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#coa.lu.hp.135 W Hopkins Ave.HPC026-02
- ---d=,--1 135 W. Hopkins Final HPC L.-2735-124- 59-112 HPC026-02 - , . 0*f# 5/an ALIA ~'~/9 g vv»€/Ljot I -il. P A 9)5.*1· €4 9*i·'.ut**f- 11.Zt-/.~ 4, . r.,>f ' · 6' 1 . 1 . ' LEGEND AND NOTES %1262*42*-,}f i·3270.'#11-..,1.. 43. 1,. O FOUND REBAR WITH CAP MARKED AS SHOWN ·*fitj:041;94 i·.2.7.2~ 4/ O UTILITY BOX 1.-%44·frt;A-f:.-I,i.I T -,J1£--'- . p -' 6-~7---iIO -20 Q3 UTILITY POLE 1 FOOT CONTOURS . 6 CONTROL POI NT 1. . . a POSTED ADDRESS : -135' MANHOLE .©*.4419%.124.' 92..7:·.'f.: :- :.. TITLE INFORMATION PROVIDED BY: PITKIN COUNTY TITLE. INC. ' CASE NO . PCTII260I .?'y.-»mf:·14 6.-1,?.7:-'C . .~ ..· ~ I. .... 0 0 FENCE /. DATED: 01/15/98 *18 S -r WATER LINE LOCATED IN HOPKINS AVENUE. 4 b-1 ..awl'. Al I ATWAR ILT,1 ITI PR I MATEO IN ALLEY td&084* 9..~...tf. R...44 1.*76*4··'.-c.0, 1 , .E . v··.··Tr ·2 : '14 : .:3. :3942.# ;...4.·-1. 2 . BOUNDARY LINE CONFLICTS. ENCROACHMENTS, IFICATION Y IN Fl ELD EV I DENCE OR KNOWN TO ME . 4 ~lz-THE, PROPERTY DESCR I BED HEREON WAS 1998 AND IS ACCURATE ~ CE AS SHOWN. AND THAT THERE ARE NO ~ NDERGROUND UT ILITIES WITH NO ABOVEGROUND NTS OF RECORD NOT SUPPLIED TO THE INNURVEY IS VOID UNLESS WET STAMPED EYOR BELOW. 2.-I t . . ' 'W x44 /-.f 1%0074/ TOPOGRAPHIC SURVEY ' WEST TEWNTY-TWO AND ONE-HALF (22 1/2) FEET .OCK NUMBERED SIXTY (60) IN AND TO THE CITY TKIN COUNTY COLORADO. ' 1..·9'R:3*i ·- '14:'...., €16 -'*St. . PREPARED BY ASPEN SURVEY ENGINEERS. INC «*224.5- ftz-,-913% A 210 SOUTH GALENA STREET 99-: 1-tknvim'. P : 6'641#59. ASPEN. COLORADO 81611 ·ici .1 *friA j PHONE/FAX (970) 925-3816 1 :19=2=:f,=%39 :t,1 DATE UPDAVE- JOB ~ 12/98 6/01 28303 :-- 3 -1. *24*2*f-:./ 1. 0~~~ t. ) 01 1 11 1 . ,£ T, ..D W . .. .. . , -24:. - I .. . --- ...41- 4/ 90 1 1 . .. . .. . f. 0 0 . 0 - 1, D. 1 D . ID. . 1. . D .. . 01 1 ... I. . ... 4.,1 : ':,4 4, i -r I D :El= U• i . 0. . 1. . .. .. . ... 0 ID 0 0 ... . 0 0. 1 . . ... - 1 , 4..3 j€*249* jen wood 9, Inc. Street rado 81611 2 -7490 1, 4 1 - 4 . .*J I /10"=1'-0 92 99 DATE ESUED: 8/12/02 JOB: DRAWN BY: GG CHECKED BY: GG REVISIONS FIRST STREET ~PROPOSED SITE PLAIN SCALE: 1/4" = 1'-0 Opulo!03 Modsv r. t·, r 04*•- r + t·, r + t + ... .44 .4 4 ' . 14 00- 0 I ju- j , ,./ .. I. ' V ' f 76 ''..t v . '. 641. V ' 1~2 t;~ iv . i. 6 bi >/ A ~ ¢/ '(jv . 4 ~~ V ' .4 , .4 , . 4 7 h . ./ , 94 lit . ti 4,1 il 4.1 41. 1 L L $ t/ L . 41. ¥ 1 - f. f . 4 '1«4 - / e..2. . 0, 0 4 ,>.1 '- ;- .}IN- . · - , ..3, .14-74. 4' 4 8 + 1, I =11., 0 0 0 4 k . b i. ~ N- ..'. 9 » .-I 0 i 1 0 0 0 .. <t-1 V . . I. t. · . . - ..A . ... 1 r q V I -9 ./ A 4 2 7 r 1. . 9 4 ' .4 'R. L j ..92 0. 1 f + 1, . 7 >17 . - 4 . 7. C wi r - i.1 ...i. H 1· I k, . 0 <,2 3..1.iDC,~ m~ '* f - b - . .r - - . 1, .-,4 1:1,1.. i , -k«= 81 44.-69 - 4. 0 . - D € v - 4 1 . i.i- 4 I J f 4,21 791.·7 411 £ 7 7 '- e : 7 ~.1 ' , 0 - 4. '0: I %0 - . 1. .. L : 74. 1, • 0 • , 0 , ..er 0 .... .0.-1 3.1 41 0 - bit ' 4, I .1 4 1 ..4 4 - 41 V.r .... . . 00 0 . * 1 . 0.- . 0 0 0. . hi· ./ k 0 0 . 72 / 7 2 - . k ,>. I ti j., -- 14 · · ti h ' » e. F:REINLIM':Ami~ 4 l ti t.% 9 . ri d..... 3 -0 -1 -4 . 0 00 ti - - i h.. 41 , lt·~ . . nk r .An I . I. 0 r m t. 4 - 40 k .. Y: . 1,5 .1 € . 1 T* r .rt f .; 40,4 t .... , , i f k ;il , 4,. V , , 4 ./ N Y. . 1.: 4 ~. '.4 , .4 L , L L f .. 0 b f , , I ¢ 0- » . - S .. ./., I . 0000 00 0 41'-#. 42'-40 16'-4~ 8'-6" 8'-6" 8'-118" 12'-81" 12'-8~ 15'-7~" Gretchen Greenwood X / & Associates, Inc. 1 / (-) 520 Walnut Street ~12/12 ~ Aspen, Colorado 81611 970-925-4502 Fax 970-925-7490 70 9 C N) 1 V b 12/12 -A 12/12 C \ 0 0 i // , 9 0 I t 12/12 Ridge -Ill. / 4> 12/12 -3 - Flat Roof Val~ 1. f t 1 2/12 Exist. I I Ridge Flat Rool --A Flat Roo 12/12 - ~12/12 ~ ~ Heated Deck Below lip ~ New Flue's for Chimney/Range / Exist. Ric ge ip 12/12 ~~ ~~ Flot Roof 0 12/12 12/12 3/12 2/12 ~12/12 ~12/12 ~ / / N .. N (00) \ SCALE: 1/4"=1'-0 4'-0" =ZE' , , JOB DATE ISSUED: 8-12-02 DRAWN BY: GG CHECKED BY GG 8'-2~" REVISIONS: I ' , 3'-11 ~" 8,-9" 12'-81" 15'-7~" 25'-4~" 26L#j. 8'-111" 41'-@ ' I 0 0 0 00 00 0 ~ROOF LEVEL PLAN SCALE: 1/40 = 1'-0 Hopkins House West Hopkins ope.Ioloo 'uadgv 0 0 0 0 ® 0 0 0 7...ff 42'-4» 41'-4 , 16'-¢ 8'-6» 8'-6" 8'-11~" 12'-4. 12'-¢ 15'-7~" 3'-11~ 8'-9" , 4'-0" ' ' I / 0 ./ 4 ./ 0 Gretchen Greenwood 9 --1 & Associates, Inc. 520 Walnut Street 1 0 ·- /4 Aspen, Colorado 81611 0 970-925-4502 -lei ~ Fax 970-925-7490 His Closet Her Closet b.1 I 1 .bo 1/4- ~ h -/ , . ,0 „-,-,~~,--*-:. j., l £02 I. I. .*-1 1 . ./, W/-,//.....'*I'.,4=7.m>' 0 .E ~ 6 9 En i 4!F 1 9 O„64 d I I Dreang Area ~ - ~ Upper Holl Master Bathl - Top of Ply: 114' 5 -1/8" . Top of Ply: 10*5 -1/8. U r\1 - 1 - \ 1 0* € -6 Open Down , A......1 n b t to Below 1 9- 4 9/ 9 1 - CD E =0 /0 U 1 h hi O 4 1 - 1 > = a 12/12 12/12 ~ ' & - 1 %0\ 6 - E- --' 1 -29/ - ~ t 12,2 Exist. 112,12 ' Topof Ply: 114'5-1/80 .. I .0 ) 00 - Master Bedroom 1 4 I I i % 21 1 - Cidge h Flat Rooi - E hi 1 12/12 ~ g - U.JA 7 v ;2/12 f ~/1 / - - 0 *0 0 ./11 \11 5 Heated Deck & A ~ New Flue's for Chimney/Ran ge f-V / Exist. \~ 11 - 16'-Bi» - Flat Roof 141 fl\\\ ' 01 12/12 12/12 k 3/12 2/12 ,-IN F Roof Below Cn -104 _· . Lightwell Below - 4 ... 1 4'-0" /scALE: 1/4"=1'-0 JOB 8'-21" DATE ISSUED: 8-12-02 8'-¢ 4'-4" 12'-4 15'-7~" DRAWN BY: GG ' ' ' ' CHECKED BY: GG 25'-¢ REVISIONS 7'-0" 26'-4~" 8'-11 ~" 41'-4 , , , 00 00 00 00 0 UPPER LEVEL FLOOR PLAN ~SCACE: 1/40= 1'-0 35 West 0 000+ ®4+ 0 42'-4» 16'-41" 8'-6" 8'-6" 8'-11~" 19'-0~" 18'-0" 4'-0" I I ' ' I 5'-2" 22'-0" ¢ 12'-6» 52" :'' 2 -8~" 12'- 8* '' El. 106'-0" Gretchen €) Greenwood & Associates, Inc. 520 Walnut Street 9 4 Aspen, Colorado 81611 Down -* -ightwell Below 7 970-925-4502 h ...41 . 1 ~ ~ Fax 970-925-7490 ...1 63 O O '6 -4 Covered Parking Area ki - _ Mud Room 6 I @1 11 - : N '' '. 6- =k Up 4 h - Nk ~UN M E Terraced Planters P 1| Top of Plywood Top of Concrete Slab " El. 104'-6" El. 105'-3" w F,7 " _ 17 Risen: 7' 'LDown Garage d#€ 6 2 4 Down to ¥ Tc p of Plywood Ughtwell Below El. 105'-6" - N l«J VX . 9.2. »4 (•t) //Al \ 1 7 1 ..:-lili , d k Laundry i 5&' 4-0" 6 1 'F'', - -C~ . ,; 67--t~7 I - · 1 9 9 5'-14 4 9, -10 - 10 I / -08 3'-9" /9 3 Risers: 6' < Down - , '' Ulp E N ~ % (16) EExisting Boy Window to Remain : - .C 1 1 10 3 1 49 i :.4 53+ 1 000 .1 Q 1-2 N N #p/ 05 4'-0» L , 4 12'-11„ Closet ir, Top of Plywood 16'-6i. Shower 1-i 1 El. 104'-6" /:E --le4 / ,i///////A i 00 -toi 79 0 . Bedroom 1 ..40 Top of Plywood 0 1 Top of Plywood ///I El. 103'-0" .*, 0 7 b 0, W LO 4 0 Bath 1 El. 104'-6" -el" f W.C 04 1 s El. 103'-0" 3'-602 ,, ,, m ' If 95Zm~###t,m, . Ll < - 20 / I 7//i·uirried,/4/ ..A w. 1 txo - Living Rm. - Lightwel' 4 1- H f 021'".'.".'~ ~Sc# 7 1. - 4 U r Exist. Wdw. To Remain SCALE: 1/4"=1'-0 - el" 7,-5? 02 ' : 5~" Existir g Bay Windows to Remain _ 1 JOB: 1 Ce3 DATE ISSUED: 8-12-02 ((1 j M F::1 1 1 1 h 1'·91 DRAWN BY: GG 8'-4 4'-4" 12'-¢ 7-5~" , , , , CHECKED BY: GG 11'-11~" 20'-1~ 8'-#" REVISIONS: 12'-@ 28'-4" 81-4. 9'-10" 8'-4. , 7'-0" 26'-¢ 8'-11#' 41'-0&. , , 0 0 000 00 0 OMAIN LEVEL FLOOR PLAN SCALE: 1/4» = 1'-0 pkins House est Hopkins ,- Colorado Ex st g D merision V.I.F. 0 000 0 0 0 0 1) 42'-4» 41'-0~" , 16'-4~" E-113- 19'-0~" 22'-0" 8'-6" 8'-6" 30 (41 -- : : -' 0 < Gretche-11 Greenwood T 4 lo & Associates, Inc. 4- Up ZI. 520 Walnut Street ,-re T Aspen, Colorado 81611 0 970-925-4502 Fax 970-925-7490 AN. I . 0 1 0 9. = p iIi!1 - Family Room , Bath 4 3 / U C I k r . . Flt Lightwell 1//\1 ... - 0 2 1 :Z 6 J 125 U 1.0 e 3 ~ 00 2 FO 11 . 11 - Down .F . IL==!1 E--~T LO J 4 1 - r · 6,3 Bedroom 3 C> 4- I > C 0 2 a --IN 1 bl 0 5 «21: ~ Seat Shower Y. Bedroom 4 Be · 32 . k. --100 '0 1 Media Area = 64 . . I 3 I . ... 7 a> 4 14 2% .. 5 I I 0/ -4~===L c f X 4. Mechanical Room / 13 Owner's Storage 4 · 4400 . ,#'Storage p E Closet 119 * 47 7 Lightwell 11 1. U ' I h I. $ ...1 4 . E, 4 SCALE: 1/4"=1'-0 . .... I. ' 'I. ' . I .'-I . I ' I .1.' I ' I.. . 7' .1„ JOB: -02 8" '' DATE ISSUED: 8-12-02 , 8'-2~» DRAWN BY: GG 12'-83. 28'-4» CHECKED BY GG ' ' ' REVISIONS: 7'-0" 26'-4~ 8'-11;" 41'-0~ ' 0 0 0 00 00 0 LOWER LEVEL FLOOR PLAN 0 - SCALE: 1/4" = 1'-0 guildoH 16@AA- en, Colorado Existing Dimension V.I.F. G Gretchen Top of Ridge: El. 128' - 8 5/16" Greenwood & Associates, Inc. 520 Walnut Street 11 Aspen, Colorado 81611 970-925-4502 To of Fin. Deck: El. 124'-3 7 8 Fax 970-925-7490 \ To of Plate @ U er Level 122' 9-5 8" Top of Plywood @ Upper Level 114' 5-1/8" Top of Plywood @ Upper Level 114' 5-1/8" IL 110-591 a EE~ 0 ~ To of PI wood @ Livin Level 104'-6" To of PI ood @ Livin Level 104'·-6" ChNorth Elevation SCALE: 1/4"=1'-0 JOB: DATE ISSUED: 8-12-02 DRAWN BY: GG CHECKED BY GG REVISIONS The Hopkins House surldol-1 1631 98 I opeigol 'uads-v HISTORIC BUILDING Top of Ridge: El. 128' - 8 5/16" Existing Brick Flue's to Remain Gretchen Greenwood & Associates, Inc. To of Plate O Livin Level 122' 9-5 8" 520 Walnut Street Aspen, Colorado 81611 E E E - O - 1 2559 970-925-4502 Fax 970-925-7490 Id lEi Top of Plate @Historic Bid . 115'-6" Existing Site Verify To of Pl @ U er Level 114' 5-1 8" Top of Plate 113'-71/2" To of Plate 112'-71 2" 0 0 0.00 0 m 1125591 E 1 - 1~,2 5~ To of PI wood @ Livin Level 104'-6 -- === 1= = = = Gara e To of Conc. Slab Guest Bedroom Existing Site Verify '-To-Qi-Conc.105'-31 Top of Ply. 103 -0 Existing Windows to Remain To of PI wood @ Livin Level 94'- 31/8" /0-h West Elevation SCALE: 1/4"=1'-0 JOB: DATE ISSUED: 8-12-02 DRAWN BY: GG CHECKED BY: GG REVISIONS ognOH GUI)!doH 341 oPuloloo 'uodsv - - - 135 West Hopkins _ *M Gretchen 7377- Greenwood A IiIIIY ir RI1Y W CA!f if I ffil< Ii 1 ~1~1~'~1 U ' CM 'I-' 11 'Y 'IuWAN 'Ii ' 1111111111111111111111111'I 11) IT'!1. /1 IT 11 1 l i l li l i l li 11 1 i l il li li l l i I lili lilli lili Top of Ridge: El. 128' - 8 5/16" & Associates, Inc. 520 Walnut Street ~f[ 111.IT T TIEN lili 1.11 ~~~11111111'111-[ 11'11111111:111111[1111111 1111108 Mil 111\11.11111.111-1.11 lilil lilli IN 970-925-4502 1 11, 11 -1 111]ITII .liT l il li U 11 I li li 112>LI~11 1~11111~ 11 11~ 11111~11..1 1.~11 A Aspen, Colorado 81611 611111111.11 1111111111ITII 1111111 Irll lili 1111 brll Ill Fll li li 1111.1111 IN Illili 1111-11111[Il lilli 11\ Fax 970-925-7490 /11 IT 11 lililllITII l iT 1111 IT 111 IT 1111 IT 1111 IT IFI IT I MI ll 11 IT 1111Nll 11121·L 11 IT 11 11 IT 11 li li 111 IT [111\ Top of Fin. Deck: El. 124'-3 7/8" All lITII Ill.[U INTI Illil Ill]Il IlllII ]IT[I .Prfll Ill>r IlIT{J lITII Illill Illl'lkll.Tll Illill INTII lilli Ill'\ 0-lili 111111 lilli lili 11111111111111111 1114-111111/11111 lili JUII HINI 11111\01111 [1[1.11 lilli 11111111111 /11111111111111 lilli 111111111111111111 lilli .4111111011 lili lilli lili Ilili\1111111\LI'll' 'IN'~11'11 11 lilli 11 11'll Top of Plate @ Upper Level 122' 9-5/8" \ / / / LA Il11llllllllllllllllllll -I - C 1 - - O 44 3 -2553. E a 223- - - M O Top of Plywood @ Upper Level 114' 5-1/8" 1 4_/ 1 W Top of Conc Slab @ Living Level 105'-3" lilli I It 111111 1 . 1 1 111 1-1 1111111111111111111111111 . ~,"44) C~South Elevation SCALE: 1/4» = 1'-0 SCALE: 1/4"=1'-0 JOB: | DATE ISSUED: 8-12-02 DRAWN BY: GG CHECKED BY: GG REVISIONS: The Hopkin H use Aspen, Colorado 11__IL-11_ \\ \W\\ I 1631 cgi Gretchen Greenwood Top of Ridge: El. 128' - 8 5/16" & Associates, Inc. 520 Walnut Street Aspen, Colorado 81611 970-925-4502 Fax 970-925-7490 _Igp of Fin. Deck: El. 124'-3 7 8 Top of Plate @ U er Level 122' 9-5 8" 3 2 To of Plate @ Historic Bid . 115'-6" Top of Plywood @ Upper Level 114' 5-1/80 Existing Site Verify 00 - U 23 - 3 Top of Conc. Slab @ U er Level 105' 3" Top of Plywood @ Living Level 104'-6" 103 -0 Exist. Grade To of PI wood @ Livin Level 94'- 31 8" SCALE: 1/4"=1'-0 ClEast Elevation JOB: DATE ISSUED: 8-12-02 DRAWN BY: GG CHECKED BY: REVISIONS: GG The Hopkins House gur>tdoH 16@AA- CEI _ Opejoloo 'uodgy -- - ~l_ ... lili 1 11 Ill 11 lili 11 1 21111111! 1~ 111111!11 li 111111 r 11111,~~EaM lilli li lli 111111111 Iii lilli r 1111111111~ 11 li li 111111 Y 'C li li.111.11 1 11.1 ~1~\'ix Top of Ridge: B. 128' - 8 5/16" .·611.11 ULT 0 11 ITI] 11 lili lili 11 Tll U ITII lili l lili ll IlIT Il HITII Illl U U[ Il ll , Gretchen ~~< Il IT I lili] Il ITII Il ITII Il IT] Il IT I lili ] Il ITII lilill Ilili ll.IT li lili J Il Il I lili Il IT H I\ & Associates, Inc. 11 HT 1111 lili 1111Ull lili 11111'111[ 11 lITII.11-Ull 11~ 11 11111111111 -11.11.11.1111.11.111- 111\ 1111111111 111111111111 IlITI lillil lilli lilli Illill lilli IlITII 111111111111111111 lilli IN Greenwood 11 Ul 1111111111-[>(Illill 111 li lli 111..,11111111[11111111 [Il Illill 11\11111 Il l.XI 11111,II lit\ 520 Walnut Street /(lili U IlIllilllI~ll IllII]rlfll Illl[I lllIll Illill lilli,IllIll Ill[U.lili' lilli 1111\111111111%{111111.11 liliN Aspen, Colorado 81611 bllillill ilii-Jilll illy[11,111111111111111:] lili 111*1~111111 -1111111~-1'1~1'.1'1~111111\11111II Illill 11111111[_1~k /HITII INT[l Ill- li lli-11/FlillI HIll lITII Il I Ill[I Il Il Ill-1 Il-IlIN Il IlITII Illl\Il]Tll IIA.1 IlITII -[TRK 970-925-4502 Top of Plate @ Upper Level 122' 9-5/8" Arii uiru ~11111111·1111.1111 lilli lilli l'ITI IlITII 11111111Tll lilli lili 1111'Til "ITII HIT>111111'13.1 -TI, ll TI\ Fax 970-925-7490 . 4 U lili 11111 11111 1 1.11 U 1.11 U U J 11/ / \ VLLL '"l 1 J /111111111 8 111111111111 lilli 1 lili I lilly / . r %'f-fli 7. All IllIll "Illl I.lili IlllIlll I Il 1 --IL_/ / ./[Ill H Ill'[ll lilli IlITI IlITII Illl II Il-17 / ..r[ Il ULTII IJUU lillillIT-1.lITII IlIT Il// '1 lilli Ill U lili[ 11 T 8 11-1 lIlli ly/ .1*"-IN Top of Plywood @ Upper Level 114' 5-1/8" ,< 11111.11111111 lilli lilli 111111- 11110/ T-11 IT 1111 IT 16 Top of Plywood @ Upper Level 114' 5-1/8" 1 1 -11 1 0' Blili I ..t. 1 ITT I Ill[U Illl[I l'Ph lilli 111111111111 1}A C A|MNAt llitill· It(A Ilili lili 1 11*· 2559 2559 9. - 3 - 1.-- Top of Plywood @ Living Level 104'-6" Top o f PI mood @ Living Level 104'-6" - Top of Plywood @ Guest Level 103'-0 I-~ Lightwell ..4..