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Home My WebLink Aboutagenda.hpc.19990512AGENDA < ASPEN HISTORIC PRESERVATION COMMISSION ' May 12, 1999 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CIIAMBERS 5:00 I. Roll call and approval of April 14, 1999 minutes. CgÂ»j"D r,/995 II. Public Comments III. Commission member comments and project monitoring IV. Disclosure of conflict of interest (actual and apparent) V. BUSINESS' :05 & ~ A. 123 W. Francis St. - Extension of Conceptual U ,y-=-0~~,1 -- 5:10 37 B. 312 E. Hyman Ave. - Minor Development/kye /kouj - 5:15 13- C. 930 King St.-Amendment to Final -Public Hearing ~~Li~,/J~~~ 5:25 D. 135 W. Hopkjns - Codceptual - Public Hearing continued from April*28, 1999 6:25 34 E. 117 N. Sixth St. - Amendment to Final 6:55 F. - 134 W:11*opkins - worksession 7:30 VI. ADJOURN 0 OJECT MONITORING Roger Moyer 406 E. Hopkins - ISIS 514 N. First - Ringsby 920 E. Hyman - Veronika, Inc. 930 King Street Susan Dodington 811 Meadows Rd. and Tennis townhomes 234 W. Francis - Mullins Suzannah R;id 406 E. Hopkins ISIS 702 W. Main, Pearson 117 N. 6~~ St. - Coulter 414 N. First POLE Mary Hirsch 811 Meadows Rd. Tennis townhomes 420 W. Francis Street Halperin 930 King 920 W. Hallam Guthrie Gilbert Sanchez 414 N. First (POLE) 232 E. Hallam St. Pace 214 E. Bleeker Jeffrey Halferty 234 W. Francis, Mullin 414 N. First POLE 920 W. Hallam 240 Lake Ave. 101-105 E. Hallam (not active) Heidi Friedland 420 W. Francis Street Halperin 514 N. First Ringsby 232 E. Hallam St. Pace 117 N. 6th St. - Coulter isa Markalunas 520 Walnut Street - Greenwood Christie Kienast 520 Walnut Street - Greenwood laureen McDonald 920 E. Hyman - Veronika Inc. 214 E. Bleeker CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 4 W. Hallam (Poppie's), expires April 26,2000 123 W. Francis, Lot B (Vickery), expires MifFF37999- Ply]Y A-109-8 214 E. Bleeker Street, new out building expires August 12, 1999 920 W. Hallam Street, expires August 12, 1999 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. 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 9. 210 S. Galena .ISIS 406 E. Hopkins .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. Bleeker 20.450 S. Galena 21.710 N. Third St. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director ' /'~ Joyce Ohlson, Deputy Planning Director r. FROM: Amy Guthrie, Historic Preservation Officer RE: 123 W. Francis Street- Extension of conceptual approval DATE: May 12, 1999 SUMMARY: This project received conceptual development approval on May 24, 1995. Section 26.72.010 (F)(3)(c) provides that an application for final development review shall be filed within one year of the date of approval of a conceptual development plan. Unless HPC grants an extension, failure to file the final development application shall make the approval null and void. The historic house has already been renovated, so that only the development on Lot B, for a new house, requires an extension. Extensions were previously granted on May 8, 1996, January 22, 1997, and May 13, 1998, set to expire on May 13, 1999. At this time the applicant, Jake Vickery, requests HPC approval for an additional one-year extension of conceptual approval. RECOMMENDATION: Staff recommends conceptual development approval for 123 W. Francis Street (Lot B) be extended until May 12,2000. RECOMMENDED MOTION: "I move to extend conceptual approval for 123 W. Francis Street (Lot B) to May 12, 2000." Exhibits: Resolution No. , Series of 1999. A. Staff memo dated May 12, 1999. B. Conceptual design. 1& 16 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR EXTENSION OF CONCEPTUAL DEVELOPMENT APPROVAL AT 123 W. FRANCIS STREET, ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WHEREAS, the applicant, Jake Vickery, has requested a one year extension of the HPC conceptual approval for the property located at 123 W. Francis Street. The conceptual approval was originally granted on May 24, 1995 and the property is a designated historic landmark; and WHEREAS, Section 26.72.010.F.3.c of the Municipal Code states that "Application for a final development plan shall be filed within one (1) year of the date of approval of a conceptual development plan. Unless an extension is granted by HPC, failure to file such an application shall render null and void the approval of a conceptual development plan previously granted by the HPC; and WHEREAS, previous extensions of conceptual approval have been granted by the HPC and the extension is set to expire on May 13, 1999; and WHEREAS, Amy Guthrie, in her staff report dated May 12, 1999, recommended another extension be granted; and WHEREAS, at a regular meeting of the Historic Preservation Commission on May 12, 1999, the Commission considered and approved the request without conditions by a vote of to - NOW, THEREFORE, BE IT RESOLVED: That a one year extension of conceptual approval for 123 W. Francis Street, Aspen, Colorado be granted, to expire on May 12, 2000. APPROVED BY THE COMMISSION at its regular meeting on the 12th day of May, 1999. Approved as to Form: David Hoefer, Assistant City Attorney HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk 0 0 t .- ./= 1 , -- --1 ; | I ., l 1 1 Ill - t - 1 1 . 0 1 1. 1 1 1 j D. 1 11 1 1 1 1. .1 . It 1 1 1 .i '1 1 1. 1 1 1 I r 1 r 0-3.4/ /1 1 - 1 1 Â· 1 -1 1- -4- + ---- 11----1----1 2 1 1 1 1 . .. 1 1 1 -1. .Ill ..1.1 1 0 L l. ./.0 i..1 11 . 1 'i 1 L 1 1 1- 0 1 r-\: .-1= 121.11 1.- 1.\It . . 1 -Ill-Ill--- - 1 .1 1 I . '. 1 1 1 1 1 1 - .1 1 1------E -- -1 . 1 li 1 ./A - 1' 4 Â· 1 1 -1 \ 1. /1.--1-1. 1 /// 1 1:>,1.~. .1 | 'rr -- -- -0.. 1 / . \\1 1 // . 11 .7 0 1. : / ' 1 \' P. . 1 - 11 1 F-Â£ -t -1-2 ------4. 1 It \\1 1 1 -1 , -1 11 .1 1 MI n .1 + 11 1 ' 1 1 . ' 1- 1 11- 1 1- - 11 -Â· . 11 . / 11 1 11 1 1 1 : + I i ; 11 1=--=#--4-7 --*- -lit-- - - 7- U i I !. 0 1 1 -----92-95y=~ . 1 -< 1 - 1 / \ 0 I / . . i : / 1- - . / / / \I . 126 1 14. 11, ~ i 121 1 \ 11 . 1 . 1, /\ b / 4 1-1% 8Â·AN f / \ 123 WET FRANCIS i / 1 . 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I i j i I it BE- I . ... *i,0*p. L Â· till #LATCLIKIE - 0- -- , I 1 1 , 1 1 1 I , 1 : .; t 1 il --+----_r-Â·--. --u#GeRLO~ RW. . 1 8, Pâ‚¬.48,014 93. 'PEANG{'D fPOFE:YED FeEL~WINAG# *1,02 F!Â»16 l.297- 80 (120~ 123 WEST FRANCIS JAKE VICKERY ARCHrrECTS g MAY 8,1995 A lu; 4 -- t . !! 1Â· Â· I - - 1, 1 1 ' -44 4 C. 5- =4~ lae,01*49 - , . I -, I -- 1 r .12== i . i I I 1. 4 11 ,>'.W. 1?r...' ~- e.*3*M*a._ f-~1 1 .1 1 - L - all C tri / S le i FtirM11->r /Met,14 - t---1 . 4 \ . i. 1 . : .4. . /:.\ 1 . I . 4 1 1 I. .4 KIii k , 1 . \/ : 4/-1 14 ; ,Â· .Wn:M 4-12 ~T :1 . i i . - t . i l 1 : . ! -- i 204001 9% put# 84,1. U.l. BEANCis TVOFeED FPELI 911,1,*1 842,2. RANK, - " Ler RI ~M' , 2 123 WEST FRANCIS -- 6 t JAKE VICKERY ARCHrIECTS 68 MAY 8,1995 4 EXHIBIT N- 60 1 4- MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Direcl Joyce Ohlson, Deputy Planning Director 440 FROM: Amy Guthrie, Historic Preservation Officer RE: 312 E. Hyman Avenue- minor review DATE: May 12, 1999 SIJMMARY: The applicant, Mead Metcalf, is remodeling the interior of a downtown building and wishes to change windows on the alley side. The subject building is not historic but is located within the Commercial Core Historic District. APPLICANT: Mead Metcalf, represented by Liz Bokram. LOCATION: 312 E. Hyman Avenue, Lot M, Block 81, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26,72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: The applicant requests HPC approval to remove an existing window on the alley side of the building and install two windows in its place. Staff has no concerns with the proposal. Gllit- A 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposed development has no effect on the character of the neighborhood. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposal will not affect the historic significance of any building. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: The proposed development will not affect the architectural character or integrity of any historic structure. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: "I move to approve the minor development application for 312 E. Hyman Avenue as proposed." Exhibits: Resolution No. , Series of 1999 A. Staff memo dated May 12, 1999. B. Application. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT LOCATED AT 312 E. HYMAN AVENUE, ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WHEREAS, the applicant, Mead Metcalf, represented by Liz Bokram, has requested minor development approval for the property located at 312 E. Hyman Avenue, Lot M, Block 81, City and Townsite of Aspen. The property is located in the Commercial Core Historic District; 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 26.72.010(D) 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. 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 May 12, 1999, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval without conditions; and WIIEREAS, at their regular meeting on May 12, 1999, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application without conditions by a vote of to NOW, THEREFORE, BE IT RESOLVED: That minor development for 312 E. Hyman Avenue, Lot M, Block 81, City and Townsite of Aspen be approved as submitted. APPROVED BY THE COMMISSION at its regular meeting on the 12th day of May, 1999. Approved as to Form: David Hoefer, Assistant City Attorney HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: 0 Kathy Strickland, Chief Deputy Clerk 0 EXHIBIT APPLICANT: Mead Metcalf, represented by Liz Bokram i 77- LOCATION: 312 E. Hyman ACTION: Minor Review All development in an "H," Historic Overlay District, or development involving a historic landmark must meet aUfour 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(13)(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 thereof. ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name GRAND FINALE REMODEL @ HILL GALLERY/REMAX 2. Project location 312 EAST HYMAN AVE. ASPEN, CO LOT M BLOCK 81 (indicate street address, lot and block number or metes and bounds description) 3. Present zoning~ <,- 4. Lot size S 000 .. ' 8- 5. Applicant's name, address and phone number MEAD METCALF 300 E. HYMAN AVE. ASPEN 925-1459 6. Representative's name, address, and phone number LIZ BOKRAM 300 E. Hyman Ave. 925-1459 or Gwen Dickinson 312 E. Hyman 920-0121 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD TZ Minor HPC Stream Margin Final PUD Relocation HPC Subdivision TexUMap Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) 1 block building- remodel is 500 sq. Et. Building permit granted on 4/16/99 #9-175 9. Description of development application office remodel 10. Have you completed and attached the following? Attachment 1 - Land use application form Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachment 4 ~ol-# 8 1 jÂ« 1,/1 v r ' lili llllllli -13Â©a *'0 /*t v 1 2,Â®+Ll yftjvu,4- 1-~ ' 4,44/ llc t-01,4 wn i t=;14-=j lay ~ c> e' -1 Edâ€¢?-- S 66+ - L./'' i , e ..7 ASPEN HISTORIC PRESERVATION COMMISSIONI MINOR DEVELOPMENT REVIEW Application Package Contents Following is an application for minor development review at HPC. Included in this package are: 1. Attachment 1- Application form 2. Attachment 2- Dimensional requirements form 3. Attachment 3- Description of general requirements for a complete development application 4. Attachment 4- Description of specific requirements for a complete development application to HPC 5. Attachment 5- Applicable review standards on which HPC will base its decision 6. Attachment 6- General summary of the HPC review process 7. Attachment 7- Definition of minor development To submit a complete application, fill out Attachments 1 and 2, include all items listed on Attachments 3 and 4, and provide any other information necessary to clarify the project. A pre-application conference is strongly recommended so that the appropriate review process and submission requirements can be discussed. In addition, other reviews, such as those before the Planning and Zoning Commission, which may be required by the Aspen Municipal Code can be identified at this time. A consultation with the Zoning Officer and Building Department is also recommended early in the application process. TWO COPIES OF ALL SUBMISSION REQUIREMENTS IN A FORMAT NO LARGER THAN 11"X17" ARE REQUIRED. FOR GRAPHICS WHICH ARE LARGER THAN 11"X17," SUBMIT TWELVE SETS OF PRINTS. fike â‚¬gy,tal *3818Â©9 970 970 MEAD METCALF * BOX 32 ASPEN, COLORADO 81612 + PHONE 40* 925.4455 + FAX 40% 920 9664 April 26, 1999 Aspen Historic Preservation Commission Minor Development Review For: Remodel at 312 E. Hyman Owner: F. Mead Metcalf 925-1459 Location is the back ofthe existing Aspen's Hill Gallery ofPhotography. Formerly the Grand Finale Dinner Theatre kitchen, the space has been a catering kitchen for the past 10 years. A City ofAspen building permit - #9-175 - has been issued to remodel the space into offices. We are applying with the HPC to change one existing window on the alley to two windows, which will be placed higher in the back ofthe building. 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Lab The La -7 1.2 J Er=. 0 t.c. 2*IÂ¥15 W Aspe.i Sports Cards and | . * % Â·eai,A 12:0 1 ~ Kennoth Baan, Cal* The Miners Atdifers _ I to Cleaner-Express Restaurant Cole - & Bar-Bullding- 'Antiques Matsuhisa The TWal Booksellers Bakery & C.le LODGE MOLLY GIBSON- .~ True Value Hardware Â§ 2 22 and Bistro E Radio Shack Â£ 300 S E too's W 100's E. MAIN ST. The Kitchen Lon Â§ w,rthouse â„¢E HOTEL JEROMEf Orthopaedic Carot [opkin Bars & Restaurants s Restaurant at the Associates Real Aspen Domain Aspen Carl" Pharmacy 'Le eff--ld *Zr-*UD..4 PAOInS~7i~~~DY,e; â„¢a TY':j 'ept. (861~ H ~ 0 4*18 (2=. ~62 409 JJLUES,aff#+11<MA.W. Couno' L' i â€¢ 1 4---r, , 1 --14 11Â·ret mat~'piai JEROME PROFESSIONAL BLDG. BLEEKER ST. .Afpen C.immunie, Church : 117 =41 7/2 mÂ¤Â¤Â¤Â¤Â¤ H- L L_I==2* .-- - Aspen /1,bficÂ· Poiking (imÂ·nue Communit, Bank Aspen Vix,70,Â· /,0, C.cu,e, ,~M=- r - cry-i ewu= â€¢ I pl; arking NORâ„¢Al/U.Sl*MON ~ 0%4~05$~E;J-- A., - Red Brick Arts & Recreatio,1 feiter HALLAM ST. Aspen Wine & Spirit CO. Tak.2Vldeo | Ad\- -- Rio Grande Park 9*10* 1 1- Al' ~~ -I 209,1 4 04' 2 A....~=.~..~...la~."9~9-r a.0. *dina n i / 0 Â·â€¢, th, Rrk, --uzÂ»==-u~~1Â¥r---7 1 PUPPY Canyon Cleaner. Bintre lafo _ 'Â·â€¢~--.1~17 use n .gam m,4;'-~';9&, S;~ Ugh;ing Studio Snowboards Rentals Laundromat Ap "deo Rd-Â·<7'~â€¢.~~~ -.....156 2 '1 El>0 7 1, 3 .c 0 .. Allt *428 6>t 8 .Â»en Cenier for /#W m Uâ€¢e 9 C Cm'~P40'st- 4#- 4â€¢. Itatiam 1-â€¢ke Nature Pre,erve 1 t 0 NeJ I.......al_-;ri- --9-,2,(;'/I- A'.. 9..I.,8//'t -- ;E./.I - *irrti,1&1 ~2:5.*"/).,4..1754**p)/- ( / t 1 ..4 1 4 1.- ./4 I 4-1 \ .,24,-/z~ - 44"mul , US 1-SWId * 1SWI f' 18 HOSIWIJVD . . . 1 4 E t -1 . f : 4 44 B Â»;, ry. ~T 0, ff: . .' .9 4 , I , iÂ·- . - .-- -t. 1 ~. .'--1 Re*b ./ I rÂ· I V I ..1.4 . & -/ L I . t'AÂ·./. .r. , 0 k-k 1 1 '44'1? ... A - 1 4 1. - 1 Arp 1 L, . 