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Home My WebLink Aboutagenda.hpc.19991215AGENDA ASPEN HISTORIC PRESERVATION COMMISSION December 15,1999 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS SITE VISITS - NOON - Dec. 15% 1999 419 E. Hyman 212 W. Hopkins 117 N. Sixth Street 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 \ A. Reso #56 - 419 E. Hyman Ave. - Minor Development Â«Â»-\, C 5:25 B.__Resa=#AS;6117 N,uSixthzStnee*amskÂ¥light=disuemient VI. NEW BUSINESS 5:45 A. Reso #~- 330 Lake Avenue - Landmark Designation, Conceptual Review, Partial Demolition, Variances, and Residential Design Standards Public Hearing 6:30 B. Reso #*- 212 W. Hopkins Ave. Minor Development 0 kh 6:50 C. 333 W. Bleeker Street - worksession 5/#,U{j wihl~-1.04 7:20 VIII. ADJOURN 0 1 PROJECT MONITORING ~ger Moyer 406 E. Hopkins - ISIS 920 E. Hyman - Veronika, Inc. 930 King Street- NPJ 706 W. Main- Goldrich Susan Dodington 234 W. Francis -, Mullins 421 W. Hallam Street 240 Lake Avenue- Greenberg 930 King - No Problem Joe's Suzannah Reid 406 E. Hopkins- ISIS 117 N. 6th St. - Coulter 414 N. First- POLE 240 Lake Ave. 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 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 Christie Kienast 520 Walnut Street - Greenwood 735 W. Bleeker- Bone 920 W. Hallam 0 Mary Hirsch 930 King 114 Neale Avenue 920 W. Hallam A Gilbert Sanchez dl 19 i Ayit,i A-- %1 rt, Sp.... 8 1 &3 CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 4 W. Hallam (Poppie's), expires April 26,2000 3 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 RESOLUTIONS 1999 1. 117 n. 6TH St. - Coulter 2. 920 E. Hyman Ave. Lot N Block 32 3. 43 5 W. Main St. Lot A-I Block 3 8 4. 930 King St. 5. 920 E. Hyman 6. 735 W. Bleeker 7. 234 W. Francis 8. 205 S. Mill 9. 210 S. Galena 10.ISIS 406 E. Hopkins .234 W. Francis .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 28.520 E. Durant St. .308 N. First Street 0.533 E. Hopkins 31.330 E. Main St. 32.315 E. Hyman Ave. Su Casa 33.121 N. Fifth Street .240 Lake Avenue .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 of conc4eptual Oct. 27, 1999 49. 114 Neale Avenue Minor Oct. 27, 1999 50. 7th and Main Street Oct. 13, 1999 51. 510 E. Durant Ave. November 10, 1999 52. 332 W. Main Street Minor rear yard variance August 11, 1999 . 616 W. Main September 22, 1999 . 735 W. Bleeker-November 17,1999 55. 302 E.Hopkins September 22, 1999 54. L/)9- f KIN nA-10'*-c- 4-LL\Cri\499 - fAW:51Â£\an /@ 1 It ED*_- 1 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Directoda:JAQ FROM: Amy Guthrie, Historic Preservation Officer RE: 419 E. Hyman Avenue- minor DATE: December 15, 1999 SUMMARY: The applicants request HPC approval to make alterations to windows, remove some mechanical equipment and an old fire escape, and replace some materials on this building, commonly referred to as the Paragon Building. The structure is a designated landmark and is located in the Commercial Core Zone District. APPLICANT: 419 E. Hyman LLC, represented by Dennis Wedlick architects. LOCATION: 419 E. Hyman Avenue, The Rearing Fork Arms Condominium, City and Townsite of Aspen. MINOR DEVELOPMENT No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed 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 1 variations pursuant to this Section exceed those variations allowed under 0 Section 26.520.040(B)(2), for detached accessory dwelling units. Response: The applicant is in the process of remodeling the condominiums on the upper floors of this building. The primary fa~ade of the building is obviously along Hyman Avenue. The east and west facades have limited public visibility and the rear wall is part of the character of the alleyscape. HPC reviewed the project on November 17,1999, and directed the applicant to make certain amendments. Revised drawings which show the existing and proposed conditions are attached. On the north elevation, no changes have been indicated other than a plan to restore/repair elements as needed. A restoration plan, including specifications for all work will be required as part of the building permit. On the east elevation, it is staff' s understanding that the direction given by HPC at the previous meeting was to retain all of the existing large double hung windows and to add pairs of double hung windows at the south end of the wall, as is proposed on the west side. Instead the proposal is to remove all of the existing windows, and install pairs of double hung windows. Staff recommends against this plan. The existing windows should be retained and the applicant should indicate the location of any windows that have been previously replaced and any that are deteriorated beyond repair. 0 On the south elevation, mechanical equipment will be removed, the upper floor windows will be retained, and new garage doors and a man door will be installed. Staff finds these changes to be positive in terms of removing some of the clutter and earlier alterations on the wall, and the addition of garage doors to be an acceptable way to provide on-site parking. Note that two pairs of double hung windows on the south elevation are indicated as being replaced in kind. This is not appropriate if the windows are original and can be repaired. On the west elevation, the applicant proposes to remove existing mechanical chases, restore a mural, and add two new sets of windows. "Option 1," on sheet P2.04 is consistent with the direction given by HPC on November 17th, to identify the windows as new by pairing them up, using a flat (or jack) arch rather than a segmental arch. A roof plan has been submitted for this meeting showing a large new skylight on the roof and an enclosed stairway to the roof. Sections are provided indicating the visibility of these elements from the street. Staff has asked that a mock-up of the stair bulkhead be put in place for an HPC site visit the day of the meeting. The applicant has also been asked to indicate any mechanical equipment that is to be added to the roof or exterior walls of the building. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 0 2 0 Response: There is a concentration of important historic commercial buildings in the area of the Paragon Building. For the most part only minor alterations have been made to these structures and they continue to reflect their original design qualities, which will be true of this project with some modifications. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The project will not affect the significance of the building as a prominent 19th century commercial building. 