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Home My WebLink AboutLand Use Case.HP.400 W Smuggler St.HPC016-99 ,~ !~ .PARce~ID:12730'124':2C~4 ,".'OATERCVD:!5"4 ;? CAS:E NAME:JI.:'C \~.i SIIIIJ;;gIC', r..'in:~' I-!PC PROJ ~D~R:'J4:CO W ~:... ..g;:; cr, .. # CClPIES:P--' CASE NDjHPC:;1;;,S9 ,F!LNR:I""''- 8::1"'" STEPS4' CASE TYP:)t'p:;r,li:1:' :OWllii !pp: I..crv a::d Sora D:::;; ADR 40C \'1 S'" ..g) or RE~ ir'~I:;!ht Cc"st"lJctIO,'" S~e..~ \"./ .AD"A: S2G lc'~II'.:J:lI.~OP C/~/Z: :\spcn. CO S'!ii. C/~'Z: Cari:'cn::ai.:,. CO ~1d hp-:~ F:EES RC:VD:I' 25 'PHN: S2(: ~.l."':'G PHN 9-53 !;;51~ STAT: 1 F~'DUE1 : 2;; REf.ERRALSl ' MTG'DATE . , REF:I BVl Er~ lrr-- DUE:l \ I -- PLATIBK,PGl:! DATE OF ~INAL ACTION: , <<ITV C,OU~CIL: pZ: B'OI\: DRAC: , ADMIN:) REMARKSI CL9SEO:j PLAT ~UBMITD: 9V:1 - - PN: 2735-124-12004 Case HPC016-99 400 W. Smuggler Minor HPC 1 -3 4 6-1% 111Â¥ te-Â£Â« w-0 + 1-Y 1 1 9(AN-9 4Â§.Al--aÂ«u-1. 94Â» WQ iÂ».-0 .(1-9.1Â° c'~235 UL A, 0 14.-, gb K 4 P - 5 9 h .. PARCEL ID:~2735-124-12004 DATE RCVD: ~5/14/99 -#-CapiEs~i ~- CASE *ib~Hpco16-99 CASE NAME:~400 W. Smuggler Minor HPC PLIR:~AmVEuthriel PROJ ADDR:~400 W. Smuggler CASE TYP]HPC Minor STEPS:~ 1 OWN/APP: Larry and Sara Dodg ADR1400 W. Smuggler C/S/Z: IAspen, CO 81611 PHN:1920-5470 REP:~ Insight Construction/Steve W ADR:~820 Latigo Loop ' C/S/Z:~Carbondale, CO 816 PHN~963-8514 FEES DUE]125 (hpc) FEES RCVDi125 STAT: F- REFERRALS~ REF1 ' BY| ' DUE:| MTG DATE REV BODY PH NOTICED /1 DATE OF FINAL ACTION:| 1 CITY COUNCIL: REMARKS| PZ: BOA: CLOSED: | BY:~ DRAC: PLAT SUBMITD: | PLAT (BK,PG):| ADMIN: 141~ 142 4 e.1 49!444 it % 1. 1 248}.1 al I.-,frt - I.4,0 ..Â·~e 1,7, ;Â·g >47 , fec. Â·~ ' /02.3 4 f A 'A I. 1 - ~P=-/14 9/~Al,/A//Â£0,42% A//m//E/V/Â£4'Ji/Qifil')PÂ£.Tr, -' Â·)120 3,0 .6 - - . 0 4 .t - T.Exemimul"/ Al:WE#Jr, .-6 --- .- 42 0 I'Â£06"<*0*40,Q:18,#EW, 54195~Â£4:5;53â€ž"" "4 74 4-v-/A 4,2.~ 121 5 4-97 L &#/0.0.- ..4.2 . I /7.- L. ~ 1 4 /t i 444tl 9...Ill//Ill/"bl-- i.dy-754*WWK'.':23<14 3.+I ~6%4261*'69' .t' # u - 9. 1 '* . kity ~4*[6 Â· 1,~ ' - , . E--St - 29..<*,VI'll- U . |0~ *' FLA *W./.66,23â€ž'2-*..M- .1 N 'A. 1 1Â£01-' A.U.W............ -1 ~- . ... 1 1,-4.1... 4 r I 3*1Am- 1 ~ 3 1 ..1. .. -7 3.1- 1, L 1 4 Â·a, 1 ,~ , te.Z -4 224.4 4- '1 . 1,4 : '4 It ] i 'r, - 1 -r -1'~-:'./.'-g \ 4 S f .4 5 M ':,f .... 1 , 1:.- BE- 1-mm-mm~=--,- . lillillillillillillilillillt " R-/74#. - I 'lll'illmilll el , 6 0 Il I i ,/ D. f#" l -.Immill)'IN'11.11111.11111. i ./ .. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning Director_,>40 FROM: Amy Guthrie, Historic Preservation Officer RE: 400 W. Smuggler- minor review DATE: July 14,1999 SUMMARY: The applicant requests HPC approval to add dormers to a historic outbuilding. The subject property is a designated historic landmark. HPC reviewed the proposal on May 26, 1999 and required additional information about the proposed design. APPLICANT: Larry and Sara Dodge, represented by Steve Weaver, Insight Construction. LOCATION: 400 W. Smuggler, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: The applicant requests HPC approval to add dormers on a historic outbuilding. The outbuilding currently has a non-original shed dormer on the south side. The applicant would like to modify the shed dormer so that it Eltitio l~-6 . .. terminates into a gable dormer on the south roof slope, and to add two new gable dormers on the north side. The attached page from design guidelines created by Winter and Company, which are very similar to those currently being written for Aspen, discusses appropriate dormer additions on historic structures. The guidelines suggest that a gable dormer is most appropriate on a gable roofed building of this type, but emphasize that the dormer is to be a subordinate element. It should be located below the roof ridge, which is not the case with the proposed dormers. Staff also finds that the dormers as shown on the north elevation are wider than might be appropriate for the structure and that this condition is particularly exaggerated by the three easement windows. The design must be modified so that the gable dormers sit below the roofline. To accomplish this it is likely that the shed dormer on the south would need to be removed and that there should be two new gable dormers on each side. The dormers should all be the size shown on the south elevation in the proposal. The dormers should have clapboard siding that matches the existing siding on the outbuilding. In terms of windows, the dormers should have casements which match the size and proportion of the ones that have already been installed although this would not have been the preferred window style. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The neighborhood has numerous historic outbuildings which have been adapted to residential use. The proposed development allows the historic outbuilding to be useful livable space by adding head height and additional light. 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 the buildings. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: The proposed development will not affect the architectural character or integrity of the historic structures if designed as discussed under review standard 1. . 0 ALTERNATIVES: The HPC may consider any o f 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 pennit. 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 400 W. Smuggler with the following conditions: 1. The design shall be modified to show two new dormers gable dormers on each side of the roof. The dormers shall be the same size as the gable portion of the dormer proposed on the south side. 2. The new dormers shall be set below the ridgeline of the existing structure. 3. The dormers shall have clapboard siding that matches the existing siding on the outbuilding. 4. The dormers shall have easement windows which match the size and proportion of the ones that have already been installed. 5. All representations made by the applicant or applicant' s representative in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. 6. Any amendments to the approved drawings must be provided to staff and monitor for review and approval prior to undertaking the work. 7. Retain all existing materials on the exterior of the historic buildings, other than those herein approved for restoration or replacement. 8. No other exterior changes, beyond what is approved herein, may be undertaken without further review. 9. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood. Exhibits: Resolution No. , Series of 1999 A. Staff memo dated July 14,1999. B. Application. C. Minutes of May 26, 1999. D. Relevant design guidelines for dormers. .. SOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION AP ROVING AN APPLICATION FOR MINOR DEVELOPMENT LOCATED AT 400 W. SMUGGLER STREET, ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WHEREA , the applicants, Larry and Sara Dodge, represented by Insight Construction, have request minor development approval for the property located at 400 W. Smuggler Street, Fractio 1 Lots R and S, Block 33, City and Townsite of Aspen and Fractional Lots 18 and 19, lock 33, Hallam's Addition tothe City and Townsite of Aspen. The property is a desig ated historic landmark; and WHEREAS, all dev lopment in an "H," Historic Overlay District or development involving a historic 1 mark must meet all four Development Review Standards of Section 26.72.010(D) of e Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The propose evelopment is compatible in general design, massing and volume, scale d 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 verlay District or is adjacent to an Historic Landmark. 2. Standard: The proposed developme reflects and is consistent with the character of the neighborhood ofthe par el proposed for development. 