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ASPEN HISTORIC PRESERVATION COMMISSION
July 9, 2008
5:00 P.M. REGULAR MEETING
COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
SITE VISIT: NOON -Meet at Greenwald Tent, Aspen Institute
I. Roll call
II. Approval of minutes -May 28th and June 11, 2008, June 25,
2008 minutes
III. Public Comments
IV. Commission member comments
V. Disclosure of conflict of interest (actual and apparent)
VI. Project Monitoring
VII. Staff comments: Certificate of No Negative Effect issued
(Next resolution will be #16)
VIII. OLD BUSINESS
A. NONE
IX. NEW BUSINESS
A. 627 W. Main Street -Major Development -Final Review
Public Hearing (45 min.)
B. Isis Notch -continued public hearing - (45 min.)
X. WORK SESSIONS
A. East Bleeker Street (30 min.)
IX. ADJOURN 7:20 P.M.
,~It.
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 627 W. Main Street- Major Development (Final), Public Hearing
DATE: July 10, 2008
SUMMARY: The applicant requests Final HPC approval to make an addition to this Victorian
era home, which is located in the Main Street Historic District. The addition is to the reaz of the
property and includes living space and a one stall garage. Restoration work is proposed for the
Victorian, including removing paint from the masonry. Conceptual approval, and a 500 squaze
foot FAR bonus were granted on May 14`s. There were no conditions for restudy.
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APPLICANT: Douglas Kelso, owner, represented by Steev Wilson, Forum Phi.
LOCATION: 627 W. Main Street, Lot B, Block 25, City and Townsite of Aspen.
ZONING: "MU, Mixed Use."
MAJOR DEVELOPMENT (FINAL)
The procedure for a Major Development Review is as follows. Staff reviews the submittal
materials and prepares a report that analyzes the project's conformance with the design
guidelines and other applicable Land Use Code Sections. This report is transmitted to the
HPC with relevant information on the proposed project and a recommendation to continue,
approve, disapprove or approve with conditions and the reasons for the recommendation. The
HPC will review the application, the staff analysis report and the evidence presented at the
hearing to determine the project's conformance with the City of Aspen Historic Preservation
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Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue
the application to obtain additional information xecessary to make a decision to approve or
deny.
Major Development is a two-step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
the proposed development by the HPC as part of their review of the Final Development Plan
unless agreed to by the applicant.
Staff Response: Final review deals with details such as the landscape plan, lighting,
fenestration and selection of new materials. A list of the relevant design guidelines is attached
as "Exhibit A." Only those guidelines where discussion is needed aze included in the memo.
The property is located at the western end of the Main Street Historic District, where 19a' century
residential structures aze prevalent. This house is constructed of masonry, which is unusual
among the Victorians left in Aspen. Although the zone district is mixed use, this property
remains a single family home. Previous alterations to the structure include painting the masonry,
replacing doors and windows, and adding a dormer on the roof. There is an existing addition at
the back of the house, part of which is demolished and replaced in this project.
HPC held a worksession and two Conceptual review meetings. A number of adjustments to the
massing of the new construction were made in order to meet the design guidelines and the FAR
bonus criteria. The project is unchanged from what approved by HPC in May.
There aze a handful of issues that need further clarification. The azchitect has indicated that there
will be no new landscaping. The one element added to the site is the walkway that wraps down
the west side of the structure.
Limited new exterior lighting is planned, however cut sheets will be provided to HPC at the
meeting.
The addition is to be roofed with shingles, with a sample provided to HPC at the meeting. A
small azea of metal roofing is proposed over the new staircase.
The addition will be sided with clapboazds. The windows aze double hung and cut sheets will be
needed for review by staff and monitor. HPC should consider whether it would be more
appropriate to install a more traditional baluster railing than the proposed horizontal cables.
As part of the discussion of the FAR bonus, the fact that the non-historic front door is not
stylistically appropriate to the house came up. The owner would like to relocate that door,
perhaps to the new addition. Clarification is needed, and a design for the new front door must be
submitted for HPC review or staff and monitor review. After further reseazch, staff has
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determined that the house did not originally have a front porch. Although we don't believe HPC
can insist on its removal (if that is even desired), it is worth discussing the options for clarifying
the historic appeazance of this primary fagade of the building.
DECISION MAKING OPTIONS:
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends HPC grant Major Development (Final) for the
property located at 627 W. Main Street, Lot B, Block 25, City and Townsite of Aspen, Colorado
after viewing the samples and cut sheets mentioned above.
