HomeMy WebLinkAboutagenda.hpc.20100324ASPEN HISTORIC PRESERVATION COMMISSION
MARCH 24, 2010
5:00 P.M. REGULAR MEETING
COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
SITE VISITS: Please visit Triangle Park and Crandall Building on
your own.
I. Roll call
I. Approval of minutes -none
II. Public Comments
III. Commission member comments
IV. Disclosure of conflict of interest (actual and apparent)
V. Project Monitoring:
VI. Staff comments - (15 min)
VII. Certificate of No Negative Effect issued
(Next resolution will be #4)
VIII. OLD BUSINESS
A. NONE
IX. NEW BUSINESS -PUBLIC HEARING
A. Triangle Park playground -Minor Review, Public Hearing
(45 min.)
B. 630 E. Hyman, Crandall Building -Final Review, Public
Hearing (1 hr.)
X. WORK SESSIONS
A. None
XI. 7:00 p.m. Adjourn
Provide proof of legal notice (affidavit of notice for PH)
Staff presentation
Applicant presentation
Board questions and clarifications
Public comments (close public comment portion of hearing)
Chairperson identified the issues to be discussed
Applicant rebuttal (comments)
Motion
No meeting of the HPC shall be called to order without a quorum consisting
of at least four (4) members being present. No meeting at which less than a
quorum shall be present shall conduct any business other than to continue
the agenda items to a date certain. All actions shall require the concurring
vote of a simple majority, but in no event less than three (3) concurring votes
of the members of the commission then present and voting.
Hi, I'm Annie Rector, I am the property manager at 525 North 2"d Street, the
Shilling Lamb house that is on the National Historical Register. I have worked for
the owner for almost 15 years. And have passed on all the hard copies of
information related to Triangle Park. This letter I am reading has been approved
by the owner.
I am sure the City of Aspen, its citizens and visitors appreciate the dedication the
owners of the historical houses around Triangle Park are committed to. All 6
owners present or represented here are concerned about the changes in Triangle
Park. They are committed and proud owners of historical homes. It's not easy
being responsible for these historical houses. There are many rules to follow, and
the cost of upkeep is substantial. But they have continued to love their homes
and the special area of Triangle Park their homes surround. It really captures old
time Aspen, and is truly a unique part of the town.
I just can't help but think that these owners have been put in the same defensive
position the City of Aspen usually finds itself in. But this time it seems the tables
have turned. The City would like to enlarge the square footage of the play ground
area, for improvements. The proposed structure does not blend into the
neighborhood. It would truly be an eye sore in the home owner's opinion. How
can the city possibly promote a larger playground when it is a known fact that no
one lives full time in the West End, why not put it where there are more children
living in a neighborhood year around? I think it would be nice for the locals to
have a toddler play structure in a closer proximity to their homes. Most parents
with children drive to Triangle Park.
Do you not have any other alternatives? Wouldn't it be more family oriented to
put the toddlers play structure in a park with older children's play structures, so
siblings of different ages could be in the same place?
The owner at the Shilling Lamb house has lived there since 1976. It is located on
2"d Street, the only residence across from Triangle Park. The owner is dedicated
to the historical preservation of this property that is on the National Historical
Register. They along with the other owners around the park have always enjoyed
a certain peaceful, quiet setting, to go along with their historical Victorian Homes.
It's not just having the historical houses there; it is the peaceful uniqueness of the
area around the park. Do we want to see that change? Doesn't that peaceful
setting have historical value?
The owner of the Shilling Lamb house would like you to reconsider removing the 4
dogwoods. If you feel you absolutely have to remove them, could you replace
them with lilacs that are in liking of the City of Aspen Street scape design. Even
though the HPC has no guidelines for their historical parks at this time. If the
cottonwood was added in this area, as described in the new plans, it along with
the lilacs, would continue the same street scape plan that exists along Lake
Avenue next to the park, which has cotton woods, and lilac planted next to each
other. Please note Lake Avenue also has dogwoods. No removal in vegetation is
planned along Lake Avenue:
Jack and Belinda Frishman, are only a few of the people left in Aspen that really
know the history here. They have lived a vibrant life. And continue to do so with
a passion for life. They especially know the history of Triangle Park. They have
watched it go by looking out their picture window at 229 West Smuggler for the
past 48 years. Would it be possible for them to spend 10 minutes of your time
and they can tell what it's been like living next to Triangle Park these past 48
years. I promise they will have some great stories for you!
Mar 23 10 06:30p
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~~, ~~
Jack and 13elinda Frishman, are only a few of the people fell in
Aspen that realty know the history here. They have lived a vibrant
life. And confiinue to do so with a passion for fife. They especially
know the history of Triangle Park. They have watched it go by
looking ou- their picture window at 229 West Smuggler for the past 4$
years. Would if be possible for them to spend 10 minutes of your time
and they can teH what it's been tike fiving next to Trfangie Park these
past 48 years. I promise they wilt have some great stories for you!
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Sara Adams, Senior Planner
THRU: Amy Guthrie, Historic Preservation Officer
RE: Triangle Park Minor Development
DATE: March 24, 2010
Located within the West End residential neighborhood,
Smuggler Street, Lake Avenue and
North Second Street as shown
below. The northwestern area of the
park currently houses a grouping of
toddler play equipment that has been
in place since 1991. The 1991
equipment does not comply with
playground safety standards and
guidelines and is proposed to be
replaced. In January, HPC held a
worksession to discuss appropriate
replacement playground equipment
since the Design Guidelines do not
specifically address this issue. HPC
is asked to grant Minor
Development Review for the
proposed changes to the Park.
P1
Triangle Park is bordered by West
Staff finds that the proposed new playground equipment and landscaping are consistent with the
Design Guidelines and are appropriate for the historic Park. Staff recommends that HPC grant
Minor Development approval.
APPLICANT: City of Aspen, Parks Department, 585 Cemetery Lane, Aspen, CO, represented
by Scott Chism, Parks Planner.
ADDRESS: Triangle Park, All of Block 104, Hallam's Addition, Townsite of Aspen, Colorado,
Parcel Identification Number: 2735-124-74-851.
ZONING: P, Park.
