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Home My WebLink AboutLand Use Case.HP.211 W Main St.HP-1989-17- r - a -.-4///= -~ Ty 6 211 W. MAIN ST., ALLEY STRUCTURE -/ Â· 1 U l,0 A ~iAL)F 3046'' &4 9 - LiÂ£@14 1-1 A, d 0-13 .S a Â¢4 ADE IN U:8.A. NO. R753 U3 ATTIC FANTASIES 515 E. DURANT STREET ASPEN, COLORADO 81611 /4 7 2 01 i 4.1 9- 11'r- ESVE./.91./.37eetwl * - ATTIC FANTASIES INÂ® 208Â® 515 E. Durant St. ASPEN, COLORADO 81611 LETTER (303) 925-1790 Date July 13, 1989 Claire Newkam Jim Newkam To H.P.C. Subject Public Notice mailed to landowners. Also, photo of Public Notice posted. I, Claire Newkam, have mailed today, July 13, 1989, 96 > letters containing the Public Notice Re: Conceptual Development of 211 West Main Street, alterations to principal and secondary structure, enlargement on secondary structure. These letters were mailed to the following landowners located within 300 feet of the subject property: list contained in this envelope. Ly-~to,- ' Claire Newkam Box 2808 Aspen, Colo. 81612 SIGNED E] Please reply E] No reply necessary PUBLIC NOTICE RE: Conceptual Development of 211 West Main Street, alternations to principal and secondary structure, enlargement on secondary structure NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, July 12, 1989 at a meeting to begin at 3:00 p.m. before the Aspen Historic Preservation Committee in the City Council Chambers, 1st Floor, City Hall, 130 South Galena Street, Aspen, Colorado, to consider an application by Claire Newkam for conceptual development for the property at 211 West Main Street, Aspen, Colorado, Lot F and the Westerly 1/2 of Lot G, Block 52, City and Townsite of Aspen. The proposal includes minor exterior changes to the facade and other elevations, a second floor deck off the rear, and the enlargement of the secondary structure at the alley. Total FAR increase is proposed to be 309 sq. ft. The applicant is also requesting a variation for siae and rear yard set back. For further information contact the Aspen/Pitkin Planning Office, 130 South Galena St., Aspen, CO 81611 (303)920-5090. s/William J. Poss Chairman, Aspen Historic Preservation Committee Published in the Aspen Times on June 22, 1989 City of Aspen Account pub.notice.211wm ~THis f>4,0:le, +4,44,51â€¢16 +WE 8,â€¢1 TABUO Â·raL 70,2 @61!! c, ~~~~. 44 LAwv;~ R 51-4 .oc, t..2 CL-4 +3390/ 4.4-4. ; i,--.~ ~ U. MS. POSTAL* SEROME ASPEN CO 81611 #4 090 24.00 POSTAGE ------- 24.00 TOTAL~24 /7-EJAWL % 07/13/89 f/*A-:1 ~~ HAVE A 14 ICE DAY L.1 7.~i JO, 1 Ze jl 123/7 THA14K YOU .1. MIPÂ· '. )11 MNT,06 Lk r oP LA,oeou=GIks G-b'A-TH i,J 300 ~Â£9 T- 09 at\&&2*\A'+3 Qrggâ‚¬-rl f Al 1 4 6 l 4~24 All 4- 4/04 LEL) 1 G- #1 - I'tt - R-5-4 6/0429 / B I D Clt 60 --4 . , 9 - 2% 3 3-8 - k-LM No -__-_L- -4--- - - 814 6-2- k LM Bhet, 51- k-Â£-}1 Nuti 4,40 --/ F 6.11 4 +1 ad d , N / cÂ° /as - C_- ' 6#/e_ + 02 - un,t -3 3 4~1 0 k Nyc. 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O. lie- u.an-*4- OkL A1-3obve Cl-ry, OkLAMan.4, 731,27 HEss; C HAR.Li:s G. 5 0 1-rs- *6 - 5 231 63Â£s-r Hop k Â»s nam: Asp:J, colo, 9 164 7 U '311~ $ 5 k: Rag MA.6 5 UT rn-305 -316- EAS-r H yrnaa AOE As-ps-6, Co{-0. 9 1 611 M qÂ· i 1~2,2 J,AMA Caee DES I uÂ©(Reuck Ite,6 033 63Â£91- hi 0113 511 Asps=,1, CoLo. 8>1611 Â·~ UG H & Â£ D 17 H CLUas Ho lin 4205 63, MA:00 -, - . =-:p, :- - ........ =..i-- U.+ L -. '~2 --2 20'..IÂ·~-2~7- ./.~54- fl.:Sf>52 3, Ce\-0, 216 It V. I - _~S]Au L ASALLY FAR,Â·beN- c:200 0, -Hopl 10%5 Aspil, Colo. s i Gil 23> 7WIT H 6 AL L j C AAÂ©ALâ‚¬& 4 ~Im -~hdl- NAGALL, SALLy G 89 966 LC)gÂ©GAT& 16,61. - Al- LA,aT A j GA. 30305 . PUBLIC NOTICE DATE ?66/â€¢ - .E 30050.t PLACE PURPOSE 1 '.*I---W =..9 y -9/6 Rall 4 r.../1 t4 .. 2404.0 1, . 01'f . .. A . y - 0 1 .... 1.47&/: 7. 1. *1 .*f. -- r '19 - jr. 11 . Ii' i.. 9 ' 11 :1 1 -4 'C I j.. , 8'i kÂ· ~~:'- ..9 1 ee.ikeee'llill k -* . 4- - f 1 6 .. 1 1. --/&.- .t. -- A . 1/ 1. . 1211, \ X \ \ 1 1 1 i ./. ~ --1 V \\ tÂ· i j 14 *,$ B I. 4 01 Iâ‚¬ '.f Â· e : . Â· Â· i I .... 1. ..ek f. /* f ...:I.--/ t. di,i . *6#/:p . -,-97.. -1â€¢ 1 311'll/7 I =14'.. - . 2 7 C -,12 .-*=t: 14 7: I I .Ill - . '#'I ..1 't 44,4 p . A., . 3,4-4105.4~ff'? ly'll 97,0 1.'AL D '4 - 111 . 4. I/.18 :+*Vf/Ri 1. 3*k *: =42/AA'"Fi'/*igr :,40. .. , i...........I-6 . --~ 4 I 5 , 41 2&4*73*, 41 Jdal"":Il'U' uâ€¢~ W.1 - ., 2 ----7 *-= =4221=*- -- *41-2 4 * e .4, 1 12 -~ Jkf + le , *N W f. r .. . --0. 