HomeMy WebLinkAboutLand Use Case.HP.920 W Hallam St.A078-97
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DEVELOPMENT ORDER
of the
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
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.
Aspen Historic Cottages, 920 W. Hallam, Aspen, CO 81611
Property Owner's Name, Mailing Address and telephone number
920 W. Hallam, Aspen, CO 81611
Legal Description and Street Address of Subject Property
Extension of Conceptual
Written Description of the Site Specific Plan and/or Attachment Describing Plan
HPC Resolutions 35-99,
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
Develo ment Director.
Julie
Woods, Community Development Director
G.Planning.Aspen.forms.DevOrder
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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: 920 W. Hallam Street of the City and Townsite of Aspen,
by Resolution No. 35, Series of 1999 of the Aspen Historic Preservation Commission.
For further information contact Julie Ann Woods, at the AspenlPitkin 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.
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January 20, 1998
Mitch Haas
130 S. Galena Street
Aspen, CO 81611
Re: 920 W. Hallam Street
Dear Mitch;.
This letter is to inform you that the application which was submitted for 920 W. Hallam
Street was submitted by a partnership which is no longer in existence and as part of a
contract to purchase the property which expired on January 5, 1998. After that time,
there was no authorization from the owner to take any action on the property, therefore
we request that the application and all public notices regarding it be considered null and
void.
We also request the refund of the remaining application deposit fee which is held by the
Aspen Planning Department.
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David Guthrie
PUBLIC NOTICE ,-,.,
RE: 920 W HALLAM STREET LAl'IDMARK DESIGNATION
NOTICE IS HEREBY GIVEN that a public hearing will be hell:! on Tuesday,
December 2, 1997 at a meeting to begin at 4:30 p.m. before the Aspen Planning and
Zoning Commission, Sister Cities Meeting Room, City Hall, 130 S. Galena St., Aspen, to
consider an application submitted by David Guthrie, requesting approval for Historic
Landmark designation of the property. The property is located at 920 W. Hallam Street,
and is described as the East 1/2 of Lot M, all ofLo15 N, 0, and P, and a portion of Lot Q,
Block 4, City and Townsite of Aspen. For further information, contact Mitch Haas at the
AspenlPitkin Community Development Department, 130 S. Galena St., Aspen, CO (970)
920-5095.
s/Sara Garton. Chair
Aspen Planning and Zoning Commission
Published in the Aspen Times on November 15, 1997
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City of Aspen Account '
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MEMORANDUM
TO:
The Mayor and City Council
RE:
Amy Margerum, City Manager
John Worcester, City Attorney ~
Stan Clauson, Community Development Director
Julie Ann Woods, Deputy Planning Director '.
Mitch Haas, Planner 4
920 West Hallam Street - Landmark Designation - First Reading of
Ordinance No. 45:' Series of 1997. Parcel J.D. 2735-123-03-003
THRU:
FROM:
DATE:
December 15, 1997
SUMMARY: The applicant requests lanclmark designation for the property at 920 West
Hallam Street. To be eligible for designation, a structure or site must meet two or more
of the standards contained in Section 26.76.020 of the Municipal Code. Staff
recommends approval, finding that three of the five landmark designation standards are
met. The request for designation was heard by the Historic Preservation Commission on
November 12, 1997, and was recommended for approval by a vote of 7-0. The request
was also heard by the Planning and Zoning Commission on December 2, 1997, where a
recommendation of approval was forwarded to City Council by a vote of 7-0.
The applicant also requests a $2,000 landmark designation grant and waiver of park
dedication fees associated with the redevelopment of the site, as approved by HPC. The
park dedication fee required is $18,170.
APPLICANT: Jake Vickery, represented by David Guthrie.
LOCATION: The property is located at 920 West Hallam Street, which is 1egarly
described as the east 1/2 of Lot M, all of Lots N, 0 and P, and a portion of Lot Q, Block
4, City and Townsite of Aspen. The property is on the north side of West Hallam Street,
between the Castle Creek Bridge (to the west) and 8th Street (to the east), and is zoned R-
6, Medium-Density Residential.
BACKGROUND: The site in question currently contains three (3) separate structures.
