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Home My WebLink AboutLand Use Case.HP.525 W Hallam St.HPC31-956 Â© H P Â·-6 o 4. . .. CASELOAD SUMMARY SHEET City of Aspen Historic Preservation Committee DATE RECEIVED: 11/27/95 CASE NUMBER: HPC31-95 DATE COMPLETE: PARCEL ID#: 2735-124-32-002 PROJECT NAME: FINAL DEVELOPMENT REVIEW Project Address: 525 W. HALLAM APPLICANT: JULIE WYCKOFF Applicant Address: 525 W. HALLAM ST REPRESENTATIVE: BLACK SHACK ARCHITECTS 920-1134 Representative Address/Phone: BOX 276 ASPEN, CO 81612 TYPE OF APPLICATION: 1 STEP: 2 STEP: 3 STEP: HPO Insubstantial Amendment or Exemption: HPC Meeting Dates: P&Z Meeting Date: CC Meeting Dates: 1st 2nd REFERRALS: Planning Building Zoning City Engineer Parks Dept. City Attorney DATE REFERRED: INITIALS: DUE: FINAL ROUTING: DATE ROUTED: INITIAL: City Atty City Clerks Office Other: FILE STATUS AND LOCATION: COMMENTS: j .C MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 525 W. Hallam Street- Final development review DATE: August 23, 1995 SUMMARY: HPC granted conceptual approval, landmark designation, relocation of a historic structure, partial demolition of an existing non-historic structure, and waiver of some residential design standards on July 12, 1995, with conditions. The applicant attended a worksession on July 26, 1995. The conditions of conceptual approval were: 1. Provide more information about any proposed restoration/repair work for final review. 2. Limit decorative detailing on the new porch and present that at final. 3. The height of the garage is to be lowered to the 16' maximum (to the midpoint.) 4. Provide a report from a structural engineer for final review stating that the shed can be moved. The applicant must post a bond for the relocation, the amount of which must be set by HPC at final. 5. HPC shall grant the following variances: combined sideyard setback variance of 11.5' west sideyard variance of 2' height variance to allow 16' to the midpoint of an accessory structure under the cottage infill program 4' rear yard setback variance for the deck on the garage 5' rear yard setback variance for the shed 6. HPC shall waive the residential design standard dealing with primary mass. The architect shall revise 1 .. the design to meet the volume calculation. 7. A restudy of the east end addition is to occur at a worksession. APPLICANT: Julie Wyckoff. Black Shack Studios is the architect. LOCATION: 525 W. Hallam Street, Lots C,D, and the west 1/2 of Lot E, Block 29, City and Townsite of Aspen. Final development review PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H, " Historic Overlay District must meet all four Development Review Standards found in Section 7-601 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 5%, 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 5-510(B)(2). Response: The applicant proposes to build an addition on the east of the structure, to widen the front porch, to add a second story a.d.u. to the existing non-historic garage and to relocate the historic outbuilding to the east. Some restoration work is proposed, although the applicant does not wish to restore the original roof form. In a worksession on July 26, the applicant presented a new alternative for the design of the addition which was unanimously supported. This addition was found to be compatible with the mass, scale, and design of the historic house and met condition #7 from the conceptual approval. The front porch alteration was also changed from the 2 .. first submission. The footprint of the proposed front porch now seems to match that of the original porch. Detailing is not overly ornate. Staff would prefer to see the cresting on the ridge of the porch and new addition be removed since they suggest that these elements are historic. The applicant has reworked the design for the unit above the garage, in an attempt to protect the views from the neighbor to the west' s property, and the garage now meets the height limit. The existing asbestos siding is to be removed and clapboards (if found underneath) will be repaired and replaced as necessary. The project does not preclude the restoration of the original roof form at some point in the future, however, as staff mentioned at conceptual review, the hipped roof form may be considered historic in its own right since it's seems to have been added in the 1930's. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The overall scale of the new construction is in keeping with the neighborhood and creates an interesting site plan. 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 project meets the owner's needs with minimal changes to the historic structures. 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: Only limited demolition is proposed, and the project involves substantial restoration effort, through removal of the existing asbestos siding and restoration of clapboards. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Development application as submitted. 2) Approve the Development application with conditions to 3 .. be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny Development approval finding that the application does not meet the Development Review Standards. Recommendation: On July 12, 1995, HPC approved Landmark Designation, on-site relocation, partial demolition, and waiver of the residential design standard dealing with primary mass. Staff recommends that HPC grant final approval with the following conditions: 1) The applicant must provide a letter from a structural engineer confirming that the shed can be moved and describing how it should be braced. 2) The applicant must provide information about how and where the shed will be temporarily stored before being placed on the new foundation. 3) The applicant must post a bond to guarantee the safe relocation of the structure. Staff recommends that the bond be in the amount of $3,000 or the cost of moving the shed, whichever is more. The applicant wishes to begin the relocation work immediately, although the landmark designation process is not complete. This will be permitted, however, since the shed requires setback variances which are conditioned on securing landmark designation, if the landmarking is not completed successfully, the City will use the bond money to move the shed back to it's original location. 4) Work with staff and monitor on restoration of any existing historic materials, including clapboards if they are present. 5) Remove the cresting on the porch and new addition ridgelines. 6) Assign an HPC member to be the project monitor along with staff. 4 Amlamlam 1 ~AND USE APPI/al:ICN FORM .. 1) Project Nal=a 40)4414_DEP RESI DEKY r - ( 1-tor<ACE_ 9.E U EaR)/i l--+LANEi~ 2) Project location â‚¬ 2-Cr u ). 1+ALLALM SE Unlicate street: a~kiress, lot & block number, legal descciption where aFprcuriate) 3) Present Zoning [2- - a ~t 4) Iot Size -7 StD O el- 5) ApplicarÂ£'s Name, Address & mione # j-0 LA E Wt 4 6- COFF ~ 51553 lue=:r- ~ALL,44 <WE., ASreA) ZLE) LO . 81611 9 152 40 16 6) Representative's Name, Address & Ehone # IbLACK SHACK- AECBTTTEE::, ~l-PAJAN Tr-Al'FAFCD~T-3 -&=PK 7 -76 AM>ENr 923 1134 7) Type of Application (please check all that apply): Conditional Use C.noeptual SPA Conceptnal Historic Dev. Special Revier Final SPA ~ Final Historic Dev. 8040 Greenline Conceptual RJD Minor Historic Dev. Stream Margin Final POD - Historic Demolition nxmtain View Plane Subdivisian I{istoric Designatian Corrkniniumization Text/Map Amendment QI)S Allotment Int Spli~Iot Line - (24@S E~ption Adjustnfit 8) Description of Existing Uses (number and type of eodsting structures; approorimate sq. ft.; râ€¢nnber of bedroas; any previous approvals granted tb the property). 9 HEE> (/31 37- IMILP f k)(%) -z_4 1 m er- 6>EFIXLLS g? -SHED 670781 ) f LA' A.)0 -1'1 3 13 Fl-- ( -Ir.F_Loc#erf~ MAIA) Ely-Â£57[ Alc~ t-M)05Â£_ 16,2-4 C REN AIM-b 9) Description of Development Application LIATIAqF u ) ~ STUDIO A,MDUE (rÂ·r Fal= 400 â€¢FO *"D=_31 Z.nvo~ MASTER 13% Et>rEDD M widit O >r Put- = 384PFA (ZMP F-Ut-2-'LS*UE h)ELA) EATTIR VOTIC-8- 10) Have you attached the following? Response to Attachment 2, Mininllm Submission Contents Response to Attachment 3, Specific Submission Corrtents Response to Attachment 4, Review Standards for Your Application .: SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of *aLfully_labeled drawings must be submitted in a format no larger than 11"x17", OR one dozen sets of blueprints may be submitted in lieu of the 11 x17" format. APPLICANT: .3-OUE A) f CKOFF ADDRESS: 9 24& Ix). H AlutM <3: ZONE DISTRICT: -T?