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Home My WebLink AboutLand Use Case.432 W Francis St.HP-1989-23-IÂ·66 : 432 W. Francis - Hallet House, I. $ Fl~ i . Hernandez Residence Final Development dse: NP- 1929'23 _lin S 1 1-1 (7 H eÂ· lili A -,meal Â® 1 No 1526E HASTINGS MN LOS ANGELES CHICAGO LOGAN OH McGREGOR TX-LOCUSTGROVE GA USA 4,4 ' , 0(4, .*fÂ· 4 .k $,4 41 I I 1 0. 9 . i - C-41~ 432 W. FRANCIS HALLET - <-1 L- n c HOUSE, HERNANDEZ RESIDENCE ,-'.".4...al-'~-i-'- - K~1'.Â»AW . 4/14 j ~20_c"Mpka g < 1) ~ 9 1__- Ajof i (j el-9 1- b)-rd< 11 2 jtÂ©tARÂ»cd 2- 1 / 46; %.4(*Uick- 3-/4- 2 9 f t L *- er It ~ Â· 1 1 1 .â€¢1 IIi . 3 ....# UA ATma]MINI' 1 0 ~IAND USE APPLICATION FOIN ~ Hernandez Residence C Â»c . 11 4 - (9 9 9. ~ 2 3 t 1) Project Name 2) Pmject rocation 432 W. Francis Street Lots K, L, & M, Block 34, Aspen Townsite ( indicate street address, lot & block number, legal description where appmpriate) 3) Present Zoning R-6 4) Iot Size 9,000 sq. ft. 5) Applicant's Narre, Address & 1?hone # Cecil and Noelle Hernandez 380 High Street, Denver, CO 80218 (303)777-1650 6) Repasentative's Name, Mdress & Fhone # Charles Cunniffe & Associates 520 E. Hyman Ave., Suite 301, Aspen, Colorado 81611 (303)925-5590 7) Type of Application (please check all that apply): Conditional Use Conceptual SPA - Conceptual Historic Dev. ~ Special Review Final SPA -_ Final Historic Dev. 8040 Greenline Conceptual ]JUD X Minor Ilistoric Dev. Stream Margin Final FUD Historic Demolition Mountain view Plane Subdivision Historic Designation Condaminiumization Text/Map Amendment . GOS Allotment Lot Split/Lot line (NQS Exemntion Adjustnent 8) Description of Existing Uses Â· (ramber and. type of eocisting structures; approximate sq. ft.; Iumber of bedrocus; any previous approvals granted to the property). Existing residence with H.P.C. approval for renovation and additions to the Carriage and Main house. 9) Description of Development Application When the approved demolition of the former mud room entry was accomplished and accurate dimensions were established, it was determined that the garage would encroach the rear setback by ( see next page) 10) Have you attached the following? Response to Attachment 2, Minimmi Sulmission Contents Response to Attachment 3, Specific Submission Contents Response to Attachment 4, Review Standards for Your Application 111 .. t Page 2 Hernandez 4 inches. To allow reconstruction to proceed, the. H.P.C. Monitor, Donelly Erdman reviewed the structure at the site and gave tentative approval to reduce the rear set- back at the garage to 4'-8" from 5'-0". This approval must be confirmed by the H.P.C. .. .. MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: 432 W. Francis St., Hallet House, dormer clarification (Final Development, cont.) Date: April 26, 1989 SUMMARY: At the last HPC meeting (April 11), Final Development approval was granted for the project at 432 W. Francis St., with the exception of the carriage house south elevation roof dormer. One of the conditions of conceptual approval was the restudv of the dormer, which the Committee generally found either altogether inappropriate or too large as proposed. The restudy presented at Final Development review indicated a slightly smaller dormer, which the Committee was split on at first vote. Alternatives were discussed and the Committee approved the Final Development with further restudy Of the dormer, to examine these two alternatives: 1. Flat roof windows to provide light (not projecting, operable skylights), or 2. A smaller dormer if the window plan was found to be completely unworkable Staff suggested a worksession with the applicant and those members of the Committee who voted in favor of the "no dormer" motion, to seek a viable alternative to the problem of altering the roof form. Two members met the next day with the applicants, architects, Building Department and staff, with still no decision being reached. The applicant has requested the dormer issue be brought back to the entire Committee at this meeting for final, final approval. DISCUSSION: The applicant has presented a few options (attached): skylights and dormers. The applicant still prefers the originally revised dormer, which projects from the roof ridge, with dimensions of 14' x 5', containing three 3' x 2' windows. This was the dormer design presented at Final Development which did not receive approval. The approval motion required an option to be studied of flat roof windows, which the applicant has not provided. Staff finds it difficult to compare the approved options when the applicant has not provided any. It is unfortunate that nearly 95% of Aspen's carriage houses and outbuildings have been altered. It is fortunate that we still have some at all, and that adaptive uses have been found for them, a nice option to demolition. However, as we have seen in 0 0 0 the past, not all adaptive use projects provide us with the best design alternatives for historic structures. Staff continues to recommend the preservation of the original roof form on this very important carriage house, with significant integrity still left. We feel that options do exist, as discussed by the Committee, to provide light and ventilation into this space that does not incorporate a dormer. However, if the Committee does allow a dormer, it is our recommendation that it be reduced down by at least one third, with two windows, to minimalize its impact as much as possible. RECOMMENDATION: The Planning Office recommends that the Committee deny the dormer addition, and allow two narrow flat roof windows (not skylights) which will blend into the roofing material. memo.hpc.432wf.fd.2 .. MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Amendment to Final Development Approval: 432 W. Francis St., the Hallet House (Hernandez Residence) Request for rear yard setback variation Date: ~ June 28, 1989 ~ APPLICANT'S REQUEST: Approval from the HPC for a variation for rear yard setback of 4" due to a recalculation of the garage addition. This is a technical consideration only; no additional exterior changes are proposed. STAFF'S COMMENTS: The applicant has explained his request for the variation by stating that once partial demolition took place, a remeasurement of the existing structure, with internalized log cabin, produced slightly varied calculations. Instead of the required 5' rear yard setback for the garage off the alley , the construction will be located 4' 8" away from the rear property line, an encroachment of 4" into the rear yard setback. Project monitor Don Erdmann inspected the situation and reports no negative affects will occur with the variation approval. Staff finds that the request does not directly affect the historic character of the structure, and finds no reason to deny the request. Variations may only be granted by the HPC. RECOMMENDATION: The Planning Office recommends that the HPC grant approval for the rear year setback variation for the project at 432 W. Francis St. as proposed. memo.hpc.432wf.variation ATTAa]MENT 1 ~IAND USE APPIZ[CATION FORM ~ Hernandez Residence 1) Project Name 2) Proj ect location 432 W. Francis Street Lots K, L, & M, Block 34, Aspen Townsite (indicate street address, lot & block number, legal description where appropriate) 3) Present Zoning R-6 4) Ict Size 9,000 sq. ft. 5) Applicant's Name, Address & 1?hone # Cecil and Noelle Hernandez 380 High Street, Denver, CO 80218 (303)777-1650 6) Representative ' s Name, Address & phone # Charles Cunniffe & Associates 520 E. Hyman Ave., Suite 301, Aspen, Colorado 81611 (303)925-5590 7) Type of Application (please check all that apply): Conditional Use - Conceptual SPA - Conceptual Historic Dev. - Special Review Final SPA - Final Historic Dev. 8040 Greenline -_ Conceptual IUD -1- Minor Historic Dev. - Stream Margin - Final FUD - Historic Demolition Mountain View Plane Subdivision - Historic Designation - Condaiziniumization - Text/Map Amendment , GNOS Allotment Lot Split/Lot Line - CMOS Exerption Adjustment 8) Description of Eklsting Uses Â· (rnmhar and,type of eort =ting struct=nrp=; approximate sq. ft.; rimber of bedroans; any previous approvals granted to the property). Existing residence with H.P.C. approval for renovation and additions to the Carriage and Main house. 9) Description of Developnent Application When the approved demolition of the former mud room entry was accomplished and accurate dimensions were established, it was determined that the garage would encroach the rear setback byÂ· ( see next page) 10) Have you attached the following? Response to Attachment 2, Minimum Sul=ission Contents Response to Attachment 3, Specific Submission Contents Response to Attachment 4, Review Standards for Your Application .. Page 2 Hernandez 4 inches. To allow reconstruction to proceed, the H.P.C. Monitor, Donelly Erdman reviewed the structure at the site and gave tentative approval to reduce the rear set- back at the garage to 4'-8" from 5'-0". This approval must be confirmed by the H.P.C. 0 7-Al, NW fy/J 6 1 ~ O-&. 1)?0,140 bfj Mc- im 0 99 1 LUW / Im - 41 0.-1 .-6 4 1 Ell DRAWING 4Â»42.g I AD,Â·15 1 ' - lLeTIKILF SKEEÂ®101. al-E JOG NO *02 OATE PROPOSED WEST ELEVATION S-EET VO CARRIAGE HOUSE ALTERNATE SCHEME SHEET OF= h rl- 1 1/ \ 1/ ii} / 1 1 \\\ //11 \\ 1 r \ t / \ V \ 1 / 1 f re 1 - 2 ~ ~ :lftef 1% I 1 . I , 4966 1 + -.-/1 2 . f /l h. 1-n / 1 f. -4 / 3 i lfÂ»t Â»7 1, 1- i i ALTERNATE CARRIAGE HOUSE ELEVATION /1 5--h C 1 \\Â» 0- 1 171 /// 11 1. M If Fli flil lit j It --3% 0 1 I 1 11 1 1 i- ALTERNATE CARRIAGE HOUSE ELEVATION , i . MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: 432 W. Francis St., Hallet House, dormer clarification (Final Development, cont.) Date: ~April 26, 1989..~ SUMMARY: At the last HPC meeting (April 11), Final Development approval was granted for the project at 432 W. Francis St., with the exception of the carriage house south elevation roof dormer. One of the conditions of conceptual approval was the restudv of the dormer, which the Committee generally found either altogether inappropriate or too large as proposed. The restudy presented at Final Development review indicated a slightly smaller dormer, which the Committee was split on at first vote. Alternatives were discussed and the Committee approved the Final Development with further restudy of the dormer, to examine these two alternatives: 1. Flat roof windows to provide light (not projecting, operable skylights), or 2. A smaller dormer if the window plan was found to be completely unworkable Staff suggested a worksession with the applicant and those members of the Committee who voted in favor of the "no dormer" motion, to seek a viable alternative to the problem of altering the roof form. Two members met the next day with the applicants, architects, Building Department and staff, with still no decision being reached. The applicant has requested the dormer issue be brought back to the entire Committee at this meeting for final, final approval. DISCUSSION: The applicant has presented a few options (attached): skylights and dormers. The applicant still prefers the originally revised dormer, which projects from the roof ridge, with dimensions of 14' x 5', containing three 3' x 2' windows. This was the dormer design presented at Final Development which did not receive approval. The approval motion required an option to be studied of flat roof windows, which the applicant has not provided. Staff finds it difficult to compare the approved options when the applicant has not provided any. It is unfortunate that nearly 95% of Aspen's carriage houses and outbuildings have been altered. It is fortunate that we still have some at all, and that adaptive uses have been found for them, a nice option to demolition. However, as we have seen in I d .. the past, not all adaptive use projects provide us with the best design alternatives for historic structures. Staff continues to recommend the preservation of the original roof form on this very important carriage house, with significant integrity still left. We feel that options do exist, as discussed by the Committee, to provide light and ventilation into this space that does not incorporate a dormer. However, if the Committee does allow a dormer, it is our recommendation that it be reduced down by at least one third, with two windows, to minimalize its impact as much as possible. RECOMMENDATION: The Planning Office recommends that the Committee deny the dormer addition, and allow two narrow flat roof windows (not skylights) which will blend into the roofing material. memo.hpc.432wf.fd.2 - i. _ HeW A,Fl-0,10:F --118*E9 645- *HING,l-*67 - -- - - C. -- 11~frd I *4923#Fr#vb~ *3.4 - 1 - --- 4 -1-- 770. Fer~Â«E___Â£_. UJUr-/*UnulizIL--2- --~= -e,07137' - 11" v.t,p,<~ Â«~- ---71-133 - 7/ -f ~ 9-204-~ - -222 [*51 ==r . 777-7.-rED, E\hu/JA FLAL -7------2----/.-0//0779*iI-*ii- 1 1 1 ED<14 i i 1- 1 - . -4 , 1 Lhed //'' 'Nx 011 .2Â« Ei; \0 7\/,/ 01! V - -021 1211 EZE] 0 ALTERNATE CARRIAGE HOUSE ELEVATION 0 1/ Â· 11 ---1 /0.4.5/ rS>---~5/,/ Fxu -1. , r ' \\X 4%> -,0-=Ii. . 3 LIB er 1 I 1 ..~ ! 1,----1 U E-- 1 j ' - ALTERNATE CARRIAGE HOUSE ELEVATION 1 G o CHARLES CUNNIFFE & ASSOCIATES/ARCHITECTS ; t 6 , PO. BOX 3534, ASPEN, COLORADO 81612 TELEPHONE 303/925-5590 ON .33-5 .. rÂ¢f .:44 '41%4 4,4 fl, f ? r n ..1 t.4 . M. - 4- -0- ~1%_ _ _ _1 Â·R 4 . t - Â·Â·-- 3 t * f f a Ii/7 -7- -U.-2,104. -61*61-10 N . ..... -HER-NAN Pra CHARLES CUNNIFFE & ASSOCIATES/ARCHITECTS 4&]AlkaÂ· E...L..Mol-16.12.- -hâ‚¬k#_5_1 1.62 Lqw*O , P.O. BOX 3534, ASPEN, COLORADO 81612 TELEPHONE 303/925-5590 7â‚¬0 14141 laul.J g]EIJ~0516//~4 190 l-LXAalal 'tfrilov 1 f--FT 1 11Â· M - 13E .-. â€¢ E = i Ph fil ill . U / -- E 1 ~ CHARLES CUNNIFFE & ASSOCIATES/ARCHITECTS A ma Z 8 ON 1 3 De 0/ 1 - 04 1 0 (4 6 A 5 6 1,0 00 4/UP<\00 11-2Â» 1 A // li - 11 --- , -- 1 ~1-- 1 1 -- i FF 4 0/7. //th\\ <2-1 0 \J *AS C _ /Â»4 4 11\ - Ptio YLE. Litoâ‚¬ ~1 1 -- Ill'11'11% Prfeck' 0 \If- to 1 c' 1 -AX 1 1 -~ - .. / // 2-11 Â©V / CE = /2/ - U.L. P 1 411 EXUr FLIc, - I i nt + * M 9 %1 9 m 1-1114 CULÂ· P 41< 1~ !-1447- - VELL U X 1-{F. 14.1.1,\14 17 0.-L- CHARLES CUNNIFFE & ASSOCIATES/ARCHNECTS OAK!24 4 4 5 1-16> U 4,12 Aoplf A) 64'>LORAPO PO. BOX 3534. ASPEN. COLORADO 81612 TELEPHONE 303/925-5590 - I I. 13 4- .1.-...i-- - I %-----il-L-'. '--m.--*-+ 1- A -Il 1 -re:r H114*p Â£:OK>f l.-14Â·HT - Vel-UK = .. @. (Â·lit 1 8 V, frio-, 43 } EX' 6 FLE rt, 6'F?.4/9,13 '-3 n; r- --1 VE.Luy. 51Â«LI gi-1-IT 1-1E. 13.14Akl P CrL CHARLES CUNNIFFE & ASSOCIATES/ARCHITECTS CÂ·Al:zf-IA.6 E t-louil.,E Aâ‚¬'Fvh41 c~> LogAE:)2 P.O. BOX 3534. ASPEN. COLORADO 81612 TELEPHONE 303/925-5590 ...m.. A N/' \ 1 b /1 Lit.1~ 1 I --- VIS U..3< 991=YL|4+FT . , ATTACHMENT 1 to. A ~ IAND USE APPLICATION FOIN 1 -, ~ r 1 5 1 XMAP' Hernandez Residence 1) Project Name A 'IUU :, . AAD- -~-- , w i VO 2) Project Location 432 W. Francis Street . /1 T.nt c K, T,, S M, Rlork 34 r Acipen Towns ite (indicate street address, lot & block number, legal description where apprupriate) < ~Ca~~~L---- 3) Present Zoning R-6 4) Iot Size 9,000 sq. f t. 5) Applicant's Nane, Address & phone # Cecil & Noelle Hernandez 380 High Street, Denver, Colorado 80218 (303)777-1650 6) Representative's Name, Address & phone # Charles Cunniffe & Assoc. 520 E. Hyman Ave., Suite 301, Aspen, CO 81611 (303)925-5590 7) Type of Application (please check all that apply): conditional Use - Conceptual SPA - Conceptual Historic Dev. Special Review Final SPA X Final Historic Dev. 8040 Greenline - Conceptual PUD Minor Historic Dev. - Stream Margin Final FUD Historic Demolition - Mountain View Plane Subdivision - Historic Designation Corxianiniumization - Tect/Map Amendment - (24@S Allotment Iot Split/Iot Line - (24@S aceuption Adjustment 8) Description of Existing Uses (number and type of existing structures; approximate sq. ft.; number of bedroams; ally previous approvals granted to the property). The existing residence is two stories in height, 2831 F.A.R. sq. ft. and has three bedrooms. The existing Carriage House is two stories in height, 1515 F.A.R. sq. ft. and is presently used for storage. 9) Description of Develognent Application Renovation and additions to existing residence and Carriage House per H.P.C. conceptual approval dated February 14, 1989. 10) Have you attached the following? X Re~onse to Attachment 2, Minimum Sulmission Contents x Response to Athar#lingiit 3, Sprific Silhnic=ion Contents x Response to Attachment 4, Review Standards for Your Application * See attached * Per request from Roxanne Eflin, Aspen Planning staff, information pertaining to attachments 2,3,and 4 can be found in the conceptual Historic Development application dated January 3, 1987, on file with the City Planning staff. The written information submitted with this application pertains to the planning staff recommendation outlined in the planning office Memo to H.P.C. dated February 14, 1989, as 15 conditions required for final approval. CHARLES CUNNIFFE &ASSOCIATES/ARCHITECTS 520 EASTHYMAN, SUITE 301, ASPEN, CO. 81612 303/925-5590 CHARLES L. CUNNIFFE, A.I.A. 9 2-0~133 HERNANDEZ RESIDENCE Planning Staff conditions required for Final Approval (Refer to Planning Staff Memo to H.P.C. dated February 14. 1989) 1. As discussed and reviewed at the February 14th H.P.C. meeting, the east elevation has been modified as previously requested. The master bath addition steps toward the east; the garage, now one car, steps back to the west. This allows for a playful east elevation which defines existing from new. The garage setback along the alley is now also as requested. The new fenestration is playful and in keeping with the existing fenestration around the house. The round window will remain. The roof design of the addition derives its form from the existing master bedroom roof which will remain. 2. As discussed and reviewed at the February 14, 1989 H.P.C. meeting, the breakfast room has been restudied. The new floor design derives its form from the garage and master bedroom, thus allowing a one story form to wrap the north east corner of the original two story addition to the house. The fenestration has been simplified, but is still playful. This restudied fenestration does relate better to the carriage house as is illustrated in the drawings. 3. It was indicated to the H.P.C. at the meeting on February 14 that the siding will be retained and repaired on the structure to whatever extent possible. Only those clapboards damaged due to insulation installation or dry rot will be removed. A waterproof membrane (acceptable to the local building department and required by code) will be applied from the inside of the structure. 4. Complete, detailed structural information for both house and carriage house are provided in the drawings. The house and carriage house will require total foundation replacement; the house, a full basement. and the carriage house, a crawl space. After demolition, of those elements required for the r-enovation, the house will be raised approximately three feet to enable excavating equipment to work under the house. At< the same time, the carriage house will be raised and ~4oved to the north east corner of the lot for temporary storage. This temporary relocation is required because the only feasible location from which to stage the heavy Igh . equipment is the north west corner of the lot (the permanent . location of the carriage house). It is not advisable to JV have dump trucks traveling along the alley, and less k 44 disruption to the local community would occur if heavv CD r 44 Â· s equipment staging is from this north west corner, as 0,3, . indicated. .. Page Two Hernandez Residence After the new Foundation work is comolete. the house will then toe lowerea into place. As Dreviouslv indicated to the H.P.C. at the meeting of February 14, the finished floor will be no more than eight inches higher than it oresently exists. rhis is required to correct a current drainage problem at the south west corner of the house. At the same time the house is being lowered, construction will commence on the carriage house foundation. When finished. the carriage house will be moved back onto its new foundation. Also, as previously indicated to the H.P.C. the existing stone foundation will be dismantled and reused as veneer on the new foundation for the residence. As requested, the stone will be restored by chemical process or laid so as to expose the non-painted surface. Additional stone required will match existing. Please refer to the drawings for additional information. For information concerning structure moving and insurance, refer to Exhibit A. 5. The existing central chimney will be reconstructed to code using existing masonry and will be large enough to house the relocated mechanical flue. The masonry corbeling will match the existing chimney. The chimnev at the north side of the house will be closed and the masonrv r-epointed as required. The new gas appliance fireplace. reauired hy local code. can vent through tne exterior wall. 6. All existing windows to be reused shall have new sash with insulating glass. This sash will match the existing to be replaced as discussed at the February 14, H.P.C. meeting. The existing window frame and trim will be restored. A detailed presentation concerning each window will be made at J the final H.P.C. meeting. Please refer to Exhibit B and the drawings for additional information. 7. The Board of Adjustment reviewed this project on March 16, 1989. and denied the additional site coverage required. A new garage design is now included in the drawings and no additional site coverage is required. 8. The shed dormer has been studied as requested by the H.P.C. on February 14, 1989. Two options have been developed and u,/Will be discussed at the final review. Please refer to Exhibit C for elevations for these alternatives. .. Page Three Hernandez Residence 9. All existing major trees are to vemain. The shrubs adJacent tcir-the house and carriage house will be removed and stored u/~uring construction. then repianted if possible or replaced. 10. The variations for setback have been approved by the H.P C at th e February 14, 1989 meet; ing. Ak\-1 ~.~00 - 1 '.aL.. u~lflÂ®u) e.,,146<z~ 11. As discussed at the February 14, 1989 H.P.C. meeting, the entrance door will remain as existing, into the living room. The original log cabin walls shall remain intact. The new windows are located :n the old door opening and in the area of the existing mud room demolition. Refer to the south elevation in the drawings. 12. The shutters shall be eliminated as requested. 13. The front porch brackets shall be restored and reused as requested. 14. This final development application meets all conditions of the conceptual approval. 15. 05 requested by Roxanne Eflin, Planning Staff. exact ~naterial samples will be presented to the H.P.C. at the ~Jrfinal meeting. 9/ WE ARE A~YS PROMPT...NO MATTER HOW L~IT TAKES! RYBERG CONSTRUCTION CO. EXHIBIT A "SHORING & STRUCTURE MOVING CONTRACTOR" 9900 E. FLORIDA AVE.#2 DENVER, CO 80231 H. CARL RYBERG President & SON Colorado House Movers Assn. (303) 755 - 3426 13 February 1989 Over 35 years of Service BOA Oonstruction, Inc. Mr. Timothy G. Pleune, C.R. First in P.O. Box 20127 Area to M ove Denver, 00 80220 Brick and Masonry Buildings RE: Recommendations for foundatin replacement and general scope of work for the Hernandez residence located at 432 West Francis Street, Aspen, Colorado. Demolition Dear Tim, Excavation Rentention First, I will cover the pro's and con's of foundation replacement. The Systems structures as they now sit are not level around the perimeters nor through- out their central areas. Their existing foundations have settled unevenly and basically have no structural strength left for spanning and/or lateral Shoring movement forces. The uneven settlement around thenperimeters of the struc- Underpinning tures indicate soils that mandate a foundation system ~ capable of spanning and resisting lateral movement (reinforced cast concrete grade beam founda- tion walls.) Reinforced spread footing with dowells should be adequate for Structural a bearing system for the grade beam walls. Restoration The only and recommended way to perform foundation replacement for these structures is to raise the structures up and/or move one or both out Foundation of the way for proper foundation replacement. When I say the only way, ' Replacement there is an alternative to replacing the existing foundation section by sec- tion. The alternate method will not provide working strength effectively where there is uneven settlement, frost and water problems, and existing Foundation structure elevations that are below extensive yard area elevations. Reason Extension # 1 - uneven settlement around perimeters and attempting toraise lower set- Up or Down tled areas of the structures up level section by section will literally rack and structually destroy the structures; #2 - the existing yard grade eleva- Free tions slope toward the structures in approxbnately 50% of the side areas Estimates causing a water pooling effect along the foundation areas. Sectional foun- in Denver dation replacement always has waterproofing problems and most especially Area when water pooling occurs along sides of sectional foundation replacement; #3 - sectional foundation replacement will not provide adequate bridging and/or spanning strength for soils where uneven settlement is occuring. Free After personally viewing and inspecting these structures and their Structure Relocation existing conditions, my recommendation is not to consider using the alter- Pamphlet nate sectional foundation replacement method. Future liability for end for products that are not adequate, most expecially foundation systems that fail Customers or give problems later, will haunt you the contractor, designers, and the entity that allows it as well. My company either raises and/or replaces 15 "WE HAUL OR RESTORE YOUR MOSTÂ·PRIZED POSSESSION FOR YOU" .. Page 2 of 3 to 25 foundations yearly and quite often I am subpoenaed into court regard- ing liability from inadequate foundation systems and hear the judgements handed out. A real future liability would exist in this project where a hundred or so thousands are to be spent on these structures' rehabilitation without adequate foundation systems. I realize that historical and/or preservation committees have a fiduci- ary duty to preserve -- to allow some change is always questionable and/or sometimes emotional. However, my experience after working with several hun- dred committees on various historical structures is that their decisions are to preserve in such a fashion for longivity and general esthetics of exist- ing conditions. I understand that the committee in Aspen is concerned about the Hernandez project's foundation replacement. It is my bet that as soon as they realize the benefit of an adequate foundation system that increases the life of these structures considerably their vote would be do it. With- out foundation replacement these structures are not economically viable for use and/or their rehabilitation cost and will sit there continuously deteri- orating. Scope of projected work which includes recommendations are as follows: preserving the trees and the yard areas facing onto the streets will require moving the carriage house east then later move it back to its original site. In so doing you need to replace its foundation with a crawl space reinforced cast concrete foundation system. The wooden garage floor is contaminated with oils and etc. and will need replacement which can be accomplished dur- ing this phase of work. You supply the materials and we will replace the floor throughout the lower level of the carriage house during our work phase. By moving the carriage house out of the way there is working room to ramp down under the main structure and excavate under it after it is ade- quately supported and raised up some. Excavation would be fran underneath the structure and would not affect the yard areas except for over excavation around the sides of the main structure. I need to raise the structure up a minimum of 2-1/2 to 3 feet for initial clearance of the excavating machine and then lower the structure back down after foundation construction is com- pleted. Plan on crawl space area foundation wall height being approximately the same as the basement area due to machine clearance under the structure. The roam on the east side will be separated and moved out into alignment with its foundation when the main structure is set upon its new foundation. Tim, to guarantee exact alignment of structures bo their original placment, set up offset batter board off the south and west corners of the house and on the north side of the carriage house. Set these in such a fashion that they are not easily moved and/or drive steel pins further out for farther alignment references on all corners. After excavation is completed I will set both structures in exact alignment still raised up for forming and cast- ing concrete clearance then later lower structures onto their new founda- tions. At that time we will place floor support beams and level floors for you. However, we usually do not supply the beams or columns (note adding and/or floor joist replacement should be considered at that time, also.) Re- leveling a wooden structure that has settled and warped the frame structural members connot be accomplished in a single phase of work. During the time of raising the structure some corrections are made. Then during the waiting period for its new foundation further corrections are performed. Upon and after setting the structure down further corrections are performed. Usually over that brief span of time a structure can be releveled almost perfectly to its new foundation. .. Page 3 of 3 At this time I will not get into how the structure raising and support- ing is accomplished. You have one of the albums which shows the primary methods used by the industry which is self-explanatory. Nor will I firm up the quotes until you have a solid plan. However, I will mention insurance and bonding. Recommendation is for insurance coverage. I carry a special transporation floater insurance for this type of work. Coverage is all risk with a $1,000.00 deductible clause and is in effect from the time the struc- ture is raised off its foundation until it is set back onto the new founda- tion. I can write coverage up to $150,000.00 before going through the corn- pany (Safeco); cost is $.50 per hundred dollars. By going through the com- v,pany this insurance can be acquired as a builder' s risk policy from start to completion of the entire project. For futher information call my insurance agent - Highland Agency, Ltd. and ask for Denise at 303/233-0787 here in Denver. Time to accomplish the raising and excavation phase will require 2 to 3 weeks, foundation construction 3 to 6 weeks, and several days to set struc- ture down thereafter. Starting target date is late April or early May 1989. Also, due to future contingent liability I will not bid a sectional founda- tion replacement request on this one. Sincerely, M Ckf Qlf H. Carl Rybe Ryberg Const.