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HomeMy WebLinkAboutagenda.hpc.20090610ASPEN HISTORIC PRESERVATION COMMISSION JUNE 10, 2009 5:00 P.M. REGULAR MEETING COUNCIL CHAMBERS 130 S. GALENA ASPEN, COLORADO SITE VISITS: NooN - PLEASE BRING YOUR BIKE I. Roll call II. Approval of minutes III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring: VII. Staff comments: Certificate of No Negative Effect issued (Next resolution will be #16) VIII. OLD BUSINESS A. NONE IX. NEW BUSINESS A. None X. WORK SESSION A. 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It is almost complete. 202 North Monarch Street, Designated Victorian, 1886. In 2006 City Council approved a lot split creating a 9,000 square feet lot that contains the historic "Blue Vic" home zoned for residential use, and a 6,000 square feet lot (located behind Blue Vic toward Mill Street) zoned mixed use. 202 N. Monarch was historically located near the center of its lot. It had been remodeled so that many original features were covered up, and the building was in some disrepair. In 2007, HPC approved on-site relocation to shift the building closer to the corner. In part this was driven by the desire to provide garage access to the back of the building, which could not be accomplished from the undeveloped alley. A Residential Design Standard variance was approved relating to garages. Limited new square footage was approved to be added to the Victorian in the form of a modest rear addition. A major restoration of original features is included in the project, which earned the lot the 500 square feet FAR bonus. HPC has approved a new house on the north side of the lot. This house contains the FAR that could otherwise have been potentially attached to the old house. Notes: Page 2 of 17 June 10, 2009 HPC Bike Tour 214 E. Bleeker Street, Designated Victorian, 1880's. 214 E. Bleeker, a Victorian era cottage, was sited on a 12,000 square foot lot, until a Subdivision was approved by City Council in 2005. Subdivision is available to properties that are large enough to be divided into standard sized lots (6,000 square feet each in the West End.) This is different than the Historic Landmark Lot Split, which is a benefit for smaller properties. In 2007, HPC reviewed a proposal to demolish and replace non-historic additions to the Victorian home, and to move it slightly forward, onto a new base- ment. An outbuilding in poor condition was allowed to be demol- ished. HPC waived the better part of the rear yard setback variance required for the new construction, and one on-site park- ing space, in order to keep the entire addition to one story in height. The board also reviewed the design for a new home that will be built on the vacant parcel. No variances were allowed. When the Subdivision was approved, Council placed a condition that no FAR bonus could be awarded to the 214 E. Bleeker project. Although the new house will occupy what has been an open yard for some time, in the late 1800's this site had a home on it, which is the case with most of the "infill" that occurs through Subdivi- sions and Historic Landmark Lot Splits. 114 (top) and 118 E. Bleeker Street, Chalet, 1965. Included in Ordinance #48. These buildings represent Modern Chalet style with dramatic overhanging gable roofs, exposed timbers, motif cutouts along the railing, and strong horizontal balconies. 114 East Bleeker is identical in archi- tecture to the neighboring 118 East Bleeker, except that on 114 the lower level space beneath the porch was enclosed in 2006, which is considered a reversible alteration that does not impede the interpretation of significant elements. These twin units are adjacent to each other and emphasize the appeal of the Chalet imagery for more than 20 years of Aspen's history. tiNC tiikc lour 100 E. Bleeker Street, Designated Victorian, 1884. 100 E. Bleeker Street is a 3,000 square foot lot, so it represents the small lot size that was typical of Aspen's historic neigh- borhoods. This miner's cottage was originally rehabbed and added onto in 1992, and was given an Aspen Historic Preservation Commission Honor Award for re-opening the enclosed from porch. In 2006, HPC approved demolition and replacement of the non-historic addition. The house has been moved slightly forward on the lot, and a basement has been built. An addition is complete, with a short one story connector piece physically separating the new and old areas of the home. The project received a 500 square foot FAR bonus, in part for the removal of head in parking that existed on the Garmisch Street side of the house, however 500 square feet worth of TDR's were also severed and sold from this property. The rear yard setback requirement was almost entirely waived, in order to place development at the back end of the lot. There was some reduction in the side- yards, but no variance in the front. N 215 N. Garmisch Street, Yellow Brick School, Modern, mid-1960's. Included in Ordinance #48. This building was designed by Sam Caudill, who specialized in school buildings and also designed the Aspen Middle School when the district moved to its new campus. It represents Caudill's modern philosophy, again using masonry (yellow brick), streamlined wall surfaces, minimal detailing, and long bands of glazing. Page 4 of 17 June 10, 2009 HPC Bike Tour ,t . . .