\/ 1__1 LIJ L-J 0 Building Section B-B SCALE: 1/4" = 1'-O SCALE: 1/4"=1'-0 JOB: DATE ISSUED: 8-12-02 DRAWN BY: GG CHECKED BY: GG REVISIONS - --- 2;~oj 'Uadsv The Hopkins House H ls,Ad gET -- (~ .. CASE NUMBER HPC026-02 PARCEL ID # 2735-124-59112 CASE NAME 135 W. Hopkins Final HPC PROJECT ADDRESS 135 W. Hopkins PLANNER Amy Guthrie CASE TYPE Final HPC OWNER/APPLICANT John Key REPRESENTATIVE Gretchen Greenwood and Associates DATE OF FINAL ACTION 12/21/02 CITY COUNCIL ACTION HPC 42-2002 12/11/02 PZ ACTION ADMIN ACTION DEV ORDER BOA ACTION DATE CLOSED 03/18/03 BY D DRISCOLL .. PARCEL lb: |2735-124-59112 DATE RCVD: ~10/1/02 _j #COPIES:~ CASE NO]HPC026-02 CASE NAME:~135 W. Hopkins Final HPC PLNR:~Amy Guthrie PROJ ADDR:|135 W. Hopkins CASE TYP:|Final HPC STEPS:~ OWN/APP: John Key ADR~6476 Mimosa Lane C/S/Z: ~ Dallas/TX/75230 PHN:~(214)750-1383 ' REP:|Gretchen Greenwood and A f ADR:~520 Walnut St. C/S/Z: ~Aspen/CO/81611 PHN1925-4502 FEES DUE:|None- Flat Fee at Conceptual FEES RCVD<None-Flat Fee at Conceptual STAT: F- REFERRALS~ REF:| BY~ DUE:| MTG DATE REV BODY PH NOTICED | DATE OF FINAL ACTION:1 CITY COUNCIL: REMARKS| PZ: BOA: CLOSED:| BY: | DRAC: PLAT SUBMITD: ~ PLAT (BK,PG): ADMIN: 111,11 lili 11111111 lili 11111111111111 lili 47~81 Pag~~ of 3 01/17/2003 01:59P S.LVIA DAVIS PITKIN COUN- f CO R 16.00 0 0.00 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE PROPERTY LOCATED AT 135 W. HOPKINS AVENUE, LOT A AND THE WEST 22.5 FEET OF LOT B, BLOCK 60, CITY AND TOWNSITE OF ASPEN, COLORADO Parcel ID #2735-124-59-112 RESOLUTION NO. 42, SERIES OF 2002 WHEREAS, the applicant, John Key, represented by Gretchen Greenwood, has requested Major Development Review (Final) for 135 W. Hopkins Avenue, Lot A and the west 22.5 feet of Lot B, City and Townsite of Aspen; 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 26.415.010.C.5 of the Aspen Land Use Code (in effect at the time of application) , 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 adj acent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). 2. 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 0 lili lillilli 1.1111111 Page: 2 of 3 477481 01/17/2003 01:59P SIL\,IA CA'vIS FirKIN COL„. ' Co R 16.00 0 0.00 WHEREAS, Amy Guthrie and Katie Ertmer, in their staff report dated December 11, 2002, performed an analysis of the application based on the standards, and recommended approval of the application with conditions; and WHEREAS, at their regular meeting on December 11, 2002, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of 6 to 0. THEREFORE, BE IT RESOLVED: That the HPC approves Major Development (Final) at 135 W. Hopkins Avenue, Lot A and the west 22.5 feet of Lot B, Block 60, City and Townsite of Aspen, finding that the review standards are met, with the following conditions: l. HPC grants the following variances: 3' front yard setback variance, 4'6" rear yard setback variance, 17'6" combined front and rear setback variance, and 5'6" west sideyard variance. 2. A material other than clapboard siding is used to differentiate the new foundation from the historic structure. The material is subject to staff and monitor approval. 3. Pull back the patio and landscaping on the northeast side o f the historic structure in order not to obscure the front corner of the historic building. The plans for the patio are subject to staff and monitor approval. 4. Provide a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover. 5. Provide a bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structures. 6. Provide a relocation plan detailing how and where the buildings will be stored. 7. A cut sheet must be provided for all new windows and doors on the historic structures. These doors and windows are subject to staff and monitor approval. 8. HPC staff and monitor must approve the type and location of all exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 9. Confirm that the site plan represents all major landscaping that is to take place and what the material for the sidewalks to the historic structures will be. HPC is particularly concerned with planting large trees or shrubs in locations that could damage the historic structure or block important public views of it. The landscape plans are subject to staff and monitor approval. 10. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 11. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the existing house are to be removed as part of the renovation. 12. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. . 1 111 lili lilli 1 lilli 1 11 lili 111 lilli *11* 01/17/2003 01:59P 477481 I Page: 3 of 3 SILV_A DAVIS PI-KIN COUN-Y CO R 16.00 0 0.00 13. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 14. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 15. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. 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 and must meet with the Historic Preservation Officer prior to applying for the building permit. 16. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 17. The applicant will provide HPC staff and monitor with a plan for how the housemover proposes to lift the building, for review prior to submittal of a building permit. The approach chose, whether it be to move the house with its original floor system, or without, must be demonstrated to result in the removal of the least amount of historic exterior materials, and the least damage to the building possible. 18. HPC recommends the applicant consider displaying a storyboard on-site during construction to explain the history of the property and the restoration process to the passerby. 19. HPC recommends the applicant restudy the size of the doors on the east side of the historic building which lead to the garden area. APPROVED BY THE COMMISSION at its regular meeting on the 11th day of December, 2002. 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L-- Nolh Wwn Mt:thh, Und*,apc./.huird Po,t Offur B.. 1 82 Basilt. m *21 471)61/01211 30 1 0¥d 21'13 ANE BLDG NEST HOPKIAS AVENI-E . . 0 . LEGEND AND NOTES 1--10- O FOUND REBAR W I TH CAP WKED AS SHOWN Ho ; FOOT CONTOURS 0 UTILITY POLE 10 20 O UTILITY BOX 6 CONTROL POINT posTED ADDRESS: -135 MANHOLE ~ ILL OTHER UTILITIES LOCATED IN ALLEY TITLE INFORIMTION PROVIDED BY: CASE NO PCT I !260! PITKIN COUNTY TITLE. INC. DATED: OI/15/98 O 0 FENCE WATER UNE LOCATED IN HOPKINS AVENUE. HOPKINS TREE 75.00· P O.¥ RECORD AV ENUE 91 /\ ' i / NORTHWEST 101 49 l: / / CORNER i ~ BLOCK It ~ N 75°09'·~-W 371-02 BASIS OF BEAR NGS j 121%26 |11 N 71 1 252_» - -- 1 2)10 09 t/.. r 1 2376 /0 / - #W,4 1 PORCH 1 12.7 . 1 1 102 4 f /<troF 125 7 f _-- ROOF 128.9 ----A NORTHWEST v -1 CORNER BLOCK 08 1 1 1/ h A Hous E Th 1/ 11/ 11% M li 4 2 1/1 L---t 41 1 + 0 2 '7- 4, e 7 - % if jo W 1 /f £24-1<)7 4 A \ f .1 / 1 ip f CERTIFICATION t:/1 1 1 THE UNDERSIGNED STATES THAT THE PROPERTY DESCRIBED HEREON WAS .j 1 FIELD SURVEYED DURING 71=L. .1998 AND IS ACCURATE 5 1 1 BASED ON THE FIELD EvIDENCE AS SHOWN. »ID THAT THERE IRE NO DISCREPANCIES OF RECORD. BOUNDARY LINE CONFLICTS. ENCROACHMENTS. 4 /$; .O , il' EXCEPT AS HEREON SAOWN. UNDERGROUND WIL/ES WITH NO ABOvEGROUND ' EASEMENTS OR RIGHTS OF WAY IN FIELD EVIDENCE OR KNOWN TO ME. f L' APPURTENAN€ES »ID DOCUMENTS OF RECORD NOT SUPPLIED TO THE I 103- :J:f€i= :n,~TH I'~;UJS• 1 5 Vol D UNLESS WET ST~MPED \ 6 1914 M rt~™mt:19 V?fi COVERID ' ..0 -d *At,~ / 72. 4-9 *' I C @ l. nrr-...... /0 .-ba / /43 /1 1 »u.. .' -1 9 1 4.4... hz - 1 W C. 13166 APARTMENTS / 3 1 ; 1 *EMR L 8 103.4 BUILDING -7 J U 106 6 ENCROACHES s a· - 1 13166 52.50· 1- 1 ALLf¥ j-.7 'J 2 + 44£ OCK 1 05 9 4 RECORD 1~00/)34 7 -. 52 SITE IMPROVEMENT/TOPOGRAPHIC SURVEY 1 /~9222 oF LOT LETTERED -A- AND THE WEST TEINTY-TWO INID ONE-HALF (22 1/23 FEET Of LOT LETTERED ·B- IN BLOCK NUMBERED SIXTY (60, 3 AND To THE CITY AND IOWNS ITE OF ASPEN P I TKi N COUNTY COLORADO , i L 405 4 CONTAINr NG 5 250 se FT ./. PREPARED b ASPEN SURVEY ENG:NEERS. INC 210 SOUTH GALENA STREET ASPEN. COLORADO 81611 ·. -52:*~E,&3:~-~*~9~w'~,4~'%J;E - PHONE/FAX (970) 925-3816 BAae) ./.ANY OEF«T I.·THIS 'LAT 8/ CO.... M./ T+~N TEN DATE UPDATE- JOB ink,Arraim#WS'P: ='T:r= U THE 12/98 'tat 20303 ' *M¢33Zps.-zi RST STREET 0 -®IC- co • MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning DirectoAkv FROM: Amy Guthrie, Historic Preservation Officer Katie Ertmer, Historic Preservation Intern RE: 135 W. Hopkins - Major Development Review (Final)- Public Hearing DATE: December 11, 2002 9rvuL le- O -0 *56 GA,2- 1,4 i O SUMMARY: HPC granted conceptual review, partial demolition, temporary relocation, and variances for 135 W. Hopkins at its regular meeting on September 26, 2001. This property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures" and contains a Victorian house and an outbuilding along the alley. The applicant proposes to restore features that have been altered on the historic house, to construct a basement under it, and to build an addition. The outbuilding is not historic and is to be demolished. The application for 135 W. Hopkins was submitted before the new historic preservation ordinance was written. Therefore, it will be subject to the standards that were in effect at that time. APPLICANT: John Key, owner, represented by Gretchen Greenwood, architect. PARCEL ID: 2735-124-59-112. ADDRESS: 135 W. Hopkins Avenue, Lot A and the west 22 M feet of Lot B, Block 60, city and Townsite ofAspen, Colorado. ZONING: R-6 (Medium Density Residential). SIGNIFICANT DEVELOPMENT (FINAL) No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.C.5, from the Land Use Code at the time of application) are met: a. The proposed development is compatibie in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," 1 P5 '..t .. 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, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary varian(les 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 Section 26.520.040(B)(2), for detached accessory dwelling units, and Staff Finding: The house is currently in a deteriorated condition and has had a number of alterations made to original materials. The applicant proposes to reverse some of this damage and make a restoration effort, based on historic photographs. This will result in the preservation of the historic structure, which is a benefit to the neighborhood and the community. The specifics of the proposal are that: • A basement is to be added uhder the historic house. The house will then be placed in its original location. • A small addition is to be added on the east side of the historic house, 22' back from the < front of the building. This addition does not remove any significant features of the historic structure. • A two-story addition is to be added to the rear of the house. HPC granted Conceptual approval for this addition with some conditions that will be discussed below. A list of the design guidelines relevant to Final Review is attached as "Exhibit B." This memo will discuss only those which staff finds are not met by the proposal. There were three conditions associated with conceptual approval. The applicant has addressed these conditions as below, with staff findings to follow: 1. Study the upper story plate height on the neli, addition. The applicant has reduced the plate height by 1'. The historic building, which currently sits approximately at grade, will be brought out of the ground 18" to reduce the difference between the old building and the new addition. The difference in height between the old and new will be 6'6". There are some benefits to be gained by raising the house, however, 18" is the maximum for a change in elevation of the historic structure that has been supported by HPC in the 2 P6 .. past. Some discussion should be had about whether the character of the house is altered by the change. The applicant proposes to conceal some of the new foundation with clapboard siding, which will negatively alter the proportions of the building. Staff recommends the use of a different material to treat the newly exposed foundation or simply allowing the concrete to be exposed. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. o Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. o Changing the historic elevation is discouraged, unless it can be demonstrated that it enliances the resource. 9.5 A new foundation should appear similar in design and materials to the historic foundation. 61 On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character. 2. Use grates instead of railings on the light wells, consider some other type of railing than the very contemporary metal one shown for the stairs and decks, and possibly lower the height of the hot tub deck to make the addition more sympathetic to the size of the historic resource. The applicant decided to stay with the use of contemporary metal railings for the stairs and decks and on the light well at the south west corner of the addition. Staff finds the use of the railing around the light well on the new addition acceptable because it does not affect the historic structure and is not visible from the street. The light well is located on the new development and not on the historic house. There is another large light well located on the connection between the historic house and the new addition. This light well is terraced and does not need a railing. The hot tub deck has been removed from the roof and is now located to the east of the historic structure. Staff finds the removal of the hot tub deck from the roof to be a positive change. 3 P7 .. With regard to the patio and landscaping surrounding the hot tub, staff finds that it is too ( intrusive into the front yard of the historic structure. Staff recommends the applicant pull back the patio and surrounding landscaping in relation to the front north east corner of the historic structure and specify to the HPC the mature height of the proposed plant materials. Landscaping that intrudes into the public right of way, as shown on the site plan, is not allowed without permission from the City. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. o The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.13 Revisions or additions to the landsoape should be consistent with the historic context of the site. o Select plant and tree material according to its mature size, to allow for the long-term impact o f mature growth. o Reserve the use of exotic plants to small areas for accent. Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are C inappropriate. o Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. o Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. o It is not appropriate to plant a hedge row that will block views into the yard. 3. HPC grants the following variances: 3' front yard setback variance, 4'6" rear yard setback variance, 17'6" combinedfront and rear setback variance, and 5'6" 1/liest sideyard variance. There are no proposed changes to the approved variances. The applicant has two proposed revisions to the approved Conceptual Plan. The first is the addition of a pair of doors on the non-historic addition on the east side of the minter's cottage that will lead to the garden area. Staff finds this change to be acceptable as the doors are on an addition. The second proposed change is the addition of a roof covering the parking area off the alley to the north east of the new addition, which Staff also finds acceptable. 4 P8 .. b. The proposed development rejlects and is consistent with the character of the neighborhood Of the parcel proposedfor development, and Staff Finding: The preservation of this house is consistent with the character of the neighborhood. There are several other 19tli century homes in the immediate area. c. 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, and Staff Finding: The house is significant as an example of a modest 19tli century home. The ability to perceive the original character of the building will not be destroyed by the new addition. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Staff Finding: The proposed restoration work will enhance the architectural character and integrity of the building, which is currently in a deteriorated cbndition. RECOMMENDATION: Staff recommends the HPC approve the Major Development Review (Final) for 135 W. Hopkins Avenue, Lot A and the west 22 h feet of Lot B, Block 60, city and Townsite of Aspen, Colorado, with the following conditions: 1. HPC grants the following variances: 3' front yard setback variance, 4'6" rear yard setback variance, 17'6" combined front and rear setback variance, and 5 ' 6" .. west sideyard variance. (~.,1 A material other than clapboard siding is used to differentiate the new foundation from the historic structure. 3. Pull back the patio and landscaping on the north east side o f the historic structure in order not to obscure the front corner o f the historic building. 4. Provide a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover. 5. Provide a bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structures. 6. Provide a relocation plan detailing how and where the buildings will be stored. '~· A cut sheet must be provided for all new windows and doors on the historic ' structures. 5 P9 .. 8. HPC staff and monitor must approve the type and location o f all exterior lighting r ~ fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. Confirm that the site plan represents all major landscaping that is to take place and what the material for the sidewalks to the historic structures will be. HPC is particularly concerned with planting large trees or shrubs in locations that could damage the historic structure or block important public views of it. 10. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 11. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the existing house are to be removed as part of the renovation. 12. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 13. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 14. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 15. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. 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 and must meet with the Historic ( Preservation Officer prior to applying for the building permit. 16. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. RECOMMENDED MOTION "I move to adopt Resolution # , Series of 2002, finding that the review standards and design guidelines have been met." Exhibits: C«-g-L- A. Staff memo dated December 11,2002 U /O B. Relevant guidelines C. Application *5 1 -1 Ce# reso ed=o-a-- u.» 7 OR twu-,a_, 0-4 7 Plo cor · ovulta 1>93-F 15- ~OCU-6> rce 13>©t> 0 Ef--9E~LO~- A,tr,1- «-1, /4 6WA 1-l 31 1-3 110 .-- 4+4 6 01 6 P10 .. Exhibit B - Relevant Guidelines Prip ate Yard 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. o The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. o Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. 1.12 Preserve and maintain historically significant planting designs. o Retaining historic planting beds, landscape features and walkways is encouraged. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. o Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. 3 Reserve the use of exotic plants to small areas for accent. 3 Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. o Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. o Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. o It is not appropriate to plant a hedge row that will block views into the yard. Site Lighting 1.15 Minimize the visual impacts of site lighting. o Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. Streetscape 1.16 Preserve historically significant landscape designs and features. 3 This includes the arrangement of trees, shrubs, plant beds, irrigation ditches and sidewalks in the public right-of-wav. Treatment of Materials 2.1 Preserve original building materials. 3 Do not remove siding that is in good condition or that can be repaired in place. o Only remove siding which is deteriorated and must be replaced. 1 Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. 7 Pll .. 0 Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction may result in a building, which no longer retains its historic integrity. Protect wood features from deterioration. Provide proper drainage and ventilation to minimize rot. Maintain protective coatings to retard drying and ultraviolet damage. 2.3 Plan repainting carefully. D Always prepare a good substrate. Prior to painting, remove damaged or deteriorated paint only to the next intact layer, using the gentlest means possible. o Use compatible paints. Some latex paints will not bond well to earlier oil-based paints without a primer coat. 2.4 Brick or stone that was not painted historically should not be painted. 3 Masonry naturally has a water-protective layer, or patina, to protect it from the elements. Rep air of Materials 2.5 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. o Avoid the removal of damaged materials that can be repaired. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. C Replacement Alaterials 2.7 Match the original material in composition, scale and finish when replacing materials on primary surfaces. o If the original material is wood clapboard, for example, then the replacement material must be wood as well. It should match the original in size, the amount of exposed lap and finish. o Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. 2.8 Do not use synthetic materials as replacements for primary building materials. o In some instances, substitute materials may be used for replacing architectural , details, but doing so is not encouraged. If it is necessary to use a new material, such as a fiberglass column, the style and detail should precisely match that of the historic model. Primary building materials such as wood siding and brick should not be replaced with synthetic materials. Synthetic materials include: aluminum, vinyl siding and panelized brick. EIFS (synthetic stucco) is not an appropriate replacement for real stucco. 2.10 Consider removing later covering materials that have not achieved historic significance. o Once the non-historic siding is removed, repair the original, underlying material. 8 P12 00 0 0 0 M .. Treatment of .Windows 3.1 Preserve the functional and decorative features of a historic window. o Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operation and groupings of windows. Repair frames and sashes rather than replacing them, whenever conditions permit. Preserve the original glass, when feasible. 3.2 Preserve the position, number and arrangement of historic windows in a building wall. o Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. Greater flexibility in installing new windows may be considered on rear walls. Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. Replacement Windows 3.3 Preserve the historic ratio of window openings to solid wall on a facade. 3 Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. 3.4 Match a replacement window to the original in its design. o If the original is double-hung, then the replacement window should also be double- hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. o Matching the original design is particularly important on key character-defining facades. 3.5 In a replacement window, use materials that appear similar to the original. u Using the same material as the original is preferred, especially on character-defining facades. However, a substitute material may be considered if the appearance of the window components will match those of the original in dimension, profile and finish. 3.6 Preserve the size and proportion of a historic window opening. o Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. o Consider reopening and restoring an original window opening where altered. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. o A historic window often has a complex profile. Within the window's easing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are 9 P13 00 00 .. important details. They distinguish the actual window from the surrounding plane of the wall. Replacement Doors When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. A replica of the original, if evidence exists, is the preferred replacement. A historic door from a similar building also may be considered. Simple paneled doors were typical. Very omate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. Porch Replacement 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. o Use materials that appear similar to the original. 3 While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. 3 Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. When constructing a new porch, its depth should be iIi scale with the building. The scale of porch columns also should be similar to that of the trimwork. f The height of the railing and the spacing of balusters should appear similar to those used historically as well. Treatment of Architectural Features Preserve significant architectural features. Repair only those features that are deteriorated. Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. o Removing a damaged feature when it can be repaired is inappropriate. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. o Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. o Match the original in composition, scale, and finish when replacing materials or features. u If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish, which traditionally was a smooth painted finish. 10 P14 Uum 000 0000 C .. 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. o The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building's heritage. o When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at "historic" designs for replacement parts. 3 Where "scars" on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. O · Using overly ornate materials on a building for which there is no documentation is inappropriate. 3 It is acceptable to use salvaged materials from other buildings only if they are similar in style and detailing to other features on the building where they are to be installed. 6.6 Replacement of missing elements may be included in repair activities. D Replace only those portions that are beyond repair. 1 Replacement elements should be based on documented evidence. o Use the same kind of material as the original when feasible. 1 A substitute material may be acceptable if the form and design of the substitute itself conveys the visual appearance of the original material. For example, a fiberglass comice may be considered at the top of a building. Treatment of Roofs 7.1 Preserve the original form of a roof. c] Do not alter the angle of a historic roof. Instead, maintain the perceived line and orientation of the roof as seen from the street. o Retain and repair roof detailing. 7.5 Preserve original chimneys, even if they are made non-functional. A/Iaterials 7.9 New or replacement roof materials should convey a scale, color and texture similar to those used traditionally. o Replacement materials should be similar to those used historically on comparably styled buildings. If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. Flashing should be in scale with the roof material. If copper flashing is to be used, it should be treated to establish a matte, non- reflective finish. 7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is compatible and does not detract from the historic appearance of the building. 11 P15 00 0 . .. A metal roof material should have an earth tone and have a matte, non-reflective finish. A metal roof with a lead-like patina also is an acceptable alternative. Seams should be of a low profile. A roof assembly with a high profile seam or thick edge is inappropriate. Secondary Structures 8.1 If an existing secondary structure is historically significant, then it must be preserved. 