24 - 6 \ 11 1 \1 L. 1 PUBLIC NOTICE RE: VESTED PROPERTY RIGHTS: HPC APPROVED DEVELOPMENT NOTICE IS HEREBY GIVEN to the general public that a public hearing will be held on Wednesday, October 25, 1989, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Committee in the Second Floor City Council Chambers, 130 South Galena St., Aspen, Colorado, to consider the approval of three (3) site specific development plans, and the creation of vested property rights pursuant to Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described properties: 1004 East Durant Street, Unit #1, Aspen, Colorado, described as the East 8 feet of Lot L and the West 22 feet of Lot M, Block 37, East Aspen Addition Townsite, Aspen, Colorado, and 211 West Main Street, Aspen, Colorado, described as Lot F and the West 15 feet of Lot G, Block 52, City and Townsite of Aspen, Colorado, and 135 West Main Street, Aspen, Colorado, described as Lots A and B, Block 59, City and Townsite of Aspen, Colorado. For further information contact the Aspen/Pitkin Planning Office, 130 South Galena Street, Aspen, Colorado, 81611 (303) 920-5090. s/William J. Poss Chairman, Aspen Historic Preservation Committee Published in the Aspen Times October 5, 1989 City of Aspen account pub.notice.vesting 30 K atcyt '. . 4 1 A~Meaf**0AGI,u &11*000Â® ASPEN, COLORADO 81611 LETTER (303) 925-1790 Claire Newkam Jim ~lewkam Date , l, v.t To ~~ ~AtÂ·wt e_- Ef/Â£,J Subiee 'AE> 75/4 /111 Pl/4-14(4 c'N q Of-f--Cd &- 2 Â«R~t- h de vel@ f 619 'i/ 1-*Gr'.3 Q U U 1 44 -b / 4 ptl, ZE A-11 64-,4 0~ Ay 00LA /t762*ur 76 ,â‚¬499 uQJ/, T tl Rtkt 6 *sf- MY '4 6-#L *S f- -6 de,u q' l O ~â‚¬ -1.* 2 +LUP 60; 1 1.15 Lo o.-6/ h+- 22/ U +1 41 U F.O.J B ite_, Â£1 6 RAS , -l,kâ€¢ ,4 Y 00 1/ 0 4241- SIGNED E] Please reply U No reply necessary f 1 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Final Development: 211 W. Main St., Alley Structure Date: September 13, 1989 LOCATION: 211 W. Main St., Lot F and the West 15 feet of Lot G, Block 52, City and Townsite of Aspen ZONING: "0" - Office Zone, "H" - Designated Historic Landmark APPLICANT: Claire Newkam, represented by Ron Robertson, architect HPC MONITOR: not yet assigned APPLICANT'S REQUEST: Final Development approval for the remodeling of the non-historic alley structure, currently a dwelling unit. A rear yard set-back variation is being requested. The existing FAR is not being increased with the remodel. PREVIOUS COMMITTEE ACTION: Conceptual Development approval was granted for the alley structure on August 23, with no conditions. PROBLEM DISCUSSION: The changes that are proposed do not increase the FAR of this structure, however, do allow for more light and headroom in the sleeping loft area. The window changes are minor and staff finds these in keeping with the existing structure and the historic main house. One alternative may be to reduce the amount of triangular glazing in the gable peaks. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Final Development as submitted 2. Approve the proposal with the conditions, such as a reduction in the amount of glazing in the gable peaks 3. Table action to allow the applicant further time to study the proposal, incorporating the comments and guidance from the HPC in a revised proposal. 4. Deny Final Development approval finding that the application does not meet the development review standards. RECOMMENDATION: The Planning Office recommends that the HPC approve Final Development for the proposal at 211 W. Main St, granting a rear year set back variation due to existing encroachment/non-conformity. memo.hpc.211WM.AS 2 .. MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Final Development: 211 W. Main St., Alley Structure Date: September 13, 1989 LOCATION: 211 W. Main St., Lot F and the West 15 feet of Lot G, Block 52, City and Townsite of Aspen ZONING: "0" - Office Zone, "H" - Designated Historic Landmark APPLICANT: Claire Newkam, represented by Ron Robertson, architect HPC MONITOR: not yet assigned APPLICANT'S REQUEST: Final Development approval for the remodeling of the non-historic alley structure, currently a dwelling unit. A rear yard set-back variation is being requested. The existing FAR is not being increased with the remodel. PREVIOUS COMMITTEE ACTION: Conceptual Development approval was granted for the alley structure on August 23, with no conditions. PROBLEM DISCUSSION: The changes that are proposed do not increase the FAR of this structure, however, do allow for more light and headroom in the sleeping loft area. The window changes are minor and staff finds these in keeping with the existing structure and the historic main house. One alternative may be to reduce the amount of triangular glazing in the gable peaks. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Final Development as submitted 2. Approve the proposal with the conditions, such as a reduction in the amount of glazing in the gable peaks 3. Table action to allow the applicant further time to study the proposal, incorporating the comments and guidance from the HPC in a revised proposal. 4. Deny Final Development approval finding that the application does not meet the development review standards. -. RECOMMENDATION: The Planning Office recommends that the HPC approve Final Development for the proposal at 211 W. Main St, granting a rear year set back variation due to existing encroachment/non-conformity. memo.hpc.211WM.AS 2 ATmaIMENT l % UID USE APPLICATION FORM ) Project Name N atu ha .11 116- AT 0 0 â‚¬-c 2) Project Incation 9 1 l W. BA-1 N S T ; A sFON , 00 . WT F Aluo *6 97-071,9 9 2 OP M> r (F i Fi>LOCK 91 O (111 Aff 1-OVJNS ITt e F Aâ‚¬, Fav . (indicate street address, lot & block mmber, legal description wliere P Ir-K-l N e. co _ appropriate) 4 0 l -OFFICE. 4) 1,Â£ Size 45 96' 4 3) Present Zoning 5) Applicant:.'s Name, Address & phone # CLA /8.-6 /9619*KA-/0 - 21 / w 444-//V ST A Fi) 6,4.v Â« . _- 42.5 ' 1-6-3 6 6) Represertative's lia~e, Address & vbt:xe * 813'N /4083602*f'O/V , 299 GAAF~Hz--0 Of\'116 6.K'' DAit-; 03 - 8(co'= 963 7-3949 7) Type of Application (please check all that apply): Oonditional Use Conceptual SPA .25' Conceptual Historic Dev. Special Review Final SPA v- Final Historic Dev. 8040 Greenline Ooncentiial POD Â«~ Minor Historic Dev. Stream Margin Final POD Historic Demolition Mountain View Plane Subdivision Historic Designation Corxiominiumization - Text/Map Amenhent 8% Allotment Lot Split/Lot Line - 0433 E}OESIption Adjustment 8) Description of Fbcisting Uses (number and type of existing stnuctures; approximate sq. ft.; Ilmber of bedroams; anY previa]s approvals granted to the property). 1 - *0210 F144Â·,64,9 81~R# 071/Aâ‚¬ 9 < C '24{ G 41 j + B G.D<204Â·05 - (+PLe-3 9) Description of Davelopnent Application /2.09,/Â·r /3KO'%2â‚¬.Li 10) Have you attached the follaling? 4 Response to Attachment 2, Minimum Submission Contents / Response to Attachment 3, Specific Submission Oontents Response to Attachment 4, Review Standards for Your Application JUNI 6 1 *. , *A - 4Â¥ i . 4. , 111 3. I 1 9 0 â€¢Â·L iÂ¥\ 13,2 Ull L L ..46-4 --Â· . 1 4 2 =1' 4 â€¢ Â· 1* 4~-1 Hll~3434 . .... 1 1 . 1 28%1 .0~kl Â· i t - 1 4 1 LJLJ - mal/34+92Â» .0.-z-DÂ«30, c-jEcE-1~iEF-1, F-ELME U . ALI[* EjM L #,11131 W tjtp 6-12---~1 1 0 941 - \ 11 M // m El 21-03Â¤\ 1 Fria /13% 33~@@ r ~ t*161 '* - . 11 " k. \ 91, \\ 1 4 I . W. _JE .1 \ e. \ 1/ 1 n X. 1. 7 - , /1 1 .. 7 -1 1 4 J. .1 1 -- 1* iAA 1 Earn cara me_j uw 2% E E [j- 9.- F/ j . ' A' 24 1 0,- v i i . /4 j 1- 0--3 BM li~ 4 Â· 'L Jru i Â· ./ \\ / . -,1 0 ..0., 1 .#97 l 0 1 4------1 h im.El - '1 ' < 3 [48~ 1 3 EÂ»imEE El LILLi - U--1,-*rl 'l 1 - I jAZE.0.11 - . , S .1. , \ * U'e-V ' . , ./A Y- h ..LD.,Â·-t Â· 2-1 9- \\\ m. . .0 M A -1. \ ,// \\ 4,4 1 / Â· : -' . . t<219// A / I .U - A.370;454 : 1 . / 4 1 / . .. NGÂ¥Â«. ... ' N.- /1]U--~ 34\ 7 1 \ 0 \ 1 1 \ \ d POLICY 011.Me ~& I . SCHEDULE A ,16!der No.. 16531 < Date of Policy: April 07, 1989 At 11:36 AM Policy No.: M 9942 461586 1 Amount of Insurance: $ 126,000.00 Loan No.: 1. Name of Insured: CENTRAL BANK OF ASPEN, N.A., AND/OR ASSIGNS 2. The estate or interest in the land which is encumbered by the insured mortgage is: FEE SIMPLE 3. Title to the estate or interest in the land is vested in: CLAIRE M. NEHKAM 4. The insured mortgage and assignments thereof, if any, are described as follows: DEED OF TRUST FROM: CLAIRE M. NEHKAM TO THE PUBLIC TRUSTEE OF: PITKIN COUNTY FOR THE USE OF: CENTRAL BANK OF ASPEN, N.A., AND/OR ASSIGNS TO SECURE: j$126.000.00 DATED: APRIL 03, 1989 RECORDED: APRIL 07, 1989 IN BOOK: 589 AT PAGE: 599 AS RECEPTION NO.: 310388 5. The land referred to in this policy is described as follows: Lot F and the Hest 15 feet of Lot G. Block 52, CITY AND TOWNSITE OF ASPEN ' County of Pitkin, State of Colorado Stewart Title of Aspen, Inc. 602 E. Hyman Aspen, CO 81611 303-925-3577 /4 1-ac//12Â« NUTRORIZED COUNTERSIGNITURE \J Page 2 >4 7' ]C 'WA12'1' 'I' I '1' LE CODE 0022 (Rev. 6/87) (;UAICANTY (1)MIâ€¢AN~ 4 '' I PUBLIC NOTICE RE: Conceptual