- ~ 110 East Hallam Street, Red Brick Arts Center, Modern, 1940's. Included in Ordinance #48. The Red Brick was constructed starting in the 1940's, using salvaged masonry from the demolished Victorian era Lincoln School that sat on the Yellow Brick parcel. It features the original steel casement windows. Later additions took place on the east end of the building. An Aspen Historic Preservation Honor Award was presented in 1995 for the City's purchase of the Red Brick, saving it from demolition and converting it into an Arts Center. 301 Lake Avenue, Modern, 1972. Included in Ordi- nance #48. This house is essentially a large, open studio and was designed by Victor Lundy, whose family still resides there in the summers. Lundy is a Fellow in the American Institute of Architects. He received his degree in architecture from Harvard, studying with former Bauhaus director Walter Gropius and Bauhaus master Marcel Breuer. He is part of the reknowned "Sarasota School of Architec- ture," agroup of modernist architects whose work in that region from the 1940's to 1960's caught the attention of the design community worldwide. Lundy received a Federal Design Achievement award, the highest honor in design given by the National Endowment for the Arts. Page S of 17 June 10, 2009 IIPC Bike Tour 640 N. Third, Designated Victorian, 1889. This prop- erty is nearly 12,000 square feet, just shy of the minimum size to be approved for Subdivision, therefore a Historic Landmark Lot Split was pursued. In 2005, HPC granted approval for the original Victorian house, which was fairly heavily altered, to be rehabilitated, including a new addition. Variances granted were a rear yard and sideyard setback variance, a 500 square foot FAR bonus, and vari- ances for the ADU to allow it to be slightly larger in size. The ADU's on-site parking space was waived. 710 N. Third, Designated Victorian, 1889. 710 N. Third was approved in 2005 for a project that included removal and replacement ofnon-historic additions. This house, and its "sister" carriage house on the other half of the property, exceed the allowable FAR by approximately 1,000 square feet. Therefore the FAR to build the current project was achieved through the demolition of 1950's era tack-ons, and through reconfiguration of interior space. No FAR bonus was awarded. Although HPC's preference is typi- cally for additions to be placed at the rear of historic struc- tures in order to diminish their visual impact, this corner lot did not allow for that configuration. Also, alterations towards the front of the house were already in place when the project started. A "connector" was used to offset the new addition. Variances were granted relating to the new single stall garage along N. Third Street, including a Resi- dential Design Standards waiver and setback variances. The requirement to provide one more on-site parking space was waived as well. N Page 6 of 17 June 10, 2009 11PC Bike Tour Y~ 707 North Third Street, Designated Miner's Cabin, circa 1890. HPC granted Final Approval for the relocation of the historic home located at 707 North Third Street, on the corner of Third and Gillespie. The home will be located atop a new basement and foundation and a modest one story rear addition was approved. Extensive rehabilitation of the front porch and removal of anon-historic addition was approved. A south side yard setback variance of 2 feet, where 5 feet is required and 3 feet are provided, was granted for a subgrade terrace. 615 N. Third Street, Rustic, 1963. Included in Ordi- nance #48. As demand and mechanization quickly began to replace the handmade in many aspects ofAmerican life, log cabin kits that could be ordered by catalog, delivered by train or truck, and then assembled on site gained in popular- ity. The kits were another version of mail order houses that were popular during the depression era, largely due to their affordability. Pan Abode was one brand of log kit houses that was widely used in Aspen. This house is a relatively unaltered example. Page 7 of 17 .lone 10, 2009 HPC Bike Tour (fir. ~ ' _ - +. t~lf "" sat ~ ~i 1 536 West North Street, Modern, 1963. Included in Ordi- nance #48. The architecture of Christ Episcopal Church represents Modern philosophy prevalent during the "revival" of Aspen in the 1950s and 1960s. The building design is attributed to architect Francis Stanton of the Chicago firm Stanton and Rockwell. The parabolic roof shape reflects the design technology and aesthetics of the time. An extension of the parabolic roof and a new addition was approved in 2007, prior to the adoption of Ordinance #30 and #48. Notes: 513/523 W. Smuggler Street, Designated Victorian, 1880's. In this Historic Landmark Lot Split, large, non- historic additions to the miner's cottage were demolished and replaced with an addition that sits behind the resource. The miner's cottage was moved west on the lot, to make room for a detached new home. Substantial restoration took place on the cottage, based on old photo- graphs. The new home on the site represents the allow- able square footage that could have been added to the Victorian. The project received front and rear setback variances for the miner's cottage and a 500 square foot FAR bonus. The new house did not receive any vari- ances. This project was given an Aspen Historic Preser- vation Commission Honor Award in 2005. Notes: 621 W. Francis Street, Modern Chalet, 1965. Included in Ordinance #48. 