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: Staff finds that the project retains and in some areas enhances the architectural character of the building. Additional discussion is needed about the east faGade and status of original windows. ALTERNATIVES: The HPC may consider any of the following alternatives: 0 â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that HPC continue the review for 419 E. Hyman Avenue, (or that the applicant revise their drawings and present them at the meeting), with the following direction: 1. Removal of existing mechanical equipment and restoration of the historic mural are appropriate and commendable. 2. Provide a restoration/repair plan as part of the building permit application, specifyilig all work to be undertaken. 3. The proposed modifications on the north and west (option #1) walls are acceptable. 0 3 4. The south elevation is acceptable, except that the applicant must confirm whether the two pairs of double hung window sash that are to be replaced are historic windows. 5. The east elevation must be restudied. All of the existing double hung windows are to be retained. Pairs of double hungs may be added on the southern end of the wall, in the manner shown on the west side. 6. Identify any windows that have been replaced previously and any that are deteriorated beyond repair. 7. HPC will view a mock-up of the new staircase bulkhead on the day of the meeting. The skylight as represented is not visible from the ground or intrusive. 8. Provide a plan showing all exterior mechanical equipment. Exhibits: Staff memo dated December 15, 1999. Application. 4 C:home/amyg/cases/minor/419eh 4 EXHIBIT~~~ I 45P-Ar-1-â‚¬52= [7] ACTION: Minor Review 4 } q c . 2 y vn /- All development in an "H," Historic Overlay District, or development involving a historic landmark must meet aufbur Development Review Standards found in Section 26.72.010(D) ofthe Aspen Land Use Code in order for HPC to grant approval. Standard 1: 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 areaby up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Standard 2: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Standard 3: 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. Standard 4: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereoÂ£ 1 / / 4 0 0 / 0 8 lu 11 14 1/ 14 1: 10 1f 10 ll .U .1 // 4. .4 .D .0 .f .O 4. .U 01 04 Y' 1 1 1 1 1 1 1 1 1 1 1 I lilli 1 1 1 1 1 1 1 1 1 1 1 1 III 0 In-Hou! e Â¤ Issue Â£ 11/8/99 HIC Â£ 12/01/99 Hit X- .. V- Dennis Wedlick Architect LLC 85 ~UMY- 1&,SÂ°or (212) 025-9222 Fu: (212) 625-8886 T- S- R- G' 0 -- r.-1- | ~.~ CD E-- t- rtijo~Â»23--fuzED- 9 JA-77 0.-Â»TEâ‚¬. b): LGICD ~I 3~~Â·~~. | ~25ff 13 2-<3441 -1 0 --': CE' 2 -1-,-A--AVA.UnAVA- 1... . .-1--~ L- - - 1- 21 ~1- -..ri -i 1131 : - - - - - - '' E- < 1 3~ - BRICK FACADE N- 4 M It ---LULU- -L. 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SNOILVEI~[ NODVHVH OUVUOU W: \Cu~130 Skokos\Drawings\ELEV-11.29.dwg Tue Nov 30 19:~ 1999 1 0 / 4 0 0 / O lu 11 Al 1/ 14 10 10 1f 10 ly .U /1 .6 .0 64 ./ .0 .f .0 ./ JU /1 04 Y| i | | | | | | i | | | 1 I i i11 1 1 1 1 1 1 1 1 1 E 1 1 I 1 0 In-Howe O Issue Â£ 11/8/99 HPC ~ 12/01/99 HPC X- W- . v-- - Dennis Wedlick Architect LLC U-- 86 Worth Blr-l - 4tb Floor New York. NY 10013 (212) 825-9222 Few (212) 025-8866 T-- S-- - CO 0 V--7 /1 1. . 1. .1 Q- 1./ 1 A i N--21 1/ 1 fr---) r_i J 124 1-/1 4-1 -3 9 6+ 4 .C h 3 - 7 N- a ME Â« CIJ - -1 0 1 g 9 Z M-- 0 m /1 , z> K----, m - <U L- (Z 1/ al Â« K-- iII CD .#b F- 0 12/01/99 E- 2130 ELEVATION KEY PLAN D- P2.05 C- SUBMISSION NTM 9 Z Â® Denilk Wedlick Architeel LLC A These documents illustrate an original design by Dennis Wedlick Architect I.LC (the "Architect"). They are the property of the Architect, who retains all common law, statutory and other reserved rights, including the copyright, They may not be reproduced or used for any purpose without the Architect's wrjtten consent. ILVM NODVHÂ¥d ALLEY 0(93070 'NEd@V W: \Curre~0 Skokos\Drawings\ELEV-11.29.dwg Tue Nov 30 19: 54~99 4 / 4 0 0 0 yll 11 l= l. 14 1: 10 1f 10 ll .U /1 .4 ./ .4 ID .0 4, .0 ./ JU .1 6/ 1 1 1 1 1 1 1 1 1 1 1 1 ! 1 11 O In-Hou, e Â¤ Issue 1 1 1 1 1 1 ! 1 1 1 1 ! 1 ! 1 1 Â£ 11/8/99 HPC ~ 12/01/99 HPC Dennis Wedlick Architect LLC 86 51~912~noor T. O. Pediment El. 50'-0" i 4 1 V.- 1.I -Eb---1......,--Il-4 ROOF SURFACE BEHIND T. 0. Parapet El. 43'-4' i 43:W 6/.-:U-i---W--Wj-ta[- .Â»~ -4---143-tiE[.0=-y-b*--4Â·U-~ -Ut>-Â»1-Â·-19-~0--tal-: .1-4--- 9,9- -j+'-*t?1-pjÂ«17 High Point Roof Surface ~ - 7 T -T - r -.r -. El. 40'-0" f Low Point Roof Surface ~ I '-~ ' adji,JAyu . 9 , I'.,.2-fm,r.-AT...An-An.V.---- 'A.Vi-ALVfAUr.--A-:- -I.-- U . El. 38'-3 5/8" 1 - *{f .44&)/-.I -.406-14.r:*-313://-)..4; 3~'/-*I-'tin 11 ~ ~LI 1 , r~~ 3~9-In:-i---F--i.--9-- E-1 4 :. 0 - - ch-: Â·-1 -1 F o - Â· ~ BRICK FACADE 4 [I] a D e ~- J 1 11 1 1 1.1 ITI 1 1 11 C-3 M Finish 3rd Floor 4--t El. 27'-3" 720 . EL al Â« 7 E E N - l - - . IfLUU- 1 214.-rÂ· Â· 4-- - DECORATIVE WOOD FASCIA m= -1 7.-Â·:7 - 1 IL-?D 11 FUL:4-/H -,-1-,-i. ... CD 1 1-/ 1 Finish 2nd Floor 4 -t tififitifij - Efitifirrifj -- - -- e- WOOD AND GLASS STOREFRONT El. 15'-2 5/B" r~ I Ill 111 111 1 I ..52..0 0 2 Ed.Z =CEIZE I 1 1 I . Ill . Ill lil .I[ __11_-ILI Z~!~CEZZ Ed. 9 U -- - -11 2 0 U 0 B 2 E 0 -- -- U U U El. 0'-0" - - |~ 12/01/99 Finish 1st Floor 4- El U Typ Ground ~r ' 2130 El. -0'-6 1 EXITrING NORTH ELEVATION El.01 SUBMISS[ON NTM EXISTING NORTH ELEVATION Â® Denita Wedlick Archited LLC Finish Basement Floor ~ HYMAN AVENUE MALL SIDE 9-Â« El. -12'-CO" =E These documents illustrate an original design by Dennis Wedlick Architect LLC (the "Architect"). They are the property of the Architect, who retains all common law, statutory and other reserved rights, including the copyright. They may not be reproduced or used for any Â«L//4 purpose without the Architect's written consent. SNOILVME[ NODVMVd 07 2 'NE[dEV 4 J 4 0 / 0 / 1, 11 1/ 1/ 14 1 0 10 1f 10 ly .U .1 40 44 .0 .O Cf .0 ./ .U .1 ./ lili l ! 1 ! ! ! 1 1 1 11!11 1 ! ! 1 1 1 1 ! 1 ! 1 ! ! 1 0 In-Houe e Â¤ Issue Â£ 11/8/99 HPC ~ 12/01/99 HPC Dennis Wedlick Architect LLC 85 Worth Stre/t - 4th Floor New York. NY 10013 (212) 626-9222 Feu: (212) 626-8865 PROPOSED BULKHEAD BEYOND T. O. Pediment El. 50'-0" f 4 -1 -- --- 0 n:i-;17 ROOF SURFACE BEHIND 1 1 -11*-12 T. 0. Parapet El. 43'-4" * 1 - Â· 1-/ 7 -2-1. . L...JT.-75-1-'1.-7-IPI-U_.-_---I~--pr....V..1--Ilnv 4 - 4.9 >14 44 kEW--:-4---4;<ve... -4 0Ed--4.9-41.itg:-:-2*--~.:t~]:.* ~-*H -tid- -4428..-Â·U----4-4 T. 0. Roof Surface 4 -0 El. 40'-0" i B. 0. Roof Surface --- El. 38'-3 5/8" i ,~52---<N. ./======\ d /,-----N -4,Â·rEE,12Â«124:19- n: 9:-: <ffij +..O. I- 4 1 3 -23 0, . . E-1 < N -3 3% O <Me r- U r i 0 2 I-If-- .â€ž_,T_I '.-. r. _1__LT Finish 3rd Floor OE 4 -4 El. 27'-3" '-f.. i_ It.ftÂ» -52%/ urrirr:Trrir:-~ 5-1/ -365.0 2:>o 0 z : i I.. - C 22:; - -1Â«Z N Er-. -t -- --- ... ....= -- -Â·0-f -4-1=.--- D * 53 Proposed Fin. 2nd Floor 4 L -1 . - CD El. 16'-2 5/8" Existing Finish 2nd Floor ~ -~~ f El. 15'-2 5/8" ~.-. I. 11 I 1 11 111 I 11 L m 0- - .- -. - - - - .