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HomeMy WebLinkAboutagenda.hpc.20080723~~ ASPEN HISTORIC PRESERVATION COMMISSION July 23, 2008 5:00 P.M. REGULAR MEETING COUNCIL CHAMBERS 130 S. GALENA ASPEN, COLORADO SITE VISIT: Please visit the sites on your own. I. Roll call II. Approval of minutes -July 9, 2008 minutes IH. 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 #1'n VIII. OLD BUSINESS A. Paepcke auditorium (lhr.) B. Greenwald Pavilion (lhr.) IX. NEW BUSINESS A. NONE X. WORK SESSIONS A. NONE XI. Other Items: A. 1005 Waters Avenue, Ordinance #48 negotiation (30 min.) XII. ADJOURN 7:40 P.M. P18 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL) FOR THE GREENWALD PAVILION LOCATED AT 1000 N. THIRD ST., ASPEN INSTITUTE, ASPEN MEADOWS, LOT 1B, CITY AND TOWNSITE ASPEN. RESOLUTION NO. _, SERIES OF 2008 PARCEL ID: 2735-121-29-809 WHEREAS, the applicant, The Aspen Institute, represented by Jim Curtis, Planner, has requested Major Development (Conceptual) for the construction of a tent, called the Greenwald Pavilion, located at 1000 N. Third St., Aspen Institute, Aspen Meadows, Lot 1B, City and Townsite Aspen; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlazged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. 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; and WHEREAS, Amy Guthrie, in her staff report dated July 23, 2008, performed an analysis of the application based on the standards, found that the review standazds and the "City of Aspen Historic Preservation Design Guidelines had been met and recommended approval with conditions; and WHEREAS, at their regulaz meeting on July 23`d (after the hearing was noticed, opened, and continued from May 28, 2008), the Historic Preservation Commission considered the application, found the application was consistent with the review standazds and "City of Aspen Historic Preservation Design Guidelines" and approved the application with conditions by a vote of _ to NOW, THEREFORE, BE IT RESOLVED: HPC hereby grants Major Development (Conceptual) approval for the construction of a tent, called the Greenwald Pavilion, located at 1000 N. Third St., Aspen Institute, Aspen Meadows, Lot 1B, City and Townsite Aspen, with the following conditions: 1. The tent will be manufactured by Tentnology, consistent with the design information presented in the application to HPC. 2. T'he tent roof is to be white, with sides facing the campus done in mesh. P17 "Exhibit A: Relevant Design Guidelines for Greenwald Pavilion Tent, "Conceptual" 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. ^ Subdivide lazger masses into smaller "modules" that aze similaz in size to the historic buildings on the original site. 11.5 Use building forms that are similar to those of the historic property. ^ They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. ^ Sloping roofs such as gable and hip roofs aze appropriate for primary roof forms. ^ Flat roofs should be used only in azeas where it is appropriate to the context. ^ On a residential structure, eave depths should be similaz to those seen traditionally in the context. ^ Exotic building and roof forms that would detract from the visual continuity of the street aze discouraged. These include geodesic domes and A-frames. 11.9 Use building components that are similar in size and shape to those of the historic properly. ^ These include windows, doors and porches. ^ Overall, details should be modest in chazacter. 11.10 The imitation of older historic styles is discouraged. ^ This blurs the distinction between old and new buildings. ^ Highly complex and ornately detailed revival styles that were not a part of Aspen's history aze especially discouraged on historic sites. P16 We find that the boazd must provide direction on threshold issues related to the size, location, and design of the tent. At final review, other concerns, such as landscaping must be discussed. Although screening is a common request from neighboring properties, the original buildings at the campus were generally fully open to view, or have aspen trees filtering views azound them, as illustrated in this Berko photo that shows the general vicinity of the project in the eazly 1960's. 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. RECOMII~NDATION: Staff recommends HPC support the proposed Tentnology tent with the conditions that the roof be white, with sides facing the campus done in mesh. Further discussion of the reaz fapade and landscaping is needed. Staff recommends that storage be created under the tent, not in a sepazate structure. The storage should be accessed through a floor hatch, or other means of ensuring that it is concealed and does not raise the tent floor above natural grade. Exhibits: Resolution #_, Series of 2008 A. Relevant HPC Design Guidelines B. Original Application (these will be collected for re-use at P&Z) C. Supplementallnformation. 4 P15 structures have been designed in a manner that is sympathetic to the Bauhaus aesthetic. It is very important that cazeful .stewardship of the property be maintained. The application discusses the fact that tents have historically been used on this campus, for instance of course, the Music Tent. Other small structures have commonly popped up in the various meadow azeas. The Greenwald Pavilion, however, is fairly lazge. In its current form, even if the roof and sidewalk are temporarily taken down, the steel skeleton remains in place throughout the summer. As staff understands the structure of the proposed Tentnology product, which only has corner posts, everything could be disassembled during "off weeks." Staff has had concerns that the lazger the facility becomes, the more awkwazd it would be for the structure to have no architectural character. The three music tents that have been part of the campus were designed by renowned azchitects (Fero Saarinen, Herbert Bayer, and Harry Teague) and created inspiring spaces, both inside and out. A standazd event tent, particulazly when the sides aze down, has none of the typical chazacteristics of the other structures at the Institute. One of the ways that the applicant previously proposed to mitigate this concern was to construct canopies extending out from the entry, but staff had objections to the form, materials, and color, of these elements related to the surrounding context. Now that a more creative tent manufacturer has been identified, the entry canopies aze no longer proposed. At the site visit, the possibility of netting, rather than plastic sides for the tent was discussed as a possible option, to preserve a sense of openness. Staff supports this direction. Relevant design guidelines for this review include 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. ^ Subdivide lazger masses into smaller "modules" that aze similaz in size to the historic buildings on the original site. 11.5 Use building forms that are similar to those of the historic property. ^ They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. ^ Sloping roofs such as gable and hip roofs aze appropriate for primary roof forms. ^ Flat roofs should be used only in azeas where it is appropriate to the context. ^ On a residential structure, eave depths should be similaz to those seen traditionally in the context. ^ Exotic building and roof forms that would detract from the visual continuity of the street aze discouraged. These include geodesic domes and A-frames. 