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Home My WebLink AboutLand Use Case.HP.525 W Hallam St.HPC23-97--Menry Residence Minor HPC - 525 W. Hallam St. H 1 I 4 . .. CASELOAD SUMMARY SHEET CITY OF ASPEN HISTORIC PRESERVATION COMMISSION DATE RECEIVED: 7/3/97 CASE # HPC 23-97 DATE COMPLETE: PARCEL ID # 2735-124-32-002 PROJECT NAME: Henry Residence Minor HPC Project Address: 525 W. Hallam St. APPLICANT: Kristen Henry Address/Phone: 1227 Alta Vista (P.O. 8180) Aspen, 81612 REPRESENTATIVE: Glenn Rappaport Address/Phone: P.O. 276, Aspen 81612 RESPONSIBLE PARTY: Applicant Other Name/Address: PLANNING FEE: $120 # APPS RECEIVED 1 FEE RECEIVED: $120 # PLATS RECEIVED GIS DISK RECEIVED: TYPE OF APPLICATION:Minor Developmeni 4.,h'-'/*''f,p HPC Des CINo P&Z C]Yes UNO CC CIYes C]No CC (2nd reading) E]Yes E]No REFERRALS: U City Attorney Il Zoning U Environmental Health El City Engineer O Housing Il Parks U Planning El Other: Il Other: DATE REFERRED: INITIALS: DATE DUE: CLOSED/FILED DATE: INITIALS: ROUTE TO: . . MEMORANDUM TO: Aspen Historic Preservation Commission n r THRU: Stan Clauson, Community Development Directd /j Julie Ann Woods, Deputy Planning Director <1~Xy ~ FROM: Amy Amidon, Historic Preservation Officer RE: 525 W. Hallam- minor review DATE: July 9, 1997 SUMMARY: This property is a historic landmark and was renovated in 1996. It has been sold and the new owner wishes to create a small closet for the master bedroom, since none was included in the new construction. Additionally, a new roof for the shed and some repairs to the historic structure are proposed. APPLICANT: Kristen Henry, represented by Glenn Rappaport. LOCATION: 525 W. Hallam. 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 build a lean-to closet space on the north side of the new addition to the house. The lean- .. 4 to would be cantilevered off of the existing house foundation. Materials would match those existing on the building and the window which is currently on the north side of the addition would be placed in the same location in the new closet wall. A setback variance is requested in the application, but it has been determined not to be necessary. Staff has no concerns with the design or placement of the addition, or the applicant's plan to reroof the shed with corrugated metal. Reconstruction of the brick chimneys should be done using mortar of an appropriate strength for historic masonry. 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 is consistent with 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 affects non-historic material, so the historic significance of the building will not be impacted. 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 architectural integrity of the historic buildings and the new addition will not be diminished. 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. .. RECOMMENDATION: Staff recommends that HPC approve the addition to 525 W. Hallam as proposed, including the new roof for the shed. A sample of the roof material must be provided for review by staff and monitor. Additionally, the architect must provide specifications for the chimney repair for review by staff and monitor. RECOMMENDED MOTION: "1 Move to approve the addition to 525 W. Hallam as proposed, including the new roof for the shed. A sample of the roof material must be provided for review by staff and monitor. Additionally, the architect must provide specifications for the chimney repair for review by staff and monitor." .. ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name NEN12â„¢ 12â‚¬503â‚¬-mar Abbi'rioN 2. Project location 4 5-150, w. HALLA,-râ€¢~ Â£-4-s (, O ..,0 +Ad wisT A.Lf- of Lo-F EJ bio.k 21, 046. AtpeN laws t-Er (indicate street address, lot and block number or metes and bounds description) 3. Present zoning g . IS- 4, Lot size -7, 5-0 0 3~,El-. 