The principal structure, or house, was built in 1888 and is a one-story, cross-gabled
structure with a prominent bay window and decorative ornamentation on the front facade
and porch. Next, the structure that is currently used as a garage was originally used as a
"section house" for housing workers of the Colorado Midland Railroad and was moved to
this site in the early 1940's. Lastly, the property contains a shed that was once used as a
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concession stand at the base of Aspen Mountain and was moved to this site in the late
1940's.
HISTORIC LANDMARK
Section 26.76.020, Standards for designation. Any structure that meets two or more of
the following standards may be designated as "H," Historic Overlay District, and/or
Historic Landmark. It is not the intention to landmark insignificant structures or sites,
rather the HPC focuses on those structures and sites which are unique or have some
special value to the community:
A. Historical Importance: The structure or site is a principal or secondary
structure or site commonly identified or associated with a person or event of
historical significance to the cultural, social, or political history of Aspen, the
State of Color ado, or the United States.
Response: This standard is not met.
B. Architectural Importance. 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 (based onbuildingform or use), or specimen.
Response: This structure is a typical example of an Aspen miner's cottage, thereby
reflecting an architectural character that is of distinct, traditional Aspen character. In fact,
the house has been determined to be eligible for the National Register of Historic Places
as an excellent example of the Aspen miner's cottage. It is a one story cottage with a
cross-gabled roof, proll).inent bay window, and decorative detailing on the front facade
and porch. The house has had few alterations, mainly in the rear of the structure, making
a remodel to its historic appearance possible.
C. Designer. The structure is a significant work of an architect or designer
whose individual work has influenced the character of Aspen.
Response: This standard is not met.
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.
Response: The subject property is located on the western edge of the historic West
End neighborhood on a site that many would consider an important element of the
gateway to Aspen's historic West End. However, just a few historic resources remain in
the immediate vicinity, including Poppie's Restaurant, the old power plant (now the City
Shop), and the Holden-Marolt site. Given the prominent location of the property and
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structure, coupled with the eroded historical significance of the western edge of the West
End Neighborhood, the preservation of this structure is of significant importance for the
maintenance of the 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.
Response: The structure is representative of the modest scale, style, and character of
homes constructed in the late 1800's, Aspen's primary period of historic significance.
This particular house is a strong example of the original appearance and character of
Aspen's miner cottages. The house is highly consistent with the typical size and
architectural characteristics of other Aspen structures or sites of historical or architectural
importance. Its location on West Hallam Street and the edge of the West End
neighborhood further emphasizes the importance of its preservation with regard to
helping to define the historic character of Aspen at its "gateway." Although not original
to the site, the garage and shed are also important structures.
LANDMARK DESIGNATION GRANT
Section 26.76.040(C) of the Municipal Code states that "Any residential structure which
is designated as a historic landmark after January 1, 1995 is eligible to receive a grant,
on a one-time basis, the amount of which will be established in the annual City of Aspen
budget, on a one-time basis." The applicant is requesting a grant of $2,000.
In the armual City of Aspen budget, $10,000 has been allotted to grants for landmark
designations. This budget allows for five (5) grants of $2,000 each per year. There is
sufficient funding in the budget to give this applicant the requested grant of $2,000.
WAIVER OF PARK DEDICA nON FEES
Section 26.44.060 of the Municipal Code states that "City Council may also exempt any
historic landmark from the application of the park development impact fee, or reduce by
any amount the fees imposed by this section."
The anticipated development proposal for the subject property will include the
development of two deed restricted, affordable three-bedroom units, the existing
structure, and two free market three-bedroom units. In total, the property would contain
five three-bedroom units, each subject to a park development impact fee of $3,634
($18,170 total). As the entire property would be a designated landmark, the above cited
policy entitles the applicant to request that all park development impact fees associated
with the landmarked property be waived.
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In addition to the policies of Section 26.44.060, the City-Wide Policies Manual contains
various policies related to requests for fee waivers, including a policy regarding waivers
of park dedication fees. This policy reads as follows:
"Park Dedication Fees - The following types of development are exempt from park
fees: (1) structures which do not create additional bedrooms; (2) the replacement of
a structure that does not create additional bedrooms; (3) development of 'essential
community facilities'; and (4) re-subdivisions where an impact fee was paid at the
time of the initial subdivision and no additional bedrooms or commercial/office
space will be created. Also, City Council can waive or reduce fees for development
which is wholly or partly affordable housing or involves a historic landmark, see
Section 5-602 and 5-606 [Recodified as Section 26.44.060] of the Land Use Code
for more information."
