HomeMy WebLinkAboutagenda.hpc.20080827ASPEN HISTORIC PRESERVATION COMMISSION
August 27, 2008
5:00 P.M. REGULAR MEETING
COUNCIL CHAMBERS
SITE VISIT:
I. Roll call
II. Approval of minutes -July 23rd, August 11, 2008
III. Public Comments
IV. Commission member comments
V. Disclosure of conflict of interest (actual and apparent)
VI. Project Monitoring
334 W. Hallam St, fence and landscaping update (10 min.)
VII. Staff comments: Certificate of No Negative Effect issued
(Next resolution will be #21)
VIII. OLD BUSINESS
A. Red Butte Cemetery -Conceptual Review (continue to
December 10th)
B. Popcorn Wagon - (continue to October 8th)
IX. NEW BUSINESS
A. Lift I -Conceptual Major Development Review (90 min.)
X. WORK SESSIONS
A. None
XI Other Items
A. 233 Gilbert Street Ordinance #48 negotiations (10 min.)
B. Red Onion Update (20 min.)
XIL Adjourn 7:10
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 334 W. Hallam Street- Update on Project monitoring/Landscape Design
DATE: August 27, 2008
SUMMARY: HPC's Aug. 14th agenda included a "project monitoring" item related to the
installation of landscaping at 334 W. Hallam Street. The propert~ owner was unable to make it
to the scheduled meeting and so the item was put off to October 8 .
HPC members expressed concern that the installation of landscaping has not taken place in the
two yeazs since the rehabilitation of the 19`h century house was essentially completed. Staff
signed off on a "Certificate of Occupancy" on HPC's behalf on Dec. 20, 2006. At that time we
did not anticipate that the sitework represented to HPC would not be completed.
The property still does not have a "Certificate of Occupancy" issued, although the house has
possibly been occupied from time to time. No C.O. was issued because the project failed Final
Inspection by the Building Department (due to no carbon monoxide detector and lack of proper
cleazance around a stove.) It is typically up to the contractor to follow through on getting C.O.,
and usually property owners are motivated to receive this final cleazance.
In the last two yeazs, HPC has commented to staff on the appearance of the property, as have
neighbors. The Parks Department has required better maintenance and watering of the street
trees. After a recent visit to the site, the City Forester reported that noxious weeds are growing
on the site, which is prohibited in the Municipal Code. The property owner appazently did
intend to complete the yard this summer, as he approach staff in May 2008 to request approvals,
which could not Fit onto HPC's heavy agendas until August.
At this time HPC may:
1. Direct staff to infonn the property owner of the importance of attending the October 8`h
meeting and installing the approved plan before winter; or
2. Direct staff to red tag the property based on non-compliance with Final approval.
Through the red tag, HPC could establish enforceable deadlines for project review and
installation of the sod and plantings.
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Saza Adams, Historic Preservation Planner
Amy Guthrie, Historic Preservation Officer
RE: Lift One Neighborhood Master Plan COWOP (Conceptual)- public hearing
DATE: August 27, 2008
PROCESS: City Council initiated the Lift One Neighborhood Master Plan COWOP review
through the adoption of Resolution No. 13, Series of 2008. Reso. 13 is attached as Exhibit A. A
27-member Lift One Master Plan Task Force was established, This group has met every
Thursday since April 10`h and is expected to make a final recommendation by the end of
September. The Task Force established and unanimously adopted seven goals, two of which
relate to historic preservation: Respect.4spen's history: integrate the balance of architecture and
design through the relationships, mass and scale of historic and proposed structures; and
Showcase and promote Aspen's ski history and traditions.
The project before HPC involves several adjacent properties in the Lift 1 neighborhood, the
original base area for Aspen Mountain.
• Two of the affected properties, Willoughby Pazk and Lift 1 Park, are owned by the
City. Both aze landmark designated.
• The Boat Tow and Lift 1 tower, which are located on Willoughby Park, aze listed
on the National Register of Historic Places.
• Two outbuildings and a ticket office (partially collapsed) are located on
Willoughby Park and the Deep Powder cabins are temporazily stored there.
^ The Skier's Chalet Lodge is subject to Ordinance #48 review.
HPC has purview over the development of these resources. Although the entire Lift One
Neighborhood Master Plan is not designated, HPC is asked to comment on the entire site plan as
one whole entity and how the proposed development affects the historic structures, objects and
sense of place.