3 If a secondary structure is not historically significant, then its preservation is optional. Preserving Building Locations and Foundations 9.5 A new foundation should appear similar in design and materials to the historic foundation. o On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character. o Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut of the stone and design of the mortar joints. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. o Raising the building slightly above its original elevation is acceptable. However, 4. 1 ; lifting it substantially above the ground level is inappropriate. o Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 9.7 A light well may be used to permit light into below-grade living space. In general, a light well is prohibited on a wall that faces a street (per the Residential Design Standards). The size of a light well should be minimized. A light well that is used as a walkout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. New Additions 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. 3 A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. o An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. o An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. o An addition that covers historically significant features is inappropriate. 12 P16 00 0 000 0 .. 10.4 Design a new addition to be recognized as a product of its own time. o An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construchon. 10.6 Design an addition to be compatible in size and scale with the main building. o An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. o A 1-story connector is preferred. o The connector should be a minimum of 10 feet long between the addition and the primary building. o The connector also should be proportional to the primary building. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. m Locating an addition at the front of a structure is inappropriate. o Additional floor area may also be located linder the building in a basement which will not alter the exterior mass of a building. o Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. Typically, gable, hip and shed roofs are appropriate. Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. o For example, loss or alteration of architectural details, cornices and eavelines should be avoided. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. o The new materials should be either similar or subordinate to the original materials. Mass and Scale 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. o Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 13 P17 OO .. Building & Roof Forms 11.5 Use building forms that are similar to those of the historic property. 3 They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. Flat roofs should be used only in areas where it is appropriate to the context. On a residential structure, eave depths should be similar to those seen traditionally in the context. 3 Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. 3 Roof materials should have a matte, non-reflective finish. Materials 11.8 Use building materials that contribute to a traditional sense of human scale. o Materials that appear similar in scale and finish to those used historically on the site are encouraged. o Use of highly reflective materials is discouraged. Architectural Details 11.9 Use building components that are similar in size and shape to those of the historic property. o These include windows, doors and porches. 1 Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. This blurs the distinction between old and new buildings. Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. District Street Patterns 12.3 Where one exists, maintain the traditional character of an alley. o Locate buildings and fences along the alley's edge to maintain its narrow width. Site 12.4 Where a sidewalk exists, maintain its historic material and position. o Historically, sidewalks were detached from the curb, and separated by a planting strip. 14 P18 00 000 .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE PROPERTY LOCATED AT 135 W. HOPKINS AVENUE, LOT A AND THE WEST 22.5 FEET OF LOT B, BLOCK 60, CITY AND TOWNSITE OF ASPEN, COLORADO Parcel ID #2735-124-59-112 RESOLUTION NO. , SERIES OF 2002 WHEREAS, the applicant, John Key, represented by Gretchen Greenwood, has requested Major Development Review (Final) for 135 W. Hopkins Avenue, Lot A and the west 22.5 feet of Lot B, City and Townsite of Aspen; 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 26.415.010.C.5 of the Aspen Land Use Code (in effect at the time of application) 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. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). 2. 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 P19 .. WHEREAS, Amy Guthrie and Katie Ertmer, in their staff report dated December 11, 2002, performed an analysis of the application based on the standards, and recommended ( approval o f the application with conditions; and WHEREAS, at their regular meeting on December 11, 2002, 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 THEREFORE, BE IT RESOLVED: That the HPC approves Major Development (Final) at 135 W. Hopkins Avenue, Lot A and the west 22.5 feet of Lot B, Block 60, City and Townsite of Aspen, finding that the review standards are met, with the following conditions: l. HPC grants the following variances: 3' front yard setback variance, 4'6" rear yard setback variance, 17'6" combined front and rear setback variance, and 5'6" west sideyard variance. 2. A material other than clapboard siding is used to differentiate the new foundation from the historic structure. 3. Pull back the patio and landscaping on the northeast side of the historic structure in order not to obscure the front corner of the historic building. 4. Provide a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover. 5. Provide a bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structures. 6. Provide a relocation plan detailing how and where the buildings will be stored. 7. A cut sheet must be provided for all new windows and doors on the historic structures. 8. HPC staff and monitor must approve the type and location of all exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 9. Confirm that the site plan represents all major landscaping that is to take place and what the material for the sidewalks to the historic structures will be. HPC is particularly concerned with planting large trees or shrubs in locations that could damage the historic structure or block important public views of it. 10. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 11. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the existing house are to be removed as part of the renovation. 12. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval o f staff and monitor. 13. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. P20 . .. 14. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 15. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. 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 and must meet with the Historic Preservation Officer prior to applying for the building permit. 16. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. APPROVED BY THE COMMISSION at its regular meeting on the 11th day of December, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Rally Dupps, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk P21 .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE PROPERTY LOCATED AT 135 W. HOPKINS AVENUE, LOT A AND THE WEST 22.5 FEET OF LOT B, BLOCK 60, CITY AND TOWNSITE OF ASPEN, COLORADO Parcel ID #2735-124-59-112 RESOLUTION NO. 42, SERIES OF 2002 - WHEREAS, the applicant, John Key, represented by Gretchen Greenwood, has requested Major Development Review (Final) for 135 W. Hopkins Avenue, Lot A and the west 22.5 feet of Lot B, City and Townsite of Aspen; 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 26.415.010.C.5 of the Aspen Land Use Code (in effect at the time of application) 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. 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(13)(2). 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 pareels. 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 and Katie Ertmer, in their staff report dated December 11, 2002, performed an analysis of the application based on the standards, and recommended approval of the application with conditions; and WHEREAS, at their regular meeting on December 11, 2002, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of 6 to 0. THEREFORE, BE IT RESOLVED: That the HPC approves Major Development (Final) at 135 W. Hopkins Avenue, Lot A and the west 22.5 feet of Lot B, Block 60, City and Townsite of Aspen, finding that the review standards are met, with the following conditions: l, HPC grants the following variances: 3' front yard setback variance, 4'6" rear yard setback variance, 17'6" combined front and rear setback variance, and 5 ' 6" west sideyard variance. 2. A material other than clapboard siding is used to differentiate the new foundation from the historic structure. The material is subject to staff and monitor approval. 3. Pull back the patio and landscaping on the northeast side of the historic structure in order not to obscure the front corner of the historic building. The plans for the patio are subject to staff and monitor approval. 4. Provide a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover. 5. Provide a bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structures. 6. Provide a relocation plan detailing how and where the buildings will be stored. 7. A cut sheet must be provided for all new windows and doors on the historic structures. These doors and windows are subject to staff and monitor approval. 8. HPC staff and monitor must approve the type and location of all exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 9. Confirm that the site plan represents all major landscaping that is to take place and what the material for the sidewalks to the historic structures will be. HPC is particularly concerned with planting large trees or shrubs in locations that could damage the historic structure or block important public views of it. The landscape plans are subject to staff and monitor approval. 10. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 11. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the existing house are to be removed as part of the renovation. 12. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. .. 13. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 14. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 15. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part o f the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 16. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 17. The applicant will provide HPC staff and monitor with a plan for how the housemover proposes to lift the building, for review prior to submittal of a building permit. The approach chose, whether it be to move the house with its original floor system, or without, must be demonstrated to result in the removal of the least amount of historic exterior materials, and the least damage to the building possible. 18. HPC recommends the applicant consider displaying a storyboard on-site during construction to explain the history of the property and the restoration process to the passerby. 19. HPC recommends the applicant restudy the size of the doors on the east side of the historic building which lead to the garden area. APPROVED BY THE COMMISSION at its regular meeting on the 11th day of December, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Rally Dupps, Chair ATTEST: .. Kathy Strickland, Chief Deputy Clerk .. ATTACHMENT 7 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 1 -3,4 60, 1-1 0 ri rri « 6 , Aspen, CO i l SCHEDULED PUBLIC HEARING DATE: Imf 1 \ p 03 3 , 200- STATE OF COLORADO ) ) SS. County of Pitkin ) I, -~Al.04 «9 (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certi fy that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: . ~- Publication of notice: By the publication in the legal notice section of an o fficial paper or a paper o f general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting Of notice: By posting of notice, which form was obtained from the Community Development Department, which was made o f suitable, waterproo f materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing and was continuously visible from the day of , 200 , to and including the date and time of the public heafuig. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records o f Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) .. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement o f an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners ofreal property in the area of the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. 2- f~,elit<Q,6-.Cb<d. ti-<54./ \ *®lature U The forepoing "Affidavit of Notice" was acknowledged Xefore me.this.