Exhibits:
A. Relevant Design Guidelines
B. May 14, 2008 minutes
C. Application
"Exhibit A: Relevant Design Guidelines for 627 W. Main Street, Final Review"
1.9 Maintain the established progression of public-to-private spaces when considering a
rehabilitation project.
^ This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding
along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the
"private" spaces beyond.
^ Provide a walkway running perpendiculaz from the street to the front entry. Meandering
walkways are discouraged, except where it is needed to avoid a tree.
^ Use paving materials that are similaz to those used historically for the building style.
Concrete, wood or sandstone may be appropriate for certain building styles.
1.10 Preserve historic elements of the yazd to provide an appropriate context for historic
structures.
^ The front yard should be maintained in a traditional manner, with planting material and
sod, and not covered with paving, for example.
4.5 When replacing a door, use a design that has an appeazance similaz to the original door
or a door associated with the style of the house.
^ A replica of the original, if evidence exists, is the preferred replacement.
^ A historic door from a similaz building also may be considered.
^ Simple paneled doors were typical.
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^ Very ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
5.5 ff porch replacement is necessary, reconstruct it to match the original in form and
detail.
^ Use materials that appear similar to the original.
^ While matching original materials is preferred, when detailed correctly and painted
appropriately, alternative materials may be considered.
^ Where no evidence of the appearance of the historic porch exists, a new porch may be
considered that is similar in character to those found on comparable buildings. Keep the
style and form simple. Also, avoid applying' decorative elements that are not known to have
been used on the house or others like it.
^ When constructing a new porch, its depth should be in scale with the building.
^ The scale of porch columns also should be similaz to that of the trimwork.
^ The height of the railing and the spacing of balusters should appear similar to those used
historically as well.
7.9 New or replacement roof materials should convey a scale, color and texture similaz to
those used traditionally.
^ Replacement materials should be similar to those used historically on comparably styled
buildings.
^ If a substitute is used, such as composition shingle, the roof material should be earth tone
and have a matte, non-reflective finish.
^ Flashing should be in scale with the roof material.
^ If copper flashing is to be used, it should be treated to establish a matte, non-reflective
finish.
7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is
compatible and does not detract from the historic appeazance of the building.
^ A metal roof material should have an eazth tone and have a matte, non-reflective finish.
^ A metal roof with alead-like patina also is an acceptable alternative.
^ Seams should be of a low profile.
^ A roof assembly with a high profile seam or thick edge is inappropriate.
10.3 Design a new addition such that one's ability to interpret the historic character of the
primary building is maintained.
^ Anew addition that creates an appeazance inconsistent with the historic character of the
primary building is inappropriate.
^ An addition that seeks to imply an earlier period than that of the primary building also is
inappropriate.
^ An addition that seeks to imply an inaccurate variation of the primary building's historic
style should be avoided.
^ An addition that covers historically significant features is inappropriate.
10.4 Design a new addition to be recognized as a product of its own time.
^ An addition should be made distinguishable from the historic building, while also
remaining visually compatible with these earlier features.
^ A change in setbacks of the addition from the historic building, a subtle change in material
or a differentiation between historic, and more current styles are all techniques that may be
considered to help define a change from old to new construction.
10.9 Roof forms should be similar to those of the historic building.
^ Typically, gable, hip and shed roofs aze appropriate.
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^ Flat roofs aze generally inappropriate for additions on residential structures with sloped
roofs.
10.11 On a new addition, use exterior materials that are compatible with the historic
materials of the primary building.
^ The new materials should be either similar or subordinate to the original materials.
12.16 Use roofing materials that aze similar in appearance to those seen historically.
14.6 Exterior lights should be simple in chazacter and similaz in color and intensity to that
used traditionally.
^ The design of a fixture should be simple in form and detail. Exterior lighting must be
approved by the 13I'C.
^ All exterior light sources should have a low level of luminescence.
14.7 Minimize the visual impacts of site and architectural lighting.
^ Unshielded, high intensity light sources and those which drrect light upward will not be
permitted.
^ Shield lighting associated with service azeas, parking lots and parking structures.
^ Timers or activity switches may be required to prevent unnecessary sources of light by
controlling the length of time that exterior lights are in use late at night.
^ Do not wash an entire building facade in light.
^ Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls
of buildings.
^ Avoid duplicating fixtures. For example, do not use two fixtures that light the same area.
14.8 Minimize the visual impact of light spill from a building.
^ Prevent glare onto adjacent properties by using shielded and focused light sources that
duect light onto the ground. The use of downlights, with the bulb fully enclosed within the
shade, or step lights which direct light only on to walkways, is strongly encouraged.
