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Home My WebLink Aboutagenda.hpc.19990428AGENDA ASPEN HISTORIC PRESERVATION COMMISSION April 28, 1999 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS râ€¢ 1 7 1 991 5:00 I. Roll call and approval of I~~ch 14, 1999 minutes II. Public Comments III. Commission member comments and project monitoring IV. Disclosure of conflict of interest (actual and apparent) V. BUSINESS A. 930 King St. - Amendment (Continue PH to May 12th) B. 135 W. Hopkins - Conceptual (Continue PH to May 12th) 5:05 C. 450 S. Galena - Minor Development 6 50 1 1 (31.Ft 5:10 D. 710 N. Third Street - Minor Development X10 14, -6,30~ 5:30 - E. Â·735 W. Bleeker - Public Hearing 6:00 F. 930 King Street - Worksession 6:30 G. 302 E. Hopkins Ave. - Worksession 7:00 VI. ADJOURN NOTE: Joint worksession with P&Z - 5:00 p.m. May 4th - Sister Cities room - Discussion of proposed Affordable housing design for the corner of 7~h and Main. NOTE: Please do not write on the 930 King Street drawings as they will be needed for the May 12th hearing. 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 Reid 406 E. Hopkins ISIS 702 W. Main, Pearson 117 N. 6th 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 A [aureen McDonald 920 E. Hyman - Veronika Inc. U 214 E. Bleeker 0 0 CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 4 W. Hallam (Poppie's), expires April 26, 1999 123 W. Francis, Lot B (Vickery), expires May 13,1999 214 E. Bleeker Street (Greenwood), expires August 12, 1999 920 W. Hallam Street, expires August 12, 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 10.ISIS 406 E. Hopkins .234 W. Francis .2.234 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 0 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce 0hlson, Deputy Planning Director J*D FROM: Amy Guthrie, Historic Preservation Officer;,06â‚¬~ RE: 450 S. Galena Street- minor review DATE: April 28, 1999 SUMMARY: The applicant, Art Expressions, will be opening a new store in the space formerly occupied by Harley Davidson. As part of a remodel, the entry into the shop will be reconfigured, an awning will be added, and new pavers and benches will be placed in front ofthe store. The subject building is not historic but is located within the Commercial Core Historic District. APPLICANT: Art Expressions, represented by Reid Architects. LOCATION: 450 S. Galena Street, Lots K-M, Block 96, City and Townsite ofAspen. 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). ~iCA 724 Response: The applicant requests HPC approval to remove an existing fixed window on the Durant Street side of the building, and install a new door and transom. The adjacent window will also be altered to match what exists on the Galena Street side of the shop and what has recently been approved for the remodel at Stefan Kaelin. A new awning will be added to match the rest of the building, and the pavers in front of the shop will also match those recently installed by Stefan Kaelin. Staff has no concerns with the proposal. The applicant must provide information on the bench that is to be installed once it is selected. A separate sign permit will be needed for the awnings and any other signs proposed. 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 improves the storefront character of the shop, which is located in Aspen's main shopping district. 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 thereoÂ£ Response: The proposed development does 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 450 Galena Street as proposed. The applicant must provide information on the bench that is to be installed once it is selected, for approval by staff and monitor." Exhibits: Resolution No. , Series of 1999 A. Staffmemo dated April 28, 1998. B. Application. 14 ira APPLICANT: Art Expressions, represented by Reid Architects LOCATION: 450 South Galena 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 allowdd 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. REIDâ€¢ ARCHITECTS EXHIBIT- 412 North Mill Street Â· PO Box 1303 Â· Aspen, Colorado 81612 -UL 970 920 9225 v Â· 970 920 7723 f Â· vkr@rofnet T-Â·--B..r--I------MI-~I,//=I#._I/1..-f=-I- 11 /4./2-- 1 CD -- 92 0 -CL E N.4 - to .0 m - A Park ;econdary i -~==Z===~ ~ 056 2 I -Il ./.- 9 --9.- =0 I.'I.* L'//.Wie#. , L . ......ES=3......-17 91 A y. V .-:44'13? . Â»71 2 r DE %-via/Riwimybu.Â»Irâ€¢ 8 22 m j,4 -6 <C %% 0 -9 - I....I.--~ ~I.'- -82 C 0 '~ Secondary Secondary 8 .Vt##FEE /Wika;~ak &2 I- Z it i' 1 -C -9 4 U 31 8 c 5 2 - 7 i.imir- 6 /9 n X a ..0.- 10 1 < 3 4 1 1 3 3 3 2 7 it, / 1. Art *,xpressions 450 South Galena Street, Aspen, Colorado 19-B,Bench with Intermediate hacked chair with at 'OE-Sil-10()ENA - Â·1!1?ll ) ELIc).'JA .neqi palieq .. I /V . 12_,)20 Dear Members of the HPC I apologize to you all for springing this on you at the last moment. Thank you for considering it. In my conversations with the building manager relating to the gallery project, they expressed a concern that the landscaping on Durant street is not fairing well. And would like to remedy it, in the context of the work being performed on the gallery yard. Therefore, at the last minute, I am proposing some options for that area. I do not expect approval for any of the options toni;ht. I would like to get a feeling for your comfort level as to the options, and I would like to know if you feel this could be handled at the staff and monitor level, as it is finally resolved. If you are at all uncomfortable we can come back with a formal presentation. The Options - See attached sketches #1 - Pave the entire grass area and provide Brates at the existing trees. - The grates would need to be elevated trom the paving level by brick curbs. Approx. 