Development of 211 West Main Street, alternations to principal and secondary structure, enlargement on secondary structure NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, July 12, 1989 at a meeting to begin at 3:00 p.m. before the Aspen Historic Preservation Committee in the City Council Chambers, 1st Floor, City Hall, 130 South Galena Street, Aspen, Colorado, to consider an application by Claire Newkam for conceptual development for the property at 211 West Main Street, Aspen, Colorado, Lot F and the Westerly 1/2 of Lot G, Block 52, City and Townsite of Aspen. The proposal includes minor exterior changes to the facade and other elevations, a second floor deck off the rear, and the enlargement of the secondary structure at the alley. Total FAR increase is proposed to be 309 sq. ft. The applicant is also requesting a variation for side and rear yard set back. For further information contact the Aspen/Pitkin Planning Office, 130 South Galena St., Aspen, CO 81611 (303)920-5090. s/William J. Poss Chairman, Aspen Historic Preservation Committee Published in the Aspen Times on June 22, 1989 City of Aspen Account pub.notice.211wm MESSAGE DISPLAY TO Bill Drueding CC Joanna Schaffner From: Roxanne Eflin Postmark: Aug 01,89 11:11 AM Status: Confidential Previously read Subject: 211 W. Main - Newkam Residence Message: The HPC approved the conceptual application (with conditions) for the main house, and denied approval for the alley structure, during their meeting of July 26. The applicant was invited to go back to the drawing board for the alley structure remodel. They were also informed that staff cannot set the Final Development review with the HPC until I have received a complete Final application - which I still do not have. Aug. 23 is expected to be the date, however, that meeting is already booked up with GMQS stuff. Sept. 13 is the next HPC meeting date after that. Call with questions. '. ------- 4/ A -2(*91.-fâ‚¬9%1 /1. 48 * MAgN ST +SPâ‚¬F ,(16. 11. C. F<30 9111/31>N Â·A'Â£'HTea k 4-------4 O OP 16 ' \ r-â€¢-==1[ F 1 ill , U 1 le I iR I- , 6=-ill 11 L.-2=1 t-- 3131 1,-tds aÂ»&Â»- 10 /--- ---I--- - ------ ------= 01.- =.--- - 1 - - - - - BAL VE ' / --- 9 - ---E. -3 H - ~- 1 / 11 - If - 2=zi 1 / !! 2-----1-21 1. ~1 11 - r 1 - .1 1 1111 22 1 Â»457(2*000 5/171/*24 -T"f 4/15 -34&: 4 .- L 11 +134 *r , I. t 442*G02*474*.sepv*to.4354=BAWE#yo'*)Me:594,49'JUE';.4Â·AlÂ·* # - 4 4~AMMÂ·,4*144,6?ti: P V : ~,4tt-Â·.~b ' 7,,/-'3'Ar:l>3<~,923'Â·Â·>,.>44,>2.Â·34*;â€žIkÂ®:.uÂ·.'6Â».'Â·+~#~1Â«i;O,444*VuL-7449423'47612;LÂ·ti;*4**PKRFAVAW#Wki.;42*W'*CU@44/2&6.41~â€¢w in'.re i oPPâ‚¬8- FLOOF 1 1, 1 -\- - r h, --- 1 q i ti 49 %1- 1 - 1 - I , ' + I Nav BUILT"UP-.-- a . . , 627727--JIL--1 1 -9--232-___-a.-MI--- --*- I I, FOOF D .4- .- 1 ... T-~-'----~ -I T- ---+ ---Â·-1.--T-' F=7-=ZE==z==ZFT-9[WI-/==3-Il-* iii '11 1 lil 1 1 I -~7-1 i ! 1; 211-11Â· 1 ilt'-1 1 1 1-1 1 .i ll J Mill 1 Iii -' I. 11 Iii 17-Â»I -,Ii:i- ' 1: i 1:1 -1,1 '13*=Ir-, \ lili I' ! 1 14'il 11.1=j L_-_-___ _____-2-GIJ.~~EZZIL 1 1 --4-0 2-Â« 1 L=13 t i- 11' --/ - -4 Ell 1 1- -r-- 1 -1 5-'-1 1 it , --#I.I- - mAIN FLOop. -= --- - - ---- - -- -- - --4 J \ 1 12--_. -- .--__- -_. .-- -- .. _-_- -- .--_- - _-' ___~-*- IL horâ‚¬55 B-Al C+4 NOTES: lt) gA*AAâ‚¬NT . 1. ALL W IN:DENS AN N(Â» '2- ALL V\/000 5!01%(94 111-IAA 1S N ew UNLES q NOTED. N G-- W 9 0 U -1 M G L 6 -V. 3.4~Â¥J VVCOO GUALÂ£;PAIL 10 MATCH CASt&-8 MON-M %1'l -- 1 '.0:i 3.49,39 4. New A-TRIUM 0000. 4, UP lit Q 5. New fATIODOOP- 9 OPPT 3 r %Â©U Aft>/6 1 0 : . Q r fiega â‚¬F-~l 3 0 t/L 1-0Â£. I 57/~ ry .fl d. 41 . r MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Conceptual Development: 211 W. Main St. Public Hearing Date: July 12, 1989 LOCATION: 211 W. Main St., Lot F and the West 15 feet of Lot G, Block 52, City and Townsite of Aspen ZONING: "0" - Office Zone, "H" - Designated Historic Landmark APPLICANT: Claire Newkam, represented by Ron Robertson, architect HPC MONITOR: not yet assigned APPLICANT'S REQUEST: Conceptual Development approval for the remodeling and slight enlargement of the main historic house, and approval for the second floor addition to the detached alley- oriented structure (non-contributing "carriage house") . Plans include the replacement of all windows (of which none are original) with wood double-hung, new doors, reroofing with wood shingle and significant interior changes. Landscaping and fencing plans are also included in the application. Variations