In staff s interpretation, the park development fees associated with the two deed restricted
units should be waived in their entirety, as these units will be affordable and associated
with an historic landmark. The fees associated with the existing house on the property
should also be waived in their entirety as this house will represent the reason for
landmarking the property and no additional bedrooms would be generated by it. Should
the fees associated with these three units be waived in their entirety, the waiver would
total to $10,902.
With regard to the two proposed free market units, one would be associated with both the
development of affordable housing on an AH-l/PUD property and an historic landmark,
while the other would be associated with an historic landmark. The fee waiver policies
regarding these two free market units do not provide clear direction. That is, while it can
legitimately be argued that these units are eligible for complete waivers, one could also
make strong arguments that only reductions to these fees should be made, or that these
units should be subject to paying the whole amounts. Based on the policy language and
in the interest of fairness, staff suggests waiving 50% of the park development fees
associated with th.e two free market units, resulting in a waiver of $3,634 and payment of
$3,634.
Altogether, staffrecommends waiving the $10,902 of park development fees associated
with the existing house and the two deed restricted units, as well as waiving 50% of the
fees associated with the two free market units. This would result in a total of $14,536
being waived while payment of $3,634 ($1,817 per free market unit) would still be
required.
FINANCIAL IMPLICATIONS: See the "Landmark Designation Grant" and "Waiver
of Park Dedication Fees" sections of this memo, above.
RECOMMENDATION: Staff recommends that City Council support landmark
designation of the structure and property located at 920 West Hallam Street based on a
finding that standards B (architectural importance), D (neighborhood character) and E
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(community character) of Section 26.76.020 are met, and that a landmark grant ($2,000)
and park dedication fee waiver ($14,536) also be approved.
RECOMMENDED MOTION: "I move to approve Ordinance N~. ~ Series of 1997
on First Reading for the 1andniark designation of 920 West Hallam Street, including a
landmark designation grant of $2,000 and waiver of park dedication fees in the amount of
$14,536 (broken down as outlined in this memo), finding that standards B (architectural
importance), D (neighborhood character) and E (community character) of Section
26.76.020 are met."
Exhibits:
Exhibit "A" - Applicant's Landmark Designation Application, including the following
attachments:
1. Responses to standards for designation
2. Authorization for Applicant's representative
3. Title Commitment
4. Authorization from owner to submit for land use applications
5. Vicinity Map
6. Site Improvement Survey
7. Legal Description
8. Photograph of Structure
9. Grant and Fee Waiver Request
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LAND USE APPLICATION FORM
1. Project name: 920 W. Hallam Street
2. Project location: 920 W. Hallam Street, the east 1/2 of Lot M, all of Lots N,
0, and P, and a portion of Lot Q, Block 4, City and Townsite of Aspen.
3. Present zoning: R-6.
4. Lot size: 11,156 square feet
5. Applicant's name, address and phone number: Jake Vickery, 100 S. Spring
Street, #3, Aspen, CO 81611.
6. Representative's name, address, and phone number: David Guthrie, P.O.
Box 4704, Aspen, CO 81612.
7. Type of application (check all that apply):
Conditional Use
Special Review
8040 Greenline
Stream Margin
Subdivision
GMQS allotment
View Plane
Lot Split/Lot Line
Adjustment
Conceptual SPA
Final SPA
Conceptual PUD
Final PUD _/
Text/Map Amend. v
GMQS exemption
Condominiumization_
Conceptual HPC
Final HPC
Minor HPC
Relocation HPC
Historic Landmark
Demo/Partial Demo
Design Review
Appeal Committee
8. Description of existing uses (number and type of existing. structures,
approximate sq. ft., number of bedrooms, any previous approvals granted to the
property): Two bedroom single family house- approximately 980 square feet,
Garage- approximately 453 square feet, Shed- approximately 231 square
feet No previous approvals have been granted.
9. Description of development application: Historic Landmark designation of
the property. '
10/Have you completed and attached the following?