- ]~I - - 3 L Z=~rZE~Z I 11 I 111 1 111 I z-z U M 0 -- 01 10 0 3 0 =--a f -0- * El H E 7 U - Finish 1st Floor 4 + 0 2 El 0'-0" - 12/01/99 2130 Typ Ground ~ r PROPOSED El. -0'-6' 2 NORTH ELEVATION P2.01 SUBMISSION NTM PROPOSED NORTH ELEVATION Â® Dennt, Wedlick Architeel LLC HYMAN AVENUE MALL SIDE Finish Basement Floor ~ El. -12'-0- i These documents illustrate an original design by Dennis Wedlick Architect LLC (the "Architect"). They are the property of the Architect, who retains all common law, statutory and other reserved rights. including the copyright. They may not be reproduced or used for any purpose without the Architect's written consent. SNOI~LVH~i 8 NODVHVd 1 4 / 4 0 Of 0 9 il 11 14 1J 14 1: 10 1f 10 1. .U .1 CL ./ .4 .O .O .f .0 .U 01 . I Y- Il In-Hou, e O Issue 1 1 lilli 1 1 1 1 1 1 1 111 1 1 1 1 1 lilli 1 Ill Â£ 11/8/99 HFC ~ 12/01/99 HPC X- W- V- Wedlick Dennis Architect LLC (212) 826-9222 86 ~~bl~~- ~~1~-r CORRUGATED METAL SIDING Fer (212) 825-8880 T- REMOVE WINDOWS IN TEN EX]STING OPENINGS. REUSE WINDOW PARTS s- AND GLASS TO REPLACE NON-ORIGINAL WINDOW PARTS AND GLASS IN WINDOWS VISIBLE FROM THE STREET. - BRICK FACADE ROOF SURFACE BEHIND R- t .-333-1}3-3-~ 1.-- 1/ - .....9..3..3-02Â·--~ 2--/-- 41- - -0.- -- ~----U{ 142.-9-2-24398.-y.ms ',! -...--0-~ .I .'.7... ~TJ.. 97.9.-9-6:-31.--3.-4- -:Ar'---44-vbpRE .'-rJr 9-- - -- ... -k-'I - 'llrJ- :i: RE*El P- 1 1-3 1 2-Â·,..2...DIâ‚¬-3-2-4-3 E- 4 - -- 11 1........ - -7.-r-1_-2â€ž-4:. - T- -UILL__11 1 - al m N- '' 4 M 11 0 11 . . ' 7 NK' < An2ACENI--BILILDING L- 1 -- 1 1 1 1 - 1 . ............. , - $ 1 Eb- G- F- 12/01/99 E- EXISTWG 2130 EAST ELEVATION D- El.02 C- SUBMISSION NTM Â® Dennii Wedlick Architect LLC EXISTING EAST ELEVATION A These documents illustrate an original design by Dennis Wedlick Architect LLC (the "Architect"). They are the property of the Architect, who retains all common law, statutory and other reserved rights, including the copyright. They may not be reproduced or used for any purpose without the Architect's written consent. SNOIIVME[ -ONICITIflE[ NODVHVd W: \Curr~30 Skokos\Drawings\ELEV-11.29.dwg Tue Nov 30 19: 4~999 OCWHOHOO 'NEdSÂ¥ NÂ¥*AH 6 It U Date::: ~ fA = EXHIBIT /1 1 6 .b . j.>Â·, 1-"77 MEMORANDUM 0 To: Aspen Historic Preservation Commission 0//140:UX- THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 117 N. Sixth Street- skylight DATE: December 15,1999 SUMMARY: Several HPC members have asked about the skylight at the Coulter project, 117 N. Sixth Street. The skylight was first reviewed by the project monitors, Suzannah Reid and Heidi Friedland, who referred it to the full board. It was approved by the HPC on May 12, 1999 by a vote of 4 to 3. One of the representations made by Scott Lindenau at the HPC meeting was that the skylight would be flush with the roof plane, With further study, the architect and contractor discovered that the manufacturer would not guarantee the Kalwall used for the skylight without a flashing detail that raised it above the roof plane. Studio B has indicated that they made this curb the minimum height that would address water penetration concerns. The Kalwall itself has a thickness 0 of 3-4", so it is staff's understanding that the surface of the skylight is now 8-10" off of the rooÂ£ HPC is to have a site visit to this property the day of the meeting so that everyone is familiar with the appearance of the skylight. A representative from Studio B will attend the HPC meeting in the evening to discuss how the skylight is constructed and what constraints were involved in its installation. 0 Sent By: STUDIO B ARCHITECTS; 970 920 7822; Nov-17-99 10:22AM; Page 2 1 1 I'llilill//" I... STANDARD & SLOPES -r \14/02~ 1 r -- . (19mm) @ 7 5 | f *f 2,5* MIN. CURB z 4 0-,fi ' '.(149â‚¬rnt, '' : 'r + OUTSIDE CURB_DIM ~ , r, 6 Ivl I B 1 My VL ev il, 1 4-3" A,4 kt- â‚¬ 4 45-' 5 ( Of L i F fl . VARIES ~ ' ~ 5.-AVE -----2-1 *.1 .-' 9 + 1- F Ir E , PROJECT: COULTER RESIDENCE LOCATION: ASPEN, COLORADO (UJU.19Â£) Sent By: STUDIO B ARCHITECTS; 970 920 7822; Nov-17-99 10:22AM; Page 3/3 08/03/1999 11:00 9252362 BRIKOR PAGE 01 AUG-02-99 MON 10: 06 AM POWERS PRODUCTS FAX NO, 3037811011 P. 02/02 Kalwall Insulated Skyroof Systems: Mon .,Mob,,0 elle, INd orâ€¢upponed tieM iypeÂ· 81 N~y g'n. RIDGE DETAIL Ifily ar' moil '80,"0'ni.1 Soctk,n G *Meâ€¢â€¢ 114 OUÂ¢~perted rido. aorniabor~ Noe thai - Ozatn OIRD W **/,Alll/1**9 #4â€¢009 â€¢1IVI,li,IiÂ»# 900 Wow Wppo,ting flege morn-, :hould be it I.am r (170 nym) 0 WIdth. -' 40*fT IminiNAa â€¢ = P,pa Ail nox~,0 VERTICALWAU O~AIL K-Il Sk,roof Sy**, alow Re,ob#14 In doâ€¢igrt by i chot, of A r.1, rideâ€¢ *â€¢alon 11 -d. U M **etion 1, wIth 0-Â»r Ila,hing t .........,..4-Myâ€¢ome:- r (61 mm) 0, râ€¢' (04 by 00- back to M idjoldng wai knice mm) Double T; uld, m. Ove l,r, Al *h- In Plan A -n thâ€¢ wpporeng .Ds#ok. run, 00%08* th* eopâ€¢, puâ€¢11 wIN DI SUPPORT I Ni/IN~hthe *pâ€¢ /4 /- vah a OINMN D,WW, T D- Ster-d KatwiN Skyroof Syllm, muot DO Wpoo- ae roquire 1- hotion 4. Whi (hl SUbltÂ¢vc- 'Unl Â¥Al IM~ Nepl, the by leaal ood.*, Ind KIA,14 .In guide ort *404 7 (0...1Â¥ 0/$//HSÂ¥Â»i~ *hOWM M PM B *d 8/4- 2 ~* Mo,1 12' 6' ung, 0 30 lb*Aq.*. live load (1450 FWmt j Th, Skyloof PERIMETER DETAILS 5Â¥01,m w,11 b, 4$*nod le th* Duppoft u In*al,d h SWUM 4 2â€¢,ON for c.nopy *polleationâ€¢. Kâ€¢lwal' *lronoh, au=Iool u,* of the Kalwall car, provid. greater *ar *por, CIDabIJil* 81 intÂ¢â€¢ted irl c-type perirnotor iyelim, *00*no wÂ» SI+gof,D- 11* mal 0.* Ind PfÂ¢*~41/10 . rlatur,1 =penâ€¢lon joint Th, Clamp.IR' Sectlen 0, utillaing lho 2'A' (D: tr#n) Inl,gral 811#ene, pâ€¢kn-, Imme, lacromild â€¢ mi Ka-I IM ror *and- eys:,rn,, can be dâ€¢- 8-ion SA, â€¢ lor wl- curD, (or Thermil D-k) S,cl;on 38. Section 38 provkll m, moll rough Morning ....litiA&:t..rÂ·- 7WgI--' bul m,~ limit cloar,pan anuor Ilvo IOM elpabmly, =ar,ifieâ‚¬==-E 'U~ PLEASE, ohock w*, 4. lor detâ€¢W 00,10-ce urly In youy d-oft -?Eari-1.1.~ - --~18:z.:r.,iwr-1-r~.: - - Pre-engineered .. ,. SeH-supporting -U 70/ Ridge Roofs Witholi Exposed Sub StruclurÂ© afâ€¢ made Ir, four *18â€¢dâ€¢rd .lop.: 20'0 27, 83â€¢ end 45' wtlh gloil ..no .ppro**nal,ly 20' (0 m) 4-pand-0 M 1-1 â€¢ad r-qul---1 Th,N /0.--G~--r-0 ly-â€ž......... cell IN.. for *i#W ./ 4, A *- F-- T;,T,1. A~â€¢, #, iâ€žlf 1,6 ..i: . : , P . 1 â‚¬) 0 Â¢,4,1"7 Drâ€¢ M,"ing :d-l Kith. rx 4 râ€¢,11*01 Rehria~, *AA#K.. Ad#*IE CDI# Mmu# MN*4 I --1 f -- .!ANIN --- --- - 1 40â€¢0 1 ---4/ ... 4 32 -...- 11 . Â® e r=,1 3 -- " I 4 /~ , 974-34 --4 N..Med".0 -* m.9/ 90*/0 0.- Z:=.,-6 . 0 1 .4-1.