The Task Force has not completed its review and there is not one single plan to be considered by
the Commission at this point. As the Task Force moves forwazd, the application will be
supplemented for the Commission's review. Staff has scheduled HPC's review pazallel with the
Task Force work so that the two entities can inform each other. This same strategy is being used
for the Planning and Zoning Commission's review of this project.
In order for the Historic Preservation Commission to make its recommendation on the master
plan, several meetings have been scheduled for the heazing. The proposed schedule is as follows:
• August 27`h -Project background, updates and general site plan discussion
• September 10"' -Additional background as needed, project updates, discussion
• September 24`h -Project updates, discussion, recommendation
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Staff recommends that HPC consider this application similar to a worksession where there
are multiple ideas on the table and feedback is provided to the applicant. All of the Lift 1
meetings scheduled over the next month or so are noticed public hearings, so the
Commission is required to take public comment.
PREVIOUS APPROVALS: HPC granted Major Development Conceptual approval on August
9, 2006 by a three to zero vote that included the following:
relocating and designating the Skier's Chalet Lodge (233 Gilbert Street, currently
listed on Ordinance #48)
restoring the Skier's Chalet Steakhouse, ticket booth/office and deteriorated
outbuilding located neaz the eastern property line
^ constructing an addition and elevator to the Skier's Chalet Steakhouse
^ adaptive use of the Deep Powder cabins by permanently incorporating them into
Willoughby Park.
Minutes to the HPC hearings aze attached as Exhibit B.
During the meetings in 2006, HPC focused lazgely on the proposed location of the Skier's Chalet
Lodge in relationship to Deane Street, maintaining the open, passive and public nature of
Willoughby Park, and the relationship of historic Lift 1 to the ski hill. HPC was concerned with
overcrowding the park with buildings that resembled a "petting zoo" of historic artifacts.
APPLICANT: The master plan includes lands owned or managed by four entities -the City of
Aspen, Aspen Land Fund II (Centurion Partners), Roazing Fork Mountain Lodge -Aspen, and
the Aspen Skiing Company.
ADDRESS/Parcel ID: Willoughby Pazk (PID# 2735-131-16-851) is located at the corner of
Dean and South Aspen Streets and is described as Lots 1-14, Block 7 and Lots 1-3, Block 8, Eames
Addition to the City and Townsite of Aspen, Colorado. Skier's Chalet Steakhouse (PID# 2735-
131-21-001) is located at 710 S. Aspen Street and is described as Lots 12, 13, and 14, Block 8,
Eames Addition to the City and Townsite of Aspen, Colorado. Lift 1 Pazk (PID# 2735-131-19-
851) is bounded by Gilbert Street and Hill Street and is described as Lots 3, 4 (partial), I 1 (partial)
and 12 of Block 9, Eames Addition to the City and Townsite of Aspen, Colorado.
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 Ilse 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.
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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 ojthe Final Development Plan
unless agreed to by the applicant.
HISTORY OF THE SITE:
This area is significant as Aspen's original ski base and the core of any skier's experience in the
early days of the resort. A center of activity, this was the origination point of the ski lifts, the
location of most of the lodging available in Aspen, and the site of national and international ski
races that made Aspen world famous starting with the U.S. World Alpine Championship in 1941.
The Boat Tow, modeled after those used at Kitzbuhl, Austria, was constructed on Aspen
Mountain in 1937. It was replaced in 1947 with Lift 1, at the time the longest chairlift in the
world. The Boat Tow was a pair of wooden toboggans that were hauled up Aspen Mountain
with steel cables, connected to a Model A Ford engine (see page 5 for images.) The only
remaining pieces of this lift are the two toboggans, one which sits in Willoughby Pazk (and has
been recently evaluated for preservation needs by a wood scientist) and one which is in the
possession of the Aspen Historical Society.
Lift 1 operated until it was replaced in 1972 by Lift lA, located further uphill. Most of the
towers and equipment associated with Lift I were removed. In 1974 Willoughby Park and the
remnants of the Boat Tow and Lift 1 became the fifth property to be designated a landmark in
Aspen, demonstrating the community's recognition of their significant historic value. The Boat
Tow was listed on the National Register of Historic Places in 1990. The National Register
nomination includes an interesting history of the development of skiing in Aspen and is attached
as an exhibit to this memo.
