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HomeMy WebLinkAboutagenda.hpc.20110921 ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING SEPTEMBER 21, 2011— 5:00 P.M. CITY COUNCIL CHAMBERS 130 S. GALENA ASPEN, COLORADO SITE VISIT- 4:30: Please meet at 517 E. Hyman Avenue 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 — (15 min.) VIII. Certificate of No Negative Effect issued (Next resolution will be #8 ) I. OLD BUSINESS A. 205 S. Spring St. — Conceptual Major Development, On -site relocation, Demolition and Variances, Public Hearing (45 min.) II. NEW BUSINESS A. 517 E. Hyman Ave. (aka Little Annie's Eatery Location, 521 E. Hyman Ave. (aka The Benton Bldg.) and the parking lot on the corner of Hunter and Hyman — Conceptual Major Development, Conceptual Commercial Design Standard Review, Demolition, Public Hearing (lhr. 30 min.) III. WORK SESSIONS A. 320 Lake Ave. (30 min.) IV. 8:00 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. PROJECT MONITORING- Projects in italics are not currently under construction. Sarah Broughton 610 W. Hallam 110 E. Bleeker 604 W. Main 222 E. Bleeker Brian McNellis 132 W. Main Fox Crossing 332 W. Main Ann Mullins Deep Powder Boomerang 604 W. Main 300 S. Spring 222 E. Bleeker Lift One 135 W. Hopkins Jay Maytin 28 Smuggler Grove 627 W. Main Red Butte Cemetery Lift One 920 W. Hallam Nora Berko 28 Smuggler Grove Jason Lasser 630 E. Hyman Boomerang Lift One 135 W. Hopkins Red Butte Cemetery Jamie Brewster McLeod 630 E. Hyman 202 N. Monarch Willis Pember 508 E. Cooper M: \city \planning\hpc project monitoring\PROJECT MONITORING.doc 9/15/2011 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 205 S. Spring Street- Conceptual Major Development, Relocation, Demolition and Variances- Continued Public Hearing DATE: September 21, 2011 SUMMARY: The proposed project is to restore many features of the historic house at 205 S. Spring Street, to relocate it temporarily during basement excavation, and to build a new detached structure to the south. The applicant and architect are responsible for the successful Conner Cabins project behind City Hall and are taking a similar approach on this property. Options for developing the property as a single family house or as a duplex are still being considered. The application requires HPC design review approval and includes setback variances, a 500 square foot FAR bonus request, and Residential Design Standards variances. STAFF RECOMMENDATION: Staff recommends that HPC grant Conceptual, Relocation, Demolition and variances with conditions. APPLICANT: 635 E. Hopkins, LLC, represented by Oz Architecture and Haas Land Planning. PARCEL ID: 2737 - 182 -12 -002. ADDRESS: 205 S. Spring Street, Lots H & I, Block 99, City and Townsite of Aspen. ZONING: C -1, Commercial, Historic Landmark MAJOR DEVELOPMENT (CONCEPTUAL) The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve 1 with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a two -step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a proposal. A list of the relevant design guidelines is attached as "Exhibit A." The subject lot is 6,000 square feet in size. It is zoned commercial, but the use has been a single family residence since the late 1800s. There have been only two previous owners of this property over 122 years. The Julius Berg family and descendants owned the property from 1887 to 1972. Adam Walton owned the property from 1972 until his death in 2009. • There are three structures on the site; a house and two r i+rl - L+? f �` �+ sheds, all of which appear on the 1904 Sanborne Map (at flG O✓ [/ right). A small rectangular shed that the applicant plans to • + • PIO kt keep was originally near the center of the lot and was S. moved towards the alley some time ago. The largest ;.X.` x historic shed is proposed for demolition.. There are numerous photos documenting the history of the t • property included in the application and this memo. The application provides limited information about the surrounding context to assist in judging the compatibility of the proposal with the neighborhood. Except for the Berg house and the two Victorians immediately to the H , A west, the neighborhood is generally made up of two story, mostly flat roofed, mixed -use and multi - family structures. The three landmarked Victorians are of a much smaller scale and form. Like the approach taken at Conner Cabins, the proposed . new building at 205 S. Spring responds to the commercial • nature of the surrounding blocks. Ideally the new • construction will provide a transition piece to highlight the Victorian, rather than making it feel like the odd man out on the block. 2 205 S. Spring Street The Berg site and the .Pti ,4 •.� •� « K s ,.