=211 -day of y\, 09 - , 2002> by EIR---<-5 1--a »C'U' i- WITNESS MY HAND AND OFFICIAL SEAL PUBLIC NOTICE 1 , RE: 135 W. HOPKINS AVENUE- MAJOR DEVELOP- MENT (FINAL) NOTICE IS HEREBY GIVEN that a public hearing< 2¢9»4.. will be held on Wednesday, December 11,2002 at My commission expires: Y~ a meeting to begin at 5:00 p.m. before the Aspen Historic Prebervation Commission, Council ~ Chambers, Cie Hall, 130 S. Galena St., Aspen, to ~ consider an application submitted by John Key SPA¢ M requesting approval for Major Development (Fi- nat). The property is located at 135 W. Hopkins Notary Public Avenue, Lot A and the west 22.5' of Lot B, Block oporss O 60, City and Townsite of Aspen, Colorado. Con- ~ 10 ..... e ceptual design approval and setback variances were granted in September 2001 for a project that Involves the restoration of the historic structure 4 0 on this parcel and construction of a new addi- tion. 1 .xllsisssS=r For further information, contact Amy Guthrie at 2 the Aspen/ Pitk·n County Community Develop- ment Department, 130 S. Galina St., Aspen, CO , (970) 920-5096. amyg@ci.aspen.co.us. s/Rally Dupps, Chair ATTACHMENTS: Aspen Historic Preservation Commission Published in The Aspen Times on November 23, 2002. (9694) COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL .. .e- RECEIVED Ski' 2 6 2002 GENERAL SUBMISSION REQUIREMENTS ror ASPEN l PITKIN COMMUNITY DEVELOPMENT FINAL DEVELOPMENT SEPTEMBER 26, 2001 1. Included in this application 15 a letter signed by the applicant that Gretchen Greenwood is authorized to act on behalf of the applicant. 2. Street Address: 135 West Hopkins 5t. ca«~v«j Aspen, Colorado a 'Gll tv 21-5 Legal Description: Lot lettered "A" and the west twenty-two and one-half (22- 1/2) feet of lot lettered "8" in block numbered 51Xty (GO) in half and to the City and Townsite (1 lt\Ib> of Aspen, Pitlan County, Colorado. Parcel Identification Number: 273-512-459- 112 3. A disclosure of ownership 15 attached to this application. 4. An 8- 1 /2" vicinity map 15 attached locating the subject parcel within the City of A5Fen. 5. A Site Flan depicting the proposed layout 15 attached. G. A 5,te Improvement Plan ts attached. 7. A written de5cnption of the proposal and how it complies with the City of Aspen Mistonc Preservation Guidelines,5 attached. 15 attached. 8. Additional materia15 including historic photograph5 of the Mistoric r~ource have been presented to the MFC during Conceptual Development and will be presented at the Final Development Meeting. 9. Attached please find the completed Land Use Application form. 10. Attached please find the Dimensional Requirement form. 14. The Residential Design Standards compliance 15 included in the written de5cription for requirement No. 8 17. An accurate list of building materials to be used is attached. 5amples of the final building matertab will be presented at the Final Development Heanng. 22. A statement including how the Final Development Plan conforms to the Conditions of approval placed at the Conceptual Development Man 15 attached. Res© lutto. :A atfuju.9 23. Final Drawings of the propoDed 5tructure 15 included at !4" = 1 '-0". .. September 26,2002 Ms. Amy Guthrie Historic Preservation Officer 130 5outh Galena 5treet Aspen, Colorado 81Gll Dear Ms. Guthrie, Gretchen Greenwood of Gretchen Greenwood and Associates, Architect5 Is authorized to act on behalf of the owner, John Key. My address is as follows: John Key 6479 Mimosa Lane Dallas, Texas 75230 214 750 1383 The office of the Architect Is as follows: Gretchen Greenwood and /\95ociates, Inc. 520 Walnut 5treet. Aspen Colorado 8191 970-925-4502. ;ylcerely. f lohn Ke Apr 1 1998 4:1571 FITAIN COUm TITLE 14 5834 7 4,6 . WARRANTY DEE) 11,90 TZI* DIED, *09 thil 07 day of APRIL 1,90 b.t-m FRANK D. 01•r, TRUSIEE 01' THE REVOCULE TRUST OF MAKGAn'r D. DAT, DATED OCTOBER 3. 1906 O, ™11 rot¥:-r OF »CULDER, STATE 01 Co RM. Ne =IE'[ GRANTBE who.0 legal addrci, 18 . 6476 MIMUIA LANE DALLAS. TX 75130 * courrY 01 , 5TATI OF TX J~ *111/Il)14 rbit for •ad la coulder.tion of the aum of tm dollarl J 404 othor 9004 and val-bl, con,id#tatlon. the r•clipt and *ufficisiagy of Ul which 11 her.by •ckDowl,11qed. the grantor naa granted, bartined, Bold Ind ~ AA colvirid, and by thi- pric=ts doo, grant. bargain. 0011 Ind ca=vey and eenfirm unto the grantee. hi• heirs and Ingn• for•ver, all the real Ef#* ahz ~ prop•rey to,th•r with iqrovl-au, if eny, eituiti aad lying ind b.i., 2 th. County ot PITKIN. State of COLORADO, le,cribel 18 folle». IOT I.Err.... .A- AICP TME *•ST TWE*TY-TWO AND ONE-HAL, 922 1/2, F,/7 0, Ler LET'Tilkn -D" 01 DI.OCK 100**¤, SIXTY (50, IN AND 19 TEE CITY AND 'TOWN®rIE OF ASPEN._ _ 0 111111111111111111111111111111111111111111111111111 lili %346 415434 04/09/1998 03:llp WD DAVIS SILVI 1 .f 2 R 11.00 D 70.50 N 0.00 PITKIN COUNTY CO Polll:12 vith all w,d •ingular the hiridita•*nt• and appurtgaince, t_hereto bilogglog, or la inyvii, apy,ztaining. ded ch, r/·rer,lon and r*vt/,1008. remainder., rent,. 18=ue, ind prefit, thor.02, and .11 tb- 0/tati. right. title. inciriet. claim and demand .*:at.wrv.r of the grantor eithet in law or *quity. gf, :n and to tha *Dov, bargeaned premi.ea, with th• hor•dltiminto *ad appurtar.,noes 10 -71 8,0 To "010 th, aaid premi"' aboiv bazgat.,d and 04*erlDed. ¥lth th• appurteaance., unto the voat-, his heir. and -ligu for,¥*r, And th, Crantar, for biullf. hi. heir, and ailigng. dol, covenent, grant, be/gain, and aer- te and with th *antee. hie heirs Ind as,ig-. that 81 the tlk,• of tbi *n,eallng diliviry el the pre•ent., b• i• illl •elzed of thi pr-10,0 above cony•y- 8,0 good. suri. p-lect, aboolut, and indefe*gibl. ..tat. of inberitance, 18 1., 18 fee .i.~1e, Ind h.. good rilht. full p-er aid 18•ful autbority te innt. bargain, Bill and gan-y tal *a- 1,» ma=er -4 2 011 U *Core,aid. and that tho I.*0 er, frN 6,3 *114 Cl-r from all fer-r and oth- gran#, bergal:». 081„. li=. t=u. 11 8.,O,$-Ati, and ri,trictioal of whatever kind or natur. 04 '0*ver. Ue•pt those -tt.8 U .t forth en Exh#at -A- attached bor•to 4 and ingorporat,d hir,in hy reger,Ince ~ ~~ 30 Irantes •hall Ind will Inim - millig 0-•0 tbi ah- bargilmid premi/el U the quilt agd plic->1* po/00/•ion of tbe grlntllf hil heir• ~ ~ Ur,~ -ad I--1~--- •g-*--t all -ad ,--ry p-r-0- er per-en- 1-tully clai-1-, thi ~ .holi or eny part tbar•of. Th. sil,ul= m-Mt oball includ• tli plural. n_ A \ tal Daunl th• •invular, and the rue of ginder shall De applicable to .11 ~ ~ ~~TUST 01 MARGARET B. DAT, DATED OCIOUR 04 19 4 FRker .. DAT, TRUSTEE OF ;IHE REVOCABLE r k . 1908 MV rr,Tz OF Cets<Add J £ tly=IM H da•Uit; ... ..19*.01. thet.--t w. ae.ne.led.d b.for. me thi. (ofkday of AP/24 11 +1 ~6, by nANK B. DAT, TRUSTEE OF T,rUVOCABLE TRUPT OF J,ARGARET B. DAY, «TOm 3, 1908. 4 -T band *od ot f 1,111 //01 _1»4-2(84 0 Notery public r.. Pdbr,ri..$,meir••:,P-/.3000 . t ..... l C , C.\ p CE I »01 415434 m DECLARATION RECEIVED 14/09/1998 .. . EXHIBIT ILA" 1. Taxes for the year 1998 not yet due or payable. 2. Reservations and exceptions as set forth in the Deeds from the City of Aspen recorded in Book 49 at Page 301 and in Book 59 at Page 188 providing as follows: "That no title ehall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws" . 111111111111111111111111111#11111111111111111111111111 413434 04/00/1908 03: 11P WD DAVIS SILVI 2 3 2 R 11.80 0 78.50 N 0.00 PIll(TH COUNTY CO 3 1998 4.16PIC PIT![IN COU~ITLE No 5834 P. 3/. goIT CLAIM DZED mi Mi. Nade th.• day of April . 1908 b.t--m =A BoaU DAY of the County ot BOOLDE* and St.to of CO, grmtor, and HAn •. Dar. TRUSTEE Or TME UVOCA,11 TKI;31 OF MANaRIT 3. DAY, DATED OCTURER 3,!991 Who. 1-gal add:~.. u · 211, 13·rE 31:25:r. Eman, CO, ,0302 of thi County o f DOULDER and Stat. of CO. grantee.. WIT=..... Thet th~ grautor, for Ind in con*idlrition of the eum 01 Tan Dollari and other good and v.luable co-ideratioc. th. rus.lpt and •uffiet-cy of Mitch 1, hlx,by Icknowled..4, h.0 r...stied, relul,4, .eld, couve,-4 and QUIT CIALMED, ind by thes, pr,Int, doe• reattle, r.le-0, Iall, 001-y ind GUIT CLAIM wate th• Foot-0. thlir hairm. m:oce*,or, aud es,igni foriver, all thi right. blel., Antinot, 0181= and dIN-d which the *ranter E- in and to the real property, together with inwrov-enta. if Iny, /ituit,. lying lod blin, in the County Of PITKIN end Stat. of celer.do, al/cribed a. 1011.v.: 88, Attichid Exhibit 'A' I lilli 11111111111111111 lilli lili 111111 Ill lilli lili lili 415438 04/09/19*8 03: 12P OCD DAVIS SILVI 1 of 2 R 11.00 0 0.00 N 0.00 PITKIN COUNTY CO TO UU A- TO NOLD th, im-, tog,ther with all and .ingular th, eppgr:imance, and privileg- thuriunto bilouging or in any•i- Uler•unto applrtal,ning, and thi -Uto. right, title. ator-2 and elli= whatioever. of tb. putor, -ith-r in Law or *quity, to tho only proper ual, benefit ind blhoof of the grantee/, th*ir hear, and 88•il:» forivir. Ibi *ingular E-ber ob~11 include U. plural, the plural the •logular, and thi 11•• of any lender shill A applicabl. te all 9/128/r/ Ill 11*YIVS I-»0;. The grantor haa,xecutid this el*«1 -1 the 4*te Det 21*14 er'ZE o, Cate..'dd/2 com,= O, 861&9(.tA./ 1 - Th. 20,-ping in,trumene veD ack=-1.*g.d b.fer. - thi. 4 +47 Of ApR-IL 1, 9~, by na= BONAR DAY •11*Ess •y hand and official -1 baR il_ Notary Public 4-1-1000 // D 9 I., El A /0( .. EXHIBIT A LOT LETTERED "A" AND THE WEST TWENTY-TWO AND ONE-HALF (22 1/2) FEET OF LOT LETTERED "B" IN BLOCK NUMBERED SIXTY (60) IN AND TO THE CITY AND TOWNSITE OF ASPEN. i im lilli mil "ilii mi lili ilillii iii mi fili lili 415435 04/09/1990 03: 12• OCO DAVIS SILVI 2 of 2 R 11.00 D 0.00 N 0.00 PITKIN COUNTY CO +CNAK 3 m HU-ut,N 1< 6 D FIC'{JA, 1 A 1 N 3 , FLATS ROAD SUBDIVISIDA) \ j l *p<€ 2OC SEE PASE-JO ~ ~ h , 19#UOUB,4 ¥ \ f - CE , PheA<Z rel:wa # b Alot~ t, 4./. S 4 ~ .,;U Le 01 .//=h ASPEin VBP-N) INSTI'M*OV~eL.1-- 04 1 0 2 HO 4 3 W Q. 0 1 -AM:1 3 3 K A,56** 4 rli*¥ha@PAM LOAk " 9 \ UIJ 0 13~2~~1~~ A~ AMM- 4 44 t J l, , C , a 93"ClIE]El b 6 8 + A e r-1:21*14£1lf¥ fl Pif-1 ; 98 C 1 , Ascorr &43~5]43€]th- 0 7 4 Que£3 # 000 MAI W 61- .2} HO K; 19'42 [Pbc]11@Af~1 O .4, 1 H 4'~A.~...1 1*;606 __/ El %7-Z NYMAO 8 7 ~E * 22* 1-1*nd . 41 / 4 e PITAL 2-17--EiJ~ig V 4 /35 El n , / 2103 ,•2"G>.- F2472. •2; f Visr,#*m•*af 11-2 -T.Au 2 ,*R=Er v l 4 waiBir~ *23*'A, 0 127315#* ..r U 4 A- 4 8 • NO r DN,W* ~¥AL E \614 9 / A ASPEN <U.0 Or=62 . . 0 . ~464~~,452%164~0<48.6,* 464~1~121696i~0~4*~ 464~~ «r~> Property Line Ok AL,· v. KE,fid. r? *i r: 4#31*164 qu t PA ~$ ' 14 44*37. Ct, t 'fl -0 00 :.--,h c,9,0.a .---1 *aw b O 9.0 & 1.20 . tr y ..a-1LN 7.11 01:] a G et>40 0 0 f * x / &911 6' 4€pe~~ 0 • 0 - 0 -1~y t> 0 20 0 bo 0 . ' D V Q.h) Cto- fl:4%1 9 S. ed' 9/9/ D 960 4 V.:·P'. 1 & j Potio 429 ~ 0 \ I Gretchen . 4 :0536*Alle'liffitib Greenwood & Associates, Inc. 04 A 0 4 % 4.,1. ..2./4~ 61 520 Walnut Street b ar.. . I. :g.,7/7 91'Sy VO'10 9 1,6,~rup:.'/ Aspen. Colorado 81611 1711*2 il / 970-925-4502 Fax 970-925-7490 0 0t'/3/9 Ridge 6»- 4...' A // 0 7 <9 1912 12/12 ~ ' Val,t 2 0 < -t Flot Roof ~|Iq N 1.-U ~ 12/12 - Exist. \ h 40 Ridge 1 Vl V\ Vt VJ V' UNBo 6 //1 111 - 'r, ~12/12 Flat Roc; C~ R. ,:7*2£-9 4'-9 ., j.<.~x>/Heated Deck Belowlx>/< ~ New Hue's for Chimney/Roge Rk ge ill / not Roof /v /v /v 4.X XXX 102'-6' .-- 103-'6' 12/12 - / V I 3/12 2/12 12/12 y'L lo z, _ ~ ~12/12 12/12 \ 41 6 ok:D Entry Patio .11€1%04. - 24 »4 2.4 14/ 9; 6'sd<I3114:~ . b · r: e* 6 b:t>> * 1. 6 (64 9 601 70/. 6,26:66(1173> 41»0 t../ r or v. 41*~-1 4 ··t i.~™ A A tt'C># 27 M 4, 0 6 520 4 b 64- - 4 .O r . V . 10 /0 0 .2 8 . 1 Is & ' b*f ' 1 . 41 3 6 0 04 t, 9 9 e 0.- C %=> Property Line 0/=>> 0 - 0 b 0 » Del 0 7 d D =57 b 12<2* O DAU 8/12/0 SCALE: 1/10-=1'-0 JOB· DRAWN BY GG CHECKED BY GG REVISION& FIRST STREET 00 PROPOSED SITE PLAN SCALE: 1/4" = 1'-0 HOPKINS AVENUE ~ The Hopkins House . 7. Wntten Descnption of the Proposal and how the development complies with the review cnteria of the City of Aspen Mistonc Preservation Guideline5. a. A statement of the effect of the propo5ed development on the original design of the hou56 and character of the neighborhood. Unlike 5Ome 5ettings for hetoric homes in Ampen, 135 West Hopkins borders histonc homes on the street side of the property and large condominnum developments on the immediate borders of the property. . It is the intention of the development propogl to res,tore, remodel and add on to the h,5torIC residence at the front of the property. The development deta,15 are 25 follows: Zoning Characteristics Required Fropo5ed Zone District: R-G Lot 5,ze: 5,250 5q.ft. 15<15tlng Floor Area: 2,707 54.ft. Main Level: 1,967 51.ft. Upper Level: 838 5£4.ft. Lower FAR: 21 6 5q.ft. Total: 3,021 54.ft. Allowable Floor Area: 3,030 54.ft. 3,021 5q.ft. Allowable 5:te Coverage: 2,362.5 54.ft 2,22G 5q.ft. Or 45% or 42.4% *Minimum Front Yard Setback: 10 -1 0. 7'- G" *Combined FronURear 5etback: 30'- 0" 5'- 0" *Minimum 5,de Yard 5etback: 7' - G. Old Mou56: 2'- 0 New Add.: 7'- G Minimum Combined 5,de Yard: 12'- G. 12'- G. Parking: 2 5pac€5 2 5paces Height: 24' Complies * Varianc:65 Reque51;ed (Please note that architectural models, drawings and photographs will accompany th,5 wntten text at the Conceptual Hearing. PROPOSED DEVELOPMENT 1. The front historic building will maintain it original location on the 5lte. The historic building will become the Living room, Dining and Ivtchen area of the propo5ed development. The existing building 15 a 1-1/2" story and the existing 22' height will be maintained. 2. One triangular addition will be added to the East 5,de of the building approximately 22' back from the front of the building. The height of this new roof will be the same height as the portion of the exi5ting roof. 3. The front bay window will be kept and restored. The window5 will be replaced to more closely match the historic windows as documented in the hi5toric photographs. .. 4. The front porch will be changed and r~tored to the historic design that is evidenced in the hetoric photograph submitted as part of the Conceptual Development Application. 5ee attached photographs. 5. Two bay windows on the We5t 5,de of the house will be re5tored and replaced on the building in their original location. The Met bay window will be demolished. G. The existing fascia detail will be matched and restored where the materials can be kept and reused. 7. The root Dhingles will be removed and replaced with a material more closely resembling the sheet metal roof in the historic photographs. 8. The existing brick chimney5 will be removed and replaced- Two new flues will be added to vent the Mechanical room and the new interior fireplace. 