- 6 LOT SIZE (SQUARE FEET): 1520 9 Pr EXISTING FAR: -C-1 16 O Pl- ALLOWABLE FAR: 3 LED G Fr PROPOSED FAR: |61-4 + 2.9 1 + 6348 + 49 7-= 1.9 6 Fr EXISTING NET LEASABLE (commercial): PROPOSED NET LEASABLE (commercial): EXISTING % OF SITE COVERAGE: 1-867. PROPOSED % OF SITE COVERAGE: ->D '76 EXISTING % OF OPEN SPACE (Commercial): PROPOSED % OF OPEN SPACE (Commer.): EXISTING MAXIMUM HEIGHT: Princioal BlÂ®.: 1 1-22 / Accessotv Bldo: t 16' PROPOSED MAXIMUM HEIGHT: Ptincioal Bldo.: i 21 ' / Accessory Bldg: ZI .â‚¬ ~ PROPOSED % OF DEMOLITION: 1 ~ 3~1 - N EL,0131 Dul-.[50! LID) Aje~ EXISTING NUMBER OF BEDROOMS: L PROPOSED NUMBER OF BEDROOMS: 4 + 6-r-OprD Ago 4 AT*fE EXISTING ON-SITE PARKING SPACES: O - ON-SITE PARKING SPACES REQUIRED: A SEIBACKS: SEE ENCL LETTER EXISTING: ALLOWABLE: PROPOSED: Front: Front: Front: Rear: Reac Rean Side: Side: Side: Combined Front/Rear: Combined Frt/Rr: Combined Front/Rear: EXISTING NONCONFORMITIEW ENCROACHMENTS: VARIATIONS REQUESTED (elioible for Landmarks Only: character comoatibilitv findina must be made bv HPC): FAR: Minimum Distance Between Buildings: SETBACKS: Front: Parking Spaces: Rear: Open Space (Commercial): Side: Height (Cottage Infill Only): Combined FrtiRr: Site Coverage (Cottage Infill Only): .. 06 ~A~BLACK 19 95 SHACK STUDIO Historical Preservation Committee Aspen/Pitkin Community Development Department 130 South Galena Aspen CO 81611 Re: Landmark Designation for Wyckoff residence and conceptual review for Lots C, D and the west half of Lot E, block 29. Original Aspen Townsite, 525 East Hallam Aspen CO 81611 Dear Committee Members, The residence at 525 East Hallam is a typical Hip Roof style miners cottage with a square floor plan and an appplied front porch. It seems as though this structure was originally a duplex with a small central entry hall. The owner wishes to propose a number of minor changes which are intended to respect the original structure while preserving private outdoor space on the parcel. Presently, this site has a single family residence of 1,624 sq. ft. with two bedrooms and one bathroom, a detached garage of 250 sq. ft., and a tool shed of 243 sq. ft. We are requesting: 1. an east side and setback variance for a two bedroom addition of 432 sq. ft. + a porch of 216 sq. ft. TOTAL = 648 sq. ft. This addition will respect a 5 ft. setback from the east side property line. The existing setback on the west side is 3.3 ft. This lot has a total size of 7,500 sq. ft. This implies a total combined side yard setback of 22.5 ft. with a minimum of 5 ft. per side required. Thus, we are asking for a variance of 14.2 ft. 2. a rear yard setback variance for: a) a 40 sq. ft. garage and ADU expansion. b) the relocation of the 243 sq. ft. shed to a position at the south east corner of the lot respecting the same 5 ft. setback mentioned above while maintaining the 0 ft. rear yard setback already existing. 3. a front yard variance for the enlargement of the existing porch by 24 sq. ft. This variance would be utilized in the east and west direction only and not used to move the front porch closer to Hallam street. 4. a variance from the allowable site coverage of 290 sq. ft. The allowable site coverage is presently 40% of 7,500 sq. ft. or 3,000 sq. ft. - 5% or 375 sq. ft. ALLOWABLE TOTAL = 2,625 sq. ft. We are asking to increase this number by 290 sq. ft. for a total of 2,915 sq. ft.; however, 388 sq. ft. of the footpring total will be in the form of covered porches. We realize that this seems like a lot of variances; however, the net result would be a collection of small scale structures with a combined floor area of 2,915 sq. ft. (not including the 352 sq. ft. for the garage) on a site with an allowable floor area of 3,450 sq. ft. The interest of the client is to add to the existing house with onl one story massing thereby not overshadowing the original residence. BOX 276 ASPEN C O 81612 FAX/TEL 303 920 1134 .. Aft I BLACK SHACK STUDIO We are also trying to preserve as much of a backyard as we can given the constraints of the program. We hope that the board will agree with our efforts. Thank you for,your consideration. Glenn Rappaport, A.I.A BOX 276 ASPEN C O 8161, FAX/TEL 303 92 0 113, FROM : COLE PHONE NO. : +963 1992 Aug. 23 1995 12:41PM P13: 0.