^ Lighting shall be cazefully located so as not to shine into residential living space, on or off
the property or into public rights-of-way.
14.13 Leave natural masonry colors unpainted where feasible.
^ Where the natural colors of building materials exist, such as with stone or brick, they should
be left unpainted.
^ For other parts of the building that require painting, select colors that will complement
those of the natural materials.
^ If an existing building is akeady painted, consider applying new colors that simulate the
original brick color.
^ It is also appropriate to strip the paint from a masonry building to expose the natural color
of the stone or brick.
14.15 Minimize the visual impacts of mechanical equipment as seen from the public way.
^ Mechanical equipment may only be installed on an alley facade, and only if it does not
create a negative visual impact.
^ Mechanical equipment or vents on a roof must be grouped together to m;n;m;ze their visual
impact. Where rooftop units are visible, provide screening with materials that are
compatible with those of the building itself.
^ Screen ground-mounted units with fences, stone walls or hedges.
^ A window air conditioning unit may only be installed on an alley facade, and only if it does
not create a negative visual impact.
^ Use low-profile mechanical units on rooftops so they will not be visible from the street or
alley. Also *n;n;m;~e the visual impacts of utility connections and service boxes. Use smaller
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satellite dishes and mount them low to the ground and away from front yazds, significant
building facades or highly visible roof planes.
^ Paint telecommunications and mechanical equipment in muted colors that will **>;n~*n»e
their appearance by blending with their backgrounds.
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ATTACHMENT 2 -Historic Preservation Land Use Application
PROJECT:
Name: Kelso Residence
Location: 627 W. Main Street As en, CO 81611, Block 25 Lot B, Cit and Town site of As en
(Indicate street address, lot & block number or metes and bounds description of property)
Pazcel ID # (REQUIRED) 273-512-448-010
rtat c.., ~,~ A>~k
APPLICANT:
Name: Douglas Kelso
Address: 627 W Main Street Aspen, CO 8161 1
Phone #: (970) 925-3349 Fax#: 970) 920-7762 E-mail: d kasnen(a,gmail.com
REPRESENTATIVE:
Name: Forum Phi
Address: 174 Midland Ave. Suite 201 P.O. Box 1606 Basalt, CO 81621
Phone #: 970) 279-4157 Fax#: (866) 770-5585 E-mail: swilson(c~forumphi.com
t vPE or .vPPIacA noN: I mease cnecx an tnat a
^ Historic Designation ^ Relocation (temporary, on
^ Certificate of No Negative Effect ^ or off-site)
^ Certificate of Appropriateness ^ Demolition (total
^ -Minor Historic Development demolition)
® -Major Historic Development ^ Historic Landmark Lot Spli
^ -Conceptual Historic Development
® -Final Historic Development
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
Existing building is a 1,894.77 SF square foot residential building. 3 Bedroom 2.5 Bath
PROPOSAL: (description of
We propose to add a 496.61 sq ft, addition to the rear of the building, adding 2 Bedroom, 1 Bath, 1
Car Garage, and 1 Basement storage area.
Aspen Historic Preservation
Land Use Application Requirements, Updated: May 29, 2007
P5
ATTACHMENT3
DIMENSIONAL REQUIREMENTS FORM
Project: Kelso Residence
Applicant: Douglas Kelso
Location: 627 W. Main Street Aspen, CO 81611
Zone District: MU
Lot Size: 3000 Square feet
Lot Area: 3000 Suuare feet
(for the purposes of calculating Floor Area, Lot Area may be reduced for
areas within the high water mark, easements, and steep slopes. Please refer to
the definition of Lot Area in the Municipal Code.)
Commercial net leasable:
Number of residential units:
Number of bedrooms:
Existing: 0 Proposed:
Existing: 1 Proposed:
Existing: 3Proposed: _
Proposed % of demolition (Historic properties only):
DIMENSIONS:
Floor Area: Existing: 1,894.77 sq. ft.
Allowable: 2, 650 sq. ft. Ordinance 2 series of 2008, 1 TDR served
including 500 sg. ft. historic bonus
Proposed: 2, 391.38 sq. ft.