are requested for side and rear yard setbacks, to bring existing non-conformities into conformity. The plans have been designed to work within the applicant's budget, yet improve the overall character of this Main Street Historic District home, one of the last remaining family dwelling units left in the District. SITE, AREA AND BULK CHARACTERISTICS: Lot Size: 4,500 Max. Allowable FAR 2,820 Existing FAR 2,416 Proposed Total FAR 2,725 Existing median height, principal structure 24' 6" Existing roof peak height, principal structure 29' 6" Existing roof peak height, alley structure 14.0' Proposed roof peak height, alley structure 21.0' OTHER COMMISSION/BOARD REVIEWS: The Zoning Officer has stated that this 4-plex must be reviewed and approved by the P&Z for conditional use, a Code requirement. The applicant will be meeting with Bill Drueding and a land use planner to clarify this use and make application. Also, the alley structure encroaches onto the city right-of-way, requiring the anproval of an > encroachment license through City Council. PROBLEM DISCUSSION: The Development Review Standards are located in Section 7- 601(D)(1) of the Land Use Code. Staff's comments follow. The review Guidelines may be found in Section VI. RESIDENTIAL BUILDINGS - Renovation and Restoration, beginning on page 47. Standard 1. The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels with then subject site is in an H, Historic Overlay district or is adjacent to a 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, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. Response: We find that the general application meets Standard 1. Please refer to the existing and proposed drawings for each elevation for comparison purposes. We will review alterations to the main structure first, then review the detached alley structure and site improvements. Main House - Facade (North elevation): This structure and carriage house appears on the 1893 Birds Eye View map of Aspen, and on the 1904 Sanborn Map. The asymmetrical facade appears original, a somewhat unique architectural treatment for a vernacular Queen Anne of this type. No original photos of the structure have been found. The changes proposed are minimal, involving the three windows and main door. The proposed windows are double hung, 6-over-1, replacing the aluminum sash with wood. The upper facade paired window is being replaced with one, to match the two lower level windows. This "Queen Anne" multi-light approach, while not historically documented on this house, would be appropriate in this two-story structure, and helps break up the large expanse of glass in these windows. The new doorway contains a narrowed transom, which is also more in keeping. All existing facade materials remain, and will be repainted. 2 East elevation: Although this appears to be an addition, the 1904 map indicates both the side shed porch and the one story rear portion were elements of this house at that time. The proposed alterations include changing the existing one- over-one windows to 6-over-1 wood double-hung windows on the two-story portion, to match the facade. Windows and entry door on the one-story (rear) portion are changed from the existing horizontal and fixed panes to matching three-over- three "cottage-type" windows, which we find appropriate. Simple angular brackets are proposed for the side porch. The rear portion will be resided in horizontal clapboard to match the original portion of the house. South elevation: This elevation receives the bulk of the changes, and is the least visible of all sides of the house. Historic resources indicate the shed-roof rear addition is original, however, some alterations have taken place over the years, primarily the windows and openings. The primary purpose for the remodel is to allow the rear bedroom on the main floor to function better; it currently has very limited (low) headroom. The shed roof will be removed, allowing for a small second floor deck with railing and turned spindles, and higher main floor ceiling height. All of the rear elevation windows will be changed, again to match the already proposed multi-light windows. We find the changes on this elevation to be significant, however, in character and appropriate with the Guidelines. All historic materials will remain and be repainted. West elevation: The changes proposed to this elevation all relate to the rear addition roof and deck. We find that the proposed