~/~ .. EXHIBIT 3 WENDOWS A. While the Owner would prefer the option illustrated and numbered 2. we realize that where muntins occur they would be larger than would be historically correct. Since that is the case we have proposed using the profile illustrated and numbered 1 for both replacement and new windows. B. If these profiles are not considered appropriate, t- h e Contractor is orepared to offer windows manufactured by alternate companies. MANNI~ 1 , E-Z TILT PAC ~ Â¥MIDOWS A +4 GLAZING OPTIONS SCALE: 30 : 1'-00 r--i\\\ 3 / 7\ = 04 04 4% /-3L 41 1 1 1 - 1 1/ U7U J Â«J 1_ 41<J -94 IP Â£-1 ) 2 2 Single Glaze Single Glaze Single Glaze A.D.L. Single Glaze Insulating A.D.L. with EP A.D.L. with EP Wll-2 Ptâ‚¬1 4 01Â©1% rlÂ©41 4 4/ f 99 \04/ A L.\801 949.. ff L\Â®*l / I E- Z TILT PAC ~ MARVIN -00- WINDOWS A e)04 GLAZING OPTIONS SCALE 3" : 1'-0" 93=-4 26 A MI 5% u FU 23 1 Single Glaze Single Glaze with EP 2 #04:C Â»tic IÂ«C D=Ike=JAC 2%0=ted 83Â©ja Single Glaze A.D.L. Single Glaze A.D.L. with EP Insulating A.D.L. SCALE: 1 1/2" : 1'-0" [J LA O -06 () a m m a a 11 0 0- C) 11 -=-1 F ] 23=#:e j (Ef 0 0 9 0 42 = 9 * C) EFJ 87 EJ IJ UJJ CD CD <7 U-T'.1 'f-~ 9 LED' u,Â· ly - < 0 0 0 0 0 =0 GLAZING OPTIONS GLAZING OPTIONS Wll-3 01 6 El n n UU UU ,.l .E -Z TILT PAC ~ Wil-DOINS A 4%6 MEASURING/PARTS LIST HOW TO MEASURE SASH OPENING Out HEIGHT - Measure from the ~~,/'~ ~~~--HEADER PART STOP outside of bottom sash to the header. IZY _1 WIDTH - Measure from the inside of jamb to the inside of f. jamb. MEASURE Ttil/, FOR SASH OPENING HEIGHT I Â£ I JAMBn 1/ /1 JAMB Â«i,l / -42 f\h,\ F - 4 1~ ~ ~ f ky OUTSIDE OF BOTTOM SASH 7 =9 72 ,\ N MEASURE FO SASH OPENING WIDTH Â® A. Top Sash B. Bottom Sash C. Cam Pivots D. Left Vinyl Jamb Liner 74> f 0/1 E. Right Vinyl .... Â·.9 Jamb Liner F. Header Part 7.2~6.'.4*---- Stop Â© Sg--.&...*g~ G. 2 Plastic @ -- Sash Stops H. Metal Brackets Â®4 (Number varies with size of Unit). Wll-4 Â«4# Â®@ ~E-Z TILT PAC ~ MARVIN -0.- Wl,DOWSA a ,rilti 1 9 MEASUREMENT & INSTALLATION INSTRUCTIONS HOW TO MEASURE YOUR WINDOWS FOR AN E-Z TILT PAC. Measure the width of the Measure the height window from inside of of the window. Run the wood frame to inside the tape from the of the wood frame. Â·--- area where the top of - Measure three points- the sash meets the - . PIll' 1 4" below header, center head frame when . - -~ and 4" above sill, All - fully closed... three measurements . 'I Elli[ should be the same. NA 7 .:2\-lin= "0r-, - If your old window ..to the point on the < ~*i=immi=Ii:+ has 'noden blocks outside of the bottom holdâ€ž,2, the upper sash where it medts / ~~ ~P/111 sash in place, remove 'F 1--1 jj! them Then lower the - the sill when fully - closed .---,6/ 41 top sash a few inches. / \\ SAVE MONEY BY INSTALLING THE E-Z TILT PAC YOURSELF. Nt .1 -al IllfiTY li 3. Carefully remove 1 U- Slide the new sash the old inside stop 1- into place. and sash. --~ All~ mf ~4- - 4. Nail the Tilt Pac clips ~~~~ Replace the origin,Â· 1 to the frame and snap , inside stop. the jamb linerin place. For complete, detailed instructions, see the installation , instructions packed 4* with each Tilt Pac. 4... 8 .... I I Fl: --- W11-1 y .. EXHIBIT C CARRIAGE HOUSE SHED ROOF ... *70 / Oble \ 4,1*Bvq A,FHA,:T' LAS _ 9141 W 91-Be 1* /* i fy- th. -0 c 2 *35 10 - 19-1 [-671 [91 - 1-*.- - . --- 1 - -LI~ZTEZEP.YUr>6t~T--1 ----1 ----~F.< ~ E.taiur-FIEEZV*UIT_-I - 1 --~ _ 40 / ---- 11-9111111 Â® 111 " - - lf===mir==mi INEEEEN 1*24 61 5714- 122 Mthâ€¢04 4 42115 BPFIWI 51-1/P -lugfl-ACE-2 ge]NZE-'*3813A1-VA 4. P EX!3<236[2IKI*_2*g. N BW 6+PIUÂ£* blISCEGprO-IM,Ul *>(140 _UILIM:29. FIRUÂ·6H MA . TED.981-$1-__-_ - 1 1 . 1 1 1 1 1___ -I---I---- ------- -1--- -- -- I- - - ---. SOUTH__ELEVAI_tQN_ SCALE: 1/4-=1'-0- 1 - - =31gk~b1#Uee 06\ / ---- i 12 1 . 31 - --- - A ~i- . / 1. J.N *tethIA. -. - LIEi[Â¤0;'-72,_ - --MAnRESM+Cr -2 1-1 \ -. 11 TE,9. Fir.Â·/ p. /1 -- -- MELL. 107'- 11" MIÂ·F, ~ 1 . 5 n 4. - 10%1& 41!ZINQ- -Tb lur,641 hi 2~ 80- - -4 enÂ·*â€¢EfR# H IO-- tzErt-ACEO 2 615'INA 120 PeÂ· 64,4,2.Up 1!M/44__eK- N ex - 7%W-f*litLE,_Tb +WC+L-*2â€¢r- f-- - " - -----rif-PRgl- -FLKÂ·. . --1 -EE- 98#er 1 --- 7 1 -1- >r' 1 1 1 1 _1 - EAST ELEVATION SCALE: 1/4-=1'-0- .. -It 1/ i\XX > 9 -66*21~de BJ')L,4 il -- 4-4/2 4 Iv f +U Â¢ i 1 - /.... l :1 9 f j 1 1 11 1 11 1 -1 1 ALTERNATE ELEVATION = .. .... 0> 1 m I M ; f U ' T 1 1 .1 1 . 1 1 1 1 1 ALTERNATE ELEVATION 1........ â€¢ ..11 .. MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Final Development Review: 432 W. Francis St., the Hallet House Date: ~ April 11, 1989 / APPLICANT'S REQUEST: HPC's final development approval for the renovation, partial demolition and additions proposed for both the main structure and carriage house. SUMMARY: Staff finds that the applicant has addressed all the concerns and conditions of approval HPC made in their conceptual development review. Several significant aspects of this project require careful consideration by the committee, and are discussed in detail below. These are: Foundation repair, excavation, carriage house relocation, carriage house shed roof dormer, and west elevation light well. An exterior lighting plan, if any, should also be addressed by the application at this meeting. PRIOR COMMITTEE ACTION: Conceptual Development approval was granted on February 14, 1989. 15 conditions, as specified below, were placed on the approval, which the applicant has addressed in the final development application. Please refer to the applicant's letter (attached). Staff's responses follow each condition. CONCEPTUAL APPROVAL CONDITIONS AND STAFF'S RESPONSE: 1) Review and approval of revisions to the east elevation as suggested at January 24 meeting, i.e. stepping back the garage, bringing into setback conformity, fenestration, etc. Response: This elevation has been restudied; the revised plans indicate a wide one-car garage, with adjacent concrete parking slab. Due to the reduction of the garage, this portion of the structure has been reconfigured. A small one-story hipped roof projection with a large 16-pane window is proposed. Staff finds the window somewhat out of scale with the projection, and recommends that HPC request that a smaller portioned window, possibly with fewer divisions, be considered. We find the remainder of the revisions to this elevation compatible with the historic structure. The main house's basement will be expanded to include habitable space for a playroom and bath. A large (west .. Post-it 'routing request pad 7664 ....10 ROUTING - BdQUEST Please ~ READ To ~/ 9 I 17- 0-4- 1 ~ HANDLE CE APPROVE ~ Aa.~-e - <90 0 , F and -~- ~ FORWARD *M> Aff 1 f \ ~ RETURN ~ KEEP OR DISCARD ~~~ r -,-40*k' ~ REVIEW WITH ME (f fAB - 17 2- P Date From ~Q--,/ fuj .. elevation) light well is proposed for egress, ventilation and light. Staff is concerned about the visibility of this large light well and recommends the applicant clarify the design elements of this light well at this meeting. 2) Restudy the "breakfast room", (north elevation) gable roof form, french doors and windows in relation to the existing structure and carriage house. Response: The north elevation is reduced in height due to the incorporation of the hipped roof one-car garage. Staff finds this restudy to be appropriate with the guidelines. 3) All siding be retained and repaired on the structure, with the exact replacement of only those damaged clapboards due to insulation installation or significant dry rot. A minimum of 80% of the original siding shall be retained. Interior vapor barrier installation methods shall be studied. Response: The applicant has addressed these issues in the attached applicant letter, which staff finds acceptable. However, staff's concerns remain with the repair rather than replacement of the original exterior fabric of this historic structure. The monitor should offer their assistance to the applicant in this clapboard renovation process. 4) Complete, detailed foundation, basement and structural studies for both the principal structure and the carriage house shall be submitted and approved at final development review, including either a bond or letter of credit, sufficient to replace elements or repair any damage incurred during excavation. Sequence and working drawings are required as well as proof of insurance. Response: Both structures are receiving new foundations. Please refer to the attached letter from Ryberg Construction addressing these issues in detail. The letter states that the company carries special insurance coverage for projects like this, and he will write coverage for $150,000 for this work. Staff recommends that proof of that insurance be submitted to the Planning Office prior to work commencing. The carriage house will receive a new crawl space and foundation, as opposed to simply slab-on-grade as previously discussed. The proposal includes the lifting and relocation of the carriage house while 2 .. excavation/foundation work on both structures is underway. The applicant indicates the carriage house will be placed to the east of its existing location, on the parcel, and relocated when the foundation is prepared. Staff recommends HPC request more detailed information on how long the structure will remain in its "temporary state" and if a maintenance plan has been considered while it is off its foundation. 5) Rebuild the existing central chimney, using original materials. Response: The applicant proposes to do just that. 6) Retain all original windows on elevations not receiving additions. Replace only those portions which have deteriorated beyond repair. Specifically address each window repair or replacement in final development application and consider utilizing insulating glass. Response: Window repair and replacement is fully addressed in the application. Staff finds the proposal acceptable. 7) Obtain approval from Board of Adjustment for exceeded site coverage; obtain recommendation from B of A on zero lot line variation for new attached garage Response: The Board of Adjustment denied the applicant's request for site-coverage variance due to the new two-car attached garage, finding no hardship in the proposal, therefore, forcing the design changes noted in the final development application. A zero-lot line variation is not required due to revised set-back. 8) Shed dormer proposed for carriage house shall be restudied, with a recommendation to make the width narrower and not have it extend to the roof ridge. All small divided lights in carriage house to be restudied; revised window plan presented in final development application. Consideration of two (2) alley-elevation flat roof skylights should be given in place of other, less appropriate new windows. Response: Staff still maintains that roof dormers are inappropriate additions to carriage houses and tend to diminish their original historic integrity a great deal. However, to provide more head room and usable space in second floors, they may be necessary in some instances. HPC's request for a restudy has resulted in the applicant submitting Plan One and an alternate. Staff recommends that the alternate plan be approved if 3 .. a dormer addition is approved at all. The alternate dormer is smaller and narrower than the original proposal. The windows in the alternate plan are very horizontal and undivided; HPC should consider whether these are compatible with the remainder of the structure. Staff recommends less transparency, and divided lights, if the dormer is approved. 9) All existing landscaping features shall be retained, including the fence. Response: The applicant has addressed their plans for landscaping, which retains mature trees, and sets aside many bushes for transplanting after excavation and foundation work is completed. Staff finds this to be acceptable. Great care should be taken by the renovation crew in working around the large front- corner tree, located very close the porch slated for removal. 10) Variations for rear and side yard setbacks, finding such variations to be more compatible in character with the historic landmark, than would be development in accord with dimensional requirement. Response: HPC is required to include this language in their final approval motion. An encroachment permit is required from the City due to the carriage house encroaching into the right-of-way. 11) The south elevation front entranceway be redesigned to utilize an existing opening, preserving as much as possible the original log cabin walls located within the structure. Response: This has been accomplished. 12) Eliminate proposed shutters Response: This has been accomplished. 13) Either preserving the existing front porch brackets or replace with appropriate, compatible brackets. The applicants should determine exact bracket design through research of historic photos. Response: The applicant intends to repair and preserve the existing brackets and reutilize them on the restored porch. 14) Final Development Approval shall meet all conditions of Conceptual approval. 4 Response: Staff finds all conditions have been met. Please refer to our Recommendation for clarification. 15) Exact material samples shall be included in the final development application and presented at the final review meeting. Response: The applicant has provided catalogue samples of windows, and Will be providing additional information on materials at this meeting. Additionally, clarification should be sought from the applicant with regard to any exterior lighting plans. ALTERNATIVES: HPC may consider the following actions: 1. Approve the proposal as submitted 2. Approval the proposal with conditions as listed in Staff's recommendation 3. Table approval finding the application is incomplete and further information or study is necessary. 4. Deny approval finding that the application does not meet the conditions of conceptual approval. RECOMMENDATION: The Planning Office recommends that HPC grant final development approval for the proposal at 432 West Francis Street, subject to the following conditions: 1) Proof of insurance provided by the applicant from Ryberg Construction to staff for all excavation and foundation work prior to work commencing. 2) Clarification and HPC approval on the length of time the carriage house will be relocated, the method employed for such relocation. A reasonable amount of time might be six weeks. 3) The use of a roof dormer in the carriage house be reconsidered. Staff's recommendation is that the dormer be eliminated entirely to preserve the original roof form and integrity of the carriage house. 4) Clarification and HPC approval of the design aspects of the west elevation light well, and how it relates in compatibility with the historic resource. 5 .. ., .. 5) Variations for side and rear yard setbacks and Floor Area Ratio for the project, finding such variations to be more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. memo.hpc.432wf.fd 6 CITY OF ASPEN BOARD OF ADJUSTMENT Date: February 28, 1989 Case No.: c/o Charles Cunniffe & Assoc Appellant: Noelle & Cecil Hernandez Address: 520 E. Hyman, Aspen, 81611 Phone: 303-925-5590 Owner: Same as above Address: Location of Property: 432 W. Francis Street, Aspen, CO 81611 Lots K,L & M, Block 34, Aspen Townsite (Street and Number of Subdivision Block and Lot Number) Building Permit Application and prints or any other pertinent data must accompany this application, and will be made part of CASE NO.: THE BOARD WILL RETURN THIS APPLICATION IF IT DOES NOT CONTAIN ALL FACTS IN QUESTION. USE ADDITIONAL PAPER IF MORE SPACE IS NEEDED. DESCRIPTION OF PROPOSED EXCEPTION SHOWING JUSTIFICATIONS See attached narrative the followina Will you be represented by knee=* Y-& s XX NO Architect: Richard Klein, Charles Cunniffe & Assoc. Planner: Joe Wells, Doremus & Wells (Applicant's Signature) PROVISIONS OF THE ZONING ORDINANCE REQUIRING THE BUILDING INSPECTOR TO FORWARD THIS APPLICATION TO THE BOARD OF ADJUSTMENT AND REASON FOR NOT GRANTING: Property is located in the R-6 zone. Chapter 24 Sec 5-201(D)(6) Site Coverage. Maximum site coverage on a 9,000sqft lot is 2,70asqft. (Aspen Code). Site already exceeds site coverage. Applicant appears to be asking for a variance to further increase site coverage by 110sqft requiring a variance. Status Signed PERMIT REJECTED, DDTE .41 kq DECISION DATE APPLICATION FILED 6/3/w DATE OF HEARING 3/4/11 MAILED 3/&/11~ SECRETARY (jfy,jaa ).41 (m~,7- .. Doremus & weiis an association of land planners C El March 2, 1989 The Board of Adjustment, City of Aspen c/o Bill Drueding 130 S. Galena Street Aspen, CO 81611 Re: Request for Site Coverage Variance, Hernandez Residence To The Members of the Board: This request is for approval of a 'variance to permit a 110 square foot increase in site coverage on the 9,000 square foot lot at 432 West Francis Street, so that a two-car garage can be added to the existing residence. The site is presently zoned R-6. The residence is listed on the National Register of Historic Places and is a locally designated landmark. The renovation project has received conceptual approval from The Historic Pre- servation Committee (see attached letter in support of request). The existing residence presently includes a total of 3 bedrooms. As proposed, there are 3 bedrooms in the main house and 2 bedrooms in the carriage house (a studio apartment and a guest bedroom). There are presently no legal off-street parking spaces provided on the property. There is an existing concrete pad in the street right-of-way which accommodates 2 cars. The carriage house has historically been used for the storage of jeeps and other small vehicles from time to time (though not recently) . However, th e carriage house is only 15 feet deep and therefore cannot legally be used to satisfy the parking requirement, as off-street parking spaces are required to be 18 feet deep. Under the provisions of Section 5-301, ..."If existing develop- ment is expanded, additional off-street parking spaces shall be provided for that increment of expansion ..." The off-street parking requirement for the proposal is therefore two spaces. 0 0 608 east hyman avenue o aspen, colorado 81611 0 telephone: 303925-6866 0 March 2, 1989 Page Two There are no reasonable alternatives within the existing buildings, however, to provide parking spaces of legal size on the site. To meet this requirement, a new two-car garage is proposed at the rear of the main house. The adjacent property owner has expressed his support of the proposal (see attached letter). Site coverage permitted on a 9,000 square foot site is 30% of the lot for a 9,000 square foot lot, or 2,700 square feet. Site coverage of the existing structures on the site is 3,050 square feet. Under the proposed renovation plan for the residence, the site coverage of the existing buildings is actually reduced by approximately 290 square feet, to 2,760 square feet. The 400 square foot garage increases the total site coverage over that existing on the site by 110 square feet to 3,160 square feet. Maximum buiding site coverage was established for the R-6 zone district in 1987 under Ordinance 54. Because of the adoption of Ordinance 54, this residence became non-conforming with regard to site coverage at that time. The Board of Adjustment is authorized to approve variances from the dimensional requirements of the Zoning Code under the pro- visions of Article 10, upon a finding that three circumstances exist, as discussed below: A. The grant of the variance will be generally consistent with the purposes, goals, objectives, and policies of the Aspen Area Comprehensive Plan and Land-Use Regulations: The variance requested is so minor in scope that such matters are generally not addressed in the Aspen Area Comprehen- sive Plan, including the Historic Preservation Element dated October 1988. However, th e Historic Landmark Development Guidelines adopted in January, 1988 does address the parking issue in Section VII - New Construction for Residential Buildings. "4. Minimize the visual impact of on-site parking. The historic residential areas were developed before the advent of automobiles. Therefore, the site plans of these older lots were not designed to handle or accommodate parking. ... Innovative design solutions are needed to help minimize the visual impact of cars in the historic areas ... Another consideration is providing a garage that is adjacent to the alley." 0 608 east hyman avenue o aspen, colorado 81611 0 telephone: 303 925-6866 0 March 2 , 1989 2 =sÂ· p,Â«71:Â·-7 0.- Page Three The renovation plan for this historic residence has been granted conceptual approval by the Historic Preservation Committee. The use proposed is totally consistent with the Comprehensive Plan and Land-Use Regulations. The existing residence's non-conformity with regard to FAR is reduced under the proposal. B. The grant of the variance is the minimum variance that will make possible the reasonable use of the parcel: Even though the site coverage of the existing structures is reduced through a series of design changes intended to be more sympathetic to the historic character of the residence than many of the additions which occurred previously, there are no oppor- tunities to legally address the off-street parking requirement within the existing structures. To do so would be highly disruptive to the architectural integrity and/or the function of the residence. Grant of the variance allows the owners to meet the off- street parking requirement through the provision of a garage. This is both the commonly accepted solution in the neighborhood as well as the preferred solution in terms of visual impact. C. Literal interpretation and enforcement of the terms and provisions of this chapter would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district, and would cause the applicant unnecessary hardship and practical difficulty. 1. There are special conditions and circumstances which are unique to the parcel which are not applicable to other parcels in the same zone district and which do not result from the actions of the applicant: Upon the adoption of Ordinance 4 of 1987, the existing structure became non-conforming with regard to site coverage through no action of the previous owner of the property. Even though the building square footage counting in FAR and the site coverage of the existing structures is reduced as a result of the proposal, the garage addition that is necessary to meet the off-street parking requirement causes a 110 square foot increase in site coverage overall. Garages are not only a commonly accepted "amenity" in our single-family residential neighborhoods, they are clearly preferable, in terms of their visual impact, over surface-parking solutions. Owners of historic structures which have become non-conforming in one respect or another are more limited in 0 0 608 east hymanavenue o aspen, colorado 81611 0 telephone: 303925-6866 0 0 0 0 March 2, 1989 Page Four their renovation efforts than those building on a vacant site subsequent to the adoption of new land-use regulations. 2. Granting the variance will not confer upon the appli- cant any special privilege denied by the Aspen Area Comprehensive Plan and the terms of the land-use regulations to other parcels, buildings, or structures in the same Zone District. The minor increase in site coverage requested over that existing (3.5%) allows the owners to provide required off-street parking in a garage solution typical to the neighborhood. Because the historic home preceded the regulation of site coverage, design flexibility is more limited than with new construction. (Homes being designed under current regulations tend to be more boxy in appearance in order to address the site coverage limitation.) The Historic Preservation Committee has previously granted conceptual approval to the reno*ation proposal, including the garage, as an appropriate solution for this important residence. We look forward to discussing our request with you at your next meeting. Srrnceply, . ~~ Â»\ 4-3 9r\-c~ Of. 1 --PL.-L--02.-Ul::PE/L----' dff~gseph Wells, AICP JA/b 6 0 608 east hyman avenue o aspen, colorado 81611 o telephone: 303 925-6866 .. i Aspen/Pitk~,amkanning Office 130 $4RN#m!11*14~mastreet aspe**1*IN)*3*~181611 ifygni'#WE:K-*7 February 28, 1989 City of Aspen Board of Adjustment Att: Chairman c/o City Clerk's Office 130 South Galena Aspen, CO 81612 Re: 432 West Francis, Aspen (a/k/a the Hallet House) Site coverage variance; B of A review March 16 Dear Chairman: Per Section 10-104 of the Aspen Land Use Code, this letter has been prepared on behalf of the Historic Preservation Committee who has reviewed and approved conceptually the development plans for 432 West Francis. The plans indicate that the maximum allowable site coverage percentage will be exceeded by a small amount (less than three (3) per cent has been proposed). In reviewing Standards A through C, the committee finds that the applicant's request for variance is reasonable due to preservation activity and compatible addition proposed. Please do not hesitate to contact me should you have any questions. Sincerely, UL-9141 Roxanne Eftin Historic Preservation Planner CC: Richard Klein, project architect Bill Drueding, Zoning Enforcement Officer Cl=,m:$=1.Al 9 71 laTOG,Alle **fgkh XmÂ· aspen ca 81611 (303) 925 #Fi 7509 420 W. Francis St. February 11, 1989 Aspen Historic Preservation Committee Aspen/Pitkin Planning Office 1 .1 130 S. Galena St. Aspen, CO 81611 Ladies and Gentlemen; The purpose of this letter ls to reltterate my support for the plans for conceptual development and partial demolltion of 432 W. Francis St., as presented at your last meeting, Jan. 24, 1989. This year marks the thirtleth year of our family home helng the next door neighbor to the above mentioned property, and I must say, it is the first time we have ever been consulted on any change, of any nature whatever, either in our nelghborhood or elsewhere ln town. Insofar, therefore, that it ls really any of our business to tell our neighborsz what they can and cannot do, I would like to say that the plans presented seem quite in keeping wlth the nature of the neighborhood as we have known lt. The partial demoltitions indicated have only the effect of cleaning up some awkward and non-essential lines of the house that have resulted from the rather hap-hazard remodellng tradition of "country carpentry", to which we have all been subject. The three areas of major change proposed, namely, zero setback on the alley, (renovation of the carriage house incl.) addition of a garage on the alley, and opening up of the back yard area between the main house and carriage house, all seem to be sensible projects. The garage would be completely hldden from me by the exlstlng grave of large spruce trees which border our properties, and I leave it to the new owners to decide the merits of snow removal problems relating to an alley entrance. The mlnor roofllne and porch alterations at the front, as well as the loca;.1:Sn of the front entrance, are of no concern to me. I belleve the look and feel of the house will be essentially the same as it has been, with only improvement being the overall effect. I have no objettion to a basement., as well, as it seems a good use of space, which as we all ought to know, is at something of a premium with mountain properties. Although I do not look forward to the noise and confusion of construction in the months ahead, I would hope that the commisslon w111 look upon thls project in as klndly a manner as I would hope they mlght were it my own home under consideration. <09 Â¢fu Robert M. Chamberlain, Jr. durrance film productions RO. Box 6477 Snowmass Village, Colorado 81615 (303) 923-5745 January 6. 