P2
MINOR DEVELOPMENT
The procedure for a Minor Development Review is as follows. Staff reviews the submittal
materials and prepares a report that analyzes the project's conformance with the design
guidelines and other applicable Land Use Code Sections. This report is transmitted to tl:e
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. If the application is approved, the HPC shall issue a Certificate of Appropriateness and
the Community Development Director shall issue a Development Order. The HPC decision
shall be final unless appealed by the applicant or a landowner within three hundred (300) feet
of the subject property in accordance with the procedures set forth in Chapter 26.316.
Background: Triangle Park was designated a local landmark in 1992. It was platted pre-1892
and, according to a 1896 map, the area was used as a public square. The residential
neighborhood primarily housed the upper class during the 19`h century; presumably this planned
open space was for their benefit. As mentioned previously the current playground equipment
was added in 1991. The photographs below dated 1980 and 1991 illustrate landscape changes in
the park over time.
1980, looking toward Lake
Avenue. The climber is in the
middle ground. The playground
was placed in the left portion of
the photograph.
2
P3
..~-
2010, looking to the west at
the play equipment. Note
the Mugo pines proposed
for removal.
Staff Response: The applicant proposes to replace the existing playground with new play
equipment that meets safety standards for toddlers, maintains a low profile and fits into the
passive nature of the Park.
Play Equipment: The existing climber, evident in the 1980 photograph, is proposed to be
relocated into the play area, which separates the active and passive uses of the park by
consolidating all play equipment into the north corner. A slightly larger footprint is proposed for
the play area. The general style of the equipment, a swing set and a climbing piece, is consistent
with the proposed replacement. The maximum height for the swing set is 8' and the top of the
platforms are about 1'4" and 2' above grade. The maximum height for the posts is 56". Staff
finds that the proposed mass and scale of the equipment is minimal.
Natural colors and materials are proposed to recess the equipment into the background: wood
(southern yellow pine), dark green metal caps for the posts and detached swing set, and tan
colored plastic for play features. Staff finds that the proposed play equipment is sensitive to the
context of the Park and is appropriate.
Circa 1991, looking to the west at the play
equipment. Note the landscape and openness
of the park in both photographs.
3
P4
Landscape: Wood chips are proposed as the surface treatment beneath the play equipment. The
6 existing Mugo Pines located along the southern portion of the play area and the 4 dogwoods
along North 2°d Street are proposed to be removed. Staff finds that the removal of these trees
appropriately opens up the Park. The lilacs and Chokecherry tree are to be retained.
The addition of a cottonwood tree along North 2"d Street and 2 ash trees near the play area are
consistent with the context and pattern of street trees in the West End and will provide shade to
Park visitors. Staff finds that Guideline 1.12, 1.13 and 1.16 are met.
1.12 Preserve and maintain historically significant planting designs
• Retaining historic plating beds, landscape features and walkways is encouraged.
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 areas for accent.
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.
DECISION MAKING OPTIONS:
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff finds that the proposed changes to Triangle Park meet the
applicable Design Guidelines and recommends HPC grant Minor Development approval.
1. There shall be no deviations from the approved plan without first being reviewed and
approved by staff and monitor.
Exhibits:
A. Application
P5
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (IiPC)
APPROVING AN APPLICATION FOR MINOR DEVELOPMENT FOR THE
PROPERTY LOCATED AT TRIANGLE PARK, ALL OF BLOCK 104, HALLAM'S
ADDITION TO THE CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. _, SERIES OF 2010
PARCEL ID: 2735:124.74.851.
WHEREAS, the applicant, the City of Aspen Pazks Department, requested approval to replace
the existing playground equipment located at Triangle Pazk, all of Block 104, Hallam's Addition to
the City and Townsite of Aspen, Colorado, that required Minor HPC Review; and
WHEREAS, Triangle Pazk is listed on the Aspen Inventory of Historic Landmazk Sites and
Structures; 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 Minor 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 26.415.070.0 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, Saza Adams, in her staff report dated March 24, 2010, performed an analysis of the
application based on the standazds, found that the review standards and the "City of Aspen
Historic Preservation Design Guidelines were met, and recommended approval; and
WHEREAS, during a duly noticed public hearing on Mazch 24, 2010, the Historic Preservation
Commission considered the application, found the application was consistent with the applicable
review standazds and approved the application by a vote of_ to _, with conditions.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Minor Development for the replacement of playground equipment for
the property located at Triangle Pazk, all of Block 104, Hallam's Addition to the City and
Townsite of Aspen, Colorado, with the following conditions:
1. There shall be no deviations from the approved plan without first being reviewed and
approved by staff and monitor.
HPC Resolution No. _, Series of 2010
Triangle Park,
Page 1 of 3
P6
2. A Land Use application for an insubstantial amendment to modify the development
envelope must be approved by the Community Development Department prior to
demolition and construction of the aforementioned approval.
3. The development approvals granted herein shall constitute asite-specific development plan
vested for a period of three (3) yeazs from the date of issuance of a development order.
However, any failure to abide by any of the terms and conditions attendant to this
approval shall result in the forfeiture of said vested property rights. Unless otherwise
exempted or extended, failure to properly record all plats and agreements required to be
recorded, as specified herein, within 180 days of theP ffPct~e gate of the development
order shall also result in the forfeiture of said vested roe ri hts and shall render the
development order: void within the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved site-specific development plan shall not result in
the creation of a vested properly right.
No later than fourteen (14) days following final approval of al] requisite reviews necessary
to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific develop ears,
plan, and the creation of a vested property right, valid for a period of three (3) y
pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes, pertaining to the following described property: Triangle Park.
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances or
the City of Aspen provided that such reviews and approvals are not inconsistent with this
approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
APPROVED BY THE COMMISSION at its regular meeting on the 24"' day of March,
2010.
[signatures on the following page]
HPC Resolution No. _, Series of 2010
Triangle Pazk,
Page 2 of 3
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Approved as to Form:
Jim True, Special Counsel
ATTEST:
Kathy Strickland, Chief Deputy Clerk
Michael Hoffman, HPC Chair
HPC Resolution No. _, Series of 2010
Triangle Pazk,
Page 3 of 3
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,v .
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 630 E. Hyman Avenue- Major Development (Final) and Commercial Design
Review (Final)- Public Hearing
DATE: March 24, 2010
SUMMARY: 630 E. Hyman Avenue
is a modem commercial building
constructed beginning in 1969. It was
identified on Ordinance #48, Series of
2007 as a "potential historic resource"
and voluntarily designated by the
property owner as part of a
Landmazk/Conceptual Development
application reviewed by HPC and City
Council in Fall 2009. Final HPC
review is the last step required before
proceeding to building permit.