9. A new two-5tory addition will be added to the south of the building that will include two bedrooms, garage, and mudroom. The building height will be G'-G feet higher than the original building. The fulal design of the building will be presented in model form to the HPC. .. 7. DEVELOPMENT KEVIEW 5TANDARI)5 for FINAL DEVELOPMENT (Presented during the first Conceptual Development) 1. The proposed development 15 compatible in general design, ma55,ng, volume, scale and site plan with designated hetoric structure on the parcel. The proposed entire development includes the restoration of an hmtoric hou5e with two proposed additions. The exeting main floor of the old hou56 15 950 square feet. It 15 the intention of the propooed d€5ign to re5tore the main floor of the building and remodel it into the bving room, and Dining room w,th a one-story K,tchen addition to the back and [25t 5,de of the old building. By utilizing the old hou56 for the main living areas, the largest 5quare footage requirement5 are maintained In the old house and on the ground floor. This is hetorically accurate for the development of the house and Creat/5 1855 ma55 for the southern propooed addition. The Ke5idential Deign 5tandard5 are abo satefied with the 5treet entry off 1-lopkin5 5treet, a oneetory entry element, street facing principal windows and a one-story ma55ing for a distance of fifty-five feet to the south. It Is al5O propo5661 in the design to build a rear two-story addition, to the hi5toric house. Th,5 two-story addition to the rear of the property creates a complementary ma55trig between the histortc hou56 on Moplan5 and the immense three- story condominium building to the east and south that surrounds this historic property. The new roofline begin5 25 a one- story element that becomeD a twoetory element at the rear of the properly. Th,5 de5,gn maintains the integrity of the old house by veually moving away from the old houDe. The three story condominium buildings to the ea52 and the south dominate the exeting historic hou56 85 well as the propo5ed development. With the two-story addition to the rear of the property, the dominance of the threeetory condominiums reduces the impact of this the58 tall 5tructures on the histonc house by the addition of the two-story addition. This proposal addresses both the massing of the historic homes on the corner of Fiet Street and Hopkins a5 well as the condominium development to the 5outh, acro55 the alley. Therefore, the bulk of the 5quare footage e developed in the old house with a 5mall addition to the €25t of the building. The south and rear addition that connects to the old houx with a one 5tory link 15 planned to have a bedroom, bathroom, mud room, powder rm., laundry room, and one car garage on the main floor with a ma5ter bedroom at the Upper Level. By de51gning the addition to the rear for bedrooms, the size of the addition to the rear ts lessened. A ba5ement 15 propO'bed for this house that would be below the historic house and the proposed addition. The two east light wells are hidden from Hopkins 5treet, with one light well located to the very rear of the new 5tructure, just off the alley. The 15 cons,5tent with the Design Review Guidelines. No FAK bont,5 :5 required for tile architectural de5ign. The propo5ed r€5idence will be 2,863 5q.ft above grade in Floor Area. The remainder of the allowable FAR on th,5 5!te MIl include 233 51.ft. for the Lower Level basement development. Only setback variance are required for th15 design. The h,5toric house will .. remain in the ong,nal location, thus requiring setback variances. The existing residence occupies the hot 55 feet of the site, thu5 requiring the development to be off the alley. Specific 5€tback vanances are listed above. 2. Th,5 proposed development reflects and 15 consi5tent with the character of the neighborhood of the parcel propo5ed for development. This development maintains the historical integrity of the neighborhood at the corner, because it retoreD a Victorian re5idence forever In th,5 neighborhood. In addition, the neighborhood character around this h,Dtortc property 15 two-fold. Historic residences dominate the corners of this intersection at First Street and Hopkins Street, and large condominiums developments dominate the south and €35t of this historic property. The large condominium developments to the 5outh and east of this property completely dominate th,5 1-1/2" story building, but with the development of the rear addition on the his,torical property, the dominance of the large condominium building on the historic building is lessened considerably. Therefore, the proposed development 15 Con515tent with two a5pects of A5Fen'5 history, the mining era and the prevalent ski Industry. The design 15 consistent with the neighborhood. 3. The proposed development enhances or does not detract from the historic significance of designated h,5toric structures located on the parcel. The propaed development 15 de5igned to re:Dtore the building to It5 original matertab 85 documented by historic photographs, 25 well as to maintain the original form of the building. The proposed addition on the hiotoric residence 15 2 feet below the highest point of the historic roof, or the Jame height as the lower historic roof. The two-story roof to the south 15 only 7 feet above the exeting historic roofline. The proposal enhances the historic building by maintaining 5,milar details and building forms. Therefore th,5 proposal meet5 5tandard 3 , 25 the hetonc building will maintain the 5'entficant historical detaib and lay the foundation for the details on the propo5ed additions. 4. The propo5ed development enhance or does not detract from the architectural integrity of the hetoric 5tructures. The propo5ed new development has been designed to be sensitive in form to the existing hi5toric building. The restoration. and the simple lines of the one Dtory and two-story addition maintain the architectural integrity of the old building. r na nv. F. U2 .. Land Use Application THE Cm OF ASPEN PROJ E< T: N=-- -The. ktoplons House u~=. 13,6 Ast Hopkins, A'>pen Colorado 8/e// (Indicate street address, lot & block number or metes and bounds description ofproperty) APPLiC ,NT: Narntt JOHN KEY Add= 447(0 M-tmosa LaIla Z>al/as, 72*1$ 75280 ™ne#. 2/'t· 750· /838™~ E-mail: REPRES ENTAT1VE: N=.· G rdthen a reCA 1*Dad Ae=. 5&0 Walnttf fit· Aspen Colmulo glu// phone #: 945 · 4 50 2 F.*.929.7+90 1.-te.94'€Cn woW 0 € afth l,n K. nct TYPE 01 APPLICATioN: (please check all that apply): Elistoric Designation £ Relocation (temporary, on or off-site) Derlificate of No Negative Effect C] Demolition (total dcmolition) Jertificate of Appropriateness E] Historic Landmadc Lot Split -Minor HiStOIiC Development -Major Histonc Development C | -Conceptual Historic Development -Final Historic Development _El -Substantial Amendment EXISTIN G CONDITIONS: (description ofexisting buildings. uses, previous approvals, etc.) -BNo El(trnNG Nruclurea - :4644* 1Pull 1/myk. j,¥1¥ g.8 & Ectk apax Mbuts: Approvd tw Demol 0901 PROPOS 410: (des¢IiptiOn of proposed buildings, uses, modifications, etc.) __67.2 a.lktrk·de Tr 111 Frl. De- re-kp nlud~ F€-vit{,3 , .. 0. FEES DUE: $ Paid-Q donctfill,LI Om re MA/-03-2002 FRI 02:07 PM ~ FAX NO. ~ P. 04 Dimensional Requirement Form (Item #10 on the submittal requirements key. Not necessary for all projects.) projw -The. Htpkins UOUst 135 Wed 4/opkins Apprwmt JOHN kEy Projec t Locati OI : 1 86 Wot N~p/Ons Zone Q./A Distrid ; r. W Lot Size: 5, a 60 24.-Ft Lot A-B: 3,030 29. Ft. (For the purposes of calculating Floor Area, Lot Area maybe reduced for areas within the high water mark, casements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Comme©ial net leasable: Existing: Proposed: Number of residential units: Existing: Proposed: Number ofbedrooms: Existing. Proposed: Proposed % of demolition: 25'96 16 667$77£ 8;> DIME:AS IONS: (write Wa where no requirement exists in the zone district) Floor A ea: histing: 2909 -Allowable: 6,030 Proposed: 3r02 U Height 2490 4 ' 1 Princit,8 1 Bldg.: Existing: 20 -4, Allowable: *,wipt Proposed: 0<.- Acces se ry Bldg.: Existing: N l A Allowable: ANA Proposed: N /A On-Site parking: Existing: 0 _Required: 2 Proposed: 2 % Site c overage: Existing: Required: proposeta, ©apc, s 9.-f~ ·. % Op:n Space: Eating. N[A Requirtd: NIA propostd: NIA Front Sc tback: Existing: 7 £ Co " Required: /0 ID" proposed: /-69 £-I I, Rear tic back: Existing:3 0 lot' Required: 3 * D Proposed: 0 -0 Combin :d Front R :ar: , ti Eyisting: 30 Lot' Reqdrea: 30 Lo " Proposed: /2 -0, Indicate N, S. E. W Side Set back: Ernuting:,4-d ' W Required.· -1 1 G "W Proposed: -1 -1 (D 4( A-0" 17 ,) W Side Sci back: Existing:23' E Required: 5 LD " E- Proposed: 5 LDI' Chow) W 1 11 Comtin 3d Sides: Existing: 12 -DRequired: /al-&) 4 --.Proposed: /2 40 4 Existi W non-conformities or encroachments and note ifencroachment licenses have been issued: nont Varialic ns requested (identify the exact variances needed): libnt ycud Bitback ivr k/u 47Nic 15'4 1 5-(01 SKU 4 24 6(*badz. 0.6, ktts-Tmek BLE)(D = 5 Lult Combi'ned Nuft'I- mn d. 4,ar qu,ct Scfha ok : Is LOU MAV- 13-2002 FRI 02:06 PM ~ FAX NO. ~ P. 03 General Information Pleast: check the appropriate boxes below and submit this page along with your application. This injormation will help us review yow plans and, ifnecessaly, coordinate with other agencies that may be involved. YES NO I J Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration? X . Does the work you are planning include interior work; including remodeling, rehabilitation, or restoration? 0 ~ Do you plan other future changes or improvements that could be reviewed at this time? 0 ~ In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative E [Tect and a building permit, arc you seeking to meet the Secretao of the Interior's Standardyfor Rehabilitation or restoration of a National Register ofHistoric Places property in order to qualify forslate or frderal tax credits? 00 UNKNOWN 61- 4019 41#i -/16*c Inlbrmahuk. ntusia/4 0 If yes, are you seeking federal rehabilitation investment tax credits in conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner-occupied residential properlies are not.) 1 1 0 If yes, are you seeking the Colorado Stale Income Tax Credit for Historical Preservation? Please c heck all City of Aspen Historic Preservation Benefits which you plan to use: D Rehal,ilitation Inan Fund O Conservation Easement Program *Dimensional Variances O Increased Density 0 Historic Landmark Lot Split 0 Waiver of Park Dedication Fees 0 Conditional Uses 0 Exurption from Growth Management Quota System C Tax Credits .. 17. final selection of maJor building materials to be used in the propo5ed Development,5 follows: MI5TORIC HOU5E Historic Building: Wood siding: 4" exposed face bevel 5iding. Through historic Research, it was the original building material of the h,5toric Residence. Roof Matenal for Historic Mouse: Sheet Metal, closely depicting the historic material 25 evidenced in the historic photographs. The color will be determined at a later date. Building Trim/ Fascia: Restore the existing faxia. Replace with the approval of the MFC any matenal found to be rotten, if it 15 determined that it can not be repaired. North Bay Windows: To remain in existing location, restored and repaired We5t Bay Window5: To remain in existing location, restored and repaired fet Bay Window: To be removed. beting Brick Chimney5 To remain In existing location, after being dismantled for relocation and repaired Forch Columns and Detail: New Wood detail to match historic photograph 25 depicted. Ext 5ting West Loft Windows: Maintain original windove NEW CONSTKUCTION: \Wood 5iding: I x 4 Vertical wood siding Square Edge Smooth for Painted Fineh And 4" expo5ed Horizontal Bevel Siding Fascia Detail: To match original fascia design Koof: Wood Machine Cut Cedar 5hingles Windove and Door·5: Clad Double Hung and Fixed a5 5hown 0 . RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR LANDMARK DESIGNATION, CONCEPTUAL DEVELOPMENT, PARTIAL DEMOLITION, TEMPORARY RELOCATION, AND VARIANCES TO RESTORE AND MAKE AN ADDITION TO 135 W. HOPKINS AVENUE, LOT A AND THE WEST 22.5 FEET OF LOT B, BLOCK 60, CITY AND TOWNSITE OF ASPEN, COLORADO Parcel ID #2735-124-59-112 RESOLUTION NO. , SERIES OF 2001 WHEREAS, the applicant, John Key, represented by Gretchen Greenwood, has requested landmark designation, conceptual development approval, partial demolition, temporary relocation, and variances for 135 W. Hopkins Avenue, Lot A and the west 22.5 feet of Lot B, City and Townsite ofAspen; and WHEREAS, Any structure or site that meets two (2) or more of the following standards may be designated as "H," Historic Overlay District, and/or historic landmark. A. Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. B. Architectural importance. Based on the building form, use, or specimen, the structure or site reflects an architectural style that is unique, distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. D. Neighborhood character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. E. Community character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location, and architectural similarity to other structures or sites of historical or architectural importance; 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 26.415.010.B.4 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. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). 2. 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, No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all of the following standards are met: A. The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. B. The applicant has mitigated, to the greatest extent possible: (1) Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions, and (2) Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions that are compatible in mass and scale with the historic structure; and WHEREAS, No approval for temporary relocation shall be granted unless the Historic Preservation Commission finds all of the following standards are met: .. 