1 4 .7 4 I .LAM 4 1..... . a..1- . ..2 ry â‚¬, i, Â·Â· Â·' ':4 i --1-/1 ''' i W,4.:.2, , 9,tly '2Â¥1 -'... .... . . i 4 ;0 I t I I. -177 &:51Â·Â·12%~2;=Ca.i,196-; '69 . .,/aaE~- . ~ v tâ‚¬ i CE-- MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director ~ Joyce Ohlson, Deputy Planning Director 440 7 1 FROM: Amy Guthrie, Historic Preservation Officer RE: 930 King Street- Amendment to Final (Public Hearing) DATE: May 12, 1999 SUMMARY: HPC granted final approval for this project, which included a lot split to create a new house, and renovation of the existing historic house, on January 27, 1999. As construction drawings were prepared for permit submittal, it was discovered that the historic house had been drawn incorrectly and is approximately 80 square feet larger than what was represented. The project monitors and City Attorney were concerned about the design modifications that would be required and referred the amendment to the full board. There is no way to allocate any additional floor area to the renovation of the old house without going back through the lot split process, so the architects were forced to re-work the design. This has resulted in a slight decrease in the size of the addition and a slight reduction in its height. HPC reviewed the changes in a worksession on April 24~h. The members supported the proposed amendment and felt that it improved the project. SIGNIFICANT DEVELOPMENT (FINAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in Section 26.72.010(D) ofthe Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "h," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard 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 -13>JAI 611 0 exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). Response: Because the historic house is larger than originally thought, the architects had to remove some floor area from the proposed addition. This was accomplished by narrowing the addition, which also brought the ridge height down 18". Staff finds the changes improve the project. One concern was mentioned at the worksession. On the old house, the entire eave along the east facing gable end is to be retained and should not be clipped by the deck railing behind it. 2. Standard: The proposed development reflects and is consistent with the character ofthe neighborhood ofthe parcel proposed for development. Response: The King Street area is undergoing significant redevelopment. Historically, it has been a neighborhood of fairly small, modest, single family homes. The applicant's choice to pursue the historic landmark lot split has avoided creating a massive addition to the historic house and instead creates two homes which are more in character with the area. 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. 0 Response: The house, which is commonly associated with "No Problem Joe," will be preserved and will remain an important part of the King Street neighborhood. Two outbuildings are also being retained, to show the former use ofthe property. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: The architects have made minor adjustments to the proposed addition, which have improved its relationship to the old house. The house is in a deteriorated state and will require a significant restoration effort. RECOMMENDED MOTION: "I move to approve the amendments to the final design of the historic house at 930 King Street, with the condition that on the old house, the entire eave along the east facing gable end is to be retained and should not be clipped by the deck railing behind it." Exhibits: Resolution No. , Series of 1999 A. Staff memo dated May 12, 1999 B. Application 0 EXHIBIT 17] 1 17- APPLICANT: No Problem Joe, LLC ALL - LOCATION: 930 King Street (No Problem Joe ACTION: Amendment to Final (Significant Development) All development in an "H," Historic Overlay District, or development involving a historic landmark must meet allfour 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 thereof. AgR-28-1999 09: 49 FROM ASPEN/PITKIN COM DEU TO 992~ EXHIBIT -7 Attachment 8 LJ J : County of Pitkin} AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.52.060(E) I, ~-El&14 6-=rEOJ , being or representing an Applicant to the City df Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060(E) ofthe Aspen Municipal Code in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S. 1 MaiI to all owners ofproperty within three hundred (300) feet of the subject property, as indicated on the attached list. on, the I G day of Â»5*1 L , 1 99~1 (which iscfgdays prior to the public hearing date of WA#Et< l~Z- PFfl)~ 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 22 day of,4*4 L , 1994, to the 12 day of MA,â€¢Â« , 199~ (Must be posted for at least 1 ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. 4 4 71Â» (Attach photograph heYe) Signed before me thi*~ of /*L, , 1 1999..by Ai# LEEs-od WITNESS MY HAND AND OFFICIAL SEAL ~ My Commiss*9 expires: /#gi~- 2272- vt-7 c-% vvhqi ~ PLACE. -2..u-~ ~~ PURPOSE Notary Public 1... TOTAL P.02 APR.29.1999 12:44PM GIBSON RENO NO.215 P.2 C L ASTOR & CO ARCHULETA KEITH BREBNER RICHARD A PARTNERSHIP 132 MAPLE LANE 124 MAPLE LN 981 KING ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81811 CHR]STOPHER MICHAEL CITY OF ASPEN COX ROBERT 130 MAPLE LN 130 S (3ALENA ST 112 MAPLE LANE ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 D'ARI A T DODARO CHRISTINE M ENSM]NGER USBETH KAY PO BOX 2178 930 MATCHLESS DR PO BOX 9934 ,ASPEN CO 81612 ASPEN CO 81611 ASPEN CO 81612 FULLERTON TRUST GUPTA=GROW ENTERPRISES LP HATANAKA HOWARD H 5711 S 88TH CIRCLE 21 GLENWOOD AVE 980 KING ST PO BOX 27396 ASPEN CO 81611 ROSS CA 94957 OMAHA NE 68127 KING CHRISTOPHER & DONNA ISAAC THOMAS D REVOCABLE TRUST KAPPEU ERNST CLOUATE 975 KING ST PO BOX 1962 PO BOX 3086 AGPEN CO 81'611 Â· ASPEN CO 81612 ASPEN CO 81612 LAWRENCE LARRY G DONALD W LEWIS LORA J HOEBEE LAWRENCE MARA 3OX 4166 935 GIBSON AVE EN CO 81812 6309 HARTLEY DR ASPEN CO 81611 LA JOLLA CA 92037 UPSEY WILL]AM S LOEWENSTERN CAROL LUHNOW GARY C/O RIVER STUDIO PO BOX 2383 414 N MILL ST Â· 910 GIBSON AVE ASPEN CO 81611-2114 ASPEN CO 81612 ASPEN CO 81611 MAPLE CHARLES A MARSHALL ANN MICKEY JAMES & MARLENE MAPLE BRYCE M PO BOX 10894 931 GIBSON AVE 927 GIBSON AVE ASPEN CO 81612 . ASPEN CO 81611 ASPEN CO 81611 MORSE JAMES A TRUST NPJ PARTNERS LLC OWEN KENNETH & JANE TRUST 107 SINCLAIR DR 570 SOUTH RIVERSIDE AVE PO BOX 88 MUSKEGON MI 49441 ASPEN CO 81611 CHAPMAN RANCH TX 78347 PEPPER TOM PETERSON ANNE BYARD RAPP CONSTANCE ANN INTERNATIONAL S A PANAMANIAN ANNE PETERSON RICHARDS BYARD CORP CJO PO BOX 2270 ASPEN CO 81612 977 QUEEN ST 35 LOCUST - -PEN CO 81611 MILL VALLEY CA 94941 ,APR.29.1999 12:44PM GIBSON RENO NO.215 P.3 RIVER HOUSE LLC COLO LLC RECHLITZ MARY SABATASSO MARY C/O US CABLE CORP 940 MATCHLESS DR 118 MAPLE LN 28 W GRAND AVE -PEN CO 81811 ASPEN CO 81611 MONTVALE NJ 07645 SHOAF JEFFREY S SIMPSON PAmICIA A & CHARLES W SMALLS RAY PO BOX 3123 116 MAPLE LN PO BOX 8197 ASPEN CO 81612 ASPEN CO 81611 ASPEN CO 81612 STONE PHYUJS STROBL MARIO J TERRA FIRMA PARTNERSHIP 108 MAPLE LN 110 MAPLE LN 101 DALE AVE ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 TRETTIN HENRY & LANA VARE EDWIN C VAGNEUR LOIS M BROWNELL C/O GOODFRIEND & ASSOC VARE DARLENE DE SEDLE 1299 OCEAN AVE 60 FLYING FISH RD 22 WILDROSE AVE CARBONDALE CO 81623 SANTA MONICA CA 90401 GUILFORD CT 08437 WEISMAND FAMILY LIMITED WIRTH PETER WARMING SOLVEIG PARTNERSHIP WIRTH JANET B PO BOX 5177 WEISMAN ENTERPRISES C/O PO BOX 9525 ASPEN CO 81612 2626 W LAKE AVE ASPEN CO 81612 MINNEAPOLIS MN 56416 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR AN AMENDMENT TO FINAL SIGNIFICANT DEVELOPMENT AT 930 KING STREET, ASPEN, COLORADO, PARCEL ID NO. 2737-073-00037 RESOLUTION NO. , SERIES OF 1999 WIIEREAS, the applicant, No Problem Joe LLC, represented by Gibson Reno Architects, has requested an amendment to the final significant development approval; 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 26.72.010(D) 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. 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 staffreport dated May 12, 1999, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at a regular meeting ofthe Historic Preservation Commission on May 12, 1999, the 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 an amendment to the final significant development for 930 King Street, Aspen, Colorado, be approved as presented on May 12, 1999, with the following conditions: 1. The entire eave along the east facing gable end is to be retained and should not be clipped by the deck railing behind it. APPROVED BY THE COMMISSION at its regular meeting on the 12th day of May, 1999. Approved as to Form: David Hoefer, Assistant City Attorney Approved at to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: Kathy Strickland, Chief Deputy Clerk 323 F. I January 4, 1999 DAVID Ms. Amy Guthrie, Historic Preservation Officer GIBSON Aspen/Pitkin County Community AIA Development Department 130 South Galena St. AUGUST Aspen, CO 81611 RENO AIA RE: 930 King Street No Problem Joe SCOTT SMITH AIA Dear Amy, 9- ... A \X~,17 Enclosed please find 12 sets ofprints showing graphically the house we *-rÂ·â€¢ linalou would propose to construct as an addition to the existing historical 2__--Â·~ UÂ·Â·1~1]Hllh.~~>CU--> structure located at 930 King Street. 726, L--.....:l.11111'llv-- L_---A In preparing the construction documents for the '13" residence (addition GIBSON Â· RENO .ARCHITECTS.L.L. C.Â· to the historic house) it was discovered that the footprint we were using ,t for the existing structure was incorrect. After corrections were made we found that changes needed to be made due to the increased floor area of 210 EAST HYMAN the original footprint. However, we feel that the changes we made have NÂ°202 retained the spirit ofthe approvals. ASPEN The following are actions taken by our clients and us to bring the house COLORADO 81611 into compliance with the floor area requirements ofthe project: 1. The garage and living area above have been reduced in floor 970.925.5968 area, which has resulted in a dividend of reducing the ridge height by approximately 18". FACSIMILE 2. We have elongated and narrowed the connecting section ofthe 970.925.5993 addition to maintain separation ofthe existing house and addition. RO. BOX 278 I'm certain that after reviewing these drawings ofour proposed 101 E. COLORADO AME revisions you will agree that we have successfully incorporated the SU[TE 301 revisions within the guidelines implied by the previous approval. Except TELLURIDE for the footprint correction and floor area reduction all other aspects of COLORADO the house and site have remained the same. 81435 Rictfully yours, 970.728.6607 FACSIMILE 970.728.6658 Leigh Alan Letson cc: H. Cahn 44*64- b ENCE 142.4 ' .. . 4 . 2 I. 4 ... 1 V. . 0 . , , 10'-O 4 ... . Â» I ' . STAMPED CONG. k_ Q f .. , : ' '.* I , I DRIVE 4.11 4 . L olmioUSE 24'-0â€¢ , SMOKEHOUSE --7 Â· ~ - . . 3 [3 l iÂ·./ Â·â€¢. . J FAVEDS .''P .4 1 ,c Aul.0 60(0497 . , ..2 C. '. LX 1,- 1 - =24 0 7. 0 L i. 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Hopkins Avenue- Landmark Designation, Conceptual, Partial Demolition, Temporary Relocation, Variances, Residential Design Review-Public Hearing (Continued from April 28,1999) DATE: May 12, 1999 SUMMARY: The applicant requests landmark designation, conceptual, partial demolition, temporary relocation, variances, and "Residential Design Review" approval. HPC reviewed the proposal on March 24, 1999 and continued the hearing due to concerns about how the historic building will be restored and certain elements of the new construction. A new packet has been submitted by the architect to address the HPC's comments. APPLICANT: John Key, represented by Gretchen Greenwood, architect. LOCATION: 135 W. Hopkins, Lot A and the west 22.5 feet of Lot B, City and Townsite of Aspen. El-6 zone district. LANDMARK DESIGNATION A.Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Response: This standard is not met. B.Architectural Importance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. 1 VEG+J1CLOQJ< 7fj< 0 Response: This structure is a good example of the traditional Aspen miner's cottage, built in the late 10800's. The historic form of the building is intact, including a gambrel roof which appears to have been added in the early part of this century. 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 structure is part of the Shadow Mountain neighborhood. Miner's cottages still exist on all corners opposite this house, making its preservation especially important to the character of that area. E.Communio; Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. 0 Response: The majority of Aspen's historic resources are Victorian era homes. These resources contribute significantly to the town character by representing, through architecture, the lifestyle, values, economics, technology, and aesthetics of an important period in Aspen's development. The house at 135 W. Hopkins is part of that historical record and its preservation therefore has important value to the community. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District and all development involving historic landmarks must meet all four Development Review Standards found in Section 26.72.010(D) ofthe Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard 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 0 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 2 exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). Response: The proposal involves restoration of the existing house, lifting it temporarily to add abasement, and construction of an addition on the east side and to the rear ofthe house. A non-historic shed is to be demolished. On March 24th, staff raised several issues with the proposal in an effort to ensure that an accurate and authentic preservation of the historic structure takes place and that the new construction meets the HPC standards for compatibility with the historic structure in terms of general design, massing and volume, scale and site plan. Some of the staff concerns have been addressed by the new submittal, but restudy is needed before staff could support conceptual approval. Although many detailed issues can be addressed in a final review, the HPC has found themselves at a disadvantage in the past when conceptual is granted prematurely. Following is the staff analysis of the project, which has been made in consultation with the Community Development Director and Deputy Planning Director. Site Plan No trees will be removed or relocated as part of this proposal. 