Principal bldg. Existing: 24'-2" Allowable: 25 feet Proposed:- 24'-2"
height:
Access. bldg. height: Existing:_none Allowable: none Proposed: none
On-Site parking: Existing: 2 Reguired: 2 Proposed : 2
Site coverage: Existing.' N/A Required: N/A Proposed. N/A
%OpenSpace: Existing. N/A Required: N/A Proposed.• N/A
Front Setback: Existing. _9'-6" Required: 10'-0" Proposed: 9'-6"
Rear Setback: Existing: 28'-0" -Required: .Y~O" Proposed.• S'-0"
Combined F/R: Existing: N/A Required: N/A _ _ Proposed: N/A
West Side Setback: Existing. 5'-0" Required: 5'-0" Proposed: S'-0"
East Side Setback: Existing: 2'-4" Required.• S'-0" Proposed: 5'-0"
Combined Sides: Existing: N/A_ _Reguired: N/A Proposed:_ N/A
Distance Between Existing.• _N/A Required:_ _N/A Proposed: N/A
Buildings
Existing non-conformities or encroachments: East Side Yard encroachment of 2'-8" and a 6"
encroachment of the Front Yard.
Variations requested: Maintain existing encroachments.
Aspen Historic Preservation
Land Use Application Requirements, Updated: May 29, 2007
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MOTION: Brian moved to approve Resolution #8 for 707 N. Third with
the above conditions; second $y Nora. All in favor, motion carried 6-0.
Roll call vote:.Iay, yes; Brian, yes; Alison, yes; Ann, yes; Nora, yes;
Michael, yes.
Nora and Jay are the monitors.
627 W. Main -Major conceptual - cont'd from 4-9
Amy explained that the Victorian historic building is masonry in the
Main Street historic district: What are requested are conceptual review
and a FAR bonus. This proj ect has been resolved. and responds to the
HPC guidelines. The addition has been moved in its planning, reduced in
height and very sympathetic and has a separation from. the historic
building and the massing is very low. From the renderings it doesn't
seem that there will `be anyimpacts on Main Street at all. At the last.
meeting the request for continuation involved the roof coming: down and
that the dormer be reconsidered. to see how it could be minimized and
that has been accomplished. An FAR bonus is requested and staff
recommends that this be rewarded because the design is exemplary and
also some of the restoration efforts involving the brick are really
significant in bringing back the integrity of this historic building. Staff
recommends conceptual and the FAR bonus as designed with no
conditions:
Steev Wilson, architect: Steev said they lowered the back roof
considerably so that the plate height on the interior will make. the tum
and go up 7.6. Inaddition we brought the overhangs. of the dormers. in
considerably and the overall height has been brought down. The smaller
dormers where reduced in size.
Ann asked Steev to go over the FAR. Steev said the allowable FAR is
currently 2150 square feet.
Amy said the allowable FAR is 2400square feet and they have sold a
TDR so they can't have any more than 2150 square feet.
Steev said with the 2150 square feet and the 500 square foot bonus brings
us to 2650. We are proposing to use 2391 square feet. Based on
1z
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P24
completion we will dedicate another TDR. Amy said the board can make
a condition that the 250 square feet should be sold in a TDR.
Jay asked Amy if she was concerned about the visual impact of the gable
over the entrance on the west side. Amy said she was concemed before
about the dormer because it was into the setback before but in fact it
doesn't need a variance anymore. Amy said she doesn't feel it is an
object that you would see from Main Street. Steev said they brought the
gable back to within the code variance size and we cut it hack again.
Chairperson, Michael Hoffman opened the public hearing. There where
no public comments. The public hearing portion of the agenda item was
closed.
Jay said he feels the project is acceptabie at this point.
Nora said she is struggling with the outside staircase. Alison said having
the staircase outside makes the addition smaller. Brian said at the last
meeting many of the members felt it increased the mass of the addition
by enclosing it. Alison said if Steev was to' enclose the staircase the two
rooms would not work. It would also change the roof line.
Ann said there is a big improvement of the angles of the roof lines. Ann
said she questions the FAR bonus. An outstanding preservation effort
would be to take the dormer off and bring it back to its original shape,
I'm not convinced that. the FAR bonus should be granted.
Nara said she agrees. FAR bonuses are generally awarded to projects
with. significant merit.
Jay said one of the problems with the project is the addition that is
already there, In my opinion this project helps fhe historic resource be
more prominent. Considering whats there, the project seems
outstanding.
Ann said. she still feels the addition dwarfs the historic resource.. It is not
complimentary and it is not enhancing it in anyway. This is a very
prominent spot on Main Street.
13
` ~ f P25
Michael pointed out that the HPG is not obligated to .give the entire 500
square foot bonus. Michael said at the present time they can't do the
project because they don't have enough development rights to do so.
Amy said they need at least 250 square feet of the FAR bonus to be able
to do this project. The other 250 square feet would be intended to use as
a FAR.