-- 4,"9,7. EXHI 1/2/f MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce 0hlson, Deputy Planning Director JAO FROM: Amy Guthrie, Historic Preservation Officer RE: 330 Lake Avenue- Landmark Designation, Conceptual review, Partial Demolition, Variances, and Residential Design Standards, PUBLIC HEARING DATE: December 15, 1999 SUMMARY: The applicants request HPC approval to demolish and replace existing additions to a historic house and barn. The HPC has held site visits and several worksessions regarding this project, and has had a chance to see the general footprint of the new construction laid out on the property. APPLICANT: Bill and Ellen Hunt, represented by Lipkin/Warner Design Partnership. LOCATION: 330 Lake Avenue, R-6 zone district. LANDMARK DESIGNATION Any structure or site that meets two (2) or more of the following standards (Section 26.420.010) may be designated as "H," Historic Overlay District, and/or historic landmark. It is not the intention of the Historic Preservation Commission to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community. A. Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Reponse: This standard is not met. B. Architectural importance. Based on the building form, use, or specimen, the structure or site reflects an architectural style that is unique, distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type. 1 Response: The historic house on the site was built in approximately 1886, based on 0 records from the Assessor's office. The barn is thought to have been built in the 1920's. Only modest changes have been made to the structures to date. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Response: This standard is not met. D. Neighborhood character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: The property is part of the area once considered for designation as a Hallam Lake Historic District. Many of the original structures along Lake Avenue are still in place. E. CommunÂ«p character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location, and architectural similarity to other structures or sites of historical or architectural importance. Response: The structure is representative of the modest scale, style, and character of homes constructed in the late 19th century, Aspen's primary period of historic 0 signifi cance. 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 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 0 2 to this Section exceed those variations allowed under Section 0 26.520.040(B)(2), for detached accessory dwelling units. Response: The property is exceptionally large for the West End and contains a miner's cottage, barn, and an intact historic landscape, including cottonwood trees and an abandoned irrigation ditch. The HPC has discussed the proposal in general in worksessions. The applicants propose to remove the 1950's additions at the back of the historic house and to the side of the barn. New construction will then connect the house and barn together, and create a new piece on the south side of the house. All of the new construction is one story in height, which is very appropriate. Since the last meeting, the additions have been modified so that the north piece is on an angle to the historic house and south piece has a curved roof. The HPC should discuss whether these deviations from the character of the historic building are an appropriate way to distinguish new from old or are inconsistent with the historic resources. The new garage has been located behind large existing trees, in the place identified by HPC at a site visit. The other important point made at the site visit, the issue of the front entry, has not been adjusted to meet the HPC's directive. At the site visit, it was specified that the front entry is to be restored on the old house and that it should be the primary entry point into the building. The plans show a front porch added to the house, but the entry is near the barn. 0 Overall, staff finds that the proposal is successful in that the new construction is one story and will be set far back from the street. The issue of demolishing the 1950's construction is discussed below under "Partial Demolition" review. Very little detail is provided about the materials and detailing of the new construction, and staff has some concerns about the contemporary forms having a strong enough relationship to the old structures. Please note that a floor area bonus of 150 square feet is included in the project. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The property is located on Lake Avenue. Several historic buildings on this street have been overwhelmed by large additions that collide with the structures in a way that makes it difficult to distinguish where the old building ends. While there are some issues to be resolved with the architectural character of this proposed project, staff finds that the general concept is appropriate. 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. Â© 3 Response: The project will not detract from the historic significance of this site as a 19th century house, early 20th century barn, and historic landscape. 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: Staff has recommended that the contemporary character of the new addition be discussed so that the architectural character of the historic resources is not negatively affected by an addition that is too competitive visually with the old buildings. PARTIAL DEMOLITION No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all of the following standards are met: a. The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. Response: The applicant proposes to demolish 1950's additions to the historic house and barn. In staff s opinion, the addition to the house does not possess any special architectural merit or historical associationi however it is staff' s understanding that the addition to the barn was designed by Fritz Benedict (as reported by his daughter.) Staff does find then that this addition contributes to the history of the property. Additionally, this piece cannot be demolished and rebuilt without "Special Review" approval by the Planning and Zoning Commission due to its location at the edge of the Hallam Lake Bluff. b. The applicant has mitigated, to the greatest extent possible: (1) Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: No original features are being destroyed. As discussed above, the addition to the barn may have historic signficance. (2) Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions that are compatible in mass and scale with the historic structure. Response: Staff finds that the addition is generally compatible in mass and scale with the original structure. 