The proposal is to repair and refinish
exterior woodwork, replace some
windows, reconfigure the primary staircase, add a third floor residential unit, and improve the
interior courtyard, which becomes an enclosed area.
STAFF RECOMMENDATION: Staff finds that the review criteria aze met, with conditions, and
recommends HPC grant Final Major Development and Commercial Design Review approval. -
APPLICANT: 630 E. Hyman LLC, represented by Haas Land Planning, LLC and Rowland +
Broughton Architects.
PARCEL ID: 2737-182-12-007.
ADDRESS: 630 E. Hyman Avenue, Lots R and S, Block 99, City and Townsite of Aspen,
Colorado.
P9
ZONING: C-1, Commercial.
P10
MAJOR DEVELOPMENT (FINALI
The procedure for a Major Development Review, at the Final level, is as follows. Stafjreviews
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 CiryOYe
Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, app
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 th'H a Co°jQ Conceptual
Development Plan, and then a Final Development Plan. App f
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.lVo 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 dpplicant.
Staff Response: 630 E. Hyman was built beginning in 1969, commissioned by Jack and Gesine
Crandall, and designed by Tom Benton. Benton was an azchitect, and a prolific and acclaimed
graphic artist who resided in Aspen from 1963 until his death in 2007. The Crandall building has
remained relatively unaltered and it is the only intact design of Benton's within the City of
Aspen.
HPC granted Conceptual approval for designation and the proposed construction project in
October 2009 with conditions, as follows:
1. Redesign the storefront configuration on the south fagade to retain the two
existing "spiderweb" panels. er floor.
2. Restudy or remove the proposed new window on the east fagade, upp
3. Restudy the eave depth on the east fagade of the rooftop addition, to possibly provide
„TPatPr cha~lnw line.
4. Restudy the location of the railing for the third floor deck.
5. Consider creating a way to bring natural light through the third floor unit and into the
courtyazd.
6. Install an operable or removable window in the round opening on the south facade.
The first two conditions of approval aze accomplished, as represented in the Final drawings.
With regard to Condition #3, the eave on the east side of the third floor unit has been extended to
so~that everyone c unde sotand the visual impacts of the changeeas vaewed from he sreet.eeting
2
P11
Addressing Condition #4, the upper floor deck railing, previously planned to be 12" from the
back of the parapet wall has been pulled in 6" further, which does decrease it's visibility. This
may be adequate, however staff recommends some discussion, Obviously the rooftop addition
has greater presence than the railing, but, to the extent, that the railing is in approximately the
same plane as the fagade of the original Crandall building, it has the potential to have a negative
impact, and it also creates the opportunity to place rooftop furnishings in highly visible locations.
Condition #5 was a request to retain some natural light from the rooftop into the courtyard. The
applicant has found this impossible, particulazly due to building code issues. The. courtyard will
receive natural light from the round window at the front of the building.
The last condition of Conceptual approval was that the applicant ensure that
any window installed in the round opening that faces Hyman Avenue be
operable. Historically there has been no window in this south facing
opening, although there are original circular windows on the east fagade.
The drawings indicate the new south window will match the side windows.
Staff recommends HPC discuss whether there should be horizontal mullions
that replicate the appeazance of the railing that currently bisects the circle.
While the railing may have primazily been a functional feature, it is part of
the original design and does have some relationship to graphics created in
Benton's posters.
Final review also deals with details such as the landscape plan, lighting, fenestration and
selection of new materials. A list of the relevant design guidelines is attached as "Exhibit A."
Only those guidelines where discussion is needed aze included in the memo.
Landscape plan
There is very little planting azea on the private property, but ample azea for street trees and
vegetation in the adjacent right-of--way. Pazks Department approval will be required for all work
on publio-property.
The application represents retaining existing crabapple trees along Hyman and Spring Streets,
and removing junipers. At this time it is uncertain whether Pazks will recommend removal of
any trees, or what species they might suggest be added. Input on the final resolution of the
landscape should be assigned to staff and monitor. The chazacter of this landscape is very
important, however it is outside of the landmazked azea. Photos of the original and current
conditions aze shown on the next page. The relevant guideline is:
1.13 Revisions or additions to the landscape should be consistent with the historic context
of the site.
^ Select plant and tree material according to its mature size, to allow for the long-term impact
of mature growth.
^ Reserve the use of exotic plants to small azeas for accent.
^ Do not cover grassy azeas with gravel, rock or paving materials.
3
P12
s.
Li htin
The plans do not indicate any exterior fixtures, but the application mentions that recesse cans
„_, _ _~__ .t_ __...a,,..e.va az__ _r, +ti,P ~^~~+1' far_arla_. The annlicant must orovide
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more detail about any planned exterior lighting. ,
Fenestration
The drawings indicate that many of the existing windows and doors on the ground floor aze to e
retained, but that most second floor windows will be replaced. Staff is unawaze of the upper
floor windows having any special artistic quality (for instance hand-built on site) that must be
preserved, therefore replacement is acceptable with the condition that details of the existing
window profile, and proposed replacement be provided for review by staff and monitor.
On the south, it has already been mentioned that the round window should relate to the existing
horizontal railing pattern. On the ground floor, staff recommends that fenestration be simplified
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P13
and be arranged more symmetrically, in keeping with Benton's original drawings (attached to this
memo.) Benton's original drawings actually show no doors facing Hyman Avenue. He may
have intended that stores be entered from the courtyazd. Staff is uncertain when the front doors
into the retail spaces were installed, but generally recommends that there be more study of this
facade. Currently there is a wide opening in the center of the facade, where the. open air staircase
exists. Although the couriyazd is being enclosed, it may not be appropriate to narrow the opening
as planned, by filling in the space between the spiderweb panels and the two central CMU
columns in the same plane as the storefronts. To preserve the existing visual character of that
azea, it might be preferable to preserve the existing entry width more accurately, as depicted in
the sketch below. This. does affect tenant space, although the minimum distance that the new
fenestration ought to be set back to achieve the effect would be an important part of the
discussion. The relevant guidelines include:
3.2 Preserve the position, number and arrangement of historic windows in a building
wall.