6" to 8" tall. There are still a number of outstanding details such as how to handle adjacent trees, and groups of trees. #2 - Remove trees that may be removed with the permission of the City Forester, place the remaining ones in tree grates as described above, and pave the entire area. See notes on my conversation with the Forester below. Trees that are removed would have to be replaced, with all infrastructure, at the owner's expense, in the form determined by the Downtown Enhancement Plan. This replacement could be some years down the road. Notes from Steven Elsperman, City Forester These notes are from my conversation with Steven today (4/28). 1. The Aspens in the gravel area have some sort of infection and are in poor condition. He could under certain circumstances conceptually approve removal of these trees. 2. The Maple in the center is in good condition and should be preserved. 3. The Crab Apple is in okay condition and probably should be preserved, even though it does not comply with the DEPP Plan. 4. The Aspen on the west side has a large gash in it and is not in good condition. He could under certain circumstances conceptually approve removal of this tree. The removal of the trees would be continFent upon an agreement from the building owner that comparable trees would be installed along the street in accordance with the DEPP. Installation would include all preparation, infrastructure, and furnishings required for appropriate installation ot the trees. This agreement would have to be in place betore he would give a permit for the tree removal. Thank you, Reid Architects 4/29/99 412 North Mill Street PO Box 1303 Aspen, Colorado 81612 970 920 9225 v Â· 970 920 7723 f Â· vkr@rof.net I I REIDâ€¢ ARCHITECTS 412 North Mill Street Â· PO Box 1303 Â· Aspen, Colorado 81612 970 920 9225 v Â· 970 920 7723 f Â· vkr@rofnet 0 A E)(16Â·ritâ€¢jo- gl]' 11_11[_[ ~11421- . , Wi 11.rÂ·i Â·pu. i L..f < EN.1 .-,4, 1 ' RÂ®fo@59 1 ~TÂ©-4-V'il-/NJT,JIU -A#* TW,(T 1 . --2 4 1:7! 1144"f Â· 14 0.4)140*Nr6Y - 1 :i GFNJ6U Â¥ ' 4 "Fl* 941,16Â» 1 - 1 11 14 i 1 11,thf 4 D.I. -# 41, - 1- - -U - --- 1 L le+,1-11 4'; 1 C 1 -9+ -3'EE -1- - fz + 1-ailll-94 / -- - Pae" cope, eptâ€¢* lili#1 j i To so,po,r r.66 #14<re 4 1(*. ~1~ -Jv/ Aeove 01* Ave ' ii . ma, râ€¢*tw, am L -flt [14-144 -41 - p I ~21. i i 14 111 lili L-il f Ill 1 4]..,Ill I GAuttdp, ST OF[lotd * 1 4 41Â·11 0 1 rt **ressions 450 South Galena Street, Aspen, Colorado 44Â¥1* 95\9 10 1 I I. 4 *#mr 1 11 : It 11 ..1 , liliL COOPE+R AVENUE 122.J 11/till./,te.:1/di'l 5.1ik.1/.ill:Bt . 111 ====sw... + . 1, M, C.li.111 1 4 64 7 .~-r Â· -r,--r -1 -- 1 - Z 21/ T i. .9 -41 1 n -=iÂ»* 0 0-34 9 3,12- I ft'-/ ,=U--- Service alley ~\Private .parking. ,-2 t.. .. ~ Service allev Ini *=*=g=;f=IM'mwl . ..16 -Ir; i... , -6.. t .ir.â€ž - ~ Â·RPTA H'-doading Â· < 1 - 4.4.1.- grum, - " -1,0- . 20' bus lane, , I . ' 09; UNIC . 01- V IN '212/,024 :P- 7 ., . % --- ..L---MJ.W--9-6 41 Rum Park. . Â· 7 ' "- 1 4 -. ,- . L -*P'. 0Jt..1; ta-11.gL_ | r '- Â· 1;- 1 Â· r- 1.4. 3;t. k.;Â·tter' it 9. ilk:. %2Â·-.... ~Ift*4 . 1 4. 424 14.>UM- " . , 4 1 .... #1= E A. ALL fwilaG- \ Aspen free bua loading \MaU-maKE=at- DURANT AVE-Nt E 1 A A C + 1 , 1 1 1,=ri =1 rcl6 4021 _LIAdinLL_ -1,1 1 11 - -..4- Prototype Streets Plan Aspen DOWNTOWN ENHANCEMENT AND PEDESTRIAN PLAN Date: February 25. 1998 Prepared for.t The City of Aspen: Department of Community Development Urban Design Consultant: DESIGNWORKSHOP 1 120 East Main Street phone 970-925-8354 NORTH 0' 20' 40' 80' Aspen, Colorado 81611 fax 970-920-1387 OFTio,1 * Z 4Â·17Â·11 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT LOCATED AT 450 S. GALENA STREET, ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WHEREAS, the applicant, Art Expressions, represented by Reid Architects, has requested minor development approval for the property located at 450 S. Galena Street, Lots K-M, Block 96, 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 April 28, 1999, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at their regular meeting on April 28, 1999, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of to NOW, THEREFORE, BE IT RESOLVED: That minor development for 450 S. Galena Street, Lots K-M, Block 96, City and Townsite of Aspen be approved with the following conditions: 0 1. The applicant must provide information on the bench that is to be installed once it is selected, for approval by staff and monitor. APPROVED BY THE COMMISSION at its regular meeting on the 28th day of April, 1999. Approved as to Form: David Hoefer, Assistant City Attorney HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair 0 ATTEST: Kathy Strickland, Chief Deputy Clerk 0 /9,4.Â·etÂ·.&4/1.**N,%' Â·. Â· Â· Â· Â· -7.%92.1 1 LÂ»T ,* 3 4Â·k. , . - . 1 .2.." 4 .~St '034.1:.ii>-1.- 3 F.Â· 1.-' f.'4 :S:Â·.'Â·;Â·Â·'34Â·Alf.*Ut...â‚¬ 1%- 1 ---,Â· ..=Â·iÂ·Ifffig-)*a:-AÂ·~'C :.. . '2=Â·-Sal-Ui#* HPC Application for Minor Development Art Expressions 450 South Galena Street, Blk 96 Lots K-M, City & Townsite of Aspen (Main level on the corner of Durant and Galena, Changes are on Durant) For Art Expressions This project consists of minor exterior changes to an existing store front on Durant Street. Addition of a new door, reworking the landscaping, and addition of an awning are the three main issues relating to this project. All changes utilize materials and details currently present on the site. 1. Windows and Doors Currently this corner space is accessed from the Galena Street side. The new tenant wishes to add a single door to the Durant Street side, in an existing window opening. The details of the new glazing will be changed to match the newer ones on the Galena Street side. Existing & Proposed Development Drawings A, Al, B, & C 1. Replace existing store front window, two fixed panels with operable transoms, with one fixed window and one door with a transom. The door will maintain the vertical division that currently exists on the fa,ade. This results in a wider than average door. The existing sill height will be reduced to the interior floor level. Lowered approx 1 1-7â€ž . a. New door head requires that the existing horizontal mullion be removed and a new horizontal mullion be located at the new door head. The adjacent glass panel will have no mullions. This imitates the condition on the Galena Street side, which was changed at some previous time. See Drawing Al. b. Window glass and frames will match existing window and door system on Galena Street side, in detail and color. Standard aluminum store front with a "bronze" finish. 