• immediate area are clearly '•p t . r 4 a• • different architecturally _ �' `� E r than the Commercial Core. AF At the last meeting, both '� , staff and HPC members i.. , were concerned that the ` " "Si- ` proposed new masonry 4 r. :----- structure may not be entirely appropriate. For C this hearing, the drawings r i - 0 have been revised to E 'r"'t # 0 - « { ,.� ? incorporate more siding on ,; . _- N� some elevations of the new ` `' _ - 1 a building. Fenestration has 7 �` been added on the west, Legend E . I ,► _ � `f P , adjacent to the shed, and 1 ,,,store fr o : • • 49/44 R . . `. Alp I, q� - ' ' I . _ /MF some windows have been ' scaled down to increase solid wall surface. The guidelines in question are: 10.6 Design an addition to be compatible in size and scale with the main building. ❑ An addition that is lower than or similar to the height of the primary building is preferred. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. ❑ Locating an addition at the front of a structure is inappropriate. ❑ Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. ❑ Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. ❑ Typically, gable, hip and shed roofs are appropriate. ❑ Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. Staff finds that the architectural changes are helpful in alleviating the scale concern at the Conceptual level. For Final, which is the review stage when materials and fenestration are more commonly addressed, we recommend additional consideration of materials that address the 3 specific context of this project. The proposed multi -paned windows on the new structure could be simplified to have a better relationship with the Victorian structures. Below is one example of an infill/transitional building that addresses some similar issues in an urban context outside of Aspen. Staff perceives the use of wood at the entry door, the scale of the window openings, and the overall simplicity of the building as successful and possibly informative in some way for the Berg project. Igill — ' 41 ""!rni , ir • it I 1 1 Ali Landscape The previous owner of this property landscaped substantially into the right -of -way, leaving only a minimal sidewalk for pedestrians. As part of this application, the edge of the private property will be properly defined, with right -of -way devoted to standard width sidewalk and street trees. Some existing trees will be removed in the process. The applicant is working with the Parks Department and Engineering. Existing trees will be preserved along the west lot line. The site plan maintains the Berg cabin in its original location, and creates completely detached new construction, which is very commendable in terms of the historic preservation guidelines. The distance between the Victorian and the new building is 15.' Staff finds this appropriate and would consider this the minimum acceptable distance. At Conner Cabins, as viewed along Hunter Street (next page), the distance between the buildings is 10' and upper story balconies 4 encroach into that airspace. The Berg proposal will offer additional breathing room ;,..- 4 for the historic building. (Note that no third floor loft space is proposed at Berg and is not allowable due to lower height limits in the Berg site zone district.) The landscape plan will be reviewed at Final. al - .:_ At the last meeting, Staff expressed concerns ' ; .. _ , :' --' ' d___ , ,.0, that the Hopkins facade was being treated as _ _ - . � ` the front door in the site plan, when Spring ;`'°"" — - "' Street was more likely the main door into the , .. house over the years. The landscape plan currently provides a shared entry for the two units off of Spring Street. Staff would prefer a path directly to the Victorian structure, but : this can be resolved further at Final, and ' the applicant's approach may change if a A duplex project is created. . ; _ Fencing can be addressed at Final. The _ __ ,. 4 E picture to the right shows a transparent _ 1 ( _� j� ll " wood fence. Staff would recommend -- .- . - 1 ____ , . E .. 1 e ; ; p. wood as a more appropriate material in = _ -� :' .,.!" . the foreground of the cabin than the ; , s....' .I: °- heavy masonry columns and iron railing that is proposed. Restoration ' As described in the application, there are numerous changes that have been made to the Victorian house in the last ownership. All can • , :. be accurately reversed to the original condition based on photos and physical . e o evidence on the building. Non - historic . = r;.'•° I . , - g - additions will be demolished on the back of . _ the historic house, the enclosed front porches will be re- opened (all posts, trim, etc. are still v), Ad, in place), non - historic windows will be N, r►, replaced with the accurate design, a skylight will be removed, and the non - historic chimney will be reconstructed to the historic design. The work appears to meet all guidelines. Photo above, circa 1950s or 1960s (based on use of color photography), shows pathways to both entry porches. 