11.9 Use building components that are similar in size and shape to those of the historic property. ^ These include windows, doors and porches. ^ Overall, details should be modest in chazacter. P14 APPLICANT: The Aspen Institute, represented by Jim Curtis, Planner. PARCEL ID: 2735-121-29-809. ADDRESS: 1000 N. Third St., Aspen Institute, Aspen Meadows, Lot 1B, City and Townsite Aspen. ZONING: SPA, Specially Planned Area. MAJOR DEVELOPMENT (CONCEPTUAL) The procedure for a Major Development Review, at the Conceptual level, 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. 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: Conceptual review focuses on the height, scale, massing and proportions of a proposal. A list of the relevant design guidelines is attached as "Exhibit A." The Aspen Institute for Humanistic Studies was created in 1947 by Walter Paepcke and formed the foundation for the Aspen Renaissance period after World Waz II. The Meadows campus is very significant as the center of activities related to Paepcke's "Aspen Idea." Paepcke brought Herbert Bayer to Aspen in 1946 to serve as the design consultant for the Institute, a role in which he served until 1976. Bayer, with assistance from Fritz Benedict, was offered the chance to design a planned environment, where the goal was total visual integration. The key features of the property aze the campus plan and the relationship between the architecture and landscape. A number of original Bayer buildings remain (most with alterations), but others including the Music Tent and original lodge units have been demolished. New 2 ~~` P 13 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 1000 N. Third Street, Greenwald Tent- Major Development (Conceptual)- Public Hearing DATE: July 23, 2008 (continued from May 28, 2008) SUMMARY: For the last 3 summers, The Aspen Institute has made use of a seasonal tent, adjacent to the Koch Seminaz building. HPC provided comments on the structure that has been in place since 2005. The tent provides additional space for the many events that aze scheduled at the campus and The Institute has stated their hope to retain this facility on a permanent, summertime only, basis. In 1991, the Meadows azea completed an SPA (Specially Planned Area) review which established the rights to expand structures and activities on the campus. Staff has not found any discussion of a tent in that document. Following HPC review of the proposed project, it proceeds to the Planning and Zoning Commission, and then City Council for an amendment to the SPA approval. HPC's role will be to review for compliance with the "City of Aspen Historic Preservation Design Guidelines." The SPA document cleazly acknowledges the need for HPC involvement in development at this campus, stating that the boazd's review and approval is required and that there is to be "minimal disturbance of significant examples of Herbert Bayer/Fritz Benedict azchitecture." This item was scheduled for review on May 28`", and staff prepazed a memo expressing concerns with the size, entry canopies, location, and "generic" design of the pavilion. HPC was not able to get to the item in May. Since the continuation the applicant has reseazched alternative manufacturers and provided a new tent proposal. HPC members conducted a site visit two weeks ago. Staff supports the construction of a tent as represented to be available from Tentnology. We support the a white roof, consistent with the rest of the campus, mesh sides at least facing the campus, and further dialogue about other treatments or landscaping for the reaz wall of the tent. Staff is concerned with the new suggestion of a storage tent behind Koch Seminaz. At the site visit, a comment about the possibility of a storage azea beneath the new tent was made. This would minimize site coverage and visual impact on the campus. P11 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 28.2008 Sarah pointed out that HPC is reviewing things that Planning & Zoning is not reviewing. The applicant cannot physically sign up for PBcZ unless they have conceptual approval from HPC. MOTION carried 4-2. Yote: Jay, no; Brian, no; Alison, yes; Ann, yes; Sarah, yes; Michael, yes. Isis - Miaor Development MOTION.• Sarah moved to continue the public hearing on the Isis until June 11, 2008; second by Alison. All in favor, motion carried. ..Greenwald Tent at the Aspen Institute Jim Curtis said the Aspen Institute is willing to table the agenda. Public Comments: Paul Taddune: Paul said he represents the Pitkin Reserve homeowners association. Their concern is that this is going to be a temporary solution for one or two years and the concem is the color and landscaping. Maybe the color of the tent could be muted so that it doesn't stand out and harmonizes. Amy Mazgerum talked about their search for a tent that will fit into the landscaping. They are still seazching. Lisa Markalunas said in respect to the native landscaping the river bluff is very important. In the application there where no references to trash facilities. There is a real bear problem along the river bank. As part of their permanent facility there should be permanent beaz proof trash dumpsters that are a sufficient size and that they fit into the landscape. Pitkin Preserve planted trees in order to shield the impact from the white tent. The tent is only going to be up a couple of months of the year which is preferable than all year round. Also on the north side of the root path catering trucks etc. should not have full access to park along the sage meadow. Lisa's letter was entered into the record. MOTION: Sarah moved to continue the public hearing on the Greenwald Tent until July 23rd; second by Jay. All in favor, motion carried. MOTION: Michael moved to adjourn, second by Alison. All in favor, mo n ~arn~d. ee ad__ 'opined at 9:00 p.m. I{athleen J. Strickland, Chief Deputy Clerk 13 P10 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 28, 2008 9. Do not remove any other exterior walls over those indicated on the plan tonight. Jim Curtis stated for the record that they will come back to the HPC on a voluntary basis before going to City Council. Michael said the question is are we going to allow the back third of this building to be demolished so that the project can meet future needs in a better way. Sarah said you need to look at this building as a whole and what is being retained. The majority of this building is being retained. We are talking two walls. Ann pointed out that there are different ways to retain the original glazing and preserve it and meet the energy requirements. Brian said the question is whether we allow this portion that has been brought to us to be demolished. 'The details that Sarah brought forth should be outlined. Sarah said in no way is this setting a precedent. This is a unique situation. Sarah amended the amended motion to add the recommendations by Jay and Brian, conditions 7,8,9. Alison second all the amendments and recommendations. Sarah made another amendment to include all the changes discussed in the points 1 -9 to include that the applicant will come back to HPC for a workshop that addresses these points before going to city council. Alison second the amendment. Michael said the meeting is for the purpose of HPC providing comments to city council for their first review. Sara pointed out that there is time on the agendas to adopt the proposal in a timely fashion. Jay said in light of what Sara said continuing this hearing and voting down the current motion would not slow the applicant down by any means. 12 P9 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 28.2008 Michael pointed out that HPC can either approve, disapprove or continue the public hearing. MOTION.