./. Attachment 1- Land use application form
~ Attachment 2-General submission requirements
_ Attachment 3-Specific submission requirements
Proof of public notice (must be provided at public hearing)
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LIST OF ATTACHMENTS:
1. Response to standards for designation
2. Authorization for applicant's representative
3. Title commitment
4. Authorization from owner to submit for land use applications
5. Vicinity map
6. Site Improvement survey
7. Legal description
8. Photograph of property
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RESPONSE TO STANDARDS FOR DESIGNATION
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. It is not
the intention of the HPC to landmark insignificant structures or sites. HPC will
focus on those which are unique or have some special value to the community.
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.
Response: This standard is not met.
'B. Architectural importance. 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 of unique
architectural type, (based on building form), or specimen.
Response: This house has been determined to be eligible for the National
Register of Historic Places as an excellent example of the Aspen miner's
cottage. It was built in 1888 and has had few alterations. The house is a
one story cross gabled structure with a prominent bay window and
decorative details on the front facade and porch. Exterior siding and
windows are original.
The structure which is currently used as a garage was used as a "section
house" for the Colorado .Midland Railroad. This building was apparently
located near the pedestrian bridge to Holden Marolt and served as housing
for railroad workers. It was moved to this site in the early 1940's.
The shed was once a concession stand at the base of Aspen Mountain. It
was relocated to this site in the late 1940's.
C. Designer. The structure is a significant work of an architect or designer
whose individual work has influenced the character of Aspen.
Response: This standard is not met.
D. Neighborhood character. The structure or site is a significant
component of a historically significant neighborhood and the preservation of the
structure or site is important for the maintenance of that neighborhood character.
Response: This site lies on the edge of the historic West End. Only a few
historic resources are located in the immediate vicinity, including Poppie's
restaurant, the old power plant (City Shop), and the Holden-Marolt site.
Attachment 1
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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.
Response: Miner's cottages, which likely served as housing for the
majority of Aspen residents in the late 1800's, form the backbone of
Aspen's historic resources. This house is a particularly good example of
the original appearance of these structures. The garage and shed are also
important structures, although not original to the site.
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October 27, 1997
Mitch Haas
City of Aspen
130 S. Galena Street
Aspen, CO 81611
RE: .. 920 W. Hallam Street
Dear Mitch,
By this letter I designate David Guthrie, P.O. Box 4704, Aspen, CO 81612, to
represent me in this application. David's daytime phone number is 379-7726.
Sincerely,
Jake Vickery
100 S. Spring Street, #3
Aspen. CO 81611
Attachment 2
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SCHEDULE A
Order Number: 000242I6-C2
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1. Effecriveaare: September 15, 1997 at 7:30 A.if.
2. Policy 07 Policies to be issued..
(a) A.L.T.A. Owner's (Standard)
Proposed Insure4: ,
3aaKS.' VIaKXRr 1
AmOUllr of 11ISurancl!
$ 785,000.00
(b) A.L.T.A. Mortgagee's
Proposed 111S1JTed:
(SUndarr:l)
$
fc) Leasehold
Proposed 11lS1JTed..
$
3. 1'hc estare or interest in tM l4nd dncribed 07 referred to in this Commitl1l4nr and covered herem is
:fee simple
4. T1::/.e to the ree simple estl2Ie or interesr i/l:taid land is at the effective ciatl' hereofw,'red in:
XA!rZE '1'. SIaFF as to a.n undivided 1/2 .i.n:srest: a.nd KATIE SK~FF /IS t:o a.n
rmdividsd 112 .;.n;erest:.
S. The l4nd referred to in this Col1l1Tlitmanr is described as follows:
See Attached Leg4l Description
STATEMENT OF CHARGES
Tlwe charges are dJIe IJIId payabl.4 befDre a
PQli~ can Iu iSitH"".
1992 Owners l'remium
'1!iJX Cer1:.U.i.t:ll.:e
Fo~ 110.1 (Owner)
$1 ,8S7 .00
$ 10.00
$ zaa.aa
Attachment 3
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25. TITLE DOCUMENTS AND NOTICES - Notices to party or parties represented by listing
broker shall be deemed received when delivered to listing broker. Notices to party or parties
represented by co-operating broker, shall be deemed received when delivered to said co-
operating broker. Notices shall be deemed delivered when either faxed, hand delivered or three
days after deposit in the U.S. Mail, certified return receipt requested to the office of the respective
broker. Copies shall be mailed to: .