Although a lift had existed in the Little Nell area since 1956, the perceived base of Aspen
Mountain was shifted from Aspen Street to the Little Nell area after the construction of the
gondola in 1986.
The apparent motivation for constructing Chalet Style buildings in Aspen after World War II,
exemplified in the architecture of the Skiers Chalet Steakhouse and the Skiers Chalet Lodge, is
discussed in a white paper written by the Community Development Departrnent. Quoting from
that paper:
"Comparisons to European ski resorts were (evident in the town's azchitecture and) also
evident in advertising. Sun Valley's brochures boasted of Austrian ski instructors and
appealed to elite visitors who traveled both by train and plane. The Aspen Chamber of
Commerce's advertising throughout the 1950's and 1960's had this character as well. In
a brochure promoting lodging and accommodations, the Norway Lodge notes `the
intimacy and charm of an old world inn, at Aspen's No. 1 chairlift.' In the same brochure
the Skier's Chalet and Steak House and Edelweiss also emphasize their `chalet'
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accommodations. In a multi-page pamphlet, entitled `Aspen, Wonderful Ski Town,'
created by the Chamber, there aze several passages that emphasize Aspen as an
international resort with a European flavor. `In fact,' the brochure states on the opening
page, `Aspen knows few rivals. No European resort today can advertise a larger, more
elaborate, more luxurious ski village right at the foot of the slopes."'
The Skiers Chalet brochure states that the lodge was "started by Howazd and Jean Awrey who
came to Aspen in 1947 to ski. Howard and Jean operated the Sundeck Restaurant on top of
Aspen Mountain from 1949-1952. The Awreys also owned and operated a small restaurant at the
base of the old #1 chairlift. This restaurant burned to the ground on Washington's Birthday in
1952. It was rebuilt into a restaurant and lodging facility: The Skiers Chalet (Steakhouse.)
Because #1 chairlift was on the property, the Skiers Chalet has historic designation as the
beginnings of the North American ski industry. It's twin, The Skiers Chalet Lodge, was built in
1965 and has been at the center of many activities connected with the world-class ski events held
on Aspen Mountain.
Like some other lodge buildings of the period, such as the Mountain Chalet, Skiers Chalet
Steakhouse acquired the Chalet chazacter Shat is appreciated today over a period of a few years,
as the owner was able to expand the structure and the style became more and more important. By
1965, the owner built the main lodge described above at 233 Gilbert Street (Skiers Chalet
Lodge.) This second building was designed with a pure understanding of the style, and because
of this is arguably one of the most significant examples of the Chalet architecture in Aspen.
The properties affected by this application maintain a great deal of historic chazacter because
their setting is very intact. Some erosion of context has occurred in Willoughby Park with the
demolition of the Holland House and Norway Lodge. The Lift 1 Pazk and Skier's Chalet
building remain largely unaltered in their original locations.
Willoughby Pazk has been the intended location of a ski museum for at least 15 years. The
specifics of the use and the dimensional limits for development will be determined through a the
COWOP review.
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SUGGESTED DISCUSSION POINTS:
SENSE OF PLACE: The different iterations on the table all incorporate a reconfiguration of
South Aspen Street and its relationship to the ski hill and the original townsite grid. When the
Aspen townsite was laid, it followed traditional Roman city building philosophy by placing a
grid overtop the natural topography. The steep, straight ascent of South Aspen Street is an
essential part of the original townsite in the western section of town. Staff has concerns with the
proposed reconfiguration of this axis ~~ ~~~~~~~~~~I~~ IIVIIV
and its impact on the historic resources
within the study azea.
Natural greenery, grading and an overall casual informality are traditional and authentic
chazacteristics of the Lift 1 area and the general attitude of the town during this era (refer to
images on previous page). Relaxed green space rather than paving and formal landscaping aze
important, historic features of this azea that help convey the overall philosophy and sentiment of
the burgeoning ski industry back in the late 1940s and SOs. The "sense of place" philosophy does
not discourage development of a site, rather it defines sentiment azound a space and encourages
the preservation of that sentiment in conjunction with new development.
