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Home My WebLink AboutLand Use Case.323 W Hallam St.HPC011-0268 K }1 2 -51 AI 1P 0 0 . CASE NUMBER HPC011-02 PARCEL ID # 2735-124-34002 CASE NAME 323 W. Hallam Final HPC PROJECT ADDRESS 323 W. Hallam PLANNER Amy Guthrie CASE TYPE Final HPC OWNER/APPLICANT Peter Rispoli REPRESENTATIVE DATE OF FINAL ACTION 5/8/02 CITY COUNCIL ACTION PZ ACTION HPC Reso. #17-2002 ADMIN ACTION Approved BOA ACTION DATE CLOSED 10/17/02 BY J. Lindt .. * :*1%~.- *i.;14,924#- " Qi.,+ '*4:4~6: 4 "*i#94:.7. 4.iW:'*7./1 I . PARCEL ID?~2735-124-34002 1 DATE RCVD: 4/26/02 ( # CEiffiaâ‚¬333--EXSE-Nia HPCol 1-02_j CASE NAME:|323 W. Hallam Final HPC ~ PLNR: Amy Guthrie 1 . r PROJ ADDR: 323 W. Hallam * CASE TYP:~Final HPC STEPH V 7 52 .... OWN/APP:~ Peter Rispoli _ ADR~323 W. Hallam C/S/Z: IAspen/CO/81611 i PHN: 544-6947 REP:~ ADR1 Cis/Z:i PHN: FEES DUE:~ Use Conceptual Fee ~ FEES RCVD~ Use Conceptual Fee STAT: rE[ REFERRALS~ REFil f BY -r DUE:1 1:Â·â€¢1% - .. MTG DATE REV BODY PH NOTICED . 1.<41 49 1 .0 I . 7 - /1 0 . L i 1.9, -md r . I j DATE OF FINAL AC~12Â£1 54/0 -0--1 CITY COUNCIL: REMARKS - pz: /4 106- Po,(-- 17 -2Â£01 CLOSED: BOA: 41 DRAC: PLAT SUBM]TD: | ~ PLAT (BK,PG): uâ€¢: ADMIN: .. : App rist/f 4 t. U .. 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. Pete & Donna Rispoli, 323 W. Hallam Street. Aspen. CO 81611. 544-6947 Property Owner's Name, Mailing Address and telephone number Lots D and E, Block 43. Citv and Townsite of Aspen Legal Description and Street Address of Subject Property The Historic Preservation Commission has approved a plan for a new addition to the house, including setback variances and an FAR bonus. Written Description of the Site Specific Plan and/or Attachment Describing Plan Approved per HPC Final Resolution #17. Series of 2002. Mav 8, 2002 Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) Mav 18.2002 Effective Date of Development Order (Same as date of publication ofnotice of approval.) Mav 18, 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.) Issued this 186 day ofMay, 2002, by the City of Aspen Community Development Director. 4- 4- Â»L, A.Z~ ~,7-ie Ann Woods, ComniGkiti, Development Director mi 0 0 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR VARIANCES RELATED TO A MAJOR DEVELOPMENT FOR THE PROPERTY LOCATED AT 323 W. HALLAM STREET, LOTS D AND E, BLOCK 43, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. 30, SERIES OF 2002 Parcel ID #: 2735-124-34-002 WHEREAS, the applicants, Peter Rispoli and Donna DiIanni, received Final Development approval for the property located at 323 W. Hallam Street, Lots D and E, Block 43, City and Townsite of Aspen on May 8,2002; and WHEREAS, the approved project was submitted for building permit, when it was discovered that the setback and FAR variances needed to construct the project had been miscalculated in some regards; and WHEREAS, a new public notice was issued and a hearing scheduled so that HPC could apply the criteria for variances and confirm that the proposal was still acceptable; and WHEREAS, the following standards apply to an FAR bonus, per Section 26.415.110.E: 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; and b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building and/or c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or f. An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained; and WHEREAS, The criteria, per Section 26.415.110.C of the Municipal Code for setback variances are as follows: HPC must make a finding that the setback variance: 0 0 a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district; and WHEREAS, Amy Guthrie, in her staff report dated July 24,2002 performed an analysis of the application based on the standards and the "City of Aspen Historic Preservation Design Guidelines," and recommended approval; and WHEREAS, at a regular meeting held on July 24, 2002 the Historic Preservation Commission considered the application, found the application to meet the standards and the design guidelines, and approved the application with a vote of 6 to 0. THEREFORE, BE IT RESOLVED: That the HPC approves variances for the property located at 323 W. Hallam Street, Lots D and E, Block 43, City and Townsite of Aspen, Colorado, with an amendment to the first condition placed on the final approval: l. HPC has granted a 1' rearyard setback variance, a 14'6" combined front and rear yard setback variance, a 6' combined sideyard setback variance, a 3.2 foot west sideyard setback variance for the existing house, a 2.25 foot west sideyard setback variance for a small section of the proposed addition, and a 500 square foot FAR bonus. 2. The crown moulding is to be removed from the windows on the new addition to distinguish it from the original house. 3. Study some other treatment for the gable ends that does not match the historic house. Consider using clapboard as the only siding material. 4. A cut sheet must be provided for all new windows in the project. 5. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 6. With regard to the restored windows under the front porch, staff and monitor will perform an inspection once the framing is exposed to confirm the original design and discuss any patching of clapboards that will be required. 7. Confirm that the site plan represents all major landscaping that is to take place. 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. 8. 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. 9. 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. .. 10. 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. 11. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 12. 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. 13. 