• Sarah moved to approve Paepcke Auditorium at the Aspen Institute based on the guidelines stated earlier; second by Alison. Ann said she cannot approve this because the angles are discordant as to what is going on. Jay also agreed that conditions should be placed on the approval. Sarah and Alison both agreed that we are going to be seeing this project again and there is a lot of process to go through. AMENDED MOTION.• Sarah amended the motion and Alison second the amendment. 1. Restudy the new walls (exterior) of the addition to be more sympathetic to the existing portion of the building. 1. Work on a landscape plan that is congruent to Herbert Bayer's designs. The plan has to be acceptable to the HPC. 3. Existing trees to be retained as much us possible and tf some need to be removed that we are informed and are part of that process. Trees to be removed should be indicated on a site plan. 4. That the cooler is not put in the proposed location. S. No wall to be builf on the walkway. 6. A model be presented at final for us to really understand the mechanical implications of the roof and the new bump (humpback) that is going to be on top of this building. We need to understand everything in three dimensions. Brian requested that the following condition be added to the motion and amended motion. 7. The new overhead door to the deck be looked at more closely and do a design that is more sensitive to the existing architecture. Jay recommended that the windows be restudied and preserved. Jay said the board needs to be careful because we are being asked to move away from our guidelines. We need to be in agreement why we aze allowing this to move forward. 8. Restudy all existing materials and preserve them. 11 P8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 28.2008 indoor outdoor relationship is necessary. Alison asked staff if we had guidelines for commercial structures. Amy said we have the guidelines that relate to the commercial districts. The general guidelines as to how to add onto an historic building apply. There are still issues with limiting demolition. Jay said someone mentioned the windows and that they where going to be replaced Jay pointed out that it was HPC decision to retain the doors on the Red Onion and why wouldn't we retain things on this building to help reach the goals of the remodel. Michael asked Amy to do some research on how other communities handle these situations. Sarah said she looked at the guidelines and found three that support the project. Guidelines aze an interpretation and everyone will interpret differently. In this case the addition is sensitive. The landscape plan needs a lot of help. It is up to us to interpret and we have to struggle to work through what we have. The landscape is very significant on this campus. 2.1 We are preserving original materials. This building is intact and the majority of original materials are remaining and being repaired. 6.1 Preserve significant architectural features. This building is not being altered very much in its shape and form. 10.6 Design an addition to be compatible in size and scale with the main building. Those are the three guidelines that stand out in support of this project. Alison said in essence they could have come forward and said they where going to raise the entire building and build a new auditorium under today's standards. Michael said he is not comfortable moving forward tonight. He would like to know what other communities do in similaz situations. Amy Margerum said HPC is just one step. We have to go through P&Z and we aze worried about process. Amy pointed out that they need a decision tonight. Amy also agrees with the board on the landscaping and will supply that at final. to P7 ASPEN HISTORIC PRESERVATION COMMISSION NIINUTES OF MAY 28.2008 Jim True, city attorney said if HPC applies the criteria and approves the resolution then it moves forward to P&Z and City Council. If HPC denies it they have the right to go into the Ordinance #48, 90 day period. Ann said our mission is to preserve historic resources and the integrity of them. To preserve them we are not just talking about brick and mortar. There are different dimensions. This is a performing arts center and it needs to adapt to different circumstances and requirements. It absolutely has to have ADA compliance. In order to preserve the historic resource in this case you need to preserve the function and the only way to make that successfully is to make the modifications. I do see an important need to upgrade it. In terms of the design the original design is very elegant and exact. All the lines are parallel and the angles are perfect. What we have now are new angles and the outdoor relationships have been destroyed. The landscape is as important as the building. The new design has fragmented the design. You need to work hard to maintain the elegance and very carefully thought relationship of the building to the landscape and to the other buildings on the site. You need a site plan showing the existing trees etc.~so that we can see what trees we are going to loose and what trees need to be protected. Sarah said the act of preserving this building is enabling it to live on as its current function. Jay said preservation is not just preserving buildings but preserving open space and land use. That could be the swaying factor to allow the structure to be changed. We need to be in agreement with why we are allowing some demolition to historic resources. Brian also agreed with everything that has been said. This campus needs to be brought up to functionality. Incremental changes over time could be more detrimental than a well thought out plan. There are some small things that could be tweaked to make it better. I am in favor of bringing this structure up to par in order to allow it to function the way it was intended to. I am struggling with the guidelines. Alison said ten years from if we don't make changes this structure will look horrible. This is part of the question of Post War mid-century preservation. It is very different than the tum of the century preservation. These buildings where built differently and a lot of time experimentally. It is important that this building evolve and this building is a community asset. Having the 9 P6 ASPEN HISTORIC PRESERVATION COMMISSION NIINiTTE5 OF MAY 28.2008 the exit walkway should be heated. Proper position of benches on the south wall are recommended to provide a seating area as you walk through the institute. The natural vegetation should not be disturbed. The natural pasque lilies only exist on the north bank, the Ute Cemetery and Aspen Grove Cemetery. Steve Falender said his house is right across from the exit of the music tent parking lot. I am completely in favor of renovating the auditorium. The seating should be expanded so that it is a fimction auditorium for a long period of time. As the entities become more successful they generate an incredible amount of traffic. We need to have the institute get involved with having some kind of control of the parking. The open space doesn't need to be used for pazking but right now there is no control over the parking. Amy Mazgerum offered to help resolve some of the parking issues. Chairperson, Michael Hoffman closed the public hearing. Michael said the first issue is any demolition going to be permitted by the HPC. Jay pointed out that we need to guide the applicant in the best way that we can. Jay said in looking at the guidelines it is clear in 2.1, 6.1 and 10.10 that if we allow some demolition to this building we