4 RESIDENTIAL DESIGN STANDARDS 0 All residential development in the City of Aspen requiring a building permit from the City of Aspen, except for residential development within the R-15B zone district, shall comply with the residential design standards as specified in by the Administrative Checklist unless otherwise granted a variance by the Design Review Appeal Board as established in Chapter 26.222 or unless granted a variance through some other required review process by the Historic Preservation Commission, the Board of Adjustment or the Planning and Zoning Commission. Response: The project as designed is in compliance with the "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 0 Standards. RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that HPC continue the conceptual review with the following direction: l. HPC should discuss whether the architectural character of the proposed additions are an appropriate way to distinguish new from old or are inconsistent with the historic resources. 2. It must be determined what the character of the original front door and porch were, - - and a restoration of those features must be incorporated into the plans. 4 -0. 0 11 1. 1 111 L i_** a*eirt-aaoris=te-Be-aaaea-tolne-otchneusey4his*tote-t*ryrimary-enuy-point into 1-- the building. Other entries are to be treated as secondary. 4. Eliminate the proposal to demolish the 1950's addition to the barn. 5. More detailed elevations will be needed showing the proposed materials and detailing of the additions. 6. 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: A. Staff memo dated December 15, 1999. B. Application. 5 1 1 L.1 . f . -- ATTACHMENT 1 LAND USE APPUCATION FORM 1. Project name Acivlt *te'>â‚¬s~20Â£36 2. Project Iccaticrt :580 4.294% 4.2- -5Â« 94\Â· aA:,I' l.,49 C Ae.9>rzoilel/t (indicate street address. ict and bicck numner or metes and bounds description) 3. Present zoning A-4 42 4. Lct size Z.9,545 se 4Â¥ 5. Applicanfs name, address and phone number #:47/ 4 8/62Â« 48 4 leo 60. prawor, 1 AsM'A 9 SO- 44 01, C 6. Representative's name, address, and phcne number *117,1 0444,6,0 1472Â·11 (1)*Flev' 122+~M +7114-/12 12.9--84*% * IS ' 7. Type of acolication (check all that apply): Conditional Use Conceptual SPA k Conceptual HPC Sceciai Review Final SPA . Final HPC 8040 Greeniine Conceptual PUD Mincr HPC Stream Margin Finai PUD Relccation HPC Subdivisicn Text/Map Amend. FF,- Histcric LandmarK 0 - GMQS allotment GMQS exempricn i Demc/Partial Demo View P lane Condominiumization Design Review Lct SclitiLot Line Appeal Committee - Adjustmen 8. Descricticn of existing uses (number and type cr existing structures! approximate sq. it., number of bedrccms, any previcus accrzvals grantee! to the pr ap erty) 9-,trifi J <M A 134 1 9. Descripticn of develccment application ,/~;044(-~)6M -Jg> eÂ¢VÂ·e,14,~ râ‚¬f-~AleAAce. 10. Have ycu ccmpleted and attached the following? /' Attachment 1 - Land use acclicaticn fcrm 1 Attachment 2- Dimensional requirements form . 1 Response to Attachment 3 1 Resccrise to Attachments 4 and E 11111111 Z 12/07/99 TUE 17:14.FAX 9709203816 L.IPKJN .WARNER Id]001 ... ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: 15id Â¢ E (leÂ«_.kILM.1- Address: 0%3)-e (,Â«-e NveÂ·. Zone district: P..4- de) Lot size: . 29, 1 + 3, 99.0+ Existing FAR: 24 & 44. 7 g.44 Allowable FAR: 4. e 6.Â£4 944 Proposed FAR: 4,-3 PtÂ· 8 -yÂ¢+ 04. /46.0464 .6.-=) Existing net leasable (commercial): 4,44 Proposed net leasable (commarcia]): W {A Existing % of site coverage: 06 70 Proposed % of site coverage: tfe'.(. Existing % of open space: Â·Â· IL â‚¬,A Proposed % of open space: - */4 Existing maximum height: Principal bldg: /94 0 ' Accesory bldg: 26-toi' Proposed max. height Princioal bldg: /9 cS' Accessory bldg: 20'-,pr- Proposed % of demoliaon: 31% Existing number of bedrooms: 2 Proposed nuinberof bedrooms: 4 . Existing on-site parking spaces: 4 , On-site parking spaces required: 2- 0 Setbacks 9--- Existing: Minimum required: Proposed: Front: /5&-to Fmnt: '2-45'-6 4 Front ler-/0. Rear. 6 Rean C St-04 Rear: 0 Combined Combined Combined Front/rear: 10Â«0 Front/rear: 40'-" Front/rear /0 L to" Side: 4 4046' Side: 15 Lat' Side: Side: /4 '-V Side: 15'-O/r Side: 141 -*tr Combined : Combined Combined Sides: 59 L.S' Sides: 50 '-a' Sides: 4/ 4 ' Existing nonconfcrmities or encroachments: tuAAÂ·e 6.566 #,84 '~-4+ â€¢pel-6*k-. bej bavIA idt-141~ 14.#/a,Â« Let#.c c.â‚¬+6Â·ad= Variations requested: Â£50*4:61.2 4.Ve ee-H,apâ‚¬, 144 + r..#(Ag-'F 4Â¢141 ,+606* i 41-- mea 60,â€¢twsâ€¢ . (HPC has the ability to vary the following requirements: setbacks, distance bet,reen buildings, FAR bonus of up to 500 sq.ft. site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for rasidentia[ uses in the R.6, R-15. RMF, CC, and O zone districts) 0 ACTION: Significant Development (Conceptual) 330 0,UL SIGNIFICANT DEVELOPMENT (CONCEPTUAL) Significant development in an "H," Historic Overlay District must meet allfour ofthe development review standards in order for HPC to grant approval: Standard 1: 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 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 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). Standard 2: the proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Standard 3: 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. Standard 4: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereoÂ£ VARIANCE: In order to be eligible for a variance from DRAC, the HPC should determine that the exception would: Yield greater compliance with the goals of the AACP and More effectively address the issue or problem a given standard or provision responds to, or Be clearly necessary for reasons of fairness related to unusual site specific constraints. PARTIAL DEMOLITION Standards of review for partial demolition. No approval for partial demolition shall be granted unless the HPC finds that all ofthe following standards are met: (Note: "Partial demolition" shall mean the razing of a portion of any structure on an inventoried parcel or the total razing of any structure on an inventoried parcel which does not contribute to the historic significance ofthe parcel). Standard 1: The partial demolition is required for the renovation, restoration, or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. Standard 2: The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. B. Impacts on the architectural character or integrity ofthe structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. ACTION: Landmark Designation To be eligible for landmark designation, a structure or site must meet two (2) or more ofthe five (5) standards contained in Section 26.76.020 ofthe Municipal Code. It is not the intention of HPC to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Architectural Importance: The structure or site reflects an architectural style that is unique, distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. Designer: The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Neighborhood Character: The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Community Character: The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. - - - 0- ATTACHMENT 3 GENERAL SUBMISSION REQUIREMENTS All development applications must include the following information: 1. The applicant's name, address. and telephone number, contained within a letter signed by the applicant stating the name, address, and telephone number of any representative authorized to act on behalf cf the applicant. 