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. 14. 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 24th day of July, 2002. 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 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 323 W. Hallam Street- Variances- Public Hearing DATE: July 24,2002 SUMMARY: HPC granted final Major Development approval for a project at this property on May 8,2002. When the owner submitted for building permit, it became apparent that he had miscalculated some of the setback variances and FAR bonus that were needed to build the approved addition. As a result, a new public notice has been issued and HPC is asked to revise the variances. The project has not changed in any way since it's final approval. APPLICANT: Peter Rispoli and Donna DiIanni, owners. PARCEL ID: 2735-124-34-002. ADDRESS: 323 W. Hallam Street, Lots D and E, Block 43, City and Townsite of Aspen, Colorado. ZONING: R-6 (Medium Density Residential). FAR BONUS The applicant has received approval for a 405 square foot floor area bonus, but actually needs needs an additional 95 square feet, to reach the 500 square foot limit. The following standards apply to an FAR bonus, per Section 26.415.110.E: 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets ~ applicable design guidelines; and b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building and/or c. The work restores the existing portion of the building to its historic appearance; and/or 1 .. d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or Â£ An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. Staff Response: Staff and HPC found that the design as proposed met the criteria for an FAR bonus. The fact that the exact square footage needed was miscalculated does not change the appropriateness of the project and the amended bonus should be approved. SETBACK VARIANCES The setback variances needed are a 1' rearyard setback variance (because the applicant measured the distance to the alley incorrectly), 14'6" combined front and rear yard setback variance (the combined front and rear yard setback variance was measured incorrectly), and a 6' combined sideyard setback variance (the applicant did not account for the presence of a stairwell to the below grade space when measuring the sideyard). Variances previously granted that will still be needed are a 3.2' west sideyard setback variance for the existing location of the historic house and a 2.25' west sideyard setback variance for a small section of the proposed addition. The criteria, per Section 26.415.110.C ofthe Municipal Code are as follows: HPC must make a finding that the setback variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Finding: The project has not changed from what was previously considered an exemplary project, in conformance with the design guidelines and the above criteria. Once again, staff finds that the amended variances do not detract from the original intent of the project and should be approved. RECOMMENDATION: Staff recommends HPC grant the needed variances for the continuation of this successful project. 2 .. RECOMMENDED MOTION "I move to approve Resolution # , Series of 2002, granting variances for 323 W. Hallam Street, Lots D and E, Block 43, City and Townsite of Aspen, Colorado." Exhibits: 1,~ Resolution # , Series of 2002 A. Staff memo dated July 24,2002. B. Elevations and site plan from Final Development approval. 3 .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR VARIANCES RELATED TO A MAJOR DEVELOPMENT FOR THE PROPERTY LOCATED AT 323 W. HALLAM STREET, LOTS D AND E, BLOCK 43, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. , SERIES OF 2002 Parcel ID #: 2735-124-34-002 WHEREAS, the applicants, Peter Rispoli and Donna DiIanni, received Final Development approval for the property located at 323 W. Hallam Street, Lots D and E, Block 43, City and Townsite of Aspen on May 8,2002; and WHEREAS, the approved project was submitted for building permit, when it was discovered that the setback and FAR variances needed to construct the project had been miscalculated in some regards; and WHEREAS, a new public notice was issued and a hearing scheduled so that HPC could apply the criteria for variances and confirm that the proposal was still acceptable; and WHEREAS, the following standards apply to an FAR bonus, per Section 26.415.110.E: 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; and b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building and/or c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or f. An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained; and WHEREAS, The criteria, per Section 26.415.110.C of the Municipal Code for setback variances are as follows: HPC must make a finding that the setback variance: .. a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district; and WHEREAS, Amy Guthrie, in her staff report dated July 24,2002 performed an analysis of the application based on the standards and the "City of Aspen Historic Preservation Design Guidelines," and recommended approval; and WHEREAS, at a regular meeting held on July 24, 2002 the Historic Preservation Commission considered the application, found the application to meet the standards and the design guidelines, and approved the application with a vote of_ to _. THEREFORE, BE IT RESOLVED: That the HPC approves variances for the property located at 323 W. Hallam Street, Lots D and E, Block 43, City and Townsite of Aspen, Colorado, with an amendment to the first condition placed on the final approval: l. HPC has granted al' rearyard setback variance, a 14'6" combined front and rear yard setback variance, a 6' combined sideyard setback variance, a 3.2 foot west sideyard setback variance for the existing house, a 2.25 foot west sideyard setback variance for a small section of the proposed addition, and a 500 square foot FAR bonus. 