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Home My WebLink AboutLand Use Case.HP.434 W Smuggler St.HPC10-95.I 1 ~b K 1 | 0- t-- 1 14 .. CASELOAD SUMMARY SHEET City of Aspen Historic Preservation Committee DATE RECEIVED: 04/18/95 CASE NUMBER: HPC10-95 DATE COMPLETE: PARCEL ID#: 2735-124-12-001 PROJECT NAME: Thalberq Minor Historic Development Project Address: 434 W. Smuggler APPLICANT: Katharine Thalberq 925-3614 Applicant Address: 434 W. Smuggler, Aspen REPRESENTATIVE: Tom Hines 927-8062/544-9490(W) Representative Address/Phone: 166 Swinging Bridge Ln. Basalt, CO 81621 TYPE OF APPLICATION: 1 STEP: 2 STEP: 3 STEP: HPO Insubstantial Amendment or Exemption: HPC Meeting Dates: P&Z Meeting Date: CC Meeting Dates: 1st 2nd REFERRALS: Planning Building Zoning City Engineer Parks Dept. City Attorney DATE REFERRED: INITIALS: DUE: FINAL ROUTING: DATE ROUTED: INITIAL: City Atty City Clerks Office Other: FILE STATUS AND LOCATION: COMMENTS: .. 1 BO MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 434 W. Smuggler, Partial Demolition DATE: April 26, 1995 SUMMARY: The applicant requests HPC approval for partial demolition of a non-historic garage. The demolition will reduce the structure from a three car garage to a two car garage. The historic house, the Peter and Johanna Larson house, was built in 1886-87 and is listed on the Inventory of Historic Sites and Structures. APPLICANT: Katherine Thalberg, represented by Tom Hines, contractor. LOCATION: 434 W. Smuggler, Lots K and L, Block 33, City and Townsite of Aspen. REVIEW STANDARDS: No approval for partial demolition of any structure included in the Inventory of Historic Sites and Structures shall be permitted unless the partial demolition is approved by HPC because it meets the applicable standards of Section 7-602(C). HPC may use the redevelopment plan as a basis for their findings. Please note that Section 7-602(C) has been recently amended through Planning and Zoning Commission Resolution #6, Series of 1995. 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure. Response: The applicant wishes to reduce the size and height of the structure fairly substantially. 2. Standard: The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: The project does not directly impact the historic resource. .. B. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Response: Reduction of the amount of space devoted to the automobile and an increase in the site's open space will only have a positive affect on the character of the historic resource. The applicant also proposes to break a long garage door down into two doors. As a recommendation, it may be appropriate to reduce the width of the fascia slightly, to an overall width of 6". ALTERNATIVES: HPC may consider any of the following alternatives: 1) Approve the Partial Demolition application as submitted. 2) Approve the Partial Demolition application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy (specific recommendations to be offered). 4) Deny Partial Demolition approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends HPC approve the application for partial demolition as submitted. Additional Comments: . . IAND USE APPLICATICN F[EÂ·i .. 1) Project Name 'T~i}A l-IZER.Co CEAAri.>r c_ 2) Project location 43 4 1,1)7327- 6 AA Li (r) (23 LE â‚¬ ASPE- W (inlicate street address, lot & block I=ber, legal description ,here awropriate) 3) Present Zoning PL, (f 4) Iot Size ~ 1 (IDO S F 5) Applicant's Name, Adiress & Ihore # K }Â·*rHA -a UE 1 +IAL.IZE 2Â£4 4 34 W Err - 2 WAL< e e 6-9-,4 , A z/Pâ‚¬ A3 95305 - 25(01 8~ 6) Representative's Name, Mdress & phone # 1 0 AA )40 1 11./ 92 â‚¬3 19 9 1 10 1/06 1 0 (5 2 a.