2. No other new materials are proposed for this area. 2. Landscaping The tenant would like to remove a large portion of the grass area, to provide a walkway to the new front door, and to mimic the changes made 412 North Mill Street PO Box 1303 Aspen, Colorado 81612 970 920 9225 v Â· 970 920 7723 f Â· vkr@rofÂ·net '61 (6& 4.- E> .. 0% I *214,i , .AvÂ· by Stephan Kaelin in the adjacent area. Two areas of grass will remain to accommodate existing trees, to remain. The paving materials will match the materials at the Kaelin store, both in detail and installation. There will also be two benches added to the paved area, along the Durant Street side. No change in the exterior lighting is proposed. Existing and Proposed Development Drawing C 3. Awnings The tenant proposes to add an awning above the new entrance to match the awnings already located on the building. Proposed Development Drawings B&D 1. Install a new awning, at location indicated on drawing 'B' a. Awnings will match Kaelin's in color, proportion and detail. With text centered in the drop panel, size will be determined by the sign code. Thank;fou /1 / 4Â»14 #Clzqy(nah Reid Reid Architects Representing Ed Kennedy for Art Expressions ,Â»ke ATTACHMENT 1 LAND USE APPUCATION FORM 1. Project name AFT e, press (014 S 2. Project location leo S Ou TH 6-*{-Ehl A â‚¬T AS FEN CO (indicate street address, lot and block number or metes and bounds description) 3. Present zoning CC 4. Lot size 444 5. Applicant's name, address and phone number ED KENNEDN' 40 5. 6*eN A ST AS'04 914 0(02,6 6. Representative's name, address, and phone number 903*.Whit K.EIP Bâ‚¬lP #426*h're Cr â‚¬ 410 146 Hlu, ST PÂ©13 1*03 ASPekl co acto<L 110 920 4/244 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD _X-Minor HPC Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. Historic Landmark - GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line Adjustment Appeal Committee 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) lfâ‚¬TAIL , OFF-1 6â‚¬ deMPLe)< 9. Description of development application :Ul/11)1 of K WaJ dbarl on dAN<Mt * 1 ALM WA DA[Sh* UAR#81 90*'LAfr f NA/Vl<{A#15 Reld luu) .R10* 044#/47/8- 1*108.0 4,14 pfam.fol/5 1,60 1 0Â£ MOWÂ£Â£4 L 10. Have you completed and attached the following? 4'0 Attachment 1- Land use application form < Attachment 2- Dimensional requirements form Â¢ Response to Attachment 3 */ Response to Attachment 4 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: Ep VeNWEPY * AÂ¢,T EXF'/2â‚¬5576,J 3 Address: Ag[> S. 6*uehl A ST ASPEN Zone district: 66 Lot size: Existing FAR: FllA. Allowable FAR: IMb (AAANY& Proposed FAR: "V Existing net leasable (commercial): Proposed net leasable (commercial): IM NA<knrc Existing % of site coverage: Proposed % of site coverage: Existing % of open space: Proposed % of open space: IM) fitawk. Existing maximum height: Principal bldg: ~#,0- *ccesory bldg: 0/pee Proposed max. height: Principal bldg: p~- Accessory bldg: 00?le. Proposed % of demolition: 0,0*Â£ Existing number of bedrooms: Adke Proposed number of bedrooms: Moktâ‚¬ Existing on-site parking spaces: (AA,L 0 On-site parking spaces required: Setbacks - fLO 0*W~'E. 6. 06(~ 4 +4â‚¬ 6/BA,M ys-11 Existing: Minimum required: Proposed: Front: Front: Front: Rear: Rear: Rear: Combined Combined Combined Front/rear: Fronurear: Front/rear: Side: Side: Side: Side: Side: Side: Combined Combined Combined Sides: Sides: Sides: Existing nonconformities or encroachments: 0/#26 #ZA#Pvvl Variations requested: M.062 (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) 0 _...,sonic FAX SYSTEM PHONE NO. : May. 20 1999 08:24AM Pl (bit LIffteoiono Fine Art Gallery 450 South Galena Street Aspen, Co. 81611 Phone: (970)925-8625 Fax: (970)925-8986 April 18, 1999 To whom it may concern, As owner of Art Epression Fine Art Gallery I hereby grant Reid Archetects to ad as representative for me on proposed project requested. Suzannah Reid,AIA working at 412 Mill Street P.O. Box 13 03 Aspen, Co. 81612 Phone (970)920-9225 is authorized to act on behalf of Gallery for application of project. Sincerely, 60 44~ 15 Ed Kennedy /9./2 REIDâ€¢ ARCHITECTS 412 North Mill Street Â· PO Box 1303 Â· Aspen, Colorado 81612 970 920 9225 v - 970 920 7723 f Â¥10@rofnet ~OOFER- 9-~ 490 9.GAWEW A ST F.th, 4,1.. - < 1 --2 r. ililial E. Pe,Â»IT Â¢r. \ -7 1. i i 44, 'Area Map - \ 11-i f MAIN ST - 1 Mr \ 11 1 i I i PugAN' 4Tger Aspen Map Art Expressions 450 South Galena Street, Aspen, Colorado M C 00% OpEJOIOD suadsv '103119 EU VEp qlnÂ°9 06, 9::* -9 â€¢ suoiss ud" 11-12; 4 1 ak, 1 y m b- -- Ca R m . m 3,4, - 4 1 1 Â©22 ii 2 .-1- d g 1 --1-1 f / 1 4 1 11 1 1.- W al 1 1 - 1=dJ - 92 2 2 0* E ........ ..1- I 1 - 7 -I -........1 WIAN t 6 1 - -- - -. .~.... .. ! + . 0 % 1 1 f 1 Â£ E---- - 40. 70%- - --A# - r- -7 1 - f - -1 -- 1.- 6- - 1-- i 1 1 1. , - . 1 ---1 0 1 11Â£615 rth Mill Street Â· 0 rl [,M 1112 06) lt;>friaL -iajALO ' REIDâ€¢ ARCHITECTS 412 North Mill Street Â· PO Box 1303 Â· Aspen, Colorado 81612 970 920 9225 v 970 920 7723 f vkr@rofÂ·net t 0 -0 td Â¢ 1-1 r. - 0 4 dj 00 - . [-in i Â¤ 0 "4 U ii i 7/ - - 1 !1$'.1 , 1 !!.1, 1 .,1 1 1.:i ' 1 1 it. -= =1==1==1 11 ii i. 1 \ -- . 