are basically not complying with the guidelines. If we allow demolition we need to come up with strong reasons to do so. Jay said when we deal with residential historic structures we preserve the historic part of that structure. This plan does not follow that. Do we preserve something that was not the original plan by the architect? Comparing the original building to what was actually built is night and day. Is it our job to preserve what he actually built because of his significance within the architectural community or do we allow the renovation of his original design. Michael pointed out that the property is not landmazked but part of the SPA. Jim Curtis went over the procedures. HPC & P&Z will do a resolution and then both go to city council. If we choose to enact under Ordinance #48 we have a 90 day negotiation period with City council that will not be an appeal hearing. P5 ASPEN IQSTORIC PRESERVATION COMMISSION MIIVUTES OF MAY 28.2008 and it is 9% of the entire building that will be demolished. It is only 500 square feet and a very simple and modest plan. Sarah asked about the materials of the pushed out walls and the insulation. Michael Shoring said they aze proposing to use concrete block. Michael said there is a four inch veneer and a 1 1/2 inch of insulation and an 8 inch block inside. Ann asked about the glazing. Michael Shoring said all the glazing will be changed. We have not identified the system. The system that is there is a thin aluminum. The windows for the theatre in the slots will get replaced and we are also looking at having those window operable. Michael Shoring said there are very few center isles anymore. The presenter looks out to the audience not the isles. Amy pointed out that in the elevation the doors to the stage are not shown. Michael Shoring said with the new seating pattern we found it necessary to add the doors and it is a code requirement. Michael inquired about the demolition. Michael Shoring said all the seats will go away; we will build over the stage to extend it out to accommodate the accessibility. We are also changing the entry sequence. Alison asked when the entire roof is replaced will there be any problems keeping the existing structure around the outside since it is concrete block. Michael Shoring said it is a straight roofing replacement. The hazd work is in the auditorium. We have looked at the walls with an engineer and we see no problems. The laminated beams will be left in place and we will add structure. Chairperson, Michael Hoffman opened the public hearing. Lisa Markalunas said she has had a life time experience with this building. The landscape is equally important on this site. There are some of the largest stands of aspen trees on this property. The concern is how the landscape relates to the building. Jim Markalunas said he has some practical issues, the two exit doors. On the north side of the building since it is shady there is a lot of ice buildup and P4 ASPEN HISTORIC PRESERVATION COA'IlVIISSION MINUTES OF MAY 28, 2008 Michael Schoring said with the side walls they aze trying to be respectful to the Bayer geometry. There will be patios on either side with TV monitors so that you can see inside from the outside. We are attempting to keep the Bayer ceiling as close to the original as possible. Originally we had duct work within the space and that made the ceiling drop so after further discussion it was determined that the duct work should be out over the roof. We are creating an enclosure to supply air to the auditorium. Jim Curtis said there aze two important questions: Why is the Institute proposing this renovation and second why is the seating being increased. The comprehensive renovation could be in excess often million dollars. The intent is to make the building current and viable for the next 50 years. For the last 50 years we have raised money and put band aids on. The energy and enthusiasm at the institute under Water Isaacson and Amy Mazgenun gives them the opportunity to go out and raise money. Everyone is excited at the institute about the renovation. It would be difficult to raise money and loose seating due to ADA requirements so that is why we are proposing to increase the seating. The local Aspen and Roaring Fork Valley citizens benefit from the increased seating in the summer. The institute does not need the increased seating for their winter programs. With the TV monitors outside you can accommodate another 50 people. Cleazly the threshold issue is any demolition of this building good, bad or permitted. If the sense of the board is no demolition we need to know that tonight. Amy Margerum, vice-president of the Aspen Institute. Amy said we have been told by the Community Development department that we have to do certain things even if we do not do any demolition. We want to preserve this building and preserve the Paepcke and Bayer dream. We spent a yeaz with a community committee and there was 100% unanimous approval of doing something like this to the building. Amy also pointed out that there are many other Bayer buildings that have been added onto, demolished and changed over the years. We have heazd over and over that the building should be opened up to more people. We are doing this to open the building up to the community. Jim Curtis said if we keep the existing footprint we will loose between 15 to 25 seats. Amy Margerum also pointed out that in the staff memo it stated that 45% of the wall would be demolished. All the walls of this building are important 6 P3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 28.2008 create the extra 50 seats. The restaurant and health club have been expanded which was easier to do because they are up against embankments and aze not visible from all four sides. This building is free standing and observed from all four sides. Staff objects to demolishing 45% of the walls of the auditorium in order to make the expansion. We recommend if there is additional seating that it needs to be accommodated some how within the interior space. There are some other issues which include replacing the windows and an original skylight that can be handled at final. The fundamental issue is whether the demolition and expansion can take place. Jim Gtirtis, represented the Aspen Institute Michael Scoring, F&G Architects Jim said F&G has a track record in Theatre architecture and post 1950 preservation work. Michael Scoring said Bayer had a desire to integrate the inside and outside and as an environmental designer he brought real connections to the outside. From a materials conservation standpoint we are looking at this building as a rehabilitation and a complete overhaul. We are dealing with preservation issues, material conservation, additions, accessibility, systems, finishes and adaptive reuse so it runs the gamete of all the things that you can possibly do to any particular building. Michael did a power point presentation. The lobby is undersized by today's code standards. There are a series of paths that connect in and out of the building. Based on staff's recommendation we are not removing the skylight. We do show a skylight in the back lobby area that is more of a roof monitor to bring light into one of the walls. We have new seating areas and are making the stage accessible which are two low sloped ramps so that everyone can get to the stage at any given time. Jim Curtis said where the cooler is proposed for the auditorium there is a stand of aspen trees and behind the trees there is an opening. From the Parks Department point of view there is no problem putting the cooler behind the trees which makes it less visible. We have options as to where the fluid cooler could go and how the heating and cooling for the building is handled. Jim pointed out that the heating system is forced air set in concrete. We have redesigned the projection room in order to create more space in the foyer which is undersized. 