^ Enclosing a historic window opening in a key character-defining facade is inappropriate,
as is adding a new window opening. This is especially important on primary facades
where the historic ratio of solid-to-void is a chazacter-defining feature.
^ Greater flexibility in installing new windows may be considered on reaz walls.
^ Do not reduce an original opening to accommodate a smaller window or door or increase
it to receive a lazger window on primary facades.
In the same vein, staff recommends that the door into the new auxiliary staircase, on the west end
of the facade, be moved forwazd to align with the existing doors and windows. We recommend
the possible deletion of the new CMU column indicated at the staircase opening because it
interferes with the symmetry of Benton's design.
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The remaining azea where staff recommends discussion of fenestration is windows on the rear
fagade. The existing windows generally match the size and placement of Benton's original
design, but the glass is divided with mullions. These windows aze all proposed to be replaced
and/or enlazged. Staff recommends the window units be undivided if it is possible to do so and
still allow them to be operable.
Staff has no concerns with the proposed fenestration on the rooftop addition.
Materials
Staff has no concerns with the proposed materials for this project. Existing exterior materia s are
to be repaired and retained. The proposed metal siding on the third floor will be distinct from the
historic resource, without being visually competitive.
COMMERCIAL DESIGN REVIEW
Commercial Design Review Stanllazds applicable to this project aze attached as "Exhibit C."
Staff finds that few guidelines aze relevant to this project, which primarily involves preservation
of existing conditions rather than all new construction.
Guidelines which are particularly relevant include 1.45, which requires that roofs be thoughtfully
designed, particularly in terms of placement of mechanical equipment; guideline 1.50, which
requires the materials used for third floor additions to be more subdued that lower facades; and
1.51, which addresses landscape design. Staff finds that the project is in compliance with the
Commercial Design review guidelines.
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.
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Commercial Design Review with the following conditions:
1. At the HPC meeting, HPC should review renderings of the eave depth on the east fagade
of the third floor to determine the best relationship to the historic resowce.
2. At the HPC meeting, HPC should review renderings of the third floor railing to determine
appropriate placement.
3. The new circular window to be installed in the opening on the south fagade should
include mullions that relate to the existing horizontal railing.
4. Staff and monitor will provide referral comments to the Pazks Department regarding
landscape design.
5. The applicant is to provide information on any new exterior lights that aze proposed.
6
P15
6. The applicant is to provide a restudy of the south facade ground floor storefronts and
entries to preserve the symmetry, solid to void relationships, and other chazacteristics of
Benton's design.
7. The applicant is to remove mullions from windows on reaz facade if this can be
accomplished and still allow the windows to be operable.
8. There shall. be no deviations from the approved plan without first being reviewed and
approved by staff and monitor.
Exhibits:
Resolution #_, Series of 2010
A. Relevant HPC Design Guidelines
B. Benton's original elevations
C. Relevant Commercial Design Standazds
D. Application
"Exhibit A: Relevant HPC Design Guidelines for 630 E. Hyman ,Final Review"
1.9 Maintain the established progression of public-to-private spaces when considering a
rehabilitation project.
^ This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding
along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the
"private" spaces beyond.
^ Provide a walkway running perpendicular from the street to the front entry. Meandering
walkways aze discouraged, except where it is needed to avoid a tree.
^ Use paving materials that aze similaz to those used historically for the building style.
Concrete, wood or sandstone may be appropriate for certain building styles.
1.12 Preserve and maintain historically significant planting designs.
^ Retaining historic planting beds, landscape features and walkways is encouraged.
1.13 Revisions or additions to the laudscape should be consistent with the historic context
of the site.
^ Select plant and tree material according to its mature size, to allow for the long-term impact
of mature growth.
^ Reserve the use of exotic plants to small azeas for accent.
^ Do not cover grassy azeas with gravel, rock or paving materials.
1.14 Additions to the landscape that could interfere with historic structures are
inappropriate.
^ Do not plant climbing ivy or trees too close to a building. New trees should be no closer than
the mature canopy size.
^ Do not locate plants or trees in locations that will obscure significant architectural features or
block views to the building.
^ It is not appropriate to plant a hedge row that will block views into the yazd.
1.15 Minimize the visual impacts of site lighting.
^ Site lighting should be shielded to avoid glaze onto adjacent properties. Focus lighting on
walks and entries, rather than up into trees and onto facade planes.
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.
7
P16
2.1 Preserve original building materials.
^ Do not remove siding that is in good condition or that can be repaired in place.
^ Only remove siding which is deteriorated and must be replaced.
^ Masonry features that define the overall historic character, such as walls, cornices, pediments,
steps and foundations, should be preserved.
^ Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction
may result in a building which no longer retains its historic integrity• iecin in, consolidating
2.5 Repair deteriorated primary building materials by patching, p g-
or otherwise reinforcing the material.
^ Avoid the removal of damaged materials that can be repaired.
^ Isolated azeas of damage may be stabilized or fixed, using consolidants. Epoxies and resins
may be considered for wood repair and special masonry repair components also may be used.
2.7 Match the original material in composition, scale and finish when replacing materials
on primary surfaces.
^ If the original material is wood clapboazd, for example, then the replacement material must
be wood as well. It should match the original in size, the amount of exposed lap and finish.
^ Replace only the amount required. If a few boazds are damaged beyond repair, then only
those should be replaced, not the entire wall.
3.1 Preserve the functional and decorative features of a historic window.
^ Features important to the chazacter of a window include its frame, sash, muntins/mullions,
sills, heads, jambs, moldings, operation and groupings of windows.
^ Repair frames and sashes rather than replacing them, whenever conditions permit.
^ Preserve the original glass, when feasible.
3.2 Preserve the position, number and arrangement of historic windows in a building
wall.
^ Enclosing a historic window opening in a key chazacter-defining facade is inappropriate, as is
adding a new window opening. This is especially important on primary facades where the
historic ratio of solid-to-void is achazacter-defining feature.
^ Greater flexibility in installing new windows may be considered on reaz walls.
^ Do not reduce an original opening to accommodate a smaller window or door or increase it to
receive a lazger window on primary facades.
3.3 Preserve the historic ratio of window openings to solid wall on a facade.
^ Significantly increasing the amount of glass. on achazacter-defining facade will negatively
affect the integrity of a structure.
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^ If the original is double-hung, then the replacement window should also be double-hung, or
at a minimum, appeaz to be so. Match the replacement also in the number and position of
glass panes.