1989 Mr. Richard Klein, AIA Charles Cunniffe and Associates P,0. Box 3534, Aspen, CO, 81612 Dear Richard, We were delighted to see your plans for remodeling our old house at Fourth and Francis. Although we built a new house after living there for 14 years, that home will always have a very special place in our hearts. When we moved in over 40 years ago with our two little boys, they were almost the some ages as the Hernandez children. I hope they will always be as happy there as we were. That is why we want you to know how pleased we are to see that your plans retain all the wormth and charm that radiates from this house as it embraces a simple log cabin of 100 years ago, And we are truly impressed with the research which you and Mr. and Mrs. Hernandez have done to preserve, in detail and character, the appearance of the bullding. We look forward to seeing the place as it develops, and wish you and the Hernandez family a very happy New Year. Sincerely, 'n{,-iÂ© P SLJO Miggs and Dick Durronce .. , FAX TRANSMI J.JAL MEMO Re: Slgnificant Development ToÂ·. Charte<; Co~nA ?#C , NO. OF Board of Adjustments DEPr.-~04'946 - ux u: /- 925-30 7co PAO~$ 432 West Francis Street FROM #Offi PH0NE~777-/4 5-0 Aspen, Colorado Cot _ f#,/ e A i FAx#: ?99-4247 Poetâ€¢It"bfana tax t,linlmlital memo 7871 ' To Whom It May Concern: We, Noelle and Cecil Hernandez, owners of the property at 432 West Francis Street, Aspen, Colorado, do hereby authorize Charles Cuniffe : and Associates to present submissions to the Board of Adjustments for review for this property on our behalf. 42 7.4*flu -a M /9, Cicil M. Hirhindez -5' Date 4/ I. 01/ f->/:L> - 044~~~46,/d- -Li...~-~4~~ No07 le Hernandez ,* Cr Date / C , I , 310 "1611 - $11!11 DIIYER (010*ADO lilli 11031 7JJ115, CHARLES CUNNIFFE &ASSOCIAT~ARCHITECTS '520 EAST HYMAN, SUITE 301, ASPEN, CO. 81612 303/925-5590 CHARLES L. CUNNIFFE, A.I.A. FAR CALCULATIONS EXISTING STRUCTURE = 4,346 s.f. PROPOSED STRUCTURE: Lot Area - 9,000 s.f. Zone - R-6 Allowable FAR for 2 Detached Dwelling Units = 4,080 s.f. Garage Exemption for 2 DU's - up to 1,000 s.f. FAR of Proposed Structures: Main Residence: Lower Level = 2105 s.f. +/- Upper Level = 611 s.f. Above-grade Covered Porches over 3 feet = 207 s.f. Subtotal = 2,923 s.f. Carriage House: Lower Level = 656 s.f. Upper Level = 638 s.f. Subtotal = 1,294 s.f. (391 s.f. garage exempt) TOTAL PROPOSED SQUARE FOOTAGE = 4,117 s.f. Lessens the non-conformity of the existing structure by 229 s.f. (Section 9103(C)(2)) ' CHARLES CUNNIFFE &ASSOCIA111ARCHITECTS Â·520 EAST HYMAN, SUITE 301, ASPEN, CO. 81612 303/925-5590 CHARLES L. CUNNIFFE, A.I.A. SITE COVERAGE CALCULATIONS EXISTING STRUCTURE = 3,050 s.f. PROPOSED STRUCTURE: Lot Area - 9,000 s.f. Zone - R-6 Allowable Site Coverage = 30% = 2,700 s.f. Site Coverage, Proposed Main Residence & Carriage House (incl. garage) = 3,152 s.f. Porches = . 413 Less exemption for 15% of allowable (Sec. 3-101) = 405 Net = 8 s.f. Total Countable Site Coverage = 3,160 s.f. (Increase in site coverage of 110 s.f.) East Main Street -RUILDING PERMIT APPLICATION ~ . /en, Colorado 81611 General 1 0/925-5973 AGPEN*PITKIN Construction Permit REGIONAL BUILDING DEPARTMENT Jurisdiction of No. / 15 Applicant to complete numbered spaces only. JOB ADQRESS 1, 41,7 4. trAN C\5 41. , Ail' EN 1 co steli LOT NO. T RACTORSUBDI VISION (USEE ATTACHEDSHEET) LEGAL BLOCK 2, DEsc.. le ' CRl' 4 Towwirrâ‚¬ of Alf EN , riffi,1 co. i Co OWNER MAIL ADDRESS ZIP PHONE 3.8't. + MM, CECIL fiERP hyb 61 17% 0 14\â‚¬rH â‚¬T, DE=Lit, Co bol \6 -1.m.0 CONTHACTOH MAIL ADDRESS 30'112.0 PHONE LICENSE NO. 4.E'd, COPVTBUCTIoN, f.O,#ay 9-01 1-1, PE,#VER lEo. 619.-Ill, 1- (00049 ARCHITECT OR DESIGNER MAIL ADDRESS PHONE 1'2. 5- 9 51 q ICENSE NO. 5.6*LBLM CoupirFE ~ A<,4041&-11, 92.0 L +4Â·OA AD, 9, 11*. 101 4-47.31 'l,f tu CO, S ho 1 1 ENGINEER MAIL ADDRESS PI-IONE LICENSE NO. 6 ID-tâ‚¬*1 MAT~# b<flptiÂ¢,~utt Co'Â·6, 4 11 E, Elit", Mfte 119-91 13 t 1410'1 USE OF BUILDING 7. ~MIDELytibL bk, ILL IL,4~ 8, Class of work: o NEW ~ADDITION o ALTERATION o REPAIR o MOVE 0 WRECK g, Change of use from PLAN CHECK FEE PERMIT FEE TO1AL FEE Change of use to 4 4. Â«11 / 51 60 00 Type of Constiuction Occupancy Group Lot Afea 10,Valuation of work: S ~~ 1660 - REMARKS: No.of Stoiles Sue 01 Building Mi*.Occ. Loid 64 6-PEct â‚¬ Abbi-9Ow (Tot/,Squâ€¢,/Fl.I NO. OF BEDROOMS USI Zone File Sp,inklin Requied EXISTING ADDED O Y.$ 0 NO OFFSTHEET PARKING SPACES: No. 01 Dwilling Units Covered Uncover, 0 Special Approvals ,JUÂ¥ QUIâ€¢),EC:1 ff- '1'Â¥AI'll,18*fi"f DATE ZONING 91; 4 k 4- N u bi I.IWI '2.- U C 5.9 HEALTH DEPT. 49 4. 4 9 b. P W !1 . APPLICATION ACCEPTED PLANS CHECKED APPROVED FOR ISSUANCE 11, 1 ~'...i .....0 ..... 6 1 31 1101 SOIL REPORT G 0 Cet;rt)* AU,i we-& h.er BY --0,- BY BY M 3qj '21 ~ PARK DEDICATION Wilham DrueÂ®18 0,1â‚¬ COA,riagA - DATE ,/ , DATE DATE - WATER TAP NOTICE ENG. DEPT. SEPARATE PERMITS ARE REQUIRED FOR ELECTRICAL, PLUMBING, HEATING, VENTILATINGOR AIR CONDITIONING. FIRE MARSHALL THIS PERMIT BECOMES NULL AND VOID IF WORK OR CONSTRUCTION AUTHORIZED IS NOT COMMENCED.WITHIN 120 DAYS, OR IF CONSTRUC- OTHER (SPECIFU TION OR WORK IS SUSPENDED OR ABANDONED FOR A PERIOD OF 120 DAYS AT ANY TIME AFTER WORK IS COMMEN,CED, 1 HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION â€¢ AND IÂ¥*OW THE SAME TO BE TRUE AND CORRECT. ALL PROVtSIONS OF LAWS AND *QINANCES GOVERNING THIS TYPE OF WORK WILL BE COMPLIED WITH WH6~imil-:RECifIED HEREIN OR NOT. THE GRANTING OF A PERMIT DOES NOT THIS FORM IS A PERMIT ONLY WHEN VALIDATED PF#SUJM~TO GA AUTHORITY TO VIOLATE OR CANCEL THE PROVISIONS OF Aft'Â¢/61/IER STATA OR LOCAL LAW REGULATING CONSTRUCTION OR THE PERÂ· WORK STARTED WITHOUT PERMIT WILL BE DOUBLE FEE Fl~MA~CE OF CON~TRUCTION. ..... ..... I Â»Â»+49Â«9 - .IGNATUrE OFCONTRACTOR OR AUTHORIZED AGENT (DATE) ; i 1 96*37 1 j ~ 'SIGNATUSÂ¥ OF OWNER OF OWNER BUILDER) (DATE) VALIDATION ......... PERMIT VALIDATION CK. O M.O.0 CASH O PLAN CHECK VALIDATION CK. O M.O. O CASH O WHITE - INSPECTOR'S COPY YELLOW - ASSESSOR'S COPY PINK -BUILDING DEPARTMENT FILE GOLD - CUSTOMER'S COPY . ASPEN/PITKIN REGIONAL BUILDING DEPARTMENT 130 SOUTH GALENA STREET ASPEN, COLORADO 81611 (303) 920-5440 February 27. 1989 -h 1 .1 Charles Cunniffe and Associates CHARLES d)NNIFFE & ASSOC, 520 East Hyman ASPEN, CO Suite 301 Aspen, Colorado 81611 Attention: Richard Klein Re: Hernandez Permit Building Permit Application #185 Dear Richard, , A preliminary review of building permit 185 indicates that your application exceeds the allowable site coverage and your permit has been rejected. Very Truly Yours, Aw-7. 604- Robert F. Gikh Chief Building Official '1 Aspen/Pitkin*lanning Office 130 soutn g-alâ‚¬Utstreet aspeni,coloÂ»ria (Â¥181611 February 28, 1989 City of Aspen Board of Adjustment Att: Chairman c/o City Clerk's Office 130 South Galena Aspen, CO 81612 Re: 432 West Francis, Aspen (a/k/a the Hallet House) Site coverage variance; B of A review March 16 Dear Chairman: Per Section 10-104 of the Aspen Land Use Code, this letter has been prepared on behalf of the Historic Preservation Committee who has reviewed and approved conceptually the development plans for 432 West Francis. The plans indicate that the maximum allowable site coverage percentage will be exceeded by a small amount (less than three (3) per cent has been proposed). In reviewing Standards A through C, the committee finds that the applicant's request for variance is reasonable due to preservation activity and compatible addition proposed. Please do not hesitate to contact me should yOU have any questions. Sincerely, 444-/ ffÂ« Roxanne Eflin Historic Preservation Planner CC: Richard Klein, project architect Bill Drueding, Zoning Enforcement Officer .. 16)*6) O 9 4,- P. FC, FAR CALCULATIONS - ALTERNATE SCHEME turg, V PROPOSED STRUCTURE Lot Area - 9,000 s.f. Zone - R-6 Allowable FAR for 2 Detached Dwelling Units = 4,080 s.f. Allowable extensions for Non-conforming Landmarks (9-103(c)(2)) = 500 s.f. 4,582 s.f. Garage Exemption -for 2 DU's - up to 1,000 s.f. FAR of Proposed Structures: Main Residence: Lower Level = 2105 s.f. +/- Upper Level = 611 s.f. Above-grade Covered Porches over 3 feet = 207 s.f. Subtotal = 2,923 s.f. Carriage House: Lower Level = 656 s.f. Upper- Level = 638 s.f. Subtotal = 1,294 s.f. TOTAL PROPOSED SQUARE FOOTAGE = 4,117 s.f. (390.8 s.f. garage exempt) - 22 1 Y fau - _ Sitg- '1_, ~ %6-4 &' f 6-~0~yu Â«f f/(AA ' .. .. SITE COVERAGE CALCULATIONS - ALTERNATE SCHEME PROPOSED STRUCTURE Lot Area - 9,000 s.f. Zone - R-6 Al]owable Site Coverage = 30% - 2,700 s.f. Site Coverage, Proposed Main Residence & Carriage House (incl. garage) = 3,152 s.f. Porches = 413 Less exemption for 15% of allowable = 405 Net = 8 s.f. Total Countable Site Coverage = 3,160 s.f. ALLFT 1,1 1 IW I '4''K '-;1-,-...--_... B 1(-W -9 tirt-7 2- -- 911 lIlli 1 1 1/ rr-) 4 94<$% 1 ~,1 1 ;t)Id ti.*--II! Â· 0%,W.05. I M =- /4*J/16(ral --- 299 .9 - - I , C 7Z ~~ /31 g Th - 1 [ 11111\ ~ 14 -,-,~ ..1 1 v f r h cv/Â«91 1 NW 5; LU 0 1 4 OZ 28 f i : 3 wlu ,: - 2 341 1 / 4 / 4 Â« B :5 y 4- z- * tti ki 7--'-*----- A---A-=4%__._% -6.=ri- k-J ) t 9 -u J 1 53;4 O-#M 6 r to 15 20 45 - I Câ€¢rl -..I- Ill-- I..#i- .-- WEST FEAKICIS ST-IKU-T- PROPOSED SITE PLAN ALTERNATE SCHEME ..., - SDal,H)21Â¥/531Â¥DOSSÂ¥ 9 301:,INNFD SalUMÂ·D 0655-526/EOE 3NOHW3131 24916 00~010) 'N3 dSV 'DES[ 109 Od FOU KIH. 5TKEET .. 0 0 1 ; : c_ 41! F-2 0Â¢33 I r--1 1 01 0 11.\ 1 +1 IN i 1- - 1 1. 3 --- 71 0 r 2 , 1 1-1 ~ 1011 111 q F +7 C=*1 , 1 . If-~ 11 m 1 0 *3 3 1 A 1/I 1 I 1 6-, r| r-a-1 1 /@lu 1 /0 1 10 0 0- 12 0 1 33 1=â€ž 1 O - 1--1 Z\ 0\ 7 > t / 1/ 1 4 5 HERNANDEZ CHARLES CUNNIFFE & ASSOCWES/ARCHITECTS ~ i RESIDENCE i 6 & 432 WEST FRANCIS STREET ASPEN COLORADO PO BOX 3534, ASPEN. COLORADO 81612 TELEPHONE 303/925-5590 Â·Ne DN,All aWEIHOS 31VNI=,3179 WWLI AllyWV=I I BREAKFAST RM. NV,d BOO-!=I 73Aa-1 HEMO-1 ClaSO GARAGE M. BATH ...4 .. IE ----- - 1--- F ---4 42) 0 m Â¤ 0 1 ill o Elf__ * 91 1 \U f 0 0 101 I 2 19 1 ELI 8 E 1 4 L 1 T-ilurl--1 0 - Czzl Â· X, - 0 / == 0 =-m 3, / E 0 01/ O Z 0 r-r-~ C m 1 1 0 -1.1 0 1 1 0 ~ HERNANDEZ CHARLES CUNNIFFE & ASSOCIATES/ARCHITECTS * i RESIDENCE Â§ 432 WEST FRANCIS STREET ASPEN COLORADO PO BOX 3534. ASPEN. COLORADO 81612 TELEPHONE 303/925-5590 GUEST BEDROOM~ BATH 1 ~ 01 NadO AVM--11VH BATH UOO1=I 13]AE!1 bl Â£ 9..5 98 01 .. 1 ---1 1 1 1 1 1 1 1---1 | | 11 1 %1 1 2 1 1 1 1 m 1 I 1-------1 0 1 C 1 0 1 T m 1, 1 1 mi 1 0 4 M I 1 1 1 1 1 1 1 1 1 1 ------7 j 1 Z m 1 1 15 4 1 1 1 4--1 0 ~ 1 0 1 1 & 1-------4 1 /. 1 m 1% m Z I 1 & 1 1 1-- 1 m 0 1 I- ----- -------7 1 Z _- 1 1 Mcil 1 1 1 01 r 1 -- ---n 11 1 1.-- i ' 1 0 1 w' I m 1 10 4-----4 1 & I r---4 0 1 7 1 1 % 1 0 1--------4 1 o...m --- 1 0 m Z m Z -1 N ' Z\\ 0 4~ b g Zz/ 1 HERN ANDEZ CHARLES CUNNIFFE & ASSOCIATES/ARCHrrECTS 0 m& i RESIDENCE i 432 WEST FRANCIS STREET ASPEN COLORADO PO BOX 3534 ASPEN. COLORNX) 816I2 TELEPHONE 303/925-5590 (INgwasve 0-10) EMENT/STORAGE 0â€¢, 4 3 * 91Â· 01 9 'H- =1 11 1 8 l*izi=Fi=if -- m HE linal E ~ 1.3. 1 2 I PROPOSED NORTH ELEVATION ALTERNATE SCHEME NW W0 0Z 9 40 ZIJJ 10 iii Ill AOL --1, 1 Em Jh .l == = E 'El 100.V"M; &== I - WI PROPOSED SOUTH ELEVATION 9â‚¬E, v ALTERNATE SCHEME 1 ,WEN ' 1103.UHJHV/531Â¥DOSSÂ¥ Â¥ 3:WINNn) 531HVH) ..1 ..1 .. - ..1 ..\ 1/Â»41 BE* Â« 00- i Fl 1 -00 ~BÂ©BE-8 PROPOSED EAST ELEVATION ALIERNATE SCHEME Nlil 1Â»47 0 W0 ZLU 00 / WW 1, If'-,5 h Im - I BR 1- 2 ~ :- 1 - r-7 _ r'~ - -oe U PROPOSED WEST ELEVATION 6-E~ Â¥ â€¢.0 ALTERNATE SCHEME 9..Er 5Â£)31,H)11Â¥/531Â¥1105Â¥ 9 3.1.11NNn ) SnHVH) mill =1 72>, E 7 --1 /2- EZ 00 El 2 1 PROPOSED SOUTH ELEVATION PROPOSED EAST ELEVATION NW fi luo li DZ 58 Z W ~ 40 2 0 4% Ill 21 1 0 EN_,LE 0...VING -cm k O.TE PROPOSED NORTH ELEVATION PROPOSED WEST ELEVATION Sâ€¢â‚¬E' t CARRIAGE HOUSE ALTERNATE SCHEME S.â‚¬C - SC)311HNIÂ¥/531Â¥1 JOSSÂ¥ 7 1.1,INNn) 53111Â¥10 0699-526/'EOE 3NOHd3131 ZI<?18 OCJV'NO-10) N3dSV DESE *08 Od r-e=-rr~ C I ~IR)WE-.C.ta 1 9 71 laTOC,Allâ‚¬, **b[*Â«12. aspen co. 81611 (303) 9251,4* 7509 420 W. Francis St. Â¢February li~ Aspen Historic Preservation Committee Aspen/Pitkin Planning Office FEB 1 3 130 S. Galena St. Aspen, CO 81611 Ladles and Gentlemen; The purpose of this letter is to reltterate my support for the plans for conceptual development and partial demolition of 432 W. Francis St., as presented at your last meeting, Jan. 24, 1989. This year marks the thirtleth year of our family home being the next door neighbor to the above mentioned property, and I must say, it is the first time we have ever been consulted on any change, of any nature whatever, either in our neighborhood or elsewhere in town. Insofar, therefore, that it is really any of our business to tell our nelghbors what they can and cannot do, I would like to say that the plans presented seem quite in keeping with the nature of the neighborhood as we have known it. The partial demoltitions indicated have only the effect of cleaning up some awkward and non-essential lines of the house that have resulted from the rather hap-hazard remodellng tradition of "country carpentry", to which we have all been subject. The three areas of major change proposed, namely, zero setback on the alley,(renovation of the carriage house incl.) addition of a garage on the alley, and opening up of the back yard area between the maln house and carrlage house, all seem to be sensible projects. The garage would be completely hidden from me by the existing grave of large spruce trees which border our properties, and I leave it to the new owners to decide the merits of snow removal problems relating to an alley entrance. The minor roofline and porch alterations at the front, as well as the location of the front entrance, are of no concern to me. I believe the look and feel of the house will be essentially the same as it has been, with only improvement belng the overall effect. I have no objeition to a basement, as well, as it seems a good use of space, which as we all ought to know, is at something of a premium with mountain properties. Although I do not look forward to the noise and confusion of construction in the months ahead, I would hope that the (,2) . commission will look upon this project in as kindly a manner as I would hope they might were it my own home under consideration. a= au Robert M. Chamberlain, Jr. 9 i. .~1. ~;F2Pmyz~=282-- - -~ ---* --RzpÂ»u --- 4 et~ 4 + 1, -Â»**f K hy'DVO *19 -fe py d f - _ 02*j# fv -Vht,939 99-hr-Â¢~ / 1 -- , D , [=gnthp 73Â»ff *trw -2 - 4 -9 -9 -449 - 0 _'39-- 1-&40 Â»F-* j 0401 - 7.5 94 -9 biÂ»4 -_Â¥~Â»fÂ»f * - -.-0,3412 e'.299 3-70 4 -~37(P -_.N/\891 7440 - 960Â» -49 -1-10Â¢ ~. 12_~ >922 -419 -695%4& ---0 n.9 64*9 (-4 4//74-Â»1)- O-3-FtÂ°) i Â»to 1 I 1 ~jÂ«) le--~~Â»to Â»- 79 - , , - '4 , -yfp h/v-'re?/ -- -.9/ 4/777 90 1 erÂ» cpiv- -RÂ° 26-*-Auizli *u-4 --143%4f- 1- e - .i glf,IN~.h-.A uâ„¢v, '73- 09 r -_ ____ 1 3 'F 00419701150 -P'-r--3 ' - -- , -Â»33, Vl -* -774/ 1 7-) VtÂ©1/3 . 7 -0 Ch 0 0 .E- Z TILT DOUBL~HUNG MARVIN -00- WINDOWS A . *Â»Â»0' DETAIL MEASUREMENTS--1 3/4" Sash SCALE: 6": 1'-0" 1 1/4 4 9/16" , 5 10 - Header / f } 2 7 0 Dotted line indicates Jamb extending beyond Sill and Header. The Jamb is cut flush with Header when a Unit is mulled above. f-U - 71 f j LO i <0 Sill W4-5 DAYLIGHT OPENING 3 3/16* 1 1/8- 2 1/4 FRAME SIZE FL E 0-Z TILT DOUBLE*UNG MARVIN -00- GLAZING OPTIONS WINDOWS A.+0 SCALE: 3" : 1'0" 3 3 3 4 - 0 0/ Da 54- 401 = 01 cat 1 1 4 -4 â‚¬ AtcJ 44/1 -E\~1 = fo Â£1 ) 2 2 Single Glaze Single Glaze A.D.L. A.D.L. Single Glaze Insulating A.D.L with Energy Panel Single Glaze with Energy Panel WA-8 F.31Â©11~1 2041 4 V f %49 4* 3 /1 0% f /1 Pholle t, C /34 *M #~4 9*1 4 .. MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Continuation of 432 W. Francis, a/k/a The Hallett House, Conceptual Development Review, continued Public Hearing Date: 4~~Febr,~!9~~0178-94 BACKGROUND: On January 24, 1989, the HPC began the conceptual review process of the proposal at 2:45 p.m., tabling further review and the public hearing at 5:15 p.m. to this meeting. To aid in today's review discussion. please bring to this meeting staff's review memo of January 24 and all supporting documentation. At the January 24 meeting, staff presented the significant issues of the proposal, followed by a overview presentation by the applicant and their support team. General comments on the project were then voiced by the many members of the public who attended the meeting, most in favor of the proposal. The HPC generally reviewed the significant scope of the rehabilitation work proposed, commenting on compatibility and "preservation" issues. Generally, the Committee agreed that the proposal's numerous changes amounted to more than a renovation, and that the applicant needed to restudy certain elevations and aspects of the project. As of the time of this memo preparation, Staff had not received any revisions to the proposal. HPC PROJECT MONITOR: Not yet assigned. Monitor should be assigned at this meeting. STAFF COMMENTS: Staff reminds the Committee that the goals for historic preservation in the community as stated in the Historic Preservation Element of the Comprehensive Plan, Development Review Standards, and the Guidelines generally echo those of the Secretary of the Interior's Standard No. 1, which states: "Every reasonable effort shall be made to provide a compatible use for a property which required minimal alteration of the building, structure, or site and its environment, or to use the property for its originally intended purposes." It remains very clear that the applicants intend a "reconstruction" over a " renovation"; that is, utilizing sensitively the existing historic elements of the structure(s) .. and repair rather than replace deteriorated features. Staff is supportive of portions of the applicant's proposal, however, feels that the sheer number of the changes proposed will permanently alter the original historic character Of this National Register property. In particular, we support a more sensitive approach in foundation, siding, window and chimney repair. HPC should consider carefully the full impact of the four (4) partial demolitions proposed. The historic evolution of this property is noted as character-defining, and to remove any addition does impact the historic integrity of the structure. Staff, however, feels that the additions proposed for demolition contain individually the least historic importance. The rear "courtyard" area is confined and not very functional for modern living. The proposed site plan indicates a nicely designed open space between the main and carriage houses. We can support the partial demolition provided that significant preservation methods are utilized throughout the remainder of the property. SUMMARY: This project is indicative somewhat of a combination of philosophies of "preservation". Staff has presented a conservative renovation approach in requiring the retaining and repairing of what exists, and allowing new changes and expansions to occur that are sensitive to the historic elements of the structure. Staff also commends the applicant on the historic research aspects of the proposal. ALTERNATIVES: While Staff has recommended Conceptual Development Approval with conditions, HPC should not be hesitate to deny approval or table once again should any questions be unanswered, or unclear aspects of the proposal not be understood at this meeting. This is a significant project which deserves ample time for review on everyone's part. RECOMMENDATION: The Planning Office recommends that the HPC grant conceptual development approval of the proposal for 432 West Francis Street, subject to the following conditions: 1) Review and approval of revisions to the east elevation, as suggested at January 24 meeting, i.e. stepping back the garage, bringing into setback conformity, fenestration, etc. 2) Restudy the "breakfast room", (north elevation) gable roof form, french doors and windows in relation to the existing structure and carriage house. 3) All siding be retained and repaired on the structure, with the exact replacement of only those damaged clapboards due to insulation installation or 2 .. significant dry rot. A minimum of 80% of the original siding shall be retained. Interior vapor barrier installation methods shall be studied. 4) Complete, detailed foundation, basement and structural studies for both the principal structure and the carriage house shall be submitted and approved at final development review, including either a bond or letter of credit, sufficient to replace elements or repair any damage incurred during excavation. 5) Retain the existing central chimney, pointing where needed. 6) Retain all original windows on elevations not receiving additions. Replace only those portions which have deteriorated beyond repair. Specifically address each window repair or replacement in final development application. 7) Obtain approval from Board of Adjustment for exceeded site coverage; obtain recommendation from B of A on zero lot line variation for new attached garage 8) Shed dormer proposed for carriage house shall not be approved. All small divided lights in carriage house to be restudied; revised window plan presented in final development application. Consideration of two (2) alley-elevation flat roof skylights should be given in place of other, less appropriate new windows. 9) All existing landscaping features shall be retained, including the fence. 10) Variations for rear and side yard setbacks, finding such variations to be more compatible in character with the historic landmark, than would be development in accord with dimensional requirement. 11) The south elevation front entranceway be redesigned to utilize an existing opening, preserving as much as possible the original log cabin walls located within the structure 12) Eliminate proposed shutters 13) Either preserving the existing front porch brackets or replace with appropriate, compatible brackets. The applicants should determine exact bracket design through research of historic photos 3 .. 14) Final Development Approval shall meet all conditions of Conceptual approval 15) Exact material samples shall be included in the final development application and presented at the final review meeting. hpc.memo.432wf.2 4 i .. WE ARE AL~S PROMPT...NO MATTER HOW LOI~ TAKES! RYBERG CONSTRUCTION CO. "SHORING & STRUCTURE MOVING CONTRACTOR" 9900 E. FLORIDA AVE.#2 DENVER, CO 80231 H. CARL RYBERG President & SON Colorado House Movers Assn. (303) 755 - 3426 f 13 February 1989 ~ . 4 Over 35 years of Service BOA Construction, Inc. Mr. Timothy G. Pleune, C.R. First in P.O. Box 20127 Area to M ove Denver, 00 80220 Brick and Masonry Buildings RE: Recommendations for foundatin replacement and general scope of work for the Hernandez residence located at 432 West Francis Street, Aspen, Colorado. Demolition Dear Tim, Excavation First, I will cover the pro's and con's of foundation replacement. The Rentention Systems s tructures as they now sit are not level around the perimeters nor through- out their central areas. Their existing foundations have settled unevenly and basically have no structural strength left for spanning and/or lateral Shoring movement forces. The uneven settlement around the perimeters of the struc- Underpinning tures indicate soils that mandate a foundation system capable of spanning and resisting lateral movement (reinforced cast concrete grade beam founda- tion walls.) Reinforced spread footing with dowells should be adequate for Structural a bearing system for the grade beam walls . Restoration The only and recornmended way to perform foundation replacement for these structures is to raise the structures up and/or move one or both out Y Foundation of the way for proper foundation replacement. When I say the only way, 1 Replacement there is an alternative to replacing the existing foundation section by sec- ,. tion. The alternate method will not provide working strength effectively where there is uneven settlement, frost and water problems, and existing Foundation structure elevations that are below extensive yard area elevations. :Reason o Extension #1 - uneven settlement around perimeters and attempting to raise lower set- Up or Down tled areas of the structures up level section by section will literally rack .6 and structually destroy the structures; #2 - the existing yard grade eleva-3 Free tions slope toward the structures in approxijnately 50% of the side areas /y Estimates causing a water pooling effect along the foundation areas. Sectional foun- in Denver dation replacement always has waterproofing problems and most especially Area when water pooling occurs along sides of sectional foundation replacement; #3 - sectional foundation replacement will not provide adequate bridging and/or spanning strength for soils where uneven settlement is occuring. Free After personally viewing and inspecting these structures and their Structure Relocation existing conditions, my recommendation is not to consider using the alter- Pamphlet nate sectional foundation replacement method. Future liability for end for products that are not adequate, most expecially foundation systems that fail Customers or give problems later, will haunt you the contractor, designers, and the entity that allows it as well. My company either raises and/or replaces 15 "WE HAUL OR RESTORE YOUR MOST PRIZED POSSESSION FOR YOU" '394*.I 9 .#W* Page 2 of 3 to 25 foundations yearly and quite often I am subpoenaed into court regard- ing liability from inadequate foundation systems and hear the judgements handed out. A real future liability would exist in this project where a hundred or so thousands are to be spent on these structures' rehabilitation without adequate foundation systems. I realize that historical and/or preservation oommittees have a fiduci- ary duty to preserve -- to allow some change is always questionable and/or sometimes emotional. However, my experience after working with several hun- dred committees on various historical structures is that their decisions are to preserve in such a fashion for longivity and general esthetics of exist- ing conditions. I understand that the committee in Aspen is concerned about the Hernandez project's foundation replacement. It is my bet that as soon as they realize the benefit of an adequate foundation system that increases the life of these structures considerably their vote would be do it. With- out foundation replacement these structures are not economically viable for use and/or their rehabilitation cost and will sit there continuously deteri- orating. Scope of projected work which includes recommendations are as follows: preserving the trees and the yard areas facing onto the streets will require moving the carriage house east then later move it back bo its original site. In so doing you need to replace its foundation with a crawl space reinforced cast concrete foundation system. The wooden garage floor is contaminated with oils and etc. and will need replacement which can be accomplished dur- ing this phase of work. You supply the materials and we will replace the floor throughout the lower level of the carriage house during our work phase. By moving the carriage house out of the way there is working room to ramp down under the main structure and excavate under it after it is ade- quately supported and raised up some. Excavation would be from underneath the structure and would not affect the yard areas except for over excavation around the sides of the main structure. I need to raise the structure up a minimum of 2-1/2 to 3 feet for initial clearance of the excavating machine and then lower the structure back down after foundation construction is com- pleted. Plan on crawl space area foundation wall height being approximately the same as the basement area due to machine clearance under the structure. The room on the east side will be separated and moved out into alignment with its foundation when the main structure is set upon its new foundation. Tim, to guarantee exact alignment of structures to their original placment, set up offset batter board off the south and west corners of the house and on the north side of the carriage house. Set these in such a fashion that they are not easily moved and/or drive steel pins further out for farther alignment references on all corners. After excavation is completed I will set both structures in exact alignment still raised up for forming and cast- ing concrete clearance then later lower structures onto their new founda- tions. At that time we will place floor support beams and level floors for you. However, we usually do not supply the beams or columns (note adding and/or floor joist replacement should be considered at that time, also.) Re- leveling a wooden structure that has settled and warped the frame structural members connot be accomplished in a single phase of work. During the time of raising the structure some corrections are made. Then during the waiting period for its new foundation further corrections are performed. Upon and after setting the structure down further corrections are performed. Usually over that brief span of time a structure can be releveled almost perfectly to its new foundation. .. Page 3 of 3 At this time I will not get into how the structure raising and support- ing is accomplished. You have one of the albums which shows the primary methods used by the industry which is self-explanatory. Nor will I firm up the quotes until you have a solid plan. However, I will mention insurance and bonding. Recommendation is for insurance coverage. I carry a special transporation floater insurance for this type of work. Coverage is all risk with a $1,000.00 deductible clause and is in effect from the time the struc- ture is raised off its foundation until it is set back onto the new founda- tion. I can write coverage up to $150,000.00 before going through the com- pany (Safeco); cost is $.50 per hundred dollars. By going through the com- pany this insurance can be acquired as a builder's risk policy from start to completion of the entire project. For futher information call my insurance agent - Highland Agency, Ltd. and ask for Denise at 303/233-0787 here in Denver. Time to accomplish the raising and excavation phase will require 2 to 3 weeks, foundation construction 3 to 6 weeks, and several days to set struc- ture down thereafter. Starting target date is late April or early May 1989. Also, due to future contingent liability I will not bid a sectional founda- tion replacement request on this one. Sincerely, N.