CONTEXTUAL RELATIONSHIPS: In all of the iterations, one of the lodge buildings is
proposed to wrap azound the historic Lift 1. Placing new buildings near the Lift, blocking its
direct connection to the ski hill and adding paving in close proximity relegates the historic
resource to an irrelevant artifact that at one time drew skiers to Aspen as the longest chairlift in
the world. Because it is no longer functional, the preservation of Lift 1 relies on maintaining its
integrity and authenticity through its direct connection to the ski hill and its surrounding passive
and relaxed environment.
STRUCTURES: At this point, the proposal for the Skier's Chalet Steakhouse does not involve
relocation and is generally consistent with the approvals granted in 2006. Discussions aze still on
the table related to the use of the Steakhouse building. It is centrally located within the Master
Plan site. Possible uses include a restaurant or affordable housing. Use is not within the
Commission's purview; however any feedback or suggestions related to the use of this resource
that would highlight the chalet style and historic preservation in Aspen would be helpful.
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The proposal to relocate the Skier's Chalet Lodge down the hill towazd Deane Street and convert
it to a museum remains a component of the plan. Details of the conversion and an exact location
will be part of future discussions. The applicant intends to designate the Skier's Chalet Lodge
after it is relocated. The 90 day negotiation period has begun for Ordinance #48 review of this
structure. Staff finds that there aze no major conflicts with the proposal and the Historic
Preservation Design Guidelines, and is extremely pleased that the applicant is interested in
pursuing landmazk designation.
The Deep Powder cabins, circa 1957, are not incorporated into the different iterations. They aze
temporarily stored on Willoughby Park until a permanent location is approved. After they arc
permanently relocated, the City plans to designate the cabins as local landmazks. Staff favors the
Lift 1 area as a receiving site. The Deep Powder cabins were originally located a few blocks
down Aspen Street on the Limelight pazcel. Moving the cabins up the hill maintained some
degree of context and connection of the cabins to the original ski base in Aspen. We are still
struggling to find receiving sites for three cabins at 435 West Main Street and are concerned
about the deficiency of locations within the city for all of these resources.
Two outbuildings exist on the site (on the east property line and adjacent to the Lift tower) that
aze extremely deteriorated. Staff is uncleaz as to whether the outbuildings are incorporated into
the schemes, and finds that these small structures aze important to the interpretation of the site
and recommends restoration and adaptive use.
A few months ago, Staff and HPC discussed the dangerous condition of the Ski Club building
after the roof collapsed and the possibility of demolition. The southeast corner of the Ski Club
building has been identified as the original ticket office. Staff and the City need direction from
HPC as to the importance of the entire Ski Club building versus the original ticket office. The
Master Plan incorporates the original ticket office into the schemes; however there was
discussion with HPC that they may consider the entire building to be significant. With winter
quickly approaching, the City needs to remedy the unsafe condition of this building, which may
include demolition of the non-contributing sections.
Staff is concerned about the condition of the Boat Tow and its current location that exposes it to
the elements. Part of the discussion in 2006 focused on incorporating the Boat Tow into the
museum building to decrease the rate of decay and deterioration. Staff recommends clazification
regarding this issue.
RECOMMENDATION: Staff recommends that HPC continue the application for Conceptual
approval to September 10, 2008. Staff recommends that HPC provide cleaz guidance on the
following issues:
• Reconfiguration of South Aspen Street
^ Preservation of a sense of place through landscaping, grade change, etc.
• Treatment of the historic resources in conjunction with propose development (i.e.
connection of Lift 1 to the hill)
^ Deep Powder and Skiers Chalet Lodge relocation
^ Preservation of the outbuildings
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Exhibits:
A. Relevant Design Guidelines.
B. HPC Meeting Minutes dated May 24, 2006, July 12, 2006 and August 9, 2006.
C. National Register Nomination for Boat Tow
D. Application.
Exhibit A: Relevant 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 areas with gravel, rock or paving materials.
1.16 Preserve historically significant landscape designs and features.
^ This includes the arrangement of trees, shrubs, plant beds, irrigation ditches and sidewalks in
the public right-of--way.
8.1 If an existing secondary structure is historically significant, then it must be preserved.
^ When treating a historic secondary building, respect its chazacter-defining features. These
include its primary and roof materials, roof form, windows, doors and azchitectural details.
^ If a secondary structure is not historically significant, then its preservation is optional.
8.2 If an existing secondary structure is beyond repair, then replacing it is encouraged.
^ An exact reconstruction of the secondary structure may not be necessary in these cases.