0 In the previous submittal, there was some confusion as to whether the existing front walk to the house was being retained. It is shown in its current location on the revised site plan. It should be clear that other entries into the building should be treated as secondary to the original means of entering the house. The plans have been labeled to indicate that a 6 foot tall stone wall is proposed along the west side of the new addition and for the length of the east property line. No further detail is provided, however staff finds this to be out of character with the miner's cottage and the type of fencing that was traditionally used around these properties. A wood picket fence would be appropriate and should not be over 42" in height anywhere forward ofthe old house. Old House The house will need some significant restoration work and the applicant's effort to do so is appreciated. The applicant proposes to remove the board and batten and asphalt shingle siding from the house. If the original clapboards are still underneath, they will be salvaged if possible, in consultation with HPC. Otherwise, new clapboards will be added. The fascia boards will be salvaged and the same should be true for any original trim which is found under the existing siding. On the north side of the house, the existing bay window will be retained, the porch is to be reconstructed according to photographs, the existing double hung window under the porch 0 will be retained, and the historic second front door will be reinstalled. The window under 3 the front porch should be one over one, as currently exists, not two over two as shown on the plans. More detailed information about the character of the two front doors is needed. If the original doors do not still exist somewhere else in the house, then the new front doors must replicate a front door typical of the miner's cottages. More detail on the posts and other elements of the front porch is also required. The submittal mentions the possibility of replacing the multi-pane windows in the bay if they are not original. On the west side of the house, the two existing bay windows are to be restored and repaired as needed. If the bay windows used to be double hung, rather than fixed glass, this condition should be restored. In terms of the three upper floor windows, the architect proposes to eliminate the center window and relocate the two side windows, placing them lower on the wall. This was mentioned at the conceptual approval as a construction issue. Staff requests more detailed information to determine whether any options are available to keep the two side windows in their current location. Staff still has some concerns about the area where a new entry is created on the west. This entry is being added to an original part of the house, where a side porch previously existed. It appears from the north elevation on the as-builts that at least the roof of the porch may still be in place. If so, it should be retained, rather than the proposed new metal roof. The chimney mass which was previously shown on the west side has been removed, with just a stack coming through the rooÂ£ This is a significant improvement, although staff still has concerns with the scale of that chimney in relation to the historic chimneys and recommends a metal flue instead of a masonry stack. On the east elevation, an existing bay window will be removed because of the kitchen addition. The submittal mentions relocating this window to the south side of the old house, but HPC stated at the March 24th meeting that they had issues with relocating original features to other parts of the building because of the confusion it might cause. Three new windows are to be added where a non-historic fixed window currently exists. These should be one over one windows to stay within the character of the existing house. The most significant alteration proposed to the old house is the kitchen addition on the east side. As discussed by staff at the March 24th meeting, the proposed addition is not incompatible with the house, but it does change the character and massing of the old building and does encroach more towards the front of the structure than HPC has typically allowed. This was mentioned by several HPC members at the previous meeting, but not revised in the proposal. Staff does not support the kitchen addition, which also requires a setback variance, without evaluation of reducing its size or moving it further back from the front ofthe building. A new asphalt shingle roof and new flashing are to be installed on the old house. The existing brick chimneys must remain in place on the outside of the house (even if they are no longer functional.) All exterior vents, exterior light fixtures, and a landscape plan will require HPC approval when designed. 4 New Addition Staff had several concerns with the character of the proposed addition at the March 24th review. As mentioned at that time, the long north sloping roofline of the rear addition helps to bring down the plate height of the structure, but adds to the bulk of the building. From the front of the house, this large roof plane is not sympathetic to the scale of the historic house. Additionally, from the front ofthe house the exterior staircase and rooftop deck for a hot tub has no relationship to forms or features found on the historic house. Variances The following variances are requested for the project as proposed: a 300 square foot floor area bonus, a 5% site coverage variance, a 4'10" rear yard setback variance, a 17'10" combined front and rear yard setback variance, west side yard setback of 6'6" for the historic house, and a combined side yard setback variance of 7'0" for the historic house. Staff is in support of the site coverage, rear yard and combined front and rear yard setback variances, which allow the majority ofthe development to be placed at the rear of the site, away from the historic house. The west sideyard variance of 6'6" is no longer needed since the chimney stack has been removed. As mentioned above, staff has some concerns with the variance needed for the kitchen addition (a combined sideyard setback variance) and has suggested further study of the kitchen. Staff has a concern with the justification for a 300 square foot floor area bonus. When the project was first brought to HPC in a worksession, a bonus of approximately 100 square feet was requested to offset the calculation for lightwells. Floor area bonuses have been the topic of debate in the past since in general the HPC and other boards feel that one of our most significant challenges is the abundance of floor area allowed by right. The HPC established certain criteria for when they would allow a bonus, and adopted the following language. "The floor area bonus will only be awarded to projects which make an outstanding preservation effort, for instance by retaining historic outbuildings or by creating 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 appropriate recipients of the bonus. No development application which includes a request for an FAR bonus may be submitted until the applicant has met with HPC in a workshop format to discuss the proposal, prior to design." The property being redeveloped is less than 6,000 square feet in size. There are no historic outbuildings being preserved, and the development is not being broken down into multiple structures (which isn't possible due to the size of the lot.) This leaves only the argument that the project makes an outstanding preservation effort. The project is successful in many ways, however staff has remaining concerns to be addressed and cannot support a bonus as the project is proposed. 5 PARTIAL DEMOLITION 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. Response: The demolition to occur is the removal of a portion of the east wall for the new kitchen addition, the removal of a lean-to porch on the west side towards the rear of the building, and the total demolition of the sheds. Staff is not concerned with the sheds, which are not historic construction. Issues with the other demolition were raised above. 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: This issue is addressed under the conceptual review standards. 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: This issue is addressed under the conceptual review standards. TEMPORARY RELOCATION 1. Standard:. The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation. Response: A specific plan, stating how the building will be braced and how it will be supported will be needed before building permit. This plan may be prepared by the housemover and architect. The applicant suggests that the removal of non-historic materials, particularly siding, will take place prior to the temporary relocation of the house. Staff recommends that this be delayed until after the building is placed on its new foundation for several reasons, including that the siding material should add structural stability to the building when moved and because it is important to keep the building secure, so that no trespassers can enter it while it is temporarily stored. 6 2. Standard: A relocation plan shall be submitted, including posting a bond or other financial security with the engineeringÂ· department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. Response: Said plan and security shall be a condition of final approval. RESIDENTIAL DESIGN STANDARDS The project is in compliance with the design standards. STAFF SUMMARY AND FINDINGS: Staff finds that the project needs additional restudy before conceptual approval is appropriate. The areas to be addressed are as follows: 1. It must be determined that the following variances meet the review standards: a 300 , square foot floor area bonus, a 5% site coverage variance, a 4'10" rear yard setback variance, a 17' 10" combined front and rear yard setback variance, west side yard setback of 6'6" for the historic house (no longer needed), and a combined side yard setback variance of 7' 0" for the historic house. 2. Restudy the north sloping roof on the new addition, the exterior staircase and rooftop . deck for a hot tub, which staff finds are not architecturally compatible with the historic house. 3. Staff recommends the kitchen addition be reduced in size and/or moved further back from the front ofthe house. 4. The window under the front porph on the north elevation must be one over one, as currently exists, not two over two as shown on the plans. 5.- If the bay windows on the west side of the house used to be double hung, rather than fixed glass, this condition should be restored. 6. Provide more detailed information to determine whether any options are available to keep the two upper floor windows on the west side in their current location. 7. On the new west entry, retain the historic porch roof if it still exists, rather than the proposed new metal rooÂ£ 8. Use a metal flue rather than masonry stack for the new chimney on the west side of the house. 9. Â»0 not relocate the bay window from the east side of the house to any other location on the exterior ofthe house. 10. The three new windows to be added on the east side of the old house must be one over one windows to stay within the character ofthe existing house. 11. The existing brick chimneys on the old house must remain in place on the outside of the house (even if they are no longer functional.) 7 12. More detail on the posts and other elements of the front porch is needed. 13. Provide the HPC with copies of any existing historic photographs of the house, which will be used as the basis for all restoration work. 14. All exterior vents, exterior light fixtures, and a landscape plan will require HPC approval when designed. 15. The HPC must make a recommendation on landmark designation, finding that landmark designation standards C, D, and E are met. 16. A wood picket fence on the perimeter of the property would be appropriate, but cannot be over 42" in height anywhere forward of the old house. 17. If the original clapboards are still underneath the existing siding, they will be salvaged if possible. Otherwise, new clapboards will be added. The fascia boards will be salvaged and the same should be true for any original trim which is found under the existing siding. This work will be done in consultation with HPC. 18. Provide more detailed information about the character of the proposed two front doors. If the original doors do not still exist somewhere else in the house, then the new front doors must replicate a front door typical ofthe miner's cottages. 19. The building permit submittal must include a specific plan for temporary relocation, stating how the building will be braced and how it will be supported will be needed before building permit. This plan may be prepared by the housemover and architect. The removal of non-historic materials, particularly siding, must take place after the house is placed on its new foundation. A relocation plan shall be submitted, including posting a $30,000 bond or other financial security to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. Exhibits: A. Staff memo dated May 12, 1999. B. Revised application. C. Conceptual submittal and minutes of March 24, 1999. 8 APPLICANT: John Key, represented by Gretchen Greenwood LOCATION: 135 W. Hopkins = ACTION: Landmark Designation, Conceptual, Partial Demolition, Temporary- Relocation, Variances, Residential Design Review To be eligible for landmark designation, a structure or site must meet twoÂ· (2) or more of the five (5) standards contained in Section 26.76.020 of the Municipal Code. It is not the intention of HPC to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Architectural Importance: The structure or site reflects an architectural style that is unique, distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. Designer: The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Neighborhood Character: The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighbodood 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. SIGN[FICANT DEVELOPMENT (CONCEPTUAL) Significant development in an "H," Historic Overlay District must meet alljour of the 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 thereof. .. PARTIAL DEMOLITION Standards of review for partial demolition. No approval for partial demolition shall be granted unless the HPC finds that all of the 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 of the parceD. 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 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. ONSITE RELOCATION Standards for review of on-site relocation: No approval for an on-site relocation shall be granted unless the HPC finds that the following standards have been met: The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation, and The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation, and A relocation plan shall be submitted, including posting of a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. OFF-SITE RELOCATION Off-site relocition shall not be granted unless all of the following standards have been met: The structure cannot be rehabilitated or reused on its original site to provide for any reasonable use of the property, and The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation, and The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation, and A relocation plan shall be submitted, including posting a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation, and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation, and The receiving site is compatible in nature to the structure or structures proposed to be moved, the character of the neighborhood is consistent with the architectural integrity of the structure, and the relocation of the historic structure would not diminish the integrity or the character of the neighborhood of the receiving site. An acceptable letter from the property owner of the receiving site shall be submitted. VARIANCE CRITERIA: For a variance to be granted, it would have to be based on one of the following three criteria: The proposed design yields greater compliance with the goals of the Aspen Area Community Plan, or The proposed design more effectively addresses the issue or problem the given standard responds to, or A variance is clearly necessary for reasons of fairness related to unusual site specific constraints. The floor area bonus will only be awarded to projects which make an outstanding preservation effort, for instance by retaining historic outbuildings or by creating breezeway or connector elements between the historic resource and new construction. Lots which are larger than 9000 square feet and properties which receive approval for a historic landmark lot split may also be appropriate recipients of the bonus. No development application which includes a request for an FAR bonus may be submitted until the applicant has met with HPC in a workshop format to discuss the proposal, prior to design. 