1. Standard: The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation; and 2. Standard: A relocation plan shall be submitted, including posting a bond or other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation; and WHEREAS, Amy Guthrie, in her staff reports dated September 12 and September 26, 2001, performed an analysis of the application based on the standards, and recommended approval of the application with conditions; and WHEREAS, at their regular meeting on September 26, 2001, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of 5 to 2. THEREFORE, BE IT RESOLVED: That the HPC approves landmark designation, conceptual development, partial demolition, temporary relocation, and variances for the property located at 135 W. Hopkins Avenue, Lot A and the west 22.5 feet of Lot B, City and Townsite of Aspen, finding that the review standards are met, with the following conditions: 1. Study the upper story plate height on the new addition. 2. Use grates instead of railings on the lightwells, consider some other type ofrailing thatn the very contemporary metal one shown for the stairs and decks, and possibly lower the height of the hot tub deck to make the addition more sympathetic to the size o f the historic resource. 3. HPC grants the following variances: 3' front yard setback variance, 4'6" rear yard setback variance, 17'6" combined front and rear setback variance, and 5 '6" west side yard setback variance. APPROVED BY THE COMMISSION at its regular meeting on the 26th day of September, 2001. Approved as to Form: David Hoefer, Assistant City Attorney .. Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk .. 22. A wntten desenption of how the Final development PIA'ncOntorms to the conditions 5tipulated in the Conceptual Development Plan approval. (attached is a copy of the Approved Development resolution) 1. Condition I: 5tudy the upper 5tory plate height on the new addition. The upper 5tory plate height was reduced by I foot and the ceiling5 were lowered tri the new addition by G". The historic building wa5 brought out of the ground 1 8- to further reduce the height between the old building and the new back addition. The lowering of the ceiling height and the lowering of the plate height of the uFFer level resulted in a height difference between the old building and the new roof line of G'-G". 2. Grate5 are not going to be in5talled instead of a railing, on the northW€512 corner of the light well as has been suggested. This is a new light well and the failing detail at th,5 northwest corner 15 a repetitive detail that occurs at the upper deck in the 5ame corner. And 15 more architecturally compatible than a grate for this light well. Thts conceptual condition requirement has no significance to the preservation of the historic building. The hot tub at the propo5ed third deck level ha5 been eliminated completely, allowing for the new addition to be more sympathetic to the historic reource. 3. Two new revisions to the approved Conceptual Mar, that is being propo5ed for the Final Development Flan is the addition of a pair of Doorn that will allow the owner to acce55 the proposed garden that will be developed to the €25t of the hetoric resource. The doors WIll provide access for the bving areas of the old building to the garden. The unique placement of the h,5toric building on the Dite allows for this large open space between the apartment building and the h,5tonc building. A 5econd revision include5 the addition of a roof over the parking area to the north eaMI 8¥ ttid new addition off the alley. .. 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: 135 W. Hopkins Street, Lot A and the west 22 96 feet of Lot B, Block 60, City and Townsite of Aspen, Colorado by Resolution of the Aspen Historic Preservation Commission numbered 42, Series of 2002. The approval is for a restoration of, and addition to, the existing house, and setback variances. For further information contact Julie Ann Woods at the Aspen/Pitkin Community Development Dept„ 130 S. Galena St, Aspen, Colorado (970) 920- 5090. City of Aspen Published in The Aspen Times on December 21,2002 .. Certificate of Appropriateness THE CITY OF ASPEN Fi,Approved O Denied Applicant: -L\A a \42-1 For the property at: \ 31 W \Axipti 05 This \ 2 day of b-u_rnjetr , 20 01 plihe following alterations have been approved: -R-25.Ek-z>CU~ D.a 09- ft£ihxj-€.C.3 dz- 411:ly~<43 93kul i»'t·.2 Ce·+9*h«rk BA £0- 6,1-5.N»ul*- (b·-511 < c rh ov= c,V cx A A.i~-h 0-n Ab \Alt#Dri U /Uzu3*2.-3 ~~Approval was granted via Resolution # H 2- SOr,Ub J *DED 9. which details the conditions. El The applications has been denied for the following reasons: Loct>~-A~ -- Historic Preservation Planner Expires 3 years from date shown. Issuance of this certificate does not exempt the applicant from complying with all City codes, including land use and building codes. .. 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 of Aspen Municipal Code. This Order allows development of a site specific development plan pursuant to the provisions of the land use approvals, described herein. The effective date of this Order shall also be the initiation date of a three-year vested property right. The vested property right shall expire on the day after the third anniversary of the effective date of this Order, unless a building permit is approved pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of vested property rights, this Order shall remain in full force and effect, excluding any growth management allotments granted pursuant to Section 26.470, but shall be subject to any amendments to the Land Use Code adopted since the effective date of this Order. This Development Order is associated with the property noted below for the site specific development plan as described below. John Key, 5467 Mimosa Lane, Dallas, Texas, 75230, 214-750-1383 Property Owner's Name, Mailing Address and telephone number 135 W. Hopkins, Lot A and the west 22 M feet of Lot B, Block 60, City and Townsite of Aspen, Colorado. Legal Description and Street Address of Subject Property The Historic Preservation Commission has approved a plan to restore and add onto the existing historic house, and has granted setback variances. Written Description of the Site Specific Plan and/or Attachment Describing Plan Approved per HPC Final Resolution #42, Series of 2002, December 11,2002 Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) December 21, 2002 Effective Date of Development Order (Same as date of publication of notice of approval.) December 21, 2005 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.) Iswal this 21 st day of qcember, 2002, by the City of Aspen Community Development Director. 86 Ann Woods, Community Development Director i .-.R U 0 000 t®0 T 1 42-C | 16'-¢ 84' 0-6 ,-11, 12'-4. 12'-80» 15.-71. Gretchen Greenwood \./ & Associates, Inc 520 Walnut Street t 1*12 ~ 4 Aspen. Colorado 81611 970-925-4502 Fax 970-925-7490 \ 12/12 --I 12/12 1 1 - I _1-2 1 9/ C .® 8- V ey 12/12 t Ridge \=-4· 12/12 73 V ~ t 1 Exist. I -- Flat Roof - s; 41\ 0 1 1 Ridge --I ./ nul Ruvt /1 U<I\ Flat-* 12/12 - - 00 lil Heated Deck le?ow '~' ~~ New Flue's for Chimne#Rang. Ric ge lip l.3/1 Uxt./ 4 Flat Roof .- / P 12/12 12/12 3/12 2/12 ~ ~12/12 ~ '12/12 ~ * , 9 + 21 \ \ SCA!.E·. I /4=1'-0 4-0. r JOB. DATE ISSUED 8-12-02 DRAWN BY: GG CHECKED BY: GG 7-¢ 8-¢ REVISIONS: 3'-11? :,-9. 12.-4 15-7* 25'- ¢ 7-0" 26'-4~ 8'-116 41-0; 03 40 (4 + ® C F ) ('83 (12) 8 \0 ~ROOF LEVEL PLAN SCALE 1/4 H'-0 The Hopkins House Aspen, Colorado .... 0 000(0 00 0 23/141 f 42.-4- 41.-011 -1 . 16*-43' 8'-6. 8'-6. 8'-11~ 12'-8¥ 120- 8~ 15'-7~ 3'-1¢ , 8'.9, 4-¢ 1 - j 1 1 - 1, Gretchen -* Greenwood 4 & Associates, 1nc 520 Walnut Street 41· L ' 3 N & Aspen, Colorado 8]611 8 970-925-4502 1 I ~ 1 1 Fax 970--925-7490 ' k 8 i His Closet Her Doset -~ 1 01 - 4 4% 1 f / mu-«411 - -ir' Dressing Area 1 41 - 4-- - LE % Upper Hall Wast. 807/1 --~ O 2 6 Top =,f PIT 114' 5 -1/8 Top of Pr -1/ =0 Open Down to Beloy 1 -k - =2~=====~\ $ C. Al 7) - - 99 0 « 1172 12/1'2 LO M ~ 12/12 Exist. / ~12 12~ ~_ _ Top of Ply: 114' 5 -1/8' N Ridge I. 171 - 10 2/12 -1 0, 0 *nu k / Heated Deck ~ ~ New Flues for Chimney/Ror], / 160 4 ' EB- · Rot Roof 3/12 2/12 12/12 12/12 iti t-~ -- Roof Below Ughtwell Below T 4'-0' r SCALE: 1/4~=1'-0 JOB. 8'-40 DATE 6SEED: 8-12-02 8'-4j 4'-4 12'-8~ 15-7~ DRAWN BY: GG 25- ¢ A. CHECKED BY GG REVISIONS· 7-0» . 26'-¢ 6'-11; 41.-01 (*3 /-3 - U 3,) t) 6) ® L. ~UPPER LEVEL- FLOOR PLAN SCAti 1,/4. =1'--0 The Hopkins House Roof Below 0 0 . 0 0 000 0 0 0 0 42'-4* 16'-41 8'-6. E-6. /-„3· If-¢ 18'--0. ~' 41_0~ iF-1. 0,4. -214 :4¢ I - El. 106'-0" Gretchen >< x ~ Greenwood & Associates, Inc. 4 AN 520 Walnut Street 1: T 801¥11 -t -'1~t~ell Betov| ~ Aspen, Colorado 8161 1 970-925-4502 Fax 970-925-7490 4' --~---~ -~~ ~| Covered - Parking Area + 74 Mud Room M 1 -461- - ME= I 0. 9 UP -KN i h = 1 1 #23 Terroced Plonters 6 -Top of Plywood El. 104'-6' , El. 105'-3' 1-3 - Down Garage *r 17 Rl-- 7 - =Ma Down Tce of Plywood Lightwell Belowl 11 ZE~ZE||1 04 0 0 in El 105'-6' = 00 < 21'-4. 1 . 2/2 Loundry ¢ 4'-0. 1 7 3'_,· 6 k 17*T .- 3=Ar (4„,) - Existing Buy Window to Remain U L- 1*4 880 | ~,t*, 1~~. -----------~-7 fl I Shower 11. 4'-- 0. ~' ~_5~ 12'-1~ Closet i¢ 16'-¢ 3-24-1 Top of Ptywood 1 1 El. 104'-6" 1 ~t /me-2 44271541 - ArN 7. Tl 1 111 31 7 11 -te . Bedroom 1 2. -9 1) AN , 1 a T i. 5 b 110 . Top of Plywood ' ' Top of PIPROod El. 103'-0' u·> ~~ El. 1066' I El. 103'-0 - . 5-64 ~L ,<f-60 Bath 1 / U. 11 1 /1 C 1 + 4- 4 i k / - Living Rm. 1 Lightwell -4~ 1 - VII 11 1 r - 91 : E 2.23 x- El. 104'-6. 1 . t-- 1 1 1 M Ir-1 -- -- (f) Wood Deck ~, Exist. Wdw. ~~ To Remain 41 7-4 1 51. SCALE 1/4=1'-0 Exis· 2 g Boy Windows to Remain , I JOB b - I DATE ESUED 8-12-02 Al--7/rj e 8'-4. L 4'-4. 12 -¢ ,-4 DRAWN BY GO aHECKED BY GG 11.-11/ 20,-la» 1 8-4. REVISIONS 9'-10* . 11-4 1 28'-4. 7-0' , a'-1'al 411-0~. t 4,) C/ (1iij j) i iF --J .~I ~MAIN LEVEL FLOOR PLAN %21/4»= 1-0 (i) 40 Existing Dimersion V.I.F. ... 0 0 0 0 ® 0 0 0 94-/8 42'-4* 41Loa- 16'-4~ d-6' 8'-6. 8'-1,1. 19.-4 21-0. %0 1 Gretchen & Associates, Inc. Greenwood .1 520 Walnut Street (31) Z Aspen, Colorado 81611 - 970-925-4502 A Fax 970-925-7490 to cn ./ I C 0 e IN U E Fomily Room Both 4 9 . - -% 18 42 E-- o-Down - f 3 ~ e C. O.0 Bedroom 3 * 2 1 F IlIl'l- 7 D< 1 C / Seot Bedroom 4 71„~ 1 ·~~ '~~~'~~~~ 1-'4 f ''~ t ~, L Media Area ~ 7 (17 r' r t '. e / Storage r = Mechanical Room / ~*~ Owner's Storage : Closet -~ ~ Lightwell ty ¥+ 4 : 4 h h h . * (i) SCALE: 1/4.=11-0 (f) 7 -61» r JOB: DATE ESUED 8-12-02 20·_ly 84' DRAWN BY GG 12'-8, 28'-4. CHE(XED BY (,6 7'-0~ 26'-4~ . REVISIONS 41'-of 0 0 0 00 000 ~SCALE- 1/4'=f-0 - -- --- LOWER LEVEL FLOOR PLAN asnoH guild -. 01 ... 1 1 Top of Ridge: El. 128' -8 5/16* 444@ Gretchen 111 111 1111111111- 1'IhIMT 11 1| 11111.1111 111 U 1 ll Hill 11 1.11 lili I lillk -f,HIi, P,N !|tlll,! 17,91-~1111 HIM !)11!1 HIM ,!l !11!'1 !1111 !11'11 111!'> Greenwood /111111111 011111111 1111 ®11 IHIH 111111111111 HIM HI 11 It 111 Ililll lili Ill I\ & Associates, inc. 01 HI 11 11{11 In] 11 Hil i Hill lilili HH I litlil lili I ill!11 1111" 1"11 11111111111111 I-j 520 Walnut Street 0111111 111 Int 11111 111 111 Hull litill HI-l| Il|li| IN li |lillr'-10,*441 il HI I Hull IN I A 81% i iII 11 1!1111 ilin Li it il 111111111 Iril 1111 1 111Eii 11~t'-1*%%,/lili 111 1141111 1 1 11 IN Aspen, Colorado 81611 Top of Fin. Deck: El. 124'-3 7/8 lill i Il'Ill HIll l ili/[lilli lili 1 1 l il li t|lili 111 Igmt Ii' I..4441''" ' ""'~''Ill ' 11" '1~ 970-925-4502 .,11111,1 lilll Ilill bl 1 011 1 HIll Ill A .1 IT 1111 1283 ' 88*8|| Fax 970-925-7490 Top of Plate O Upper Level 122' 9-5/8" .11 1 11 1, 1 1 11 1 1'11 H tt 1 1! 1,1111 1 11 111 , , 1 11 .LUJ.L.1~A /11 lilli 1 1111 -11, 11 IN ,1-111 11111 I lill i ' 1141111 111:**f 1,1,11'11111'1111.11 TrivC \ 1 LIli 1 11111,1, 11 111 111.111 HI. / :\ 1 3 2 lilli Ill- 11111'll IN „ ' 1'1 11 1111111 11 1 1 , 111 i 111/rl 11!ITII Ill 1111 11. / «\ ,~d -4101#641#fiEL'/ .\ C= ,-Ill!11111!12'" M.' - *2£ Top of Plywood @ Upper Level 114' 5-1/80 'fit 1 lilli HI 11 lili $ Top of Plywood @ Upper Level 114' 5-1/8. / 2_ TTT-T- 1 1 1 -7 -*9. 0 10 Ul -- -- - ~m <f' 1__dul A --4 -1 11 li 11 Top of Plywood @ Living Level 104'-6" 111--11 11 -fll 1 9- --- 21 0 - --=- 32 -1 3-2 Top of Plywood O Living Level 104'-6. a / CO,TI ~North Elevation SCALE. 1/" = 1'-0 SCALE: 1/4-=1'-0 JOB. DATE ISSUE]) 8-12-02 DRAWN BY: GG CHECKED BY GG REV LIONS Colorado 0 . . . HISTORIC BUILDING Top of Ridge: El. 128' - 8 5/16' Existing Brick Flue's to Remain Gretchen Greenwood 0 & Associates, Inc. lo of Plate @ Livin Level 122' 9-5 8' 520 Walnut Street Aspen, Colorado 81611 BBE 0 0 970-925·-4502 Fax 970-925-7490 1289 UU Tgg. of Plate 0 Historic Bid . 115'-6" .B Existing Site Verify - To of PI @ U02£f-level 114' El.IAL- + 4% T of Mole 113'-71/2' Tof-PlaiL_-112'-7-UE_ 0 0 4 13 . 1 11 El U Goro e To of Conc. Slab Top-91.plood@livin LELE£=6'__ - ·1_121. --_- Too ofggaL._1052E Existing Site Verify Guest Bedroom Top of Pty. 103 -0 Existing Windows to Remain 11 L_-Top_gL.Plood_flivigg_Level94'-_3118" ~~SCALE 1/F = 1-0 SCALE: 1/4-=1'-0 JOB DATE LSSUED 8-12-·02 DRAWN BY GG CHECKED BY. GG REVISIONS optioloo 'uodgy ~ ... 1 1 Gretchen Greenwood i A'i'£|i f|'1'i i|~|'1||'fil||'1irii 'fi|'|il'i'r'< #i"iI 'ii'Wifkf!1111'11[ji'fiT ~i'i'1111' 1'11- *liN / 11 1 li:!11 H!!11 !HIN IN! 1 !:!11 ll'!!1 ! !!MI!! !! 