^ Matching the original design is particulazly important on key character-defining facades.
3.5 In a replacement window, use materials that appear similar to the original.
^ Using the same material as the original is preferred, especially on chazacter-defining facades.
However, a substitute material may be considered if the appeazance of the window
components will match those of the original in dimension, profile and finish.
3.6 Preserve the size and proportion of a historic window opening.
^ Reducing an original opening to accorrimodate a smaller window or increasing it to receive a
lazger window is inappropriate.
8
P17
^ Consider reopening and restoring an original window opening where altered.
3.7 Match, as closely as possible, the profile of the sash and its components to that of the
original window.
^ A historic window often has a complex profile. Within the window's casing, the sash steps
back to the plane of the glazing (glass) in several increments. These increments, which
individually only measure in eighths or quarters of inches, aze important details. They
distinguish the actual window from the surrounding plane of the wall.
4.1 Preserve historically significant doors.
^ Maintain features important to the character of a historic doorway. These may include the
door, door frame, screen door, threshold, glass panes, paneling, hazdwaze, detailing, transoms
and flanking sidelights.
^ Do not change the position and function of original front doors and primary entrances.
^ If a secondazy entrance must be sealed shut, any work that is done must be reversible so that
the door can be used at a later time, if necessary. Also, keep the door in place, in its historic
position.
^ If the secondazy entrance is sealed shut, the original entrance on the primary facade must
remain operable.
4.2 Maintain the original size of a door and its opening.
^ Altering its size and shape is inappropriate. It should not be widened or raised in height.
4.5 When replacing a door, use a design that has an appearance similar to the original
door or a door associated with- the style of the house.
^ A replica of the original, if evidence exists, is the preferred replacement.
^ A historic door from a similaz building also may be considered.
^ Simple paneled doors were typical.
^ Very ornate doors, including stained or leaded glass, aze discouraged, unless photographic
evidence can support their use.
6.1 Preserve significant architectural features.
^ Repair only those features that are deteriorated.
^ Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using
recognized preservation methods whenever possible.
^ Isolated azeas of damage may be stabilized or fixed, using consolidants. Epoxies and resins
may be considered for wood repair and special masonry repair components also may be used.
^ Removing a damaged feature when it can be repaired is inappropriate.
7.9 New or replacement roof materials should convey a scale, color and texture similar to
those used traditionally.
^ Replacement materials should be similaz to those used historically on compazably styled
buildings.
^ If a substitute is used, such as composition shingle, the roof material should be earth tone and
have a matte, non-reflective finish.
^ Flashing should be in scale with the roof material.
^ If copper flashing is to be used, it should be treated to establish a matte, non-reflective finish.
10.3 Design a new addition such that one's ability to interpret the historic character of the
primary building is maintained.
^ Anew addition that creates an appeazance inconsistent with the historic character of the
primary building is inappropriate.
9
P18
^ An addition that seeks to imply an eazlier period than that of the primary building also is
inappropriate.
^ An addition that seeks to imply an inaccurate variation of the primazy building's historic style
should be avoided.
^ An addition that covers historically significant features is inappropriate.
10.4 Design a new addition to be recognized as a product of its own time.
^ An addition should be made distinguishable from the historic building, while also remaining
visually compatible with these earlier features.
^ A change in setbacks of the addition from the historic building, a subtle change in material or
a differentiation between historic, and more current styles aze all techniques that may be
considered to help define a change from old to new construction.
10.11 On a new addition, use exterior materials that are compatible with the historic
materials of the primary building.
^ The new materials should be either similar or subordinate to the original materials.
14.6 Exterior lights should be simple in character and similar in color and intensity to that
used traditionally.
^ The design of a fixture should be simple in form and detail. Exterior lighting must be
approved by the HPC.
^ All exterior light sources should have a low level of luminescence.
14.7 Minimize the visual impacts of site and architectural lighting.
^ Unshielded, high intensity light sources and those which direct light upward will not be
permitted.
^ Shield lighting associated with service azeas, parking lots and pazking structures.
^ Timers or activity switches may be required to prevent unnecessary sources of light by
controlling the length of time that exterior lights are in use late at night.
^ Do not wash an entire building facade in light.
^ Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of
buildings.
^ Avoid duplicating fixtures. For example, do not use two fixtures that light the same azea.
14.8 Minimize the visual impact of light spill from a building.
^ Prevent glare onto adjacent properties by using shielded and focused light sources that direct
light onto the ground. The use of downlights, with the bulb fully enclosed within the shade,
or step lights which direct light only on to walkways, ig strongly encouraged.
^ Lighting shall be cazefully located so as not to shine into residential living space, on or off the
14.14 Minimize the visual impacts of service areas as seen from the street.
^ When it is feasible, screen service areas from view, especially those associated with
commercial and multifamily developments.
^ This includes locations for trash containers and loading docks.
^ Service areas should be accessed off of the alley, if one exists.
14.15 Minimize the visual impacts of mechanical equipment as seen from the public way.
^ Mechanical equipment may only be installed on an alley facade, and only if it does not create
a negative visual impact.
^ Mechanical equipment or vents on a roof must be grouped together to minimize their visual
impact. Where rooftop units aze visible, provide screening with materials that aze compatible
with those of the building itself.
10
^ Screen ground-mounted units with fences, stone walls or hedges.
^ A window air conditioning unit may only be installed on an alley facade, and only if it does
not create a negative visual impact.
^ Use low-profile mechanical units on rooftops so they will not be visible from the street or
alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller
satellite dishes and mount them low to the ground and away from front yards, significant
building facades or highly visible roof planes.
^ Paint telecommunications and mechanical equipment in muted colors that will minimize their
appearance by blending with their backgrounds.
14.16 Locate standpipes, meters and other service equipment such that they will not
damage historic facade materials.
^ Cutting channels into historic facade materials damages the historic building fabric and is
inappropriate. Do not locate equipment on the front facade.
^ If a channel must be cut, either locate it on a secondary facade, or place it low on the wall.
P19
11
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City of Aspen
Commercial Character Area
Final Review Design Guidelines
The folloti~~ing design guidelines shall apply at the rival reviev,~ stage.