2. The street address and legal description of the parcel on which the development is proposed to occur. 3. A disclosure of ownership of the parcel on which the develcpment is proposed to occur: consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and ail mortgages, judgments: liens, easements: contracts and agreements affec:ing the parcel. and cemcnstrating the owner's right to apply for the deveicoment review. 4. An 8 1/2" x11" vicinity map locating the subject parcel within the City cf ,Aspen. .m 23400 Two Rivers Rd. # 44 â€¢ P.O. Box2239 T 970 927-8473 LIPKIN WARNER DESIGN & PLANNING, LLC .mi Basalt, Colorado 81621 F 970 927-8487 Legal Description 330 Lake Ave. LOTS NUMBERED FIVE (5), SIX (6), SEVEN (7), EIGHT (8), AND NINE (9) IN BLOCK NUMBERED ONE HUNDRED THREE (103) IN HALLAM'S ADDITION TO THE CITY AND TOWNSITE OF ASPEN AND A TRACT OF LAND SITUATED IN LOTS 5 AND 6, SECTION 12 TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE SIXTH PRINCIPAL MERIDIAN, AND MORE FULLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF LOT 5, BLOCK 103 OF THE HALLAM'S ADDITION (NOT RECORDED) TO THE TOWN OF ASPEN. WHENCE THE EAST QUARTER 116.43 FEET; THENCE SOOÂ°08' WEST 132.92 FEET; THENCE N77Â°55'E 40.0 FEET; N89Â°52'W 50.0 FEET TO THE POINT OF BEGINNING. COUNTY OF PITKIN, STATE OF COLORADO. 00.HPC legal description.ah.doc Page 1 11/30/99 L-/ 970 127- y#27 970. 8 -To -32/ 6 0 fÂ» 72 170 *=2 3+64 ,November 30, 199 tiCLL Amy Guthrie, Aspen Historic Preservation Committee Aspen/Pitkin Community Development Department 130 South Galena Street Aspen, CO 81611 Dear Amy: I authorize Lipkin Warner Design & PlanningLLC to act on my behalf for my application to the Aspen Historic Preservation Committee Applicant: William Hunt - â‚¬ 10 4481'Francis Street Aspen, CO 81611 970.920.9491 ~ Representative: Lipkin Warner Design & Planning, LLC 23400 Two Rivas Road Basalt CO 81612 970.927.8473 Signature: 1,Uk~ 0 (1 - 0 00.hpc mplicant later.dw.wh.doc Page l 11/30/99 692-d to/10-d 222-1 0019298808 HOS Â¥3)1 Â¥NflÂ¥Ill-luo J d LOUIE: 80 66-[0-2[ NOV, jU. 1999 4:U#fl No, 9449 P. 2/3 LAW OFFICES OF BROOKE A PETERSON KAUFMAN & PETERSON, P.C. TELEPHONE GIDEON I. KAUFMAN- 315 EAST HYMAN AVENUE, SUITE 305 (670) 925-8166 HAL S. DISHLER " FACSIMILE ASPEN, COLORADO 81611 (970) 925-logo OF COUNSEL; ERIN L. FERNANDEZ"- â€¢ ALSO ADMITTED IN MARYLAND - ALSO ADMITTED â€¢ TEXAS - ALSO ADMITTED *1 FLORIDA VIA HAND DELIVERY November 30, 1999 Historic Preservation Commission Aspen/Pitkin Community Development Dept. City ofAspen 130 South Galena Street Aspen, Colorado 81611 Re: Lot 1, Hume Lot Split Ladies and Gentlemen: The undersigned, as an attorney licensed to practice law in the State of Colorado, pursuant to the requirements of the Municipal Code for the City ofAspen, hereby states that the owner o fLot 1, Hume Lot Split, Pitkin County, Colorado is Oak Lodge, LLC, a Colorado limited liability company. The names of the holders of any mortgages, judgments, lines, easements, contracts and agreements affecting the use and development of the parcel are as set forth in Exhibit A attached hereto and incorporated herein by this reference. In my opinion, none of the terms of these documents prohibit development upon the subject property. Should you need any further information, please do not hesitate to contact the undersigned. Yours very truly, K AP.C. ~ro~ke A. peteAon ~ ~ BAP/dd Enclosure CC: Oak Lodge, LLC C:\Myfilca\LETTERS\asp-pit comm devel Hume lor splil-wpd Nov. 30.1999 4:04PM No. 9449 P. 3/3 * EXHIBIT "An Right of the proprietor of a vein or lode to extract and remove his ore therefrom. should the same be found to penetrate or intersect the premises hereby granted and right of way for ditches or canals constructed by the authority of the United States as reserved in United States Patent recorded June 8, 1988 in Book 55 at Page 2. Terms. conditions, obligations and all matters as set forth in Statement of Exception from the Full Subdivision Process recorded August 11. 1992 in Book 685 at Page 858. Easements, rights of way and all matters as disclosed on Plat of subject property recorded August 11, 1992 in Plat Book 29 at Page SS. 1111111111111111111111111111111111111111111111111111111 411972 12/20/1997 04: 10P WO DAVIS SILVI 2 of 2 R 11.00 0 320.88 N 0.00 PITKIN COUNTY CO .m LIPKIN WARNER DESIGN & PLANNING, LLC Basalt, Colorado 81621 23400 Two Rivers Rd. # 44 â€¢ P.O. Box2239 T 970 927-8473 .. F 970 927-8487 Attachment 4, item 3 The property, at 330 Lake Avenue, currently has two buildings on a site that overlooks the west side of Hallam Lake. The existing red barn, which sits within the Hallam Lake setback in the north east corner ofthe property, was built in the 1920's. An addition was added in 1953 to the south. The white house sits in the middle of the property and was probably built in the 1890's and subsequently moved to its present location. A wing was added in 1954 to the east. Also in the 1950's the original west porch was removed from the house and a porch was added to the south. A small porch was added to the north. The barn needs a new foundation and reinforcement to its exterior walls. Several covered windows that can be seen in the original framing will be restored. The applicant proposes to replace the existing windows (which probably are not historic glass or sashes) with new operable windows. The applicant would like to work with the committee to do this in a way to enhance the historic nature o f the structure. The white house will also be given a new foundation. In addition the original west porch will be restored. The applicant proposes to leave the 1950's south porch. The 1950's north porch will be removed and the north elevation restored. Repairs to the existing siding and windows will be made in consultation with the Historic Preservation Committee and staff. The proposed redevelopment connects the areas of the non-historic barn addition and the non-historic house addition. Both additions will be razed and rebuilt. The barn addition will maintain its current shape due to restrictions of the Hallam Lake setback. The house addition will be reconfigured for the benefit of the historic house. The existing addition was designed as a continuation of the historic structure, which blurred the line between new and old. The new addition will restore the east gable of the house and overall the new construction will be lower than the historic house, thus isolating the original building more completely. This is not a scheme where the historic structures appear asappendages to a new, bigger (and insensitive) house. The new construction respects the original buildings and let them anchor the overall assembly of house parts. As mentioned above the new construction is lower than the original and most of the square footage is "hidden" behind the smaller scaled west and north elevations. In addition, the new construction is broken up into several pieces so that their scale is consistent with the original buildings on the site as well as with the neighborhood in general. 