2. The crown moulding is to be removed from the windows on the new addition to distinguish it from the original house. 3. Study some other treatment for the gable ends that does not match the historic house. Consider using clapboard as the only siding material. 4. A cut sheet must be provided for all new windows in the project. 5. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 6. With regard to the restored windows under the front porch, staff and monitor will perform an inspection once the framing is exposed to confirm the original design and discuss any patching of clapboards that will be required. 7. Confirm that the site plan represents all major landscaping that is to take place. 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. 8. 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. 9. 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. .. 10. 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. 11. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 12. 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. 13. 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 ofthe 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. 14. 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 24th day of July, 2002. 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 0 . AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 323 LO + k/a /1 q li,4 en, CO SCHEDULED PUBLIC HEARING DATE: 018( 01- , 200- STATE OF COLORADO ) ) SS. County of Pitkin ) 1 C I, CYR//4.2- 9 1-1 (Ad <- (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) o f the Aspen Land Use Code in the following manner: /\ Publicanon ofnotice: By the publication in the legal notice section of an official paper or a paper of 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 ofnotice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof 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 ten (10) days L ...0 prior to the public heari-ng and was continuously visible from the day of , 200 , to and including the date and time of the public hearing. 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 Action 26.304.060(E)(2) of the Aspen Land Use Code. At least ten (10) days prior to the public hearing, notice was hand delivered or mailed by first class, postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application, and, 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 of 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 of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real 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. : 69.44 th Â«Imilu S#fature The foregoic,1 :-Affidavit of Notice" was acknpwledged before me this657 day of Afri r , 2002, by 7--d -t.-5 2.-7 y-Â«t PUBLIC NOTICE WITNESS MY HAND AND OFFICIAL SEAL RE: 323 W. HALLAM MAJOR DEVELOPMENT RE- VIEW (FINAL) NOTICE IS HEREBY {,1\ EN that a public hearing will be held on Wednesday. May 8,2002 at a ~ Historic Preservation Commission. City Council meeting to begin at 5:00 p.m. before the Aspen My commission expires: Vlk:*bAASEAirri ..... Chambers. City Hall, 130 S. Galena St. Aspen. to 0..... consider an application submitted by Peter Ris- ti 4/2.... poli and Donna Dilanni requesting Major Develop- ...f 1 ment Review (Final) for the property located at ~ ; SARAH ~ 1 323 W. Hallam St. The property is legally descri- Notary Public bed as Lots D and E, Block 43. City and Townsit< of Aspen. ~~pit OATES ~0~ For further information, contact Amy Guthrie 24 AÂ· ~, the Aspen/ Pitkin Community Development De- 5 \1~~~~. i Q# partment. 130 S. Galena St. Aspen, CO, (970) 920- 5096, amyg@ci.aspen.co.us. -1 9 s/Suzannah Reid, Chair Napcoio Aspen Historic Preservation Commission Published in The Aspen Times oil April 13, 2002. ' ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED B Y MAIL APPROVED BY THE COMMISSION at its regular meeting on the 8th day of May, 2002. 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 P21 ViI i a, MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Directouto FROM: Amy Guthrie, Historic Preservation Officer RE: 323 W. Hallam Street- Final Development - Public Hearing DATE: May 8,2002 SUMMARY: The project involves restoration of windows and the porch on the front of this 19th century house, alterations to a non-historic addition, and construction o f a new addition at the rear of the site. APPLICANT: Peter Rispoli and Donna DiIanni, owners. PARCEL ID: 2735-124-34-002. ADDRESS: 323 W. Hallam Street, Lots D and E, Block 43, 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 ofthe following standards (Section 26.415.010.C.5) 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 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 variances after making afinding 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 P7 .. A floor area bonus will only be awarded to projects which in the opinion of the HPC make an "outstanding preservation effort." Examples to be considered would include the retention of historic outbuildings or the creation of breezeway or connector elements between the historic resource and new construction. Lots which are larger than 9,000 square feet and properties which receive approval for a "historic landmark lot split" may also be considered for the bonus. th Staff Finding: HPC held a worksession on this project on March 14 . The applicant was given direction to restudy the height of the new addition and the connector pieces between it and the historic house. The changes were made for conceptual review and the HPC granted approval with no conditions by a vote of 6 to 0. This project does not involve