- 0*if Q+f H. Carl Rybe Ryberg Const:~ .. C.W. FENTRESS AND ASSOCIATES, EC. ARCHITECTURE, INTERIORS, PLANNING JAMES H. BRADBURN PRINCIPAL 1~ January 27, 1989~ Ms. Roxanne Efelin Aspen/Pitkin County Planning Dept. 130 South Galena Street Aspen, Colorado 81611 Re: Hallett House 432 Francis St. Dear Ms. Efelin: Please allow this letter to serve as a reference for Boa Construction Inc. During the fall and winter of 1987 we worked with Boa Construction on the renovation of the Justina Ford House. The historically designated house had been moved to a new site and was completely renovated to serve as the Black American West Museum in memory of Dr. Ford's work in the house. We sought Mr. Pleune's advice at several phases during design and found his experience and advice to be most helpful. His input to the Chapter 31 committee in Denver was instrumental in our being allowed to change occupancy without an unsightly bathroom addition. Once underway, we found Boa's staff to be quite competent in coordinating historically true details of exterior and interior trim and window restoration which were difficult challenges in this neglected structure. Sincerely, C.W. FENTRESS AND ASSOCIATES, P.C. \ - 6-3 -Â© 6 James H. Bradburn JHB/jg FEB - 1 1800 GRANT STREET SUITE 600 DENVER, COLORADO 80203 TELEX: 5106003841 303-830-2100 *h.47- ID& O- 83% -h 11 C 9(PV 4 - 1 4- 4/7 r -37 - l )7 - 4 - - Â¥rm/f 7 Q. -P7) i f'Â© VYD /1 --,r~*pry . -- -7Â¥ 0.*7-1~) r nit j YY~ V .1 - *4*f 70(3 73Â¥ i 2.ni,*- LF 033 1 +4 4 w f.Â©0 -*9 041 < tu Â¢4 9 7 .-V i 3406)*95~1 ...- Â£2 i - W *.7 , F>'F -P'y ;,Fr*# rvrow Â· 1 P))60 PIP < Â»llt-,12 9 )40/ 754 . Â£ f- W %412 L *wro@-7 4 4 c froM U (7Y1Â» prN r Â°4 ~A *f * -7 -?61(-9 4 0-" 4 5 4,0, Vt F . MT. 7 . t. 0/IN . 'DF . 0/Al O'yri e 221 ;22.fIriST.~ --.3.-L f# -' 4 ' pÂ»03 -iv le pir,-pa 4 .p,"VAD -192 (/ 1.99 k. 6 4*9. l g tr-/ I :0:: 156 . le-9,3*~ "+944-5 / 1"n'tu.gle- 0-33=4*u-~d %4;t idr) 6444- - 1. i kio 1 4 - /0 C to. -701,404 - i 618 A 602 L k m#AL f fgCite url 1 . to f-- 76 6*4-~ ~-4 c.1 0J A 8,tâ€ž11 1 4 1 -2/0 (Ift/LOLIAU /F~+00 ' 2~ A.COO N>*\Lf *04-- 2 ujuitâ‚¬ 90946- DAQ_r tati 9+4- ~44* 3 f ~-A ' A<Â· -,rÂ° 06- C . 1-1 e - F & LltÂ»i - 01 3/40_hodgIL ff ' 44~_ @ d.â€žub,vi~ 06 9 - fnmj-L ~Â¤-*60,0 b >11 pllAC#\v- - . 11 1 JAN 2 3 COIDRADO HISTORICAL SOCIETY The Colorado History Museum 1300 Broadway Denver, Colorado 80203-2137 ~January 20, 1989~ Roxanne Eflin Aspen/Pitkin Planning Office 130 South Galena Street Aspen, CO 81611 RE: Hallett House Dear >.-EfIT*'13'XAJJLME- At your request our of f ice has completed a review of the proposed proj ect for the Hallett House which is listed in the National Register of Historic Places. Based upon our review, we offer the following comments and opinions. As described in the National Register of Historic Places nomination form, the Hallett House "is significant as one of the pioneer log cabins which was incorporated into a wood frame and clapboard house, a change indicative of Aspen's growth and rising fortunes of its residents during the 19th century silver boom." Based upon this information, the original log cabin portion and subsequent historic additions all contribute to the significance of the property. Therefore its character should be maintained and alterations to the physical elements and features discouraged. The proposed work as indicated violates the essential character defining features of the historic property and is not in conformance with the Secretary of the Interior's Standards. Specifically the proposed work does not meet Standard Number 4 which states: "Changes, which may have taken place in the course of time, are evidence of the history and development of a building, structure, or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected." It is our hope that our opinions on this project will serve to clarify confusing and difficult preservation issues. If we can be further assistance we remain available to you. Sincerely, Â»-3 Stateuhstorical Architect JY:jc 0 4*â‚¬- To, *41 1*Q- 990*~f~Â«7- 4.- 4 74 -<11 11~i- NO- 911 8 6#h ' 46Ja_ZiE e d bRW"qi'o -Â«- (ca-fic* Cd C0~UUFR- f C M--A 11&,OK twu*~-to-Ai ~i ~ a,- 3 -- 4Â«_taiiÂ»J. , .i 11 A - 4-7 62 al ce.% 9 0. 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I. 1 -- - - 4.- i 460 ~aq -7-19 1.4-11.,. | ~' ~~ 4 i , 1.- 11 - .4 1 16 / 1/ ............ 4 "AgilifeÂ· 4 :~1 Qu-/' LL- 6 14 i / 1 0,1-0'CLAA/- 7~ - ,-1,14Â·, I 1 E-741- -- 1 1 1 022 V. 7,9 6.Al *LIA,_ a..1 -4.fâ€ž- 1 ~ L.] 42,* fÂ·Â·22 irl ~,1 f 1~1, t,,A .~~.'F) 04- 1Â£2,-1 9~_ 760 va i iu 6~ .r+1 4.mi--1- r ' M. 01 ableÂ®J i K. 4 . $/- ./.#I 11, 006.9.- ka -nhy ,*14+21 /6.-/4 .i BUILDING PERMIT SURVEY k.i / + 1 2, j ~ 1 1 1' 1 ~ A OF LOTS K La M,BLOCK 34,CITY '' /1.-2 8 TOWNSITE OF ASPEN, PITK! N 4 0 9<<-4 COUNTY,COLORADO. *V--1AI CERTIFICATION Ell -1 ~~ f~ -- 4, *UPST/rEN<Clif.:M /24 S, ...10 . .... i C Â¥_ ,/ CL.g.E-617 4-/2 .4.r 1/' I. A . . /1/ .. : t, norre-,7 + Co"1 Fie-6-0 â€¢le,re.k ~ p A d.â€¢J 4'4 1 vE -' JaiA. MY k LEI. M-h lqÂ·r K LOT N 1 . hA 1 LEGEND 8 NOTES 9 161â€¢ P N ' â€¢ ' 07'ER.. :*:..:y o .Â¢L=/2.-L_71' - #6- 1 j f C -,6~- ........ ./ - ~'< ' -'t /2 C" Â¥*g C.-Y e,â€¢Â· 4,~Ve..j Al-4AL-Â·r ' ----- MF -06 v.._04 2.:ull ./ il I . , -7..e y.....2- '-0/L t='-L- -Ea=- 8 - INC- ......WI-El .....t_ 4/0 Â·/4-7Â· .L>Â»4 Â«-21 .2 Â¥ rk' i *.....645. 42:,2..0..1 ./ 22.20 A /'' reÂ· 6./ MDIJ-â€¢I.-1 -O -â€¢+E- 2 4 WÂ·e -câ€¢Â· 3 6.t- s. ..5 1 ...1 W. FRANCIS ST. ./c,r e.._e_,' 0to-IÂ«/I ll. Aâ€¢.eÂ·Jâ€¢/.Lr ' â€¢,7 r-,_LX~â€¢. -/ (1+12-' W,/2--3 S . c.-2. r-- rg..1.,la- PREPARED . . 60..0.-J./- ..~e_e ~--0.- Aspen Survey Engineers, Inc. 210 S '*IÂ·' S â€¢ . 0. 80* 2.Jc 1 ....â‚¬- I . . . cr ee <I- .SPEN, COLDNE. ./1.12 30 3 1 9 2 ' Â· ' I 16 i Ir 24*AL.Ort. ACOUS, 02 Â·rl -LÂ·t ceMwâ€¢e Â·Me.J-r DIlL %1011 , 0 9â€¢00. ; V70 'L!,1.0 1!2 . 94. FIEVisic, 1 ALLEY 14 ' M. 6 - Â« 0. -7 -- .~1-92-'22-1_1_- -=rt .,111'li.1 4 ; Eil i (1. zv.. 3.*,) . / Il 1 A '\ 'tw F Y\,ff 1 1 0 ' j 11~4 NU 02 ~: ./ 1 - eu <C ~Â»r6Â¢ WU Ic .\ 4 - '4 0081'vt ...V,,1 Jee NO O/Â¥E 05101*Zeze S-FF . 1 WEST FRANCIS STREET EXISTING SITE PLAN 6â€¢EE I 413 2 EP< ir SE)311HZ)HV/SEUVIDOSSV Â¥ 3.,dINNfID Salk,VID ALLEY X A 4 r</1\11\\ 1 I FU X . - . 1 OZ :Â§ F '1 ~ * WLLI 4 C > h NAÂ« 1 't . , X . -le I'l ------A -,4-, \ r C) mNG 14 16-0.. 0 oal-,4 'All -08 NO O 5 1,2 15 2,5 2-5 -. Sâ€¢~E E ~ NO WEST FRANCIS STREET PROPOSED SITE PLAN SHE E 1 or 91331,H)HV/531Â¥1)O95V 9 3:1:11NNAD S31HVH) 0665 5Â£6/ECE 3NOkW~~~8 OCMO1O) NMV *SE XO6 Od FOURTH 5TFIET .. January 23, 1989 Mr. Jay Yanz State Historical Architect COLORADO HISTORICAL SOCIETY 1300 Broadway Denver, CO 80203 Re: 432 West Francis, Hallet House, Aspen Dear Jay: Attached is the memo I prepared for the HPC Conceptual Development review of the Hallet House. Thank you very much for your guidance and assistance on this project. I have not yet received your comment letter, and I will be calling should I have any questions regarding its content. I'll let you know how tomorrow's meeting with the HPC goes on this review. Two articles have appeared in the papers on the project, and (as you can image) the number Of public inquiries has increased dramatically! I have recommended the Committee table action to allow everyone more time to review! Talk to you soon. Sincerely, Roxanne Eflin Historic Preservation Planner enclosure og.yanz.432wf .. MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: 432 West Francis Street, the Hallet House Conceptual Development - Public Hearing Date: 1~ January 24, 198~ NOTE: AN ON-SITE WALK-THROUGH IS SCHEDULED FOR THIS PROJECT MONDAY. JANUARY 23. AT 4:30. PLEASE MEET ON-SITE; BRING THIS MEMO AND ATTACHMENTS WITH YOU. A PROJECT REVIEW CHECKLIST IS ATTACHED FOR YOUR CONVENIENCE. LOCATION: 432 West Francis, Lots K, L, and M, Block 34, City and Townsite of Aspen, a/k/a the Hallet House ZONING: R-6; H, Historic Overlay RATING: Designated Notable, National Register listing APPLICANT: Cecil and Noelle Hernandez HPC PROJECT MONITOR: to be assigned APPLICANT'S REQUEST: Conceptual Development approval for the renovation, partial demolition and additions proposed for both the main structure and the carriage house. Variations are requested for side and rear yard setbacks for the carriage house, and rear yard setback for the proposed attached garage, as well as for an increase in FAR of 53 sq. ft. above the maximum allowable. The applicant also wishes to excavate, expanding the basement area, and completely reconstruct the foundation, raising the structure while such work is underway. SITE, AREA AND BULK CHARACTERISTICS: Lot Size: 9,000 sq. ft. Main House Existing FAR: 2,831 sq. ft. Carriage House Existing FAR: 1,515 sq. ft. Total existing FAR: 4,346 sq. ft. Main House Proposed FAR: 2,939 sq. ft. Carriage House Proposed FAR: 1,294 sq. ft. Total proposed FAR: 4,133 sq. ft. Allowable FAR: 4,080 sq. ft. (Current FAR exceeds allowable; applicant is requesting HPC variation for the 53 sq. ft. over allowable) .. Total Existing Site Coverage: 3,050 sq. ft. Total Proposed Site Coverage: 3,185 sq. ft. Allowable Site Coverage (30%): 2,700 sq. ft.* Total Exceeding Site Coverage: 485 sq. ft. (*Board of Adjustment approval is required for Site Coverage Variance; the proposed attached garage while exempt from FAR calculations is a factor in calculating site coverage. An application demonstrating hardship is required for approval before the B of A.) Allowable maximum height: 25' Alterations proposed do not increase height PROCEDURE FOR PROJECT REVIEW: HPC approval for this project involves two steps: Conceptual (Public Hearing) and Final Development Review. Side and rear yard setback and FAR variations are required at Final approval. Additionally, a variance for site coverage percentage must be approved by the Board of Adjustment. Special Review for parking reduction may be required by the Planning and Zoning Commission, which Bill Drueding (Zoning Officer) will discuss at this meeting. Special Review is allowed for historic landmarks pursuant to Art. 7, Div. 4 of the Aspen Land Use Code. HISTORY: The Hallet House, located at 432 West Francis, is an excellent example of evolving historic architecture, common in Aspen and of this era. Its humble beginnings as an approximately 22' x 18' log cabin (1885) are still evident inside the clapboard and plaster walls. When Samuel Hallet purchased the structure, it began its evolution into a "Victorianized" cottage beginning 1888. By 1892, the structure had grown into a more substantial one and two story home, with a significant carriage house located at the alley, replacing the cruder horse stable original located off the alley at the center of the lot. It is through this historic association, the original enclosed log cabin and its significant architectural evolution that the Hallet House has gained listing on the National Register and local landmark status. PROJECT SUMMARY: The project is extensive. The alterations involve partial demolition, extensive structural, foundation and basement excavation work, as well as enlargements of certain elevations. The carriage house is being converted from storage to one caretaker studio dwelling unit and a separate guest bedroom and study. A two-car alley-accessed attached garage is proposed, which requires Board of Adjustment approval due to exceeded site coverage percentage. REFERRAL COMMENTS: Due to the scope of the project, and its National Register listing, staff met with State Historical 2 .. Architect Jay Yanz and reviewed the plans. Barbara Norgren, State National Register coordinator, was also consulted; Barbara was responsible for writing the original Register nomination. Both Jay and Barbara concurred with staff that the primary reasons the structures were considered significant enough for National Register listing are: 1. Historic association with Samuel Hallet 2. Original log cabin existing within walls 3. Architectural evolution of additions/expansions Further, Jay and Barbara feel strongly that attention should be paid to maintaining what currently exists, working within the context Of the existing structure and respecting this contribution to Aspen's history. They suggested that for authenticity a "date" be chosen, i.e. 1902, with renovations and restorations accurately reflecting that particular time as opposed to the variety of years being represented with the proposal. For informational purposes, the National Park Service generally reviews Rehabilitation Investment Tax Credit projects with a 25% guideline; that is, approving alterations which involve no more than 25% of historic structure. Jay feels that only 25% of the structure is not being altered. Staff concurs with the State Architect that while the changes may individually meet the guidelines, the extensive number of changes, from a historic standpoint, do alter the historic character of these structures. PROBLEM DISCUSSION: Staff has reviewed the Secretary of the Interior Standards for Rehabilitation, the Aspen Historic district and Historic Landmark Development Guidelines, the Standards for Development Review and has consulted with State Historical Architect Jay Yanz. The Rehabilitation Standards have been attached for reference (see Attachment A), as well as the applicable Guidelines. Review comments follow. DEVELOPMENT REVIEW STANDARDS: Standards for development review are located in Section 7-601 of the Aspen Land Use Code. 1. Standard: The proposed development is compatible in character 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 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. 3 .. Response: For ease in project review, staff has broken out each elevation and summarized the changes proposed. Please refer to the specific "existing" and "proposed" elevations in your packet for clarity. It will also be helpful to refer to the "existing" and "proposed" site plans to determine the footprint enlargements and partial demolitions proposed. Main House South Elevation: (Francis Street facade) Many alterations are proposed for this primary elevation, some we support as renovation activities, others we unable to support. The smallest truncated gable peak which was altered in the early 1900's will return to its original 1887 12/12 symmetrical roof form. The original roof framing system was discovered under the existing altered roof. The air-lock entryway, added on in 1947, will be removed and the front porch will be renovated more closely to its original 1892 appearance. The decorative brackets are removed; it is not clear if these are original. Staff believes the brackets were added on later. The main entranceway doorway will be relocated to nearly the central portion of the porch, requiring a new cut into the original log cabin walls located directly behind this portion of the clapboard. One new double hung window will also be installed near the eastern corner of the porch. The existing cottage-style windows in the eastern bedroom addition (existing) will be removed and replaced with double hung windows. Shutters appear at every window. Staff supports the restored gable roof form on the basis of its original, logical balance with the front facade. We also support the front porch renovation and removal of the air lock entry. The other changes proposed, primarily the new entrance doorway, are not supported by staff. Any further destruction of the log cabin walls is not recommended for historic archaeology reasons alone. We feel strongly that other choices exist for locating the doorway utilizing historic openings. East elevation: Research indicates that a squared bay window was added on in approximately 1902. It consequently "fell off" (in the applicant's words) in the 1970's, due to poor maintenance. The proposal indicates that this bay window will be reconstructed, with French doors accessing the side yard, an important egress element to the applicant. The 1902 one-story bedroom addition is proposed to be enlarged, and the original small-paned cottage windows will be replaced with double hung windows, again with shutters. The entire length of this elevation is extended to the north, to accommodate a new attached two-car garage. The existing hip roof form will be carried out. Additionally, three more windows are proposed; the center window appears 4 .. square and Out of scale with the established narrow, vertical fenestration pattern. Staff supports the French Doors as mentioned, however, does not support the extent of the fenestration changes to this east elevation. The unbroken length of the addition due to the attached garage is dominant and extensive, requiring further study in our opinion. The total length Of the bedroom/garage addition is approximately fifty (50) feet. We feel a stepback or some kind of relief is more in-keeping with the structure. HPC must grant a variation for rear yard setback for the garage, which sits at the zero lot line. Garage setbacks (5') are defined in the code for safety and egress reasons; Bill Drueding from the Zoning Department has stated his concerns to staff regarding granting this zero lot-line variation. Staff recommends that HPC request B of A recommendation on this variation prior to granting same. Attached garages are rarely, if ever, found on other historic landmarks in this neighborhood. North Elevation: The partial demolition proposed to this elevation is of the small 5' x 12' shed porch, first determined in 1892, enclosed in 1895. The applicant wishes to remove this element, currently utilized as a closet for the bedroom, to install a chimney for a new fireplace. The other existing enclosed shed porch will receive a new gable roof, circular window in the peak and one pair of double hung windows, replacing the existing pair of square windows which form a horizontal band, and the rear doorway. The remaining three windows will also be completely altered and reoriented. The garage doors are 2/3 solid panel , 1/3 glass. This elevation, though not relatively visible from any public right of way, is changing significantly in character, we feel. Staff would support fewer overall changes to this elevation. We feel further study is warranted on fenestration in particular. While the partial demolition proposed removes a relatively obscure and somewhat insignificant architectural element, staff recommends HPC consider closely the cumulative total of the removal of these elements in relation to the overall historic character of the structure. The alternations may in affect meet the individual guidelines; we ask if the overall spirit of the historic guidelines and the established historic character are being overlooked. West Elevation: The changes proposed for the west elevation (4th Street) are minimal. The wrap porch decorative brackets are removed, shutters appear at all the windows. The original portion of the house remains unchanged, including the windows. However, from this elevation the 5 .. back enclosed breakfast room is very visible. This existing addition is being remodeled to include double hung windows and double doors. The attached garage also contains a door with transom window above and an adjacent double hung window. The cumulative changes to the rear portion of the main house are significant, in our opinion. INSULATION ISSUES: Insulation was blown into this house from the outside many years ago ; numerous round holes approximately 2.5" in diameter appear in many places in the clapboard siding. The applicant will be removing this insulation and replacing those damaged clapboards. The existing central brick chimney is shown to be rebuilt to a larger size to accommodate the new chimney flue. The other stove pipes protruding from the roof are shown to be completely removed. FOUNDATION: It is obvious from site inspection that the structure has some foundation failure which should be remedied quickly. The southwest corner of the site is higher in elevation than the southwest corner of the structure, causing site drainage problems to the house. The proposed methods to alleviate foundation failure are elaborate, involving raising the structure, basement excavation (desired for the enlargement of storage space), and new perimeter foundation faced with stone. HPC may consider required a bond from the applications, to insure such structural work will be accomplished without damage to the historic resource, and repair (if necessary) will also be done. MATERIALS: The preservation (repair and maintenance) of historic materials (siding, windows, roof, etc.) is always preferred over replacement. With the exception of the damaged clapboards due to insulation installation, the siding appears to be in good condition and should be preserved on both the main and carriage house. The applicant has stated that every window must be replaced. Staff does not support the replacement of windows found to be worthy of repair. Only when such extensive dry rot exists that repair is prohibited should windows be completed replaced. HPC members should take note of all existing materials condition upon site review. The applicant wishes to replace flatter portions of the roof with standing-seam metal, finding that metal (tin) was historically utilized in these areas. Wood shingles are proposed for the remainder of the main house; decorative asphalt shingles are proposed for the carriage house. An exact materials sample is required for Final Development review. SITE: The existing fence, trees and landscaping are found to be positive elements to the Hallet House. It appears that every effort will be made to preserve these elements. The existing site plan does not indicate parking spaces; however, the architect has stated that "technically" no parking spaces exist 6 .. on-site. The two spaces within the carriage house are undersized, and parking has historically been off 4th Street, within the City Right-of-Way. It appears that the two spaces being provided on-site in the new attached garage Will accommodate the parking requirements for the site, however, staff will defer to the Zoning and Engineering Departments for final determination. CARRIAGE HOUSE SUMMARY: The original 1894 Carriage House has received many alterations over the years. Beginning as a 16' x 24.5' two story structure with second story hayloft doors, the first addition (12' x 18') occurred in 1895 to the west, connecting with the earlier one story stable. Shortly thereafter, another addition (12' x 18') was made to the south, forming a large, nearly square structure. Typical for historic carriage houses, this one encroaches slightly into the public right-of-way, both to the north and west. HPC should grant a setback variation. The Zoning Department may require the applicant obtain an encroachment license from Council. The distance between the final carriage house addition and the main house is approximately 6.5' at one point and 4.5' at another. Should HPC find the partial demolition of the final addition to the carriage house to be inappropriate, a variation should be granted for the minimum distance between buildings. The proposed use for the carriage house, which is currently utilized for storage and includes undersized space for parking, is a separate studio caretaker unit, plus a guest bedroom and study to serve the main house. Adaptive uses for secondary historic structures are highly recommended, providing the use does not force inappropriate design solutions. South Elevation: The proposal includes two significant changes: the partial demolition as previously stated and the addition of a large, 19' long, shed dormer, containing four undivided windows with decorative smaller panes at the top edge. Staff does not support the addition of the dormer, finding the original integrity of the carriage house to be diminished significantly. Previously HPC approved carriage house renovation projects have clearly demonstrated the need for sensitivity and conservativism when altering these structures. Secondary historic structures are just that, and the addition of non-original elements are discouraged. The shed dormer, while providing head room and southern light into the upper floor of the carriage house, is found to be an inappropriate design solution for this structure. Staff recommends the applicant further study ways to provide light into the second floor 7 .. without diminishing the original historic integrity of the carriage house. The partial demolition is proposed to allow for some open space and "breathing room" between the structures, which also might be argued to be appropriate for fire hazard reasons. The demolition also allows the reorganization of square footage for FAR purposes. The applicants are proposing that by taking some off here, some may be added there. While that argument appears logical, HPC should consider whether the loss of this historic 1895 carriage house addition meets the intent of the guidelines and is a preferred preservation activity overall for this project. The cumulative square footage of proposed partial demolition of historic features is approximately 343'. This calculates into the enlargements proposed. East Elevation: As with the south elevation, a small pedimented entrance cover is proposed over the doorway. A multi-pane door is proposed accessing the caretaker studio unit. The original main level window located at the south corner is removed, replaced with a double hung window in the center. Staff finds these alterations acceptable, with the exception of the window removal and replacement. North Elevation: Presently, the north elevation contains the original hayloft doors (second floor), three narrow main floor doors and a two-part window. The proposal presents significant changes to these historic openings, by eliminating all the doors and converting them to windows, and installing small multi-pane glass windows in the existing hayloft doors. Staff does not support the extent of these changes and recommends the applicant further study ways to retain the original openings and integrity of the hayloft doors. West Elevation: (4th Street) The only alteration proposed for the west elevation is the addition of small multi-pane glass windows covering the upper 2/3rds of the two doors. Staff finds this fenestration approach incompatible with the established transparency patterns, and inappropriate. One alternative may be to install large paned, less busy glass which will simplify this elevation, still allowing light in. Staff supports the applicant's attempt to preserve the west elevation doorway openings and the north elevation hayloft door opening. CUPOLA: It is not clear if the small cupola is original, however, Staff supports the applicant's desire to preserve this element as an appropriate decorative detail to the carriage house. 