3. Standard: The proposed development enh ces or does not detract from the historic significance of designated historic tructures located on the parcel proposed for development or on adjacent cels. 4. Standard: The proposed development enhances or oes not diminish from the architectural character or integrity of a designated storic structure or part thereof; and WHEREAS, Amy Guthrie, in her staff report dated July 14, 199 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 July 14, 1999, the Histo~c Preservation Commission considered the application, found the application to meet th ~standards, and approved the application with conditions by a vote of _ to _. NOW, THEREFORE, BE IT RESOLVED: 0 14 , 0 r t DEVELOPMENT ORDER ofthe City of Aspen Community Development Department This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights", of the City ofAspen Municipal Code. This Order shall expire on the day after the third anniversary of the effective date of the Order, unless a building permit is approved pursuant to Section 26.304.075, or unless an exemption from expiration, extension or reinstatement is granted or a revocation is issued by the City Council pursuant to Section 26.308.010. This Development Order is associated with the property noted below for the site specific development plan as described below. Larry and Sara Dodge, 400 W. Smuggler. Aspen. CO 81611 Property Owner's Name, Mailing Address and telephone number 400 W. Smuggler, Aspen, CO 81611 Legal Description and Street Address of Subject Property Minor HPC Written Description of the S ite Specific Plan and/or Attachment Describing Plan HPC Resolution 37-99 and 53-99, July 14, 1999..and November 17,1999 Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) December 3, 1999 Effective Date of Development Order (Same as date of publication of notice ofapproval.) December 4,2002 Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal Code.) Issued this 3rd day of December, 1999, by the City of Aspen Community Developpfnt Director. , lk,A- 6â€ž- 6-~-b Julie An!0Toods, Community Development Director G.Planning.Aspen.forms.DevOrder .. PUBLIC NOTICE Of DEVELOPMENT APPROVAL Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 400 West Smuggler of the City and Townsite of Aspen, by Resolutions No. 37 and 53, Series of 1999 of the Aspen Historic Preservation Commission. For further information contact Julie Ann Woods, at the Aspen/Pitkin Community Development Dept., 130 S. Galena St, Aspen, Colorado (970) 920-5090. s/Kathryn S. Koch, City Clerk, City ofAspen Publish in The Aspen Times on December 3, 1999. ASPEN HISTORTt PRESERVATION COMMISSION MINUTES OF. MAY 26. 1999 different stores with awnings. She appreciates the character and historic nature of the town. Pictures were presented that indicated a lot o f predominance of the white and navy in the signage of the different stores. She would like to keep what she has as it has already been paid for. She stated her awning has been blue and white for six years. Several awning are the blue with a brown or gold. Patricia stated that it is difficult because both Chanel and Polo have signature colors. MOTION: Roger moved to allow the tenant at Peaches en Regal to keep their navy and white awning which she has had for the last six years; second by Heidi. All in favor, motion carried. 400 W. SMUGGLER - MINOR DEVELOPMENT Lisa and Maureen were seated. Sworn in was Steve Weaver. Amy informed the Board that the application is to add dormers to an historic outbuilding on the site. The property is an historic landmark. The owners have presented a couple options. On the south side of the cottage there is a shed dormer. They could match that shed dormer or they could do gable dormers on the back and change the shed to a gable dormer. Staff is recommending that the shed dormer be added because it has a lower profile and there is no reason to tear off an existing structure. Staff has listed conditions as to how the siding should be applied, what the windows should look like; they should be easement windows, and also noting that the decorative trim work should not be added. Steve stated that the decorative trim has been removed. 10 ~ Standards for Roofs ROOFS, continued... Roofs on Additions Roof top, side or rear additions The roof form of an addition should be compatible with the roof form of the primary structure, in terms of its pitch and orientation. In planning a Gable root roof top addition, one should avoid altering the angle of the roof and instead should maintain the perceived historic roof line, as seen from the La~ street. Dormers Hip roof: Historically a dormer was sometimes added to create more head room in attic spaces: it typically had a vertical emphasis and was usually placed tki as a single or in a pair on a roof. A dormer did not dominate a roof form, as it was subordinate in scale to the primary roof. Thus, a new dormer should always read as a subordinate element to the primary roof plane. A L new dormer should never be so large that the original roof line is obscured. It should also be set back from the roof edge and located below the roof ridge in most cases. In addition, the style of the new dormer should be in Place a new dormer such that the roof line keeping with the style of the house. is preserved, as in the sketches above. 