Michael said the issues is does HPC think that the criteria for awarding
the bonus have been sufficiently met to justify allowing the project to go
forward. We could grant a 250 square foot bonus .and deny the additional
250 square feet. We could approve the 500 square foot bonus or if we
think the. application doesn't meet the criteria then we deny the bonus and
the project doesn't. go forward.
Nora said philosophically aFAR bonus is saying you have done
something outstanding.. It is not something that is automatic. We as a
committee have an obligation to hold to that.
Amy said absolutely HPC needs to determine what meets the threshold
fora bonus but we have had two meetings where it was very clear that
they where asking fora 500 square foot bonus and what they have been
offering has been on the table. I have not heard that the board was not
supporting the bonus etc.
Alison said we talked about the bathroom inside the dormer at the first
meeting and we discussed that the space would. be unusable if they took it
off and we talked about removing the glass block at that point.
Ann said she assumed it was approved but the memo stated it was up for
approval. tonight:
Jim. True asked Amy about the previous meetings. Amy said we had a
work session in which the whole purpose was the discussion about the
FAR. Then. we had a conceptual review hearing where the FAR bonus
was on the table and the design was discussed. Jim pointed out that the
decision needs to be made by the commission and there is no reliance to
the fact that we had. X amount of meetings.
14
s P26
Jay said he is concerned because a TDR was sold and then the owner
asked. for it back in a bonus and then with the extra bonus they are selling
:another TDR.
Alison pointed out that selling the TDR's help fund the project for
someone who is putting money into an historic resource. Michael said it
is the motivation for the owner to come in to try and improve the project.
Alison said.. the TDR program encourages homeowners: to make the
changes and do good. projects.
Michael read tike guidelines: HPC may grant up to 500 square feet of
FAR bonus.
Alison said in the past we have done partial bonuses. Alison pointed out
that the addition does not. dwarf the historic resource compared to a lot of
projects in the past. The historic resource can often times be very small.
Ann pointed out that the project is not well done and not a good example
of what should be happening in the Main Street historic district.
Steen said we are stripping the brick which is a long and involved
process. Once that is done it will further read that the historic resource is
clearly offset from the addition. It is also unique that the historic
resource is brick.
Ann said the design came in assuming that the SOO square feet would be
there. Alison said he came in at the work session to find out what the
board felt. Every 500 square foot bonus has to come in for a work
session. Ann said so at the work session. HPC determines what should be
done regarding the restoration in order to receive the bonus.
Michael went through the criteria:
In select circumstances the HPC may grant up to 500 square feet of
allowable floor area for projects. The design of the project meets all
applicable design guidelines.
Brian interjected that he would grant up to what the applicant needs in
square footage in order toaccomplsh what they have. on the table.
Alison said she is not opposed to the 500 square foot bonus. Nora said
she is willing to approve part of the square footage.
15
Sara said the applicant can always come back anal request. the square
footage that has not been granted yet.
Jay asked what a TDR was worth. Sara. said it is about a $1,000 a square
foot.
Ann said she is not saying the project is bad. We are supposed to be
highlighting the :real outstanding projects in town.
Jim True said a work session is setup to get ideas and it is not binding on
the commission.
Michael said he could support a bonus that would allow this project to be
completed.. Brian pointed out that awarding incentives invests faith in
our historic. process and program. It is something that we have been
straggling with.
MOTION: Brian moved to approve the Kelso addition application as
recommended by staff with the exception that not a full S00 square foot
bonus be awarded but whatever the applicant needs in order to complete
the addition as represented. Motion fails for lack of a second.
Michael asked Steev if he knew the required square footage needed.
Steev said they would like the 500 square foot bonus. They are over
$130,000. in fees on this project between school and mitigation and the
2% use tax. Most of the TDR comes back to the city..
Amy pointed out that the owner put forth. the project with the idea that
there was a 500 square foot bonus. He may have to rethink whether he
can do the project.
Steev said from. the clients point of view heneeds the 500 square foot
bonus to make the project go forward..
Jay moved to approve resolution #9 for 627 W. Main as proposed and
award the 500 square foot FAR bonus; second by Alison. Roll call vote:
Alison, yes; Brian, yes; Jay, yes; Michael, no; Nora, no; Ann, no. Tie
vote fails,
16
w P28
Michael asked. the attorney if the applicant requests a 500 square foot
bonus is the HPC allowed to award something less. Jim said you .can
fashion the tnorion and approval the way you wish and he can. certainly
withdraw pursuit of it if it doesn't suit his purposes.