8 .. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The immediate neighborhood contains a blend of historic and newer architecture. The two adjacent historic structures are designated landmarks (420 and 500 West Francis). We find that the renovation portions of the proposal meet this standard, however, the number of changes proposed and the garage addition may not be consistent with the character of the neighborhood. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structured located on the parcel proposed for development or adjacent parcels. Response: We find that the cultural value of this historic structure to be directly associated with its "Victorian envelope" around the original log cabin, and the significance of its evolution. Any further destruction of these original walls is not preferred, and is considered detrimental to the preservation of the structure. We also find that the cumulative effect of the changes do, in fact, detract from the cultural value of the structure. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure of part thereof. Response: While there are portions of this proposal that staff supports, it is, again, the cumulative effect and the extent of the changes that staff finds somewhat overwhelming for this historic structure. The referral comments solicited from the State Historical Society match those of staff's. While many changes proposed may be aesthetically correct within the guidelines, HPC should consider to what degree the entire project alters the original integrity of the Hallet House structures. Staff generally feels that while the applicant is attempting to "renovate" the structure, the very scope of the project indicates somewhat of a lack of respect to what currently exists. The Planning Office is recommending the applicant take another look at the overall project and restudy the intent of the guidelines in a preservation context to consider a softer, more sensitive "renovation" approach. PARTIAL DEMOLITION STANDARDS The Standards for Partial Demolition are found in Section 7- 602(B)(4-6) in the Aspen Land Use Code. 9 .. Standard #4. A demolition and redevelopment plan is submitted when required by HPC, or for any partial demolition, that mitigates to the greatest extent practical, any impact that occurs to the character of the neighborhood where demolition is proposed to occur. Response: We find that the aggregate effect of the partial demolition does not directly impact the neighborhood character, however when taken into consideration with the scope of the alterations and diminished cultural value, we find the demolitions proposed do impact. Standard #5. The demolition plan mitigates, to the greatest extent practical, any impact the proposed demolition has on the historic importance of the structures located on the parcel and adjacent parcels. Response: Staff has combined responses to Standards #5 and #6 below. Standard #6. The demolition plan mitigates to the greatest extent practical any impact on the architectural integrity of a structure. Response: Staff finds that the enlargement design and the maximum FAR constraints are forcing the partial demolition of the historic elements. As previously discussed, the architectural integrity of this structure's evolution of additions is its historic importance. To remove these additions is to impact its architecturally integrity, in our opinion. HPC should consider the historic significance of the elements proposed for removal and the total affect to the parcel. ALTERNATIVES: Alternative actions which HPC may take are as follows: 1. Grant approval for the proposal as presented; grant variations for rear and side yard set back and FAR. 2. Grant approval for the proposal subject to conditions such as: a) restudy specific elevations, fenestration proposal and attached garage b) bonding for structural/foundation/excavation work c) eliminate shutters 10 .. d) restudy front porch bracket detail e) recommendation from Board of Adjustment on zero-lot line variation for attached garage f) exact material samples be submitted at Final Development review 3. Table action, to allow both the applicant time to restudy to intent of the guidelines in relation to the extent of the alterations proposed, and to allow the HPC additional time to review the proposal. 4. Deny the proposal as presented, finding the application does not comply with the Development Review Standards and/or the Partial Demolition Standards, and that the scope of the project significantly alters the historic character of the structure. RECOMMENDATION: The applicant has presented an extensively researched application, and should be commended for the time invested in historical research. This is complex project involving a very significant historic structure. While it is clear that the applicant wishes to "fully renovate" the structure, and certain elements of the proposal demonstrate that desire, staff feels the number of changes proposed are overwhelming and inappropriate. The Planning Office recommends that the HPC table action to allow the applicant to restudy the proposal in a "preservation context", integrating suggestions made at this meeting by the Committee. Further, staff recommends that HPC offer their assistance within the context of the Review Standards and the Guidelines, and work with the applicant to reach consensus on those elements which may be approved for renovation or alteration. NOTES: hpc.memo.432wf 11 .. ATTACHMENT A Secretary of the Interior Standards for Rehabilitation: 1. Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alternation of the building, structure, or site and its environment, or to use the property for its originally intended purpose. 2. The distinguishing original qualities or character of a building, structure, site or its environment shall not be destroyed. The removal or alternation of any historic material or distinctive architectural features should be avoided when possible. 3. All buildings, structures, and sites shall be recognized as products of their own time. Alterations what have no historical basis and which seek to create an earlier appearance shall be discouraged. 4. Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, or site and its environment. These changes may have acquired significance int heir own right, and this significance shall be recognized and respected. 9. Contemporary design for alternations and additions to existing properties shall not be discouraged when such alternations and additions do not destroy significant historical, architectural, or cultural materials, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood, or environment. Staff's response to each of these Standards have been incorporated within this memo. DEVELOPMENT GUIDELINES Staff brings HPC's attention to the following Development Review Guidelines, which staff has reviewed and found to be applicable to this proposal: General: "When looking at a residential renovation it is important to look at the history of the residence. Many residences have undergone extensive remodeling, some of which may not have been respectful to the original character." 12 .. Guideline VI(A)(4): Locate additions to original houses so that they do not alter the front facade. Guideline VI(E)(1): Located support facilities at rear of lot. Garages, shed and other support buildings should be preserved to the extent possible at the rear of the lot, and on the alley. Old surviving outbuildings surviving from the mining era contribute to the character of Aspen's neighborhood and should be preserved whenever possible. Guideline VI(E)(2): Preserve existing scale in new construction at the alley and wherever possible historic outbuildings as well. Guideline VI(E)(3): Off-street parking should be at the rear of the lot. Guideline VI(F)(1): The existing roof type and pitch should be maintained. Additions should attempt to use the same roof type and pitch as the original structure. Guideline VI(F) (3) : Use roof materials that were typical. Wood shingles or standing seam metal roofs are considered appropriate. Guideline VI(G)(1): Maintain the original position of main entrances. The original front door is generally an important design feature of a residence and contributes to the sense of neighborhood. The located and orientations should be maintained if a new entrance is designed. Guideline VI(G)(3): When necessary replace doors with historically similar designs. Original doors should be maintained whenever possible. When the door must be replaced, care should be taken to select a door keeping in character. Guideline VI (H) (1) : Make every effort to preserve and repair existing windows. New windows should match existing windows as closely as possible in size, configuration of panes and profile. Guideline VI(H)(2): Maintain the original number of window panes. Retaining and repairing the original parts is strongly encouraged. Small pane windows, snap-in muntins or frames glazed between two sheets of glass should also not be used. Guideline VI(H)(3): Avoid changing the position of the windows. The relocation of windows may alter the historic character of the residence and should be avoided. Guideline VI(I)(1): Maintain front porches as an important facade element. Unless reconstruction is necessary, do not remove original porches. 13 .. Guideline VI(I)(2): Preserve original porch materials. Turned posts with grillwork and brackets are found on more decorative houses. When these elements must ne replaced construct new wood members that match or resemble the original. Decorate elements that are not known to have been used on the residence should also be avoided. Guideline VI(J)(1): Match materials as closely as possible. Pay particular attention to the scale of the materials such as the size of the brick and the width of the siding. If existing materials have been damaged, repair to stop further deterioration. Guideline VI(J)(2): Preserve original architectural detailing. These details add historic value to the building and visual interest to the rest of the residential district (neighborhood) Guideline VI(J)(5): Maintain original siding. Match the lap dimensions of the original if portions of wood siding must be replaced. hpc.memo.432wf 14 f._ -r 7 uki- ij OÂ«64 --t , R* r . (3 41~~Il, a,4442 V.CL f ici~tu - 1060*.fie L a kt} d rk(*90 *94 1-6 citÂ·*1~r CA_ Cl- aacticut, & (3 CL, H. JOLixt-Â·t#,--++ i *-CRk_ (* 73,< CLAH 4. f t.11 col:.1 . Â·4ia .42 64 t~ . 44Â©4Â· AL @) ~61 -20_04 0 0 01 pnsif - 2-0 6/0 (1- ANct_ 44*\11; 4-at 1 go<L\Col. ,&4 ?63 -I*- (~49~JF _&443l,~cl 0 9 ~Ak~ ~ *40*21 - 1. 11 :f 1 4 64Â¢- 1-ful-fi llc #1 4 0 HERNANDEZ RESIDENCE j (f j 1.00 2<46 01,0 Cf . 432 WEST FRANCIS STREET + ~ Â»2 /44(. (,4 r aj*.61- & 7,4 1' ASPEN, COLORADO - 93 â‚¬ 01 2 CALÂ· 61.; )1.11 - *94 4< bui~al aga - Jm-3 HPC REVIEVV FOR SIGNIFICANT DEVELOPMENT JANUARY 3. 1989 , .. CHARLES CUNNIFFE &ASSOCIATES/ARCHITECTS 520 EASTHYMAN, SUITE 301, ASPEN, CO. 81612 303/925-5590 CHARLES L. CUNNIFFE, A.1.A ~ January 3, 198~ Ms. Roxanne Eflin Planning Office City of Aspen 130 South Galena Street Aspen, Colorado 81611 Re: 432 West Francis Street Aspen, Colorado Dear Roxanne, Please find enclosed an application for conceptual review of significant development. You will receive reductions of our graphic submission later this week. If you have any further questions, please contact us. s -ryh AL:j Rithard Klein, AIA Project Architect encls. USE APPLICATION FORM ~ ATrAaIMEN.r 1 Ml Â¥ Hernandez Residence 1) Proj ec:t Name 2) Proj ect location 432 W. Francis Street Lots K, L, & M, Block 34, Aspen Townsite (indicate street address, lot & block number, legal description where appropriate) 3) Present Zoning R-6 4) Lot Size 9,000 sq. ft. 5) Applicant's Nam, Address & Phone # Cecil & Noelle Hernandez 380 High Street, Denver, CO 80218 (303)777-1650 6) Representativels Name, Mdre= & Phone # Charles Cunniffe & Associates 520 E. Hyman Ave., Suite 301, Aspen, CO 81611 (303)925-5590 7) Type of Application (please check all that apply): Conditional Use Conceptual SPA __X Conceptual Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline Conceptual DOD Minor Historic Dev. Stream Margin Final POD Historic Demolition Mountain yiew Plane Subdivision - Ilistoric Designation Condcminiumization - Tect/Map Amendment - GW Allotment Lot Split/Lot Line - (NES ExeIption Adjust]Dent 8) Description of IDcisting Uses Â· (Inmber arxl type of existing structnres; approximate sq. ft.; number of bedroams; any previous approvals granted to the property). The existing residence is two stories in height, 2831 F.A.R. sq. ft. and has three bedrooms. The existing Carriage House is two stories in height, 1515 F.A. R. sq. ft. and is presently used for storage. 9) Description of Development Application Renovation and additions to existing residence and Carriage House. 10) I Iave you attached the following? X Response to Attachment 2, Minimm Submission Contents Response to Attachment 3, Specific Submission contents Response to Attachment 4, Review Standards for Your Application .. I. GENERAL APPLICATION REQUIREMENTS (Sec. 6-202) A. Letter Of Consent by the applicant is attached as Exhibit A. B. The street address and legal description of the site of the proposal is: 932 West Francis Street Lots K, L, M, Block 34, Aspen Townsite C. Disclosure of ownership is attached as Exhibit B. D. A vicinity map for the area surrounding the site is attached as Exhibit C. E. Compliance with Relevant Review Standards 1. Compatibility with Design Structure: Through the years the miner's log cabin, which earned the National Historic Designation, has been remodeled and added onto thirteen times. The carriage house at the rear of the property has been remodeled and added onto four times. Some of these additions are awkward and detract from the more historic building. The remodeling proposed for the Francis Street side of the building will restore the front facade to more closely resemble the building at the turn-of-the-century. The addition to the east side Of the building will restore the Bay window which fell off in the 70's. The addition toward the alley takes it's form from the existing bedroom wing. The carriage house at the rear of the building will also be remodeled to more closely resemble its original form. 2. Consistency with Neighborhood Character: The modifications proposed will result in a building which more closely resembles the turn-of- the-century historic residence; because of this the building will also be more consistant with the character of the neighborhood. 3. Enhancement of the Cultural Value Of the Structure: Since the Francis Street fascade will be restored to more closely resemble the turn-of-the-century structure, the miner's log cabin location will be defined by a restored roof form. This will enhance the cultural value Of the designated structure because the miner's log cabin, which earned the National Historic Designation, can be located within the structure. 4. Enhancement of the Architectural Integrity of the Structure: The modifications proposed will eliminate the inappropriate additions made through the years, thus enhancing the architectural integrity of the designated structure. II. Existing Conditions Plan: A Building Permit Survey prepared by Aspen Survey Engineers, Inc. illustrating existing site conditions is attached in Exhibit I. III. Exterior Building Materials Foundation - Existing stone laid against new concrete foundation wall Siding - Existing to be salvaged, inew to be milled to match existing Trim - Existing or new, milled to match existing Windows - Existing frames and trim to be resotred, new insulating glass and sash to match existing Doors - Wood panel with glazed lites where indicated Garage Door - Wood panel sectional roll-up with glazed lites .. Roofs: House - Sloping Roof - Wood shingles Shallow Sloping Porch Roof- Metal to match historic photos Carriage House - Asphalt or fiberglass to match historic photos Masonry Fireplace - Rebuilt to code using existing brick IV. Statement of Effect of Proposal on Design Historic Structure and Neighborhood Character The Restoration and additions we propose for the Residence and Carriage House at 432 West Francis Street, Aspen, Colorado, will enhance the character of the existing structures and also the neighborhood. The Francis Street facade will more closely resemble the turn-of-the-century residence which, with the restored roof form, locates the old miner's log cabin inside. The Fourth Street facade is to remain the same, except for additional glass in the Carriage House doors. The east facade will restore the bay window which fell off the house in the 70's. Also the large expanse of lawn area along Francis Street is to be maintained as well as the historic fence restored. The resulting restoration and modifications to this property will enhance the character of the neighborhood. L. I I '-- 46 /% A L. .t~' 192 4 4 4 1 1 Al LI JAN 03 '63 13:22 CKA;2~ CU':'.Ir-E 2. 12--SCS./ARCH. P.2/2 . EXHIBIT A Cecil & Noelle Hernandez 380 High Street Denver, Colorado 80218 Re; Significant Devllopm/nt HPC Review 432 West Francis Street Aipin, Colorado TO WHOM IT MAY CONCERN: We, Cicil and Noelle Hernandez, gwnors of the property at 432 West Francil Striet, Aspwn, Colorado, do hereby authorize Charles Cunniffe and Associates to present submilmions to the Historical Primervation Committee for review for this property on our behalf. 1/ 4.12-* ,/0 / Cecil Hernindizz " Date ' D-- ~- 74,_<.* 94 Ch 1~_ 1 ~ 5 < 97 Noelle Hernandez Date REI 1 k EMMIBIT A we hope t.hat this letter will serve as an introduction of Noelle and Cecil Hernandez. In submitting for approval our plans for the renovation of our our home at 432 W. Francis, in Aspen we would offer the following information. We have been renovating homes for the past 10 years. This would be the fourth home in that time. The three homes that we completed were a Cape Cod, 1940's vintage; an English Tudor, 1930's vintage; and our current home an Italian Mediterranean Villa built in the 1920's by the prestigious firm at thar time, Fischer and Fischer. In each of these renovations, we feel that we were sensitive to the original architecture and character of each house. The English Tudor that we complened involved a good deal of restoration to original interior woodwork, floors, and exterior brickwork. The Cape cod, our first home was a light renovation. The work there was more of the painting, and general updating variety. Our current home was a particular challenge because it is one of the premier properties in the Denver Country Club and it had been severely neglected over the years. This was compounded by the fact that there had been some remodeling to the house that was not in line with the original character of the design. This also was the most extensive renovation that we had attempted. The project involved extensive demolition, and some structural work. We have Included some beferc and after photographs cf the project. As you can see from the before photos, there were several areas that had been remodeled that simply clashed with the architecture of the house. Now that the home has been completely remodeled we think the photos speak for themselves. It is also our desire to renovate our home in Aspen to mirror the quality that we have achieved in each of our projects. We think that we have shown good judgement and taste in each of these projects, and more importantly, a sensitivity that is reflected in the completed product. As an additional note we are looking to make this house in Aspen our permanent residence. Thank you for your consideration. 41 s i~r.re-13, //7 /7 ~ /7 0--2 Cecll and Noelle Hernandez r t - ---' Ilwyer@tle EXHIBIT B Insurance @poration NATIONAL HEADQUARTERS RICHMOND, VIRGINIA h SCEELIZE A-OWNEP ' e â€¢vrfle.. '-'~0 1,".977:,ir-7 POLICY NUMBER -- .16 ... .#- I . - - ... h - ... ..4 ./. ...... C 6-Cle) fin,1 ,-rl 35-07-097:19 â€¢-â€¢,ve '-111 -~Terti-m . -TZIZ. D!. I-rE~?E3LR.P;IMEZ; , - - .. - .._...u. . . LIEPJUUIDEZ 1/n 1.-trr, r - 2. 'IE ZETI.TZ CR ifT-9vrT ZO; TAE LUCD ?ED,ZIN .-20 WHICH ZE COT.~ BY ZES FOLI~ IS: IN FEZE SIMPLE '.rC'PY.Th '~'mt:Â·7 Â·,Â¥Â·-n ATAÂ·rTÂ·r r b -J'mnIANnl" .. -'"r LAND 2Â·1110 1=cÂ·IZ) -A râ€¢. 1-*TTC .. ./- - 4 --1 -.4--1 POLICV TS DESCRIBED AS FOLLOWS: ... L AND M. DI.CC: 34. CITV ADID IDEÂ·CI'rE OF ,1,331e:. . ........... 7179TY OF ---1- STATE OF 7-LCRAZO. 0""Fr- r"wnlmv "- 7 501 E. HOPKINS AVE. -cm=tter:#Egr.di A.,4-bi-4 --Avag=lt ASPEN, COLORADO 81611 :303 3 925- 1756 ft//2:4 EE POLITY :,i 4EE SHCAL C,N ;2/5 ECIZEFr *7*fiG<~~~~~~~-t,~~~ FprfrruTMM 4"7-- r.,7 T=.0 -â€¢,-1,70 7-ns.r." Form 100 Lltho in U.S.A. EXTRA COPY nic-0-lon-Andl /9 i t '11 l ib 1 1 H l iu l in 1 1.11 1 11_~ 1 1 If I t t{ 1 - .- Impyers litte iux/7 Insumnce @poration NATIONAL HEADQUARTERS RICHMOND, VIRGINIA ECHEIXLE 3-3Â·:PIERS -.VIE NU!<EEP U70 -7 t30.-0- I I. u ..... -. . :7.IMSEF. TDAr T..â€¢ â€¢ 10.Â·29/88 Â·v 12:55 F.M. 95-el-097519 -'MT e . POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE BY PE,ASON OF THE PUT.T.r~~ING: 1 . Rights cr claims of parties in possessice not shown 97 the public records. =- - . aims c f m-Q-r-,- --t ' k.. ..4 4.46, snown v y -' ae public records. 1, 015(reeanct,5. conflicts in bcur=Larv linee. shortage .21 area. encroachmer:rs. and arri factz wnich a correct survey and inspection of the premises wculd Alsciose and which ire =t shcwn by the rabli= records. 2. Ar:v lien or right to a lien. for services. labcr. or material heretefers cr heret- ifter hunished.. invosed L- 134 and not shaÂ£ 9/ 12.3 public records. 274*arent.ed 2121-ng claimÂ·. 1299=vations cr excepticne in. pater.=s or 2. Act= authori=- ng uha issuance :her,of: water rights, claims cr title tc water. E. Taxes for the year :988 not yet due cr payable. 3. neservaticns and exceptlens as =cntained in Deed from the City if Aspen recorded in jook 59 at P=re 239: r. Book 73 at Page 50: and in Book 79 at Page 51 as follows: 'Provided. that no Ttle shall be hereby acquint to arry mine cf gold. silver, 40pper . or t= arK.~ Â·.'alld m.lring clalm pr possess im. " C '4-,4 =F intÂ·Â·1- -6 7-2:-:Â·rir-m dr ..c. 11 (series cY 19(37) recarÂ·ding; Historic Zesignation. Sectim 24-9 cf the Municipal Code cf the City cf Asper.. rot of record. =Pi of said Irdianance contained in the files cf the Camlarry. - ~. cirroachment of 9 2-:rrion c f tre Garage & Storage and Shed rcof as shown m Survey of Asper. T,~veY Ervineers. 2=.. dated 10/17:88 .2. Job Nc. .9285. EXCEPTIONS NUMBERED 1. 2. 2 & 4 ARE IIEREBY CMIT-IED. Form 100 Lltho in U.S.A. EXTRA COPY nli-n- inn-r,nA 1 /O 4wyerslitle Insumnce @poration NATIONAL HEADQUARTERS RICHMOND, VIRGINIA -- ry:Â«7 DICORSE'ENT F0EN21*b-)1Â·i FL/ 11 8-47Â« U I.ZAC.C TO .-Jm. :Â·lkLE A PAI~T Or ~VERS TITU IN~ C0PP72:ION TE. 85-01-097519 -:ided there 13 situated on the land described under Schedule A of the Folicy a single 41*-/-, -De/Am-0-M .. . the policy is hereby amended as follows. 'ttwithstariding arrything there.in te the c=:gltrary, the polt=7 insures against loss cr UnaUS =f reascn cf the followinv: . . .Ar.v unfiled lien Limn ?cr labor or material furished for imirovements on the land (except for anY such lien arising cut of construction =cntracted for or assumed. ty the ir=ared) . prcvided constriction of all improvements is completed at date of pclicy: parties in possessian of the principal dweiling. 3 ' . :he enfcreed removal of the principal iwelling enm ac=cunt of. at Date c: Policy: :a; Any increachment of said pricipal dwelling cotc adjoining lands or or.to any easement shown as an exception in Schedule B or onto any unrecorded subsurface easement. b) Arry viclaticn of building setback lines or =cvenants. canditicns or restrictions referred to in Schedule B cf the Policy. 'ation of any zoning ordinances if the land is used cnly only for a ... 1 / . --- Eingle far.117 residence. 'The tem:: "pric:ipal chelling" means arri single family residential structure on the land 4'ne:her deta - - + -0 the principal dwelling is a condominium unit it refers to -te rpace Â·.Â·rith.2. the bcundari/9 -of tte unit. Additional Imprcvements and areas such as ----Al' 7 A 4_- detached garagee. fences. tiveways. retaing walls. plants and cammon ---- J-4.#.... =cas -art .=32: 2.21"7~0Â»â€¢i -Â·;1:1-.1: -his defi:lit,1-,A.. 'The term tzoninu crdinance" toes not include t-iding ccoes. ecopancy regulatiuns and vubdivisic: laws. 2-25 endcrge=ent ts made a part of the ?clic, or cummitment and is subject to all the ' 4rmt; 9*11 F.";7.71,10,1* thâ€¢rect Jand of Wry prior endorsements therets. Except to the extent Expressly urated. it neither modifies any of the terms and Frcvisicns of the policy or rc~nitrient and prior endorsements. Lf arry. nor does extend the effective date of the ?clicy cr t and pricr endorsements or increase the face amount thereof. IN r,ETMESS rÂ·FEFEOF. the Co,Tpany has caused this Endorsement tc be signed and sealed and L Â·. -0/ *.3 1 fl t.,ten xunt..signed by an authorized officer =r agent of the Ccmpanv, all in ---A accordance with its BY-Laws. :CS--ED AT PITKIN '20'.Di7TlZZ.Z, INC.. 301 E. HOPKINS AVE. . ASPEN. COLORADO 81611 .KE=57'Um:14 31.~...~.:10,/28.83 4 12:55 P.M. Form 100 Litho in U.S.A. EXTRA COPY Imuyerglitle Insumnce @poration NATIONAL HEADQUARTERS RICHMOND, VIRGINIA ENEOPEDIEN1' 3~9~f*74 L -- JU MADE A P.ARS OF LAIâ€¢FYZFS TITLE .kitz!~1>Â»;4:k:- CORPORATION PX). 85-01-097519 2.2 C=Â·paxi 12,~AQ-es the I~Ed agatist lass which the Insured shall sustain by reason cY prrifical. but not aesthetic, damage to impravements existing cn the land at Date of 73110.' Â·2 * . 'zonstructed thereof therearter resulting frcm the exercise subsequent to the Date of Policy of 'arry rights tc use the garface of the land under the mlneral interest referred to in Dicapticr. Sc. _7___ of Schedule 9 f "the mineral rights"). subject rewevEr to the following terms and conditions: 1. The insured shall notify the Compary prcmptly in :rriting in case kr:cwledge shall come .o ar. Disured hereunder of any actual or threatened exercise of the mineral rights. Pie Can:par:, shall have the right. at its cost, to take arrt action which in its t:;32=11.23:11 may te rlzenT cr â‚¬!,slitle :irl order for Vi Ct:=Ipmf to Emid c:r :!lii-lft= te extant of its liability ulder this endorser#nt. including, but not limited to any or all of the follewing: 1 : -cmpacy;s own right, or ir, the name of the insured fir the Comparry's benefit, te institutÂ®. prosecute and pursue to final determination arry proceedings at 122, or in equity, or tefore ar:y municipal, administrative. or regulatory tribunal or board; h ' in the Ccmparr~-' s =wn right, or in the name of the Insured :cr the Conparr:y' s benefit. to ccrpel the giving of security band or undertaking by tne persan cr persons fr=whom the insured Is entitled by law te such security. band cr und=rtaking. and in the same amount or a=unts to whlch the insured would have been 50 entitled had this endorsement not been inssued: and (2' Tc retain or Le paid out of any 3uch security, band or undertaking. or cut of any nompensation or funds reccvered by the Ccmpan-/ or the named insured. such amount as will reimburse the Comparry for all payments made to the insured by the comparry 97 reasce of ttn ir~=*ar.se affer~d b; this vitarsement. to~ther with all costs and expenses incurred by the Co:*arry in connecticn therewith. including itt:rney's fiee . ._ghts. benefits cr defenses are intEnded tc or shall be deemed tc flow cr be macie u.vy.22=:ule tc any perecr u: entity other than tha irimired 4 -3 -.. I. - .... 1:511rance ifforded W thls endorsement. ard he insured agrees that all of the insured' s rights anâ‚¬ re'nedies against third parties relating to the subject matter of thls Endorsement *All be deemed to have remared intact. in the same m. anner as , $ .6 4 < fndorsement -- n issued. This endorsement is made a Exact of the policy or commitment and is subject to all the terms and provisicns thereof and of any prior endorsements thereto. Except te the extent expressly stated, it neither modifies any of the terms and provisions of the policy or commitment and prior endorsements. if any. nor does extend the effective date of the pclicy or commitment and prier endorsements or increase the face amount thereof. IN WITNESS WHEREOF. the Campanv has caused this Endorsement to be signed and sealed and to be val Id when ccuntersigned by an authorized officer cr agent of the Carearry, all in accordance with its 87*Laws. ISSUED AT PITKIN COIÂ»X:k=ZZ/,283/Â·, Â£01 E. HOPKINS AVE.. ASPEN, COLORADO 81611 ccetrrEESIGNED : M#e{744010 AUTHOREED '0*ICER CR-'AGEXI' DATED. 