0 ~~ GRETCHEN GREENWOOD & ASSOCIATES, INC. ARCHITECTUREÂ·INTERIOR DESIGN Â· PLANNING Conceptual Development Application Addendum For 135 West Hopkins Aspen, Colorado 81611 Introduction: The attached plan revisions are in response to the comments by the HPC to the development plans for 135 West Hopkins that occurred at a Public Hearing on March 24, 1999. Sheet number notes the revisions. Sheet A-5: Existing Improvement Plan. No changes Sheet A-6: Existing Elevations: More thorough discussion with the previous owner Frank Day, uncovered the following facts: 1. A contractor named Fred Brown reinforced the entire east, south and north foundation and walls of the existing building. The east bay window was relocated and rebuilt to accommodate a new kitchen. This rebuilding of the new window is evident in the photographs. Stud walls were added to the interior frame, and the beveled horizontal i(ling was removed and replaced with a shingle material, that was later covered by board and batt si(lin* Existing photographs show evidence of this. 2. According to Frank, the two larger windows on the west elevation were on the house prior to their family purchasing the house. The smaller window in the center was added later. This is evident in that the ill height is different than the other windows. All the windows in the house have been replaced by Frank Day and or new windows added. 3. Frank Day stated that the porch structure on the north elevation was new and added by him. There was no porch structure when his family purchased the house. 4. As we know the existing form of the building is original with the exception of the front porch and rear porch. 5. The roof material has been changed three times. The original material was metal. 6. A door on the North elevation was removed by Frank Day. 7. The bay window on the North side is original. The windows have been changed. 8. The bay windows on the West side are in their original location. 9. Frank Day and other contractors built the apartments on the property for skiers. Sheet A-7: Proposed Site Plan: No changes proposed. Sheet A-8: Lower Level Floor Plan: No changes proposed. 0 ANg,2 6 520 WALNUT STREET â€¢ ASPEN.COLORADO 81611 â€¢ TEL: 970/925-4502 â€¢ FAX' 970/925-7490 r 1---71 fl n ~\ 1~1 GRETCHEN GREENWOOD & ASSOCIATES, INC. J~ ARCHITECTUREÂ·INTERIOR DESIGNÂ·PLANNING Sheet A-9: Main Level Floor Plan: 1. Dining Room Doors on East Side eliminated. 2. The existing historic North window remains (instead of two new windows) 3. Existing Bay window from the east side will be relocated to the historic south ide of the building~ 4. Double Doors from the new kitchen addition added instead of the old bay window as proposed before. Sheet A-10: Upper Icvel Floor Plan: No changes proposed Sheet A-11: Roof and Roof Deck Plan: No changes proposed Sheet A-12: North Elevation 1. Existing North window restored and maintained. 2. One entry door on North Wall restored. 3. Porch railing removed and restored to match historic photograph 4. Double doors added to replace proposed historic bay window on north wall of new kitchen addition. Sheet A-13: West Elevation 1. Non historic center window removed. 2. Two historic windows restored and replacei 3. Brick Chimney Flue removed and replaced with brick stack. Sheet A-14: South Garage Elevation: No changes proposed. Sheet A-15: East Elevation: 1. Dining Room doors eliminated on East Side. 2. All window fenestration removed on new kitchen addition. The materials for the exterior are as represented in the Public Hearing. 520 WALNUT STREET â€¢ ASPEN.COLORADO 81611 â€¢ TEL: 970/925-4502 â€¢ FAX: 970/925-7490 2'0183 12. 76<2287 0 -CUTE. C.'22 03 227 17 u. 11,71 021.3 9.:1. 1 In EO. 1 LOT A AND WESTERLY 22,5/ E- LOT B 1 Nopi BLOCK 60 31?3.+AVE ORIGINAL ASPEN TOWNSITE H -h- /21/. CELED.813 1 33 UC -1 i -2,1.- Aci 7Â£921_1 :-7 07â€¢ 67 1 1 t.foll - 1 -DITIÂ·/.irr f , :92. 4 Ute.4 ~ ~ - - -~ - 54 F.c~ ., ~ - 0 7-1 Â£0 J f 1- --- i OTC-~ f -*), C .' 1 120.- :'./--t- 3 1 - ..1 -/---0 9 E---Â·.1 5- 17 0.Â·70 r- / F - - -5 1% A Flere~ 1 f-2177 E- 21!714'V CO- L' |-L LÂ·' ..-.1.: s ' :.15.'.,. LIDIC>722,11[4178/3EZ A Gretchen 1 4 011*.w r ; â‚¬15Â·51 1''I ~Â·' Â·' 11.- Er. An! Â·Â·. c Â· 1.37 146Â®\E] - - - ~ :. 12 ..12 VE' TKIZE' i A Fr.:7. I- '- =I - . ,: ~- Â·imp- PEED?.98.2 Greenwood - ' el D-- t : 1 IN Z ED E.7 9[ Â· 43' 23 WriED), A 1 ,Â·. ..Â· 21 .2 7/C. .._ 3 ..fh _.U,Â·OLL t,RM A!.L !Â£9-ID>Â·Tiâ‚¬j & AmociatÂ®% Inc. 1 ~ 11 - -- - - -- ..:r-m 520 Walnut Street 1 I 01 0 . - 1 . t. t'/A %1 le Aspe# Colorado 81611 11 - r'r-E . 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X 11 1 g . lili 11 1 1 11 1 Gretchen ' 71 - --I-- -- Greenwood & Amocilte~ inc 520 Walnut Street Aspe# Color- 81611 --- 970-925-4502 F= 970-925-7490 ..... rf kiz>411 -64 9 j ~EXISTINGâ‚¬ELEVATION ~EXISTING WEST ELEVATION 5=8 sOLE: 1/4Â· = 1'-0 SCALE: 1/4'=r-0 n - ~ C.1 541. _Lj '1 1 - 1 1 111111 11 11 111111 - SCALE: 1/f-1-0 '08 DATE Imm 3/1 UHAWNBY: a,(Im BY: 65 0444 ~EXISTING NORTIrELEVATION SOLE: t/4' -11-0 SCALE: 1/4Â» - r-O ~EXISTING EAST ELEVATION A-6 Â§88 G WEST ' VALVE BOX ~ - HOPKINS AVENUE ~,DI- f 4* Gretchen - Greenwood - 102 & Amociate~ Inc. 520 Walnut Street 6-4 Aspe# Colorado 81611 970-925-402 F= 97&925-7490 NORTHWEST 1.~IONâ€ž0 CORNER 68 / Top of Pim Enlry [1. IONÂ· 1Â® 'ConÂ¢,eli I LEGEND AND NOTES G o FOUND REBAR VmH CAP MARKED AS SHOWN 1 1 O UTILHY BOX 0 UnUTY POLE 1 / N '05'ED ADDRESS: "135" CONTROL POINT A i N MANHOLE TITLE INFORMATION PROVIDED BY: PITKIN COUNTY TrfLE. INC. CASE NO. PCT112601 / '/43 SCALE: 1/8%-1'-0 DATED- 01/15/98 O FENCE WATER LINE LOCATED IN HOPKINS AVENUE. a Ali ona OPUTES LuTS *# KlEY DATE 8918 4/20/99 TREE DRAWNBY: 00 / / id) a{ECIBBY: 00 1 1 h j lr- ~ op / Q=ele lab 0 i l ' 1 Ed of Co./. Acron O 8 Proposed Site Plan ALLEY BLOCK 52 - Scale: 1/8" = 1'-0" A-7 OpEJOpo SOUTH FIRST STREET - - UP . / Gretchen 11 7 h. 0-9 ' Greenwood 7 & Associates, Inc . 1 29 i 970-9251502 AspeaColorado 81611 Fax 970-92>7490 1 D Owner's Storage ;I 41 North Bedroom I Â· fr==:~ Family Rm, . - 2 = 3 u . P d .. 200 1, - / Top of Concrete Slab / El. 93' 3" 1 -up . 1 11 7-71 11 Ngth Bothroonil 0000 6 6 Lower Level Holl 0 2 1-1 8 - South Bedroom 2 Bor Owner's Storage 0 \ 6!I _oundry R South Both - l7 0 Mechanical Rm, I ...4 1 I - 4 1 SCAZE 1/461-0 a DATE MUEm 4/28/99 DRAWN BY: 00 GIECIW BY: 00 LOWER LEVEL FLOOR PLAN SCALE: 1/4' = 1'-0 e A-8 \U-1 11 6' Tall Sione wall Illlll11111I1111I1I1III1III1II1II11Illlllllllllllllllll1l1Illlllllllllllllllllllllllllllllll1lllllllllllll1ll1111Illllll!llll]llllllll11I1lllllliil1ll 1,1,111.1,1.1,11111,111111 1,1,1,1 lilli 1,1,1,1 1,1,1,1.11111.111.1.1.1.1.1.1111111.1.1.1.1.1.1,1,1.1.1.1.1.1,1,111,1,1,111111111,11 11,111.111,1,111.1.1.1.1.1.1.1.1.1.1.1.111111111111111111111.1.1.1,1,1 1 1 1 1,1,1.111.1,1 1 1 111 11111.1,1 11.1.1111,1,1,111.1111.1 1 - El. 104'-0. up --I El. 105'-2' El. 105'-9' 3 -8 *- DOWN 0 - . K -FirrifirrEFET...... A /1 -- g / El. 104'-0' / lightwell Greenwood / Gretchen El. 103'-00 EL 103'-00 Corport & Amoc~te~ Inc. Ski Storage Top of Concrete Slab 520 Walnut Street t owder El El. 105'-2' Aspen. Colorado 81611 1\ X. loool I DOWN 970-925-4502 Fe 970Â·Â·925-7490 ~~ 10001 ~ Mud Room M&'9=' Top of Plvwood Too of Concrete Slab ;~ ~~ El. 105'-6' Â¤ 1 El, 105'-2. up Goroge Front Setback 4 6 1 1 El. 104'-00 El. 105'-9' 1 1 -Ch/0- - up - I - DOÂ¥*1 000.0- 4 7 - 111 21 1 Il Rear Setback Top of Plvwood Too of Plywood El. 104'-6' h 41-< 1 1 0 0 0 ) TOD of Plywood El. 102'-60 El. 103'-6' lll1llll 1 -1.1.1.1.1.1 1 DOWN DOWN - Lightwell 1 /- EL 103'-0' 2% SCALE: 1/4Â»0 01 lilli 1111111111111111111111111111111111111111111111111111111111111111 lili DATE Em 4/20/99 DRAWN UY: OQ 6' Toll Stone woll al[ImBY: 00 ~MAIN LEVEL FLOOR PLAN SCALE: 1/4Â·= 10-0 A-9 Side Setbm K ~ Side Sell)0{ < 1 1 1 ! 1 \ UP----- ~ -DOWN ~ lEi Eli 1 1 Greenwood Gretchen UP- line of Deck Above ~ & Associates, Inc. & Woil Below Master Both 2 520 Walnut Street R> . Aape*aoloadoelall 970*1502 Fax 970925-7490 W.C. 14,00/- U Steam Shower Master Closet 2 / 8 3 - -DOWN ~ El. 115' 2-1/8" & Heated Deck E~terior Covered E f ~31 / ~ Master Bedroom 2 0 i~~~~> ~~ D 1 1 /0. SCAL& 1/4'1. J[n DATE EUm 4/20/99 DRAWN BY: 00 am]DBY: GO ~UPPER LEVEL FLOOR PLAN SOLE: 1/4, - 1'-0 A-110 ~ip 5, - Dom / Gretchen Greenwood & Amoclates, Inc. 520 W-ut Street Aspen. Color,do 81611 97OÂ·9254502 0 TÂ® of Pmood Fax 970-925-7490 El. 124' 6-5/8' 1 4 11 \ 2 2 3 d "Nip:lip rd SCALE: 1/4%+0 a DATE Imm 4/20/90 DRAWN MY: 00 aECUDBY: 00 11 11 ... MEER E~EEEB ESEM,O 0150' 2 The Hopkins House :liwill I h) 1 : 1Â¥ 1'~ Aspen, Colorado Is 111 1 Gretchen Gretchen Greenwood & A.OCIate. 1.C. 520 Wallut Street Aapen. Colorado 81611 97O.92:h4502 Fax 970-925-7490 --- 2 0 *Ed - ast 00 oIl SCALE: 1/4'-1'0 Ja DATE Blm 4/28/90 /0-\West Elevation DRAWN BY: 00 REVBCN& CIE[Im) BY: 00 A-13 opEJOIOO .. 4 . Zi g. 1 -a l a .i |~ Aspe* Colorado I |"i I 88. 6 Gretchen - - .ji----- ---il-liu- - - h Â« - 11'll 1 -- - 1 lili H 1 - 11 1 111 1 1 Ill 11 1 11 11 'r C-hEost Elevation L..,/Eriy.f-0 V. CJ -E/M#/iil/f/////fj//9/////A - MEMORANDUM 0 TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 135 W. Hopkins Avenue- Landmark Designation, Conceptual, Partial Demolition, Temporary Relocation, Variances, Residential Design Review-Public Hearing DATE: March 24, 1999 SUMMARY: HPC has reviewed this property in two previous worksessions. The applicant requests landmark designation, conceptual approval, partial demolition, temporary relocation, variances, and "Residential Design Review." Staff recommends the application be continued to address areas of concern with the proposal. APPLICANT: John Key, represented by Gretchen Greenwood. 0 LOCATION: 135 W. Hopkins, Lot A and the west 22.5 feet of Lot B, City and Townsite of Aspen. R-6 zone district. LANDMARK DESIGNATION A.Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United J States. Response: This standard is not met B.Architectural Importance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the ~ . distinguishing characteristics of a significant or unique architectural type (based on ~ building form or use), or specimen. Response: This structure is a good example of the traditional Aspen miner's cottage, built in the late 1800's. The historic form of the building is intact, including a gambrel type roofwhich appears to have been added in the early part of this century. 0 1 Â· -Mdil iloil-~O 0. 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 stlucture 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 structure is part of the Shadow Mountain neighborhood. Miner's cottages still exist on all corners opposite this house, making its preservation especially important to the character of that area E.Community Character. The structure or site is critical to the preservation ofthe 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 majority of Aspen's historic resources are Victorian era homes. These resources contribute significantly to the town character by representing, through architecture, the lifestyle, values, economics, technology, and aesthetics of an important period in Aspen's development. The house at 135 W. Hopkins is part of that historical record and its preservation therefore has important value to the community. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) PROJECT SIJMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District and all development involving historic landmarks must meet all four Development Review Standards found in Section 26.72.010(D) ofthe Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard 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 Response: The proposal involves restoration of the existing house, lifting it temporarily to 0 add a basement, construction of an addition on the east side of the house and to the rear of it A non-historic shed is to be demolished. The following variances are requested for the project as proposed: a 300 square foot floor area bonus, a 5% site coverage variance, a 4'10" rear yard setback variance, a 17'10" combined front and rear yard setback variance, west side yard setback of 6'6" for the historic house, and acombined side yard setback variance of 7'0" forthe historic house. 1 Site Plan No trees will be removed or relocated as part of this proposal. The new addition is set towards the back of the house, with the exception of an area proposed to be added on the east side of the old house. ~ Staffs only concern with the site plan is that a sidewalk is shown leading to a new entry on the west side of the house and no walk is shown at the front door. This is not the case on the floor plan, but it should be clear that other entries into the building should be treated as secondary to the original means of entering the house. Old House The house will need some significant restoration work and the applicant's effort to do so is 0 appreciated. The applicant proposes to remove the board and batten and asphalt shingle siding from the house. If the original clapboards are still underneath, they will be salvaged ifpossible. Otherwise, new clapboards will be added. The existing bay windows on the north and west sides of the building are to be restored and repaired as needed. A bay on the east is to be reused on the addition to the old house. A new roof asphalt shingle roof and new flashing are to be installed. The existing brick chimneys are to be "removed and restored to their original location on the building." Clarification is needed as to what this means. The fascia boards will be salvaged where possible. The same should be true for any original trim which is found under the existing siding. The iron grillwork which has replaced the original porch posts is to be removed. Replacement materials (posts and brackets) will need HPC approval. No railing should be added as shown because it is not a typical original detail for these houses. The single window on the south fa~ade atthe porch should not be replaced with a pair of double hungs as shown on the plans. Once under construction, it must be determined whether the house had two front doors, as most of the miner' s cottages did, and if so both doors must be put 0 back in place. 