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MT 51#699101Â·19 DIHEN- TeldkNT GTEPHNA FAE"th.1 ' FaceÂ»Bil Co~AN*&9 Â¥EVCP~Â·, r *1284 4 FFOR*ED Wate*. 1 4/19/99 Fl'or -Sep SU019931dkzb EJOIOD 'uodsv '100319 EuoIED IfinoS 0Â§k r= ~ REIDâ€¢ARCHITECTS .. 412 North Mill Street â€¢ PO Box 1303 Â· Aspen, Colorado 81612 970 920 9225 v Â· 970 920 7723 f Â· vkr@rof.net 11 4 1 - #. FI.._11-_Lii 2 0 t 6 1 2 19 i 15 2 1 1 I 1 1 1 . 1. 1-91 3 0 ,Â¥t BFFe*lobÂ¥; - 07*4 TeÂ»*Arr CTEF+WA KMWA ~~ - 4 -- I i ,4 - i : -/4 B ...' /. A IF 118- ! *4. Re' 00% u Ulsrt MeÂ· 1,4 1 4 -Vi YAN,1,16- -- Â»UN TO MAT,w, 2, 1, 1 EXT'G . 1\ -Ttees i ..i : 6-1 1 1 t , '' '~ (3> ENT'GÂ· , -,fÂ·' 0 " i f. 24 7 0- -4 Â· 4 ./j R.04*4 w â„¢4 MME 1 I . - l 1 40,le XEMAÂ¢1619~6 - OF Low Fes<a 0,go. St ve WAAG 4/19/99 EJOIOD 'uodsÂ¥ '103119 EUOIE D qlnos ogf '. . ON,3 4 412 North MiN Streetâ€¢ PO Box 1303 Â·Aspen, Colorado 81614 - 970 920 9225 v Â· 970 920 7723 f Â· vkr@rof.= fÂ« i %: 6 ~ f ' .. i I ~ ' t 1 -,1 7 *1 1 .+ 1+1.T 1-- ' 1 1 lilli i i; i.:il-1 â€¢ 12 AleN #*thtiht$ -t , 1t, ~V- M.N -HNR#$ ---- - ~- j&* 1 Â· - 1 <9 t. I i . !61 il I 1 C:1 1 *191'400Â· 90016 \ : - &19,14 paot 1 \NiwpoW 41 1,19% N j 1*:MA+ -14:t= : - - - 1. ' 1,1 ..1 2 - -7 1 IN 41 _1 F=67 i :1 fi . i,litiiÂ·,lif 1 FM----4 . Â· Detail Proposed Elevations 4/19/99 OPEJO 'uod sv '-*-0.-++0.*- eu'I .I. l CE- c----0 \\?4.Gal <*Dip ~~)< EXHIBIT I MEMORANDUM 1%10 99 17] TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director THRU: Joyce 0hlson, Deputy Planning DirectorJ4O FROM: Amy Guthrie, Historic Preservation Officer~'a~ RE: 710 N. Third Street- minor DATE: April 28, 1999 SUMMARY: The applicant, Nancy Greenway, requests HPC approval to replace existing non-historic easement windows on the rear portion of the house with double hung windows, and to replace two existing skylights. The subject building is a designated historic landmark. Please note that the application was faxed to the Planning Office. While it was received 0 by the application deadline, the owner could not be reached to provide a better copy in time for the packet. APPLICANT: Nancy Greenway, owner. LOCATION: 710 N. Third Street, Unit A, Martin Condominiums, Block 102, Hallam's Addition to the City 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 1, 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, HI'C may grant such variances after making a finding that. such variation is more compatible in character with the 0 Â·34lt l ~7 l -~-' Tjr 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 proposes to replace existing non-historic easement windows with new double hung windows, as are found on the historic portion of the house. The windows are located on a second floor addition at the rear of the house and face to the south and east. Additionally, the owner wishes to replace 2 existing skylights in the same area with new skylights of the same size. To be compatible with the historic house, staff recommends that the new double hung windows be in proportion with those on the historic part of the building, rather than made to fit the narrow openings created by the existing easement windows. This may have some structural or construction implications which are unknown to staff and which the owner should be prepared to address at the meeting. Because the skylights are already existing, staff has no concerns with their replacement, other than that information on the skylights must be provided to demonstrate that they will be as flush with the roof as possible. 2. Standard: The proposed development reflects and is consistent with the character ofthe neighborhood ofthe parcel proposed for development. Response: The immediate area surrounding this house has many historically designated properties. The changes proposed will not affect 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 proposed changes will not effect the historic significance of the property. This residence was built for the Honorable I.W. Chatfield, who was involved in mining and cattle ranching. The William Cornwall family lived in this house from 1910-1946 (36 years). The Aspen Company, which was run by Walter Paepcke for the development of the Aspen Institute for Humanistic Studies owned this building from 1946 to 1961. This two-story structure illustrates the lifestyle of Aspen's more prestigious families. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. 0 Response: As noted above, to be architecturally compatible with the historic house, the new double hung windows should be of the same general proportion as the historic windows. This includes not only the width and height of the window unit, but also the proportions of the sash components. The new windows must be one over one to match the historic windows. 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. 0 RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that the minor development application for 710 N. Third Street be approved with the following conditions: 1. The new double hung windows must match the size and proportions of the double hung windows on the historic house as closely as possible, with a drawing to be submitted for approval by staff and monitor. They must be one over one as shown in the application. 2. Provide information on the replacement skylights to demonstrate that they will be as flush with the roof as possible, for approval by staff and monitor. Exhibits: Resolution No. , Series of 1999 A. Staff memo dated April 28,1999 B. Application 0 r-===11 /1. / / 1 1 APPLICANT: Nancy Greenway LOCATION: 710 N. Third Street 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(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. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT LOCATED AT 710 N. THIRD STREET, ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WHEREAS, the applicant, Nancy Greenway, has requested minor development approval for the property located at 710 N. Third Street, Unit A, Martin Condominiums, Block 102, Hallam's Addition to the City and Townsite of Aspen. The property is landmark designated; 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 WIIEREAS, Amy Guthrie, in her staff report dated April 28, 1999, pe]formed an analysis of the standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at their regular meeting on April 28, 1999, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of to NOW, THEREFORE, BE IT RESOLVED: That minor development for 710 N. Third Street, Unit A, Martin Condominiums, Block 102, Hallam's Addition to the City and Townsite of Aspen be approved with the following conditions: 1. The new double hung windows must match the size and proportions of the double hung windows on the historic house as closely as possible, with a drawing to be submitted for approval by staff and monitor. They must be one over one as shown in the application. 2. Provide information on the replacement skylights to demonstrate that they will be as flush with the roof as possible, for approval by staff and monitor. APPROVED BY THE COMMISSION at its regular meeting on the 28th day of April, 1999. Approved as to Form: David Hoefer, Assistant City Attorney HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk FROM : GCGREENWAY FAX NO. : 242 3625458 Apr. 12 1993 05:28PM Pl Nancy Greenway 710 North Third Street. Aspen. Colorado 81611 *TAI: Aw.9 ~â€¢lia /UL 1*0% : pLy- 1 1 -7 1>1-gche- acclt' -)+U s aÂ¢*Urg:kcy, ~ 12Â£>a u) 1 rtoliu) /U,Aa e.ke.Â·r pospois . I too k- *W,uk -to p~Â£,Â£k tty an,11, r a.ret ttl~C ou~ Aln; 1 28 0/lan Lptbnki - 0 .... 1 861 Nancy Greenway 710 North Ttird Street. Aspen. Colorcdo 81611 HPC- int,t;ze,<k, viaL,bACpOSOLO i , (13*diu)./uptaÂ¢enuâ„¢f 1 1 non hi~i-crul ouuh On leca,~tef Minlpoack. 4houst. 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C.Cl';K-Â·Il,#V,[*ib , 6[4*1 44Â·u Jmptouu.. 1Â¥uÂ·LJochun t~Â£044 *ai â€¢Â£2 . 9 Â· -R*tace-nu~&+ 86 Z Inorth tfc<VS .killÂ£~IÂ£-t-1 0% scoevid *u~ 4, bot.mi# 5,~chah %4$u..ha,Jt. tjchirhS (Mooked 04144Â£4 Unib 6-0/S'.6 pafte -10 62â€ž /upÂ·la ageL H ins~lateL l,20 plo t<.abut. 624 Ii#31#ts,al~*# 6, blacLio mmkh ,{Â£4, aid. 06 a.m,6 GLL men.&Â»5 04 eralf 178.( kilt*)3 i Â£*p:*cÂ® . 20*:&5'0. 1 +7' ~Bd#~*faet- Amag,*- ips.dÂ£1 fnS*.61,6- uthÂ£:tat>i ,ar~ hath.â€¢t. Ch,101&6 Lut U 14 61#1~ U*1Â£1 c'Ltpkit''--~U appet,UMâ€ž 06 -lheÂ·- haiw. 1#kh u'lyfaeukka k un-U f"*tant- trudo:hart M a. 644Â·'Loa, 0Â£4+h &.9,1Â»Â», u.&(.(6, ancl. OPu- Aaotâ€ž4.:Ibl. 1?03+ 90Â£,u:obp aUd- Lu,Trida,1' CU 'A.e.ele,A,2 4/CU UdittzatÂ£- .ZIC,Wy:% Un-hsÂ¢duM, 04 4 0 -*i liEEI-1- 64 1 ATTACHMENT1 LAND USE APPLICATION FORM 1. Project narrie . 0.>thdoco ,up{Oi.eâ‚¬Mal.#" 0 2. Pmject location . , . 3*0 Al. -1 AA,ct ,Sh: 80144Â«- - .. - te..4.- CD Act 0.(A.CO_ Sit,t,40-Â£ (indicate street address, lot and block number or mates and bounds description) LtÂ·kirt, MU*in tevidom,ni.5 3. Present zoning 4. Lot size 5. Applicant's name, address and phone number' 1-latua~ qi#2ug,bul 10 11 . YhaoL. Sh j 8,4~*C * B tu ,/ 4.25-- m 9 6. Representative's name, addmss, and phone number 7. Type of application (check all that apply): .. Conditional Use - - Conceptual SPA 1- Conceptual HPC Special Review Final SPA ~Â· Â· - - Â· Â· Final HPC 8040 Greenline Conceptual PUD -3~. Minor HPC Stream Margin Final PUD Relocation HPC Subdivisjon Text/Map Amend. Historic Landmark GMQS altotment _ GMQS exemption Demo/Partial Demo View Plane Condominiumization _ Design Review Lot Split/Lot Line Appeal Committee 0 8- Â® Descilption of existing uses (number and type of existing structures, approximate sq..ft, number of-bedrooms, any previous approvals granted to the nmnerkA Â· 6,:hip. 14)*1716.ht/. 06+hubi. 47,8 Orn- /*PA}.61,7,00 Lhn. lili lilli r-1 -r -* .1' - - --. --../. wv v â€¢â€¢fl-!fw'f~_ -'htâ€¢'M902Â¥1.~r-' Y..A . A. 04*01Â£ . 12Â£0 *b Of. , 4 60~110~~.~0 . >/1,e, 00:49 6*1*8146 6,1 +1-k. t /1,04 ie~daÂ¢Â£-A-e-d Â£UALL &1Â£2~ j.e:ku- 9. Description of development application uNNLao,uplouze.te.LV 10. Have you complgted and attached, the following? Attachment 1 - Land use application form Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachment 4 lili ROM : GCGREENWAY FAX NO. : 242 3625458 Apr. 12 1999 05: 23PM P3 ~GLE?NOOD FAX NO, 9709454413 P. 04 5-4 -7 Clad Double-Hung ~ Windows ................. Selle Ur â€¢l' 10 TIvaoms Flted Campanion Units 1. 110 000 001 - 00111 aim 0*15 0" im 0,4 miz ..=D ..0 -. 0-4 r'/ vily ift "'fe .1142 :04 81*,te *5RK Nâ€¢. r *04' *04 52 4;.1 211*4Â« 194. dile 141: -1; mill Illin milli $ - Illilill ilitlti Vent Unite " 11{, , mci h 10 r . t - t I ... 24 4-Â¥ 2% A A PEAL.~ 1 li & 56 40 41 , i. 1 1,1 $ 4 460.1 0 0 1 01 1 . . * 1,1 & .:~, 'ill Â·, A 2 1 NoM; ib 44 4, IMMite#-*- maliable, * 4 85*16*im unit# 819 0118 f -0.-1 .,li/'... cr-v Yw.,1.-u'loquw.15,0 1 1 2 31 R : 1!111: 3 LL~~~fÂ© 1 20,1 9 ...40*.1 *Â¥-26'.0.2ke,#*~S~*~~*Uil 121 Can be ume, an flfer#cor *1:4 *heriBBWEÂ»mia .... /Â»674Â¢4 tu/,4 1-2. 4.., L.J i Old~23 LAQ i i : i x42. ....: '...7*i. I -21 & -I -r . ..... id -1 - iÂ»Â¥ , ... -2â‚¬10. â‚¬- 412'llith.ki'211<~IMINg,jixgnf-..7- 2-*I :6Â£ Â· - -I eli .=mi:;:127/4 .1 124 . 1.:Etr. IM~-~~~~ ~; A -,4 'and, Â¢1â€¢-- -/*. I /l/ ....... ='/~~ /. C.F E- 14 H== 16. â€¢.I+.U. 1 4 -1 -C - 1+Nhk~lu â‚¬4 i . 1 9. te : ./. 1 7/<fl'WL * -~h. 7- I . +3'-. EXHIBIT ~~ 1Â¥44 0 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director ~1 " ' THRU: Joyce Ohlson, Deputy Planning Director*+O FROM: Amy Guthrie, Historic Preservation Officer RE: 735 W. Bleeker- Amendment to Conceptual (Old House), Amendment to Final (New House), Variance request- PUBLIC HEARING DATE: April 14, 1999 SUMMARY: HPC granted conceptual approval for 735 W. Bleeker in October 1998. Since that time the design for the new house on the property, Unit B, has received final approval, but final approval has not been applied for on the old house, Unit A. The applicant has chosen to focus on the construction of the new house first. 