5 P2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 28.2008 Brian, said the rhythmic standpoint Exhibit III makes more sense. Alison and Sarah agreed. MOTION: Brian made the motion to continue the public hearing and conceptual development of 204 N. Monarch until June 25`x'; second by Sarah. Motion carried 4-l. Michael said the commission is in favor of seeing an application that reflects the design of Exhibit III. Sarah said she would like to see a model. Tim said for clarification the board would like to see the mimicking of the Blue Vic gable flushed out and the recess gable filled in. Alison asked if the board wanted the gable higher than the Blue Vic. Jeffery said they can lower it and flush the roofs. Sarah said there are a lot of merits to scheme II. VOTE: Jay, no; Brian, yes; Alison, yes; Sarah, yes; Michael, yes. Paepcke Auditorium Ann was seated. Amy said the main purpose of the project is to provide some mechanical upgrades to the building for presentations and also to potentially expand some of the seating by approximately 50 seats which is about a 540 foot expansion. Paepcke Auditorium was built in 1961. Staff's memo refers to the SPA plan that was adopted in 1990 and 1991 which talks about future expansion. We did not find anything about expansion of the auditorium in the document. HPC's purpose is to discuss design review issues and the historic preservation guidelines. Herbert Bayer was a respective artist in many fields and this is where his architecture career began. He was brought to the Aspen Institute to develop the campus. He used such simple materials such as concrete block. This building built by Herbert Bayer is significant and we need to be sensitive to any changes. A lot of the work will be on the interior. In terms of the auditorium itself staff has a strong objection to the notion of demolishing a portion of the auditorium walls. Staff estimates that 45% of the wall planes would be demolished in order to create new wings to a P1 a. MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 1000 N. Third Street, Paepcke Auditorium- Follow-up to Conceptual Development Approval DATE: July 23, 2008 SUMMARY: On May 28th, HPC granted Conceptual Development approval for modifications to Paepcke Auditorium, with conditions for restudy. Minutes from the meeting aze attached. The Institute was asked to return to the board with the restudy before proceeding to other review boazds. This is the purpose of tonight's meeting. There is some new information in the packet that HPC should give particulaz consideration. A site plan indicates the conceptual boundaries of an enlarged pond in front of Koch Seminaz. This would be used for Ground Source Heat. The plan indicates a future tent in the azea, although no other information is provided. The plan shows an alternative location for an above grade HVAC unit behind Koch Seminaz if the pond is not workable. Directly related to the Auditorium, a new mechanical chase is proposed on the roof, changing the profile. Staff understands this to be in lieu of dropping/altering the historic ceiling in the theater space. Clarification is needed. Staff recommends the boazd provide feedback to guide the project towazds the Final Development application. P19 3. Further discussion of the reaz facade and landscaping is needed. 4. Any storage must be created under the tent, not in a sepazate structure. The storage should be accessed through a floor hatch, or other means of ensuring that it is concealed and does not raise the tent floor above natural grade. APPROVED BY THE COMIVIISSION at its regular meeting on the 23rd day of July, 2008. Approved as to Form: Jim True, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Michael Hoffman, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk P21 Q. MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sara Adams, Historic Preservation Planner THRU: Amy Guthrie, Historic Preservation Officer RE: 1005 Waters Avenue, Ordinance #48 negotiation process DATE: July 23, 2008 PROCESS: In July 2007, Aspen City Council adopted an emergency ordinance, Ordinance #30, Series of 2007. That ordinance prohibited any exterior alterations, land use applications, or building permits affecting all non-landmarked buildings constructed at least 30 years ago, unless it was determined that no potential historic resource was negatively affected. The purpose of the Ordinance was to protect Aspen's significant architectural heritage; not only Victorians, but more modem structures as well. Ordinance #30 was in place for 5 months, during which time Council held numerous meetings to discuss the effect of the new regulations and potential amendments. In particular, Council wished to see the applicability of the Ordinance narrowed down dramatically from all properties over 30 yeazs of age to a specific list researched by staff and found to potentially qualify for landmark designation. In December 2007, Ordinance #48, Series of 2007 was adopted to replace Ordinance #30. Ordinance #48 creates a formal list of potential historic resources in Aspen that may have historical, architectural, archaeological, engineering and cultural importance. Detrimental development or demolition actions affecting these properties will be limited while the City undertakes an evaluation of t_he historic preservation program via the HP Task Force. 1005 Waters Avenue is identified on the List of Potential Historic Resources as part of Ordinance #48. Owners of property listed on Ordinance #48 can still move forward with proposed projects if they: A. Submit the plans and seek staff determination that the work is exempt from delay under Ordinance #48 (routine maintenance work for example); or B. Submit plans and seek staff determination that the work, while not exempt from Ordinance #48, can move forwazd by voluntarily complying with Staff or HPC review (depending on the scope of work) of the project, or C. Refuse the option for HPC review and submit plans with the intention of triggering a 90 day delay period, during which time City Staff and .Council will negotiate for appropriate preservation of the property. If the negotiation does not result in an agreement to landmark designate the property, the building permits will be processed as requested. P22 The property owners selected Option C and submitted a Land Use application for Residential Design Standard variances to the Planning and Zoning Commission. Staff determined that the proposed changes trigger an Ordinance #48 review. Within the 90 day negotiation period, meetings aze scheduled with the Historic Preservation Commission and the City Council regarding the proposed changes and the nature of the Potential Historic Resource. HPC review is not a public hearing, the acceptance of comments from the public or property owners are at the discretion of the Commission. The Commission is asked to make a recommendation to City Council regarding Council extending benefits to the owner to preserve the property without inappropriate alterations. City Council will meet on August 11, 2008 at Spm in Aspen City Hall. Staff shall confer with City Council regarding the proposed Land Use application, the nature of the Potential Historic