Building Design ~ Articulation
The character of the Commercial Area relies
upon a human scale and a vaziation in building
height, massing, design, azchitectural detail and
materials. This in turn is influenced primazily
by the articulation of the traditional lot width
in the city center. New buildings which occupy
more than one traditional lot width should be
articulated to reflect these characteristics of aty
form and scale.
On the other hand, excessive articulation of the
street facade in the use of multiple setbacks from
the edge of the sidewalk weakens and adversely
affects the structure of the street facade, the
coherence of the street block and the sense of
urban definition and enclosure and should be
avoided.
Articulation can be reflected in the height, design
and vaziation in the modules and. form of the
street facades. It is also reflected in the mofscape.
In the city center this is predorn;nan$y of flat roof
form, often with decorative street facade pazapet
and cornice. Because buildings. aze viewed from
the mountain slopes, enhancing the roofscape is
especially important.
The vertical articulation of the street facade as a
'base, middle and cap' is also important in the
composition of a human scale of building and
street farsade. This is often defined by the first _
floor storefront, elements of fariade composition
and hierarchy of the fenestration pattern, as well
as the cornice or similaz horizontal element. The
depth of modeling, texture and detail of the Parade
is essential to the creation of the light and shadow
which define and animate the scale and chazacter
of the street farsade.
CommerciaG Lodsinr and Historic n:~+.:,.. ~ti 1
Building modules may 6e expressed urithin asingle structure using
aariations in setbacks, materials and height.
P22
Commercial Character Area
City of Aspen
Expression of Lot Widths
The street facade is composed of a sequence of
buildings defined either in width or in design
arrangement by original lot dimensions. The
building facade composition, fenestration pattern,
detail and materials will accentuate the diversity
of the street facade, and consequently the richness
of the street chazacter.
Articulation of the traditional lot width enables
larger scaled development to integrate more
successfully. It also creates the opportunity to
enhance visual vitality and activity in various
respects within the building. A new building
should be designed to define this unit of scale.
1.29 Anew buildingshallreflectthetraditional
lot width. (30 ft.) as expressed by two or more of
the following:
• Variation in height at internal lot lines
• Variation in the plane of the front facade
• Street facade composition
• Variation in architectural detailing and
materials to emphasize the building
module
1.30 The detailed design of the building facade
should reflect the traditional scale and rhythm
of the block. This should be achieved using all
of the following:
The fenestration grouping
The modeling of the facade
• The design framework for the first floor
storefront
Variation in azchitectural detail and / or the
palette of facade materials
YPS°.
Commercial, Lodging and Historic District
Desigd Objectives and Guidelines
A building should be designed to respect the haditional lot
width.
A single building with multiple style imitations to break up the
facade of the building is inappropriate.
Facade articulation should be accomplished while still maintaining
a sense of consistency in design, as this single building does, using
aariations of masonry colors and fenestration patterns, all within
a cohesive framework
--- - --- .x.~,~, .., ,.~,,.
---
P23
of Aspen
Fagade Articulation
Traditional architectural composition aligns
elements within adjacent street facades, and in
doing so creates a sense of cohesion and human
scale. These include pilasters, moldings, conuces,
window dressings and reveals. Contemporary
interpretations of such elements are encouraged.
Contemporary design will rely upon the use of
high quality materials, architectural modeling
and detail to create a sense of both human scale
and continuity.
While the emphasis is often placed on the
stature and design of the first floor storefront,
this visual prominence also depends upon its
relationship with the ta~ade above. The hierachy
of proportion in the sequence and pattern of
windows and capping cornice help to complete
the facade composition and define the height of
the building in increments which relate to human
scale. The design of a new building should include
such articulation to reflect the traditional chazacter
of the street facade(s). This is also essential to the
visual strength, presence and animation of the
street far=ade, through play of light and shadow.
1.31 A building should reflect the architectural
hierarchy and articulation inherent in the
composition of the street facade. The following
should be addressed:
• The design and definition otthe traditionally
tall first floor
• The vertical proportions of the upper level
fenestration pattern and ratio of solid wall
to window area.
1.32 A building should reflect the three-
dimensional characteristics of the street
facade in the strength and depth of modeling,
fenestration and architectural detail.
Commercial Character Area
Contemporary design interpretation enhances the vocabulary of
architectural options available to design a sheet facade.
Commercia4 Lodging and Historic District .: ~ - ~~
Creative interpretations of traditional building components are
appropriate.
Facade articulation provides a sense of scale and enhances aisual
interest
P24
City of Aspen
Street Level Character
Aspen is widely recognized for its visually
vibrant and attractive street character. Several
characteristics combine to create Phis. They
include the stature and also the design chazacter
of the traditional first floor retail frontage.
New development within the Commercial
Character Area should be designed to reflect
these characteristics. The quality of the design of
the first floor is also essential to the creation of
an attractive and successful secondary frontage
to the side or the rear of the building.
Floor Stature
The design of a new building should respect
the heights of traditional building design, in the
predominant stature of the first floor and in the
hierarchy and the proportion of upper floors as
expressed in the building facade. The street level is
generally taller than the upper floors. Storefronts
of 13 to 15 feet high aze typical, whereas second
floors of 10 to 12 feet aze typical.
The street level features of traditional Aspen
commercial buildings aze cleazly distinguishable
from the upper floors. First floors are predominantly
fixed plate glass with a small percentage of
opaque materials. Upper floors aze the reverse;
opaque materials dominate, and windows appear
as smaller openings puncturing the solid walls.
Within the Commercial Character Area this
relationship should generally prevail, but can
be more widely interpreted, with greater design
flexibility than in the Commercial Core.
1.33 Any new building shall be designed to
ceiling:on all floors.~y
Commercial Character Area
e Commercia4 Lodging and Historic District
page 30 ~" Design Objectiaes an[i Guidelines
A building should reflect the three dimensional character' tra~~
the street facade in shength and depth of modeling, Penes
and architectural detail.
A building shall reflect thearchitectural hierarchy ofa traditionally
tall first floor and the relationship of transparency to solid mall at
the first floor and upper floors.
The alignment of storefronts at the sideroalk edge is a tradition in
the Commerrial Core that should be extended to the Commercial
Area.
._._._s .._,..~-,_ .,~ ..,.
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P25
City of Aspen
1.34 Maintain the distinction between the street
level and upper floors.
• The fast floor should be the tallest floor to
floor height in the building.
• The first floor of the primary facade should
be predominantly transparent glass.