8'1111 'In I lilli' !l! 11 H!!A. Top of Ridge: El. 128' - 8 5/160 & Associates, inc 011 ®11 IHill :Hill Imli 111'11 01'it lin I bri fi lill|| frk!' li lli'11111'1'11111111 111'111 520 Walnut Street A Ul I HUil 1111 111[T!1 lillil lili 11111[Il Ul/UNIIAN Il Ilkil 1111 111111 lill i [111111\ Aspen, Colorado 8161 1 ililitill 11 11111 11 Hil 111!111 Illl I lili hh[ 111011 IWI 11113,1 Illl lilli I lil li 1111 JIA 970-925-4502 illillliU 11-11 111 IHHI MMIHill.11111Wltll trll HIIN.ll Nl l lilli Illi lilll Fax 970-925-7490 iili I IlllII; lili I II I Hilll I Ill'll TH I HIFI Ill -'ll =ZII I I-:Ill T'.I. Ill Illl UITII Illili Top of Fin. Deck: El. 124'-3 7/8" i HUll HHil ill-1 1 -Il 11 111111111-1111114'It Ill/11111111 11 "1111111Fil- Illl "-lillII Ill. Illitk In H Illill lili I HI I Ililll Illill I I 1 Illl,1 Ill,In HHII Ill Il N lili h I Il 11Illl HIll Ill:ll 11 / lili ||111| 1|'l~| 1|1 11 1 11 |1"ll 1|Illl I Ill).41'I lilli Ill Il Illil 1111 I 'lilil Ill I'l' 1..111 -I 1 Ill Il)A, Top of Plate @Upper Level 122' 9-5£8 '~~~ '1LT '2-1-L'~~ ~ ~ ~' Ih ;-- 1 1 8 0 -12 22 Ill' 8 11 0 Top of Ply'wood@Upper Level 114' 5-1/8" 1 9 :: -1411-L 21114 1 i - C ; 1 3 7 1 1 0 1 Top of Conc Slab O Living Level 105'-3" Ill MY ~SCALE 1/6 1'-0 South Elevation SCA[£ 1/441'0 JOB. DATE ISSUED 8-12 02 DRAWNBY (16 CHECKED B¥ REVISIONS The Hopkins House puloioo 'uadsv .... Gretchen Greenwood _312{-RidLE-12§1-85Z1E__-.__ 1, 1 1 11, & Associates, Inc. 11 1 11 1 ,1 520 Walnut Street 1 1 .1 11 1 1 Aspen, Colorado 81611 11 11 970-925-4502 1 111 11, 1 u I ' 1 1 1 Fax 970-925--7490 To of Fin. Deck: El. 124'-378 1 T of Plate @U er Levd 122' 9-5 8" ' 4 11 1 0 it = 1 1 11 1 To of Plate O Historic Bldq. 112£ 0 L - Top of Plywood @ Upper Level 114' 5-1/8" I Existing Site Verify ~~ * U lo pc 00 < 0 1 ' _Toot.Conc.-22!L#URRe[J=ex#-102-3" . 1.ilj_ _1_£11 Top of Pty'wood 0 Li,ing Level 104'-6" I G 103 -0 Exist. Grade i 1 1 i*lt To of PI ood O Livin Level 94'- 31 8" SCALE: 1/4-=1'-0 ChEast Elevation JOB DATE ]SSUED 8-12-02 fiCALE:-1/4'=1'-0--------- DRAWN BY GG CHECKED BY: GG REVISIONS- kins House Opt?10103 'uads ... 1 1 xi. li I HI~ i' 1Alll~~~1 811111111111111H VI lilli lili lilli 111111\ Top of Ridge: El. 128' - 8 5/16" lu liT lilli 1 J' 11 11 , !!!!!!H H!!!!lili!! !!'9 " '!!1!!Il!'I!':HI!!Ill»· 11'111'111111 111'1111 lilli t jill Hill lilli 111111 lilli Ill[Il l illi !11111 It [Il !h Gretchen i | 11|11| lili Il l||Ill INT l Illl I HH I |||i I ||11|1 HHI I|IMI HIT|I ll|[El |Il[ I| 1 11| Il~ Greenwood , lil li 11[11111Ill NITII It! 11 Ill-1! 1!1 11111 11111]IJ KITII HITH 111111111Ill 11!TI lil li Ii. & Associates, Inc / . I lill i lilli 0110UIT I Ul[Il l lill jilill l illi Illill lillil ]Illl 11\Il Ilnll [Rll INI I i 520 Walnut Street Al Illl IN Illnll Ull lilli Il lilli lillitillil Il[Il Illil HI I U Ill JIPLI HI I Irklltll Ill 0ll Iilil Il I lili ll Illyl i!11" J I I Ill I Ill'll lili I H" I Il" I HI Il "' l iliN Ill-Il Iltill Ill I li A Aspen, Colorado 81611 Top of Plate o Upper Level 122' 9-5/8' ,/IllIll I' ' lili 11 lili LAI Il Illill Ill Il H. 11 Illrll lil li Ill'll Ill Ill Ill lil li ill'Ill lill Ill'NI'l 11 1 11\ 970-925-4502 /1,1 1111" 1,1 11 1.11"11.1111 lili Illill 1 lili I lili Illill Ililll Ililll Ill]11 Il.lili 1 1)11 1 111$.111111 IlliN 1 11 , Il\ Fax 970-925-7490 'DRELO I 111 Ill' 111 lilli>\1111111 11 111 11 1 11 1 11 1111 IT 11 11 111 L.11\ N U) Ill lilli 111111 1 0 .E 111 11111111 11 lili 1 - i -1 11[~ T 1~ illt/ 111I li li ll 11 1 1 H li li 111 11111 \\M-46'hrj E 8- Top of Plywood @ Upper Level 114' 5-1/8' 1/1111 111 1111 Illl lili lilli lilli : XX1 111111 11\ EX n I I } 1 11 li li Top of Plywood @ Upper level 114' 5-1/8" 1 111.],-1-11-11~11 -[[1-1-1 : 1 1111 11 11 11' I E. -2 + 11! 1 il N lili H r 0. 0 - Ill lili H 111 I llt 1]~11 I E- - Top of Plywood @ Living Level 104'-6" F : Top of Plmod 0 Living Level 104'-6» off-~--9~- ---11 Top of Plywood @ Guest Level 103'-0, 4-JA 1 1 Lightwell 1-1 U U ~Building Section B-B SCALE: 1/4' = 1'-0 SCAt,E: 1/4"=1'-0 JOB· DATE ISSUED 8-12-02 DRAWN BY: GG CHECKED BY. GG REVISIONS· Colorado 2737-073-83-001 HPC29-99 114 Neale Ave. Minor HPC 1 A.42..1,;tri.F--7 14 . 1 1P - %...9..L,-V . 4-¥4 -· . 4 1 '4. 3351 COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street* Aspen, Colorado 81611 (970) 920-5090 City of Aspen Land Use: 1041 Deposit 1042 Flat Fee 1043 HPC 1046 Zoning and Sign Referral Fees: 1163 City Engineer 1205 Environmental Health 1190 Housing Building Fees: ' 1071 Board of Appeals 1072 Building Permit 1073 Electrical Permit 1074 Energy Code Review 1075 Mechanical Permit 1076 Plan Check 1077 Plumbing Permit 1078 Reinspection Other Fees: 1006 Copy 1302 GIS Maps 1481 Housing Cash in Lieu 1383 Open Space Cash in Lieu 1383 Park Dedication 1468 Parking Cash in Lieu Performance Deposit 1268 Public Right-of-way 1164 School District Land Ded. TOTAL NAME: -. ~1 2/ -C,Hf l. 6.11 £1€141--.ia€ ADDRESS/PROJECT: , I '-' R. 1 20'11 C. .0 . 4:. 42.-/ PliONE: CHECK# CASE/PERMIT#: # OF COPIES: DATE: INITIAL: 0»-- ,-9 .. --PARCEL ID: ~2737-073-83001 1- ~ DATE RCVD: |10/25/99#COPIES:| -EASE N6~HPC29-99 CASE NAME:|Ensminger Residence Minor HPC . PLNR; Amy Guthrie PROJ ADDR:|114 Neale Ave./17 Queen St. Histori CASE TYP:IMinor HPC STEPS1 OWN/APP: Lisbeth Enzminger ~ ADR 114 Neale Ave. . C/S/Z: ~Aspen/CO/81611 ~ PHN:1544-6761 REP:Isame ADR:jsame CaRli PHN' 1 FEES DUE: 125 FEES RCVD:|125 STAT: 177 REFERRALS~ Rel . BYI , DUE:| MTG DATE REV BODY PH NOTICED 1 DATE OF FINAL ACnON: I CITY COUNCIL: REMARKS~ PZ: BOA: CLOSED: BY: £ / A--- . „v*v",",",~4~~V",",",",",",",",",",","„", DRAC: PLAT SUBMITD: | ~ PLAT (BK,PG):| : ADMIN: .. 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", ofthe City of Aspen 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. Lisbeth Ensminger, 114 Neale Ave., Aspen, CO 81611 Property Owner's Name, Mailing Address and telephone number 114 Neale Ave., Aspen. CO 81611 Legal Description and Street Address of Subject Property Minor HPC Written Description of the Site Specific Plan and/or Attachment Describing Plan HPC Resolutions 49-99, 10/27/99 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 of approval.) 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 Dexplepment Director. (,42- «A..4 Jul~Ann Woods, 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: 114 Neale Avenue of the City and Townsite of Aspen, by Resolutions No. 49, 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 of Aspen Publish in The Aspen Times on December 3, 1999. FROM : FAX NO. : Oct. 12 1999 10:27AM Pl ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name_ ~-n/3,9¥Lt« ~ /444(L ce - 2. Project location ~ 114 ALEAI~VE - 17 WEEN 91-. ttreft-Di#C --lof-™2lk___PARCEL j (indicate street address, lot and block number or metes and bounds description) 3. Present zoning Feadentia I 4. Lot size COODD 4F 5 Applicant's name, address and phone number 1,1 515€TH ENG H INGER- 114 NEALE AVE. ASPEN , £0 61(01{ (970) 544* 67(A 6. Representative's name, address, and phone number al£ 11 Rh,pp a.,po 6+ 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptua] HPC Special Review Final SPA Final HPC 8040 Greenline _ Conceptual PUD X Minor HPC Stream Margin Final PUD Relocation H PC Subdivision TexUMap Amend Historic Landmark GMQS allotment . GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft.,,gurnbe~of,~edro.opns,,~~ p,r~o~s approvals granted to the property) b .-lA 1 - 1-9 25-, s.~t. °(dot 'n.d Le-/_ r-A 4-,- *-p-t-,1 «72-3 %~ F-7-4) D 9. Description of development application 2-,Acties -ex .' st( /&1 c.,4 . fq % rl-J 100, Have you completed and attached the following? 4 Attachment 1 - Land use application form 7£ Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachment 4 ,- 4.:-ir, 5'.-ippaport Architect P. 0.8.7847 Bas,alt, CO 81621 . 3/ 1 A, MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Directot.JAO FROM: Amy Guthrie, Historic Preservation Officer 4 RE: 117'~Teale Avenue- minor review DATE: October 27, 1999 SUMMARY: The applicant requests HPC approval to add windows and steps to a non- historic porch along the side of the house at 117 Neale Avenue, which is a designated landmark home. APPLICANT: Lisbeth Ensminger, represented by Glenn Rappaport, architect. LOCATION: 117 Neale Avenue, 17 Queen Street Historic Landmark Lot Split, Parcel 1. City and Townsite of Aspen. MINOR DEVELOPMENT AND VARIANCES No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed foor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary 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 Section 26.520.040(B)(2),for detached accessory dwelling units. 1 - 1 .. Response: This project has been considered one of the more outstanding historic preservation developments that has been done in Aspen. There is a small addition made to the original cottage. and its contemporary design successfully balances the goal to be compatible yet distinct from the historic resource. The proposal is to add three double hung windows and a matching french door to a non- historic porch on the side of the building, and to build steps that lead from the porch to the yard below. Staff has no concerns with the proposal. The large windows maintain a sense of openness to the porch and are divided in a way that relates to the proportions of the historic double hung windows. Neither the porch or stairs are easily visible from the street. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposal has no impact on the character of the neighborhood. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The project will not affect the significance of the house as a representation of Aspen's residential architecture of the late 1800's. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: HPC has considered it inappropriate to enclose historic front porches. In this instance, the side porch is not an original feature of the building, and by enclosing it the owner gains use of some additional space without making more of an addition to the building. ALTERNATIVES: The HPC may consider any ofthe following alternatives: • Approve the application as submitted. • Approve the application with conditions to be met prior to issuance of a building permit. • Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) • Deny approval finding that the application does not meet the Development Review Standards. 2 FROM : FAX NO. : Oct. 12 1999 10:28AM P2 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant l.- 15*/56-fA Ekls .* f WGIYE Address: ) / N N cAL 6 90 Al. PED Zone district: g.· lEA Lot size: 6.001 9, F r - Existing FAR: 0 99-1 5 * Pr- A[lowable FAR: -134 5 + 500 0 - Proposed FAR: 9 93 96 FT. - Existing net leasable (commercial): W.A. Proposed net leasable (commercial): At. A. Existing % of site coverage: - -5 6 975 9 F= Proposed % of site coverage: 40 06«te . - Existing % of open space'. - Proposed % of open space: 4/0 CA .... 7- Existing maximum height: frincipal bldg- 4 CA-w · Accesory bldg. M- I- Proposed max. height: Principal bldg: ~ Accessory bldg Proposed % of demolition: A6 C.A-2 Existing number of bedrooms: LE Proposed number of bedrooms: A/0 64-2/. Existing on-site parking spaces: 1 On-site parking spaces required: /4, CA.-1. te-4 Setbacks 26-0 (JA '-1'5ie - Existing: Minimum required: Proposed: Front: Front: Front: Rear: Rear: Rear Combined Combined Combined FronUrear: FronUrear. Front/rear: Side: Side: Side: Side; Side: Side: Combined Combined Combined Sides: Sides: Sides: Existing nonconformities or encroachments: /(~-YE . Variations requested: /V~-eL · (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 inf,Il program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT TO REMODEL A HISTORIC HOUSE AT 117 NEALE AVENUE, CITy»ID TOWNSITE OF ASPEN, COLORADO / Parcel ID # 2737-073-83-001 RESOLUTION NO. , SERIES OF 1999~ WHEREAS, the applicant, Lisbeth Ensminger, represente¢/by Glenn Rappaport, has requested minor development approval for 117 Neale Ave]*Ie, 17 Queen Street Historic Landmark Lot Split, Parcel 1, City and Townsite of Asp~. The project involves adding windows and steps to a non-historic porch on the side ~pthe house; and WHEREAS, all development in an "H." Histo~it Overlay District or development involving a historic landmark must meet all ~ Development Review Standards of Section 26.415.010.B.4 of the Aspen Land Use ode in order for HPC to grant approval, namely: 1. Standard: The proposed develop nt is compatible in general design. massing and volume, scale and site plan w' designated historic structures located on the parcel and with development on jacent parcels when the subject site is in a "H," Historic Overlay District or is djacent to an Historic Landmark. For Historic Landmarks where proposed de lopment would extend into front yard. side yard and rear yard setbacks, extend int the minimum distance between buildings on the lot or exceed the allowed floor ar 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 variati 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 der the Cottage Infill Program for detached accessory dwelling units pursuant to ction 26.40.090(B)(2). 2. Standard: T e proposed development reflects and is consistent with the character of the neig orhood 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 =0 4 .. RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that HPC approve the proposal for 117 Neale Avenue as presented, with the following conditions: 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 2. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. 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 and must meet with the Historic Preservation Officer prior to applying for the building permit. 3. All representations made by the applicant 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. *e Ilig:>uU 4'U v U z, 0 »=,Ull<:62 Exhibits: Resolution No. , Series of 1999 A. Staff memo dated October 27,1999. B. Application. In .. ~ 52 ~ 4/WS-Al ~ ' ~ till ~ 51 ~ / scr-Y'Tr-, e..,LE .c,•ces, ~ \04.1j Ab/7 \2.-v -- Ill , 1 Vi 2.9,2- Ar<D -1:31#EL-:DN a <E 04-,AL €14-JLTJCE- i 1 /ry<»-19 ZCNICE t./15-1*L t.,CDP Okl .)261-4 D< 2.6Ue IN.16. 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