3 ' The applicant suggests that the removal of non-historic materials, particularly siding, will 0 take place prior to the temporary relocation of the house. Staff recommends that this be delayed until after the building is placed on its new foundation. In terms of design, staff is concerned with a few elements of the proposal. The first. is the proposed kitchen addition. The architect has placed living, dining, and kitchen functions into the historic house. These three functions might fit well into the old house if the rooms were defined as they were historically rather than as an openfloor plan. It appears that a significant amount of the original house is used for circulation, so that an addition is required. While an addition like the one proposed is not incompatible with the house, it does change the character and massing of the old building and does encroach more towards the ftont of the structure than HPC has typically allowed. Staff also has concerns with the re-use of the east bay window on the new addition, since this confuses the age of the new construction. Also in regard to the use of the existing building, it is staffs understanding that there is ~ currently upper floor living space. It appears that this is to be eliminated and the old house will have a vaulted ceiling. This wastes an opportunity to accommodate some of the needed space within the existing form of the house, All three of the upper story windows on the west fa~ade are shown as removed on the new plans. - The floor to ceiling windows and full light glass doors proposed on the east side of the 0 house are not in character with the detailing of the rest of that building. The entry that is added on the west side ofthe old house is placed within ahistoric portion of the building, so it should not be treated in a modern way, with clerestory windows. More importantly, the historic porch which existed on the west side of the house in this area should be retained and restored. Finally, staff is not in support of the brick chimney mass proposed to be added on the west side of the old house. The existing chimneys should be utilized if possible, or a metal flue through the roof should be added. The west side of the house is an important and very visible elevation of the building. It is being restored and no new non-historic elements should be added to it. Additionally, code requirements for new masonry fireplaces make them out of scale with the way chimneys were sized historically, so staff finds them incompatible with the historic architecture. New Addition The placement and general character of the new addition is acceptable, however there are some areas of concern with the design. The long roofline which faces north helps to bring the height of the addition down to the plate height of the historic structure where the old house and new addition are closest together. This is effective, however the space that is created on the second floor in that area is unusable (there is not sufficient head height) therefore staff would prefer to see that roof area eliminated, to reduce the overall bulk of the addition. 4 The house is being designed for the use of two families. While the use is not HPC's concern per se, there are certain elements that are apparently needed for this function which HPC may see as problematic. There are two major staircases in the house to allow each family to access their space, which is not a significant issue. However, there is also an exterior staircase to allow access to a hot tub and roof deck from the outside of the building. Staff finds this element which is visible to the street, not architecturally compatible with the house, which is also true ofthe flat roofed structure where the hot tub sits. All vents, exterior light fixtures, and a landscape plan will require HPC approval when designed. PARTIAL DEMOLITION 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. Response: The demolition to occur is the removal of a portion of the east wall for the new kitchen addition, the removal of a lean-to porch on the west side towards the rear of the building, and the total demol ition ofthe sheds. Staff is not concerned with the sheds, which are not historic construction. Issues with the other demolition were raised above. 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: This issue is addressed under the conceptual review standards. 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: This issue is addressed under the conceptual review standards. TEMPORARY RELOCATION 1. Standard: The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation. 5 Response: A specific plan, stating how the building will be braced and how it will be supported will be needed before building permit. This plan may be prepared by the housemover and architect. 2. Standard: A relocation plan shall be submitted, including posting a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. Response: Said plan and security shall be a condition of final approval. RESIDENTIAL DESIGN STANDARDS The project is in compliance with the design standards, with the exception of a window on the east elevation and the transoms over the new doors on the east elevation. Generally speaking, the regulation regarding "volume" was meant to prevent large windows which carried from the first floor through the second, creating the appearance of large vaulted spaces and a poor relationship to pedestrian scale. STAFF SUMMARY AND FINDINGS: Staff recommends the application be continued to address areas of concern with the proposal. If the applicant desires, the HPC may make a recommendation on landmark designation so that process may move forward at Planning and Zoning Commission and City Council. Exhibits: A. Staff memo dated March 24, 1999. B. Conceptual Application. 6 The Hopkins House 135 West Hopkins Street Aspen, Colorado 81611 Historic Landmark Application Partial Demolition and On Site Relocation Conceptual Development Application Submitted by Gretchen Greenwood Gretchen Greenwood and Associates, Inc. 520 Walnut Street Aspen, Colorado 81611 970 925 4502 . 846(10 4 8 1 ATTACHMENT1 ...4 LAND USE APPUCAT1ON FORM 1. projecname -The. HoÂ»kuu 0/0 ure 1. Proed\ocean /.2.5 Wâ€¢90 640,0,/14; 'kwe- L OT + f wq-J -1 11 '/1. 607 8 7*0 wn s, A. 01 450,e A (indicate street address, lot and block number or metes and bounds description) 3. Present zoning ,â‚¬ ~ B 4. Lotsize 4> 250 /1.74. 5. Applicant's name, address and phone number JO/>*P KEy 64-142 A-l IMOSA LANâ‚¬ .DALLAS 769/S -752.10 114Â·150Â· /69'B 6. Representative's name. address, and phone number 4.eli.heA g.re/UAPN< 510 Walnut--St. *pe. 915Â· '+Sol 7. Type of application (check al[ that apply): Conditional Use Conceptual SPA JL Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline - Conceptual PUD Minor HPC Stream Margin Final PUD Relocation HPC Subdivision _ Text/Map Amend. %~ Historic Landmark -f GMQS allotment GMQS exemption 4* Demo/Partial Demo View Plane Condominiumization Design Review ~ Lot Split/Lot Une Appeal Committee Adjustment 8. Description of existing uses (number and type of exisung structures, apprommate sq. ft., number of bedrooms. any previous approvals granted to the propedl) 1 ey, ST/NG $7720&7Uâ‚¬â‚¬S // 2*/577Nce Ja Fr. = A~.PÂ»Â·AT /V~aNTS= 4115'5$91 H1576Ate. FRONT BLOG. ' ), 4.0.+ 594 4 7NZN_ 2 9,-70-7 st. '*. 9. Description of development application See: 4,06Â£,0,-/ 10. Have you completed and attached the following? ,/00~ Attachment 1- Land use application form 100'~Ntachment 2- Dimensional requirements form 10~Response to Attachment 3 -1 1/ Response to Attachments 4 and 5 4 11111111 HISTORIC LANDMARK DESIGNATION ATTACHMENT 2 MARCH 12, 1999 1. Applicant's Name: John Key 6476 Mimosa Lane Dallas, Texas 75230 214-750-1838 Dana and Bob Caridi 1210 N. Oakridge Drive Palatine, Illinois 60067 847-776-2551 Included in this application is a letter signed by the applicant that Gretchen Greenwood is authorized to act on behalf of the applicant. 2. Street Address: 135 West Hopkins St Aspen, Colorado 81611 Legal Description: Lot lettered "A" and the west twenty-two and one-half (22-1/2) feet of lot lettered "B" in block numbered sixty (60) in half and to the City and Townsite of Aspen, Pitkin County, Colorado. 3. A disclosure of ownership is attached to this application. 4. An 8-1/2" vicinity map is attached locating the subject parcel within theÂ· City of Aspen. 191010 SEE PA66 JO . 1 0 % , A 0 & 0 . I C..2 ,~ lAiNe L b 44, . AoiRPO#'5Â¥1 -- 11â€¢muil!Â©uCE~~'~ 0 4, Als..0. . di . F 1002 0 4 ZE~:ML~ 9 r'19@* , , I ~ 8Â¥1122:r 21-1 M. 0 Ll & - :GrET /3,13, Go b. ....9 _iri * 4 0#[]t]~ZI il ffR:] Ar-*I +FL Â¢,1.7 'me Md=*0 ofiliz]f mAUJ ST 00 oem / |Fi~KINS Avs 1 51. HOMKÂ¢5 d'151= 010 . J E.. HYMAO 0 .9*2-1 W e /3.5 V U '015 cuRFklr l L w.'nes ' CA I 1% l, , 4.,/Of e ?b Ar 91. 1- DC 4<71 7 .-WH_ TO SCALE 0489 ASPEN h 9/ 14 1 4Â» ATTACHMENTZ 1:' DIMENSIONAL REQUIREAENTS FORM Applicant G,fdOte* *,feÂ« u...9 4 John 69, f CL,di C 0 6 \Me.tt #D.Dk.,nt Zarte cistrict *#Ce . Lot size: .5. 45 0 cs.. fÂ¥Â· - Eximing FAR a, -70-7 20. #. Allowable FAR: 3.030 4 9. 4- Prcposed FAR: 3; 5.80 24. 1+ Exiselg nec leasaoid (ccmmer&:all: . -A'/A Procased rlet leasacie (ccmmercat): .*/0 Exisung % of site coverage: . 350/6 0, // 8Â¥3 49. PÂ¥+ 50Â°/0 0- &, 9 as 99. rr Exising % of apart spaca: _ Â«,44 P=eased % Cfcoer! space: Existing maximum height Fencical oldc: 220) Co' Accescr, ckle. /8 1 0 . P=ccsed max. height prircical bldc: eD 9 10 " Accesscr, bide 4,/,1 Pâ€¢twmad'f. di aemcak,r. 50/0 4 0,9-572242/C Abule- /0096 Acce.:Stry Existing number of bedrccms: 5 P=cosed numter of bedrcorns '12 Extsong crl-site parking scaces: 0 Crl-site parking spaces required: a . 3=maa Existing: Minimum required: Prcocsed: - â€ž Frcnc 1%~C /0 Frant 7-0 Rear. Rear. /0 Rear: 257 2 0 Contained Ccmbined Combirled Frant/rear:- Fecmirear. 30 $.ermreer./All ". , Side: Was,- s.-31.0- c/e Ntw sÂ¢* .9- 1/e"old: O Side: East 9*. ateâ€¢ Sidâ€¢ el~*- '55, ~ 9-~/O u Combined Combined Combined Sides: -- Sides: /67 3 4, " Sidest /01 Â£ 8 v 9'.1/,4 Exmting noncr*xrnides ar â€¢â€¢=cachmeritsÂ·, ls,wps,/64 ft- Au,h:tmy th t.,D UU,ea , 4 Q / 6.1: 90 62- te,Mave.0 Variations requested_Se_42*Â£64 Â£-7 I. - 04PC has the abity to vary the Whwing requlementÂ® setbacks, distance between bunangs, FAR bonus of up to 500 sq.L â€¢Re Coverage vafiance up to 5%. height valianons under the cottage inm p,ogram. pandng waivels for residential uses in me R-8, R-1 5, RMF, CC. and O 0 zone districts) .. HISTORIC LANDMARK DESIGNATION ATTACHMENT 4 STANDARDS FOR DESIGNATION "Any structure or site that meets (2) or more of the following standards may be designated as "H" Historic Overlay District, and/or historic landmark" The Victorian residence located at 135 West Hopkins, (not including the detached buildings) meets the following 3 standards as outlined in the Aspen Land Use Code. B. Architectural Importance. The structure is representative of the architectural style that is unique to the traditional character of Aspen. The front structure is typical of the mining era buildings of Aspen at the turn of the century. It is evidenced in early maps and photographs of Aspen that the footprint of the front building is still in place at the end of the century. Through thorough interviews with the past owners of the building, it is known that the front historic building has been maintained in historic form primarily, yet has been changed in the siding material, windows, roof materials, front porch,etc. ( The conceptual and demolition review in this application describes in more detail, the historic parts of the front building that have been maintained throughout the century. It is evidenced that the back buildings, described as "Apartments" on the improvement survey were altered by past owners to modern "ski bum apartments" as described by the past owner. Therefore, the architectural importance for designating 135 West Hopkins lies in the historic and original form of the front building only. D. Neighborhood Character. The intersection of the corner at 135 West Hopkins is fortunate to have four historic buildings on the north, southeast and west corner of this neighborhood. 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A written description of the structure proposed for demolition and temporary relocation is provided here. The front historic building is not proposed for demolition, but temporary relocation while a new foundation is built underneath it. It has not been determined at this date as to whether the building will be lifted up in its original location or moved over on the site and then moved back on to the new foundation. The extent of the material demolition and restoration to the building is as follows: Existing Siding: It has been determined that the existing siding on the building is not historic. It has also been determined that asphalt shingles added to the building in the 50's still remains on the building. Both materials will be taken off the building, prior to moving the structure for its new foundation. If any old wood bevel siding is found (supposedly all the material had been discarded in the 50's) it will be saved and reused on the street corner sides of the building. Existing 3 Bay Windows: The existing bay windows on the west elevation will be removed and restored to maintain the historical quality. This will include the glass as well as the woodwork The bay window on the existing East Side of the building will be restored and relocated to the new kitchen addition. The window will face Hopkins Street Existing Windows: There are no historic windows or doors that have survived the two remodels of this house. All the windows (not including the bay windows) have been replaced in the 50's. This is evident in the front bay window and other historical photographs of the building. New double hung windows are proposed for the the historic building as well as the new structure to the south. Existing Bay Window: This form will be removed, restored and reapplied to the original faÂ¢a(le of the historical building. As can be seen in the photographs, the wood can be restored to its original condition. Existing Wood Fascia: This material will be taken off the building, restored and reapplied to the fullest extent possible. Any new wood that is needed for the proposed addition as well as the existing historical building will be remilled to match the fascia detail. Existing Brick Chimneys: The chimneys will be removed and restored to their original location on the building. -M -1 - preserves all of the historic house on the site, while giving the owner a two bedroom house above grade. The setback and site coverage variances requested follows the reasoning of the FAR requests above. The historic house will remain in the original location, thus requiring setback variances. The existing residence occupies the first 55 feet of the site, thus requiring ~ all development to be off the alley. The site coverage variance allows more square footage to be developed at ground level and less mass at the upper level. The overall combination of the FAR bonus with the site coverage and setback variances, produces a significant historical resource (that does not exist now) while allowing the owners to utilize the house the way they need to with their families. 2. This proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. This development maintains the historical integrity of the neighborhood at the corner, because it restores a Victorian residence forever in this neighborhood. In addition, the neighborhood character around this historic property is two-fold. Historic residences dominate the corners of this intersection at First Street and Hopkins Street, and large condominiums 0 developments dominate the south and east of this historic property. The large condominium developments to the south and east of this property completely dominate this 1-1/2" story building, but with the development of the rear addition on the historical property, the dominance of the large condominium building on the historic building is lessened considerably. Therefore, the proposed development is consistent with two aspects of Aspen's history, the mining era and the prevalent ski industry. The desior is consistent with the neighborhood. 3. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel. The proposed development is designed to restore the building to its original materials as documented by historic photographs, as well as to maintain the original form of the building. The proposed addition on the historic residence is 2 feet below the highest point of the historic roof, or the same height as the lower historic roof. The two-story roof to the south is only 7 feet above the existing historic roofline. The proposal enhances the historic building by maintaining similar details and building forms. Therefore this proposal meets Standard 3, as the historic building will maintain the significant 0 historical details and lay the foundation for the details on the proposed additions. 4. The proposed development enhances or does not detract from the architectural integrity of the historic structures. The proposed new development has been designed to be sensitive in form to the existing historic building. The architectural integrity of the old building is maintained by the restoration, the simple lines of the one story and two- story addition. Zoning Characteristics Existing Floor Area: 2,707 Sq.ft Allowable Floor Area: 3,030 Sq.ft *Proposed Floor Area Ratio: 3,330 Sq.ft Proposed Above Grade FAR: 3,180 Sq.ft Allowable Site Coverage: 2,362.5 Sq.ft or 45% *Proposed Site Coverage: 2,625 Sq.ft or 50% Old House *Proposed Front Yard Setback: 7' 0" *Rear Yard (New Addition) 5' 2" *Combined Front and Rear: 12' 2" *East Side Yard: (Chimney area only) 1' 0" West Side Yard:(East Addition only) 5' 2" *Combined Side Yards: 6' 2" New Addition to South *Front Yard (Old House) 7' 0" (same as old house) *Rear Yard: 5' 2" (same as old house) *Combined Front and Rear: 12' 2"(same as old house) East Side Yard Setback: 7' 6" West Side Yard Setback: 5' 2" Combined Side Yards: 12' 8" * Variances Required PROPOSED DEVELOPMENT 1. The front historic building will maintain it original location on the site. The historic building will become the Living ronm, Dining and Kitchen area of the proposed development. The existing building is a 1-1/2" story and the existing 22' height will be maintained. 2. One thirteen foot by twenty-two foot addition will be added to the East Side of the building approximately 14' back from the front of the building. The height of this new roof will be the same height as the lower portion of the existing roof. 3. The front bay window will be kept and restored. The windows will be replaced to more closely match the historic windows as documented in the historic photographs. 4. The front porch will be changed and restored to an appropriate historic design that is consistent with the Miner's cabin porches found in Aspen. There is no historical documentation of the original porch design. 5. All three bay windows will be restored and replaced on the building. 6. The existing fascia detail will be matched and restored where the materials can be kept and reused. 7. The roof shingles will be removed and replaced. 8. The existing brick chimneys will be removed and replaced. A new brick chimney will be added to the West Elevation for functional and aesthetic requirements. Technically, the chimney will allow the flat roof to drain to a scupper that can be located and hidden by the brick design. In addition, the new chimney is venting the boiler to the roof. There are many examples of exterior brick chimneys on old Victorian buildings in Aspen. These photographs will be presented to the HPC at the hearing. 9. A new two-story addition will be added to the south of the building that will include the bedrooms, garage, and mud room. The building height will be 7 feet higher than the original building. The proposed design concept of the building will be presented in model form to the HPC. 4. Scale drawings of the proposed development including plans and elevations are included in this application. 5. A photographic visual description of the neighborhood with an architectural model of the proposed development with the adjacent buildings will be presented to the HPC at the conceptual hearing in order for the HPC to understand the conflicting contextual relationships of the buildings in this neighborhood. . SIGNIFICANT DEVELOPMENT REVIEW SPECIFIC SUBMISSION REQUIREMENTS:CONCEPTUAL REVIEW ATTACHMENT 4 1. A Site Plan and a Survey showing property boundaries and predominant existing site characteristics are included in the application. 2. Conceptual selection of major building materials to be used in the proposed development is follows: Historic building: Wood siding: 4" exposed face bevel siding. Through historic research, it was the original building material of the historic residence. Roof Shingles: Asphalt Shingles, color to be determined at a later Date. Building Trim: Fascia: Wood to match original detail North Bay Window: To remain, restored and repaired West Bay Windows: To remain, restored and repaired East Bay Window: To be removed, restored and relocated on addition New Brick Fireplace: Original face old brick to match existing brick Porch Columns and Detail: New Wood Victorian detail. No original materials are present. The porch has been re built from the original porch. Details will be presented at the conceptual hearing. Original Windows: Maintain original windows Non original windows: Windows to match original design as evidenced in oldest known photograph. New Construction: Wood siding: lx4 Vertical wood siding V Groove And 4" exposed Horizontal Bevel Siding Fascia Detail: To match original fascia design 0 Roof: Asphalt Shingles as proposed on historic house Windows and Doors: Clad 3. A written description of the proposal is included here with an explanation of how the proposal complies with the review standards as applicable to the structure and the context of the neighborhood. Unlike some settings for historic homes in Aspen, 135 West Hopkins borders historic homes on the street side of the property and large condominium developments on the immediate borders of the property. This building was not considered to be a significant resource to Aspen as its historical usefulness to Aspen was overlooked due to the development of large ski resort condominiums. The building found itself on the non-landmark historic sites and structures for many, many years and was slated for a tear down as of last year (1998). For this reason, the building has fallen to disrepair, as it was always considered a building that would eventually be torn down. Historically, the building was never considered to be an important building to Aspen's Victorian architectural history. This is evidenced in the many owners that remodeled the building throughout the history of the building. The last owner (prior to the present owner) changed the siding on the building twice. In the early 20's, wood bevel siding was torn off and an asphalt siding was added as well as a new porch, columns and roof. The north porch was ripped off and enclosed with aluminum window and doors. In addition to that, new windows and doors were added to the building. The buildings on the rear of the property were transformed into apartments for the burgeoning ski bum business that became Aspen's identity. There is no evidence of any historic material on any of the apartments to the rear of the structure. The third siding material is the current wood that is a board and bat material that was installed over the asphalt shingles. The roof material has also been changed in the course of the building's 100-year history. The original roof was a sheet metal panel. It was changed in the 50's to a rolled asphalt, then changed in the 70's to an asphalt shingle. It is the intention of the development proposal to restore, remodel and add on to the historic residence at the front of the property. The development details are as follows: (Please note that architectural models, drawings and photographs will accompany this written text at the Conceptual Hearing. . 0 Asphalt Shingles: The existing shingles are not historic. They will be removed and new asphalt shingles will be added to the roof along with the applicable roof ~ vents, scuppers etc. that will be required for the proper construction and function of the roof. Apartment Building: The apartment building to the south of the property and that encroaches into the alley, was built as "ski bum " apartments in the 50's. There is no evidence of any historical materials on the buildings. This building is slated for complete demolition. In summary, the known historical materials as outlined above will be removed from the building prior to the building being moved for a new foundation. The outcome of the dismantling will result in a skeleton frame, possibly with parts of the asphalt roof and siding maintained on the building to give the building shear strength during the move. The back non-historic apartments will be removed to allow for the restoration of the historic building and the proposed development. 2. A report from a licensed engineer or architect regarding the soundness of the structure and its suitability for rehabilitation. 0 As the representative of the applicant's and a licensed architect, I submit that this building is sound for temporary relocation on the site while a new foundation is built. The building has been remodeled many times, involving ~ changes in siding, and roofing that has maintained the integrity of the wood frame of the building. There is no evidence of the existing walls failing, rotting deterioration or damage. The existing foundation is old rock and inadequates yet by moving the existing frame on a new foundation, that problem can be remedied. Having been involved in many relocations, and restorations, this structure is suitable for the plans as outline in these applications. Prior to constructions a complete structural plan will be submitted as part of the final development application outlining the exact method of relocation and subsequent location on the new foundation. 3. Not Applicable 4. There is no effect of the temporary relocation of the historic building on other structures on the site. The non-historic buildings to the south will be removed allowing an open working area for the restoration of the historic building. Since the building will maintain the Victorian neighborhood at the intersection of First Street and Hopkins Street, the neighborhood character is maintained forever. 0 ATTACHMENTS STANDARDS OF REVIEW FOR PARTIAL DEMOLITION 1. The partial demolition is required for the renovation of the historical structure and does not contribute to the historic significance of the parceL The partial demolition includes; the demolition of the apartment building to the south of the property. These buildings were built to accommodate the "ski bum" history of Aspen. According to past owners these apartments were built sometime in the 50's to accommodate the skit industry traffic. No evidence of historic materials exists on these buildings. On the front historic building, the areas slated for demolition include the front porch and the rear enclosed porch on the south side ofthe building. An iron grill as porch posts have been added sometime in the 70's and is not a historic material. The south porch was enclosed by some tenants to create a makeshift mudroom and has no evidence of historic materials. 2. The applicant has mitigated, to the greatest extent possible: a. Impacts on the historic significance of the structure .... There is one addition planned for the historic residence on the East Side of the building and one addition planned for the South end ofthe building. Both areas have already been remodeled as is evidenced by existing non- historic windows that were added some time in the 50's. Therefore the impacts to the architectural character have been minimized. b. Impacts on the architectural character ... The proposed design is a minimal impact and of less architectural importance than the original building. The conceptual development application details the addition and its minimum impact on the structure. STANDARDS FOR REVIEW OF TEMPORARY RELOCATION 3. As a licensed Architect, I submit that the structure is capable of being relocated while a new foundation is built. See report above. 4. A bond as determined by the HPC will be submitted to the engineering department to insure the relocation of the structure. ATTACHMENT 6 DEVELOPMENT REVIEW STANDARDS 1. The proposed development is compatible in general design, massing, volume, scale and site plan with designated historic structures on the parcel. The proposed entire development includes the restoration of an historic house with two proposed additions. The existing main floor of the old house is 950 square feet. It is the intention of the proposed design to restore the main floor of the building and remodel it into the Living room, and Dining room with a one-story Kitchen addition to the back and East Side of the old building. The existing historical space does not lend itself to accommodating a new kitchen within the old space, therefore a kitchen addition will be added. By utilizing the old house for the main living areas, the largest square footage requirements are maintained in the old house and on the ground floor. This is historically accurate for the development of the house and creates less mass for the southern proposed addition. The Residential Design Standards are also satisfied with the street entry off Hopkins Street, a one-story entry element, street facing principal windows and a one-story massing for a distance of fifty-five feet to the south. It is also proposed in this design to build a rear two-story addition, to the historic house. This two-story addition to the rear of the property creates 0 a complementary massing between the historic house on Hopkins and the immense three-story condominium building to the south that surrounds this historic property. The new roofline begins as a one- story element that becomes a two-story element at the rear of the property. This design maintains the integrity of the old house by visually moving away from the old house. The three story condominium buildings to the east and the south dominate the existing historic house as well as the proposed development. With the two-story addition to the rear of the property, the dominance of the three-story condominiums reduces the impact of this these tall structures on the historic house by the addition of the two-story addition. This proposal addresses both the massing of the historic homes on the corner of First Street and Hopkins as well as the condominium development to the south, across the alley. Therefore, the bulk of the square footage is developed in the old house with a small addition to the east of the building. The south and rear addition that connects to the old house with a one story link is planned to have a bunk room, bathroom, mud room, powder rm., laundry room, and one car garage on the main floor with a master bedroom at the Upper Level. By designing the addition to the rear for bedrooms, the size of the addition to the rear is lessened. 