BUYER:
Jack H. Vickery
100 South Spring Street #3
Aspen, Colorado 81611
Fax 925-2622
N/A
WITH COPIES TO:
SELLER(S):
Katie T. Skiff
cio Rich Wagar Associates, LLC
601 East Hyman Avenue #104
Aspen, Colorado 81611
Fax 920-1010
N/A
WITH COPIES TO:
26. WITHDRAWAL OF LISTING - Seller and Seller's broker agree to remove the property
from the market after during the closing period. Buyer shall have the right to freely market
interests in the property, including but not limited to listing in the MLS and placing a real estate
sign on the property, and contract for the sale said interests in the property so long as such
offerings and agreements are contingent upon Buyer closing on the property.
27. LEGAL COUNSEL - This is a legal instrument and Listing and Selling Brokers
recommend that the parties seek legal, tax and individual counsel before signing this agreement
28. LAND USE APPLICATIONS -Seller hereby pennits and authorizes Buyer to submit
during the I nspection and Closing period any and all land use applications for proposed
development of the property so long as such applications and approvals are contingent upon
, Buyer or his assigns closing on the property. Costs related to such applications shall be the sole
responsibility of the Buyer.
29. SELLER'S WARRANTIES AND REPRESENTATIONS. Seller represents and warrants
as follows that
(a) Seller has not received any notice, written or otherwise, from any govemmental or quasi-
governmental agency requiring the correction of any condition with respect to the property, or any
part thereof.
(b) There are no contracts, commitments, obligations, leases, or agreements of any kind that
relate to the Property which are or will binding upon the Property or Buyer other than matters of
record.
Seller o.J;:;:
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Katie T. Skiff
I oh/ /97
Date
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Rich Wagar Associates, LLC Date
Attachment 4
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EXHIBIT A
THE EAST 1/2 OF LOT M; LOTS N, 0, P; AND TijAT PARCEL DESCRIBED AS
COMMENCING AT THE SW CORNER OF LOT Q, THENCE S 750 09' 11" E 7.16
FEET, THENCE NORTHERLY TO A POINT ON THE NORTHERLY LINE OF SAID LOT Q
WHICH LIES S 750 09' 11" E 5.95 FEET FROM THE NW CORNER OF SAID LOT Q,
THENCE N 750 09' 11" W 5.95 FEET TO THE NW CORNER OF SAID LOT Q,
THENCE S 140 50' 49" E 100 FEET TO THE POINT OF BEGINNING;
ALL IN BLOCK 4, CITY OF ASPEN.
COUNTY OF PITKIN, STATE OF COLORADO.
Attachment 7
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MEMORANDUM
TO:
The Aspen Plarming and Zoning Commission
S1m> C1''''o~ C_mrity n.w_",.."" D::rfff:
Julie Ann Woods, Deputy Plarming Direct~vv
Mitch Haas, Plarmer ~~
920 West Hallam Street- Landmark Designation.
Parcel J.D. 2735-123-03-003
THRU:
FROM:
RE:
DATE:
December 2, 1997
SUMMARY: The applicant requests landmark designation for the property at 920 West
Hallam Street. To be eligible for designation, a structure or site must meet two or more
of the standards contained in Section 26.76.020 of the Municipal Code. Staff
recommends approval, finding that three of the five landmark designation standards are
met. The request for designation was heard by the Historic Preservation Commission on
November 12, 1997, and was recommended for approval by a vote of 7-0.
APPLICANT: Jake Vickery, represented by David Guthrie.
LOCATION: The property is located at 920 West Hallam Street, which is legally
described as the east 1/2 of Lot M, all of Lots N, 0 and P, and a portion of Lot Q, Block
4, City and Townsite of Aspen. The property is on the north side of West Hallam Street,
between the Castle Creek Bridge (to the west) and 8th Street (to the east), and is zoned R-
6, Medium-Density Residential.
BACKGROUND: The site in question currently contains three (3) separate structures.