any changes directly to the historic house except for the restoration of the original double hung windows under the front porch. Currently, a non- historic horizontal leaded glass window is in place. The owner plans to do limited demolition of interior drywall to locate the original framed openings and install the correct windows. Staff and monitor will perform an inspection once the framing is exposed to confirm the original design and discuss any patching of clapboards that will be required. In an effort to improve the overall condition o f the historic house, the applicant is also underway with a repair permit to work on the front porch, which is seriously deteriorated and is re-roofing the building with wood shingles. A new addition is proposed for the back of the historic house. Currently there is an addition that was built in 1967. The owner plans to demolish part of it (a can)ort) and otherwise modify this piece somewhat to make it into the connector to the new addition. The design of the new living space that is to be constructed is relatively simple in character, uses a low plate height on the second fioor, and is no taller than the historic resource. Staff and the HPC have found that the addition meets the design guidelines in terms of mass, scale, and placement on the lot. Final review is focused on the selection of materials and on the overall details of the proposal. The relevant design guidelines are listed on "Exhibit B" to this memo. The guidelines for final approval touch on the following topics; landscape design, lighting, proper treatment of historic materials, appropriate replacement materials on historic structures, appropriate materials on additions, distinguishing "new" and "old" construction, and sensitive location o f mechanical equipment/vents. Staff finds that the applicant' s proposal is in keeping with all o f the guidelines, or, that a condition of approval can be recommended to HPC in order to ensure compliance. The only item which staff feels requires some discussion is the choice of materials for the new construction. The materials are clapboard siding, square cut shingles in the gable ends, and a wood shingle roof. The windows have not been identified as either wood or clad. 2 P8 .. Staff finds that overall, it is apparent that the addition is new construction because of the linking elements that have been created between it and the original house. Some of the detailing on the old house is not included on the addition, such as the decorative fascias. However, the addition does have matching crown moulding over some doors and windows, and in general, the palette is not very distinct from the historic resource. The following guidelines are important to this discussion: 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 construction. 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. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. o Roof materials should have a matte, non-reflective finish. 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. 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. Staff finds that this review standard will be met if the crown moulding is removed from the windows, and perhaps the gable ends are treated differently than they are on the historic structure. Clapboard could be used as the only siding material (even in the gable ends) to simplify the addition. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development, and Staff Finding: There are two historic buildings across the street from this one. All are two story buildings and, due to their size, can accommodate larger additions with less negative impacts than is often the case with the miner's cottages. Staff finds that this review standard is met. 3 P9 00 .. 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 historic significance of the home, which was built in 1889, will not be affected by this addition. The owner has done a good deal of research into its construction, which is included in the application. Staff finds that this standard is met. 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 only work that will directly affect the historic resource is restorative in nature. Staff finds that the addition has been sensitively designed and will not detract from the architectural character and integrity of the house. Staff finds that this standard is met. RECOMMENDATION: Staff recommends HPC grant final approval for 323 W. Hallam Street, Lots D and E, Block 43, City and Townsite ofAspen, Colorado, with the following conditions: l. HPC has granted a 12 foot combined front and rear yard setback variance, a 3.2 foot west sideyard setback variance for the existing location of the historic house, a 2.25 foot west sideyard setback variance for a small section of the proposed addition, and i a 405 square foot FAR bonus. (Granted at Conceptual approval.) 2. The crown moulding is to be removed from the windows on the new addition to distinguish it from the original house. 3. Study some other treatment for the gable ends that does not match the historic house. Consider using clapboard as the only siding material. 4. A cut sheet must be provided for all new windows in the project. 5. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 6. With regard to the restored windows under the front porch, staff and monitor will perform an inspection once the framing is exposed to confirm the original design and discuss any patching of clapboards that will be required. 7. Confirm that the site plan represents all major landscaping that is to take place. 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. 8. 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. 4 P10 .. 9. 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. 