0 To that end, the applicant has determined that it would be desirable to set the new house further back from S. 7* Street than was approved. The house was approved to be 5 feet from the west property line and the applicant wishes to increase that distance to 8 feet. (Please note that the required setback along the west side is 6'8," so that HPC previously granted a 1'8" variance to allow the building to be closer to S. 7'1 Street.) While the proposal eliminates the need for the 1'8" west sideyard setback variance that was already granted for the new house, it necessitates pushing the garage on the old house towards the east, so that it can be accessed. A 3 foot east side yard variance for the old house would be needed. In addition to the request for a 3 foot east sideyard setback variance, the HPC is asked to amend the conceptual approval for the old house to allow the garage to project towards the east, and to approve the elimination of a porch that was shown on the north side of the new house. APPLICANT: Randall Bone, represented by Jake Vickery Architects. LOCATION: 735 W. Bleeker St., Lots A & B, Block 18, R-6 zone district. 0 1 SIGNIFICANT DEVELOP1MENT 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 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 HPC has authority to grant setback variances when it is in the interest of preserving a historic structure. Typically these variances are granted to allow a new addition to be located in the most sympathetic location, to accommodate setback encroachments created by the existing location of a building, or to allow multiple detached buildings on a site. The latter reason was the justification for the three variances previously granted forthis project; a 1'8" west sideyard variance, a five foot rear yard setback variance, and a five foot combined front and rear yard setback variance. These variances were all directed at moving the new house to the rear and away from the historic house, and they all reduced yards adjacent to public rights-of-way rather than adjacent to other private property. The application that has been submitted does not give adequate justification for how the new variance request would benefit the historic structure. It creates a larger yard for the new house, but it pushes the new house more directly behind the historic building so that it could appear to loom over it. It also places new construction close to a neighboring house. The applicant may provide additional graphic information, such as a streetscape elevation or model to make their case for the variance. In terms of the change to the conceptual design for the old house, with the garage projecting towards the east, Staff does not find that it is incompatible with the historic house, however it is not an improvement on the design that has already been approved and continues a piling up of elements along the east side of the house. Staff also has to assume that the design shown is over the allowed floor area since the project was maximized at conceputal approval and additional space is added to the house by shifting the garage eastward. This would have to be amended. 2 In regard to the porch on the north side of the new house, staff does not find a justification for removing it. It was provided as part of the response to the "Residential Design Standards" criteria, which require a front door and/or porch face the street (in this case Bleeker Street). It is appropriate to have some expression of entry oriented towards Bleeker Street as is the case with the historic house. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood ofthe parcel proposed for development. Response: The applicant has developed a project where the scale of the historic house is preserved and the new development will be an appropriate and successful infill in 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: By maintaining the old house in its original orientation and very close to its original location, and by taking most of the mass that could be added to it and placing that in a detached home, the applicant is protecting the building as a representation of mining era housing. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereoÂ£ Response: Staff finds that the requested variance and amendment to the designs of the new and old house do not enhance the architectural character or integrity ofthe historic resource, which is the HPC's primary focus. ALTERNATIVES: The HPC may consider any of the 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. 3 RECOMMENDATION: Staff does not support the requested east sideyard setback 0 variance of 3 feet, or the amendment to the designs of the new and old houses based on the information presented in the application. The applicant may provide additional information for the April 14th meeting, or request to table the application to May 12th (the next available agenda) to allow development and presentation of additional information to support the requests. Exhibits: A. Staff memo dated April 14, 1999. B. Application C. Conceptual approval for the old house, Unit A. D. Final approval for the new house, Unit B. 0 0 4 EXHIBIT 1 1 661 - APPLICANT: Randall Bone, represented by Jake Vickery Architects LOCATION: 735 W. Bleeker ACTION: Amendment to Conceptual, Amendment to Final, Variance Request 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. ~ County of Pitkin } .AFFIDAVIT OF NOTICE PURSUAN'I~ } SS. TO ASPEN LAND USE REGULATIO1 1 / dll 1 State of Colorado } SECTION 2632.060 (E) GÂ«_1 ,Ai.A L 1//97< e, Vj O/Â«FÂ«i . being or representing an Applicant to the City of Aspen. personaily cer~fy thai i have compiied with the public notice requirements pursuant to Section 26.52.060 Â® of the Aspen Land Use Regulations in the following manner: 1 L. By mailing Or nOUCS, a copy of which iS attached hereto. by first-class. postage prepaid U.S. Mail to all owners of properry Â·within three hundred (300) feet of the subject property, as indicated on the artached lisr, on the . 