5. Applicant's name, address and phone nurnber Kg., 514; 111Â·eN,z~- /2 2/7 AITA 4191-4 poE 8/80 At~Et, Co -*812-- 6. Representative's namet address, and phone number 6 IERA, Eapp,apout AR-(-It (-FECT &8,1-16 As~IGN , Co. 9161-1 /9 103 931. 0651 7. Type of application (check ail that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review . Final SPA Final HPC 8040 Greenline Conceptual PUD <- Minor HPC Stream Margin - Final PUD Relocation HPC S,ubdivision Text/Map 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 exjsting structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) KES,DENruu vvi.ru flle,Ed VE#ucruâ‚¬E, CD 11*,)4 Uoutâ‚¬ / 66â‚¬Ad.ll/ADD (:D SNEU. 1690-rk: FA,2- ~94-Ev.,0.5 A~3~820UAL-9 Sce ogI G/NAL MEMO ENCL05â‚¬ b. . 9. Description of development application A I>D MAift A CLos â‚¬17 <46 13.4 AT- MALLAM â‚¬10, ELEVA<02 ..... 10. Have you completed and attached the following? 3 Attachment 1- Land use application form 4 Attachment 2- Dimensional requirements form _â‚¬ Response to Attachment 3 4 Response to Attachment 4 11111111 .. ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: k/66,4 1-le,al ~ Address: f. 0. 6 9 155 0 ANG" Co ,/61 2. / 700 w<:r ADDRESS 42â‚¬ W,/64 LLAM Zone district: Â¥-45' / Lot size: -7, 6-00 Existing FAR: 3 1 96 1 .6 2/ 51 fl-J Allowable FAR: 1 ' 4 10 Proposed FAR: 3,019.62 9. rr. Existing net leasable (commercial): u - Al,A. Proposed net leasable (commercial). N,A- Existing % of site coverage: . 39% Proposed % of site coverage: --f)6 0/0 Existing % of open space: Proposed % of open space: Existing maximum height: Princioal bldg: W.A Accesoly bldg: W.AÂ· Proposed max. height: Principal bldg: Accesson/ blda: Proposed % of demolition: 0% Existing number of bedrooms: No CUANc, g Proposed number cf bedrooms: Existing on-site parking spaces: On-site parking spaces required: Setbacks Existing: Minimum required: Proposed: , Front: 90 ' Front - '20 ' Front: / 6 Rear: 6 I (o' foR- sug 9 Rear: 20 ; Reac â‚¬ f f..9, FA- E, 1 sfa 5NEB) Combined , Combined , Combined Front/rear: 46 Front/rear: _12.-_ Frondrear: 9 2/ Side: 9, Side: 4' Side: 9' - .., No CRAN 6/ Side: 3.3' S ide: Side: Combined , Combined Combined Sides: /1. 3 Sides: 22,1- 38Fr' Sides: 11, 11. Existing nonconformities or encrdachments: Fize Af focal 64(20*<LUS 4 10 A b u /Be c e ENC#Ac #21 Variations requested: A c.cou., Mee C/ose-r- 40Di-110-. 16 E-Clo A uU 171â‚¬ CAME 8,9-fiNCE 49 111â‚¬ EX/,1146, CÂ£ohrr poic,4. (HPC has the ability to vary #te 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 infil[ program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) .. GLENN H RAPPAPORT ARCHITECT 06 23 A / POST OFFICE BOX 276 2 LIC ASPEN COLORADO 81612 T 970 927 0635 AIA F 970 927 0654 Historic Preservation Committee Aspen / Pitkin Cpmmunity Development Department 130 S. Galena - Aspen, CO 81611 RE: Henry Residence Addition (Former Wyckoff Residence) 525 West Hallam Aspen, CO 81611 Dear Committee Members: The residence at 525 W. Hallam received a number of variances from the H.P.C. in 1995. We believe that these variances resulted in a project that reflects the character of Aspen, the goals of the H.P.C. and its willingness to act on these goals. It is in this spirit that we are asking for one additional variance. A variance for a master closet of 66 sci.ft. This closet is proposed on the North (Hallam Street) elevation. Although hidden at this time by large coniferous and Aspen kees, we are attempting to blend the addition in with the existing architecture. The owner wishes to "reflect" the shape of the roof at the existing bedroom addition in a smaller sale over the new single story closet addmon. No changes in materials are proposed from what exists on the house at present. The window which exists presently at the closet location will be moved to the exterior wall of theÂ·new addition. In addition to the master closet, we are proposing to; 1. Repair and reconstruct the two existing brick chimneys and bring them into code compliance. 