Â»Ae,pog veirrwme*rr eF,Â·Te (aÂ£Â»80 Ce'Â·08Â·tb 7%* 1 11 11 27,40 lÂ»Vel- 1 1 O Reer WAK , U <tht RR &:/2- 11-1 Z LL! /3 M Oid in E- th --- 8/6 VF' Ix-\\ 1 % tr- 1 --8.4 peopmt'Melee 03 jfXNjw' Xt. 444#tr.:4.,/F.*<1 GRIn-Â· Pillbleâ€¢ile'[T~M Te FeANH 1 . 1 M< 40,1 04*2 44"'89 ---.- _ . 1 U Â·Â·Â· 4 .1 "10 ~-'.:'- ' 'I . . 11.11~<,1â€žÂ©f, 1 1 Neb Wl,Â·0 Wit-â€¢4 - - - ;L=4 1Â·Lum-19 91-4,41-f, 9.- 8~Wl NI uppef 1 - .- -----1 7 , T+FLY TtyÂ£-f -31TIT1-734 i fi ---- -11 MOPWWN,6.â€¢ HWQ-p~fl. -- 1--11 1 1 41 -' -2 0,HMI-- 1 Â· -3 0 0 ...I=ill/B ~~ -9' -~~~ ~ ~--~ PROJECT: AM#*TAÂ·e TWLI~~~~~' ~ ' ' RieSS RESIDENCE , = ~| | ~ | | 1 ADDITION AND REMODEL coW RP (410Â· f'Wl'41Uilli~ ' , r=t 1. *=U- ..... . M--~ 1--Awl -- 1,Â»--- -- 5,4-'Ar- M.H.k DESCRIPTION: 1 .1 -~ . m. pw 1. le,w ' 1 ~~ ~ Ll' 1 1 - ELEVATIONS *6071â€¢Â·AÂ¢ 1 -- ~ r' C.â€¢16'+'.80 H-k â€ž -- E - f 71*93 0- O w,BTAEU,MeltÂ©elteel@â€¢46 -- ~ * SHEET: A3.1 - 146'At E-0.crION 0 0 13(0!433 d BONECI 1 93 05*610100 22% 0 0 i 1 - Ry 4 2- 4 31'- __NEAH F.,UES 1 '1- t. 111 L - 0 0 Mary A. Avjian , Architects, P.C. - . Â«X,1 IAN.OP 86 FOMPH IWP - 50 River Oaks Lane 14891 MMA ~11, ~~ Basalt, Co. 81621 (970)-927-7656 *D op 61940â€¢eD HP6â€¢ee~ , 1/ RQF *Yel' 1/ h //i 31 , 0 0 r- 1-44 ttorifert)-0 04#P 11 ISSUE: C 0.9/8, . /Â»'EX \ HE' . Mo:Â·coge,u,u. )-#.. il ,_.-ide:flifips&/1,3 , i>n --=Â·-i --0 r $4 _ _ - ~ -- Ne,H ?40951â€¢8Ht relth HfE>FIHIL:09-Â»64 L.-1 0% 1 0 9-J -. --*~ VENT & Hew Pet . ill J\\\,â‚¬MS-1 11 r 104 T -60' M 491-71 1 11 1 -\ t/ . .Jib f T- 17 ir--s-i -R==21 -: -1 -- ilf__I if.-- -/---- \ . LU , 6-$*h#HeeÂ· .-,L lÂ·L_ -,1- . . a 1011-011*T \ 1 J| , 8,449.1HeM@414~ 1 T..Ph 110" , 101, O,1 Â¢t:L .0 / 1 - J .,--,1-2-----2~-1 - .%Â·_ - ---1 1 -- -- A- 1 0 / ' 1 141 He~4 Mettkfi .A - U 11-1 1 0 1- 1 2 1 . OF: 94â€¢@11rle F~,f4;t+ ~Nerl Fiur-FITort ToMâ€¢qurt ---it-J do 1 ----- 64*TENâ€¢ feRat 4 <3 ~<Â»4846141-0 -li:,14.4.4 49(44- AEF, L,-tipe,/#4 N Mepâ€¢tatepp-- 0 ZMo ~ p.teer elÂ·69*mON ,Â®LZFÂ«25Â©r~e,re m-*1< 0/ 16-0; T.o.coMo - 014Â«INÂ¢) HIWI:Â¥44 1,414TDA a <[ E 9 /1 'n - Edi Z g K 4 --Aff ,/-//1.21'Mi#*)&.4* â€ž600H.;W'.0 M 04 3 | /'~ -*NINpe H wi/in,PH -TÂ»4727 t2: Â« 1 ~ Mâ€¢ma BKÂ· Pe'P'46,4 h\ - --r#*l*Gove#Se.24 1 <[ R T 111.-== L.j 1.- 4 1 t-0 1 1 . 11 R r 1 4,-- 7 4-7- : 8..4 9.121"eels - 1 --1 - r b. H.4 A-PHIN:-1 . pi -r-1-,448 - 2 - , 20 lili 11 1 1, 11 !F \2 -! ~.... - _~ - *In,le l/Ppef 1 Ta Â«94*77' 11 - . NeH PmA' . Â·Â· , 1:"W, 411/.4 ~ i -p*#.*.*. Â¥WN#rkILâ€¢ P-P *PIM 0 0 PROJECT: 4,-----94/P O!*Alt lmâ€¢â€¢,D RleeS RESIDENCE Â·C t- ' #/6/ ADDITION AND REMODEL _ . 14- 2 3 -- --" 33, .i! 9 ' ' M-Br. A 1 * 1-4 ,*lar V {A'-6/1 DESCRIPTION: CÂ·I ELEVATIONS 1 - .1:aer,J, 10'V 0 0 Iue' -*-MV#.t,Â·~1*BÂ¥M -' SHEET: 1 - --COL.,0880 42Â»bF/T&%&&*f 213.2 Â©4â€¢UTH (>NÂ·UBY) 6,06â€¢#9'1,14 A-- 1/.Nep J. O 0 1.,4Â¢Â®744 m..REFRES=el. c.113=@ MEETING DATE: alÂ»EnD NAME OF PROJECT:: 11 D 0Â· MAI 14 - Ce--~.q,4 . CLERK: ---- STAFF: WITNESSES: (1) (2) (3) (4) (5) EXHIBITS: 1 Staff Report ( ) (Check IfApplicable) 2 Affidavit of Notice ( ) (Check If Applicable) 3 Board Criteria Sheet ( ) (Check If Applicable) 4 5 MOTION: VOTE: YES NO -..- SUZANNAH REID YES V NO MARY HIRSCH YES 1/~ NO SUSAN DODINGTON YES ~ NO GILBERT SANCHEZ YES ~ NO LISA MARKALUNAS YES ~ NO JEFFREY HALFERTY YES -2' No _ GHRIS]lE_KIENASL-Â¥ES- NO 6,7.Â£s~ *rr~HE~~1EU~02.- YES NO YES NO HPCVOTIE i 8 0 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning DirectorÂ·Â·3*) FROM: Amy Guthrie, Historic Preservation Officer RE: 110 W. Main Street- Conceptual review- PUBLIC HEARING (continued from February 9,2000) DATE: March 8,2000 SUMMARY: The applicants request HPC approval to add a third floor, including five new lodge units and one suite, on a portion of the Hotel Aspen. The lot is approximately 27,000 square feet, half of which is located in the Main Street Historic District. The other half of the property is the alley and lots fronting on West Bleeker Street, and is not included in the district. Formal HPC review will not be required on that part of the parcel, but through the Planning and Zoning Commission, the 0 applicant will request approval for additional hotel units and affordable housing. APPLICANT: Hotel Aspen Condominium Owners Association, represented by Reno Smith Architects. LOCATION: 110 W. Main Street, a portion of Lot F, Lots G, H, I, and a portion of Lot O, Lots P,Q, R, S, Block 58, City and Townsite ofAspen. ZONING: "O, Office Zone District, Lodge Preservation Overlay, Historic District Overlay on part of the property. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) 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 ofthe following standards (Section 26.415.010.C.5) 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 1 -4/7/6 iÂ» 0 buildings on the lot, exceed the allowed floor 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 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 property in total is almost 27,000 square feet, which is exceptionally large for Main Street. The 4110wable floor area is 20,231 square feet, or up to 27,000 square feet by Special Review. The applicant will be pursuing a Special Review bonus, part of which must be devoted to affordable housing, which will be built on the Bleeker Street half of the property. The proposal before HPC is to add a third story on one section of the existing hotel. Note that because the building is "L" shaped, the area with the third story is set back approximately 70 feet from the front lot line. However, since this is a corner lot, the third story will be fully exposed along the Garmisch Street side. At the February 9~ meeting, the HPC discussed concerns about excessive height on the new addition. The entire third story is over the height limit for the zone district and will 0 require a height variance from the Planning and Zoning Commission. P&Z may be inclined to grant variances to encourage expansion of the lodge base, however, staff finds that to be sympathetic to the character of the neighborhood, the height of the third story must be absolutely minimized. The design has been revised to lower the ridge height by three feet and to remove a large gable that was in the center of the addition, but the application still focuses on a desire to have 8 foot tall doors with 3 foot transom windows to maximize views. Staff finds that this is far beyond the minimum variances needed to create additional units and maintains the previous recommendation that the roofline be lowered as much as possible, even to a flat or shed roof form. The third story should recede from view rather than make a major architectural statement. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The project as designed is not consistent with the character of the neighborhood. There are few three story buildings along Main Street, and where they exist they have a significantly smaller foo*rint than this structure. Staff finds that to accommodate the additional height on this structure, the design must be simplified. 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. 2 Response: There are no historic structures on the property. The office building at the western end of the block is historic, as are structures across the street and on the other side of the alley. The proposal will not impact their historic significance. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereoÂ£ Response: As stated above, staff finds that the project is not in keeping with the architectural character of the Main Street Historic District. The primary period of significance for the Main Street District is the mining era, the time in which most of the historic resources were built. There are some 1940's and 1950's lodges on Main Street which are considered historic in their own right, and other buildings, like this one, which are contemporary in character. Staff finds that the most appropriate solution is a design that reflects the modest character of the existing building and does not try to make just one floor of the Hotel Aspen relate to the surrounding buildings. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to final review. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that HPC continue the review for 110 W. Main Street to allow for a restudy of the design. Exhibits: A. Staffmemo dated March 8,2000. B. Application. 3 December 15, 1999 Ms. Amy Guthrie, Historic Preservation Officer DAVI D Aspen/Pitkin County Community Development Depanment GIBSON AIA 130 South Galena St. Aspen, CO 81611 AUGUST RENO RE: Hotel Aspen Design Intent AIA A. History: The Old Nugget Motel SCOTT The Hotel Aspen used to be a 2-story structure, L-shaped with a SMITH AIA very shallow roof pitch, called the Old Nugget a motel. In 1984, Gibson Reno Architects designed the first remodel. It consisted primarily of a face-lift. In 1986, Gibson Reno %>,3*4,/59 Architects added one new building behind the Old Nugget and ---Ir--- Ul/El) added two additional floors to an existing structure. _lilli;W/-1 â€¢ B. Today: 3rd floor addition 792F It is the architect's responsibility to design a building GIBSON Â· RENO according to the context of its neighborhood, whether it is a new Â·ARCHITECTS. L.L.C.Â· 111 structure or, as it is in our case, an addition. Our design intent is to be sensitive to the Hotel's surrounding history so that it may compliment, not compete with the neighborhood block. 210 E. HYMAN However, our goal is also to introduce a fresh and new design NÂ° 202 that will enrich Main Street's elevation. Expressing Today's ASPEN design is as vital to a community as it is to retain its history. Our COLORADO ultimate design intent is to have the Present, the addition, and the 81611 Past, the Neighborhood, coexist in harmony. The Hotel Aspen's new addition is located directly above the 970.925.5968 existing 2nd floor of the main hotel consisting of 5 hotel rooms, a FACSIMILE suite, and a roof deck. It is setback approximately 8 & feet from 970.925.5993 the edge ofthe sidewalk The addition's linear mass is broken- up with gables and arched dormers, which complement the adjacent buildings. The changes in ridge elevations mirror to a certain degree the context of the block. In order to break up the P.O. BOX 278 mass even further, we propose changes in color schemes 117 N. WILLOW between the main linear body of the addition and the gable ends. N" 2 Colorful accents such as painted trims and fascia will add to the TELLURIDE vernacular language used by the hotel's neighbors. COLORADO The function of this addition and the existing conditions limit 81435 the extent to which we can physically breakup the mass. But, we believe that the design approach we have taken as mentioned 970.728.6607 above, will generate a harmonious existence between the old, the new, and the block. FACSIMILE 970.728.6658 E>41'illoit, re> . AUGUST TO: Amy Guthrie and H.P.C. RENO FROM: Alfred N. Beadleston, Reno Smith Architects AIA RE: Hotel Aspen Addition Revisions SCOTT SMITH To everyone concerned: AIA We, at Reno Smith Architects, have made design revisions to the Hotel Aspen Addition per the Historic Preservation Committee's comments - dating back to February 96, 2000 accordingly: The Committee's primary concerned regarding our initial presentation of the Hotel had to do with the overall height of the 3rd 2333 ZEK floor, and of the overall mass and focal point the large gable created. V-V We dealt with these two impacts as follow: 1. We decreased the primary roof's pitch from 8:12 to 6:12 RENO Â· SMITH Â·ARCHITEC T S, L. I.. C. effectively reducing the ridge height by 3'-0" (refer to sheet IN A3.1). 2. We removed the center gable entirely, thereby reducing the overall height by 6'-0" (refer to sheet A3.1). 210 E. HYMAN NÂ°202 3. We reduce the plate height ofthe two arched end forms and the stair well forms on Gannish Street by 1'-0". This is the ASPEN lowest reduction to the plate we could afford and still COLORADO maintain 8'-0" tall doors and windows in order to maximize 81611 the views ofAspen Mountain. 970.925.5968 FACSIMILE Sincerely, 970.925.5993 E-MAIL office@renosmith.com Alfred N Beadleston 0371 SOUTHSIDE DRIVE BASALT COLORADO 81621 970.927.6834 FACSIMILE 970.927.6840 CC: Bob Morris Tony Brown Herb Klein Amy Guthrie