9 -mayor Ann'/ , 1992 (which is // days prior to the public hearing date of 9/ /9/ 4. 1 1 1' 1 By posting a sign in a conspicuous place on [he subject property (as it could be seen from the nearest public way) and thar the said sign was posted and visible 9 g/) continuously from the O -- day of Ajer// 394. (Must be posted for at least ten (10) full days before the hearing daIe). A photograph of the posred sign is attached hereto. (Attach photograph here) \Sighiture - .1 . Signed before me this ~ ~r day 61.04.6.â‚¬ ,1994 by - PUBLIC NOTICE WrrNESS MY HAND AND OFFICIAL SEAL DATE - My commission expires : -7 '- / '- -3 /< r -e TIME PLACE PURPOSE Nota~y Public 0 Â·01-Â·~ fl n Vt 6- L- EBÂ«U / 4 1Â£ u.(,< 1.4*$=Er,A ~ Notary Publicâ‚¬Signamre ~~ 5 Aâ„¢LFEN 4 # 11 1 CTRICALANDi , as\ ./08 - SUNRISE-COLONY ID:19709204433 APR 16'99 10:35 No.003 P.01 .. 0 PUBLIC NOTICE RE: 735 W. BLEEKER STREET SETBACK VARIANCE AND AMENDMENT TO CONCEPTUAL AND FINAL APPROVALS NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, April 14, 1999, at a meeting to begin at 5:00 p.m. before tile Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galina St., Aspen, to consid6r an application submitted by Randall Bone requesting a setback variance and amendment to conceptual and final approvals. The setback varlance request is a for a 3 foot reduction of the east sideyard for a garage. The property is located at 735 W. Bleeker, and is described as Lots A and B, Block 18, City and Townsite ofAspen. Porfurther infonnation, contact Amy Guthrie at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair ~ Aspen Historic Preservation Commission Published in the Aspen Times on March 27,1999 City of Aspen Account Post-ltÂ® Fax Note 7671 iniqz Â£ 6- "6.3 H 0 KEI.- 1~hons#42 6-(*Rll | [FE, <1-6-36.1.6 |Fax 0 - j,- . f 0 . SUNRISE-COLONY ID:19709204433 APR 16'99 10:36 No.003 P.03 _MCMANUS JAMES R GELLER SCOTT OLSHAN BURTON D 1/2 ~ RIVERSIDE 29 BARKLEY CIR 5408 OLD LEEDS RD |~STPORT CT 06880 FORT MYERS FL 33907-7531 BIRMINGHAM AL 36210 SCHAFFER WILLIAM H SANDUNES LTD SANDUNES LTD SCHAFFER KAREN W 4823 OLD KINGSTON PIKE STE 140 4823 OLD KINGSTON PIKE STE 140 127 BRIXWORTH LN APT 7 KNOXVIUE TN 37919 KNOXVILLE TN 37919 NASHVILLE TN 37205-2036 EICHNER SAMUEL L MINNESOTA MATERNAL KRUIDENIER DAVID & ELIZABETH S EICHNER SUSANA STERN DE FETEL MEDICINE 3409 SOUTHERN HILLS DR FUENTE PIRAMIDES 243 2115 DWIGHT LN DES MOINES IA 50321 TECAMACHALCO MEXICO CITY 53950 MINNETONKA MN 55305 MITTON JOSEPH & PATRICIA 1/2 INT HEISLEY MICHAEL E LICHTENWALTER GARY R FRANKLE DAVID 1/2 INT LWGIES - HEICO INC C/O 350 HOUBOLT RD 1015 VOLTZ RD 2075 FOXFIELD RD STE 102 JOLIET IL 60431-8305 NORTHBROOK IL 60062-4722 ST CHARLES 1 60174 KURTZ KENNETH T & KAREN KUDISH DAVID J REVOCABLE TRUST HEISLEY MICHAEL E BRAKUR CUSTOM CABINETRY INC C/O C/O K J LONG 1325 N ASTOR ST 18656 S RT 59 CHICAGAO IL 60610 2004 DIANA DR SHOREWOOD IL 60435 MENDOTA IL 61342 1.,~OGGATT JERRY S BAYOUD GEORGE S & JOAN MANGHAM NANCY JANE 175 14TH STREET 3525 TURTLE CREEK BLVD 2133 FOUNTAIN SQUARE NEW ORLEANS LA 70124 DALLAS TX 75219 FT WORTH TX 76107 TOPELSON ALEJANDRO HUTCHESON RICHARD L LARNER JACQUELINE L TOPELSON REBECA PO BOX 161930 376 DAHLIA 5300 DTC PKWY #400 AUSTIN TX 78716-1930 DENVER CO 80220 ENGLEWOOD CO 80111 LUU TONG KHON STEINBERG EDWARD M MANGONE PARTNERSHIP LP TRAN TUYET LE ' 1068 HOLLY ST 12887 W CEDAR DR #100 814 WEST BLEEKER - EM DENVER CO 80220 LAKEWOOD CO 80228 ASPEN CO 81611 MURRY PAUL J BUTLER MARIE TRAN HONG HUONG MURRY BONITA J 814 W BLEEKER #C-4 814 W BLEEKER ST #Cl 814 W BLEEKER ST C-5 ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 ASPEN HISTORICAL SOCIETY DAILY KIMBERLY DAWN KHALAF ALEXANDER R & FAHIMA 620 W BLEEKER ST 814 W BLEEKER PL E2 408 E HYMAN AVE ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 0 . -'I-. .. . .. SUNRISE-COLONY ID:19709204433 APR 16'99 10:36 No.003 P.02 1 0 BROOKS JOHN A RESIDENCE TRUST ~SSART TODD L SIVART HOLDINGS LTD PARTNERSHIP 50% Â· 708 W BLEEKER ST 1 W BLEEKER ST 84 720 W BLEEKER IISPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 CHRISnAN SCIENCE SOCIETY KLEIN HERBERT S & MARSHA MEANS GRAEME ASPEN/SNOWMASS INC 201 N MILL ST STE 201 711 W BLEEKER ST 734 W MAIN ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 LUU INVESTMENTS LLC GOLDRICH MELINDA PEARSON MARK M & LEES M 435 E MAIN ST 706 W MAIN ST 702 W MAIN ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 CHRISTIAN SCIENCE SOCIETY LE BLANC SHERIE MATILDA CITY OF ASPEN ASPEN/SNOWMASS INC 634 W MAIN ST #2 130 S GALENA ST 344 W MAIN ST ASPEN CO 81611 . ASPEN CO 81611 ASPEN CO 81611 EPSTEIN MARC L REVOCABLE TRUST WEIEN J ROBERT SMALL WILLIAM H #1 709 W MAIN ST 814 WEST BLEEKER 205 N 6TH ST ASPEN CO 81611 ASPEN CO 81611-1185 ASPEN CO 81611-1103 UHLER FRANCES M COHEN RICHARD A GGS JAMES K 814 W BLEEKER COHEN ELIZABETH A 715 W MAIN ST UNIT 82 PO BOX 1808 ASPEN CO 81611-1659 ASPEN CO 81611-3115 ASPEN CO 81612 FATAHI AMENEH COULTER G LYNNIE LONG RICHARD E & LOIS N PO BOX 8080 PO BOX L3 PO BOX 1314 ASPEN CO 81612 ASPEN CO 81612 ASPEN CO 81612 SAVANAH LIMITED PARTNERSHIP TOMCICH WILLIAM ANSON WESTON T & SUSAN BAILEY BAVARIAN INN PO BOX 1498 8030 EL PASO GRANDE 1925 CENTURY PK E STE 1900 ASPEN CO 81612-1498 LA JOLLA CA 92037 LOS ANGELES CA 90067 POLSE KENNETH A & JOYCE L REVOC BONE RANDALL HINEUNE SUSAN 1992 TST 5526 N LAKE BLVD 2074 MUSKET ST 452 SCENIC AVE CARNELIAN BAY CA 96140 EUGENE OR 