^ The replacement should be compatible with the overall chazacter of the historic primary
structure, while accommodating new uses.
8.5 Avoid moving a historic secondary structure from its original location.
^ A secondary structure may only be repositioned on its original site to preserve its historic
integrity.
9.1 Proposals to relocate a building will be considered on a case-by-case basis.
^ In general, relocation has less of an impact on individual landmazk structures than those in a
historic district.
^ It must be demonstrated that relocation is the best preservation alternative.
^ Rehabilitation of a historic building must occur as a first phase of any improvements.
^ A relocated building must be cazefully rehabilitated to retain original azchitectura] details and
materials.
^ Before a building is moved, a plan must be in place to secure the structure and provide a new
foundation, utilities, and to restore the house.
^ The design of a new structure on the site should be in accordance with the guidelines for new
construction.
^ In general, moving a building to an entirely different site or neighborhood is not approved.
9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the
boundaries of its historic parcel.
^ If a historic building straddles two lots, then it may be shifted to sit entirely on one of the lots.
Both lots shall remain landmazked properties.
9.4 Site the structure in a position similar to its historic orientation.
^ It should face the same direction and have a relatively similaz setback.
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Sara Adams, Historic Preservation Planner
RE: 420 East Cooper Avenue- Red Onion interior preservation UPDATE
DATE: August 27, 2008
SUMMARY: In December of 2006, Aspen Ciry Council placed a moratorium on
obtaining a building permit for interior work within the Commercial Core (Ordinance 51,
Series of 2006}. Ciry Council adopted an amendment to Ordinance 51 the following
month to exempt historic interiors from the moratorium under the condition that they
preserve historic elements within the interior, as identified by HPC Staff. The HPC had
an advisory role in the review process, and made a recommendation to the Community
Development Director on June 11, 2008 regazding the preservation of the interior
elements identified below.
During the June 11, 2008 meeting, HPC provided feedback to the applicant regarding
changes to interior historic elements. The applicant indicated that they would return to
HPC with revised drawings; however, the applicant decided to approach the Community
Development Director for approval rather than return to the Commission since the
changes were similar to that presented to HPC. Staff presented HPC's findings and
concerns to the Director.
The Community Development Director approved the following interior changes!
restoration pursuant to the building agreement. HPC is asked to provide guidance on a
few outstanding items:
^ The material and style of the addition to the north end of the baz.
^ The material and style of the back counter addition and the side panels of the back
bar.
ADDRESS: 420 East Cooper Avenue, City and Townsite of Aspen, Colorado.
ZONING: CC, Commercial Core
Bar: The bar is approved to be shifted 1 foot east to provide adequate circulation for the
bar staff, which is in response to the back bar shifting 1 foot from the wall. The bar and
back baz will maintain their original distance apart with this move. The original bar
length is preserved with a small addition to the north end of the bar. The applicant
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proposes to re-use existing portions of the bar extension on the new north end addition.
The images below illustrate the original length of the bar, as indicated by the brass bar/
foot rest. The detailing and style of the "addition" is almost identical to the historic
portion of the bar. The photograph on the left illustrates the detailed piece that the
applicant proposes to utilize as the north booth end addition.
the bar.
Staff response: The guidelines state that there should be a differentiation between new
and old construction, but there is a line between distraction and differentiation. Reusing
the old material may be appropriate in this case to maintain continuity (especially
because we do not know the history of the additional panels); however, it also may be
misleading and inauthentic. The original brass bar/foot rest is part of the restoration
effort and will be in place to delineate the original bar length from the addition. Staff
looks to HPC for direction.
The bar will maintain its existing configuration with two open sides. The north end will
have a stainless steel fliptop for sanitary reasons that will not be attached to the historic
bar material. The metal will differentiate new from old construction.
The ADA bar seating will be provided at the south end of the bar with a detached, fixed,
simple table. The ADA table will be serviced by the bar and it will prohibit patrons from
entering the back bar area without significantly obstructing the historic bar. The material
of the new table is not within HPC or Staff's purview.
Back Bar: The applicant is approved to move only the lower portion of the back bar (the
cabinets, not the shelves) 1 foot away from the wall. The upper half of the back bar will
The history of these pieces is unknown- they may be part of the 1950s addition or possibly part of the
original bar, maybe a north end return that is not visible in historic photographs?