Resource, and the staff and Historic Preservation Commission's assessment of the Resource and the effects of the proposed changes upon the Resource. Council may decide to negotiate with the property owner to reach a mutually acceptable agreement. APPLICANT: Nancy Bryant, 1005 Waters Avenue, represented by Gretchen Greenwood of Gretchen Greenwood & Associates, Inc. 520 Walnut Street, Aspen, CO 81611. Additional owners Chris Leverich and Andrew Dolan have consented to the application. PARCEL ID: 2737-182-82-001 ADDRESS: 1005 Waters Avenue, Lots A - C, Block 41, City and Townsite of Aspen, Colorado. ZO1~iING: R-15, Moderate Density Residential 2 P23 DICUSSION: 1005 Waters Avenue was built circa 1964. It is located on Waters Avenue, refer to the map. This house combines Chalet architecture with the modernist approach employed by trained architects such as Fritz Benedict and Herbert Bayer. Similar to other Chalet buildings, this residence is sited toward the mountain on an angle. The low pitched roof, deep overhangs, and simple form are characteristic of this era as is more glazing on the primary facade, typically carrying all the way up to the roof. 1005 Waters Avenue The simple low pitched roof form is evident in both chalet architecture and "Modern Chalet" architecture that combines modern technology and chalet style elements. Chalet Lisl, 100 East Hyman, built in 1948. 949 Smuggler Street, built in 1946. Similar low pitched roof forms: P24 Prospector Lodge, built in 1947. Demolished. Extending the glazing into the gable end refers to advancing construction technology and a modern aesthetic: 1005 Waters Avenue was built in the early 1960s when Aspen was establishing itself as a vacation destination. The renaissance of Aspen in the Post War era is evident in these modest second homes that reflect both small scale and a certain level of design influence. 626 West Francis Street, built in 1961/2. 118 East Bleeker Street, built in 1965. 4 Similar glazing into the gable roof: P25 809 South Aspen Street, Shadow Moiultain Condomiums, built in 1965. 615 Gillespie Street, built in 197 by Fritz Benedict. Demolished in 2005. 219 South Third Street, built in 1965. Unfortunately, we have very limited information about this residence and have been unable to locate the architect/builder of 1005 Waters Avenue. The assessor lists the construction date as 1964, which is consistent with the style and type of construction. 5 P26 The applicant would like to add a second floor to the residence and completely alter the street-facing (north) facade, which Staff views as destructive to the integrity of the architecture and design. The proposed work requires variances from the Residential Design Standards, which the Planning and Zoning Commission will discuss in September. The two images below illustrate the existing street elevation (top) and the proposed street elevation with the added second story (bottom). It is Staff's opinion that the proposed alteration will destroy any important characteristics of the potential historic resource. The one story low gable roof and glazing style and placement convey a 1960s era vacation home. These features are permanently destroyed with the proposed changes and render this building ineligible for landmark designation. ®®® _ - ~ ~~. ~ -- _ - ~ ~~ I I I i`` ~_ ~~ III .i ~ Dill I~~ II~I~i ~~~. __ EXISTIty~ STrZc'"cT VIEWNGr2TN ELEvATIG~ _ ~, ~, o, ----- - 6 P27 POTENTIAL BENEFITS: City Council will discuss whether they should negotiate with the property owners regarding the proposed changes through existing benefits available to historic landmarks and/or other means. Following aze some of the benefits available to this property if it is designated: Impact Fee Exemption: The proposed changes include adding 3 bedrooms to the residence (for a total of 6 bedrooms), which require Impact Fees (TDM and Pazks). Parks Dedication Fee: approximately $13,287 (3 * $4,429) TDM/AirQuality Fee: approximately $1,494 (3 * $498) A total of $14,781 in impact fees would be waived if the property was designated a historic landmark. Variances: The site currently has existing non-conforming setbacks to the north, east and west. HPC is authorized to grant setback variances for historic properties in an effort to preserve the historic resource. If the property is not designated, a hardship must be proven to be granted a setback variance. Dimensional Requirements: 1005 Waters Avenue is located in the R-15 zone district, which has a minimum lot size of 15,000 square feet. The subject lot is about 9,000 square feet. It is anon-conforming lot of record and the only allowed use is a single family home. A designated landmark property in R-15 has a minimum lot size of 3,000 square feet and a minimum of 3,000 squaze feet per dwelling unit. This means that 1005 Waters Avenue, if it is designated historic, could be converted into a duplex and would be allowed approximately 400 more square feet of additional floor area than as a single family use. (3,755.9 sq. ft. of floor area for a single family residence and 4,152.8 sq. ft. of floor area for a duplex residence) FAR Bonus: Designated landmark properties are eligible fora 500 squaze foot floor area bonus. Transfen•able Develonment Riehts (TDRI: Designated landmark properties aze eligible to establish and sell TDR certificates in increments of 250 square feet of unbuilt floor area from the designated property. These certificates are sold on the free mazket to non- historic sites within the City. DECISION MAHING OPTIONS: • The HPC is asked to make recommendations to the Aspen City Council regarding the nature and value of the Potential Historic Resource and the proposed changes. Exhibits: A.) Existing and Proposed Drawings MEMORANDUM TO: Amy Guthrie, FROM: Jim Curtis, Community Deve. Office Owner Representative Aspen Institute DATE: July 14, 2008 ~~EIVED JUL 14 2008 CITY OF ASPEN COMMUNITY DEVELOPMENT RE: Greenwald Pavilion Tent SPA Application Supplemental Information for July 23 HPC Meeting The Aspen Institute agrees that the existing Greenwald Pavilion Tent is a "plain Jane" tent and the Institute is willing to spend more money for a nicer designer-type tent. The issue is the cost of a nicer designer-type tent ($200,000 - $400,000 & up) vs. the concern of Pitkin Green/Red Mountain to minimize the number of days the tent is up. A. Background. The existing tent was first used during the Summer of 2005. The tent is a summer-only tent typically erected the last week in June and taken down the last week in August fora 9 week period. The tent was used during the Summers of 2005 - 2008 on a Temporary Use Permit. The tent is typically used 5 - 7 times a summer for larger keynote Aspen Institute events like Aspen Ideas Festivals, a Dalai Lama Blessing, a John McCain discussion or a Barack Obama discussion. The tent is 60' x 120' (7,200 sf) and can hold 500 - 700 people depending on the seating arrangement. No other facilities at the Institute, including the new Doerr-Hosier Center, were designed or intended to hold these larger keynote events. When possible, the Institute tries to hold its largest events in the MAA Music Tent in co-ordination with the MAA. However, the MAA Music Tent typically has an extremely full summer schedule and coordinating the use and schedule of the Music Tent is a challenge. The Institute's SPA request is to make the tent a permanent summer-only tent vs. a year by year Temporary Use Permit so the Institute has long-term certainty on the use of the tent and so it can make improvements to the tent. Improvements would