Amy said if you give him an approval. that he can't build then you have
terminated his publicnotice and public hearing. Continuation would be
better.
Jim said the applicant can asked for a reconsideration at the next meeting.
Jay pointed. out at the last meeting when we discussed this application. the
bonus never came up. Nora said at the last meeting there where a lot of
questions about the size. etc. Jay pointed out that the applicant has
worked with the HPC toward an approvable project.
MOTION.• Michael reiterated Brian 's motion to grant that number of
square feet that are needed to complete this project as presented tonight.
Nora second the motion.
Alison pointed out that the motion made allows someone to complete the
project but it doesn't necessarily make it possible for the property owner
to complete the project.
Brian said at this point he would feel more comfortable having the
seventh HPC member present.
Alison said on these types of projects she looks at the historic piece first
and the changes proposed to it. I don't even. consider the addition. When
the addition first came I wasn't. in favor of it at all but I felt that. the
changes to the historic structure meri ed the FAR bonus if he could get
the addition into line, in which I believe he has. It i a big improvement
since tine first meeting_ If we thought the dormer needed to come off in
order to get the 500 square feet it should have been discussed early on.
Michael said. we did have an exhausted discussion about the dormer anal.
the owner made a persuasive case that it shouldn't come off.
Ann said she feels we need to raise the standard and we need to think.
more seriously about granting these FAR bonuses. Alison said the board
17
,. . ,:r-.. .. , - .
P29
also needs to think about the word exceptional. It is not used in a way
that the project is the best and most beautiful. Maybe you don't like the
project in an exceptional way but is it meeting all of our :guidelines in the
best of'its ability.
Michael. went over the FAR. bonus criteria and he said he feels the 500
square foot bonus is appropriate in this case.
Michael withdrew his motion. and Nora agreed.
MOTION: Jay moved to approve the Kelso addition to 627 W. Main as
presented and award the 500 square foot FAR bonus; second by Alison.
Roll call vote: Jay, yes; Brian, yes; Alison, yes; Ann, no; Nora, no;
Michael, yes. Motion carried 4-2.
406 E. Hopkins -Isis -Minor Review and Mountain View Plane
Steev Wilson, architect presented a model at the meeting.
Amy said on the table is a minor review and mountain. plan review. The
project involves and addition to the pent house that is at the front of the
roof on the Isis. There is also a proposal for a railing along the parapet
wall to allow some deck access on the building.
Mountain View Plane. It is in the Main Street view plane which is
originating from the Hotel Jerome;' however, there is intervening
development, the Cantina building obstruction the protective view. Staff
recommends that there is no impact on the view plane.
Minor Review. The addition is on the east side of the existing
construction and some of the discussion from the lasttime was the
concern that you have the Isis Theatre itself, and the roof top
development centers on the roof. The elevator tower is at the side .and
has its own form. The board was concerned that they did nat want to
disturb that by having the new construction migrate across the fagade and
create a wall that is blurring where the distinction of the Isis historic
building ends. Staff is in agreement with that. concern. Steev has tried to
create a connector that. creates a transition. The roof height has also been
lowered. Also the materials have been changed to associate more with
the elevator tower. You still have the feeling that the pent house is its
18
P30
~B.
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 406 E. Hopkins Avenue, Isis- Minor Review, Public Heazing
DATE: July 10, 2008
SUMMARY: The Isis Theater is a mixed use building containing a movie theater, 2 retail stores
and three residential units on the roof.
When the property was redeveloped in the 1990's, the City had a requirement that 25% of a
property be ]eft as "open space," with nothing obstructing from the ground to the sky. The Isis
provided some of that requirement on the site, in the form of the so called "notch" or setback of
the new addition. The balance was mitigated through acash-in-lieu fee.
The "notch" currently has no furnishings or vegetation. It is private property, but public access is
required since the azea provides an exiting path from the building. However, residential owners,
in particular, feel that the azea has become an attractive nuisance of sorts. During the City
purchase of the Isis, there were discussions of improvements that could be made to the
appearance and use of the "notch."
The term open space has been replaced with public amenity. Some new design standazds have
been created through the Commercial Design Review Guidelines, which aze requirements for
HPC approval in the downtown azea. Staff has attached the current definition of public amenity
to help the boazd understand what physical improvements can, and cannot take place on this land.
The City hired Studio B Architects to propose a solution that would not only address the subject
property, but coordinate with their design for the adjacent Firestation.
Staff recommends modifications to the proposed design in order to meet the design
guidelines.
APPLICANT: City of Aspen Public Facilities Authority, represented by Studio B Archtitects.