97408*4624 PIEDMONT CA 94611 BRADY LINDSAY KEVIN 146 FORREST ST IBEPPERMINT GROVE ~11 WESTERN AUTRALIA le Vectorspc Research / Planning & Architecture / Project Management serving the best in communities since 1976 JAKE VICKERY ARCHITECTS March 22, 1999 Amy Guthrie Aspen Historic Preservation Commission 130 South Galena Aspen, Colorado 81611 RE: 735 WEST BLEEKER Dear Amy, This letter is to request HPC consideration of a revision to the HPC conceptual and final approvals for 735 West Bleeker. The applicant would like to increase the westerly setback for "House B" along 7th Street from 5 feet to 8 feet (see attached site plan - item #3) by moving "House B" 3 feet to the east from the location previously approved by HPC. This shift provides a larger "front yard area" for landscaping, low fence, and additional separation for the 7th Street. This increased setback is more consistent with historical development patterns than would otherwise be allowed. In order to accomplish this shift, the garage for "House A" must also be moved 3 feet to the east so as to allow vehicle access to this garage. The applicant is asking for a 3 foot variance to decrease the easterly side yard of " House A" to 2 feet for the 23 foot length of the garage (see attached site plan - item #2). This portion of the garage would be single story, with a plate to match the rest of the house and a 3/12 roof pitching to the east. There would be no windows of other openings in the garage wall surface. The basement stair (see attached site plan - item #1) for "House A" currently approved within the easterly setback will either be relocated within the regular R6 setbacks or eliminated. The applicant is also requesting to eliminate the porch roof on the north side of "House B" to improve clearances from "House A" (see attached site plan - item #4). Sincprely, ;IÂ· ~ 4'lold rchrtect Jake Vickery Architects VectorsPC 735hpcrv.doc 100 South Spring Street, Aspen, Colorado USA 81612 tel & fax 001 (970) 925-3660; email: vectorspc@aol.com 0 0 0 . -0, .t . f . .. 1 ...- -I. 0 1 0 0 1. 1 11 1 -. --- 1-4 1 j I iZ * muu 1 42* 821=W 1 . E 33 -4\ *T IzEÂ§ I. /1 ' 1 82* 12#4 1 (4 le -91 31*= 0 1 + mo -l 40 0 11 i 1 . -IL /1 a *...-el 1 lili 10 Al 3 i 4, 1 5: - lf@af T 1 1 u i: 1\ 3Â· 4 41 3 & NA j: 1 1 - MEN 1* .101 1 -391 -r- - -Er .-' - ... ..2 . - 0-J [ 1-1 1 1 Wom 00 1 j I m-1 - 000 T a 1 261 1 1 1 1 1 1 11 11 lit 4 1 -- --- . ' VECTORSpc RESEARCH ' | 11 1 , JAKE VICKERY ARCHITECTS * 100 SOUTH SPRING STREET + f ASPEN, CO 81612; (970)925-3660 , 1=13>13 4992Â» 4 L . NÂ¥ld 3 .4 \ . nE' Rpl - Cil 084 1980 111 ' 11 IL=1!L=JJ (40*0,48 EXISTING HORIZONTAL SJOING I ES - 1. F * 1 UNIT 1 - PROPOSED SOUTH ELEVATION . - 0 -- 90Â¥Rictue_&*----li + 7 BBED 6 ---.4*i \IIT 1 - ROPOSED EAST ELEVATION 4 . 1652 %87 @LE E ICE Qi- trp) .ltD l C\.1 0 5 1 Â» N - .. .ds,2,/ \ 1 Â»7// 1// . 41/ : i - - 161'0493 1 0 ./,A 1 ~ . }t, 1 i : Ay : 1 : aZONT*. WOOD ~-f- r 1 - SIDING - WATCH ! 1 1 11 EXETIMS COtOR i - --2/3 6 1 1 ,- E-- TURNED WCOD POSTS- - RE-USE FROII DE!,10 EXISTING HORIZO,rAL ORIZONTAL I== 3----lz=Z- OF REAR PORCH '- 1- a - . 4 - ~51/PE~_ '1 1 1 1 i 1 I UNIT 1 - PROPOSED NORTH ELEVATION 01 4 0 76 6 9 :Dl,Elâ‚¬F - - 23-334 E A -i Â·- - ZE.Vl*812- hlotÂ«--42243 Â« - -471 /9 11. @B 13 /1.* 0 0 . 1 /10020,7-*. 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' 1 . 1 , i . 1 1. 11' 1 i - - - '1 .-1 - - I . -I ... .. 11 I .- -- i i 1 (A ho - > 1 1 ht . -4-4 - - 4 1 09 - - . .:UCÂ·:==,=: -- 1.1 1 1 Â£ rl -111 1. 1 N -- I i .19. 1 -.*--- - - -- 1 11 -Â· i Am --- 1 A.4 - MAI \\ -.~ - - Â· Â·---- 7 22bk :h \\ . 6 It I . .l i .irsij07 0,L /97 -- \ i-: '0. / r Â· i 1 -I #- . . 1- 1 - - , 1 - 1 l 11 2 1 1 1 : 41 1 th 4-Â£271 1 y -,44- /4 1 '. \ 1 , \1 IS- '1/ /557 1 91 \1 2%2 \1 . .1 :t \11 , 5 4.49 ~6 1 /71 111 ~ 11 1. .., \12,0 1/ 4, \, 1# . 1 EU Â· 1 /0 .!1 - 1 . 1 1 l i --- -- 1 'f 1-34- __ 981 ------ j ImO - r -7 r 92 mw Â»m : f. 1- 1 -1 m o, am x S.L : ZE-Â§ VECTORSpc RESEARCH I JAKE VICKERY ARCHITECTS ~~-- ~~ 100 SOUTH SPRING STREET ASPEN, CO 81612; (970) 925-3660 - t,t i .. ............ â‚¬6' wmrr V='11212 2/16/99 0998-926(0Â£6) * L9 L8 OO 'N3dSV 133W1S ONINdS HlnOS 00 L i N. 91031IHOEIV *83>10IA 3>IVr , 4#:,141 H0WV3S3U odsblo103A 1. ; , E-Cr 1 -3 2 LuZ e. 1 e mQ r.1 4 9 4, 9} E *Ca m ~1 0- 1 , hz' d tti LU O W j ti %*:m R * 29 33 lit 4 - --Il .--- ~ 231 .-1 - -111~~~1 2 ..1-- - - \\ irN-Â·-4 1 -4 / . 0- .:. 3.--\\t 1-9-----I 1, - J. - 2- 1 - . f =1: i --.1&J~ 1 ---- .>2 * - -- ---- MI ... - - 1 1 = * 1+. 1 - .-- 4.6.>:...;,ti, 1-3 Â· Â· 6 / i k i l '1 1, '' 1 , 1.- .,1 r . , r I- ' ---Ar- :1, - i , 1 1 4 X Wr-h --J ; 46 1 i --2 111 , ------ : 9>0 $,4-i -1 1 -- / 1 2 11 ! 11% _742' 4~ . 1 1 - e i : -- 041.0. .p 1 ' '. 1 '' ..,1*,Â·4 .. 11 t 1 6. 1 - . . /1 : 1 6-1 i_ - / I i -143 . - 4 31 p f â€¢ ... 1 ... January 4, 1999 0 Ms. Amy Guthrie, Historic Preservation Officer DAVI D GIBSON Aspen/Pitkin County Community AIA Development Department 130 South Galena St. AUGUST Aspen, CO 81611 RENO AIA RE: 930 King Street SCOTT No Problem Joe SMITH AIA Dear Amy, Enclosed please find 12 sets of prints showing graphically the house we AN /'DEInll would propose to construct as an addition to the existing historical -. 4 Ul&:11/ - 1 - structure located at 930 King Street. - In preparing the construction documents for the '13" residence (addition GIBSON Â· RENO .ARCHITECTS,L.L. C.. to the historic house) it was discovered that the footprint we were using 0 I 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 N"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 of our proposed 101 E. COLORADO AVE revisions you will agree that we have successfully incorporated the SUITE 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 R6Bhctfully yours, 970.728.6607 FACSIMILE 970.728.6658 Leigh Alan Letson cc: H. Cahn