621 West Francis Street is a two story A-frame style residence built in 1965. The architecture fuses both Modern technology (glazing in the gable end, A- frame form) and chalet traditions emobodied in the deep overhanging roof eaves and defined balconies. This type of architecture signifies the progression of Aspen as a tourist destination with modest vacation homes that pay homage to the mountain lifestyle (large gable roof) and modern build- ing technology and aesthetics of the era. N 624 and 626 West Francis Street (photo), Modern Chalet, 1962. Included in Ordinance #48. 624 and 626 West Fran- cis Street are modern residences with obvious chalet influ- ence. Both have gable roofs, deep overhanging eaves with exposed rafters, and a strong balcony across the front, simi- lar to the Chalet style. In this case the gable roof is almost brought down to the ground. The houses do not have the decorative features of the traditional Chalets, but lean more towards a modern aesthetic including the use of a large area of glazing as a primary element of the front facade of the building. Page 9 of 17 ' .tune 10, 20119 IiPC Bike Tour 629 W. Smuggler Street, Designated Victorian, 1890's. HPC granted approval to construct an addition to the historic resource, which includes lifting the home and plac- ing it atop a new basement. The 500 square feet FAR bonus was awarded for extensive rehabilitation of both the historic residence and a 19th century outhouse. Setback variances were awarded along the alley for the historic outhouse in its original location, west yard setback for the new garage and an east side yard setback for the historic outhouse. A residential design standard variance was granted relating to garages and HPC waived one on-site parking space where two spaces are required. This is a 2007 HPC award winner. Yaffe 10 of 17 June 10, 2009 HNC Bike Tour 631/635 W. Bleeker Street, Designated Victorian, 1887. In 2002, a Historic Landmark Lot Split was approved on this site, in order to divide the lot and the allowable FAR roughly in half. The only addition made to the Victorian was the construction of a new basement. The house was not relo- cated on the site and neither was the historic outbuilding along the alley. HPC approved a 500 square foot FAR bonus for the project, as well as waiver of one parking space, and variances to legalize the location of the outbuilding. The new house was constructed in 2006 and the project received an Aspen Historic Preservation Commission Honor Award in 2007. 403 W. Hallam Street, Designated Victorian, 1880's. 403 W. Hallam is a typical miner's cabin. It is located on a 4,500 square feet lot. A modest addition was added to the residence in 2005 and two transferrable development rights (a total of 500 square feet of unbuilt floor area) were severed from the property. Setback variances were granted for the development and a 350 square feet FAR bonus was awarded. Notes: Yaffe I1 of 17 .lone 10, 2009 HYC Bike "four 334 W. Hallam Street, Designated Victorian, 1885. Listed on the National Register of Historic Places. This 9,000 square foot property contains a large 19th century- house and a carriage house unit that was reconstructed in 1990. In 2004, HPC approved relocation of the main house slightly closer to the corner, as part of a project that involved adding a basement, and demolishing and replacing a non-historic addition. The board granted a 500 square foot FAR bonus, a waiver of a Residential Design Standard related to lightwells, and a variance to the method of calcu- lating height related to a lightwell. Page 12 of U June 10, 2009 HPC Bike Tour 1 320 W. Hallam Street, Designated Victorian, 1884. This property was granted a lot split in 2002. A 500 square foot FAR bonus was allocated to the two newly created lots. 320 West Hallam is a 6,000 square feet lot that contains the historic Uhl house. The adjacent 304 W. Hallam Street contains a designated panabode residence that the Uhls built in the 1960's as a rental unit. HPC approved the relocation of the Victorian home into compliance with the west side yard setback, a rear addition and a new detached dwelling unit. Rear side yard setback variances and an east side yard setback variance were approved. Notes: 304 W. Hallam Street, Designated Rustic, 1967. 