1 0/28,'98 (ED 12:55 P.M. Form 100 Lltho In U.S.A. EXTRA COPY 035*100-0041/2 Idwyers litte Insumnce @poration NATIONAL HEADQUARTERS RICHMOND, VIRGINIA .'C -,- mÂ©y u ATTACHED TC AND MADE A PART OF LUTLERS TITLE INSUMANCE CORPORATION NO. 85-01-097519 rhee Ccl:varr,- hereby izlsures aga=-st loss er damage which the Insured shall sustained in the event that the owner of adjoining land shall corpel. pursuant to final judgement or court decree. the removal -2 any pcrrion of the improvemen= en the insured land which encroach upon raid adjcining land ae referred tc in paragraph 3 of Schedule E. This endorsement is not to be construed as insuring the title to said estate or interest as cf 2.rry later date than the date of said policy, except as herein expressly provided as to the subject mateer hereof. This endcrgement is mada a part of the policy or commitment and is subject to all the -440 thereof and 33 an.7 pricr endersements thereto. Except te the extent and p --, icns 9xpressly stated. it neither :ocelifies- arr, cf the tarms and provisions of the policy or =Cumitment and pricr endorsements. if any. nor does extend the effective date of the pelicy for :Jommi'm,-rit and pricr enciorsâ€¢merits or increase the face amount thereof. IN WITNESS WHEREOF. the Company has caused this Endorsement to be signed and sealed and to te valid when countersigned by an authorized officer or *ment of the Company, all in acc=rdance with its By-Laws. :SS!.TED AT FI'IKIN 950!vY ~~3:15. INC.. 601 E. HOPKINS AVE.. ASPEN, COLORADO 81611 ' Al ,/ i r.11 ;*-- cguimPsigen : { 27*4 1 |Â£*0 AUIDZ,sh - DefÂ¥duh:1 OF&ECER OR \A2~4~:~~) -- lie)y DATED:10/28/88 0 12:55 P.M. Form 100 Lltho In U.S.A. EXTRA COPY M. A .A. M.. - 11!Dyers title Insumnce @pomtion NATIONAL HEADQUARTERS RICHMOND, VIRGINIA ASTAC:2 70' iVD MADE A PSYS OF LAWYERS TIVYLE INS~ I. 85-01-097519 rhe C~pany hereby insures Ths Insured that said land abuts upon a physicall-i open rtreet known as WEST FRANCIC STFEr, ASPEN, COLORADO 31â‚¬11 1nd the =mpany hereby insures Bald assured against any loss which said assured shall rustain le the event said assurances herein shall prove to be incirrect. This endercey:2nt Ls made a part cY the policy cr cammitment ind Ls subject tc all the rerrs and provisians thereof and of arry prior endersements thereto. Except to the extent exprsssiy stated, it neither 'rcdl fled arry if the terms and provisions of the policy or commi tment and prior undoreements. if any. nor does extend the effective date of the 3021cy :r commitment and prior endorsements or increase the face amount thereof. IN WITNESS ?RIEREOF, th,6 Conpany has caused this Endorsemnt te be signed and sealed and t: be -,-ilid when co'untersigned by an authcrized clficer or agent of the Comparri. all in accc:dance with its Br-Lee. ISSUED AT PITKIN COUNTY TITLE. LNC., â‚¬01 E. HOPKINS AVE., ASPEN, COLORADO 81611 "EX.DITERSIGNED : Ati # 1 6/ 1 kik AlinÂ¥~r,-M~#f.1!E-121 11,2ENT DA.M.: 10,'28/98 '@ 12:35 F.M>-Â·~LI U" Form 100 Lltho in U.S.A. EXTRA COPY 035-0-100-0041/2 1 04 0 ., > 00 i " 0 . .. e "~ ~) %10,1 l %,0 %),1 0 +. 8 / f V â€¢.IE Â·'â€¢CK)* S +4 EET g REET 4 .. SIXTH STREET FIFTH STREET In -,lipt S 1 FOURTH STREET THIRD STREET w 1 ...~~E SECOND STREET 5 FIRST STREET h. . .. .:.. p Ly OARMISCH STREET Â· 9 .W lI... 8.1 ASPEN STMEET - g il". 3.1 ~ARCHS ' O 1 .... Z 4, 700 6()0 500 MILL STREET ~ .100 ~ 1 OOS 1009 .'00 401 t; . 0 M. .. EXHIBIT D FAR CALCULATIONS EXISTING STRUCTURE Lot Area - 9,000 s.f. Zone - R-6 Allowable FAR for 2 Detached Dwelling Units = 4,080 s.f. Allowable extensions for Non-conforming Landmarks (9-103(c)(2)) = 500 s.f. 4,582 s.f. Garage Exemption for 2 DU's - up to 1,000 s.f. FAR of Existing Structures: Main Residence: Lower Level = 2,028 s.f. Upper Level = 579 s.f. Above-grade Covered Porches over 3 feet = 224 s.f. Subtotal = 2,831 s.f. Carriage House: Lower Level = 877 s.f. Upper Level = 638 s.f. Subtotal = 1,515 s.f. TOTAL EXISTING SQUARE FOOTAGE = 4,346 s.f. 0 0 FAR CALCULATIONS PROPOSED STRUCTURE Lot Area - 9,000 s.f. Zone - R-6 Allowable FAR for 2 Detached Dwelling Units = 4,080 s.f. Allowable extensions for Non-conforming Landmarks (9-103(c)(2)) = 500 s.f. 4,582 s.f. Garage Exemption for 2 DU's - up to 1,000 s.f. FAR of Proposed Structures: Main Residence: Lower Level = 2,121 s.f. Upper Level = 611 s.f. Above-grade Covered Porches over 3 feet = 207 s.f. Subtotal = 2,939 s.f. Carriage House: Lower Level = 656 s.f. Upper Level = 638 s.f. Subtotal = 1,294 s.f. TOTAL PROPOSED SQUARE FOOTAGE = 4,133 s.f. (400 s.f. garage exempt) 0 . SITE COVERAGE CALCULATIONS EXISTING STRUCTURE Lot Area - 9,000 s.f. Zone - R-6 Allowable Site Coverage = 30% = 2,700 s.f. Site Coverage, Existing Main Residence & Carriage House = 2,906 s.f. Existing Porches = 449 Covered Breezeway = 100 Subtotal = 549 Less exemption for 15% of allowable = 405 Net = 144 s.f. Total Countable Site Coverage = 3.050 s.f. .. SITE COVERAGE CALCULATIONS PROPOSED STRUCTURE Lot Area - 9,000 s.f. Zone - R-6 Allowable Site Coverage = 30% = 2,700 s.f. Site Coverage, Proposed Main Residence & Carriage House (incl. garage) = 3.177 s.f. Porches = 413 Less exemption for 15% of allowable = 405 Net = 8 s.f. Total Countable Site Coverage = 3,185 s.f. , 0 EXHIBIT E December 29. 1988 Current Hernandez Residence 432 West Francis Street Aspen, Colorado Historically referred to as the "Hal let House" "HALLET" HOUSE SEQUENCE OF CONSTRUCTION 1885 - Cabin Of squared logs built by Thomas Anson. Original brick foundation is still under the house. 1887 - 1888 Second room has been added and is visible in photo of city from Red Mountain By this time a porch has been added and a stable is visible at the rear of the property. 1892 - 1893 Records indicate that Samuel Hallet has undertaken a major renovation - an artist's rendering of the city indicates the two story addition has been added in the back and a porch has been extended across the front of the house and the west side. The porch on the east side has been enclosed. The front entry door has been moved. and a new roof built over the old one on the east side, over the original cabin. Portions of the original shake roof are visible under the added roof. The Aspen Times rendering of the town in 1893 indicates that the carriage house had not yet been built. 1894 - 1895 At this point the carriage house has been constructed - inspection seems to indicate it was built in two sections at separate times. 1896 - W.C. Willits map of Aspen indicates the house exists in three sections with a porch. There are three fireplaces at this time (or two fireplaces and one wood stove) with brick chimneys for all of them. The carriage house and attached shed are shown. as well as the stable along the alley. 1898 - Sanborn's map of Aspen shows that by this time a rear porch and shed of some sort have been added to the house. ~ EXHIBIT E Page Two "Hallet House" 1904 - Sanborn's 1904 map of Aspen is the next record. By 1904, a one story bedroom has been added to the east end of the two story element of the house. A bay window has been added to the parlour on the east side of the house and the shed at the rear of the main house has been enclosed. 1904 - 1940 No records of the house on maps or photographs exist for this time. The Hallet family sold the house in 1935. During this time the west end of the two story portion of the house had been altered from a curved end to the existing square bay window. The stable was removed. The front porch was extended toward Francis Street approximately 3 feet on the east end. 1947 - A closed entry room is built on the east end of the Francis Street porch. 1953 - The porch at the rear of the house is extended toward the alley and enclosed. The shed on the side of the carriage house is enclosed. 1960 - The stairs to the basement of the house are enclosed and a bathroom is added to the rear of the east one story bedroom. Mid 1970's The fireplace and chimney on the west side of the living room are removed and replaced by a wood stove. At some time in the 1970's the bay window enclosure on the east end of the house falls off the building and is not replaced. It is noted that the fir trees at the front of the house and in the yard are included as historic aspects of the house. The trees in fact do not show up in any photos of the house until the late 1960's. .. LIST OF RESOURCES USED TO DEFINE THE HISTORICAL SEQUENCE Aspen Historical Society Archives 1904 Sanborn Map of Aspen 1896 W.C. Willits Map of Aspen 1887 Photo of City of Aspen 1940 Era Photo of Hallet House 1880 Photograph of West End Denver Public Library 1898 and 1904 - Microfilm of Sanborn Maps of Aspen 1893 Bird's Eye View of Aspen published by the Aspen Times Photos of house from 1950's to 1970's Courtesy of Mr. and Mrs. Dick Durrance National Register of Historic Places Inventory For the Samuel I. Hallet House Building Inspection by Firm Members of: A. BOA Construction of Denver B. Charles Cunniffe & Associates. Aspen C. Integrated Engineering Consultants, Ltd. of Aspen .. EXHIBIT F Historic Photographs in Chronological Sequence 23 -2,Â·Ell#:,111/21//1/1/91/kiti. j rU' 1 ...9-1 03 -A .ls : 2 ' 1//:/* I -75 2. : 1, .*r. ./.&r.......... ....IL././. Iii i 4.Â· 1 & 3 ' - - - ' .1. * I ki. 1- I h, .â€¢ 1 4 - . PM r. ~r~7//r,~9~~.r=~-- - I . -0-:74 1 --- - 4 - 1/05 -- -- .. 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''44* '; ,;97 1/2f-Prlf ..%, :A'.. i, ./(.F~~4*,1/ t.-4 f)~ 1" . -- ...s~Â·r.44'' ~ Â·2,5~0~.t,-:/4%1 -/' Â·2Â·'1 -. i.: 1 ..'le- 1 ' 91*i#*>< r Â· 22/k; 1-1.4 ~ f ~.Â·2Â·~. j . 40 ..~ *Â»- - -.- ... . . j~ i Â· ~~'Â· [:./.2/. %.-: *Â·0:24.9: .i:4~.v.Â·543.-t:i:.:44Â§:*: i / I./,1/t I .41 1 .1 1 .. EXHIBIT G July 29, 1988 Job # 88177 Ms. Sharon Tinnes Caldwell Banker 720 E Durant Aspen, Colorado 81611 Re: Stranahan Residence 432 W Francis Aspen, Colorado Dear Sharon: As per your request, Integrated Engineering Consultants, Ltd. has conducted an inspection of the_above residence in order to determine the adequacy of the structural elements. No review was made of the electrical, plumbing, and mechanical systems. There were no structural drawings available at the time of the inspection. The residence is a two-story, wood-framed building with a sandstone, concrete and concrete masonry unit foundation built around 1888. The inspection covered only those structural elements which were readily visible and did not include concealed elements due to the cost and disruption of exposing them. Based on our visual inspection we conclude that the residence is, considering its age, in good condition with the following exceptions: 1. There are indications of settlement throughout the - residence. - 2. There is evidence of water damage to the front porch roof. 3. There is evidence of moisture damage to the exterior wall studs. 1 . E~BIT G Stranahan Residence July 29, 1988 Page 2 Based on our visual inspection, we conclude the following with regard to the above exceptions: 1. The areas of settlement are probably the result of years of foundation movement and do not appear to have occurred recently or pose any immediate threat to the structural integrity of the residence. 2. The water damage to the front porch roof is not necessarily an indication of a structural deficiency, however, proper maintenance techniques should be implemented to preclude the possible development of deficiencies. Any structural deficiencies discovered during maintenance should be repaired immediately. 3. The moisture damage to the exterior wall studs is probably the result of adding insulation without an interior moisture barrier. This condition should be investigated immediately to determine the extent of damage to the exterior structural elements. We would like to reiterate that the structure is in good condition, reflecting that it was built using generally accepted design and construction techniques and has been adequately maintained. If you have any questions regarding this report, or if we can be of any further service, please contact us. Sincerely, INTEGRATED ENGINEERING CONSULTANTS, LTD. Lawrence A. Doble, PE President /LAD .. EXHIBIT H I .' January 3, 1989 Richard Kline Charles Cunniffe & Associates 520 E. Hyman, Suite 301 Aspen, CO 81612 Richard, Please allow thls letter, the accompanylng resume, and completed Job list to support our Involvement as a consultant on the Hernandez Residence. The consistent 17 year effort here at Boa has led to our recognized leadership in the field of residential remodeling in Denver. Our experience in Denver's historic lower downtown district, the recent completion of the Black American West Museum and our everyday involvement with remodeling older homes should be of considerable benefit to the project. Speclflcally we have experlence post excavatlng foundation-s as well. Having worked wlth Cecil and Noel on their house at 380 High St. and their two previous houses, I bring a unique understanding of thelr needs. This experience and our personal relationship will help bridge communication gaps that sometimes exist in project teams. It is our intention to lend our full support to the project with the understanding that we w111 negotiate General Contracting servlces wlth the Hernandezs when documents are available for prlclng. Untll then please feel free to contact me as needed regarding the project. Sincerely, 0Construction Inc. by F~othy G.-Pleune President TGP/Jbs INC. P.O. Box 20127Â·Denver, Colorado 80220Â·303Â·892Â·1973 consTRucTion . 0 EXHIBIT H RESUrE Timothy G. Pleune 1805 Forest St. Denver, Colorado 80220 Uk. 892-1973/Hm. 355-1907 Personal Married with two children. Education 1971 85 10 Psychology - Hope College. Work History 1973 - Current: Pres Ident and CEO of Boa Construction Inc., a general contracting corporation engaged In commercial and residential remodeling. 1988 volume - $2.4 million. Nineteen full time employees. Current job responsibilities include estimating/sales, construction management, quality control, banking, bonding, marketing, training, (Big Chee5e and Director of Smlles). 1989: 1st Vlce Presldent - Assoclated Builders and Contractor 5 1988: Pres ident of Colorado Open Shop Training Institute. 1985 - 1988: Board of Directors - Rocky Mt. Chap. of Associated Builders & Contractors. 1986: First Colorado Contractor to gatn "Certified Remodeler" status from the Natlonal Assoc. of Remodeling Industry. 1985 - 19881 Board of Directors/Chairman of General Contractors Councl 1 - National Assoc. of Remodeling Industry. 1984: Presldent - Denver Chapter of National Assoc. of Remodellng Industry. 1 . 0 EXHIBIT H CURRENT OBJECTIVES Boa Construction has become a recognized leader in the field of remodeling con5truction. As It has been my life long ambition, I wish to continue to bring professional ism and the resultant satisfaction and long lasting quality to this underdeveloped market. The company has perhaps reached the limit of my ability to personally attend to the countless changing details of thls type of work. Because standardization Of the work is possible to a very 11mlted degree, company growth represents a peculiar challenge. The answer to the challenge, I belleve, lies in the standardization and assignment of responsibility within our organization so that each Indivldual Job requirement is handled by a trained and competent individual who 15 motivated to making a good decision. I am currently absorbed In this effort in addltion to my day to day responsibilities. The outline of the future seems every blt as excltlng as the present. j .. EXHIBIT I GRAPHIC PRESENTATIC)N .. EXISTING RESIDENCE .Icâ€¢ra. 4,=.=..c~ap,/9 /0 ,=Â·u>CA/O 6.14.-' Ys,u Â·Â·â€¢twÂ·,/ c=Â»14'.2.C- I.Â¥ 6.6.â€¢~A. Ill .. ...92. U po.j ..rf .....r . -r-, I '/</S.Y wi",/ 9,2 'fe'Al.-9, Apriz- You g,Le,r- ....=>w ..2. 3,â€¢Ju VeÂ·.pe=r '/ â€¢uâ€¢ e./.1-0 4" 4-Â·C ""/4 15.4.1/2 J/=â€¢4 444 C'e-EE.17 l. 11-1,â€ž S,UC-.e4Â¢ e.t C.=.*04-,h,C-e:17 ~~0.2- -r.'*- , 44 -&"u# Tâ€¢C_ Pâ€¢Â·vt- C.â€¢' "â€¢'L we,E ~c_= r.4-J t.Â©* ~Itâ€¢--e..0.- LOT A LOT 8 LOT C 3-1 ... .... / -4 BLO C K 34 ALLEY I I â€¢. â€¢ S j ...,41- 2.--C- t I. I ...... 4 4.. , . 1 I ./Â·....... ..' ' , , ..f 1 .i.21 114 6 2- ' f r-11 1- I f ----I ; 113 ' f N 1 ... --- (CA 1 1 -/'. b '1 , 1, 1. '---27*Â»iÂ· j .â€žc==39222 1 C A ' . 3 .4 1. I - i 4 3 I k Der / 2.4 â€¢1 e ... 1 1 ..1 L:41_ 1 ki . ' BUILDING PERMIT SURVEY bal 14 ... 3 E OFLOTS K La M, BLOCK 34,CITY !.1 8 TOWNSITE OF ASPEN, PITKEN 4 Â£ Â£ 1 0-, OPS '1-,",Â©, P". k - .4. . COUNTY,COLORADO. ~ '-I . - 1 -Fli--17.._ /â€¢t U-V-4, k LOT N CERTIFICATION I i .4.Â·c I ....Â·cÂ·.1 ...a-en .1/.-Â·-Â·â€¢ r ./41Â· ./119 ...4.- 1. A- lqT K LOT L LOT M.. pt-C=re.2 ~C,fÂ»1 0 2-*-C' 40*ik B. 5-'Â£-â€¢'-f MAGâ€¢es .'*a!_â€¢c- MY - *-22.7732332'37,22,47 /:/6,4.: /4--<-5---~4 -i-4.< 24/ .Jcesâ€ž f Flk - -1- t LEGEND 8 NOTES Up- 0 ..7..t=-â€¢ ./6-C-2........../9.I ,- '~ -Â·.... 1 1 t /7 t 1 C] c.c-:-â€¢ c Tc .Â·~~ c. -.,_ . . < L. r 847.-t 0- ...4/&. -u. -- 1.t- C'A ...t â‚¬ .1 eÂ·â€¢I ..,Il .- 8 .1.1. A.-4 .... 4 I , I -e i $ .... '-d: r c c, I#- ....i ..1 I câ€¢ - . ' + ceâ€¢ 3147Â£ W. FRANCIS ST. W -73, Fla B .'Â·h' C -*.,- (lt,t' -/1 0.- J S . ..,J- U â€¢ .-â€žoj.,0.-cÂ· -r.22 11.-'.1- Aspen Survey Engineer'. Inc 2!0 5 6~~N.1 Sl 5-06.t.1 - â€¢0 . .6.2 --,-Ce ... ./.-.- 0 0 .0* 25J6 ASPE~, COLJ~AC~ -12 (301; 925Â·JdÂ·4 j4-Â·T-2.P *TE a '-,e ... , Â®Z I ST. e W. # 4 - 'C Â· 4Â·'~ ,... I. 2 t.'SCN | ALLEYf 4 1 :1 1 .. .1 alfi 9 . IR- LU /... ay"09> - *42,6 4 k -FLE-- 1- . - 27 1.* 1 -1 Â· '*wikE -4\- /1 7 1 147 = -=--IZE - -- 12\ :....1 1 11\ 1/7.- tiLlâ‚¬.f.jil i 1, j - 013 - - eli : . 111 1 1\ 1 ju N Ul H f LUO BE 1 9.- : J 1 3 oz N + 1 Z Ul M - I 40 2 \ z- I r 9 3 UN43-1 -1->70 14 31 14 08*FA 0-.Wl,4~0 o.re O 5 /1400 25 9â€¢â‚¬f f â€¢0 WEST FRANCIS STREET EXISTING SITE PLAN cr 0659 526/E OE 3NObd313~O~O1O2) N3dSV )ESE XO8 Od Sl)311HNIV/SaLVE)OSSV Â¥ 3:WINNn) Â£31<Â¥140 FOURTH STREET -Veâ‚¬,4 E----- - 1 1 0% r----- 7 1 1 1 1 1 L_____ 1 gr =r I 1 1 | I liu I 1 1 L - 1 NW 59 -- .Cute A.-2 1 - 1 1110 mi 1 L__ 3 OZ 08 1 I ZW 1 1 Z 1 I--1 1 4 0 2 1 - 1 2-00 1 1 '13 iz 1 1 1 66 0 2 1 1 1 1 1 1 1 1 r--------7 0..w- 1 11 061 11 44 alll/Al- 1 1 - 1 1 1 1 1 EXISTING BASEMENT PLAN -*Ze v .819 O.le It/4./BO U - -J SCALE: 1/4-= 1--0- G-EEE ~ W S.â‚¬Et m 0655-526/EOE 3NOkW313L ZI~10) N3dSV DESE )(08 Od 1031,H)HV/531VDOSSÂ¥ 9 3131NNCD ~121VH) -- VISICN r---------------7-1-3~ -- 1 .--1 -- Ill 4-1 r f 11 1 11 1 1.11 I -L 11[1 L_ 4,0.1164. +*ou. a --1 0 1 Cl- 1 I L _ 149ptl _ _~ r --- i-,Â»-1 T 1 L-4 Â»4 3 4-, -0 t * r------1 EEL L 1 -3* r--Â« .---2Â£21 ~_ I 1 -1 1 ClEe -4 'Efi r --_t [1 -=-7 7 -Ill k ~ 1 11 rn I 1 Â¢ r __i 11---7 | ---i' -1 71/- meÂ·ego<Â»1 ~ - - KrroHEN 1 1111-9 L - I ~ a./.r - ILl J I lei./ 5.-rw fF--3 - 1 L-1~24 .7 N W SW L 4 1 -1 -- [=rrful 'Tl I g '- - -1 1 L__1 / 7164-4-4-Ar - / ~ Yg,pwAI L --- 1 1- , E o Z Ul ~ - 1 I- r--1 ~ \*1-1-~J 1 1- --------1 Llo 40 4 E 0 -- 1 11 1 LivIFÂ·14 ZOCâ€¢-1 Pe---Li-0.--/c.-4.-6,=~- W UJ S Z 1 0 IB BE 0- 3 1 -2 1 1 1 '2*66 <D L:=1- Â»L=--2.-1'ht [% 1 A O..WING IMI #ew, I _6 V.6 --Câ‚¬P. 10 I 't..1 0 31 EXISTING LOWER LEVEL FLOOR PLAN -*De ~Â£ *811 SCALE: 1/4-=1Â·-O 1 - r i 0." 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P 4 11 111 111 1 --1-- 1413 1 + P''lili 7 -- mf f i T If' 11 = 1 -0 == - - 1 11 7 - = lili. = 111 11 \ 111 NW 52 6- i / 2- 1 1 ILIO BE - L- - 1 I. - Z LU ~ L.-1 40 ~ 0 1\ 1 1--11 d 1.50 " w Ill B i 1 11 2 Â» - 11 z B D 5 1 iÂ» 1 43' t- 11 11 li 6 - 1 --4 N / 1 11 1 1 CA.WING ~!11 1 1 11!1111,11:111 =,or P... i I'â€¢, 1~~~ EXISTING_ROOF PLAN 08 ( te / SCALE: 1/â€¢-=1 -0- O.TE 1 ---1 - IP,;Il'|all 61 , '' S-E E ' W Dâ‚¬./. 0655-526/EOE 3NOHd3131 2*9~010) N3dSV #ESE X08 0 d SlnUH)HV/SEUVI)OSSÂ¥ 9 3=WINNr[) SilliVH:) q.'...4 ' VÂ« â€¢'1/ y:Auffict. r 2 1 Â«Â«GilfÂ» ~ ?95 0 73% -- ---]1 ---1 EXISTING EAST ELEVATION SCALE: 1/4Â·=1Â·-0- N LU S r--1 111 Q E Oz ; Z 111 ~ 40 1 J= - Z- f U Emw rB S :-112 -0- 11 1 ..1- ---4 1 1 - 1.mal 01.W.C m"dr NG- - --* SLIVA~#-5 _08 q Â®01'1 O-2 9.E' .0 EXISTING WEST ELEVATION SCALEÂ· 1/4*-1'-0- ~â€¢EE* CF SL)3.UH)21Â¥/531VIDOSSÂ¥ 1 33:11NNOD 218VH:) 'EVI~<}4 1-7 t.--- I IE - EXISTING NORTH ELEVATION SCALE: 1/4-=1Â·-0- N LU M W 0 E o OZ i 't' 40 2 - F 11-* .. Di, 2/=PkI-= / i~~ 8 lULU Bi \ 1 \- *r#*C Icr 98 - ..Ii- -_ _ 2 1 =te -- - OA.W.I I .... ....'.OAL- IL~VA-10~49 IDS W te 19 O.Â·rE EXISTING SOUTH ELEVATION ...F ' UJ SCALE: 1/4--1'-O- Sâ€¢â‚¬E' OF SD3111Â·DHV/SEUVIJOSSV Â¥ 33=11NNCD $3-INVH) 0655-526/EOE 3NO)Â·W3131 21918 OCMO'10) N:cISY EMXW Od oov,10700 *VISC. 4 + Â£ f- T-__ - - V 733 0 --- 3.=-1 11 71 3 D . TI L 11 ~ Crl EXISTING SOUTH ELEVATION EXISTING EAST ELEVATION SCALE: 1/4-=1'-0- SCALE: 1/4Â·=1Â·-0- 9 . 1 H 0 IN lu % 9 LIJO B~ Lifk>:4 1_1 oze C= ZW uz 40 4 111 LU â€¢~ I B 7 i -- 0000. O 1 21[J 0r =Z-- -2-]LUE-' 1 0Aaw,NIC; 141/4// UN// Irr//9// 24/vil<-1.- -08 6*3 252'11 EXISTING NORTH ELEVATION EXISTING WEST ELEVATION 0.. SCALE. 1/4-=1'-O- 9â‚¬ET U CARRIAGE HOUSE Sâ€¢â‚¬ET V SDal,H:)HV/SalVIDOSSV V 3.WINNn) S31HVH:) 0655-526/EOE 3NOHd3131 ZI9B ~OID N3dSV DESE *08 Od .. PROPOSED RESIDENCE AE.,SION 1 ALI-En' r '1 / . 1, I y A /6-' 0 1141 = 1 3.1 3. . ; 11 Â· 17 . 1 (Â«'31 - 'Li \/ 27. 1 , N W & i OZ 08 ZIll Q M L. \ IB 6% C // -1, 34- 2 1 4 Y r c I - FP. Â·Â· .1 I -I-'\ 1 \ 9.E. "081'i -ce W OATE 09'Z, 15=,15 WEST FRANCIS STREE-T PROPOSED SITE PLAN 9-â‚¬ET C- 51,311HJHV/SEUVI)OSSV , 3=WINNn) 53121VH) 065596/EOE 3NO-W3~ OCMIC)101 N3dSV hESE X08 Od Roll FT-H 5TRIET ~Â¥V-CP4 ' r--- : 1 1 r----------- 1 1 1 CAAAIAGE HOUSE ABOVE | GARAGE ABOVE r------------1 1 1 1 1 11 . 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 ---------4 r--1 1 1 1 1 r--1 ' 1 L-1 1 1 NEW BASEMENT/STORAGE | 1 1 1 r -- - -4 COLD BASEMENT) 1 1- 1 1 N ,Â·, b 8 1 1 U 1 WO E~ OZ 08 NEW/ MECHANICAL Z 111 ~ -T 1 1 EXISTING HOUSE ABOVE Icr 99 1--4 1 1 i *A 0-AW'M NORTH 1 1 PROPOSED BASEMENT PLAN -Ce < C-TE 0 5 10 15 20 25 -â‚¬E' NOD Sâ€¢â‚¬E T OF SDal,H:)21Â¥/SalÂ¥DOSSV , 3=131NNn) 0655 5Z6/EOE BNO+23131 2~0103 N)cISV 'DESE X08 Od 1- 1 n i L l, T 0[0 1 1- I '1 - 1 h F---01CD 1 ...Icil O 1----4 1 Z Z 1. E-L i el A-- 1 0 I - 1 1 M ------1 1 0$ . 4 1 1 1 lEi:1 1011 1-01 0 J IN----7 la: kj# 1. Ir vii ]=F - 0 -1=4-4 %--47 11 X N '1 -* , i h / ---------- 4 0 Q 01 3 1 , kl R i 1 C 0 0 . . PFJ m=nil - il Z 11 tne IM----- o ' c U lan , -W o m I o LL-1 Z\ 0\ 9 2 t/ 1 HERNANDEZ CHARLES CUNNIFFE & ASSOCIATES/ARCHITECTS > RESIDENCE i 432 WE Â§Â£FRANCIS STREET ASPEN ~ COLORADO PO. BOX 3534. ASPEN. CO!-O1~612 TELEPHONE 303/925-5590 + NV,d 80078 -laAE], HEIAAO-1 a Â£ 43.â€¢S C~ , 9~46 ./.150/ 11 4 9 . T _ __--L GUEST BEDROOM~=- SITTING ROOM [10 1 L b I r----1 t--1- 1 1 1 L. CZX=11 in~ 3 44-- 20 i - i E o H BEDROOM ~ HALLWAY ~-1., BEDROOM Li N U.1 6 W r.1 QZ 58 ZW ~ 40 2 OPEN TO 10 . BELOW m Ul 3 5 4 1 DA'WiNG - -_11 NORTH PROPOSED UPPER LEVEL FLOOR PLAN -Ce NO CA.E 0 5 10 15 20 25 9-â‚¬El N.C HET OF Sl)311HDHV/SalVE)OSSV Â¥ 1:WINNID S3111VH) 0655-526/EOE 3NOHW3131 219~10) 'N3dSV DESE X08 0 d cE.'804 . r--1 F-1- - 1 r lm:Fm[ ; 1[3[3 - - 1. 1[-[-1 -- -- 1 1-I PROPOSED NORTH ELEVATION NW W0 0Z ZW 40 .--- - -- - =~ r-- Zo -- 1 /1-Â»al m W. WW I Dr [En -- - OPAW ING ~ _ _ 2- 1 li ~- 1 H -.. -oe NO OATE PROPOSED SOUTH ELEVATION ....... Sâ€¢â‚¬ET 1031!H)HV/SalVIDOSSÂ¥ 9 3=13!NNn) SnIVH) IMI flea. . 1 . /27>1 -- ---I .r-- Â»<4 -I' 40%~, 1 E ,--Â¥. -- - - HEI -22- - -- .-W-* -- -1 PROPOSED EAST ELEVATION NW 52 R-t~%-7 CZ 918 Z W ~ 40 ~A == :m. 6~~~:r= cl.......ir:ra"*:1........: I tr :& - WW ~: -- 82 2 .- -- == ..I- - ./'=== --- OAAWING 1 - -08 NO OATE PROPOSED WEST ELEVATION 6.-â‚¬E. MO Dâ‚¬ET OF Sl,3111-QUV/531Â¥DOSSÂ¥ 9 13:liNNn) 2121VH) 0655 5Z6/EOE ENOHd3131 ZI~W~W N3dSV DESE *06 Od 411 , 2*t .uncm' 9%% -=11241*BEIMe PROPOSED SOUTH ELEVATION PROPOSED EAST ELEVATION NW 69 WO B~ Ll OZ ;8 = 1 -- 7 -g Z W OX 40 4 IRD 9~ Â¤ DE C El = EME 000 000 CAAVVING OATE PROPOSED NORTH ELEVATION PROPOSED WEST ELEVATION 9-EE Â¥ NO CARRIAGE HOUSE S"â‚¬El OF I SDallHOHV/Saly!)OSSV Â¥ 1.1:11NNCD gl#VH) 0655-5Â£6/EOE 3NOHd3131 2191~70) 143dSÂ¥ DESE >(08 Od L - L 1 |~\ rv/2/j!=4/ -dZE -' 1 1 il m o m C l .11 1 Â·tlf -1 U m m 9. -1 I \ 9 1 11 4 Z -1 0 r ~- ~ A-UL_I * a m m -1 :0 .\ id m m -1 m r m < IT -1 lili ..1 R J 1 11 . 1 -1 1 1 Lvi 1 HERNANDEZ CHARLES CUNNIFFE & ASSOCIATES/ARCHITECTS @ 6 6 RESIDENCE ~ ~ 432 W~RANCIS STREET ~ ASPEN vll/ COLORADO PO BOX 3534. ASPEN. CO,L.C~612 TELEPHONE 303/925-5590 NO!1VA)73 1 2 3.â€¢S or. i 9,-9 .. . EXISTING RESIDENCE/PROPOSED RESIDENCE FLC)C)R PLAN RELATIC)NSHIP 1 1 . 1 2 1 1 1 1 J 1 . 1..'........ NEW GAMAGE ------ 1 0 1 1 1 1 1 Ill 1 1, 1 0 1 1 & 1 . 1 1 - - 9, 41 lEi m 1 IL - . 1 1 1 1 2 1 .1. L- -1 . 1 ./ AAEA TO BE ADOED - *21#<#4 i ; & ~ OUTLINE OF BUILDING ~ WITH PROPOSED ADDIMONS ~ .Â· z -1 - Â·.L : OUTLINE OF PROPOSED AREAS TO BE REMOVED C Ii\ 1 10 11 1 1 ni I 0 -W - All l! C=lili r - - - 1 - - 1'-r EXISTING LOWEB LEVEL FLQQR PLAN 1 SCALE. 1 /4'-1 -O- 1 1 C -6 I fab 1 1 Ice 2 -n - . 1 4. 0 ---* I 1 1 ~- 1 -4 % ; ..72 1 C.0&. 22 /'i 22Saft 1- 76-- 12 - - 1388 1 '0' 1-T 1 AREA TO SE ADDED Wad;,6/4 OUTLINE OF B./DING 1 W,7-H PROPOSED ADDITIONS 1 1 1 . - ill , -1 1 1 EXISTING UPPER LEVEL FLOOR PLAN SCALE: 1/4-=1Â·-O- 4-9 1 -- - - ---- 1/ .. PUBLIC NOTICE RE: CONCEPTUAL DEVELOPMENT AND PARTIAL DEMOLITION OF 432 WEST FRANCIS STREET NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, January 24, 1989 at a meeting to begin at 2:30 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 Cecil and Noelle Hernandez for conceptual development for exterior alterations including partial demolition of the property located at 432 West Francis Street, also known as the Hallet House. 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 on January 5, 1989 City of Aspen Account pub.notice.432wf 0 0-- 6 I I. ..4. ':3â€¢'t.nk ~ 45. - EXHIBIT H ...1./8/.:Â£57 January 3, 1989 If Y Rlchard Kline ~ Charles Cunniffe & Associates .+ 1. 520 E. Hyman, Suite 301 Aspen, CO 81612 Richard, Please allow thls letter, the accompanylng resumes and completed Job list to support our involvement as a consultant on the Hernandez Resldence. The consistent 17 year effort here at Boa has led to our recognized leadership in the field of residential remodeling in Denver. Our experience in Denver's historic lower downtown district, the recent completion of the Black American West Museum and our everyday involvement with remodeling older homes should be of considerable benefit to the project. Speclflcally we have experience post excavating foundatlons as well. Having worked with Cecil and Noel on their house at 380 High St. and their two previous houses, I bring a unique understanding of thelr needs. Thls experience and our personal relationship will help bridge communication gaps that sometlmes exist in project teams. It is our intention to lend our full support to the project with the understanding that we w111 ne90tlate General Contracting servlces wlth the Hernandezs when documents are available for pricing. Untll then please feel free to contact me as needed regarding the ..., 1 project. Sincerely, ,/00'8N~Construction Inc, by FGothy- G. Pleune President TGP/jbs INC. RO. Box 20127Â· Denver, Colorado 80220Â·303Â·892Â·1973 consTRUCTion .. 4.tRAd ':@3' EXHIBIT H 1 1.,1. i.' 1 .-1 *~02.9 4:3*rff,2 RESUME Timothy G. Pleune 1805 Forest St. Denver, Colorado 80220 Wk. 892-1973/Hm. 355-1907 #..A 'ty Personal Married with two children. Education 1971 BS 1n Psychology - Hope College. Work Hlstory 1973 - Current: Presldent and CEO of Boa Construction Inc., a general contracting corporation engaged in commercial and resldential remodeling. 1988 volume - $2.4 million. Nineteen full time employees. Current Job responsibilities include estimating/sales, construction management, qua 1 I ty control, banking, bonding, marketing, training, (819 Chee5e and Director of Smiles). 1989: 1st VIce President - Assoclated Builders and Contractor5 1988: President of Colorado Open Shop Training Institute. 1985 - 1988: Board of Directors - Rocky Mt. Chap. of Associated Builders & Contractors. 1986; First Colorado Contractor to gain "Cert tfled Remodeler" status from the National Assoc. of Remodeling Industry. 1985 - 19881 Board of Directors/Chairman of General Contractors 314 , Â·- Council - Natlonal Assoc. of Remodel Ing Industry. 1984: Pres Ident - Denver Chapter of National Assoc. of Remodeling Industry. 49Â».kic 42 .. EXHIBIT H a-RRENT OBJECTIVES 8oa Construction has become a recognized leader in the field of remodeling construction. As It has been my life long ambition, I wish to continue to bring professlonalism and the resultant satisfaction and long lasting quality to this underdeveloped market. The company has perhaps reached the limit of my ability to personally .Ye attend to the countless changing details of thls type of work. Because standardization of the work 15 possible to a very 11 mlted degree, company ~ 74&44'0 growth represents a peculiar challenge. The answer to the challenge, I *.8.41 1 belleve, lies in the standardization and assignment Of responsibility . U*'.?. within our organlzation so that each individual Job requirement Is handled by a trained and competent Individual who is motivated to making a good ..:Â»t 64*0 decision. ,...