0 An FAR bonus of 300 Square feet is required for this architectural design. The FAR bonus is required in order to preserve the square footage of the old house, and to add the two-bedroom addition to the south. By asking for a minimum FAR bonus of 300 square feet, only two bedrooms, and a mudroom and laundry room can be added to the historic house. The remainder of the square footage must be developed in the basement Two families requiring 4 bedrooms as well as overflow sleeping will share this house. The entire basement area has been developed to accommodate these two more bedrooms, bathrooms, mechanical room, storage, and overflow sleeping rooms. This basement development requires three exits, thus using up 150 square feet of FAR for these lightwells. In addition, the basement bedrooms have to be located in such a way that the lightwells required by the Uniform Building Code do not infringe on the historic house. This plan separates the bedrooms resulting in some of this additional basement space that is required. Therefore, the bedrooms are located under the front east kitchen addition and to the rear under the Bunkroom. The square footage at the lower level in order to accommodate these spaces is 2,800 square feet. This is more square feet than the Main level square footage. The FAR Bonus is not only justified by the following facts: 1. All of the historical square footage is being kept on site and being utilized, thus reducing the amount of square footage that can be built. When an existing building must be utilized, the plans and subsequent square footage is never as efficient as if the design was started from scratch. Therefore, a small above grade FAR bonus of 150 Square feet is needed. 2. The additional FAR that is being asked for does not affect the mass or bulk of the historic residence, because the two story new development is to the back of the property and in scale with the massive three-story developments that surround the historic .4 property. The 150 Square feet above grade bonus will not affect the massing relationship with the historic house or the condominiums. The FAR bonus only helps the incongruous relationships of these neighborhood buildings. 3. Due to the necessary size of the basement, the space uses 150 square feet of FAR, in order to accommodate the additional bedrooms and exiting requirements for a space of 2,800 square feet. 4. The existing square footage in its present plan, does not utilize space efficiently, therefore to design a workable and acceptable Living area, a kitchen addition was added. This addition with a two-bedroom addition puts the FAR over by 150 square feet, yet ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF. MARCH 24. 1999 0 135 W. HOPKINS - CONCEPTUAL DEVELOPMENT & VARIANCES The affidavit of notice was presented to the assistant city attorney which . meets the jurisdictional requirements to proceed. Gretchen Greenwood, architect was sworn in. Amy Guthrie conveyed that landmark designation is being requested in addition to conceprual design review, partial demolition, temporary relocation and variances and residential design standards which is ordinance #30. Three ofthe landmark designation standards have been met: Architectural Importance, Neighborhood Character, and Community Character. Staff is recommending that landmark be approved at this meeting due to its lengthy process and continuation of the rest of the project. The building has had changes that were not sympathetic and a lot of 0 restoration is needed. Existing bay windows are to be restored. Fascia boards will be salvaged where possible. The board and batten siding is to be removed and if the original clapboards are underneath there will be an effort to restore them. The existing iron work on the front porch needs to be replaced. Although the board does not review interiors the floor plans are provided in order for the board to understand what-is being proposed. In the historic house there is a new proposed addition on the side. Generally new construction is to stay to the back of the house. The side addition changes the shape of the house and it is relatively close to the front of the building. Staff' s concern is that the proposal is an open floor plan in the house and one third of the building is a circulation area rather than it being used for living space. This is a different lifestyle that is requiring the addition to be made on the side of the house. The other issue isÂ· that currently there is a second floor with some living space in it and that is to be removed so that all of the house would be a vaulted interior. 0 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, MARCH 24. 1999 Partial demolition is being proposed to make the addition and there is demolition proposed to make the new entry into the house. Currently there are remnants of a side porch and staff recommends that the porch be restored and used as part of the entrance to the house. ThereÂ· is a single double hung window that is proposed to be made into two double hung windows which is not a change that should be made. There is no historic basis for a railing on the front porch. The historical window on the east side of the house is proposed to be moved to the front and staff is opposed. Staff is also concerned with the chimney mass on the street side of the house as it is not an original element. Staff recommends a typical roof vent. The applicant also desires to remove three historical windows on the west elevation and staff is also opposed to the removal of those windows. Amy also stated that the circulation hallway goes from floor to ceiling and there is no living space. Staff understands that the proposal is part of the architects decision to bring the height of the building down to meet the plate height which maybe the right decision but on the other hand that area could be cut out and turned into a deck to reduce the bulk of the building and staff feels the board should discuss it. The house is to be used for two families. Staff also has concerns about the full light windows on the kitchen addition on the east elevation. They are not architecturally compatible with the house. The staircase going up to the roof is not architecturally very similar to the house. Gretchen read a letter from one of the owners John Key. The letter has been entered into the records as Exhibit IV. Gretchen informed the board that the house will be lifted up and a basement will be put underneath it and it will be put back down in the original location. A kitchen addition has been added. The second floor was added on at a later date and it is not of legal size headroom. This is the first time a staff member has mentioned how a building should be lived in, whether it should be contemporary or lived in an "historical sense". What is important to the project is that the building is being restored. Owners have a lot to say how a building is designed. One of the owners is 6'5 feet tall. The creation of an open floor plan with a timber frame system accentuates the form of 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF. MARCH 24. 1999 the outside of the building to the inside of the building. The upper level was never meant to be kept. The existing windows are eight inches from the ' ceiling and* the roofpresently leaks. The flat roofwill have to have proper flashing and curved flashing. as well as scuppers. A fireplace to the exterior of the building will house the scuppers and the boiler from the Rue will all go up through the brick mass. No penetrations will be on the flat roof. Non-historical chimneys exist throughout Aspen. Three sides of the historical building are being preserved. The only thing visible from the street will be the chimney. The north elevation has been rebuilt by the Â· tenants besides the owners. Any vestige of historic elements is gone and the proposal is to put in a shed metal roof at the entry. The areas being added onto have already been tampered with, new*window, new siding. The only historical element remaining is a fascia which can be reused in other parts of the building. A door is being added in order to get to the proposed patio. The neighborhood is part Victorian and part Skiing neighborhood. There is a roof top hot tub proposed. The change in materials and color can distinguish between what is old and what is new. The goal is to have the least amount of addition onto the building and to maintain the most important street frontage which is what the community is used to seeing. A staircase goes down to the basement on the main level. Utilizing the roof with the staircase between unifies the old to the new and also unifies the basement to the house. On the west elevation the height of the doors on the link are eight feet. The historic house was analyzed and determined with the photographs that it was historic. The great room concept is what the applicants want in a design. Amy informed the HPC members that the building was on the historic inventory and a site visit and worksession were done and the previous architectural team held up pictures of a different house. Clarifications Gretchen clarified that the second floor was not original and was part ofthe expansion of the out buildings in back to create more habitats. The two windows on the west elevation by the fireplace are historic and the framing 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF. MARCH 24. 1999 0 will be taken down and logged and they will be restored. The two windows will be restored to be double hung. On the kitchen addition the siding would be a v-groove painted a slightly different color with white trim. Gilbert asked what details are proposed that differentiate the old from new. Gretchen responded that she desires to keep the thin fascia details similar. The two roofing materials have not been determined yet. Her first thought was that the roof material should be restored on the historic house to what it was originally. Mary inquired about the three existing windows on the west elevation below the flat roof. Amy clarified that there was a gabled roof and my 1904 the roof was changed to the flat roof and presumably that is when the three windows were added. Gretchen contacted one of the previous owners and they said the windows 0 were added but she was not clear if he meant replaced or added to the fagacle. The proposal is to eliminate the three windows on the existing west faGade and Gretchen feels the elimination of those windows will not effect the quality of historic preservation in Aspen or to this building. She feels the thin center window was a vent at some point for the attic. The chimney is proposed to be weathered old brick in a Victorian motif design. Chairperson Suzannah Reid opened the public hearing. She informed the public that sideyard setbacks are being requested. Gretchen said the variances requested are 300 square feet. 150 is for the basement area which includes lightwells. Bill Budinger, 134 W. Hopkins was sworn in. He is a neighbor and is in favor ofthe project. Chairperson Suzannah Reid closed the public hearing. 0 5 ASPEN HISTORIC PRESERVATION COMMISSION M[NUTES OF. MARCH 24. 1999 0 COMMISSIONER COMMENTS Maureen interjected that ifprojects were approved in the past it doesn't set a precedent that they should be approved now. Each situation is unique. Members had no problem with the open floor plan. The chimney needs restudied. The front of the house and stairwell with the side addition 4 changes the impression of the historic house from the street elevation. Lisa was concerned with the east addition historic window being relocated onto the north elevation. Some concern with the elimination of the three windows on the west elevation and the front porch railing detail should be eliminated. Christie felt that the design of the house blends in well with the neighborhood. Jeffrey's only concern is the eastern addition ofthe kitchen. It is the only 0 historic un-tampered wall. Possibly the addition should be pushed south. He also had no problem with the staircase. The chimney needs simplified. The front porch railing should be restudied and remain without all the ~. details. Susan also had concerns with the kitchen addition. The house is unique with the bay window and that should be the focal point of the front of the house. The addition to the east detracts from the idea ofthe bay window and porch which is a common element in historic houses. She also felt strongly about not removing the historic window from the east to the north. The railing should not be put in and the window on the porch should remain as is. Two of the three west windows should remain. Gilbert feels the massing is extremely successful. The bulk of the new addition is far back to the south. The flat parapets at the hot tub level is not a problem. The kitchen addition is modest and would be better if it was pushed back but at eye level the historic house dominates. Eliminate the rail on the porch. If the three windows on the west elevation are eliminated 0 tile chimney would then add aesthetic appeal. The chimney can always be removed and the wall restored. There was some concern about the materials 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, MARCH 24. 1999 chosen for the chimney but conceptually Gilbert could approve the chimney. The proportions of the windows on the east addition need restudied. Roger concurred with Gilbert and he had no problem with the interior, lightwells or variances. He also agreed with elimination of the railing as the majority of the members stated. No problem with the kitchen addition and fenestration mainly because that area is not a public access. He understands that the west wall was not historic and modified many times over the years. Since the windows on the west elevation will be removed the chimney is a much needed element. Suzannah informed the members that numerous houses have been altered in various ways and her concern is that the Board is allowing this building to get "beautified" and not really worrying about the histdric integrity of the building. The double hung windows are a piece of the historic building at one time whether they are relocated or whatever. To say because it is weird ~ looking it doesn't need to be preserved is not preservation. Some of the projects throughout town were done before a preservation commission ~ existed. She felt that the kitchen addition is too close to the front of the house and it should be moved back. The piece of roof that extends down over the entry needs restudied. She agreed with the elimination of the porch railing and the long windows in the dining room need restudied. The hot tub element is appropriate. Amy relayed to the Board that she is concerned about the flexibility that the Board is giving regarding historic preservation. The Board is an Historic Preservation Committee and not here to facilitate re-development with additions. The Board needs to be respectful about the Historic House and what kind of modifications are permitted on it. Staff is concerned on how the Board is treating the Historic house itself. David Hoefer, Assistant City Attorney reminded the Board that they need to satisfy the criteria and he doesn't see the justification for some of the criteria. He also reminded the Board that they are being asked to give a 300 square foot FAR bonus. 