------ COLE ASSOCIATES, INE' . Structural Designers A st 21, 1995 Julie Wyckoff 525 W. Hallam Aspen, Colorado 81611 Re: Existing Shed On Above Property Dear Julie: We have reviewed the condition of the existing shed by the alley on your property. It appears the structure can be re-located to the east. With structural modifications during re-location, the building can be improved from its present situation. The addition of temporary lateral bracing during relocation should be adequate to insure the integrity of the structure, Please advise if we can be of further assistance. Thank you, --I.-I.I.- Harry Cole < HC/lf - --- - . 1,1....... ... 03/20/1994 02:21 30392ii.016 JULIE WYCKOFF - PAGE 01 .. Amy Amidon Historic Preservation Committee 130 S. Galena St. Aspen, co 81611 October, 4, 1995 Dear Amy, This letter is in regard to the relocation of the whistoric shed" on the alley behind 525 West Hallam. We shear brace each wall and the center of the structure, then cross brace the inside and jack it up enough to run 2 beams underneath and then lift it higher to enable us to pour the foundation. Depending on the stability of the structure at that point, we will either move it with a crane or use four lacks and a come-a- long. If you need more information please call me 970-925-6016 Thanks again for all your help. Sincerely 11 loA /7J1-ie-'â€žFff V -- -... ~ - ------ - .. â‚¬>/ 0,40+T silf ENGÂ« pt.._ --*I.-)---1.--.-*.---*i-----/*I -.I--.-*-.-*$-i-** / u../L- /0- 0 -34 t ~~ tl~~~~~~~~66 //tky, i Al f i Â« 3- 3/2' 5 f 141 (Sell~ buees S-O 111 1_ 1 L - 10*94 u; Id 40 t'?Lo~c Nx 71 2 - U /2 n' L 6Â£45 3' i M -6--1-4 ---L_ k.,t,4 9--*4 44Â·4- e-LAJA / /6412 U k.uÂ« 2/ 9 I â‚¬ S Fix// tj,(tedl EXB V I â‚¬<-3 9 41- o 1 1 -- ,.- 24 - 39(4 0,Â¥08 1 G./ // bÂ¥â€ž44 -3 - bi 1 ti 1 '1 1 r \,4, t~kcteAS ; M 0,1 mi 2 W-- 1 \ - }11 ML -1 - ~Â«--- keÂ«/ 2 yl/ 1 /*c--6.-6-7\ bo N-. fuks f. " ce,<42# OU--S 0 â‚¬ >h vie<J l Oct, '19 /9950j '. 4 C 1, 7.ky'l. - 3 1&<ELTAS#~~~ .. ASPEN HISTORIC PRESERVATION COMMISSION AUGUST 23, 1995 different than the historic brick but close. Donnelley: I agree with Sven that in addition to just a material study of the tower that it may be wise to incorporate the material of the tower or all new additions into one kind of fabric for all of the additions to the building. Sven: I want this as part of the checkoff list. Les and Sven didn't vote. VOTE ON MOTION: All in favor of motion and amended motion. Passes 6 to 1. Jake opposed. 525 W. HALLAM - WYCKOFF - FINAL Amy: I am recommending final approval with the recommendations that they get a letter from the structural engineer stating that the shed can be moved. This appears to be feasible. We need to know how and where the shed will be temporarily stored. The applicant needs to post a bond and I am recommending $3,000. or whatever the cost is to move the shed. They want to make this work and get moving. They also do not have their landmark approval yet and the condition would be that if they do not get landmark that the city would use that money to put the shed back. Work with staff and monitor on restoration of historic materials, remove the cresting on the porch of the new addition and finally assign an HPC member to be a monitor. Glenn Rappaport, architect: We lowered the garage into the ground a foot to deal with the height problem. We took Jake's comment about dropping the roof at the point of the new addition on the north L so it would be a better differentiation. The little metal detail on the roof we don't have a problem with that. The reason we put that there is that we believe there will be a snow problem with the way the snow comes off the main roof. We thought that it would end up breaking the snow and go over the side instead of over the front. The intent would be to make something a little more abstract and we would like to work that out with the monitor as we do think there might be a problem. We have the letter from Mr. Cole the engineer regarding the shed. Regarding the shed there is an overlap of about 1 1/2 feet from the old position and the new position. We would like to dig under there and form the foundation and slide the building over onto