* 2, e E- 2- 4- 'L At a i---r- * CO 997 20602 (4) 7) Uypd of Application (please check all. that gply): 6-44- 94(02 (U/3 Conditicnal Use - Conceptal SPA ,-' 00[re~~1-1 Histaric Dev. Special Review Final SPA Ripal Historic Dev. H 8040 Greenline conceptual FOD 4 Â£1111.11 Historic Dev. . Stream Margin - - Final FUD Historic Demolition Historic Designatial Dâ„¢ntain View Plane _- Subdivisirn 00â€¢xianinilmnization - Ted/Map Amanhant - (293 Allotment Iot SpliVIat Line - QC; Ehoeuption Adjustment Description of Exisdng Uses Â· (m=ber and ty~pe of existing structures; apgroocimate sq. ft; nmber of bedroans; anor prevmus apprrwals granted to the property). 1 - RES IDE MO E 1 - AA R 66 E 2 33 GOTUDDAA.% . : ~ ~2.- EA.Ao.,I>pc/ AL* 1110&) CAX A,~R.I K.PT'Z-9 ~/1 WID>E EU)-~/ L L 9) Description of Develgment Application 145 0,HIP(19 1/1- BAR+13 E -9-A/.TD; i Â«=> -MY* Buw# facoAA nA) -THE- 2-.CT. CPUR)* 1 U)* 17rS RAA RJR OP E-/0 2>P ACS- 1 A IXT AJE-ED-5 -773 'R_Al-A) k) A,\ 1 E.1 Â· 01+ 2 /71 10) Have you attached the following? 9*mil k)(0, Response to Attadmient 2, Mininim Subnission Contents BAg,nse to Attadm=It 3, Specific Sul:mission Colltents Response to Attadmart 4, Review Standards far Your *plication 8 Â¢Cto *44. 8 1111111 .. MINOR DEVELOPMENT OF HISTORIC RESOURCES Application Package Contents Attached is a Development Application package for submission of your application. Included in this package are the following attachments: 1. Application Form 2. Description of Minimum Contents of Development Application 3. *Description of Specific Contents for Submission of your Application 4. Copy of Review Standards for Your Application 5. Public Hearing Notice Requirements Summary 6. General Summary of Your Application Process Generally, to submit a complete application, you should fill in the application form arid attach to it that written and mapped information identified in Attachments 2 and 3. Please note that all applications require responses to. the review standards for that particular development type. The standards for your application are listed in Attachment 4. You can determine if your application requires that public notice be given by reviewing Attachment 5. Table 1 of that attachment will tell you whether or not your application requires notice and the form the notice should take. Your responsibilities in this regard are summarized in the cover explanation to the table. We strongly encourage all applicants to hold a pre-application conference with a Planning Office staff person so that the requirements for submitting a complete application can be fully described to you. Please also recognize that review of these materials does not substitute for a complete review of the. Aspen Land Use Regulations. While this application package attempts to summarize the key provisions of the Code as they apply to your type of development, it cannot possibly replicate the detail or the scope of the Code. If you have questions which are not answered by the materials in this package, we suggest that you contact the staff member assigned to your case or consult the applicable sections of the Aspen Land Use Regulations. appcover SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear.-fully labeled drawings must be submitted in a format no larger than 11"x17", OR one dozen sets of blueprints may be submitted in lieu of the 1 lx17 format. APPLICANT: K prTH A R I W F 0 +1 ALIFT 2 G ADDRESS: 434 \AJECT SAAUG,Â©LE /2.- , 45324 ZONE DISTRICT: R-6 LOT SIZE (SQUARE FEET): 7,500 sp EXISTING FAR: 32 FT x 21 F-r z 672 â‚¬ P 7 ALLOWABLE FAR: PROPOSED FAR: 20 FT x 011 FT zÂ· 4-52-0 CF EXISTING NET LEASABLE (commercial): V,/4 PROPOSED NET LEASABLE (commercial): w ~ 4 EXISTING % OF SITE COVERAGE: 672 S F PROPOSED % OF SITE COVERAGE: 4-2- O OF EXISTING % OF OPEN SPACE (Commercial): PROPOSED % OF OPEN SPACE (Commer.): Jih EXISTING MAXIMUM HEIGHT: Princioal Bldo.: i\/ 0.