Â«e I am currently absorbed In this effort In addltion to my day to day --'24:2/ responsibilities. The outline of the future seems every blt as exciting as .:te the present. .4,&:,1 3432 iN?Fi 'if -% 34.2 t .. CHARLES CUNNIFFE AND ASSOCIATES ARCHITECTURE & PLANNING [L[EFF[&03 Â®[F F[JBARIS[mOFFA[L BOX 3534, ASPEN, CO 81612 303-925-5590 Date 1' 17 0 hl % Cbb # 266 2.1 To: C (T~ .F Aff Lâ€ž Att: ~2--YANWL LPLIN 'LAME'.01 'btrt . m: +URN ANDEZ- RE< Aw'.14, 63. %1<oil 1 r JAN 1 1 GENTLEMEN: WE ARE SENDING YOU ~ttached O Under separate cover via Â·166Â»" the following items: O Shop drawings O Prints O Plans O Samples O Specifications O Copy of leller O Change order [1 Oopies Date No. Description 1 1.11, h.1 1 0~EwovirioN REÂ«u,FLME.Prf THESE ARE TRANSMITTED as cliecked below: Â¤ 5' approval O Approved as submitted O Resubmit copies for approval Yfor your use O Approved as noted O Submit___copies for distribution '9~ requested O Returned for corrections O Return--corrected prints O For review and comment O O FOR BIDS DUE 19 0 PRINTS RETURNED AFTER LOAN TO US Remarks: Copy To: Signed: WFI~ - - J Rt eut # K LE.1. A \ L 4-V . I &/2/9,7' : ~- 1 .. /=h FE Ff -2, CAARLES CUNNIFFE &ASSOCIATE!!ARCHITECTS 520 EASTHYA/IAN, SUITE 301, ASPEN, CO. 81612 303/925-5590 CHARLES L. CUNNIFFE, A.I.A. ' JAN I ;1 .,4,4 1 HERNANDEZ RESIDENCE January 11, 1989 Renovation Requirements for House and Carriage House New Concrete Foundation: To be faced with existing stone where historically located. (Both house and carriage house must be raised to build new foundation system then lowered back down and attached to new foundation.) Floor Joists: To be replaced or structurally reinforced to code and leveled. Exterior Walls: To be plumbed and rebuilt to code using existing salvaged siding or new siding milled to match. (Existing walls have no vapor barrier and have inadequate insulation.) Interior Walls: To be plumbed and rebuilt to code. Windows: Existing frames to be restored, new insulating glass and sash to match existing. Roof Joists: To be replaced or structurally reinforced to code. 1 Roofing: @ House: Sloping roof - wood shingles. Shallow sloping roof - metal to match Historic photos. Flat roof - Built-up. @ Carriage House: Asphalt or fiberglass shingles to match Historic photos. Masonry Fireplace: Rebuilt to code using existing brick. R Electrical System: Residence to be completely rewired to code. . Mechanical System: New, energy efficient mechanical -~-<-- - _ -~ required. Suspected Hazardous Material: Asbestos ductwork to be removed by qualified personnel. .6-#, 3.Â· Â·4~A..i.-*- ... ,-I 3,/I--2! I~h â€¢ -*%h<- ~< ~a ' I im .. December 28, 1988 Mr. Jay Yanz State Historical Architect COLORADO HISTORICAL SOCIETY 1300 Broadway Denver, CO 80203 Re: 432 W. Francis St., Aspen: The National Register Hallet House Dear Jay: Viola! The enclosed renderings are brought to you by an HPC architect (Charles Cunniffe). What a project this is! The Hallet House was purchased two months ago by a couple from Denver who have four or so historic renovations under their belt. They wish to create a functional and historically accurate second home for themselves in Aspen, and seem to be sparing no energy on the architectural planning to do so. This project is interesting due to its current "added-on" state, as you will discover, and except for its hidden original log cabin structure and historical association with one of Aspen's earliest heavy-hitters, its National Register listing is somewhat of a surprise to me (nomination form attached). The structures (both the principal and the carriage house) have been dramatically altered over the years; approximately 11 times! I don't believe this will be a tax act project due to the acquisition costs vs. renovation, though we should review it carefully just in case! To begin, please review the evolutionary drawings of the structure, beginning with the small, squared log cabin of 1885 (now entirely enclosed within the structure) and ending with its current elevations and footprints. You will find both main facade and footprint evolutions. I feel this architectural "story" is critical in reviewing and approving the new changes the applicants are proposing. I have yet to find another structure in Aspen that has gone through more alterations in 100 years! Secondly, the detailed existing elevations of both structures are enclosed, along with floor plans. Proposed elevations are also . .. enclosed, along with a 4th Street composite elevation showing both structures in relation to each other. Proposed enlargements and partial demolitions are indicated as the key indicates. The structure's stability is failing in certain areas. The applicant wishes to pour footings along the entire perimeter first, and probably enlarge the basement later. The building will be raised approximately 9" from its current grade, however, site re-grading will occur to visually make the structural changes invisible and will correct a nasty drainage problem associated with a grade dip at the south west corner of the site. My primary concerns are as follows: With all the previous changes to this structure, are any of the alterations proposed inappropriate now? Are the partial demolitions appropriate? Are the enlargements appropriate? Is the alley-accessed garage appropriate for this parcel? Are the stabilization methods proposed appropriate for this structure? Would an enlarged basement endanger the structural stability? Are the dormers appropriate for the carriage house? Is the new, relocated front door to the main house appropriate? Three other front entrances have been previously incorporated into this house! The original log cabin walls would be further destroyed with this 4th entrance. And on and on. I welcome (and need) your guidance and comments on this significant project. It will be going before the HPC at their January 24 meeting; memo preparation deadline is January 17. I will be seeing you January 6 at the seminar and we could review it at that time! Thank you for your help! Sincerely, Roxanne Eflin Historic Preservation Planner enclosures, enclosures 2 86 NPS Eorm ~900 ' OMB Nc. 1024-0018 ~80 Expires 10-31-87 United States Department of the Interior National Park Service For NPS use only 1 National Register of Historic Places received : Inventory-Nomination Form date entered See instructions in How to Complete Nationa/ Register Forms Type all entries-complete applicable sections I 1. Name historic Samuel I. Hallett House (Historic Resources of Aspen - MBA) ' ~ 1- 1. 1! and or common Hallett House 2. Location street & number 432 West Frjancis Street n/a not for publication city, town Aspen vicinity of n/a state Colorado code 08 county Pitkin code 097 1 3. Classification Category Ownership Status Present Use IMbdistrict .n/apublic X occupied Illaagriculture nta- museum i -2Â£_ bullding(s) -X_ private Il/aunoccupied -nlacommercial n/a_ park n/astructure 1Â£.ciboth n,/a work in progress Alaeducational _2L private residence Illasite Public Acquisition Accessible 4Laentertainment n/a religious ' .nlaobject Alain process Illa yes: restricted .nlagovernment Ilia_ scientific Iltabeing considered nlayes: unrestricted .Illaindustrial n,La- transportation x multiple resource ~ X -no .n/amilitary Illa. other: 4. Owner of Property name Virginia Stranahan - street & number 577 East Front Street /a \ city, town Perryburg n- vicinity of state Ohio 43551 5. Location of Legal Description - courthouse, registry of ddeds, etc. Pitkin County Court House street & number 506 E. Main Street kity,-town Aspen state Colorado 6. Representation in Existing Surveys State Inventory of Historic title Sites has this property been determined eligible? ntt- yes -X_ no date n la_ federal _X state n-/a- county n-/a- local Ongoing depository for survey records Col,orado Historioil Society - OAHP f Denver Ill r~Il /241*. m. u .,ii.,1. -,%* rr, I - 7. Description ~ 87 Condition Check one Check one _2L-- excellent n/a deteriorated nia unaltered _X original site I]ta good Illa ruins X altered nla moved date n/a Illa fair n/a unexposed Describe the present and original (if known) physical appearance The Hallett House is one of the Aspen houses which was built and enlarged through the years around a log cabin. Its present day appearance is that of a Miner's Cottage with a gabled L plan on the front portion with a two story side gable section at the rear. The wood frame and clapboard house is sited on a corner with a low wooden fence around the property on both street sides. There is a large, two story wood barn with a gable roof and cupola at the rear which has been converted into a two car garage. (photo #10, 10a, 1Ob) It is considered contributing. There is a front porch or veranda with a low hipped roof supported by rectangular wood posts which Wrap around all of the front portion, the west side, the.south front and in the L. The paired and single windows throughout are one-over-one, double hung wood sash. The house is notable for its simplicity with only the peaks of the side gables decorated with fish scale shihgles and a rectangular, one story bay with a gable roof on the west side. The transformation of the log cabin into a frame house may have begun in 1892 when Hallett remodeled his house into one of the finest in the neighborhood with a lawn that was the envy of the neighborhood, according to Frank L. Wentworth in his book, Aspen on the Roaring Fork (Lakewood: Friheis B. Rizzari; 1950, p. 293)Â·...Nothing is knowri of the changes that took place after that time until-'the late 1940 s.when ' Richard and Margaret Durrance found the log cabin inside the house during remodeling. According to the Aspen Building Department records, a bedroom and bath was added in 1953 and a one story frame bathroom Â·1 addition with a low pitched roofwas put onto the house in 1960. The 1, one story frame addition near the rear on the east side is probably one of these. In 1967, the front porch and roof were repaired. ,1 Little of the original interior elements of the 1892 remodeling remain other than the logs behind the present walls of the dining room and a cast bronze fireplace with bas-relief designs in the downstairs bedroom. The original carriage step, a cut stone.block with the name I "Hallett" carved into it remains at the front walk near the street. (photo #loc) There is-only one street tree..remaining on the west side : and a large blue spruce in the front yard. p 1 t E -St '111'm' ul l:. 4 8. Significance 0 88 Period Areas of Significance-Check and justify below n/a prehistoric Illa. archeology-prehistoric n/a community planning DZ@ landscape architecture Illa religion n,Za 1400-1499 nla archeology-historic rE.a conservation Illa law Illa science n/@ 1500-1599 n,la agriculture nia economics nia literature nla sculpture 1 8/a 1600-1699 -K_ architecture n/a education DZ@ military flka social, ala 1700-1799 nA art I)Za. engineering I}Za music humanitarian ~ ~ _1 1800-1899 DU commerce 1[12* exploration/settlement Ula philosophy n/a theater ~ j Illa 1900- 022- communications .X-_ industry nla politics/government Il,*1 transportation i , lilla invention DZ.3 other (specify) Specific dates ca. 1885-present Builder/Architect not known ! 1 Statement of Significance (in one paragraph) The Hallett House is significant as one of the pioneer log cabins which was incorporated into a wood frame and clapboard house, a change indicative of Aspen's growth and the rising fortunes of its residents during the 19th century silver mining boom. Significance is also found ~ in the association with Samuel I. Hallett, the second owner who was responsible for the 1892 remodeling, and who was one of the "most prominent and successful mine managers and superintendents in Aspen." 1 BACKGROUND The owner of-the original log cabin, constructed ca, 1885-1886, was Thomas Anson; who,- in 1887, sold it to Samuel I. and Julia Estelle Hallett. The property'remained -in the Hallett family until 19351 2 Hallett, born-* in -Hornellsville, New York in 1858, went to the Black Hills of South Dakota where he gained experience and knowledge in mining i techniques. When Hallett arrived"in Aspen in 1885, he had 'little trouble finding management positions with some of the largest mining operations. By the 1890s he was the superintendent of the Smuggler i Mining Company, the Smuggler Concentrator and the Aspen Sampling Company. He also served as secretary of the Durant, Compromise, the Late Acquisition and Conemara mining com/anies as well as the secretary of the Hallam Land Company. 1 Hallett' s office was in the Hyman Block (Hyman-Brand Building; listed on the National Register). i By the 1890s, Aspen had become a mature and cultured town with many fine residences and busindss blocks. In 1892, Hallett remodeled his log cabin home into one faced"in clapboard, which was the prevelent material for residential construction in Aspen at that time. 4 EF The Hallett House is- a locally designated landmark. ial imle 4 !& 13 UpÂ¢*muX 92 kki , 1, , i Â·t Ii/&:5 7 1, 49.669, ..". '. h. . 1 4 4/4. 1. - - , M U t' d,0 9 . ' 1/0 ..31.7/I . f t .. C ftil,l . : a 1. 4 76}*tfÂ· 4 tf - .7 ' I I .Â· ytÂ·'ti,tÂ·r.~.,2.Â· . , .. 9 #ALA . â€¢ 24 f ' -7,]WE> / , 1 . '' 2-.he .2 R A.4 69. : // . 6-'k. -.I-*. it ., 64 4 - 2. â€¢t' 4 4 3 1 ' 4.: A Â· -I ... I '....'' '' Â¥. it. 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L 5 1 Â· -4 - ' 4/:193-9 .' 1 R ./ - - -- .#4 * Gib =-s 33 43-#- - pr-.rtriÂ·30040~ , r , 1 .* '. 419<WIX~Vv~Y*,*. 4-fj.. -:.214.Lif& .,I, .. - 12~AN-~ 2:r-. 9~ $p24Â·~>;92f~RÂ·TliAU,; T :p._, -4-4 - .1=13172:-J - - 7917- .,22 2*2".'31- ~ FIÂ»333?0935423511-31..-557Â¢-D,*Mip-:~. . 4 .b#*~ :.08 0, 0 ,Â·4 "' 1 ; t. 4.' 11 ' 4,1 1~7 ' i .4'fÂ· r P 0 St -14. 1 0,1 1 1,/ 0 . November 28, 1988 Hernandez Residence Aspen, Colorado OPEN SPACE CALCULATIONS Lot Area - 9000 sq. ft. Zone - R-6 Allowable Site Coverage = 307. = 2,700.00 sq. ft. Existing Carriage House and Main Residence = 2,905.80 sq. ft. ft. E. K 1 5 L 1 1 ig I '01 LI het. Covered Breezeway = 100.00 sq. ft. Total Area Covered = 3,454.42 sq. ft. % of Site Covered = 38.4% Square Footage of Carriage House Currently Encroaching City Property - 75.28 sq. ft. +/- .. Page Two Hernandez Residence R-6 - ALLOWABLE F.A.R. For 2 Detached Dwelling Units = 4,028 sq. ft. Allowed H.P.C. Approved Add'l Sq. Ft. = 500 sq. ft. Total = 4,528 sq. ft. Allowed Garage (Exempt) 400 sq. ft. Â£ 0 :4,14"Â·+40,0 4?i >45:4"UÂ¥ E. 9.'Aa."Fir/4/.1////" 1 ..=1,-4:B/. 1.. .. Page Three Hernandez Residence Historically Designated as the "Hal let House" Lots K.L.M. of Block 34, West End, City of Aspen. Address Currently: 432 West Francis Street Exiting F.A.R. Calculations (Based on As-Built Dimensions, approximate) Main Residence: Lower Level - 2,028.42 sq. ft. + Lower Level Covered Porches = 448.62 sq. ft. Upper Level = 578.98 sq. ft. Total = 3,056.02 sq. ft. Carriage House: Lower Level = 877.39 sq. ft. Upper Level = 638.39 sq. ft. Total = 1,515.78 sq. ft. Total Existing Square Footage = 4,571.80 sq. ft. 0 0 ... Page Four Hernandez Residence Allowable Area = 4,028.00 sq. ft. Additional Area which may be Allowed under Current H.P.C. Regulations - 500.00 sq. ft. Total = 4,528.00 sq. ft. Existing Flopu Area = 4,571.80 sq. ft. +/- PLAN "A" Main Residence - Lower Level Sections Removed = 91.40 sq. ft. Porch Area Removed = 35.00 sq. ft. Total = 126.40 sq. ft. Total of Rebuilt Porches = 434.50 sq. ft. Total Area Added = 253.90 sq. ft. Total New Footprint = 2,625.42 sq. ft. Floor Area Main Residence - Upper Level Total Area Added = 32.02 sq. ft. Total New Floor Area = 611.00 sq. ft. Total Floor Area of Main Res. - 3,236.42 sq. ft. 44, hel 0 0 Page Five Hernandez Residence Carriage House - Lower Level Section Removed - 221.00 sq. ft. Total Area Added = 0.00 sq. ft. Total Floor Area - 656.39 sq. ft. Upper Level Floor Area = 638.39 sq. ft. Carriage House Total Area = 1,294.78 sq. ft. Â·'Â·A TOTAL PROJECT FLOOR AREA = 4,531.20 sq. ft. Garage - 400 sq. ft. (Exempt) . .. Page Six Hernandez Residence OPEN SPACE CALCULATIONS Total Site Cover-age with Scheme "A" Development Plan New Site Coverage - 3,516.81 sq. ft. 40.9% of 9000 sq. ft. lot Estimated si.te coverage per 1904 Sanborn Map (including stable, destroyed at a later date) - approximately 3,516.81 sq. ft. Or 39% of the Site (Stable estimated at 300 sq. ft. from Sanborn's Map) * All site estimates include Carriage House on property while in actuality 75.28 +/- sq. ft. of Carriage House is outside property lines. 46 4,111 WILLIS PEMBER ARCHITECTS INC 412 NORTH MILL STREET ASPEN CO 81611 Amy Guthrie 9.8.08 Sara Adams Aspen Historic Preservation Commission 130 S. Galena Street Aspen, CO 81611 Re: 432 W. Francis St., allowable FAR Amy and Sara, In review of the allowable FAR for the above referenced property, R6 zoning guidelines prescribe an allowable FAR of 4,080, based on a 9,000 SF lot (3 lots of 3,000 SF ea.). However, in review of the building department file, there is a letter dated 9.20.02 to Sarah Oates outlining an allowable FAR of 4,197 SF at the time of permit and is a FAR total appearing consistently throughout the time of permit #1693-2002. The question is this: is there anything in the HPC case history that would grant this property an extra 117-120 SF of FAR? I was not able to find anything in my research. It is an important question as it relates to how the maximum allowable deck area is calculated. Review with City zoning indicates that the total maximum allowable FAR in R6 has not changed since before the date of the above referenced permit. Your help is appreciated. 4 FAiTA A GL f of 9 " Â»' *64 - Thank You ! f P a. L( A <( SE CDR LD Willis Pember, AIA 903 /,di,251 Fne< 2~/91 29 / 41 6 1 248 - 9* v 6-0 1 O I SA - 03 0110{97 -Wine(obj lt:a~ *to< pnoualovir, Ck, a*. Cc: Tony Malkin EDA VC 970 920 1727 Â· NCARS Â· AIA Â· FX 970 920 4461 MACLi-op I)DIGNS, LFD. TRANSMITTAL LETTER DATE: September 19, 2002 TO: Sarah Oates RECEIVED Community Development SEP 2 0 2002 130 S. Galena Street Aspen, Colorado 81611 ASPEN BUILDING DEPARTMENT RE: Sugar Mountain Trust VIA: O.S.M. NOTE: Sarah, I have enclosed copies of the revised plans for the Sugar Mountain Trust project at 432 West Francis Street. As we discussed we have removed an area of the existing exposed wall area to allow the addition of the required light well per the building department. Existing Residence: 1988 Permit 2002 Permit Basement (2136 SF) (2136 SF) Wall Area 2178 2178 % of Exposed Wall .043 .039 92 SF Counted 83.85 SF Counted Fi rst Level 2151 SF 2151 SF Livable Garage 295 SF 295 SF (250 SF exempt) (250 SF exempt) (45.75 SF @ 50%) (45.75 SF @ 50%) 22.87 SF 22.87 SF Porches Exempt Exempt Second Level 679 SF 679 SF Carriage House: First Level 630 SF 630 SF Second Level 630 SF 630 SF 11 O BoxÂ·818 Tota 1 4204.67 SF 4196.72 SF 208 N\:4!at,d Ave, 8.-Isalt, CO 81621 P. 970 927 9030 D Â·970 927 9029 F: 714:485(Dpris.1)21 As noted we are removing more wall area then is existing. I hope that this will provide you with the information that you require for the approval of this project. Please call if you have any questions or require any additional information. Thanks, Kevin MacLeod -- 11 Aspen/Pitkinkrlinning Office 130 s~ street aspen ~~ 7-0 81611 February 28, 1989 461*W.:FPR,~ City of Aspen Board of Adjustment Att: Chairman c/o City Clerk's Office L-J 130 South Galena Aspen, CO 81612 Re: 432 West Francis, Aspen (a/k/a the Hallet House) Site coverage variance; B of A review March 16 Dear Chairman: Per Section 10-104 of the Aspen Land Use Code, this letter has been prepared on behalf of the Historic Preservation Committee who has reviewed and approved conceptually the development plans for 432 West Francis. The plans indicate that the maximum allowable site coverage percentage will be exceeded by a small amount (less than three (3) per cent has been proposed). In reviewing Standards A through C, the committee finds that the applicant's request for variance is reasonable due to preservation activity and compatible addition proposed. Please do not hesitate to contact me should you have any questions. Sincerely, AUAL Â¥fÂ« Roxanne Eflin Historic Preservation Planner CC: Richard Klein, project architect Bill Drueding, Zoning Enforcement Officer it f<~> 1. DN 1 SITANG ROOM L --- 49 1 BEDROOM ~ Â¢ 1 1 1 - . 2. 09.16.02 ISSUE FOR PERMiT ~ ~~ I NO. M REWSION BATHROOM igo . 4 4 i CARRIAGE HOUSE PLAN --- ~Al- L:gvâ‚¬L- &3.95- 5g El BAT -Lisv Ec_ 1805 *r 6 % 630 5, FI f 9Â«9.-fÂ«- (309.Qo 9- /l 191&, 5. k 4, 1 96.72 S. F PERKINS EASTMAN ARCHITECTS P 422 SUMMER STREEr STA),O0Rn CONNECTrU 06901 203 251 7100 yAX 2517474 OWNER: SUGAR MOUNTAIN TRUST MEP & ELECTRICAL ENGINEER: BEAUDIN GANZE PO BOX 30 VAIL CO 81638 001 - 003 n BEDROOM ~ BEDROOM .- -1 l2 HAUWAY 7=- %==7 1 004 08.-,/ 1 DIRRIAGE HOUSE - CONSTRUCTION KEY NOTES LEGEND ~.4 - ....,WI HOUSE 1. PROVIDE ALLOWANCE FOR SANDING AND STAINING AND POLYURETHAN]NG MALLWAY FLOOR & - NEW PARTITIONS-SEE BELOW FOR TfPE STAIR. e 2. PROVIDE ALLOWANCE FOR PAINTING ALL WALLS, CEILINGS, DOORS AND TRIM THROUGHDUL NORTH KEY M.A 622&9~ NEW PARTITION 14'/ THERMAL INSULATION ~ EX[STING WALLS RECEIVED PROJECT TITLE: Sugar MountainTrust ~3~| NEW BUILT-IN CABINETRY OR MILLWORK - Aspen Residence SEP 2 0 2002 Renovation NEW OR ALTERED DOOR SEE SCHEDULE '/ 1 ASPEN 432 West Froncis Street . f SHEET ELEVATION APPEARS ON Aspen, Colorado BUILDING DEPARTMENT < ~ WALL ELEVATION SYMBOL PROJECT NO. 16690.00 DRAWING Tmi: \ELEVATION TAG NUMBER SECOND FLOOR ROOW NUMBER CONSTRUCTION PLAN / ~ ~- 1/2' GYP. BD. ON EACH SIDE OF 2'*4" WD. STUDS @ 16' 0.C. / SCALE: 1/4Â» = 1.-0. 1 1 2 1/2" GYP. BD. ON EACH SIDE OF 21 WD. STUDS @ 16' 0.C. MAIN HOUSE PLAN W 1/2" W.R. BD. AND/OR 1/2" CEM. BD.W/ TILE ON WET ROOM SIDE IA-102 079 G. FrI J TILE ON 1/2' Cal BD. AND/OR 1/2" W.R. GYP. BD. ONE SIDE -NQI[; .-4--~Ill- - Â»' OF 64" WD. STUDS @16* 0.0. W/TILE ON 1/2" CEM. BD ON EITHER SIDE ALL NEW & RELOCKIED DOORS, FRUIES AND HARDWARE SHALL MATCH EXISTING. TU ps Lrbuiso- <~--- SAME AS #2 OCEPT IN 3-1/2" R-11 RBERGLASS BATT INSULATION \ -3 19 6 . P - -1<a:TA Z- E-Aa.~ Off . m .f~ Â· Â·Â·'Â·7 -C'>*tr9RM:526,4,IWKÂ·44*3(;262**44$2Bâ‚¬*C:-Â·.- Â·Â·r=6.4. t'-M:*44-41. 0~.,~~~,1--~SJÂ· 534:*41.25*91'01~~ 1 211 1 4> -5 1 ~ [Â«El 1 1 'llif I 1. 9% 1 1 1211 1 52% 1 77+ -~V-' STUDY 1 94 1 n> 1.Er-1 9- 8 * 1 1,w*--.. ENTRY FOYER --~ - rE--1 ; 1 591 /' i 4 r. 0 1 UVING AREA 12&1 2 A 5 09-16-02 WINDOW/AREAWAY 1-E65-1 -3 9 08-21-02 BLDG DEPT REV. P 2 y 3 08-02-02 ISSUE FOR BID 2. 07.25.02 SCOPE OF WORK 9 ~ NO. DATE REVISION UP % --T*--2: it FITE] 1--_ 3 1 GARAGE C:'#--.-% 4/.*Art Â·Â·Â·Â·,-9-3 2 Uj 1 4% J. 49 471 (141[9) 1 %572= IE-- 2 CARRIAGE HOUSE PLAN 8-% tr - 11*6021 - - /7\ SE REID= SEr RAM/42%1,%6*491all.&*e*.%/0 22 5. 30 S. F- TAB. 1 ~ --_--------__-__ REAR FOYER / | 1 [Bt]Z- 1 pir-t ----- SEAL ~ 8051ING TRAY , 14*11 + / CEILING TO REM,IN PERKINS EASTMAN ARCHITECTS PC 422 SUMMER STREET STAMFORD CONNECTICUr 06901 r I 1 1-, ' i~ V D , ~,~4, ".-..lt..Â»'..~ . rr- ,~ . 1-16. J, .F< LI \MF SH+ R ~2 BREAKFAST RM U i * ' 9- 9 J c-3 L.=== 1 /Â« 4 Â»1 RM 1 203 2517400 SEE REFERENCED SEET .-I ria-1 ,-4 111}7!i~ U./1 %!122 1 /0:h ll)vililiEI m~Â« 1/>Â»SEAT ~ FAX 251 7474 1 10 FOR ADDInONAL 3. 9.-9 --â„¢4-5.3/\ Ill' '> 4 UlLICT 1 10 3 / ir-- NFOILAMON , -1--3 OWNER: 1 -3(91.; ta> 1113]/-90~. 1 -T<I,--*Â·~~ , mn b-:#-:.2 6-= 1 '11.LI--1~ -Â·--i Â·. SUGAR MOUNTAIN TRUST 9-1-I-i--7-â‚¬ .3 f --1 UPi ' U 4. / 7*/-1 7 i Ii'.Â·,~f/GL/'~.1 -=A...$BI.%:frsrti'-----Â«~ c t..r<.: Â¢ I MAILE SEAT BEAUDIN GANZE 1 -= 0 MEP & ELECTRICAL ENGINEER: 2 AREA El VAIL, CO 81638 CONSTRUCTION KEY NOTES 1: 1[Wil 49 2--rlt-P?1,~DE~ RM MASTER BEDROOM ~ : 0 1=2=, '4 44/1 62*79-1 .AVEN' 111[63 1 11 .. IEÂ·/ //4 rn-r-1 / DINING ROOM ~ *Fitil riN-1 'tftf-T--*go#'Fl i (IA .a '27 043 latuL . L .1,1 11,1,02--2 '1 Â® 1?22] 11 1 no,p.1 CELING ABOVE .i= CARRIAGE HOUSE :9-' '- -,' , CONSTRUCTION KEY NOTES vt KITCHEN 8*11 1.Zil LL/ Â«r ' 0 LEGEND 1, NEW DECORANVE TRUSS ABOVE SEE EEVATONS FOR MORE INFORMATION. ~ 4,I ,-0 ~ , m f 2. NEW WD. GLASS SUDING DOORS. SEE ELEVATIONS FOR MORE INFORMA-nON 3. NEW PAINT GRADE 12' DEEP WD. SHELF W/CHROME CLOTHING ROD , Â·: 71- ,Â·=- -/-0 }-Â·,4 CUT TO SIZE MAXIMUM 32' LONG SPAN FOR SHELF & ROD. PROVIDE METAL SHELF/ROD - 2-Â·.6Â· Â·Â· 6,it.Â·Â£ 6Â·.54,1 - 4 1.4 111- F 2. SUPPORTS AS REQUIRED. ~ I 5 6 1%7 A 11 1 1 4. NEW BUU IN MILLWORK/CABINET UNr. SEE ELEVATIONS FOR MORE INFORMAnON. Â· - NEW PARTITIONS-SEE BELOW FOR TYPE LU 5, PATCH EXISTING WD, FLOORiNG W,/ MKTCHiNG WATERIAL WHERE NErs HAVE BEEN , 0 177=Emn NEW PARTRION W, THERMAL INSULATION REMOVED OR NEW CONSTRUCTION HAS OCCURRED. 6. PROVIDE A COST/ALLOWANCE ON A ROOM By ROOM B,SIS FOR SANDING. STAINING & ~ , fi EliZE<B EXISTING WALLS RERNISHING EXISTING WD. FLOOR. FOYER i 1 14* ( 5 ) UVING ROOM ~ 9 Ill- 1 - NEW BUILT-IN CABINETRY OR MILLWORK 7. NEW CUSTOM KITCHEN CASINETRY AND APPUANCES. SEE ELEVATONS & EQUIPMENT , , 2- U n'03-1 SCHEDULE FOR MORE INFORMATON. PROVIDE FOR PLUMBING CONNECTIONS. INCLUDING GAS NEW COUNG TRUSSES- GIl*ewl KEY PLAN PIPING, ELECTRICAL WIRING CIRCUIT & CONNECTIONS, EXHAUST DUCTING TO EXTERIOR & 1 1 i --- ------E opENING 'L--1 -<13~- MATCHING & P.ATCHING OF MOLDINGS & TRIM TO MATCH EXISTING. 7 4 - RECEIVED~~j~ ~ NEW OR ALTERED DOOR SEE SCHEDULE LE: 8. VERIFY EXISTING HVAC. PROVIDE FOR RE-LOCATION OF AIR REGISTERS. THERMOSTATS & DUCTING TO CONFORM TO NEW LAYOUL PROVIDE HVAC TO NEW SHOWER ROOM. m (12) / ~1 -3 ! *r- 8 9. NEW BATHROOMS WTH NEW FIXTURES, TILE, UGHTING, & ACCESSORIES, PROVIDE FOR -t 1 FR.:a ~ SHEET ELEVATION APPEARS ON Sugar MountainTrust PLUMBING CONNECTIONS, ELECIECAL WIRING & CIRCUITING EXHAUST DUCTING TO EXTERIOR. ~" SEP 2 0 200* spen Residence iEÂ«-3 ~- 16' lab/ NOFFY ARCHECT OF ANY CONFLICTS. lit qi= ip WALL ELGATION SYMBOL 10. NEW STEAM SHOWERS SHALL BE FLUX nLED, CEIUNGS PTTCHED TO WALLS. VAPOR TIGHT /// DOORS, & GLASS SHALL BE USED. SEE ELEVA11ONS FOR MORE INFORMATION. VERIFY EXTERIOR WALLS & CE]UNGS FORPROPER UlATION. 4 ~ ~ 4,3/) 114 -:-~..f=d'~- 4-- "" '- -4 - \ELEVATION TAG NUMBER f -- -1 Renovation ASPEN 11, ALLOW FOR GAS CONNECDON TO GRILL. CO-ORDINATE LOJTION WITH ARCHITECT. BUILDING DEPARTM.Z Colorodo est Francis Street ALLOW FOR CONNECTION WHHIN 15'-0' OF EXTERJOR ~ NEW VESnBULE I T IiI 1-iE-1 ROOM NUMBER 12. ALLOW FOR CUTTING & PATCHING OF WALLS FOR NEW AUDIO & ELECTRICAL DEVICES â‚¬ COVERED PORCH & CABUNG. SEE POWER & SIGNAL. PLANS. 1 - rh'/ 81 PROJECT NO.: 16690.00 13. PROViDE FOR THE NEW SEP OAK FLOORING TO MATCH EXISTING EXCEPT SET PATTERN @ ~ -327 n r <~---- 1/2. GYP. BD. ON EACH SIDE OF 2.*4" WD. SJUDS @ 16" O.C. V 1 DRAWING TITLE: PARALLEL TO LENGTH OF ROOM. 1 Ji) A NEW CLOSET- 4 4 9 /<12 / 11 5 2 1/2" GYP. BD. ON EACH SIDE OF 2"x4" WD. STUDS 0 16" 0.0. FIRST FLOOR LA / r; 14. PROVIDE ENGINEERED STRUCTURAL HEADER AS REQ'D PER FIELD CONDmON. 15. NEW BASEMENT WINDOW AREAWAY BELOW Wr[H ALUMINUM I-BAR GRATING Â© x 1 4~ \ th ~ , -- 4-trd-*E, SPACING BY THOMPSON MANUFACTURING OR SIMILAR. CAST CONTINUOUS EXTRUDED FRWE INTO 1 V W 1/2" W.R. BD. AND/OR 1/2" CEM. BD.W/ TILE ON WET ROOM SIDE CONSTRUCTION 4 i:livi#Tgul-- = 1 5:~2'~77f NEW closEr CONC. RETAINING WALL AS PER MANUF. SPEC'S. rizj_uder=Â·i-==t=f,gr/ '-,cs /3 __ TILE ON 1/2" CEM. BD. AND/OR 1/2' W.R. GYP. BD. ONE SIDE PLAN 16. NEW FILL AND PLANTING IN NEW AREAWAY SUBOMSION. V oF 214" WD. STUDS @16' O.C. W/TILE ON 1/2" CEM. BD ON EITHER SIDE SCALE: 1/4" = 1'-0' MAIN HOUSE PLAN <3>-- SAME AS #2 EXCEPT IN 3-1/2" R-11 FIBERGLASS BAN INSULATION IA-101 01 131 121 E 1 5} G. f. 11. 67 4.11. 6*Aia.,AL. 5 ~- SAME AS #1 EXCEPT IN 3-1/2" R-11 FIBERGLASS BAN INSULATION Ngin - ALL NEW & RELOCATED DOORS FRAMES 2 1 7 3 .67.5 2- R A. L ~* BLE ON 1/2 CEW. BD. ON 1%40 WD. STUDS @16" 0.C. CHASE WALL AND HARDWARE SHALL- MATCH EXISTING. - 2-2393.8-7 SF T@1546 FEÂ».g. 1 1--1Â·Â·Â·ils L 60 a 4.- 7- '~tte:,LI 0000 1 2,#-219 4 Â·r - 1 --' 44*R=5:* ' '1'- 1*-~ -v- - _ . -ter. Â»>4. +M**W .1,4*it- rÂ·Â·Â·pa-4,41Â£a*60Â·. 42$.dr'.2-* **33+f-3 --12 47.-7-711+ -139%%k**y*~cti 1 -1-, 3-lpACEÂ»j i - , 1~ "%=E~tig' ~p-R#Â£0-j<48%* - C: t'.49-1~.1.:,1:0{r:.3:,-19.1>Â©61â‚¬4.-~iti:. '.9-'--r .,-4:1. ly.... '2..4...44 '..9.-4...:?:...1-: 2 ,6.:.:. 5 09-16-02 WINDOW/AREAWAY 7 3'99~'31-.2'.4ALTZ.3 - . > f?63': ~ ?-.,E~*Â·aÂ·lvtÂ«Â»K?Â·-5-4.-' ~ 3 08-02-02 ISSUE FOR BID 4 08-21-02 BLDG DEPT REV. , d <;41'WS;*0.: k . Â·:D:â€¢ â€¢Â·. ' 9 Â·Â·-Â· 4 2. 07.25.02 SCOPE OF WORK 12-~ 7-4 .., s::igi:.3*i )~O -- + 1, 07.03.02 ISSUED FOR PRICING - )'N- 1 --44Â·694943Â§ NO. DATE REASON 9-"I- 4 - z -19.-: 1 â€ž4 1 -Â·%. -1 ':Â·- A :5#-4 -.* ~ NihiMÂ»-â€¢:-Â·Â»il' 5,23, 299 42.