be a nicer designer-type tent, a permanent concrete or asphalt floor overlain w/carpeting, and upgraded electrical, water and audio-visual connections. No new restroom facilities are proposed as tent patrons use the restrooms in the near-by Koch Building. B. Nicer Designer-Type Tent. The Institute is investigating nicer designer-type tents. One nicer tent the Institute prefers is a custom modified Mega 40' x 40' Tent by Tentnology Corp. (See brochure attached.) The Institute is investigating with Tentnology Corp. if the standard 40' x 40' Mega Tent can be custom modified to be two (2) 60' x 60' tents or three (3) 40' x 60' tents to achieve a 60' x 120' footprint (7,200 s£) same as the existing tent.. GuthrieMemoReGreenwaldPavilionSupplnfo07I48 1 Of 2 The Institute is also investigating with Tentnology Corp. customizing options to make the tent less impact to Pitkin Green/Red Mountain. (See customized accessories brochure attached). Customized options are less reflective colors and tlnishes for the tent to replace the existing reflective cold white color and finish, and less reflective mesh side walls to replace the existing reflective clear plastic side walls. The Listitute will update the HPC as to the Tentnology Corp. discussions on July 23. C. Accessory Storaee Tent. The Institute would like to amend its SPA Application to request an accessory storage tent (30' x 40') that would be located behind (north side) of the Koch Building (see attached sketch). The location behind the Koch Building is an existing "back of house" service/mechanical/storage area with little visibility to the general public including Pitkin Green/Red Mountain. The accessory storage tent would allow Greenwald Tent chairs, tables, stage sections, podiums, etc. to be stored and used/arranged as Greenwald Tent events require. The accessory storage tent would only be up during the July-August period the Greenwald Tent is up. In the winter, the Institute would return the Greenwald chairs, tables, etc. to the rental company or place the chairs, tables, etc. in an off-site storage unit. The accessory tent would be as low key ,least impact as possible regarding height, color, finish, etc. In summary, the Institute would like HPC direction on two (2) items: Does HPC feel the Mega Tent design is better and acceptable? 2. Does HPC prefer a white only color if a less reflective white can be found? If a less reflective white can not be found, is a light beige, khaki or other color acceptable? The Aspen Institute looks forward to the HPC discussion on July 23. 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CD r ~ ~~ ~ ~ ~_ ~~ I '; ./ _~ r 4tl 1ti ~~i ~. ~. =h ~ ~i -,~~' ~~ O C n S cD fn ~ rD ~ ~ 7 ~ ~ n m~vcmw ~' oo-mN r- n ~ ~ ~ ~ "'`D'am ~ O ~f°~so ~ c~°cv C ~ o~ ?a ~ ~~~~ ~ R1 ~ cm oar o ~ a s~ Z ~ ~~~ ~ '^ °i~v ~ °'`DGO ~ '^ g o ~ ~ ~ '^+ ~c -~ ~ m ~ a a~ c~ ~ o .~, 01 v ~ ~* ~ v, ~' ~ m ~. ® m ~nN n ~ ,~ o ,~ 3 ~ •v ~ C b -p ~ c o:~'O ~ V1 m .QV ~ vfDmQo P ,.. m ~ ~ ~ C Q;~o~-a w aa°,~ ~_ X03 O °i ~'c as Z ~~n~ (,~ --o ~ ~ n ~ p. „f N ~ c ~ N C ~ rt' ~ ~ ~ ~ rt ~o~.~ a3 ~ ~ ~ N (D ~ vrDi y1 ~ o a 30 c o _ ~ o ., \~ ~" ~~ ~\~\ `~ J ~\ ; __ ~ , ;~ ~~ f ~ ~ } ~ ,~ i ~~ °~' ,fDr« ~ <v m D 0 x o ran r1 ~ sac ~ D~Q ~ c p s r ~c ~ p V1 o'a,o ~ v my a '~ ~-° n . ~ info-{ ni ~~~ ~ ~, c °1~~ °-'~~~ o~~~~ ~ spa R1 oc~_`~ ~ Noa ~ A D C ,~. l0 n~ r d~~ Z ~~ 7 0 0 l0 ~_ ~ ~, 3 ~' a ~ o_ o ,n c ro vi c ~ ~* o v tC' ~ S O ~ z ~ an ~ ~ n ~ ^ rr ~ n ~ ,~ 'r C X C cD 't ~ ~ fD ~ ~ ~ 7 7' v ~ ~ p ~ ~~ ° v ~~ °i v w D ~ v~_ v s~ m rt ~ H 3; ~ ~. °' n fD 177 N fn `G ~ o ~ m ~rn~ A ~ m ~ ,~ n ~• can < `•" ~ ~, ~ ~ r+ _ ~~ °...,' ~ ~ C M ~~~'~ c0 ~ ~ o O S~ ~O "* < 7 ~ 3 to O v ,~ S ~ fND N ~ '~ Q S ~ ~ ~~ n ~ "Oi` C ~ N~ ~~ s ,C p- = O < n 3 ~n ~~ ~ ~~~ e- r Z v 0 v 0 O m Z O r ^~ Yl ~r m ~nwy MEMORANDUM TO: Amy Guthrie, FROM: Jim Curtis, DATE: July 14, 2008 Community Deve. Office Owner Representative Aspen Institute RE: Paepcke Auditorium Renovation SPA Application Responses from May 28 HPC Meeting Given below are responses to the questions and conditions raised at the May 28 HPC meeting. The responses are in the order of the conditions noted in the HPC's discussion. 1. New Walls and Openings: FMG has refined the design of the new addition walls to be more sympathetic to the design of the existing building. Based on the original design, where wall planes are offset and "slip" past one another, the new walls are refined with a similar pattern in plan while echoing the sharp step-down of the original rear auditorium walls. The proposed glazed "slot" with its overhead door and horizontal muntin pattern aligns with the existing window pattern in the auditorium. The centering of this new glazed slot within the new wall creates a focused portal to the expanded auditorium. Also, please note that the refined plan has added approximately 37 sf. to each addition increasing each addition from approximately 270 to 307 sf. Revised plan, section, and elevation drawings are attached. 2. Landscape, Walks, Tree Removal, and the Connection to the Mayer Patio: a. Landscape: New landscaping around the building is limited to areas of disturbance and is planned to be minimal, mainly regrassing disturbed areas. The proposed ground source heat pump (GSHP) pond is discussed under Item #4 herein. b. Walks: walks and new patios will be concrete to match existing walks. c. Tree Removal: Proposed tree removals are necessitated by construction and are noted on the attached Landscape Plan. See Item 3 herein. d. The connection to the Mayer Patio is shown on the attached Site Plan and Floor Plan drawings. The connection emphasizes the indoor/outdoor relationship between the Paepcke Building and the Mayer Patio. As noted at the May 28 meeting, one of the goals of the Paepcke Renovation is to "open" the building more to the community. To encourage this, the Institute would set- up mobile TV monitors, a tent and chairs in the Mayer Patio to accommodate PaepckeHPCMemo723Meeting07148 1 Of 3 overflow crowds for the larger Paepcke events. This outside listening experience should be quite enjoyable. 3. Tree Removal: A schematic Landscape Plan is attached and identities the trees to be removed. Jim Curtis performed a site visit with Brian Flynn of the Parks Department on May 19 to examine the trees proposed to be removed. Pursuant to the 1991 SPA Agreement, the Institute will replace removed trees on a l : l caliper inch basis, except for dead or dying trees which are not required to be replaced under the SPA Agreement. Most likely, most of the replacement trees will be planted at the existing Paepcke parking area which has numerous dead or dying trees. A Tree Removal & Mitigation Plan will be submitted to the Parks Department. 