10. 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. 11. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 12. 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. 13. 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 ofthe 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. 14. 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 approve Resolution # , Series of 2002, granting final approval with conditions for 323 W. Hallam Street, Lots D and E, Block 43, City and Townsite of Aspen, Colorado." Exhibits: En '' n Resolution # Ki, Series of 2002 A. Staffmemo dated May 8,2002 B. Design Guidelines relevant to this project at final review C. Application ld,Ao \Al~-0 ve : >tzv e34 230 5 Pll .. "Exhibit B, Relevant Design Guidelines for Final Review" 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. o If a tree must be removed as part of the addition or alteration, replace it with species of a large enough scale to have a visual impact in the early years of the project. 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. Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. 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 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. Treatment of Materials Preserve original building materials. Do not remove siding that is in good condition or that can be repaired in place. Only remove siding which is deteriorated and must be replaced. Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. o 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. 2.2 Protect wood features from deterioration. 6 P12 OCOM 00 0 .. o Provide proper drainage and ventilation to minimize rot. o Maintain protective coatings to retard drying and ultraviolet damage. 2.3 Plan repainting carefully. o 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. 1 Masonry naturally has a water-protective layer, or patina, to protect it from the elements. Repair 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. Replacement Materials 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. 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. 3 Matching the original design is particularly important on key character-defining facades. 7 P13 00 0 .. 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 important details. They distinguish the actual window from the surrounding plane of the wall. 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. o 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. 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. o 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. 8 P14 0 Un .. o 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 Replacement of missing elements may be included in repair activities. Replace only those portions that are beyond repair. Replacement elements should be based on documented evidence. Use the same kind of material as the original when feasible. 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 cornice may be considered at the top of a building. New Additions 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 construction. 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. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. o 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. 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. 14.3 Keep color schemes simple. (Advisory) Using one base color for the building is preferred. Using only one or two accent colors is also encouraged, except where precedent exists for using more than two colors with some architectural styles. 9 Pl 5 00 00 00009 .. 14.4 Coordinating the entire building in one color scheme is usually more successful than working with a variety of palettes. (Advisory) o Using the color scheme to establish a sense of overall composition for the building is strongly encouraged. 14.5 Develop a color scheme for the entire building front that coordinates all the facade elements. (Advisory) o Choose a base color that will link the entire building face together. For a commercial building, it can tie signs, ornamentation, awnings and elltrances together. On residences, it can function similarly. It can also help your building relate better to others in the district. o The complexity of the accent colors should be appropriate to the architectural style of the building. Doors may be painted a bright accent color, or they may be left a natural wood finish. Historically, many of the doors would have simply had a stain applied. Window sashes are also an excellent opportunity for accent color. Brilliant luminescent or "day-glo" colors are not appropriate. Lighting 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. o The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. o All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. o Unshielded, high intensity light sources and those which direct light upward will not be permitted. o Shield lighting associated with service areas, parking lots and parking structures. o Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. Do not wash an entire building facade in light. Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. o Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. Â¤ Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. o Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights-of-way. On-going Maintenance of Historic Properties 14.9 Use the gentlest means possible to clean the surface of materials and features. 10 P16 00 00 0 .. o Perform a test patch (in an inconspicuous place) to make sure the cleaning method will not damage the surface. Many procedures can have an unanticipated negative effect upon building materials and result in accelerated deterioration or a loss of character. 