PARCEL ID: 2737-07-330-010.
ADDRESS: 406 E. Hopkins Avenue, Lots L, M, and N, Block 87, City and Townsite of Aspen,
Colorado.
ZONING: CC, Commercial Core.
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MINOR DEVELOPMENT
The procedure for a Minor Development Review is as follows. Staff reviews the submittal
materials and prepares a report that analyzes the project's conformance with the design
guidelines and other applicable Land Use Code Sections. This report is transmitted to the
HPC with relevant information on the proposed project and a recommendation to continue,
approve, disapprove or approve with conditions and the reasons for the recommendation. The
HPC will review the application, the staff analysis report and the evidence presented at the
hearing to determine the project's conformance with the City of Aspen Historic Preservation
Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue
the application to obtain additional information necessary to make a decision to approve or
deny. Ij the application is approved, the HPC shall issue a Certificate of Appropriateness and
the Community Development Director shall issue a Development Order. The HPC decision
shall be final unless appealed by the applicant or a landowner within three hundred (300) feet
of the subject property in accordance with the procedures set forth in Chapter 26.316.
Staff Response: The proposed design is intended to provide some definition between the exit
from the theater and the entry into the residential units. There appeaz to be some issues with
littering and loitering that have not been able to be solved and may be addressed through some
greater physical separation.
The Isis "notch" space could certainly benefit from some landscaping or other more visually
pleasing use of the space. There is little historic precedence for how on-site landscaping should
be provided in the downtown since that was not part of the Victorian era commercial form.
Staffs primary concerns with the proposed design is whether or not it complies with the
following design guidelines:
6.8 Street facing amenity space shall contain features to promote and enhance its use.
These may include one or more of the following:
• Street furniture
Public art
• Historical/interpretive mazker
13.8 Maintain the alignment of facades at the sidewalk's edge.
^ Place as much of the facade of the building at the property line as possible.
^ Locating an entire building front behind the established storefront line is inappropriate.
^ Where a portion of a building must be set back from the sidewalk, use landscape elements
to define the sidewalk edge.
There is a new bike rack proposed for the street, and discussion of additional benches placed in
that azea. More information, and endorsement by Parks and Engineering, is needed for HPC to
make a determination regazding elements placed in the public right-of--way as opposed to in the
notch itself.
2
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DECISION MAHING OPTIONS:
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends that HPC provide feedback on the proposal and how
it might be adjusted to meet the guidelines.
Exhibits:
A. Relevant HPC Design Guidelines
B. Application
Exhibit A: Relevant HPC Design Guidelines
1.13 Revisions or additions to the landscape should be consistent with the historic context
of the site.
^ Select plant and tree material according to its mature size, to allow for the long-term impact
of mature growth.
^ Reserve the use of exotic plants to small azeas for accent.
^ Do not cover grassy azeas with gravel, rock or paving materials.
1.14 Additions to the landscape that could interfere with historic structures are
inappropriate.
^ Do not plant climbing ivy or trees too close to a building. New trees should be no closer than
the mature canopy size.
^ Do not locate plants or trees in locations that will obscure significant azchitectural features or
block views to the building.
^ It is not appropriate to plant a hedge row that will block views into the yazd.
13.8 Maintain the alignment of facades at the sidewalk's edge.
^ Place as much of the facade of the building at the property line as possible.
^ Locating an entire building front behind the established storefront line is inappropriate.
^ Where a portion of a building must be set back from the sidewalk, use landscape elements to
define the sidewalk edge.
Relevant Commercial Design Review Guideline
6.6 A street facing amenity space shall meet all of the following requirements:
• Abut the public sidewalk
• Be level with the sidewalk
• Be open to the sky
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• Be directly accessible to the public
• Be paved or otherwise landscaped
6.8 Street facing amenity space shall contain features to promote and enhance its use.
These may include one or more of the following:
• Street furniture
Public art
• Historical/interpretive marker
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F. Design and Operational Standards for Public Amenify. Public amenity, on all privately-
owned land in which Public amenity is required, shall comply with the following provisions and
limitations:
1. Open to View, Publie amenity areas shall be open to view from the street at pedestrian
Level, which viev~~ need not be measured at right angles.
2. Ooen to Ski Public amenity areas shall be open to the sky. Temporary and seasonal cov-
erings, such as umbrellas and retractable canopies are permitted. Such non-permanent struc-
tures shall not be considered as floor area or a reduction in Public amenity on the parcel.