4. Relocate Fluid Cooler: The fluid cooler which is for cooling Paepcke in the summer has been removed from the backside of the Paepcke Building. The Institute is investigating the option of both heating and cooling Paepcke using a ground source heat pump (GSHP) system similar to the system installed in the new Doerr-Hosier Center. A GSHP system is estimated to have a 40% saving in gas and electric costs in heating and cooling the building and would be sized to eventually have the adjoining Koch Building connected into the GSHP system. The GSHP system would be installed in an expansion and deepening of the existing pond northeast of Paepcke as shown on the attached Site Plan. Resource Engineering Group, which designed the Doerr-Hosier system, will attend the July 23 meeting to describe the system. The Institute agrees that completely fencing or screening the pond for safety or Building Code requirements would be unacceptable. FMG has contacted the Building Dept. on this issue and there is no black & white answer at this time. FMG will continue to work with the Building Dept. on this issue and keep the HPC informed. Therfore, if the GSHP system proves unacceptable, the Institute will use a fluid cooler system for cooling Paepcke. The fluid cooler will be relocated to the existing mechanical area on the backside (north side) of the Koch Building and cooling fluid piped between this location and Paepcke. This will locate the mechanical equipment for Koch and Paepcke in an existing non-visible mechanical area. 5. Sereea Wall on the Walkway: This item refers to the screen wall that was previously shown to screen the fluid cooler. This wall has been eliminated. 6. Model: A scale model of the proposed Paepcke design will be presented at the July 23 meeting. 7. Overhead Doors at New Additions: Proposed overhead doors are integrated into the overall glazed slots at the north and south sides of the auditorium. The aesthetic of the aluminum-framed units is sympathetic to the existing glazing design, and the scale is appropriate for the size of the auditorium openings. 8. Preserve Existing Materials: Existing masonry surfaces to remain will be preserved. New roofing, flashing, copings, windows, and doors are proposed with profiles similar to the existing design. As noted at the May 28 meeting, most of the existing windows and doors are fitted with single pane glass that does not comply PaepckeHPCMeino723Meeting0714N 2 Of 3 with energy codes. Due to the significantly increased weight of insulated glazing over the current single pane glass, the design team is researching uew systems that will fulfill energy, operational, and visual requiren7ents. Additional information on this issue will be presented at the July 23 meeting. 9. Removal of Other Exterior Materials: See Item 8 herein. 10. Attend HPC hearing to review the items noted above prior to appearing before City Council: The Aspen Institute looks forward to the July 23 meeting and addressing the questions raised at the May 28 meeting. Thank you for your consideration of these items. PaepckeHPCMcmo723Meeting0714g 3 Of 3 U O 2 ~ O ~ m N N W U O O = U W ~ K F ~! ~ N w ~ ~ o 0 d O z U J o N (n ~ ° ~` ~ I- ° ~ W W ~ U = Z U OQ Z= OU ~~ ~ OU Z J ~ ~ J J W W Q LL Z Q J W Q U Z Q Z Q J W H Cn Z w~ C~ i- _~ ~ ~~o W ~ ~ ~o~ ~ zQ~ W ~YO Z a~w 0 U ~~a i I 0 ~ o ~ o _ ~ ~' ~ s o S o G G N l / • I 1 1 I I- ~_ Z C~ W U Z O U oZU J N ~ J ~~U ~ W a~ w ZU Z = OV H~ >Q O~ Z J W J ~ ~ J J W W Q LL w~ H- ~ ~~O O~ H Z0~ ZQO aY0 Qaw wwa ~aQ ~ Z U O J o N ~ J ~n ~~U ~ ~ W a~ w_ U= Z U OQ z= OV ~~ >a O~ Z J W J ~ ~ J J W W a z Q J d J LL H Z W W Q m Z U_ ~ ~ ~ ~O~ W H ~ ~~~ d ZQp W aYU Z aaw O ~aQ c'~ a~ r J~- ]~ J~ o~ i~ 3 0 s a m m 0 z 0 U w N 1, ~~ _J I I ii ii ~~ ~i ~~ ~~ ~~ ~~ ~~ ~~ ~~ ~~ ~~ ~~ ~~ ~~ .J i i -ii z 0 w w O z `~ oZU J M - J ro ~Wfn ~ ~U ~w a~ w_ U= Z U OQ z= OV ~~ >Q O~ z~ W J ~ ~ J J W W Z O r U w D Z Z o Q a w w Z F- O \Q W J W Z ~_ H ~_ ~ H ~ ~ W H ~ ~ ~~~ d ZQO W awc~ Z Qaw O wwa U ~aQ w w Z Y 0 0 r m m 0 c~ r z 0 U w y Z 0 a w w H w `~ oZU ~ (~ J M J m ~Wfn ~U aw w~ U2 Z U OQ z= OU H~ >Q OU Z J W J J J W W Q LL Z 0 U W Z Q Z O H Q w J W Z H ~ ~ ~~O W ~~~ ~ zip d Z Q ~ W awU Z Qaw W W a U ~aQ C ~ • ~1 I~ ~ o N Z U J J _o ~ f ~ ~ U ~ ~ W w ~ - U Z = U O Q z O = V ~ > ~ Q O Z ~ ~ I ~ ~ I J J j W Q LL p ~ _~~ U 9 ~ ~ ~ e 9 T Wg tl~ ~~ II I 9 1 { 8 ~ _ , G 9 ____ _~ ® HW19865 ~® ®~~ ~~ .~ ~ ~~ ~ ~ ~6 0 ~ ~ a ~ ~~ ~ Z J a ~ __ - -- ~ O O J V- W ~ ~ ~ ~ F ~ ~ ~_ ~ O ~ LL Z p 0 C7 Z Z a Q w o U Cn a a w W ~ a Q 0 N o Z U J o (`MyU)J ~~U ~ w d ~ W - U= Z U oa Z U O~ >Q O~ Z J W J ~ ~ J J W W a z a J J LL. H Z W W ~~O ~ ~O~ H m ?~O U Zap Z a w U Cn aaw W ~aQ Z O w J W S F O z 0 a w J W F W Z O H w J W 2 O Z oZU J m N ~ J v ~ ~ F- ~ U aw w~ U= Z U OQ Z= OV H~ >Q O~ Z J W J ~ ~ J J W W W' Q W Z LO r Q W ~p0 /w ?~O V Z Q ~ Z d W U (~ Q d W X W ~aa.a Project: Applicant: Location: Zone District: Lot Size: ~:~~, Lot Area: (for. the purposes of calculating Floor Area; Lot Area ma}~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: Existing: ./Y//f Proposed: ~~i9 Number of residential units: Existing: r Proposed.• / Number of bedrooms: Existing:s~Proposed:~- Proposed % of demolition (Historic properties only):~~ DIMENSIONS: Floor Area: Existing~ .a, s7Allowable:~ 73~ Proposed: 3, ~g/ Principal bldg. height: , Fxisting:AlTowable:as,°p Proposed:o~S ~~ ~ Access. bldg. height: Existing: N~~. ffllowable: iV~A Proposed: N/A On-Site pazking: Existing:_'~,__Required- 2 Proposed- 2 /Vo CEJI~NGE Site coverage: F~isting:~_Required:~l/~i9 Proposed:~ '~'~~'~"" ~~~"""""YYY Open Space: w Exfsting:~ T A Required• N/A P~roposed.- /t/ //y ~ ' Front Setback: ~ r Existing: ~ ` /8 M Required.• as =~Proposed: /9 'B /~/D G~/NloE Rear Setback: Existing:~Required.• /~ -O Proposed.• /~ ^~ t r r ~ r ENO Ct'~+/6floE Combined FB: Existing:~,~Required: N-/,4 Proposed.-~ .~jf Side Setback: _ Existing: ~p !D ~ Required: /Q ~D p Proposed.- ~ ^D~/~/O Ctll9/LYoE N/~r Side Setback: Existing: s ! ~ Required: /~ ~ p "Proposed:~'~!o Cfih'!NG£ Combined Sides: Existing:~_Required.•_~_Proposed.• N/~ Distance Between Existing Required: N A Proposed:~j~ Buildings ~ r ~' N/A = NoT I~/~c~`acE F~~NT Y~ ~~B/f~% Existin;; non-conformit ies or encroachments: Variations requested: ~~51(o/I/ ,QEY~E~1Y lvGl!l~EL~NES r ATTACHMENT3 DIMENSIONAL REQUIREMENTS FORM 066L-SZ6-0L6 ~3 ZOShiZ6-0G6 i I918 ~e%uJ'u~N I~AS inule.N OZS ~1'~+Ia1~V a poon~uaa~~ uago~al~ :o ;; ~~I ~~I ggCCOq ~ B p pa ~ i L ~a y ! ~a~4 ~~ ~ ~~~r a F ,~iil~~~~ ~ ~~8~~~~#~I~I~R~~@ oo...wo ~ II a ~d- ~e ~Ra ~Yn ~a ~x S~ a'y €~ t`asa: 63s s ~R ~$ °y~$ $B ~a BgBg ~~J ~p s~ y4 @~ N°~C 3yY eWe W ~~ L L s~~ ~'~ ~ ~ ~ ®~® ~ ~~ ; , >t 3Stl :~e nxwo 30NVILItlA M31/~321 N~JIS34 NOIltllOlddtl 3Sf10Nt/1 oxivmee 6Cg S 7Ep ~~ ~R i o W e~ a Q ~ -~ ~ a"{ ~ ~ y !-- ~ ~ ~ _ _ ~~ ~~ a~eag oN ~- ~~ OOVNOl00'N3dSV sooa~s 3.ro 3f1N3Atl Si131tlM 500ti A311Nf1S1N3W3/10MdWl 30N301S3?JHOIN3A3l1NtlAilB 7 4~ ~~Q ~~~ R = ' s ~~~ E¢g ~ 9 ~ F \ ~ ~ o e ~ o~~ a ~s~! 3 x = o r ~ z 0 ~0 1=w vla° o~ J 2~0 2WOW ~~U 3 Z ~~ p a°°~~ °mz°O~ ~ Q ~W ~ tr~~ ~ # ~ ~ I ~)s e~i~ I ~ ~ • ~ ~ `` A`~ I ~ .' ~ i ~~ t~ ~~ R I t~r~ 6q s.„e @~„!~ gaa Ge ~~~~ tb V ~~ ~ ~ ~ ~a o~ H f-c~a fi=r, wwx~ _ ~x-~ox oo~,~~oxoo ~FOO ri VIVd wa~~o~a`'ivJi _.. _.... ~_ [1918 nPelWn'J'~s'd uxavua sm~c OOV80W0'N3d$tl /~' i ` MIS lnuleM OZS '~uI blel~W F - 30NtlRftlA M31A3a NJIS30 -NOIltl0llddtl 3SI1 ONtlI ~«~~~a 80029 ~ro 3f1N3Atl S2131tlM 5002 w . 1 \ ~~ j~00MLIaaJ~ LI2L[J~a3~ SNt/ld NOOI~ 9NIlSIX3 30N301S3a NOIa3A3l 1NtlAilB ~ v J i ~ 8 LL ~ J J Z E ` Z N W ~ l ~~ s+rl N U~ ~ ~~ ~p~>,~ ~ ~ $ ~ W Y ~i Y y~ C N O ~ o$ n ~ A 1~ ~ 8 Q '3 ~ ~ O ~~ N Q r s Z S S r ~y9i mp}i~ .~ ppl 066G-SZ6-0L6 aTd ZOS6 :'26-016 ~~~ OOVHOl00 ~N3d5V ~, I I91@ ope~oloJ'uadsy ~ ""'S'°°I°'~ ozs ~~ol'sal>31~os5y a 30NtlILIVA M31A3a N`JIS30 -NOI1tl01lddt/ 3Sf10Nt/l -oH ~mue 8002-9 ~ro 3f1N3~M SLI3IHM 500 ^ • ~ \ j~00MUaa3~ uaga;aid SNVId 2JOOl~ JNIISIX3 30N341S3LI HOILI3/~3l 1NtlAa8 \_ \1 ~ I Oyny l N 3 6Y 00'00 :031 °~'~ g ~ ~ °o~ N ~ ~ yy ~ 1J 3 I/ \ O v O T ~ p O g N r Z r ~~ ®p}?~ .00 OOt 066L-SZ6-0L6 ~d ZOSPSZ6OG6 .e wawa ~ OOtl2i0W0'N3dSV I I9I8 opeigo0 Vadry ""'S'"wB,x ozs 30NtlRitlA S3NI101f1J N91S30 NOIPd'Jllddtl 3S(1 ONtlI 8002-9 Q ~~ul sa1el~V a ~«+=~~~a ~~ 3f1N3~tl S2l31tlM 5002 poo ~uaas~ 30N301S32i HOIN3~311NtlA2l8 Ua ~~a.1 SNOIltl~313 9NIlSIX3 ~ ~. ~u y II II~ 11--X--11. 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