00.variances.ag.ah.doc Page 1 12/01/99 , .m 23400 Two Rivers Rd. # 44 â€¢ P.O. Box2239 T 970 927-8473 m. LIPKIN WARNER DESIGN & PLANNING, LLC Basalt, Colorado 81621 F 970 927-8487 One of the most difficult components has been the positioning of a garage. The proposal locates it behind some very dense evergreens and behind a line that was designated during a site visit with the Historic Preservation Committee. The house is clad in horizontal clapboard and the barn has a vertical board and batten. The new additions will not compete with these visually by using predominately tongue and groove wood siding with square and flush joints in a clear wood. New windows and glass areas are positioned to separate new and old parts as well as to break up the mass of new construction. This acts to minimize the scale of the new construction in favor of the historic buildings. 00.variances.ag.ah.doc Page 2 12/01/99 SITE 7 HALLAM LAKE 1 72..9- i Â¥,2. 0)01â‚¬42 %68 90 U 1 12 6.. 0 / 4Â¥ 7 0 "N.lf. .Jâ€ž Ce j 4 .- ..;. Â·az , Â·... .- r 5 1 <:/0:/8,22 -:4: . 00 P LAKE AVE. VJY 1-95-0 ja- -0 9. ./ Am . $ 0 4 _rl J" 0 Â¥0 - . 1 - 4 O f. 4 04 â‚¬4= i,,U,0 - 863 000 - 250* â€¢/ 10 0 0 6 9 4 f Be~~ .7 0 " h=U- CR '.6 4- HUNT BITE VICINITY MAP NORTH ~ ... - ATTACHMENT 4 SPECIFIC SUBMISSION REQUIREMENTS: CONCEPTUAL REVIEW All applications for concectual review must inciude the fcllcwing information: 1. A site plan and a survey showing property boundaMes and predominant existing site characteMstics. 2. Conceptual selection of major building materials to be used in the proposed development 3. A written descripticn cf the proposal and an excianaticn in written, graphic. or model form of how the proposed develcoment complies with the review standards relevant to the develcpment applicaricn. inctuding a statement of the effect of the proposed development on the original design of the historic structure (if applicable) and/cr character of the neightcrnood. 4. Scale drawings of all elevations cf any proccsed structures, including a roof plan. 5. A visual descripticn of the neight:orhocd ccrltext through at least one of the icilcwing: diagrams. maps. phorcgrapns. mccels. or streerscape elevations. with the Intent to provide HPC with the necessari infcrmation without adding ' excessive costs to the applicant. . ... â€¢41.-2~ < uk.*4*11,1,"Ill 1 f~ 11~ .>dk~.*â€ž~,~g.â€žez - /7...-AligN.Z... --414*lill# %till........... illillillillillillillillillillilillillillill North East Property Vacant Lot Hunt Lot (existing house) South East Property BITE *.,4: flip *.. I -AY 4111 \ 1 4 0mr o '+ 5 VOU 2.F'& a la 4 NORTH BITE VICINITY MAP (east is up) ATTACHMENT 4 - STREETSCAPE ELEVATIONS - FACING EAST ... -2.1./4#/'<*,0/## ./V.J.0... 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L. u 0 1 - Beal \ \ e // r-'--'.11 | ~ 22-41/2" ,**1"' 4~fOo / 1 1 :Ill-<~~TijX- 1 - p /4\\1 H- li - --r/ 1 rm== r------77 / - 92% / _>Li _ - -~ 1 / ./ilill <CO -- 1 Ill O 1- V _ / < S 1 1 / L. ~ M - -*I. L f 4 1 /v -2 0 1 E-7 / U 1 7/ ./ ..\ 1 li/, 0 7\ S /. r ~ : r~ 41 I IIi 1 4. 140'HIf - 21. 1 -/ l.> D ~, * ~,\01 39 4 /\ EXISTING a , Â£,1 1 DRIVE. 43 / \ 1 J. TO REMAIN g: . 0 4 / | ~Â© 1 4, 2 /1 \ 3 Vl = 4 / / 1 * N 117\ . -*9 rt, 5301 P -1 i / / 90,1, 1.1 - - / 9~/4 -Â· *1,76 / /1 \ PATE ESUE.KEVISION 1 1 *02(19 12<>Lae MFC ClÂ»KEPTUAL RE,184 . lili I.Ill- - . 25' FRONT SETBACK - r/777~ TE I / F 1 / 406 / 4>9\,11 1.4 --/ 20 - - - ,I . / / r- - / t - .,4, a 1 1 d\lili f /4 * 10 4) 1" '. I. 1 2 , \ 110 r - Phs:.2 / I. t - 44 * - i-rj, - - / \ <~ -5,1%2&~. - 19 -6 SITE PLAN Â· n, 11/ 1 / /C,ARJ- -Ar 1 XEL: 4 1 FROI~RTY BOUNDARY 2~ 1 4/4 //11( 64;J\, Mil : e 1 1 . I..... ..'*.I - Â«/7\ Ap ' 1 , LAKE AVE, 9/ 39 \ Al.1 1 1 11 1 //i 1 It i 1 1/ iii //7/ //// 3/ -Allilli / r\\11 ~ lili ljI 11 1<'ll 11 1111] 1 11 I ~ lIill i1 1 \ fl i\\ i\\ i\\ \\\ \\\ \\ L I PUUJNV . . . 0 I. M iMI eel 1 Â£Alii. E -Ap --1- i '' 1 -- 1 1. a=G 1 1 1 1 1 --- *16 % 3 iii . ... . -11 0 ZA --- ~ ~ ELUEN'S ~ ELLEN'51 k:=:f 1 (>RE~ING BATH ~ iii -1 -1- .41/1] BARN LOFT EXISTING MASTER BEDROOM ~ILL'B BILL'S / 05ET OATH <%.p 111 1 0 95'-6" ' ' ' M SITE:1005 111 1 111 11I 1 1,1 111 . 111 P h 1 - 75'-11/5" , BARN LOFT MUD Roor..FOWDER <-7 1'-5" ~~,/ FLOOR FLAN ~ /CLOSET ,*- 34'-8 1/4" , 14;3 ,- 24 -7 ; r11 . - FATIO COVEREQ.<' 4197'47' AREA FOKCH 4' 9ITE:102 ENTRY / 4 \Z-01 U < p BE>Q 0 11' 1-- - 11 4 1 1 11 - 1 .1 - % i F - 63 1 4-1 LU FE BREAKFAST A >= 2 AREA L..1 < co LL] O ' P'-='- 0 JLU 6-0 . ===1 - 1 GARAGE =-= - 1 P.rf - LIVING W Z 1 FANTKY 2 1- ROOM i KITCHEN SITTING W D L - AREA EXISTINE' F.F. E A I N ./ L - ill-1-JIL i 0198'-6. F SITE:103.5 -79 k -6 0 4' SITE:105 - . 0 i 1'-73/4" , , 14'-0" 2-1/4" L . 10-111/2' ' ' 0 1 I . 22'-111/2" : 5-5- X 13'-111/20 i , 17-8" I : 53.-31/r D,TE 'SUE.'REASION 12Ale HPC CONCEMUAL Kil#EW ~-..4,~ MAIN FLOOK FLAN SC'*I VS.<<7 FLOOR PLANS :If ' C -- 72,1, , 4~. >il * A2.1 '. * 4- i'4* *2 1>:. : , DNINNV-14 Â¥ 4.Vt,30 UN*V'IL Alld! 1 vt-â€¢ (IM S,13.AIM 0*li .r .... 0 Â§/i 31&1 0 pS4 s %* JO 14.2 mil 1 . r :. -~6523..4-Â·- EXISANG BARN AND OFFICE 1.25/12 #.* FATIO BELOW ~ ~ FLAT ~ ROOF -#,~ f '0 mT 1 11 . 1 ..... i i CURVE SKYLIGHTS - 1.25/12 9 21 EXISTNG . FIREFLACE - ~1 FLAT ROOF -~ ~1 FLAT ROOF 14 ~*-- FLAT h KOOF 2 EXISTNG WHITE HOUSE *. - A , 1 PATE ISGUENKEY,SION Eot- Mrs CONCEFTUAL REVE# ./:1 0 CA-?14Pg---2 --â‚¬ 4./.... 2892.-:?38,2 3 I I SCALE VE.r-7 KOOF PLAN A4.1 9 â€¢91Â¥10 MINM, 41 ND#.in ' rt'*(Ili SkilA! 8 ll919 00 'N3Â£IGV 10/12_, NOI.LIOOV 1NAH 3AV 37Â¥1099 .... . 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P lili 4 kO 15' 1 i Mt 4 . ...7 9 Nt 04\4 3 - . -OEm 1 Iii 't' ill\\?\11\ % WL ELI-3 1, 1 . 7 - 0 f .. 4146 k 1 0 a - - 11 R , 01.f. 1 lar v . \J 46 24: *eli:k ; 4, 1.11 i . ; lA 1 I It k 1 1 1.11.11 -- tiÂ·li~~~i~ . 11 L 1 1% 11 4 6 1 tâ„¢ 0 & ill lit 1 31 4 J k~ 1 14 1 i 2-d 9% lili 111 11 11 . 