• Upper floors should be perceived as being
more opaque than the street level. Upper
story windows should have a vertical
emphasis.
• Highly reflective or dazkly tinted glass is
inappropriate.
• Express the traditional distinction in floor
heights between street levels and upper
levels through detailing, materials and
fenestration. The presence of a belt course is
an important feature in this relationship.
1.35 Anew building should be designed to
maintain the stature of traditional street level
retail frontage.
• Thisshouldbel3-15ft.infloortofloorheight
on the first floor.
• The minimum required first floor height
must be maintained for at least the first
50 foot depth of the lot, and may only be
dropped to a lower height beyond that
point for azeas that are devoted to storage,
circulation, offices, restaurantkitchens, alley
commercial spaces, or similar secondary
uses.
1.36 Minimize the appeazance of a tall third
floor.
• Where a third floor's floor to ceiling height
is in excess of 12 ft., it should be set back a
minimum of 15 ft. from the street facade to
reduce the appazent height.
• Increase the parapet height to screen the
visual impact of a tall top floor.
• The design of a set back third floor shall be
simplerinform, moresubduedinmodeling,
detail and color than the primary facade.
Commercial Character Area
Commercial Lodging and Historic lNstrict (ti-I
Buildings should 6e designed to reflect the architectural hierarchy
and art{culah'on inherent in the composition of the street facade.
n new buildingshould be designed to reflect the traditional stature
of the street leael retail frontage, whichshould be 13-15 feet in
floor fo floor height. .
P 2 ( Ciry of Aspen
Commercial Character Area
page 32
First Floor Character
The characteristic street level storefront, the
relationship between the retail entrance and
sidewalk, the architectural embellishment and
detail and the quality of materials combine to
create the visual vitality and interest associated
with the street level retail frontage.
1.37 The first floor fa;•ade should be designed
to concentrate interest at the street level, using
the highest quality of design, detailing and
materials.
• A strong and distinctively designed
retail framework for the first floor of the
building.
• Anentrywaydesignedtousethefullheight
of the storefront.
• A distinct change in the palette of materials
used for the first floor design framework.
The depth and strength of the modeling of
elements and details.
Retail Entrance
The close relationship between the level of the
shop frontage and entrance with the public
sidewalk is critical to a successful'retail chazacter.
A new building should locate an entrance at
sidewalk level. Elevated or sunken entrances
shall be avoided.
1.38 The retail entrance should be at the
sidewalk level.
• All entrances shall be ADA compliant.
• On sloping sites the retail frontage should
be as close to a level entrance as possible.
1.39 Incorporate an airlock entry into the plan
for all new structures.
• An airlock entry that projects forward of
the primary facade at the sidewalk edge is
inappropriate.
• Addingtemporaryentriesduringthewinter
season detracts from the chazacter of the
historic district.
• Using a temporary vinyl or fabric "airlock"
to provide protection from winter weather
is not permitted.
[~ Commerclab Lodging aiul Historic District
Design Objectiaes and Guidelines
A building shall be designed to maintain the character ana
transparency of the Naditional street teoel retail frontage.
P27
City ofAspen Commercial Character Area
Transparency
The transparency created by lazge storefront
window azea and the immediate relationship
this creates between public and internal display,
interest and attraction, should be an integral part
of the design of a new building in the Commercial
Area.
1.40 Window azea along the first floor shall be
a minimum of 60% of exterior street facade area
when facing principal street(s).
1.41 Where appropriate a building shall
be designed to maintain the character and
transparency of the traditional street level retail
frontage.
Storefront Design
The traditional storefront, where azchitectural
display was frequently used to draw attention
to retail goods display, remains an essential
feature of the attractive and vibrant commercial
center. The role and relationship of the traditional
storefront can readily be interpreted through
contemporary design. A new building shall be
designed to express these principles.
1.42 Design of the first floor storefront should
include particular attention to the following:
• The basic elements and proportions of
storefront design
• Depth and strength of modeling
• The palette of materials and finishes used
in both the structural framework and the
storefront window
• The concentration of azchitectural detail to
ensure a rich visual experience
• The complementazy use of signage and
lettering to enhance the retail and downtown
chazacter
• The use of lighting to accentuate visual
presence
CommerciaS Lodging and Historic District ' ~r~, ~ nave.~.i
The first floor facade and. retail frontage should be designed to
concenhate interest at the sheet level, using the highest quality
of design, detailing and materials.
Abuildingshal/beclesigned to maintain orcreate the character and
transparency of the traditional street leael retail frontage.
P28
Ciry of Aspen
Commercial Character Area
Side and Rear Facades
1.43 Retail frontage facing onto side courts
or rear alleys should follow similar design
principles to the street frontage, adjusted for
the scale of the space.
It shouldbe designed with a simiaz attention
to architectural articulation, detail and
materials.
These should have a richness of detail that
is inviting to users.
Roofscape
A building's roofscape should be regazded as an
azchitectural 'elevation', given its visibility from
neazby buildings arid mountain slopes. Specific
attention should be paid to creating a varied and
interesting roofscape. The form seen from above
should reinforce the rhythm and scale of the street
facade.
1.44 A larger building should reflect the
traditional lot width in the form and variation
of its roof. This should be achieved through the
following:
• A set back of the top floor from the front
facade
• Reflect the traditional lot width in the roof
plane
1.45 'The roofscape should be designed with
the same design attention as the secondary
elevations of the building.
• Group and screen mechanical units from
view.
• Locate mechanical equipment to the reaz of
.,the roof azea.
• Position, articulate and design rooftop
enclosures or structures to reflect the
modulation and chazacter of the building.
Usematerialswhichcomplementthedesign
of the building facades.
• Design roof gazden azeas to be unobtrusive
from the street.
• Use'greenroof'designbestpractice,where
feasible.
A building's roofscape should be regarded as an architectural
'eieoation, given itsvisibilityfromnearbybuildingsandmountain
slopes. - -
Commercia4 LodSing and Historic District
page 34 Design Objectiaes aril Guidelines
Buildingdesign along a rearfa~adeshould bedesignea
zuith the same attention to detail and materials but
may have more freedom of design expression than the
primary facade.
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of Aspen
Commercial Character Area
P29
Architectural Materials
The Commercial Area of Aspen comprises a rich
variety of building materials, some of local origin.