1 l Gabled dormer i Appropriate for: Most architectural styles I . 4 L .. 3 -1 Hip dormer Shed dormer Appropriate for: Appropriate for: Most architectural styles Bungalows Design Standards for Salt Lake City Page 101 Lutt- b Â·7'41'4â‚¬F *rijhâ€¢â€¢-nl *0'.tÂ¢'i,er*>0:4*2*:-! ASPEN HISTOR~ PRESERVATION COMMISSION MINUTES OF. MAY 26. 1999 Amy stated that a drawing needs submitted regarding the shed dormer before a building permit can be issued. Steve stated that recently the owners decided that they would rather do four dormers, two on each side on opposite sides of the building. There is an existing stairway and the space is unusable due to the roof line that goes to the floor. Amy stated that Christie's parents owned this house and possibly she could shed some light on the project. Roger clarified that the existing owners would like to take off the existing shed dormer and put on four more traditional type gable dormers. Steve stated that they would not be obtrusive and would be the same height o f the one existing. The owners are Into the historical quality o f the house and they want to do what the HPC recommends. The decision to alter the plans is due to space constraints and they want to put a bed in that area. Suzannah asked about the proposed triangle window. Amy said if the gable is proposed she is recommending removal of the triangle window as it is an architectural complication of the building. Christie relayed that her parents owned the house for thirty years and she lived there for a long time. The reason the house was sold in 1987 is because the HPC would not allow her to put a dormer on the house. Her parents rebuilt the house and the shed dormer was there since early 60's. She feels the gable dormers do not go with the house but she is not opposed to the a shed dormer on the alley. The board was amenable to some kind of dormer on the house, preferably a shed dormer. The board also felt that drawings should be presented to the entire board as the house is a landmark. A statement was made having four dormers might be overpowering on the little building. MOTION: Heidi moved to continue 400 W. Smuggler until July 14; second by Roger. All in favor, motion carried. 11 Gabllo \-~- O 0 . That minor development for 400 W. Smuggler Street, Fractional Lots R d S, Block 33, City and Townsite of Aspen and Fractional Lots 18 and 19, Block 33, allam's Addition to the City and Townsite of Aspen be approved with the following c ditions: 1. The design shall be modified to show two new dormers gab e dormers on each side of the roof. The dormers shall be the same size as the able portion of the dormer proposed on the south side. 2. The new dormers shall be set below the ridgeline of e existing structure. 3. The dormers shall have clapboard siding that tches the existing siding on the outbuilding. 4. The dormers shall have easement windows w ich match the size and proportion of the ones that have already been installed. 5. All representations made by the applic t or applicant's representative in the application and during public meetings ith the Historic Preservation commission shall be adhered to and considered con 'tions of approval, unless otherwise amended by other conditions. 6. Any amendments to the approved dr ings must be provided to staff and monitor for review and approval prior to undert ng the work. 7. Retain all existing materials on th exterior of the historic buildings, other than those herein approved for restoration o replacement. 8. No other exterior changes, be ond what is approved herein, may be undertaken without further review. 