- / Accessorv Bldg: 17 Fr PROPOSED MAXIMUM HEIGHT: Princioal Bldg.: 'A / 6- / Accessorv Bldg: 14 FT 77 0/ PROPOSED % OF DEMOLITION: 072.Sp - 420 SF 7 252-51= 4 6,733' Â· f ,r /0 ./A EXISTING NUMBER OF BEDROOMS: L. PROPOSED NUMBER OF BEDROOMS: --- EXISTING ON-SITE PARKING SPACES: J ON-SITE PARKING SPACES REQUIRED: SETBACKS: EXISTING: ALLOWABLE: PROPOSED: (40 (-OUVT A Front: Front: Front: 01 Rear: Reac Rear: Side: Side: Side: Combined Front/Rear: Combined Frt/Rr: Combined Front/Rear: EXISTING NONCONFORMITIES/ C k 101 12-9 ENCROACHMENTS: VARIATIONS REQUESTED (eligible for Landmarks Only: character comoatibility finding must be made by HPC): Nellâ‚¬- FAR: Minimum Distance Between Buildings: SETBACKS: Front: Parking Spaces: Rear: Open Space (Commercial): Side: Height (Cottage Infill Only): Combined Frt./Rr: Site Coverage (Cottage Infill Only): . . ATTACHMENT 2 Minimum Submission Contents for All Development Applications All Development Applications shall include, at a minimum, the following information and materials. ~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 the representative authorized to act on behalf of the applicant. . ~/ 2. The Â· street address and legal description of the parcel on which the.development is proposed to occur. A . 3. A disclosure of ownership of the parcel on which the development 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 all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner'$ right to apply for the Development Application. - 4 V â„¢50 44/ An 8 1/2" x 11" vicinity map locating the subject cat*;~.v-/ parcel within the City of Aspen. //5. A written description of the proposal and an explanation in written, graphic or model form of how the proposed development .complies with the review standards relevant to the Development Application. attach2.applications .. . ATTACHMENT 3 Specific Submission Contents: Minor Development to Historic Landmark or in Historic Overlay District A Development Application for a Minor Development Plan shall include the following: A written description - of the proposed development. -~ 2. An accurate representation of all major building materials, such as samples and photographs, to be used for the proposed development. tv ~ 3. A scaleÂ· drawing of the proposed development in relation to any existing structure. *9 14. A statement of the effect of the proposed development on the original design of the liv historic structure (if applicable) and character ) of the neighborhood. .. ATTACHMENT 4 Review Standards: Development in H, Historic Overlay District or Development Involving Historic Landmarks No approval for any development in the H, Historic Overlay District or involving Historic Landmarks shall be granted unless the HPC finds that all. of the following standards are met. a. The proposed development is compatible in character- with designated historid structures located on the patcel 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 t Landmarks where proposed development would extend into front yard,-side yard and rear yard setbacks, extend -Â» into the minimum distance between buildings on the lot or exceed the allowed floor area, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements; and b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development; and C. The proposed development enhances or does not detract -from the cultural value of designated historic struc- tures located on the parcel proposed for development or adjacent parcels; and d. The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Historic District and Historic Landmark Development Guidelines have been adopted by the City Council for use by HPC. Applicants should consult these guidelines in addition to the above standards. .. HISTORIC PRESERVATION COMMISSION APRIL 26,1995 205 