windows are different in character (one-over-one, casements and awnings) than the other three elevations. and recommend a restudv of the fenestration for consistency. These windows are hardly seen due to the close proximity to the adjacent structure (less than 10'). The other changes proposed are not out-of-character with the structure, in our opinion. This structure historically sat directly on the west property line, therefore, a variation is necessary from the HPC for this side yard setback. CARRIAGE HOUSE: We feel that this building is 3 more appropriately named an alley structure as its original integrity as an historic "carriage house" has been lost. The Sanborn Map indicates this has always been a one-story structure. It currently serves as a dwelling unit. The applicant wishes to expand the "loft" area into an actual bedroom. As the concept plans indicate, this is accomplished by a rooftop addition, located slightly off-center, replicating the existing roof lines. We find the fenestration on the north and west elevation compatible, however, we find that the east elevation windows require further study. NO openings are proposed for the alley elevation. A roof-ridge skylight appears, which the HPC should consider carefully. In general, we find that the rooftop addition to the alley structure is not in-keeping with the character of the one-story building, and recommend further study. The designer is challenged with a way to add livable space onto the structure in such a way as to not increase the non-conformity. Staff requests that the HPC consider recommending design alternatives based on past experiences with alley structure renovations, to assist the applicant and maintain the overall character of the parcel. The HPC may find the alley "eclectic" enough already to where the proposed addition does not significantly alter its character. LANDSCAPING/SITE IMPROVEMENTS: We find that the open picket-style fence generally meets the Guidelines. While its spacing is very narrow (1.5" approximately), it still allows some privacy from the bus stop and street, while be somewhat open in character. The HPC may consider recommending wider spacing between the pickets to prevent a "closed off" feeling of the front yard. The maximum height along the front is 42", with higher gates as the enclosed sketch indicates. A 6' privacy fence will separate the two alley parking areas with the rear yard. The Committee may wish to review a more detailed site study and north elevation illustration, indicating the fencing and other improvements in relation to the structure and sidewalk improvements. The proposed Main Street Historic District StudY will dedicate an entire section to landscaping and site improvements, taking into consideration 4 noise, dust, auto and pedestrian traffic, etc. The HPC should take this into consideration when reviewing the proposed site improvements. PARKING: Section VI(E) - Alleys and Parking of the Guidelines discusses off-street parking, which "should be at the rear of the lot." Further, the Guidelines state "...there should not be parking off the street in front of the building." The existing parking situation is somewhat "historic", in that four spaces are needed for the four units. The site is compact, with only a 45' frontage, and two spaces have existed for years in the "front yard", accessed off Main Street. Two spaces are available in the rear accessed via the alley. While we feel the character of this historic structure would be greatly enhanced with the restoration of a front landscaped/lawn and the removal of the front parking spaces, we find that the on-site parking spaces are more critical for the owners at this time. We are pleased to see some landscaping improvements included in this proposal, which should help the entire parcel. MATERIALS: We commend the applicant for retaining all original materials and repairing where necessary. We also find the replacement of the metal roof and aluminum windows with wood shingles and wood double-hung windows excellent and in- keeping with the historic character of this property and the Main Street Historic District. We recommend that the roof shingles be stained dark or neutral. Standard 2. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development Response: Generally, we find the character of the neighborhood will not be impacted by the proposal, with the possible exception of the carriage house. The Planning Office commends the applicant for the proposed improvements to the property, which should add to the intrinsic historic character of the Main Street Historic District and improve the historic value of this structure. Standard 3. The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: We find that the cultural integrity of this 5 structure is based upon its general support to the established pattern and verticality of the historic resources in the Main Street Historic District. We feel that relatively simple changes proposed for the most visible elevations (facade and east) will enhance this structure's historic character, adding to the District. We do feel that the character of the alley, which speaks to the district's cultural integrity, should be taken into consideration when approving alterations to the "carriage house". Standard 4. The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: We find that the proposed improvements enhance the principal structure, however, we do not entirely support the addition proposed to the carriage house. The applicant is challenged with designing an appropriate, in-scale addition to this vernacular alley structure. Staff finds the proposed concept generally non-compatible (and somewhat awkward) when keeping historic one-story alley structure scale in mind. For HPC consideration: 1. The existing carriage house/alley structure has received a few changes over the years, however, has remained simple and subordinate to the principal house. 2. The second floor addition appears out of scale and oddly placed on top of the roof. While the verticality appears basically compatible with the main house, we find that the overall design concept needs more work. 3. Staff recommends a re-study of the alley structure addition, and recommends that the HPC offer support and guidance to the applicant. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the proposal as submitted 2. Approve the proposal with the conditions as recommended 6 by staff and discussed in this meeting 3. Table action to a date certain (June 14 recommended) to allow the applicant further time to study the proposal, incorporating the comments and guidance from the HPC in a revised proposal. 4. Deny conceptual development approval finding that the application does not meet the development review standards. A denial would constitute public hearing re-noticing. RECOMMENDATION: The Planning Office recommends that the HPC approve Conceptual Development for the proposal at 211 W. Main St., subject to the conditions stated below to be met at Final Development review. We also recommend that the HPC grant a variation for side and rear yard setback. (Note: A complete application for Final Development Review must be submitted to the Planning Office for scheduling with the HPC.) 1. Restudy of the west elevation fenestration of the principal structure for compatibility 2. Restudy of the carriage house/alley structure addition, fenestration and skylight, based upon the recommendations made by the HPC at this meeting 3. An exact representation of building materials; wood roofing shingles to be stained dark or neutral 4. A more detailed site plan, indicating types of landscape materials to be used 5. North elevation illustrating fencing and landscaping in relation to the structure and sidewalk 6. Approval from City Council for an encroachment license for the alley structure memo.hpc.211wm 7 ' 73'=t A r-r 4 1 4 W . - '4 . 4, 4 i k '-3* 1. A " 1.- $ ****972Â¢" ~ AL .t .., 5 . 2~ 2 -I ' ~~ .2:.~ -. .-. . I / t: Â·:Â·. Uj,3 . --,49;1-Â·-I. . ...ia . 'U : I . ..1 -. . - P .U 7.- , Â£4 9'ri . _*3 .:17-5- li . - - . r.- ) i - '.41â‚¬Â»17. ..7- 42 .br~i. 11Â¥~ 2.2 1 ;11 -' 1 *415,- .. 'tur 2,1 '4 + d.. . - -=.... - 'Ve. es 1 r.- 1 ' ' ' I . . I#;V- & 1 - 4, *9-Â»Â¢v= 1,~ 5 /-0. /:-41 ~ 1. I G. V ~ -- I .-.1- I - t. 11 9 - *4=/y . le/. IG f 1 - :, ~MA , 1 E Â¥ / 1 , 1~. 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AN ; 3) - , A 1.Â£ 4.k , k â€ž,0,1 4 1 3 . 2 4 .- ' I. -1*'31 irl ,?viv#it .~1,4,114*210 '.213 #tjkic:.&6Â·ic #t-, -p --~* - . .21;1:2~ -, v ic - 1 ,62 ~ ~14214.1.~~42<-1,4 1mt [irlÂ¢4:Mividdi Bii #1%11 -*~s~ . 47 -I. ' -/ F - 1 , ililt -,t- | i./ fib-{(Jifilit , .--k I *I--U=I...../' ~ t.t..;.~4;Ifil-Jmti-11 ~e~.}9~#41(4134:,W':*A'~~f Â·61 f.34 1 . 9/ 6 . 1.- E ./7 4 I ' ' 1Â·~ ' ~â€¢:Et-1 I - 1 9 . ' 7,-4 --44%&1#witfly:~ulll-9pb. '-i- .0 ie,Vta .7,4$~3-'3< f' _ --9 147 r 74&~4~ ~ AmeM?.4-& ) EL)*40*'MIVE'*:4'6E-*CititW <14*0 1 :flkettf.. 