2. Repair / replace the rim joist along the base of the West elevation and repair / replace the existing wood lap siding with a matching matedal. 3. Add drain tile and gutters along the West elevation. 4. Repair / replace the shed roof of the rear yard shed with non galvanized corrugated metal. 5. Repair / replace the existing mechanical system. The proposed closet addition will bring the total site floor area to 3,028.62 sq.ft. The total allowable floor area is 3,450. sq.ft. Thank you for your consideration. Glenn H. Rappaport Architect PEN Directories Co., Inc. 1997 7 2 7 3 7 4 77 5 V 6 V 7 1 9 19\â‚¬ Ch 9. f 90 0 \\1 1% L 0 f d sop Nighthawk O 0 0 0'her*,ke 4 1--,g- .= -- 1 0 :4 (0 tonwoodÂ£4'4 ~44 â‚¬ ntain View Dr 8004/44 a S w Bunn 4 0 44# Buf 1 46 0 lenwood Springs r ispen Airport sierra 'f~, 4, 4/vation C b ASPEN ' 0 1 0. 9. 4,0, Cat - COLORADO r. 9 o 2 . -9.fihÂ£ \34.06 .0 e a N 6 -7 . g .1 \A 0 1 OÂ· 82 /9 Gillespie St I L.~23 2 0 1 Silver King Dr t I pl el <4 2 Race St ~ CE> 9 0 3 N Spring St - 4 Collonwood Ln 0 5 Ajax Ave 0 6 Oak Ln iss, 5 - pu '94 O ~4 Man,00 7 Maple Ln K *2 Af. 4 0 -c Â£4 3> 3. 5 8 Midland Park Pl 9 13 1 St 4 9 4 9 Mascotte Ln 4 - Sawmill W k r, Ct 42 6 10 Smugglcr Grove Ct 1. -r) . w C -c Ed. 4 0 11 Ardmort Ct / M. -11 .L./. i 4 12 Riverside Ave nAt, 4 4 Â£ fain St ki ~ 13- Dalc Ave 4 1<, 1 '49113;21 9 + 4 44 14 Midland Avc , r k_17/ 1.1 acâ€¢ Path Â· 2 rey-7 8 15 Mayflower Ct 12 9 s 4 , an â€¢ Lit ~N'-52Â£I~*#b/4 62'5 W.HALLA~ ci! t..st 9.05 4 4 < 14 F-7 #dlfk Â·5 P r , +96 4 , 0 - te 9Z ) alclDB't ltv 1 1 1 6 alview Pr 1 4- 1% 1 1 0 '' 1% ~467[ f--1.-V.7 i 1 91,44 6 164 S .. 5'-o" 14 - i 160" , .5'-5" 6,Er- 4 Ell j rr,A/4 5HEP 1 ,Â£0"rEp 4.7/'40,1 1 5Er- 4 ' ACK 1 04(K 0 1 1 -- I --1 C - + , 1 \\ 1 OELK -: P I i. \ R EL,CAY.5 : 20157'4 ' ; i : - "'7,14 ~~)4 ~ ~ ~ . 1 11/ 1 1 1 1 -17 1. \ 1 / 1 \ 1/ 1 \1/, 1/ \1 2.1.-L~ 1 0 a - \ 1 ' NIW 4-2 ill $'ru'10\ ; ~ \ I / .(Avul A.ovt. PERâ€¢UW \ im1111111 1 '. _Ut,I'yt!95Â·O-~- --4 ~~Ill' MI| U Â£ PROPOSED SHEQ RELOCATi ON--1- - PROPOSED GARAGE AND STUDIO - - 11:'' lilill -1,: 1- I.- d u' !111'~Illt===:=â‚¬ 11 -1 ' e- Ilti~ r UILL!!~ 11 0 -- - -----.. . 1----tilier:~folr)#Ali 1 1 g 0 1 - , : ilw 6.-t 1 T ' i 1 1 - 1 3 . 4 /7 ; IN ' 1 .. , H/Frouc . '' M DELE I \ 3 IN'4.E -5'7#KY h RES WEAME - 3 i 4 1 _ 1, tty 11 1 4- ~-1 l - 1 1 i '~ im~-~ES,ZE-E.&-Pll/11 mul,-4-J~ 1 9 1 >-, ip .i.' 1 C IM, u , IETII:'1 :Itg- --=' ~ / w- 1 3 4 12 6 J. 1 1 1- =/ 2 , ././., /*l--V 14& -L ' 0 1 6 Â£_ 1 2- ti--n --- 7 NEW FogCH , .....1 1 44\ n k 4 1 - .~~ PROPOSEDBED R.lwING- 3* & 9 - 1 + ~ED ENTRY PORCH- 4 14 - - - 01 1. 1 Â»f AO. 1 40 - 2 420 i, 03'00 ; i $, TAIR Frop@5â‚¬P HAW 1- 11â€¢R~ AFFIFU ~ EXIST,4 KB'PE(/22 lf,E y ~ 1Â£rS/lit V,U: 15Â£70"A 1 fl - LI//r ~ AlzE:2 4:1 Â®prnoN 6 AÂ·I 66 5â‚¬ . f-ri Ch R PROPOSED SITE P L,A N 37 07 N 06;' -11-0. 