The principal structure, or house, was built in 1888 and is a one-story, cross-gabled
structure with a prominent bay window and decorative ornamentation on the front facade
and porch. Next, the structure that is currently used as a garage was originally used as a
"section house" for housing workers of the Colorado Midland Railroad and was moved to
this site in the early 1940's. Lastly, the property contains a shed that was once used as a
concession stand at the base of Aspen Mountain and was moved to this site in the late
1940's.
HISTORIC LANDMARK
Section 26.76.020, Standards for designation. Any structure that meets two or more of
the following standards may be designated as "H," Historic Overlay District, and/or
Historic Landmark. It is not the intention to landmark insignificant structures or sites,
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rather the HPC focuses on those structures and sites which are unique or have some
special value to the community:
A. Historical Importance: The structure or site is a principal or secondary
structure or site commonly identified or associated with a person or event of
historical significance to the cultural, social, or political history of Aspen, the
State of Colorado, or the United States.
Response: This standard is not met.
B. Architectural Importance. 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 (based on buildingform or use), or specimen.
Response: This structure is a typical example of an Aspen miner's cottage, thereby
reflecting an architectural character that is of distinct, traditional Aspen character. In fact,
the house has been determined to be eligible for the National Register of Historic Places
as an excellent example of the Aspen miner's cottage. It is a one story cottage with a
cross-gabled roof, prominent bay window, and decorative detailing on the front facade
and porch. The house has had few alterations, mainly in the rear of the structure, making
a remodel to its historic appearance possible.
C. Designer. The structure is a significant work of an architect or designer
whose individual work has influenced the character of Aspen.
Response: This standard is not met.
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.
Response: The subject property is located on the western edge of the historic West
End neighborhood on a site that many would consider an important element of the
gateway to Aspen's historic West End. However, just a few historic resources remain in
the immediate vicinity, including Poppie's Restaurant, the old power plant (now the City
Shop), and the Holden-Marolt site. Given the prominent location of the property and
structure, coupled with the eroded historical significance of the western edge of the West
End Neighborhood, the preservation of this structure is of significant importance for the
maintenance of the 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.
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Response: The structure is representative of the modest scale, style, and character of
homes constructed in the late 1800's, Aspen's primary period of historic significance.
This particular house is a strong example of the original appearance and character of
Aspen's miner cottages. The house is highly consistent with the typical size and
architectural characteristics of other Aspen structures or sites of historical or architectural
importance. Its location on West Hallam Street and the edge of the West End
neighborhood further emphasizes the importance of its preservation with regard to
helping to defme the historic character of Aspen at its "gateway." Although not original
to the site, the garage and shed are also important structures.
RECOMMENDATION: Staff recommends that the Planning and Zoning Commission
advise City Council to support landmark designation of the structur.e and property located
at 920 West Hallam Street based on a finding that standards B (architectural importance),
D (neighborhood character) and E (community character) of Section 26.76.020 are met.
RECOMMENDED MOTION: "I move to approve landmark designation of 920 West
Hallam Street, finding that standards B (architectural importance), D (neighborhood
character) and E (community character) of Section 26.76.020 are met."
Exhibits:
Exhibit "A" - Applicant's Landmark Designation Application, including the following
attachments:
I. Responses to standards for designation
2. Authorization for Applicant's representative
3. Title Commitment
4. Authorization from owner to submit for land use applications
5. Vicinity Map
6. Site Improvement Survey
7. Legal Description
8. Photograph of Structure
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MEMORANDUM
TO:
The Historic Preservation Commission
Stan Clauson, Community Development Directo~
Julie Ann Woods, Deputy Planning Director Ow.
./1\' . /' ,
Mitch Haas, Plarmer ~. .
920 West Hallam Street - Landmark Designation.
Parcel LD. 2735-123-03-003
THRU:
FROM:
RE:
DATE:
November 12,1997
SUMMARY: The applicant requests landmark designation for the property at 920 West
Hallam Street. To be eligible for designation, a structure or site must meet two or more
of the standards contained in Section 26.76.020 of the Municipal Code. Staff
recommends approval, finding that three of the five landmark designation standards are
met.
APPLICANT: Jake Vickery, represented by David Guthrie.
LOCATION: The property is located at 920 West Hallam Street, which is legally
described as the east 112 of Lot M, all of Lots N, 0 and P, and a portion of Lot Q, Block
4, City and Townsite of Aspen. The property is on the north side of West Hallam Street,
between the Castle Creek Bridge (to the west) and 8th Street (to the east), and is zoned R-
6, Medium-Density Residential.