-1 1.1 .1 ..itÂ·EÂ·= iy,~ ~ -f~.4 I~11â‚¬'3F. ..:- 1- 1.1 CARRIAGE HOUSE PLAN 71.2Â·163Ii**fÂ·44**ti~: ~-Â·.~:Uit}*44Â·4494$-14{-~Â·Â· '~ 1-3*Ft.43505#-~ft:Â·.-tâ‚¬* ;k EXISTING FIXTURES 6 \ / ~ CLOSE .971.1 212-:~*1.-pit... -a..3- 2.--efy- y TO REMA]N UNI 2.- 1 82 MBUTAK-*:Â· 2.:'e*Â·MÂ·'*45 v 64 V ~011 FE--1 95 Â· ligyx#%249.Â· D.â€¢i f*;>Â·.M.li~. f3 - . $ A r---'0: -1. 3 3Miff.5131'9Â¢1-- .'.~-~'Â·,â‚¬-4' .Â· WINDOW TO BE CENTERED BENEATH DINING Â·Â· Â·-Â·-s.r.Â·. 4:t. Â·Â·t,%Â·,9.-Â·Â·~-Â·:..4.Â· ..5.~Â·Â·Â·riÂ· ':1Â»i;--6.-1-1 174-i-, . SEAL ROOM WINDOW ~ CU BKIHROOM ~ 4' ~~ 1 - Â«Â«7'* 8'. 4'-7' 8' y ~ -/ / <Â® 7.n, ' PERKINS EASTMAN ARCHITECTS PC 2'-6 .1'-8 2 422 SUbliER STREEr STAMKORD CONNECTICUT NEW AREA WAY W/ 9 SF OF CLEAR AREA I - . 244 75* 1? 0 46.F. 06901 ~ 02,45%47 Â· 1 ~ 03~2Â©k,f-KIN~2~~~*~~ YAky.4 i ( 1 1 -~ ~ ~'7 ------1-) fiel~*f 203 2517400 FAX 251 7474 7 643 / -~COORDINATE SOFFIr & DUCT CONDrÂ®N ,;0.:11 Eillelin,5Â·': 0 h --, \1:2-/ A WITH HÂ·VAC. CONTRACTOR. STRUCTURES * 'a:EMBilEE.JEi ' TO BE DETERMINED. 1 -4/03. i. < 22/*47 {/A/ ggicÂ«Â«%7 OWNER: Â£Â·41 11% Â» - 4,4 42.- , 6 e Cljl- SUGAR MOUNTAIN TRUST 1 -4 6 U-- A-REA S - p . BasnNG PLAYROOM i .. ~-806 ; AREA WAY 6-4 1 1 MEP & ELECTRICAL ENGINEER: " NEW LAUNIIRY SINK ; 1 A -M ' BEAUDIN GANZE : Abkx . VAIL, CO 81638 1 $ 1 1 6, 1 ~ ~ ~--~ __~,7 29290560 L.,-/&&6 PO BOX 30 - 961 5 5.F- 0- GENERAL NOTES 1. VERIFY All CONDmONS AND NOTIFY ARCHffECT OF CONRiCTS PWOR TO BID. -*-1CLOSET J [ LAJNDRY ROOK n LOWER HALLWAY ~% gol 1-VJ__- 111-1 7. 50-014 , rÂ®+ .1 2. ALLOW FOR PAINTING OF ALL WALLS, DOORS, TRIM AND COLINGS. T $ 3 - f 72 _' 4 CONSTRUCTION KEY NOTES P CARRIAGE HOUSE 1.- 2 -- ' 2-2 ..bLT,IP,-1 -4 1. NEW VANITY AND SINK. RE-USE EXISTING FAUCET Â¢,/ERIFY CONDInON). RE-CONAGURE PLUMBING ROUGHING TO WORK WITH NEW SINK LOCAnON. E.'j- I ' ba _ -3--4L~-:.1- 2. PATCH FLOORING TO MATCH EXISANG. NOTIFY ARCHNECT OF INABILGY TO MATCH PRJOR TO LEGEND c Lu BID. ' 1-12Â£*4; 2*&*&':| 1,99 .7,2 rr.*or 3. PROVIDE NEW FLUSH WD. HE,!DERS OR SUPPORT STRUCTURE AS REQUIRED WHERE PARTITIONS - NEW PARTITIONS-SEE BELOW FOR TYPE REMOVED. COORDINATE REQUIRED STRUCTURE W,/ ARCHET AFTER EXPLOWTORY WORK OF ~., F23-93. MSSYM, NEW PARTITION W/ THERMAL INSULATION 2 2 1 14 t, 613'051 EXISTING CLG. SOFFIr / <-- 1 *.2 MECHANICAL ROOM - *11 0 --1 F- EXISnNG RRST FLOOR FRAMING. C 1 1 a. . EXISTING WALLS ril 4- 4, PROVIDE FOR PATCHING./REPLACING PORTION OF CEIUNG TO MATCH EXISTING IN AREAS OF ~ 3Â¢5 ~~-3-1 1 7~ 1#,IN HOUSE N k NEW PLUMBING AT FIRST FLOOR. 5. PATCH WALLS AND WOOD MOLDINGS TO MATCH EXISTING ]N AREAS OF WALL REMOVALS 01 6 1 ... .. 4 NEW BUILT-IN CABINE[RY OR MILLWORK NEW CONSTRUCTION. f Gazzl MOIA ROOM SEARNG AND FURNISHINGS TO BE FIXED/BOLTED -0 N . 6. NEW CARPETING BY OTHERS. COORDINATE INSTALLATION SCHEDULE W/OWNER'S VENDOR. FLOOR V,ITH A MAXWUM OF ONE SEN[ W r NEW OR ALTERED DOOR SEE SCHEDULE 7. PROVIDE FOR WALL AND CEIUNG PATCHING AG REQUIRED FOR NEW ELECTRICAL AND TELECOM PER 30 SF OF AREA. GROSS R0061 1 41 AND/OR AV WIRING. SEE POWER PLANS FOR LOCATION OF NEW WORK. AREA = 320 SF. REQUIRED FIXED ~ i CLOIT MEDIA ROOM w ~ CLOSET SEP %4222 SEATING = H SEATS * rimn 8. NEW MILLWORK BAR AND CABINETRY. COORDINATE INSTALLAT10N AND NEW EQUIPMENT | 1 I .... 1 Eli; i REC@VED NORTH KEY PLAE REQUIREMDES. FiE-1 1 1.-Ma ~ / SHEET ELEVATION APPE,ARS ON 9. STAIRS-IREADS TO BE SANDED AND RERN!5HED. RISERS TO BE PNNTED. * - .*04224Â»234:eÂ·â€¢"Er@&0~ 5244:tÂ¢Egie.g41314*4*4.2, te= 48:Â«2,-z"Me <~[~t|p WALL ELEVATION SYM80L 10. PROiVIDE WALL FURR OUT FOR PLUMBING FOR NEW SINK @ WEINSCOU HE]GHT TO MATCH BUILDING 1*iPRR-IVIENTnce HEIGHr OF BAR. VERIFY PATH OF PLUMBING & COODINATE WHI ARCHITECT. - - -*I:I:Y 11. NEW r THK POURED CONC. RErAINING WALL ON Â£*16- POURED CONC. FTG SET 10 DEMH 7-* ELEVATION TAG NUMBER Renovation T AS BE,d MountainTrust 1 4.1 1 6, OF EXISTING FOODNG. TOP OF WALL_ 47 ABOVE GRADE DAMPROOF OUTSIDE FACE OF WALL PROVIDE GRAVEL ALL AT BASE. 1-m51 ROOM NUMBER 12. NEW AUJMINUM TUBE EGRESS LADDER ANCHORED TO FOUNDATION. NUFLADDER' BY 1/Ptl n 432 West Francis Street 1= 1 ROMPSON MANUF. OR EQUAL SEE REFERENCED 1 Aspen, Colorado FOR ADDmONAL 922/1 LL) <~>~ 1/2" GYP. BD. ON EACH SIDE OF 2"x4" WD. STUDS 0 16" D.C. 13. NEW 'KOLBE & KOLBE' CLAD CASEMENT WINDOW #VC2640. SET HEAD AT 80* AFF. SILL TO #FORMAtION IA.06 1 / 1 250. PROJECTNO.: 16690.00 1 1961#22<.1177 /.,a,Zim I jEâ€¢smâ€¢'Bel.AQU>-~59Â£-hewefff- 4,VAY7*4' 4/All?*21* < 14. CLOSE EXI5TING DOOR OPENING WITH CONSTRUCTION TO MATCH EXISTNG. PATCH & MATCH MAIN HOUSE PLAN <Â» 1/20 GYP. BD. ON EACH SIDE OF 2=*4' WD. STUDS @ 16~ 0.C. DRAWING TITLE: 1~ BASE, 11LE, AND TRIM. * ?*2+Ea:ier.'$*r##M~,8*4W:*02*- J W 1/2' W.R. BD. AND)/OR 1/2" CEM. BD.W/ TILE ON WET ROOM SIDE BASEMENT t 5. REMOVE EXISnNG SINK AND FAUCET. REROUTE PLUMBING FOR NEW LAUNDRY SINK ALTER 2-1-50;Â· 9.F BASE CABINEI TO ACCOMODAE NEW SINK AND PROVIDE NEW PLASTIC LAMINATE COUNTERTOP TO ---Il-lill .03,9 E><)PeÂ·SG/2 u.'AL L TILE ON 1/2" CEM. BD. AND/OR 1/2" W.R. GYP. BD. ONE SIDE CONSTRUCTION WTCH EXISTING. 16. NEW BUILT-IN DESK WiTH SHELVES ,ABOVE OF 2"x4" WD. STUBS @16" 0.C. W/TILE ON 1/2" CEM. BD ON EITHER SIDE PLAN 9-3 - 6 '67 F A.)EL TO MArCH EXISTING. PROVIDE INTERIOR FINISHES TO MATCH EXISTING. DAMPROOF FOUND,mON ~- SAME AS #2 EXCEPT IN 3-1/2" R-11 THERMAL BAT[ INSULATION SCALE: 1/4" = 1'-0" 17. REMOVE EXISTING WINDOW AND CLOSE OPENING WITH CONCRETE OR MASONRY CONSTRUCTION ~ 1 IA-100 <5~-- SAME AS #1 EXCEPT IN 3-1/20 R-11 THERMAL BATT INSULATION 18. PROVIDE 24Â° OF GRAVEL ALL COVERED WITH TOPSOIL ALL FOR NEW PLANnNGS. 19. NEW MASONRY RETAINING WALL TO MATCH SURROUNDING AREAWAY WALLS. PROVIDE 1/f DAMPROOANG ON SIDE TO RECEIVE NEW FlLL .A /\ LiN ,(-21 ~~----Â· TILE ON 1/2" CEW. BD. ON 2"*4' WD. STUDS @16' 0.C. CHASE WALL L 1 1 ~ Ilâ‚¬91 6 1 ' I oN SEDRON i I 3 08-02-02 ISSUE FOR BOD 2. 07.25.02 SCOPE OF WORK NO. DATE REVISION 107.03.02 ISSUED FOR PRICING 5 0 L- _/ 9 BA'.00. I I 1 1 \ A <p CARRIAGE HOUSE PLAN k A SEAL t Â· .1. -1 1 / P[IlkINS EASTMAN ARCHITE'Â·[5 p. 422 .mu Sâ„¢60 / .ulao cri~9rn- ' 06901 i 203 251 7400 FAN 251 7474 OWNER: 1 - 11 SUGAR MOUNTAIN TRUST Ip=:J _ .Â« L.4 7 MEP & ELECTRICAL ENGINEER: BEAUDIN GANZE ;1 PO BOX 30 VAIL CO 81538 dj- *: In - -1 ---- -- - -- - L L_J ' 8EDR0OM I BEDROOW 003 T 001 1 ///// //I- -_. -- 1 1 HALLWAY 7 \ g. 1 \\\\ 1\ H~Lij CONSTRUCTION KEY NOTES 1. PRO' DE ALLOVANCE FOR GAND NG AND WAJNNG AND PC)LrURETHANING HALLWAY FLOOR 2. PR(MDE ALLOWANCE IR PANTING ALL WALLS. CE/:GS. DOORS AND TRIi THROUGHOUT. nor %1 1// / 1 . Â£ .1 Te, /1 \ 1 4 / , MAIN HOUSE PLAN Â© NORTil KEY PLAN PROJECT TiTLE: Sugar MountainTrust Aspen Residence Renovation 432 West Francis Street ' Aspen. Colorado PROJECT NO.: 16690.00 DRAWING mE: SECOND FLOOR CONSTRUCTION PLAN SCALE: 1/4* = 1'-0' IA-102 1i 3 05-02-02 ISSUE FOR BID .2.- - kae=24 1. 07.03.02 ISSUED FOR PRICING 1 07.25.02 SCOPE OF WORK NO. DATE Rei'IHON 0 .1 F +Or Vi, 1-' ' 1 1 0 1 Bdi )/2 ..Â·.. (04)| -,aaza4 lage~ )ET;mea~ SEAL t PERKINS EASTMAN ARCIETECTS PC 432 SUMMER STREg .....CO*Fr/Ci.7 9 1 7- G~RACE 203 2511400 4 H 06901 i I FAx 251 7474 i OWNER: 1 DI 4 1 SUGAR MOUNTAIN TRUST -E*# *B, *21 1 A-----J CARRIAGE HOUSE PLAN 1 . tel- 1 . 9-1 1 ut MEP & ELECTRICAL ENGINEER: BEAUDIN GANZE PO BOX 30 1 VAL, CO 81638 1Â¢ 1 L--- Â£ 61 7 33 L CLOSET 7-- - M Art=yj 1 10+ 11 1 - -fit) 4-4-4 1 Or- -~~| CLOSET ~ %-Â£=t--.r--:. i --4.~1 1 kaaZEEZEEZEZE~l "...40 : ~~~~~~~ r~=Â£EEEE#L'Â«9' 1011\31 - E--2-22-LUEEUL~LE.il<23 1~ 1 \ - I l,MATO' 006 REUOVE & SAD,*DE DOOR. FRUIE. 8~SE 1 1.11-k- , 44*1--6 CABINET & PLUW81NG FIXTURES r 4 411 I _1_1_ 1 #m#ow p) co#.- Wiialt: MASTER BEDROOM :2 1 11 1 r-------1 Dol - 1 ! A i r imiTER- 1 1 V 1 1 1 1~1 ~ I i i -,~L-009 - -1 1 1 0201 4-L'==1 1 1 1 HAI= CD (,H 3 L_ DING ROOM _ 010 f=-1 ON-74- - 1.-4-1 UP r--_. -h . *~ege,eemm~ 1 1 Â»BEE..EEE=4 ~ I 1 1 11 DEMOLITION KEY NOTES i i 3Â·* L REMOVE EXISING KUCHEN CABINETRY INCLUDING BASE & WAI CABINEIS, BUILT IN GAS RANGE. ElECTRIC OVENS AND SINKS. ~- - ~ ' REMOVE OPOSED RRANCH PIPiNG AND CAP AT WALL AND/OR ROOR AS REIRED. FOR RE-ROLrTING FOR NEW WIT. Â¥ PARLOR TERâ€žINATE HARM,RE CONNE/DNS AT WAI FOR RECONNECTIOI 1 011 C/RIAGE HOUSE 1 Â·-I.'-X.1 = 17 77 1 -N 2 REMOVE Exi:'NG BUILT-IN Ral]GERATOR. PROTECT AND STORE FOR RE-USE. ~' ~ ~~ 1 ... 1 ! 3. RE,lOVE ComING PENDA!,T UAI RXTURES AND CAP WIRE FOR Am,RE PE-USE REMOVE PER,METER CROWNE UOUING AND i PROECT & STORE FOR RE-USE fAUULY RODE - DEANG TO REMIAIN . 012 ===== ISTING m GE REMOVED 4 REMONE EX!SnNG CLOSET DOORS. E-ES. & -Me PROET & STORE FOR POSSIBLE RE-USE : ~ + '-64, ,' -.4- L-1 i 5. REMIE POION OF EXISnNG PARTI,ON AS INDICKTED AND AS REQUIRED FOR NE# Co#BTRUCTION. REUM ASSOCUED 0 . ...# 11 .1- 1 -1 ELECTRICAL WIRING & DEVICES AS NECESS,m AND liERMINAJE F REOUIRED- REMOVE EXISUNG PLUMBING PiP,18 EXCiLISM E 10 - 8 0 NOTE, , AREA OF WORK ANIO CAP AT ROOR, WAU OR CE,ING AS NEEDED FOR NEW CONSTRUCTION NOTFY ARCHITECT OF AN, r-43- m UNFORSEEN CONDIIONS, ~ " I & REMO\IE EXISUNG DOOR. \â‚¬mFY IF DOOR CAN BE ADAPTED FOR NEW DOOR SaNG OR IF ff CAN BE RELOCATE OTHER A 1 :-1 MAIN HOUSE BATHROOM W/ APPROPR/E SWING. 2 *04_- I' - ".... Â».aaal 1-- + 7. REMOVE Exlple BAIHROOM/POWDER ROOM IXTURES & FITINGS CAP FLUIB!NG Â§ WAL OR FLOOR FOR MURE Â·Â· . RE-ROUTING & RECONXECEON. REMOVE ALL Billi CABINEIS. ACCESSORIES. FloCR & I411. ILE AS REOUIRED FOR NEW i CONSTRUCTION. REMOVE EX(51114G UGHTiNG & BECIRICAL DS'!CES TERMINATE IRE 6 WALL OR MUNG FOR RITURE i RECONNECnON. aUG 2 8 2002 .DRâ„¢ KFX..AN i 8. REINE EXISmING WHIRL POOL TUB. REWOVE & CAP PIPINC & m?NG O WALL OR FLOOR 9. REMOVE 'SnNG BUILT-IN CABNET' PREPARE AREA FOR NEW CONSTRUCTICN WORK. RELOCATE ELE"ll DEV!Â¢ES if PROJECT TITLE: REQUIRED. mI Enr 1 10 REMM EXITING UG~ FIXTURES. SEE REFLECTED CEILING PLAN 11 REMOVE AND PROTECT EXISTING BASE MOULDING IN ARE,S OF NEÂ¥, CABINETHf AND/OR CONSTRUCWN FOR RE-UGE . 7' p.- ' ~- Sugar MountainTrust 12. REMOVE DISIN CARPETING. 'arf CONDmON Of SUB-FLOOR AND PROVIDE ALLOWANCE FOR RE,KNAL Of SUBIDOR IF 1 Renovation REQUIRED FOR NEW FLOORING OLLED OUT ON CONSmUCTION PLAN. - "--1 1'. 1. + Â·bÂ·, 4 Aspen Residence 432 West francis Street COVERED PORCH MAIN HOUSE PLAN Aspen, Colorado mn n r PROJECT NO.: 16690.00 DRAWING TITLE: FIRST FLOOR DEMOLITION PLAN SCALE 1/4" = 1'-0 IAD-101 uet_ i ~ -Â£2 -,2,21*,Ck-Â·,1 0. St**M-c''- -4Â¥021 , -Â¥Pautt?9*IMA#%4*44* *1*~:Yf' ' 4- MA~MW~ ~ Â¥-C -1,'1 1--44%3~# 11 * .1 i 66 r . ....1.11 r -t-1~9Â®~,k4 - CRAWL SPACE. 4.40 liFY:tzÂ¥*?1~'1241 Â£ ,-' . ~*~Â¤03*ifi:~ - I i - ..:9.0 aft{:14 4*9Â»RÂ». 4 ,.,mk. . Aht 4 08-21-02 BLDG DEPT REV. * Ii"MMAF<69,19.,1.Ju.-3 4 %.9 1 ..:.-4ee Â» 3 08-02-02 ISSUE FOR BID . : ,- n ~.Â·RE,-g.â‚¬*44~~ Â· ,Â·.h'.FE 0Â£1*1,-YE :Â·tft-.:-VT#Â·b?*1:4:4,'4' 3 2. 07.25.02 SCOPE OF WORK 6 .i* '21}%Â£4< 1 02Â·2,f. - 'ph. Mifts/f,2,12.2....12.Fe.- A t NO. DATE REVISION Â·h â‚¬31; ~*if.4--*UilÂ·.4.?f:M:-r' F.'~ 4 1- YI.*.., . .14,1./.120~101 ' C quq,*reft.NEâ€¢~11.ver;M,..4.5,- f : ~-j**?~.12:>0..rju:7:. 2~0'71: 9**f 46**24/ /9,%*Rete#.1/43 *.. *fA)**?A#.~.~&<44,'b*ed<i.-:i --40 1... -1,-Â·.Vdwu,a'*41:Â·2Â· '45~~~*3-4Â¥~4 62 6':4. *6.U. Â·-1,7*.>Â¥*40~..fo,raFF*â‚¬1.*37,9.-:. CARRIAGE HOUSE PLAN *19*1~95)09-3.42(f,'aff~tÂ·f~j>ki~6#FWALEMEft).frs/Avt' f,44<Â·~ 5 r-J,AM ***ME#*24-7 117 -~I ~ ***34*18*.EA-PitÂ¢kÂ¢f ~ |~| CLOSET f*17.,96>'e~â‚¬':Â·Â·fe 144~.Â·1z.Â·.~, Â· ..~-,Â·,~A....r Â·â€¢/ 1- h SEAL 4,#NO*A-~.4'~I~~'-ip'-'Â¢a*:t'12Â¥Â·?7947Â·42:.J Il i.:1?03{55** AUGN NEW WINDOW -1 - PERKINS EASTMAN ARCHITECTS PC WITH EXISTING WINDOW ABOVE F 422 SUMMER STREd STAMFORD CONNECTICUT BATHROOM t---jt r- r * 2'-St L <693 06901 203 2517400 1 - SHORE UP CLG. IF REQ'D 18-- t. / FOR SmUCIURAL MODIFIMn ON FAX 251 7474 ' i AT WALL REMOVALS E 1 ~ OWNER: E 4 0). 4 . 2 MODIACATION WITH MECH. CONTRACT ~ 2 - COORDINATE SOFAT AND DUCTWORK 1- SUGAR MOUNTAIN TRUST t.>-92.4. ' STORAGE,ROOM 7 KMEY*. *Â·P:.,2.7.-:.......:*--Â·i.C~.4.,Â·)--/*divaA*A*9* AMM~,1 M Â© 4-<8~-- MEP & ELECTRICAL ENGINEER: Â· 1 -___ 3 EXIS11~ CLOSET PAROO)iiI 8EAUDIN GANZE -- T Y - /p, E-E-1 VAL CO 81638 PO BOX 30 4- 1 1 SHORE UP CLG. IF REQ'D 1 1 % ~ FOR STRUCTURAL MODIFICATION ~ WALL RWOVALS 1 112 t. .1 -Ild 5>2~*7~ ~ ~022Â·2,74/2*1 f M 1 *4*0~<. -'Â·l '.V R 1 1 ElE*' ' r 2--0~ 1-----9 + - IR,421 -#.1 - CLOSET ~ 1 LA JNDRY ROA 0@3 1 -gto- *7 i'- CARRIAGE HOUSE p 1 Itty*.r .7-/.4 2.- S.Â·./.3Â·~r ' Â·.rÂ·',4 Â·Â·IÂ¢&0... 12#5Sp--74 -1. â€¢1-2*=._-1 0 1 -\ . 14 14% 0.-t- =45. -20 E ,0, .2.- .,Â·~ ..,r--,iur,Â· ,â€¢teâ€¢ i- ae:Slith>*'? 'Ii.Far, 41 +. *12-,-:cÂ·11 -3Frl #-4 24~1/.251*#*:,%1~.~* :~,#6'24Â·7;6954?53Â·:Â·'Â·-FÂ·:3-~ ~Â·I A // r. C I. li4 Vt ..ah ..Â£1 I 67 DEMOUTION KEY NOTES 9 1 &19:*:11.,:/441 1. REMOVE EXISTING VANITY & SINK BASIN. CAP PLUMBING @ WALL FOR FUTURE RELOCATION ~ ~ AND RE-USE. REMOVE SINK FAUCET CAREFULLY AND STORE FOR RE-USE ON NEW VANITY. rgE*# NonFY ARCHRECT OF CONDIFON OF FAUCET. PREPARE FLOOR FOR PATCHING. 2. CUT NEW OPENING IN EXISHNG PARnnON FOR NEW DOOR. RELOCATE EXISTNG PLUMBING AND EXISDNG CLG. SOFAT ~~ -65Â§-1 8 4 MECHANICAL ROOM ELECTRICAL AS MAY BE REQUIRED. NODFY ARCHITECT FOR ANY CONFUCTS AND IF PARn TION IS R ~ LEGEND; e NEARINQ 4 6 mnz:mzE: EXISTING 3. REMOVE EXIS11NG DOOR AND FRAME AND RELOCATE TO BATHROOM. RETAIN MOLDINGS AND 1 1.b# U......%'..Ta ,-,-2~- .2.. 2. 40-4.*)1 NORm HARDWARE FOR RE-USE. ry ===== REMOVED .EY?UdA 4. CUT OPENINGS IN E)(1SIING CEILING TO VERIFY EXISTING ARST FLOOR FRAMING. REMOVE M REMOVE EXISTING WALL 10* :Â»8 ~Â©-- KEYNOTE 1 EXISnNG PARTmON AS INDICATED. PROVIDE BRACING OF FLOORING AND NOT!FY ARCHITECT IF - PROJECT TITLE: STRUCTIRAL PROVIDE ALLOWANCES FOR NEW FLUSH HEADERS. REMOVE EXISTING ELECTRICAL Rr IN THIS ROOM ., 7; W -1 DEVICES AND RELOCAE AS PER NEW LAYOUT. il CLOSET CLOSET 5. REMOVE EXISLNG DOORS AND CASING. STORE FOR RE-USE .EEâ‚¬Eg - ~~ ~ Sugar MountainTrust 8. MEDIA ROOM rmo--1 -Bir-1 K Â£ Aspen Residence 6. REMOVE EXISTING CARPEnNG 1HR0UGH0UL PREPARE SUB-SmATE FOR NEW CARPETING BY ~ OTHERS. - % AUG 9 8 2002 ~<':'~Â·-'7.7 -'f:01Â·*-Â·.~i~-,a#4&Â»mtÂ¥*eqi.mien ce N Renovation 7. REMOVE EXISPNG CARPEnNG ON STAIR CASE. REMOVE AND RELATED HARDWARE 8. D,U.ImRTION OF IHE EXISTING CE[UNG AS REQUIRED FOR NEW PLUMBING AND OTHER WORK ,_,/ARST Kba~leTIF~,ARâ‚¬HI:~'GÂ·,8Â¥-F9pilÂ·Â·â‚¬NFLICTS/PROBLELIS. 432 West Francis Street Aspen, Colorado f 9. REMOVE EXISTING DOOR & FRAME & MOLDINGS. -hrv--75 10. CUT OPENING IN EXISTING FOUNDAnON WALL FOR NEW WINDOW. PROVIDE SHORING AND ~ -4- - PROJECT NO.: 16690.00 BRACE AS REQUIRED FOR EXCAVAI'lON OF FOUNDATION FOR NEW AREA WELL REMOVE WOOw ~ ~~: : L ..1 DRAWING TELE: FINISH ON CLOSET WALL AS REQUIRED FOR NEW OPENING. t' â‚¬ BASEMENT r MAIN H0USE PLAN DEMOLITION te#M**Ele#aÂ»40â‚¬f*-*2**.415 PLAN SCALE: 1/4" = 1 0-0" IAD-100 , j = Â¥1 '1.47.-1 -~. . 1 HISTORIC PRESERVATION COMMISSION Minutes of April 11, 1989 #8 Proposed shed dormer. Richard Klein, architect: The revised alternate dormer A3.3 has three windows as opposed to four. Nick: The way the shed dormer is facing is not relevant to the whole scene. Dormer windows were used for ventilation. Joe: I am not in favor of the dormer and you should retain the original roof line of the carriage house. Don: I approve of the dormer. Richard: The issue of true divided lights in the shed dormer was brought up and that would be acceptable to us. Charlie: I agree with Joe and we are opening up a lot of windows and doors and would like to see the roof line stay as original. Richard: The shed dormer is a requirement for light and ventilation and we feel that is a better solution then skylights. At conceptual the HPC indicated that a dormer was more appropriate. Chris: The revised shed dormer is appropriate, possibly a little narrower and true divided light. MOTION: Nick made the motion that HPC grant final development approval for the proposal at 432 W. Francis St. subject to the following conditions: 1) Proof of insurance provided by the applicant from Ryber Construction to staff for all excavation and foundation work prior to work commencing. 2) Clarification and HPC approval on the length of time the carriage house will be relocated, the method employed for such relocation. A reasonable amount of time might be eight weeks. 3) To approve the use of a roof dormer in the carriage house, the three bay dormer revised A3.3. 4) Clarification and HPC approval of the design aspects of the east elevation light well and how it relates in compatibility with the historic resources. 3ILL|Sy - F>Â£5015 PAR +Jon - ra,AtÂ·nu.*, buk roctÂ«Led,~ 2 CkÂ·cl <~ cd~ 1421 - joÂ·0Â°a mi_ Af . d. ~or 5,Te-- co,Jer-a.~- ' 4 HISTORIC PRESERVATION COMMITTEE MINUTES City Council Chambers 1st Floor City Hall April 11, 1989 2:30 p.m. Meeting was called to order by chairman Bill Poss with Nick Pasquarella, Charlie Knight, Joe Krabacher, Chris Darakis, Don Erdman and Charles Cunniffe present. Georgeann Waggaman and Zoe Compton were excused. MOTION: Nick made motion to approve the minutes of March 28, 1989, second by Joe. All approved. COMMITTEE AND STAFF COMMENTS Roxanne: Our 1947 Log cabin at 905 S. Hopkins, Mtn. House, needs to be relocated and if not it will be demolished. I also have a mover out of Grand Junction that will move it for $4,000 for within a ten mile radius. Roxanne: I received a letter for the records from Bill McDonough opposing the third floor addition on the Aspen Hardware. 432 W. FRANCIS-THE HALLET HOUSE-OWNER HERNANDEZ Charles Cunniffe stepped down. Roxanne Eflin presented the over-view of the project as attached in records (memo April 11, 1989). Roxanne: There were 15 conditions and each one has been addressed. Our recommendation is that HPC approve the final development review with the following conditions: 1) That proof of insurance be provided by the applicant from Ryberg Construction for all excavation and foundation work prior to the work commencing. 2) Clarification and HPC approval on the length of time that the carriage house is going to be relocated. I still maintain that the Â· use of the roof dormer on the carriage house is incompatible. 3) Clarification and HPC approval of design aspects of the east elevation light well. 5) If approval is granted variations are required for side and rear yard setbacks and FAR. HPC needs to make the finding of compatibility. The B of A denied the site coverage variance, so they redesigned the garage to a one car garage. Bill: We will review the 15 conditions from Roxanne's memo dated April 11, 1989. Board, Staff and applicant are in agreement with conditions 1, 2, 3, 4, 5, 6, 7, 9, 10, 11, 12, 13, 14 and 15. . HISTORIC PRESERVATION COMMISSION Minutes of April 11, 1989 5) Grant variations for side and rear yard setbacks and Floor Area Ratio for the project finding such variations to be more compatible in character with the historic landmark than would be development in accord with dimensional requirements. Don second the motion. Vote: Charlie no, Bill no, Joe no, Don yes, Nick yes, Chris yes. Motion dies. MOTION: Don made the motion to approve all of the above recommendations except #3 and that the applicant restudy the proposed dormer situation to somehow lessen the impact of a shed dormer with three bays. Charlie second. Vote: Yes, Joe, Don, Bill Charlie. No, Chris and Nick. Motion carries. DISCUSSION Richard: At conceptual we were asked to study the dormer. If we get approval all except the dormer I would like specific direction as we need light and ventilation. A house evolves and changes with different occupants. We could use skylights that would equal the amount of square footage that is needed and we can't go through the Bldg. Dept. unless that is legal. Chris: My comments for the dormer; there is not an original building here and it has been added on to. This does not detract from the carriage house. Joe: I'm not in favor of the skylights but aesthetically they are better then the dormer. Nick: 50 and 60 years ago houses had low on the bedroom floors (dormer) windows and it brought air and light into the room. They just want to let light into the room. The dormer is looking on the interior of the property not on Main St. Charlie: You have a carriage house which could be your garage. We would like to see the carriage house remain as it historically was now it is looking like another house. At a certain point you have to retain elements. Nick: A carriage house was a living quarters. Don: We are trying to determine what the options are: the dormer or the skylights and I am still in favor of the dormer. Roxanne: The argument is not habitable space, the committee wants to encourage ways to provide habitable space for carriage houses. The issue is altering the original roof form of the carriage house. 3 L ' n ' Allt'! i guin /4 1 t.: ..,i , ..tr 45. ) t.:49 Â«\2 4 .ic '4. w .0 00* .. 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U) m. rrn,-7.rT-rjj, HERNANDEZ CHARLES CUNNIFFE & ASSOCIATES/ARCHITECTS .I Il IDIDI I Il~Illilc~1]1 .m E XI '1 1 b 9:12111 2 2111 w RESIDENCE 00 5: 432 WEST FRANCIS STREET ASPEN COLORADO P.O. BOX 3534, ASPEN, COLORADO 81612 TELEPHONE 303/925-5590 1, - _ -roi--E~XtÂ·~-~,Ade FL 444. + *â€ž-#*-f, kIC'T~E- . ACC-C;,2-,cy' h.)41 1-62 4-Â·C> L-<2 C-AC70 L.-AW' YoU N/\LJ97- COMMEJLe_ AdY LE-Â«AL- Acrriord 644,8.9 0 204 Ax]Y 02-Pe-1-7 1 41 -714[ fi sue.Ue-Y Wi-TRi,J el >d YeACE, AF-Tec You PI 2-97- 1371â€¢94.0/6-A 504-61 28_PEL-1--4 442 â‚¬.1/6-,J -r) MAY Ak.IY Acric)* td>492-0 3170kt , ANIN, Ue-Pe-Â« 34 -04 197 602-,/80Â¥ eâ‚¬- c..c, 11Mla-~jaa-12 Moge_ 1-#Ad -red YE-Ate Px-oM TAE_ 74-rE_ c>F- 1-WL LE.-2-It PIC-A-TioN' Stoved H E-Ae_c>rd LOT A LOT B LOT C (Zo. -1 6.' 1,Â« f CPE- 3 BLO C K 34 ALLEY a 921' 8 E-,16Â£,s;;,A CIWI e>J-r 1.tls- E--AL.E.oAC-4-\MeÂ»Ff WA-E-0- Me_-re-Â£_ Â£:-4-r,2~ <PkID~*.-( -4~-isoMit'k 9,7.00' b 'an *9 0,00 M)44Â·Ate_ 14 F Â£,Â»e.-- 1 62,5 dJUVNAMLJ-r- 0 ido 1 . . \- f r16,3 14 6|I ~ 0. i 'le-*36-0.-DA 4-1.1,/le-J-r - 1 <H 4 62.4 *e- 4 0 L.9 (4 1 1 #t -1 â‚¬:â‚¬ 05-kkt- *1) (Luj~ "' 4â‚¬7-L -V.46=- i Â· WAY L. C,Pl' 1 0.1'* 152.-)6-024401,/12-4r=--- N 1 --- Â£ 10. 2 1 ~1 1 72 /3 A IN Â£- 3 =-- *49 41 2-11 Zi 11 ~/ f 444/1 a.+Joebl *Or--4, 3,4 Z.' 11.-0 ' I. 1914 lea e 11-1.-POLDEE.. MI I 11 k n 1 0 01 1 1 9.62 -,1 24.4'32 4' 44 2 ' ar 4 .4 / 96*i~ 11Â·2~' --0 -,1/2ez'. 465 C 1 ~*#c-r~*f*f 4 - 10 16.11 rere.A I ' 610 1 4 32 ft ' 11 Â·1' r 1 ; Â«40 1 - 59 -O - N 1 6 6. 14 144 *roe-f d.411 0 1 Woocy esLA M E- 1 (, 24.G s- . , . 11 AolÂ»e- 5. - dr f 28 182- - IlÂ£ 1 - -3 '9, i ig/Â» -: 4- -- - ki | ~ - - .1"=r 41' I 1 1 C - 1 6 1 BUILDING PERMIT SURVEY b f 1 1 < Â·o .0 1 3 1 i 6 L 1- 24; 1 w' 1 OF LOTS K La M,BLOCK 34, CITY ) 1 1 C 21 1 6.6 1 4.. - /11 a TOWNSITE OF ASPEN, PITKIN UL I l.- t _ l 1 4&2,1. rec:,5. $~ w/Ovcp Pe-<:A ~ e':44 L -~ COUNTY,COLORADO. , I. 1 ., 14.20' -7.21 Ilet UV#4 L _- - CERTIFICATION â‚¬31, R. F U-- --' 1 -1 15.-1 t.k FLA..}~ iz'k Â· 1, PAVI, O. 06-612-1 26, He..2.8-1~ ce-IffY -FRAT -6119 PL--4-r- p> 7.qT K Â· LOT~L LOT- M - LOT N SUPEAV'15 l ek' PU,2.1 D.JA ve.58+1 15â‚¬Â£, 1166. r FLC'TT-E-O F-2-PH FÂ·le-L-2 h.le,T-6-41 6:'P Â·.A AL-Â·12.-VE-Â¥ MAC=pe_ 6-Â·'~ GEA MY j , (ABE-4 =9,0<02*r. -, (514,30) 432_02297 23-33 124â‚¬â‚¬t h./1 hi ~., PA,/te VU. N/\C-Â©SU Wa- L-6 1612-1 r C r 9. s: 1 LEGEND a NOTES 2 â€¢ I :6Â· 41 A F-=0.-1~ C.ITY MUÂ·] 4.e,tr 1// . ~4-15#04'u'w 90'.cas:,9 < < 9 0 k. 0 Cl L 40 g-2- cohh-goal- pÂ·r. . pc>Jdo crN h/106-IJAAe-,-17~ L J L N .2 1 4-c z:z, ~ ~~i~'~~~ ) In 0 9%Â£19 E..114 602.-Uâ‚¬=2_ 6/5 2.-E-Â®*t,-- W l CAP t. ( - p.roge..Cij 1-1 k-JE- PCOory Pe-NIC-6 L.-\ JE 1 - -- - - g=â‚¬>F- ov,a-lea A Ja L l< 63 6-Ok.16-2-6-TE_ 174 0 012_ 4 4 LA- . 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BOX 2506 9 Err- ent KL ASPEN, COLORADO 81612 (303) 925-3816 k|O E..499Â·46.UTÂ» FOON-| c, 04 -1--171-â‚¬_ cLOMâ€¢/1 1 -TÂ»le-.3-7- 1 *20. 0477 1%14ed 12-1 6/66 AÂ®Les i DATE JOB NO. X - . 6--Il.I--i'----Ill- .- ...i- ..Ilill .... -VT-- ST. . . REVISION , â€¢ 1 + 92'to" 997fÂ©.0 4 96'-0 " - 9 1 1 1 1 1 \ 1 ALLEY \ 4 | CONE- AAKAAÂ·â‚¬ AF'*ON \ â‚¬1 FAKI<.INÂ£* grAL-K To *6 461'*Â« 1-114â€¢ - *NOW,-IELTe 1-----------------r - ~*xe*x*xe*XÂ«*y*SRE*&2.'......*.,..*.,.xx..........'.~24....:......~....RI 1 / ~74. 001 ' It ~'B / /* 6 I. . . 0 1% EX#ST,*De CAR#*,AOE LL & \ 3- 4 9 -4 dilf,St<u-r- i' \ .''".i'..U,/ J. I I . 1-1, Y & I:-Y Y.;5-;1:6.;ill-x f . 1 4/% 11 - 1 1. , , IN . W-- Exi *TiNG, -cohic. 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V- A IE PE.7-~FE~U--1 rk \ I D ...0101-011 1 - 1 -- \\ -4 r I , 1 1 B 1 6.OVE,Le-5 rofc.14 .... \ 43 Â« A LUW BE -r 0 4---------- 0 42;:22'46 ~~22223-72 - - + 95 - W ir-ck REÂ·MAI,1 4 - ---- roc ~~ #3 '16 8-ErÂ»Â·12629 - / 1-1 H.5 '-' Z 4, / 1 M\\-~, . 4 - 0 + loolo'L_ __ __ - - ** 1 -/11 . r f ~1 i; 4 C e 1, . au 19 \ *N. 7 j x ' 1 'C *~Jtx_,5 1 N 7,â€¢ 01, Il" w 10'at:D, -- 7 I 1 ~ DRAWING 0 1 TA Fl-AN . 1 1 < < *OF,TH 1 \ \ JOB NO. 0621 - DATE \ 99 '- 00 0- 2 -. I..Ill-I.I.-Ill..-I SHEET NO 1\ l. 0 1 1 0 5 10 16 20 25 1 4 & Al.1 VVEST FRANCIS STREET ~ i v '.I 1 1 ) 1..... . 1 7/ / -' 4 SITE PLAN ~ SCALE: 1. = 10'-O. SHEET OF 1':2 4 1 SloaliHoMV/salvix)ssv 9 333INNn:) glHvH) 06SS-SZ6/EOE 3NOHd3131 219!8 OCMIO-103 'N)dSV 'DESE XO8 -Od Â£ REVISION .t .. f -7 X , . 1 - -, P,J . 4. - . ~ ~- -~: Â·"':,T".4; L'.,F, .d ,.... 'M., 1. ~.i -P... CÂ·ff6jF:~ ~' '{1.Â·,~ .. '- Â· '.'~:a ~:k ;'Â·,-~2:4~:1,i*.,%7,., , - i<-I .tkfff,1 . P . 2% i i.* M.fultr *C . R ...~ .4 11'- , Â· Al GENERAL DEMOL ITION NOTES yb '. 1 -4 - S. At" 6./.4-4,#'6,1 9,1.t.Â¢0921 Â¢~.I. SITE ' , tl' ~ R . 1 A. EXISTING PAVED WALKWAYS TO BE REMOVED. . a B. EXISTING MAJOR TREES TO REMAIN. *iâ€¢~ , 1, IT Â· 2" . 4 C. SHRUBS NEXT TO EXISTING HOtJSE TO BE REMOVED ~ . AND REPLANTED IF POSSIBLE, OR REPLACED. D. SEWER, WATER & GAS LINES TO BE SHUT DOWN ..-0*1 DURING CONSTRUCTION. 449 I. E. EXISTING LINES AND METERS FOR PHONE, GAS 0*0~ 1 ELECTRIC AND T.V. TO BE REMOVED AS NOTED ON :-71~ - SITE PLAN OR AS REQUIRED BY UTILITY COMPANIES. ~44 F. SALVAGE TO BE REMOVED FROM SITE UNLESS RE- ikl 4 4 USED - VERIFY WITH OWNER OR ARCHITECT. .41- II. EXISTING HOUSE & CARRIAGE HOUSE *7 A. EXISTING BASEMENT WALLS & DETERIORATED ~'41!~ ~~~| FOUNDATION WALLS TO BE REMOVED. B. EXISTING FURNACE, HOT WATER HEATER & WATER f I I :21# . 43/ SOFTENER TO BE REMOVED. 94;2" 0 3/p./..Â· r. Â·â€¢iÂ·*~A .ix C. EXISTING STONE VENEER AROUND FOUNDATION TO BE Â·14+. REMOVED, STORED, RESTORED AND RE-USED ON NEW 112 f _fi FOUNDATION. FROM SECTIONS OF BUILDING TO BE DEMOLISHED, 41 D. ALL EXTERIOR SIDING TO BE CAREFULLY REMOVED *.6 l AND SAVED TO BE RE-USED WHERE POSSIBLE. . 9~ - : 25: I' | E. EXTERIOR SIDING WHICH IS DAMAGED BEYOND REPAIR 319 X.:. TO BE REMOVED AND REPLACED WITH SALVAGED J~, SIDING OR SIDING MIl.LED TO MATCH EXISTING. CÂ¥ | B*Move EX~Or <~-~ 34 -1. ... STA|12Â·5 70 - --:.:.. i liE,; 49 ARCHITECT, CONTRACTOR OR H.P.C. MONITOR TO OK -12 ~ ~ e>A,,),1-ltpkrE . C , 3- REMOVAL. 52 )1 F. EXISTING ROOFING TO BE REMOVED AND REPLACED AS 44 ~ 1 1--/ j 1 %Â·X NOTED ON NEW ROOF PLAN SHEET Ae.4. 1 G. ROOF STRUCTURE TO BE REPLACED OR RE-INFORCED % ...... . I. ' 1 6 ' 9/1 ~7 ....-.... 1 22 5 ~ AS NOTED ON STRUCTURAL DRAWINGS. -1 9 up !:%* i ., H. WINDOWS & DOORS TO BE REMOVED OR REPLACED AS 5-4,1 ~ - ----- , 2.4 NOTED ON WINDOW & DOOR SCHEDULE SHEET A6.1. 4% W20....~...M . 9 E- . ... r 1 4: :W Â·Â·Â· ... SALVAGED WINDOWS AND DOORS TO BE DISPOSED OF 11 ~ Q:s| 2% Â§91 ijit PER OWNER' S REQUESTS. R I. EXISTING DOOR HARDWARE TO BE REMOVED AND SAVED j RN PM FOR INSPECTION BY OWNER OR ARCHITECT. .... J. EXISTING SHIMNEY ON NORTH SIDE OF HOUSE TO BE .~ Mi *" , i,1.* I 6 CAPPED OF: AND REPAIRED AS IS NECESSARY. 4 â€žâ€ž fi t.:M ... K. EXISTING CHIMNEY ON SOUTH SIDE OF HOUSE TO BE .1. 1..:. r - -1 ... , -724Â· ./ REMOVED AND REBUILT PER SPECIFICATIONS ON Vt .. ..... 4 ... Â» I '55 L. EXI~l-INAG.Fl_UES FROM FURNACE AND WOODSTOVE TO i. - 1 Â·~ Â®: 1%:1 N , .... m ... BE REMOVED_AND ROOF 02@NINGSBEPAIRED. , M. EXISTING-INERIOR WALLFINISU MATERIALS TO BE , ~ ~. . . .~~. .~ . ~..~...~ .. ~: ... REMOVED UNLESS OTHERWISE DESIGNATED BY . 2.. :.:) *r-_.....I- --- -- 1 4 2- 1 - ARCHITECT OR OWNER. 55 . .....7 i % N. EXISTING FINISH FLOOR MATERIAL TO BE REMOVED ptl 7 8 1 Â· h0 NW Ill 0 UNLESS OTHERWISE DESIGNATED BY OWNER OR 1 . .4 r./ MN_, LJ-bNE : 11 6+O,JÂ·ea Ae,EVE ARCHITECT. | * ~ AEMOVE E><14 :1 0. EXISTING PLUMBING FIXTURES TO BE REMOVED '4 /.9 01 , PAR-VOOM 0,1,9 1 r. EXCEPT WHERE NOTED ON DEMOLITION PLAN. . < ... 62 . ''' P. EXISTING KITCHEN FIXTURES TO BE REMOVED. 1 33*---- C ... D .... ... W --2 U,10 B ~ Q. EXISTING ELECTRICAL AND LIGHÂ¥ FIXTURES TO BE 'Â·77 9 ... Â·>:Â·3 , REMOVIE {R 21 - i 4' , % i. REMOVED EXCEPT WHERE NECESSARY FOR CONTRACTOR 92Â· TO COMPLETE NEW CONSTRUCTION OR DESIGNATED TO 'Ae ) a. E.Â» - QZ 68 BE SAVED BY OWNER OR ARCHITECT. ..4 syÂ®[hoLe LE.GrE.kIP ZW K -$4.* 1 .1. 7./ ... ... ... 1 3 0 mm I u l .0 2 UKÂ«.E *Â§Â§ ~ 68& VIA,%19,1 *CHEDULE h r % >e i...E:: Â·>>1 .... 1 RW 0 FewloveÂ· M;%14 vÂ«INC,op' 0 ~FL IZE.1-1 ovB expar . Â® 178% P<PC' 12- Â·5,=. 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