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF. MARCH 24. 1999 0 Mary stated that she appreciates all that the applicant and owners are doing regarding the restoration of the house. The proposal is venting a chimney on the historic house, taking out three historic windows and putting up an iron porch on the side of the house that is visible. She feels that is not historic preservation. Gilbert stated that he feels there is a lot of flexibility with the National Parks Service guidelines. He feels there is room for additions with modifications. He feels the changes purposed have not hurt the integrity of the historic house i.e. there was a gable end on the west elevation. Roger relayed that the house has been changed over the years including the roof and in the past the board has allowed adaptation. Amy reminded the board that a variance is needed if the chimney is allowed to be there because it is in the side yard setback. Gretchen said the three windows do not work. They have to be moved 0 technically and she is not keeping the windows there and leaving herself open to a roof that does not work. The project was approached as a preservation project. The front porch can be restored back. She feels the building has retained its historic form and it is being restored to the best of her ability. She stated that she and the Board are in this project together but the building has to have adaptive reuse to modern times. The addition pays respect to the flat roof. Roger asked Suzannah if the windows on the west have to stay could they just be moved down. Suzannah stated that it seems to her that it could be detailed in such a way that you would be able to move the windows slightly. Without seeing the way the roof is structured she could not answer for sure. Amy informed the board that the existing code states that if something is 50 years old it has historic significance. Christie stated that she considers herself a strict preservationist and she does not see that the addition takes away from the historic building whatsoever. 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, MARCH 24. 1999 0 David Hoefer stated that each project needs to look at the criteria. Gretchen stated that seven sides of the building have been maintained in terms of what is important to the street and neighbor. David informed the applicant and board make decisions are made through a public forum debate and the board has a right to say whatever they want as long as it is within the criteria. MOTION: Jeffrey made the motion to continue the public hearing and conceptual development for 135 W. Hopkins until April 28~; second by Susan. Motion carried 5 - 2. No vote: Roger, Christie Yes vote: Gilbert, Mary, Suzannah, Susan, Jeffrey Direction: Straw poll on the west elevation and in favor of the concept of a chimney. This means that the windows on the west elevation would be taken away. Three people in favor of the chimney and four in favor of the window 0 concept on the west elevation. Kitchen addition on the east side in its current location. Four members felt it OK as presented. Three were not in favor. There was consensus on the porch railing and window and maintaining the doors. The addition to the back is acceptable. A compromise on the west elevation would be keeping two ofthe windows. The two dining room doors on the historic wall on the east elevation 6-1 opposed. Gilbert was not opposed to the doors. More discussion: Suzannah stated that the issue with the kitchen is the proximity of the wall on the Hopkins Street side to the front ofthe house and if that wall could move back. 0 9 -I.. sICTIN le. 1~.As,m, N :aml. 00,Â«* 98 v[ST , r.c :1*Tw PI~:Â£!PIL ICâ€¢,01â€¢I - L ..ir â€¢I â€¢/ 1 LOT A AND WESTERLY 22,5' Elf LEFT B Ic.i, 5,1 ORIGINAL ASPEN TOWNSITE BLOCK 60 N A !75 WEST PErâ€¢IMS AVE A.E.. Cll!..00 000 1.-4 an 9 I - Â·4< ht: i trALI 1,-19 ASHN /!U trnâ‚¬p O 1,â€¢rr i â€¢,râ€¢.f 11'FIF--Â·t-Â· ---1----Â·Â·Â·=rl INKâ€¢, 1/,iÂ¥suri v , --- crâ€¢/, rips, ir /â€¢in / .... - 101Tt 4,0 1-9 Cili 4,#â€ž~ k74* - 0/10Â»llt â‚¬11,> SKBIATLIE AlÂ® 14/VEÂ¥[,1 UN.. PEMED,C,11,1 CEPIES , A Gretchen L AN CAG-L Pl.Al AUP> PWINT PM[PNED Al A MCT[~!AL REPOIT 1 11*VEÂ¥ KNIS N A-#r PLAT 0,-, ,-0 3.Â«,Vilâ‚¬1 SA,VEÂ¥-1 110,Irl- .,1 SIAL -, CEÂ»,10, FR#4*10(1, Â»CPIECI. [00Â«,JS. 01 'SLCADâ€¢6 W/*TEÂ»L PC!:SESS) Greenwood . SUCH ",FV[mICT- Clrit; 0,0 1,â‚¬ USE = Ti -Cmâ€¢ltÂ» DENCEÂ»I [S 1--- .â€¢Mnle!10 1. SlmVE'In mC.On: PEEPNEB "' SUMY[m - WmOJT A 8 Al,aili* 1,6 11 Ual*11% *I SEAL - TO BE VIVI 4 FICUI-~v VITH Al iWimuTIEÂ»1 1'Â«7'1 Sum.ECT TO C-â‚¬* mo....... m- 98â€¢ slco. 100 v!â„¢ A.40*,-01011 . Allâ€¢ c- R-E, PES-1 2,76 2 7//1/""/" I. IlTA=/ .-t. 1[Â¤'D *//I A~ Flv" 1// M./ /7=% C.Z:%:8 MIP , DE TOMI Of ASPEIL 1,4: ]EARDÂ¢1$ IÂ® NiTNICES )Â¥AI, AS FILI â€¢M .â€ž.4.02 1,Â« I.*Sl~EÂ» IEâ€¢â€¢llm .Â® muNEIS SL~Vrrt' IX lETVE[. THE rmme Cm IZE, .ENâ€ž.-0 I,/IRS AT TZ ENDS OF TIOT PMrotr [nial 1 TIE mull W U--1 HI TWIS WIEN,DINV m-Ev VAS Tâ‚¬ 1Â£112 EN-46 0/ CE,TH 75 0[61101 09 MDIJT[$ it DICOGS WES T ETVED, ral 19" crl. = I Cm ILOC~ COMER eUENTS m, DE mJI-ESTE.Â¥ al =S / i i P rMST STREET All, I{Pirtle AVE 1,4 *21 OF LEXATI, rl, TIC PIERITY VAS TIE /111* Dal,ENT Cl, SA!, Sail,EASTINLY Cl,Iâ‚¬* 4. stpvcvt,1 GUID [,1 1,â‚¬ Trn-[ czÂ»,In,3-1 flal MTKNI CIUITY Trn.E. 1Â«1 CASE IC PCT 126*1 F[m NED-TEDâ€¢ 1~0-01*3 EASDENTS K Rlâ‚¬MTS-C~-WAÂ¥ -9 OOSSDÂ£ T)Â·CS P~FERTÂ¥. 14â€¢â€¢,E , S '41 //ID/Â¥ 11 LOCATE, /4 TIC /YTEâ„¢ CIX"Â¥. Cnt,*10 // Â»1â‚¬Â£-t,IATE. I *cAS. Irm ium, m i rum, m ii, w m ,RÂ»E 4, 17. C~eltÂ»~TÂ¥*INIL IHI,ii 010â€ž CO m C n. 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ALLEY , BER[lÂ¥ CINMâ€¢ THIT THIS -Rew[,ENT Suâ€¢VEY PLAT WAS )NE na, rlcu MOTES , A -HER 00 L UlnE K DEVT'DZ A NEÂ¢IlllER i.Nl 9-VEW" IN llÂ« STATE / CEUIA"1 m SlavE, U TIE A,IM DESCR10Â£1 FivERTY ,~CE n !â€¢,SCIF. tl, LICER m I,ECT -n m KSPOISImlllÂ¥. SLFERVIED. AMD CIENE DE IOUENIATI) DCWI[ 11100 FI~ 1:E NOPENTY CE,IERS VAS r[1.NÂ» ClÂ» SET Ftlt THIS SlmVEY. AL DI,ENS-$ Ne = KTAIL! tiOWN Ill[04 AR CORICT TO THE KIT 01 - KINMLE<*OE LOn M "ITTI) LS 13166 .TE StÂ®VEY 1-111,6 rt,â€¢Irwar[ CE,Â·OUTEn TRIS _.- IAÂ¥ / . 1"_. AT -... _11. IN SleVEY FW _.._ Gr 1% PillaN CIUITY LNe SlEVIÂ¥ FLAIS/RIC,HT-{F-WAY -VIYS AT PA[Z .__- Prr,prit, *01â€¢ . lit ,r--==.-=/.=- m."n-.1-- <9,<0(1 24Â»1 A-2 . <90-6 61,1/ 4*7 ~ ST STREET 90181, al. TY~ImiP Â» 01â„¢. -a Z VEST W T,E *INYM MotiP,L IEnnENâ€¢ LOT A AND WESTERLY 22,5' E LOT B 0 ~ BLOCK 60 HOPKINS AVE Fu ORIGINAL ASPEN TOWNSITE A ~ ADEN. Cll=/= FOJNB 1999 CITY 01 1/MI T - 19 â€¢31111 11.0-* Ct,ne / , O i T.T' 'tr. 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I. 111 7 1 3 Gretchen - Greenwood Â· &*asoclat~in,1 520 Wiliux Street L.23 , Aspatolor-81611 Aut 970Â·037490 'D . Owner's Storage North Bedroom I ~ lir===t Family Rm. Â·~ . 1-2Â£1 5 - 1908 = 1 UU . *34 1 .- ..%4 - . / a Tcp of Concrete 906 - / El. 93'3' i ---' 1 0 ~~1 / . 10 -/1 N - a E 2 1 - 1 0000 6 6 1 Lower Level Hall \-1 Bor Owner's Storage 4. ... . 9 ~ ~ South Bedroom 2 0, ~ .oundry R South Both 9 M , 6 & . Mechanical Rm. . . . 4 .4. . . . -, .4 :.. ~ SCALE: 1/44'-0 . .4 ..... a DA1512 8/10/99 m.in aG =DE.n 00 LOWER LEVEL FLOOR PLAN SCM.E: 1/40 â€¢ 60 e 0 A-8 0 1 I1I111 l II IlllI I I ll 1 Ill l 1ll lll I 1 II 1 Ill l!1 l 11 l ll l 1l IIl II11I1 1 II1 Iil 11 I I 1l 1ll l l 1I l1l l 1 i 11I11 II I II I1 l I II1 Il I l i l 111I II1 Il I111111 I111 1 1111I 1 lll l1 l Ill l1 'Ili I.1.l.l.I.I.I.I.I.I.I.I.l-l.I.I.l.I.I.1.1.I-I.1.I-l-l-l-l.I-I.l.l.l.l-l-l-l-l-l-l-l.I.l.I.1.1.I.1.I-I.l-l-l-I-1-l-l-l.I-l-l-l.l-l-l.I-l-l.l.l.l.l..I.I.!.l.l.l-l.l.l.l-l-l-l-l-l-l-l-l-l-l-l.l-l-l.I-l-l-l-l-l-l-l-l.l-l-l I-l-l-l-l-l-l-l-l-I-l-l-l-l-l-l-I-l-l-l-l-l-l-l-l-l-l-l-l-l-l-I-I-l-I.I.I.I EL 105.-f EL 104'-00 UP - EL 05'-r - t , Gretchen EL 104'-00 / Greenwood Carport ; A-0-4 &=6 1 ~03'-Â¢ EL lor-O. St! Storage 2/40*./11011 owder - 0 / 0 Mud Room aeâ€¢ NE.21, Garage EL 104'-00 El 103'-00 El. 105'-9' 1 1 / V./V - 0 00-011 0 0%. 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I I i |E:~NÂ¥111 135 west Hopkim Ii/!11111-==32--Ii'killm#im~.iill<k 8 4 0 b 0 0 0 . ,. * 1 6 G Gretchen Greenwood -Wal=th- A.'4001=-81811 ho, 9704-7400 TOP OF PLYNOCD OROOF DECK , 1 11 . 111'lilli 1 1 1.1 1 1 .11 . i=a r 0 -/m TOP OF PLY,000 1 UPPER LEVEL. h - =1 TOP CF PLY,OCD *ENTRY LaEl. - IME -L..- : .- ~North Elevation/Bldg. Section A-A SCALE 1/4' - r-0 SCAL& 1,4.14 a DAU= 80"'" m.. 00 =.1 I 0 A-16 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 117 N. 6th Street, amendments to final approval DATE: May 12, 1999 SUMMARY: HPC granted final approval for this project in January 1999. In preparing the construction documents, the architect team changed several elements of the design, which have been under review by staff and the two project monitors, Suzannah Reid and Heidi Freidland. The majority of the changes were acceptable, and provided further clarification about how materials on the historic building will be preserved, however, staff and monitors were not willing to approve three changes to the design of the new house, so the architects were given the option of meeting with the full board. The three areas of concern are the butterfly roofed porch, the north wall directly above it, and a skylight along the ridge of the new house. The architects have also raised issues about how the rear portion of the historic house is to be remodeled, which staff has addressed below. APPLICANT: Lynnie Coulter, represented by Studio B Architects. LOCATION: 117 N. 6th Street, Lots G, H, and I, Block 18, R-6 zone district. SIGNIFICANT DEVELOPMENT (CONCEPTUAL AND FINAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District and all development involving historic landmarks must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard 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 26.40.09003)(2). Response: The opinion of the staff and that ofthe monitors is as follows. Porch The form of the butterfly roofed porch is the same as approved by HPC, but the window pattern and proportions have changed. Staff and the monitors feel that this porch is the closest piece to the historic cottage, and are very concerned about compatibility. Originally the mullion patterns were thinner and the openings more tall and narrow, like the window proportions on the old house. We do not have a problem with moving the entry doors into the porch from the east to the north side, but required the porch otherwise be built as approved. Storm windows can be installed on the porch on a seasonal basis if desired. Area above the porch The area above the porch was approved to have a north sloping shed roof, identical materials to the surrounding walls, and double hung windows, all of which are now proposed to be modified. Staff and monitors find that the changes are not appropriate, particularly because this is the north fagade, which does have a relationship to the historic house. It was our feeling that the premise of the project was that the new house would be fairly traditional in form, features, and materials towards the front of the building and that more contemporary elements would be reserved for the rear part of the structure, to in some way defer to the historic house. We find that this area should be just as approved by HPC in January. Skylight The final approval included a four foot long skylight at the ridge of the new house. This has been changed to run 2/3 of the length of the ridge. Staff and the monitors were concerned about that this raises compatibility issues with the old house and that the ridge might "glow" when the house is lit, calling more attention to itself. The skylight will be flush with the roof surface and will be made of Kalwall, which is opaque. Rear addition to the historic house HPC approved an expansion of the rear addition to the historic house, which included demolishing the west and north walls, which would each move out approximately five feet. The architects represented that the roof form and south wall would remain. They are now concerned about how this construction will take place and are interested in demolishing and rebuilding the addition. Staff and monitor have advised them to find a way to support the ridge beam while the new foundation and walls are constructed. Staff feels that this is the appropriate solution. It was never represented to the HPC that the rear portion of the house was proposed to be demolished and would probably not have been approved. 2. Standard: The proposed development reflects and is consistent with the character ofthe neighborhood of the parcel proposed for development. Response: The proposed changes will not impact the character of the neighborhood as a whole. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The historic significance of the resource is not affected. It will remain an excellent representation of an Aspen miner's cottage. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: The architectural character or integrity of the historic structure could be affected ifthe adjacent new construction is not compatible to it. RECOMMENDATION: Staff recommends the HPC support the staff and monitor position on these issues. APPLICANT: Lynnie Coulter, represented by Studio B Architects LOCATION: 117 N. 6th ACTION: Amendment to Final All development in an "H," Historic Overlay District, or development involving a historic landmark must meet allfour 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(13)(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 thereof. . Sent By: STUDIO B ARCHITECTS; 970 920 7822; May-5-99 1:17PM; Page 1/1 3 939 archilects 5 May 1999 LETTER OF TRANSMITTAL: TO: Amy Guthrie/MU'C Director From: Mark Mahoney/Studio B Architects RE; Coulter minor revisions Dear Amy, We would like to re-consider the HPC monitors' latest decision not to allow the rear portion of the cottage at 117 N 6th street to be demolished and re-built. Both the structural engineer and the contractor have indicated that re-building the lear portion would result in amore *trtirturally ~ound building, and would ease ronAtruction ronsiderahly. The result would be no different either visually or structurally; the issue seems to be the Naving of the existing roof joists, which would need companion rafters and would bc covered with interior finish material in any case. lf necessary, we could even save and replace the existing roof joists in the new structure with the companion rafters. The logistics of pouring a new concrete foundation footing and wall adjacent to the existing wall, and of sharing the roof during construction do not seem justified by {heend result. As such, we would like to re-examine the issue at the May 12th meeting with HI'C. Best Regards. Mark Mahoney 5 5 5 1 milt '.: #, f pill: rn 14 1 031: 1 u/0.829 94/8 law 9/0Â·020 '822 i Nullv/\=11:~ .1-OVJ 4 4 9Â»Â°/tÂ©Â« .2.- . . ~ ' ' . I ' U . r â€¢ . i 't . 1 12. . j 'll ... --l..../.-.Ill.-*Il- . 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