BACKGROUND: The site in question currently contains three (3) separate structures.
The principal structure, or house, was built in 1888 and is a one-story, cross-gabled
structure with a prominent bay window and decorative ornamentation on the front facade
and porch. Next, the structure that is currently used as a garage was originally used as a
"section house" for housing workers of the Colorado Midland Railroad and was moved to
this site in the early 1940's. Lastly, the property contains a shed that was once used as a
concession stand at the base of Aspen Mountain and was moved to this site in the late
1940's.
HISTORIC LANDMARK
Section 26.76.020, Standards for designation. Any structure that meets two or more of
the foIlowing standards may be designated as "H," Historic Overlay District, and/or
Historic Landmark. It is not the intention of HPC to landmark insignificant structures or
sites. HPC will focus on those which are unique or have some special value to the .
community:
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A. Historical Importance: The structure or site is a principal or secondary
structure or site commonly identified or associated with a person or event of
historical significance to the' cultural, social, or political history of Aspen, the
State of Colorado, or the United States.
Response: This standard is not met.
,
B. Architectural Importance. The structure or site refiects 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 (based on buildingform or use), or specimen.
Response: This structure is a typical example of an Aspen miner's cottage, thereby
reflecting an architectura1 character that is of distinct, traditional Aspen character. Infact,
the house has been determined to be eligible for the National Register of Historic Places
as an excellent example of the Aspen miner's cottage. It is a one story cottage with a
cross-gabled roof, prominent bay window, and decorative detailing on the front facade
and porch. The house has had few alterations, mainly in the rear of the structure, making
a remodel to its historic appearance possible.
C. Designer. The structure is a significant work of an architect or designer
whose individual work has influenced the character of Aspen.
Response: This standard is not met.
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.
Response: The subject property is located on the western edge of the historic West
End neighborhood on a site that many would consider an important element of the
gateway to Aspen's historic West End. However, just a few historic resources remain in
the immediate vicinity, including Poppie's Restaurant, the old power plant (now the City
Shop), and the Holden-Marolt site. Given the prominent location of the property and
strUcture, coupled with the eroded historical significance of the western edge of the West
End Neighborhood, the preservation of this structure is of significant importance for the
maintenance of the 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. .
.,
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Response: The structure is representative of the modest scale, style, and character of
homes constructed in the late 1800's, Aspen's primary period of historic significance.
This particular house is a strong example of the original appearance and character of
Aspen's miner cottages. The house is highly consistent with the typical size and
architectural characteristics of other Aspen structures or sites of historical or architectural
importance. Its location on West Hallam Street and the edge of the West End
neighborhood further emphasizes the importance of its preservation with regard to
helping to define the historic character of the Aspen community at its "gateway."
Although not original to the site, the garage and shed are also important structures.
RECOMMENDATION: Staff recommends that the HPC advise City Council to
support landmark designation of the structure and property located at 920 West Hallam
Street based on a finding that standards B ( architectural importance), D (neighborhood ,
character) and E (community character) of Section 26.76.020 are met.
RECOMMENDED MOTION: "I move to approve landmark designation of 920 West
Hallam Street, fmding that standards B (architectural importance), D (neighborhood
character) and E (community character) of Section 26.76.020 are met."
Exhibits:
Exhibit "A" - Applicant's Landmark Designation Application, including the following
attachments:
1. Responses to standards for designation
2. Authorization for Applicant's representative
3. Title Commitment
4. Authorization from owner to submit for land use applications
5. Vicinity Map
6. Site Improvement Survey
7. Legal Description
8. Photograph of Structure
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December 2, 1997
Mitch Haas
130 S. Galena Street
Aspen, CO 81611
Re: 920 W. Hallam Street
Dear Mitch;
As part of our application for landmark designation, we request City Council approval of
a landmark designation grant and waiver of park dedication fees associated with the
proposed redevelopment of the site.
The landmark grant is to be in the amount of $2,000. The park dedication fees for the
proposed project will total $18,170, since there will be a total of five 3 bedroom units on
the site. This project involves the development of affordable housing and the
preservation of historic structures, both of which justify the waiver offees.
ATTACHMENT 9