Trellis structures shall only be permitted in conjunction with commercial restaurant uses on a
designated Historic Landmark or within (H) Historic overlay zones and must be approved pur-
suant to review requirements contained in Chapter 26.415 -Development Involving the Aspen
Inventory of Historic Landmazk Sites and Structures or Development within a Historic District.
Such approved structures shall not be considered as floor area or a reduction in Public space on
the parcel.
3. No 1>JalIs/Enclosures. Public amenity areas shall not be enclosed. Temporary structures,
tents, air exchange entries, plastic canopy walls, and similar devices designed to enclose the .
space are proh[~ib~ited, unless approved as a temporary use, pursuant to Section 26,450. Low
f aces cr walls shat' only be permitted w:u';m or around the perimeter ^vf Pubiii. space if Sueii
structures shall permit views from the street into and throughout the Public space.
4. Prohibited Uses. Public amenity areas shall not be used as storage areas, utility/trash ser-
vice areas, delivery area, parking areas or contain structures of any type, except as specifically
provided for herein. Vacated rights-of--way shall be excluded from Public amenity calculations.
5. Grade Limitations. Required Public amenity shall not be more than four (4} feet above or
two (2) feet below the existing grade of the street or sidewalk which abuts the Public space,
unless the Public amenity space shall follow undisturbed natural grade, in which case there shall
be no limit on the extent to which it is above or below the existing grade of the street, or if a
second level public amenity space is approved by the Commission.
6. Pedestrian Links. In the event that the City of Aspen shall have adopted a trail plan incor-
porating mid-block pedestrian links, any required Public space must, if the city shall so elect, be
applied and dedicated for such use.
7. Landscaoin~ Plan. Prior to issuance of a building permit, the Community Development Di-
rector shall require site plans and drawings of any required Public amenity area, including a
landscaping plan, and a bond in a satisfactory form and amount to insure compliance with any
Public amenity requirements under this title.
8. Maintenance of Landscapine. Whenever the landscaping required herein is not maintained,
the Chief Building Official, after thirty (30) days written notice to the owner or occupant of the
property, may revoke the certificate of occupancy until said party complies with the landscaping
requirements of this section.
9. Commercial Activity. No area of a building site designated as required Public amenity
space under this section shall be used for any commercial activity, including, but not limited to,
City of Aspen Land Use Code. August, 2007.
Part 500, Page 68
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the storage, display, and merchandising of goods and services; provided, however, that the pro-
hibition of this subsection shall not apply when such use is in conjunction with permitted com-
mercial activity on an abutting right-of--way or is otherwise permitted by the City. For outdoor
food vending in the Commercial Core District, also see Section 26.470.040(B)(3), Administra-
tive Growth Management Review.
10. Commercial Restaurant Use. The provisions above notwithstanding, required Public amen-
ity space may be used for commercial restaurant use if adequate pedestrian and emergency ve-
hicle access is maintained.
11. Desi~ Guideline Compliance. The design of the public amenity shall meet the parameters
of the City of Aspen Commercial, Lodging and Historic District Design Objectives and Guide-
lines.
(Ord. No. 55-2000, § 15; Ord. No. 1-2002 § 16, 2002; Ord. No. 23-2004, §3; Ord. No. 5, 2005, §2;
Ord. No.13-2007)
26.575.040 Yards.
A. Projections Into Required Yards. Yards shall be unobstructed from the ground to the sky ex-
cept for the following allowed projections:
1. Building eaves--Eighteen (18) inches;
2. Architectural projections-- Eighteen (18) inches;
Balconies not utilized as an exterior passageway, may extend the lesser of one-third of the
way between the required setback and the property line or four (4) feet.
4. Fire escapes required by the International Building Code--Four (4) feet;
Uncovered porcfies, slabs, patios, walks, retaining walls, steps and similaz structures, which
do not exceed thirty (30) inches above or below natural grade or finished grade, whichever
is more restrictive, shall be permtted to project into the yazd without restriction. Projections
may exceed thirty (30) inches below grade if determined to be required by the chief building
official for window egress.
6. Fences, hedges, berms and walls less than six (6) feet in height, as measured from natural
grade, are permitted in all required yard setbacks. (See, Supplementary Regulations - Sec-
tion 26.575.050, Fences.).
Driveways Driveway access shall not exceed a depth or height greater than twenty-four (24)
inches above or below grade within the required front yard setback. Within all other re-
quired setbacks, driveway access shall not exceed a depth or height greater than thirty (30)
inches above or below grade. Pazking is only permitted within required setbacks if it is in an
approved driveway or other area approved for parking.
City of Aspen Land Use Code. Auwst, 2007.
Part 500, Pa°e 69