4Â»Â·2:4'1, ' - -,4 <RN,f -23 1; '~ 21%4:72~~fl, 1 1; Â·i h.291/4441: : - 1 ' fit **31* 1,2-11*-2- fir<'~c..#e*~%~ .2. : W By I . 6 'irlit,, ATTIC FANTASIES I)apousÂ© 515 E. Durant St. ASPEN, COLORADO 81611 LETTER (303) 925-1790 Jim Newkam Date V & , To ~geEA I seÂ«ox DQÂ»' elot MCC'*k- P-ff <12Â°jz:,4 4, A .fl)' ic Ajt-s- N Al-(2. C Cit }AE N E U) kAN - .\ ripÂ·4 68 x 2*0* Ca// u Ec~>phl ~Â£> A 9/4 /2â„¢ 2*3-9 25 - 153% 4, Rol R o berhod , 8 /9 466,Â·PAN, 04-4 ROUIU, 2/< 623 16 M -fid al-Le A jo Act M. M1 le 40Â· /f Kâ‚¬f te 54421~1 #le 14 Tkv le- \Cjvt'-id, Af p/'LeÂ·~~4 . 963 - 39 +EI â‚¬, Dedthe Mf,r A-diew /3 62" Ues t- 1.f /40 '-f\>7<v + A LÂ« 4-es cju r Ji~ ;i FF S~ f-9 1 20'5 ; c~t~~ Lk,f~1 4 7611 l422Â¢ I r t -31-PL- 146 t- 4 , 6(64 5- 2 - #--7 4 .-a kÂ«L SIGNED / 4/5, E Please reply 2 No reply necessary E MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Final Development: 211 W. Main St. Date: August 23, 1989 LOCATION: 211 W. Main St., Lot F and the West 15 feet of Lot G, Block 52, City and Townsite of Aspen ZONING: "0" - O f fice Zone, " H" - Designated Historic Landmark APPLICANT: Claire Newkam, represented by Ron Robertson, architect HPC MONITOR: not yet assigned APPLICANT'S REQUEST: Final Development approval for the remodeling and slight enlargement of the main historic house, and approval for the (now revised) plans for the remodel of the alley structure. SITE, AREA AND BULK CHARACTERISTICS: Lot Size: 4,500 Max. Allowable FAR 2,820 Existing FAR 2,416 Proposed Total FAR 2,725 Existing median height, principal structure 24' 6" Existing roof peak height, principal structure 29' 6" Existing roof peak height, alley structure 14.0' Proposed roof peak height, alley structure 21.0' PREVIOUS COMMITTEE ACTION: Conceptual Development approval was granted to the main house on July 26, 1989, with conditions (please refer to the minutes of that meeting). The approval did not include any changes to the alley structure. PROBLEM DISCUSSION: (Note: Due to staff's required jury service, consisting of three days this past week, a complete written review is not available at this time, however, we will be prepared to address the application at the meeting. However, upon our initial review of this application, we feel the conditions of Conceptual have been met. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Final Development as submitted 2. Approve the proposal with the conditions 3. Table action to allow the applicant further time to study the proposal, incorporating the comments and guidance from the HPC in a revised proposal. 4. Deny Final Development approval finding that the application does not meet the development review standards. RECOMMENDATION: The Planning Office recommends that the HPC approve Final Development for the proposal at 211 W. Main St, with no variations being granted. memo.hpc.211wm.fd 2 PUBLIC NOTICE RE: Conceptual Development of 211 West Main Street, alternations to principal and secondary structure, enlargement on secondary structure NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, July 12, 1989 at a meeting to begin at 3:00 p.m. before the Aspen Historic Preservation Committee in the City Council Chambers, 1st Floor, City Hall, 130 South Galena Street, Aspen, Colorado, to consider an application by Claire Newkam for conceptual development for the property at 211 West Main Street, Aspen, Colorado, Lot F and the Westerly 1/2 of Lot G, Block 52, City and Townsite of Aspen. The proposal includes minor exterior changes to the facade and other elevations, a second floor deck off the rear, and the enlargement of the secondary structure at the alley. Total FAR increase is proposed to be 309 sq. ft. The applicant is also requesting a variation for side and rear yard set back. For further information contact the Aspen/Pitkin Planning Office, 130 South Galena St., Aspen, CO 81611 (303)920-5090. s/William J. Poss Chairman, Aspen Historic Preservation Committee Published in the Aspen Times on June 22, 1989 City of Aspen Account pub.notice.211wm 16 uNAr 26,Â·--,Â£1-13 1 l 92*rw~,s a 1111,â€žlili ' 4 !lilli:, 111, 1 \ 1- ~~111111 1, i 1 THE Loubeiga pe,=Er of TE*S. 90<59 IS. ty:'~EN- CRE FAE- 3646 10 USE. Cal.02 GbiUÂ· 22 A Ofbek Beou,0 C - 6\Il Ld ut H A-(,~4 00 A re ED U as( 1 4/ -8t, )a. 9/LIL 3-4pf (Al 9.14 RN 14*Wle F r / v F C IN 14. P. 0% 604Â«6- S,t fts~Quke. 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