the new foundation. That assures us that if we don't get landmark designation we haven't moved the building. Julie would like to discuss the bond amount. CLARIFICATIONS: 14 .. ASPEN HISTORIC PRESERVATION COMMISSION AUGUST 23, 1995 Roger: The picture that you passed around on the porch roof wouldn't that be a more appropriate roof to attach to the existing changed roof from the original historic building. Glenn: We need to address the snow issue and we really didn't like that roof. Glenn: Since this was submitted we made one change to the south L and instead of recessing the porch we just made it project and it projects five feet. The elevation is essentially the same. Donnelley: It is not visible from the historic resource. Amy: The bond is a basic requirement anytime that you pick something historic up we ask for a bond so that the shed lands in the next location the same way it originally was. I suggested $3,000 but it might not need to be that much. Donnelley: The structure is 10 by 24. Julie: It will cost $1,200. without the foundation to move it. Amy: The bond is the cost to rebuild the shed. Julie: I am going to have to build a structure inside the shed and then move it. It is going to cost me a lot of money to build this structure and what I am asking is can you have me have less money in an account that isn't doing me any good when I am spending a lot of money for me to move this. Donnelley: You don' t pay them till after it is moved so that money can be put into the bond account for the city as you aren't paying until after it is moved. Julie: As soon as it is moved I can get the bond money back. Amy: It can happen as soon as it is done. Julie: Can it be less than $3,000. Donnelley: It is a small structure and can be $2,000. Glenn: Right now we have the existing metal roof that is questionable as far as leakage etc. We would like to have the option of either keeping the existing metal roof or if she gets going substitute it with asphalt shingles for the roofing material. Donnelley: Make the new and the old roof the same material. Julie: Absolutely. 15 .. ASPEN HISTORIC PRESERVATION COMMISSION AUGUST 23, 1995 Glenn: We might also differentiate the old from the new with a different color. Julie: The old metal has a character to it that I would like to keep but it is leaking badly. I am not sure until I get up in there and see what is exactly going on. I do not feel a new metal roof would duplicate the character. I am asking if I can have a single roof instead. Amy: On the city shop they had a metal roof and they built a new metal roof and they just laid the old stuff over it. Julie: Then the addition would be approved with asphalt shingles. Glenn: If we get inside the old house and find out we want to go with singles we might come back with a stronger argument and samples. Donnelley: That could be staff and monitor. Jake: How old is the roof. Glenn: Thirties or forties. Chairman Donnelley Erdman entertained a motion. MOTION: Roger moved that HPC grant final approval to 525 W. Hallam with the following conditions: 1) The applicant post a bond for $2,000. 2) Work with staff and monitor and restoration of any historic materials. 3) Modify the cresting on the porch addition and that will be worked out with staff and monitor. Motion second by Martha. All in favor, motion carries. Martha is the monitor. 426 E. MAIN - GALENA PLAZA - FINAL Bill Poss, architect: This is the annex next to the Central Bank. The only changes we have made is lower the roof on the back to hide mechanical equipment. In conceptual we didn't know what our structure would be. Richard Decampo, associate with Poss & Associates: The area of equipment on the roof will have a parapet and I do have a roof plan. The equipment will be kept away from the Main Street side. 16 1,1 - ON . E *1â€¢'r/41 4Er*K, 4\ -00 / ----- h 41 -01~ Ck. 4'-0 " 6 4~- tt~ 1 , S i. 1 Iip, AL. 12 Â·1 Al.OU $ t4"- ip< 1 1 + -- 1#{49 Â· ~ M 1 1 *Er- 1 F pgo,or#P *ARMâ‚¬ 0,961 : 5Er- ' ! 1,4 1 MACK i i NIE'921[lillit 3-Ef34_504~-- 1 !" 13. 1 11 i 11' 11 ' i 1 - -I---I ---7 1 1/ - , 21 4 Â¥ -----------.------ 1 L , 1 . 1 , 11 L ~' Â·.illill }lii'!I'li 1 PECK 1, 1: ~ It.4 !; 1 !11-lilli:Iii K ! 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