3 Harsh cleaning methods, such as sandblasting, can damage the historic materials, make them vulnerable to moisture, accelerate deterioration and change their appearance. Such procedures are inappropriate. o If cleaning is necessary, a low pressure water wash is preferred. Chemical cleaning may be considered if a test patch is first conducted to determine safety. o Also see technical rehabilitation literature published by the National Park Service and available through the Aspen Community Development Department. 14.10 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. 14.11 Plan repainting carefully. o Note that frequent repainting of trim materials may cause a buildup of paint layers that obscures architectural details. When this occurs, consider stripping paint layers to retrieve details. However, if stripping is necessary, use the gentlest means possible, being careful not to damage architectural details and finishes. o Remember good preparation is key to successful repainting but also the buildup of old paint is an important historic record of the building. The removal of old paint, by the gentlest means possible, should be undertaken only if necessary to the success of the repainting. Remember that old paint is of very good quality and is enviable in today's painting world. o Old paint may contain lead. Precautions should be taken when sanding or scraping is necessary. 14.12 Provide a weather-protective finish to wood surfaces. o The rustic bare-wood look is not a part of the heritage of the historic districts or individual landmark properties. o Painted surfaces are most appropriate. Stains may be accepted in combination with materials that give a well-finished appearance. Use water seal to preserve the porch deck. o Rustic finishes will not be approved. 14.13 Leave natural masonry colors unpainted where feasible. o Where the natural colors of building materials exist, such as with stone or brick, they should be left unpainted. o For other parts of the building that require painting, select colors that will complement those of the natural materials. o If an existing building is already painted, consider applying new colors that simulate the original brick color. 11 Pl 7 .. o It is also appropriate to strip the paint from a masonry building to expose the natural color of the stone or brick. 14.16 Locate standpipes, meters and other service equipment such that they will not damage historic facade materials. o Cutting channels into historic facade materials damages the historic building fabric and is inappropriate. Do not locate equipment on the front facade. o If a channel must be cut either locate it on a secondary facade, or place it low on the wall. 12 P18 .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR FINAL DEVELOPMENT FOR THE PROPERTY LOCATED AT 323 W. HALLAM STREET, LOTS D AND E, BLOCK 43, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. , SERIES OF 2002 Parcel ID #: 2735-124-34-002 WHEREAS, the applicants, Peter Rispoli and Donna DiIanni, have requested Final Development approval for the property located at 323 W. Hallam Street, Lots D and E, Block 43, 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 26.72.010(D) 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. 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 o f 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, Amy Guthrie, in her staff report dated May 8,2002 performed an analysis of the application based on the standards and the "City of Aspen Historic Preservation Design Guidelines," and recommended approval; and WHEREAS, at a regular meeting held on May 8, 2002 the Historic Preservation Commission considered the application, found the application to meet the standards and the design guidelines, and approved the application with a vote of_ to _. THEREFORE, BE IT RESOLVED: P19 .. That the HPC approves final development for the property located at 323 W. Hallam Street, Lots D and E, Block 43, City and Townsite of Aspen, Colorado, with the following conditions: l. HPC has granted a 12 foot combined front and rear yard setback variance, a 3.2 foot west sideyard setback variance for the existing location of the historic house, a 2.25 foot west sideyard setback variance for a small section of the proposed addition, and a 405 square foot FAR bonus. (Granted at Conceptual approval.) 2. The crown moulding is to be removed from the windows on the new addition to distinguish it from the original house. 3. Study some other treatment for the gable ends that does not match the historic house. Consider using clapboard as the only siding material. 4. A cut sheet must be provided for all new windows in the project. 5. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 6. With regard to the restored windows under the front porch, staff and monitor will perform an inspection once the framing is exposed to confirm the original design and discuss any patching of clapboards that will be required. 7. Confirm that the site plan represents all major landscaping that is to take place. HPC is particularly concerned with planting large trees or shrubs in locations that could damage the historic structure or block important public views o f it. 8. 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. 9. 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. 10. 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. 11. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 12. 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. 13. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this proj ect. 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. 14. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 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