HPC has review authority over the material and style of the addition to the north end of
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remain in its original location. The applicant intends to place custom refrigeration units
inside the cabinets. The cabinet doors will not be attached to the refrigeration units as
originally proposed. These new units will have sliding, insulated doors to hopefully
prevent water damage to the historic doors. An additional piece of counter top and a side
panel will be required to fill the gap between the back bar and the wall after the one foot
shift: HPC has purview over the material and style of the bar back counter addition and
side panels. The tenant proposes wood side paneling.
Staff resnonse: Staff finds that wood is an appropriate material because it will not
distract from the beautiful restored wooden back bar. Staff finds that the filler pieces
should blend into the background through very simple detailing that is a product of its
own time but is subtle.
Vestibule: The existing double stained glass doors will remain in their current location.
North Booth-End Wall: This element, pictured to the right,
will be located adjacent to the ADA lift.
Doors on East Wall: The doors on the east wall aze
proposed to remain in the same general location at the top of
the basement stairs.
Stained Glass Mirror: The stained glass mirror is proposed
to be located on the east wall in front of the southernmost
booth, by the vestibule. This location is much more visible
and helps balance the north booth end piece at the other end
of the bar area.
Exterior
There are exterior changes proposed to doors and windows. Staff intends to handle this
work as a "Certificate of No Negative Effect," urging the owner to reverse previous
alterations/undertake restoration, to the greatest extent possible. This will include re-
installing atransom over the front door, and discussing the possibility of re-creating a
secondazy entry door that once existed to the right of the main entry (even if this
secondary door is not operable}. Numerous historic photographs are available to guide
this restoration.
Staff recommends feedback from HPC on the following items:
^ The material and style of the north booth end addition.
• The material and style of the back counter addition and the side panels of the back
bar.
Exhibits:
a) Signed agreement and approved drawings.
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pass;:
605 EAST MAIN STREET ASPEN, COLORADO 81611
(t)-970J925-4755 (~ 970/920.2950
MEMORANDUM
T0: Sara Adams -Historic Preservtion VIA E-MAIL
Chris Bendon -Community Devt Director
Stephen Kanipe -Chief Building Official
CC: Andy Hecht, Les Rosenstein, Ron Garfield, Bill Poss, Scott DeGraff, Jason Herher, Bret Thoeny
FROM: Connie Aragon Woods
Bill Poss and Associates Architecture and Planning, P.C.
DATE: August 12, 2008
RE: HPC Interior Meeting - Jttly 22, 2008 ® ENCLOSURE
2826.00 - JUNK at The Red Onion
Attendee: Stephen Kanipe, Chris Bendon, Les Rosenstein, Bill Poss, Scott DeGraff,
Connie Aragon Woods
As. Sara Adams,
>elow is a list of proposed interior changes that were recommended by HPC and approved by the Tenant, based on the
une 11, 2008 HPC meeting. These items will be replaced in the original locations or locations recommended by HPC.
1. Tenant agrees to locate double doors at the top of the stairs on East wall in original location.
2. Tenant agrees to expose a substantial amount of the back bar mirror.
3. Tenant is proposing to integrate boxer photos in keeping with the history of the space though not required as
part of the Building Permit Agreement.
4. Tenant agrees to keep existing pair of double doors @ Vestibule.
5. Tenant agrees to keep North end booth wall in original location (it will be located on the South end of the ADA
lift next to the new booth seating).
6. Tenant agrees to keep South End of Bar open with no Flip top and no closure. End panels to be exposed as they
exist.
Reference 11 x 17 plans & tags for exact locations specified above.
he following items were resolved and approved with Stephen Kanipe and Chris Bendon during the July 22, 2008
Meeting.
Tenant agrees to provide fixed, ADA seating @ 34" a.f.f. next to main bar (south end) that will be a freestanding
piece of furniture unattached to bar. See attached drawing for reference - 1.0, 1.1,1.2,
Tenant agrees to flip top on the North end of the bar. This flip top will be made of stainless steel for easy
cleaning, clean health practices and durability for serving drinks. It will also allow patrons to see below and
view the lower back bar doors as discussed. See attached drawing for reference -1.0. Tenant is not willing to
negotiate on the material at this specific location.
3. Tenant agrees to keep the Service Station as designed and the flip top on the North end will be attached to this
element and not the historic bar. Reference 1.0
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