111 1)* 41& k 4* 4 - 6 i - 4 . m " 5 3 ~'1~3 ~ * I ASPEN. CO 81611 1-4M 330 LAKE AVE. UnIN WARNER DESIGN a M.ANNiNG ~I~-NERRi**REW--lE-7*FiFFE-1 P O.BOX 2239 * 970 927.5487 ... J3911.16 11==El ?E,3 1 1 USLJ MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce 0hlson, Deputy Planning Director-JAO FROM: Amy Guthrie, Historic Preservation Officer RE: 212 W. Hopkins Avenue- minor DATE: December 15, 1999 SUMMARY: The subject building was a single family house that has been converted into apartments. The applicants own "Unit 5," where they propose to add a dormer on the west side of the roof and to change doors and windows on the east side. The structure is a designated landmark. APPLICANT: David and BJ Williams, represented by Jenny Twelvetrees. LOCATION: 212 W. Hopkins Avenue, Unit 5. MINOR DEVELOPMENT 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.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed 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. 1 Response: The applicant is planning an interior remodel and would like to make minor 0 modifications to the outside of the building. On the west elevation, a new dormer is proposed in the same style as the existing dormer. The new dormer would have an undivided window to distinguish it from the original one. Staff finds this addition meets the review standards. On the east elevation, the owners would like to relocate doors and windows. It appears that these were all added recently, when the building was made into a multi-family structure and the stairs and deck up to "Unit 5" were added. The proposed new windows are more in keeping with the style of the Victorian house than the existing windows, but the HPC should consider whether it would be more compatible with the original structure to use larger double hung windows rather than paired double hungs, and whether there is any opportunity or justification for aligning the new windows and door over any first floor openings. The new door is also acceptable, although it would be preferable to eliminate the transom window, which should be restrained to the front, and most important original entry points into the building. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: There are numerous historic residences in the neighborhood. This proposal will not affect the character of the area. c. The proposed development enhances or does not detract from the historic e significance of designated historic structures located on the parcel proposed . for development or adjacent parcels. Response: The project will not affect the significance of the building as a 19th century home. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: The architectural character of the building has already been significantly affected be elements like the second floor porch and deck. The proposed alterations may improve the appearance of east faGade and will not negatively affect the west faGade. 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 issuance of a building permit. 0 2 0 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 grant minor development approval for 212 W. Hopkins Avenue with the following conditions: 1. Consider whether it would be more in keeping with the original structure to use larger double hung windows rather than paired double hungs on the east side, and whether there is any opportunity or justification for aligning the new windows and door over any first floor openings. 2. The new door is acceptable, although it would be preferable to eliminate the transom window, which should bq re$trAined to the front, and most important ofiginal entry points into the building. REA-' 1#(f'*' -07 ct' i'/1'4Â£Â£'(h Â£400 + 4 40- 3. HPC staff and monitor must approve the type and location of all exterior lighting fixtures when selected. 3. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house are to be removed as part of the renovation. '1~ No elements (beyond what is approved herein) are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been 0 specifically approved may be removed without the approval of staff and monitor. 5 There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 7. The language of the Historic Preservation Commission resolution 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. S. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this proj ect. The contractor must subinit 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 ~- 9. 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: A. Staff memo dated December 15, 1999. B. Application. C:home/amyg/cases/minor/212wh 0 3 4 fÂ« I . . 011 -- 116 - M- , - A - - ' L **1 4 , C:=2/ f , *. j:- ''. 0 2-4 4 4 r _= ./Ii.li 4: I. "ill-'1 FÂ·Â· 140 k ~40!9; m l=J~~ ~ 4 -Fl- -I- I. filili.â€¢fi t. 4.r~ 4 )4,1. 4.. , .fice #- ~> 1 1/'"//"".-//"- Â«=-mt 0 f I j 4 V t---1 NE-IN PolulteÂ· EXISTING Dog HER -NER--1-OPÂ·[ FROFILE ro MA1-6/4 TD REMAI W.- , __-~5KYLIGAT-h u=z EXISTING ---------- AS 19 -1---2 - ilL==3 = -- . 7.0. SECOND FLOOR ---- - -Â·- -- r ....... -- . .- - - -, - .- .+ 9. i. -I- 1- - 1 FF~~~~===Ti F- -- 1 11 F.-- - -- IF 4 4 1224'F t . .3 1 4-2./9 /'WEST ELEVATION - F 12 C?Po if O .1 -1 Â¢ 4 . - 644 42~ , i. 4 .2 0 96. r Â¢. 4 4 .pr, AÂ·t; ..1 - A,+1 .11. <-AXIA. -- tjaz-lit. 1 1 * 97.14#*.1 f -- ./.*.'71.-2 )**Â£Aug 4/ mel . . 6 . '5 r - - ilillillilillifil-L"JIL.L li~.......... .~ 4.1 1 111'lh=*4=Lult i W 5, 1 ~1111 1 lili ~ I - :~-qi 3 1%..2 CS.'-: - i. . . 1 I .. I. 4 31._t 1 . - >Ep a/#iligi#6521/79; ...I 4/ LiUM~*OU#Mr, u i Itilk[Â£ DIIHI i EXHIBIT- 3-1 1 A .1,6 plO n s e .\\\ i .12211_ . 1......b F I. i, LPI, 1 1 't ' 1 L 1.' I i &' i EXHIBIT- ~ 6Â»/P-54 ACTION: Minor Review 911 60 + Frjoli ins All development in an "H," Historic Overlay District, or development involving a historic landmark must meet aU,jour Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. Standard 1: 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 covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Standard 2: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Standard 3: 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. Standard 4: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereoÂ£ LE G-A l_ Da ge 2 c PT-(ek) c)'F Pâ‚¬o PEKE 4 , b EXHIBIT A UNIT 5, THE GARET CONDOMINIUMS, AS DEFINED AND DESCRIBED IN THE CONDOMINIUM DECLARATION FOR THE GARET CONDOMINIUM RECORDED AUGUST 14 0 IN BOOK 393 AT PAGE 76 AS RECEPTION NO. 225956 AND ACCORDING TO THE ~- PLEMENTAL MAP RECORDED NOVEMBER 29 1985 IN PLAT BOOK 17 AT PAGE 92. THEREOF RECORDED AUGUST 14, 1980 IN PLAT BOOK 10 AT PAGE 28 AND 0 1 11 1 1 1 11'1 Jill 1-ELI-1 Ii I t-*j Â· ,0,4\Â» 19./71>44.. /77 \NA. -4~ i ~~~ liu L 3-,a SECOND PLDO Â¥-23--------- - -- ... ~ -- -----5--- - - - - -.. 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T, S. .... 41~j' 1 <~-412'~ 6'- c,~~ 1 1 ~ 4'~-1Â· 5 1- 1 4 4 3 K - 7 22" L -4 i' 1 1 EXISTING GABLE , 1 DOMM EA W 11Â·400 W CLOSET- ' 1 - -- -- -- - - ->K r r Li Ne oF EAVE 3/ 1 w 86DROO 41 rr - -- 1 G \ 1- O 66 012 00 M 1 9. .Ll E- - i BAT# 12.00 M 1 --- k J 6073â‚¬ 1- 4- .i 1 1 + 111 - 0--1 UF fl Â· 1 1 = ~ L t~vt AJGR DOM , k ll--61-1 E kt e L- -4 1 - FLOOR- FLAW 11 6<151-ING Cd)KIPIT-IONT 1 1 11 Â¥ 1 . 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