304 W. Hallam Street exhibits rustic style Pan Abode construction typical of post-World War II vacation homes in Aspen. It was designated a landmark in 2002 at the same time that a historic lot split was approved that separated 320 W. Hallam from 304 W. Hallam. A modest addition was constructed at the rear of the Pan Abode, and side yard and rear yard setback variances were granted by HPC. This project received an Aspen Historic Preservation Commis- sion Honor Award in 2005. N PHgc 13 of 17 June 10, 2009 HPC Bike Tour 212 West Hopkins Avenue, Designated Miner's Cabin, circa 1888. The building has a large 1974 and 1988 addi- tion at the rear. The applicant re-opened the enclosed porch and demolished and replaced the existing connector element between the historic home and the 2 story addition along the alleyway with a more contemporary element. No variances were granted. 211 West Hopkins Avenue, Rustic, 1956. Included in Ordinance #48. 211 West Hopkins Avenue is a Pan Abode residence that does not appear to have any alterations or additions. As demand and mechanization quickly began to replace the handmade in many aspects of American life in the 1950s, log cabin kits that could be ordered by cata- log, delivered by train or truck, and then assembled on site gained in popularity. After 1950, Rustic Style buildings in Aspen were more commonly machine-made kit log struc- tures rather than hand-hewn logs, but they still reflected the same American West iconography. The kits were used for quick-to-build housing to fill the growing needs of the ski resort workforce as well as for vacation homes like this example, which is still in the original ownership. Page 14 of 17 June 10, 2009 HYC Bike Tour 308 East Hopkins Avenue, new infill in the Commercial Core Historic District. The old La Cocina building was delisted by HPC for lack of integrity. HPC approval was granted in 2006 for Demolition, Major Development and a Variance for infringement into the viewplane that origi- nates from the Hotel Jerome. The new building is a new example of mixed use infill in the Commercial Core Historic District. It is a three story building located on a block with one story Victorian era buildings. Undulations in the facade, and second and third level setbacks, help break up the mass of this new building. 420 East Hopkins Avenue, Aspen Fire District, new infill development in the Commercial Core Historic District. A COWOP, group of volunteer citizens, was formed for the development of this project. HPC granted Major Development approval in 2008. It is an example of a public facility located within the Commercial Core Historic District. Page 15 of 17 June 10, 2009 F1PC Bike Tour bOb East Hyman Avenue, Modern, 1960. Eleanor Brick- ham designed the Modern commercial building located at 606 East Hyman Avenue. She graduated from the University of Colorado's School of Architecture. Construction was a family business, so Brickham's motivation to be a designer began as a child. She moved to Aspen in 1951, attracted by the skiing, and once there, found herself the only female architect in town. Early in her career, Brickham worked in Fritz Benedict's office and collaborated on projects with both Benedict and Herbert Bayer, participating in the work going on at the Aspen Institute. Brickham's designs have been characterized by spare, simple forms and detailing. 606 East Hyman Avenue displays the clarity of design concept, simplicity of decoration, and a modern approach to solid/void relationships characteristic of the Modern Move- ment. Notes: ~- 630 E. Hyman Avenue, The Patio Building, Modern 19b9. Tom Benton designed the Patio Building in 1969. The geometric shapes, simple design, flat roof, deep over- hang and horizontal emphasis are characteristic of the Modern Movement. Benton received an architecture degree from the University of Southern California, moved to Aspen 1963 and became a local icon for his printmaking and personality. He did not practice architecture for long and only has one other building in Aspen, his art studio located adjacent to Little Annie's, which has been heavily altered. Pafie 16 of 17 June 10, 2009 HPC Bike "tour i __ __ .1 ~~~ ~ 720 E. Hyman Avenue, Aspen Athletic Club, Modern, 1976. Included on Ordinance #48. Robin Molny, a noted Aspen architect trained by Frank Lloyd Wright, designed the Aspen Athletic Club in addition to the Hearthstone House, pedestrian malls, and the Mason &Morse Building (heavily altered facade). The HPC awarded Molny two Welton Anderson Preservation Honor Awards;one in 1995 for the pedestrian malls another in 1997 for significant architectural contributions to local architecture. The Aspen Athletic Club is Molny's only unaltered commerical build- ing in Aspen. The architecture is characteristic of the Modern Movement with its flat roof, expression of building structure, large glazing walls, flat roof, simple form and minimal decorative features. The ground level blurs the line between interior and exterior space with large amounts of glass and mitred corners. Page 17 of 17 June 10, 2009 HPC Bike Tour