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GLENN H RAPPAPORT ARCHITECT 06 1% A / POST OFFICE BOX 276 = if ASPEN COLORADO 81612 T 970 927 0635 AIA F 970 927 0654 Historic Preservation Committee Aspen / Pitkin Community Development Department 130 S. Galena Aspen, CO 81611 RE: Henry Residence Addition (Former Wyckoff Residence) 525 West Hallam Aspen, CO 81611 Dear Committee Members; The residence at 525 W Hallam received a number of variances from the H.P.C. in 1995. We believe that these variances resulted in a project that reflects the character of Aspen, the goals of the H.P.C. and its willingness to act on these goals. It is in this spirit that we are asking for one additional variance. A variance for a master closet of 66 sq.ff. This closet is proposed on the North (Hallam Street) elevation. Although hidden at this time by large coniferous and Aspen trees, we are attempting to blend the addition in with the existing architecture. The owner wishes to reflect" the shape of the roof at the existing bedroom addition in a smaller sale over the new single story closet addition. No changes in materials are proposed from what exists on the house at present. The window which exists presently at the closet location will be moved to the exterior wall of the new addition. In addition to the master closet, we are proposing to: 1. Repair and reconstruct the two existing brick chimneys and bring them into code compliance. 2. Repair / replace the rim joist along the base of the West elevation and repair / replace the existing wood lap siding with a matching material. 3. Add drain tile and gutters along the West elevation. 4. Repair / replace the shed roof of the rear yard shed with non galvanized corrugated metal, 5. Repair / replace the existing mechanical system. The proposed closet addition will bring the total site floor area to 3,028.62 sq.ft. The total allowable floor area is 3,450. sq.ft. Thank you for your consideration. Glenn H. Rappaport Architect 0lb I-'lad .. --111r- 92-30-1997 18: 5%*41 FROM PAC1F1 CSHEETMEIHLINC 10 92'20654 P.01 *=4 PACIFJC SHEET METAL INC. Joe W,0 Al 0 FO BOX 70 i 10~ Â©Rig*;1*~~ 81623 6.EET NO - Of FAX (970} 9*5434 CALCULATED 0Â¥ O.Te -1-1 041 PHâ€ž (9709 963-6563 CHECKED DY CATF FAX [970) 963-8664 SC,IR 1 . i ..'SM(Wlâ€¢-- * QÂ©u.,c ~ 1-'.A 4441 0-vieus)Â°2 i j ,..% 1 + $ r i - 1 . 1R - ,1,4 1 /12' r - '4.- 4 1 ; 1 - a 644A-,0 4 f 1\ 7 - 1 ! ft- 1 4. 1 n' iLa i 1 1- . 1 % rid,~_ , T . 1 9 1 ASPEN HISTOI~ PRESERVATION COMMI~ON JULY 9.1997 Meeting was called to order by chair-person Suzannah Reid with Mark Onorofski, Roger Moyer, Susan Dodington, Jeffrey Halferty and Mary Hirsch present. Excused were Melanie Roschko and Gilbert Sanchez. Les Holst, public, commented on the 303 E. Main project and wanted to reinforce that when the house is placed back on the site, it comes back in the same location. He would not have approved the temporary off-site relocation. He also has concerns that the applicant will come back and ask that the house be moved on the original site. He also stated that he would not have approved the east side of the Isis to be removed. 525 W. HALLAM - MINOR DEVELOPMENT David Hoefer, Assistant City Attorney, stated that Staff recommends approval o f the addition including a new roof for the shed as stated in the memo dated July 9, 1997. Glenn Rappaport, architect, indicated that the issue with the chimney might be a required code height and possibly a cap will be needed. The chimneys need lined due to the risk of fire. Glenn stated that one wall needs repaired and they will save the siding. The roof on the shed will match the asphalt shingles. MOTION: Roger moved to approve the addition at 525 W. Hallam as proposed including the new rooffor the shed with the followingfour conditions: 1) A sample of roof materials must be provided for review by Sta# and monitor. 2) The architects must provide specifications for the chimney repair and to include a metal cap. 3) That the existing historic siding be saved; motion second by Mary. All in favor, motion carried 6-0. Yes votes: Roger, Suzannah, Mark, Mary, Susan and Jeffrey. Susan is the monitor. 1 yoarr- --./