9. The contractor must submit a letter addressed to HPC staff as part of the building permit application indica ng that all conditions of approval are known and understood. APPROVED BY THE C MMISSION at its regular meeting on the 14th day of July, 1999. Approved as to For . David Hoefer, A~Aistant City Attorney HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTE?*: Kathy Strickland, Chief Deputy Clerk CERTIFICATE OF OWNERSHIP- Pitkin County Title, Inc., a duly licensed Title Insurance Agent in the State of Colorado hereby certifies that LARRY D. DODGE AND SARA P. DODGE are the owner's in fee simple of the following described property: FRACTIONAL LOTS R AND S, BLOCK 33, CITY AND TOWNSITE OF ASPEN FRACTIONAL LOTS 18 AND 19, BLOCK 33, HALLAM'S ADDITION TO THE CITY AND TOWNSITE OF ASPEN PURPORTED ADDRESS: 400 W. SMUGGLER, ASPEN, CO. 81611 ENCUMBRANCES: DEED OF TRUST FROM : LARRY D. DODGE AND SARA P. DODGE TO THE PUBLIC TRUSTEE OF THE COUNTY OF PITKIN FOR THE USE OF : EMERY FINANCIAL INC. ORIGINAL AMOUNT : $1,099,950.00 DATED : FEBRUARY 10, 1999 RECORDED : FEBRUARY 12, 1999 RECEPTION NO. : 427699 Subject to easements, restrictions and rights of way of record. This certificate is not to be construed to be a guarantee of title and is furnished for informational purposes only. PITKIN COUNTT 7?FLE, INC. BY: lU#Wy*I-~ Authoriz~ E~ignature CERTIFIED TO: 4pril 22, 1999 @ 8:30 A.M. 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SM e iikd-42 1.1-1 1 1\Â§4 1 Ilâ‚¬llÂ®1Â®f-~*>rÂ»-Â° ut- p j UJ@F~Il 45 64 51.1 1 44 1 1 1 1 , r.--1,Â·~ --1.1 iÂ®lial@04*41 N ~7 0, f i 411 1- Â»SL -1 2 1 1 1 14/ , 4 "* 42 "' er 1.lal + 1Â®1 1 - -~- -0 i . # 1 E--C i / 4 C.1 - 5 -...259,Cj , ~ -M.1 r @ @@021 0)846:or- -i 4 i. / U.. --Â·KIR/. - i. . 05/26.99 ..34 FAX 6.Â·~7382974 COP\ c.i'LE OF L.1 0 01 05/26/1999 15:34 3799538514 ..B INSIGHT CONSTRUCTTON PAGE a2 Amper, H]Grtoriral Society hertera I Submi89ion Reulrpments A: tarhmert *11 Line *1 t. 2 La -ry and AIUÂ¥ Dodge 9.C Rox 1961 Ranche Earit# 3 I, :9 9206 419 4%6 4. 4- r:â€ž 920 5470 COncer, : rej Ter,Glel N an H.:st,triea': Home located at 400 W. baluggler. Aspen CO To where, . , ., c unce rr we hereby authr:.-ge Stâ€¢vâ€¢i R 44&Ver Of -â€žSight Coristrurt :On lae 8 2 0 L.4 z Ig '1 19Â·)p Carbond.le. C" B1623 Ph & Fax 970 963 6514 r 6 7-7' 'Â·'*p' 46Â· 23 tn any and al. rlatters concerning the Aspen Hi80:.ca< Soc.aty .8 it relates -O Z 44 remodel ce our home at 400 wÂ®Â®C <,muggler. Adpti. Ce Th a < Ya. 49 r ry L)91Â¥F 1 Â¥,44Â¥ lijdFC D h ..11122) .' 0 3(0 0 MEMORANDUM TO: Aspen Historic Preservation Commission j THRU: Julie Ann Woods, Community Development Direc Joyce Ohlson, Deputy Planning Director V FROM: Amy Guthrie, Historic Preservation Officer RE: 400 W. Smuggler- minor review DATE: May 26, 1999 SUMMARY: The applicant requests HPC approval to add dormers to a historic outbuilding. The subject property is a designated historic landmark. APPLICANT: Larry and Sara Dodge, represented by Steve Weaver, Insight Construction. LOCATION: 400 W. Smuggler, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: The applicant requests HPC approval to add dormers on the north side of an existing historic outbuilding. The outbuilding currently has a non- original shed dormer on the south side. The applicant is willing to pursue either of the following: (1) add a shed dormer on the north roof slope, or (2) add gable .. roofed dormers on the north slope and change the existing shed dormer on the south to gable dormers. Staff finds that either solution would be acceptable since the historic house already has a non-historic gable dormer and a shed dormer. The shed dormer has a slightly lower profile and is preferable in terms of keeping the form of the outbuilding intact. The dormers should have clapboard siding that matches the existing siding on the outbuilding. In terms of windows, the dormers should have casements which match the size and proportion of the ones that have already been installed. Staff recommends against the triangular window above the casements because it introduces another non-historic window pattern onto the building. The drawings also show decorative bargeboard to be added in the gable end of the carriage house and in another location on the historic house. This detail should not be added because it is not authentic and changes the architectural character of the building. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The neighborhood has numerous historic outbuildings which have been adapted to residential use. The proposed development allows the historic outbuilding to be useful livable space by adding head height and additional light. 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 the buildings. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: The proposed development will not affect the architectural character or integrity of the historic structures if designed as discussed under review standard 1. 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 AND RECOMMENDED MOTION: "I move to approve the minor development application for 400 W. Smuggler with the following conditions: 1. The new dormer shall have a shed roof to match the dormer on the south slope of the outbuilding. The contractor must submit a revised drawing, to scale, for staff and monitor to approve prior to submittal for building permit. 2. The dormer shall have clapboard siding that matches the existing siding on the outbuilding. 3. The dormer shall have easement windows which match the size and proportion of the ones that have already been installed. 4. The decorative bargeboard shown to be added in the gable end of the carriage house and in another location on the historic house are not approved. 5. All representations made by the applicant or applicant's representative in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by; other conditions. 6. Any amendments to the approved drawings must be provided to staff and monitor for review and approval prior to undertaking the work. 7. Retain all existing materials on the exterior of the historic buildings, other than those herein approved for restoration or replacement. 8. No other exterior changes, beyond what is approved herein, may be undertaken without further review. 9. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood. Exhibits: Resolution No. , Series of 1999 A. Staff memo dated May 26,1999. B. Application. .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSIO APPROVING AN APPLICATION FOR MINOR DEVELOPMENT LOCAT AT 400 W. SMUGGLER STREET, ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WHEREAS, the applicants, Larry and Sara Dodge, represented by Ins' t Construction, have requested minor development approval for the property located 400 W. Smuggler Street, Fractional Lots R and S, Block 33, City and Townsite of Aspen and Fractional Lots 18 and 19, Block 33, Hallam's Addition to the City and ownsite of Aspen. The property is a designated historic landmark; and WHEREAS, all development in an "H," Historic O erlay District or development involving a historic landmark must meet all four velopment Review Standards of Section 26.72.010(D) of the Aspen Land Use Code m order for HPC to grant approval, namely: 1. Standard: The proposed development 's compatible in general design, massing and volume, scale and site pl with designated historic structures located on the parcel and with deve pment on adjacent parcels when the subject site is in a "H," Historic O erlay District or is adjacent to an Historic Landmark. 2. Standard: The proposed d elopment reflects and is consistent with the character of the neighborh od of the parcel proposed for development. 3. Standard: The propos d development enhances or does not detract from the historic signific e of designated historic structures located on the parcel proposed for evelopment or on adjacent parcels. 4. Standard: The roposed development enhances or does not diminish from the architectur character or integrity of a designated historic structure or part thereof; d WHEREAS, y Guthrie, in her staff report dated May 26, 1999, performed an analysis of the applicat'on based on the standards, found favorably for the application, and recommended pproval with conditions; and WHEREA , at their regular meeting on May 26, 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 _. 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