Predominant within this palette is the range of
generally high quality brick, often used with
natural stone accent. In contrast, wood is the
material for the construction of early residential
buildings. The combination, quality and variation
traditionally found in these materials within the
Commercial Area conveys a sense of durability
and permanence. These qualities should be
continued.
A range of facade materials should be used to
reduce the appazent scale of a lazger building.
The immediate setting of a historic building
will require particular care in the choice of
materials.
High quality durable materials gradually express
the maturity of the streetscape and community.
The palette of materials adopted for all facades
of a building should reflect, complement and
enhance the evolving form and chazacter of the
center of the city.
1.46 High quality, durable materials should be
employed.
• The palette of materials should be
specified, including samples of materials
as required.
1.47 Building materials should have these
features:
• Convey the quality and range of materials
seen traditionally
• Reduce the perceived scale of the building
and enhance visual interest of the facade
• Convey a human scale
• Have proven durability and weathering
chazacteristics within Aspen's climate
Commercial, Lodging and Historic Duirict I ~', I
Materialsused ri }ye Commercial Aiea s}iould be of high qudlity
in durability and finish, conaey a human scale, and be used in
combination with a tradifional masonry palette.
P30
Commercial Character Area City ofAspe
1.48 A building or additions should reflec
the quality and variation in materials seer
traditionally.
1.49 Where contemporary materials are uses
they shall be:
• High quality in durability and finish
• Detailed to convey a human scale
• Compatible with a traditional masonry
palette
1.50 Materials used for third floor
accommodation set back from the street
fa4ade(s) should be more subdued than the
primary facades.
Paving £~ Landscaping
Certain settings and buildings within the city aze
associated with the quality of design and materials
in paving and / or landscaping. It is important that
this be recognized and retained where it exists,
is of historic relevance, or otherwise successful.
The site and setting of all development shall
be enhanced by design of both paving and
landscaping within any proposal.
Proposed enhancements within the public right
of way shall form part of a comprehensive
improvement proposal for the street or azea, and
approval will be required.
1.51 Paving and landscaping should be
designed. to complement and enhance the
immediate setting of the building and azea.
page 36
.1`~. Commercial, Lodging and Historic DisMct
~} ', Design Objectiaes and Guidelines
Public art is a uwy to both identifyand reinforce fhe sense of identity
and individuality of the city.
The site and setting of all development should be enhanced by the
design of both paving and landscaping within any proposal.
... ,, .a.v.p ~..-a m.~reT,~`P a++m--~~...... -e:._a. -.uVE Fu~i~~eSi:- i..a.s...J...
P31
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING MAJOR DEVELOPMENT (FINAL) AND COMMERCIAL DESIGN
REVIEW (FINAL) APPROVAL FOR THE PROPERTY LOCATED AT 630 EAST
HYMAN AVENUE, LOTS R AND S, BLOCK 99, CITY AND TOWNSITE OF ASPEN,
COLORADO
RESOLUTION #_, SERIES OF 2010
PARCEL ID: 2737-182-12-007
WHEREAS, the applicant, 630 E. Hyman LLC, represented by Haas Land Planning, LLC and
Rowland + Broughton Architects, has requested HPC Major Development (Final) and
Commercial Design Review (Final) for the property located at 630 E. Hyman Avenue, Lots R
and S, Block 99, City and Townsite of Aspen, Colorado; 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 Final 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, for Final Commercial Design Review, the HPC must review the application, a staff
analysis report and the evidence presented at a heazing to determine the project's conformance
with the Commercial, Lodging, and Historic District Objectives and Guidelines per Section
26.412.040 of the Municipal Code. 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 to HPC dated March 24, 2010, performed an
analysis of the application based on the standazds, found that the review standazds had been met,
and recommended approval with conditions; and
WHEREAS, at their regulaz meeting on March 24, 2010, the Historic Preservation Commission
considered the application, the staff memo and public comments, and found the proposal
consistent with the review standards and recommended approval with conditions by a vote of _
to
630 E. Hyman Avenue
HPC Resolution #_, Series of 2010
Page 1 of 3
P32
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants HPC Major Development (Final) and Commercial Design Review
(Final) for the property located at 630 E. Hyman Avenue, Lots R and S, Block 99, City and
Townsite of Aspen, Colorado with the following conditions:
1. At the HPC meeting, HPC should review renderings of the eave depth on the east facade
of the third floor to determine the best relationship to the historic resource.
2. At the HPC meeting, HPC should review renderings of the third floor railing to determine
appropriate placement.
3. The new circulaz window to be installed in the opening on the south facade should
include mullions that relate to the existing horizontal railing.
4. Staff and monitor will provide referral comments to the Pazks Department regarding
landscape design.
5. The applicant is to provide information on any new exterior lights that aze proposed.
6. The applicant is to provide a restudy of the south fagade ground floor storefronts and
entries to preserve the symmetry, solid to void relationships, and other chazacteristics of
Benton's design.
7. The applicant is to remove mullions from windows on rear facade if this can be
accomplished and still allow the windows to be operable.
8. There shall be no deviations from the approved plan without first being reviewed and
approved by staff and monitor.
9. The development approvals granted herein shall constitute asite-specific development plan
vested for a period of five (5) yeazs from the date of issuance of a development order.
However, any failure to abide by any of the terms and conditions attendant to this
approval shall result in the forfeiture of said vested property"rights. Unless otherwise
exempted or extended, failure to properly record all plats and agreements required to be
recorded, as specified herein, within 180 days of the effective date of the development
order shall also result in the forfeiture of said vested property rights and shall render the
development order void within the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved site-specific development plan shall not result in
the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary
to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right, valid for a period of five (5) yeazs, pursuant
to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised
Statutes, pertaining to the following described property: 630 E. Hyman Avenue, Lots R
and S, Block 99, City and Townsite of Aspen, Colorado.
630 E. Hyman Avenue
HPC Resolution #_, Series of 2010
Page 2 of 3
P33
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances or
the City of Aspen provided that such reviews and approvals are not inconsistent with this
approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Ru]e Charter.
APPROVED BY THE COMMISSION at its regular meeting on the 24th day of March,
2010.
Michael Hoffman, Chair
Approved as to Form:
Jim True, Special Counsel
ATTEST:
Kathy Strickland, Chief Deputy Clerk
630 E. Hyman Avenue
HPC Resolution #_, Series of 2010
Page 3 of 3