S. MILL, CHANIN'S - MINOR Donnelley: This is a minor development for a railing and deck changes. MOTION: Jake moved that HPC approve the minor development application as submitted for 205 S. Mill Street with one condition that the doors that are outward swinging be made to swing inward; second by Roger. DISCUSSION Jake: If outward doors are left open it causes clutter and I feel the inward door are a cleaner solution. Donnelley: In this case one can swing 90 degrees and the other would swing 180 back against the fenestration of the inside. Functionally they work better outward swinging. This is not an egress deck so they could go either way. There is always the problem with weather on inswinging doors. Roger: I don't see a problem if they open inward. Donnelley: You only see it from across the street not from the sidewalk. Dave Gibson: We may desire screens in the summer over the doors in which case the screens would then be on the outside. MOTION WITHDRAWN MOTION: Roger moved that HPC grant minor development approval for 205 S. Mill Street as presented, second by Linda. Motion carries 4-1. Jake opposed. 434 W. SMUGGLER - PARTIAL DEMOLITION Sven stepped down due to conflict of interest. MOTION: Roger moved that HPC approve partial demolition of the non historic garage at 434 W. Smuggler Lots K and L Block 33 City and Townsite of Aspen as drawn; second by Jake. All in favor, motion carries. 834 W. HALLAM - POPPIE'S BISTRO - CD-PH Amy: We looked at this project about a year ago and the applicant has been working with city douncil and was given an increase of FAR to match what is allowed in the office zone district so that they could do an employee unit. I am recommending approval with some 5 .... -F>-* L-0.-Po 5-EID CE,ZKA_CkGE. a 1 ( Al O-27* E LEV 4-T- 1 ON 1 EK ' el- i >J Co C.f. Â· Â·Â·~Â·K= 644 ---- .. --e= 1 IX-PÂ«J}ul ti~ bki -*Â¥1 NES 4~ 4/9.:F- /1 1 -- 1 -f-7 - 1 u = ) \ D 1. II . j -I /1 Â£ -1 W â€¢ 4*2 1 R I <b he \Â·-VE 1 6 97- t -4,26 -0 EV I ST- 1 AJO=. 0 1 U DOW TOÂ· 2>Er .=24. 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KATHARINE THALBERG 434 WEST SMUGGLER ASPEN, COLORADO 81611 11 4 7* 7 -1-1 Wl [ ct[) UL ' 1 - r KATHARINE THALBERG 434 WEST SMUGGLER ASPEN, COLORADO 81611 18 April 1995 To Whom It May Concern: I have owned and lived in the house at 434 West Smuggler for the past 22 years. Tom Hines is the contractor who is presently working on my remodel, and he is representing me in this remodel and any change orders. I enclose a copy of my recent property tax bill as proof of ownership. (D-j Â«h Katharine Thalberg REMIT 10 PITKIN COUNTY TREADUR 033/4/00 /,0 hub F MA]N 51, 1%'b 23901/045#e TAX NOTICE Abpit , COLONAUA (303) 920-5170 AX YEAR DUE ~ SCHEDULE NUMBER * TAX SALE NUMBERS LISTED YOUR TAXES ARE D u/21-Â·441 11'j n BELOW INDICATE UNPAID , TO THE FOLLOWING PROPERTY OWNER TAXES FROM PRIOR YEARS TAXING DISTRICT li,ALE':26, A.Â»INA,(.INE 4!tht P. 154 ALS] UMUNGLLE UPLNOPACE f-Li.~ l., ADPL", 20 81611 L OL/) K 47< 1: F 1-. 1 ,/ 3.1' 2- I . Ab P 1 1,<t ~~~ *TYPE VALUATION TAX A 4, P i ./1 i J F LEGAL DESCRIPTION OF PROPERTY tk' 69*90 4 k 'T Y A f... b f f) ,.'46 [1!f lit i, 31Â· i.u ACTUAL VALUE . - .- ., f -, rit i: *' 1_ it Â· i l. L . {.Lk ux LUT A, LGE 15 ASSESSED VALUE 1/0,940 5,1.'4."FASU l. 01 h ~ SEWER CHARGES u . l) 1- til K .53 1 OT 1 1,12., '4 10' CITY LIENS ill>C 1 Al 111 CITY IMPRV. DISI 0 . 11 l Ah uuiLI - 14U0 GI :) Tukl CAL MILL LEVY 29.981 Per $1,000 of assessed valuation --- -- -1*EF --*; SECOND HALF OR TOTAL 1 *â€¢ ,62 .48 ~ 2,562.48 5,124.9b rov li:,b<.+4. A.,. DUE BY FEB. 28 DUE BY JUNE 15 DUE BY APRIL 30 /ITHOUT STATE LEGISLATIVE FUNDING YOUR SCHOOL GENERAL FUND MILL LEVY WOULD HAVE BEEN . . 3 1 5 INSTEAD OF .1. 1.) .1 1, 1,1 , /. 1 1 - , ..2 9 . 1 4 4 . 'A "4- 24 4 -4-, 4 CIN E- .