5 ON -SITE RELOCATION The intent of this Chapter is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. The following standards apply for relocating a historic property as per Section 26.415.090.0 of the Municipal Code: C. Standards for the Relocation of Designated Properties Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a non - contributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; or 3. The owner has obtained a Certificate of Economic Hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the historic district in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; and 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Staff Response: The applicant proposes to temporarily lift the historic cabin to excavate a basement, then put the building back in place. Conditions of approval will include a letter of credit to ensure a safe relocation process, along with a plan from the housemover. The applicant also proposes to move a historic shed that is near the alley. The shed is to be moved to the southwest corner of the site. One significant change from the original application is that the shed is proposed to be connected to the new structure in order to maximize usability of the square footage. The shed is not in its historic location, which was more at the center of the lot, close to the house. Staff finds that the proposed location does not particularly enhance the historic character of the shed as it will have no visual connection to the Victorian and is dwarfed by the new construction, 6 which has little architectural relationship to it. However, outbuildings contribute to the character of Aspen's alleys and relatively few are left in town. The shed is not proposed to be blocked by a fence and it sits forward of the new construction, giving it greater visibility. HPC did review alternative locations at the last meeting. Siting the shed closer to the Victorian appears to be impossible because of trees. Staff finds the proposed solution acceptable. Preserving the shed as a detached structure would be preferable. DEMOLITION It is the intent of this Chapter to preserve the historic and architectural resources that have demonstrated significance to the community. Consequently no demolition of properties designated on the Aspen Inventory of Historic Landmark Site and Structures will be allowed unless approved by the HPC in accordance with the standards set forth in this Section. The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner /applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. Staff Response: Staff agrees with the applicant's assessment that there are non - historic additions along the west facade of the house. This is supported by the Sanborne maps and is obvious from visual inspection. These are to be removed. More specific drawings indicating the exact area of demolition are needed to avoid miscommunication. Staff supports demolition of this non - contributing construction finding that it has no historic significance. 7 1 A small new addition is planned to replace the demolished areas. It is modeled on the original rear lean-to on the house. i , # 5,„ -. , 6 4, „ /'` 4,-„-- IpPr ' " ,/ .'" "------- ' It`t : _ •aW . NI � :. [ 1i' ?liJ. r ›.. OW 1! _ I(, n 1 To be demolished To be replicated in form The applicant proposes demolition of a shed along the alley. It is apparent that this shed has experienced a fire in the past. Interior structure is charred. The building does appear to match one indicated on the 1904 Sanborne Map. Staff supports demolition finding that the building is not structurally sound. At 22' in length, it also occupies a significant footprint along the alley, would count at over 300 square feet of FAR and could not be re -used for a purpose such as garage without changing the orientation of the building. Staff supports the demolition request. To be demolished VI 8 S . :4 110 7 11, L_ t �Z 8 1 FAR BONUS In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; c. The work restores the existing portion of the building to its historic appearance; d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; e. The construction materials are of the highest quality; f An appropriate transition defines the old and new portions of the building; g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. Staff Reponse: Staff finds that the project is worthy of an FAR bonus particularly under criteria c and g. There is substantial expense involved in the restoration of the historic house and outbuilding. HPC does not have the ability to require the applicant to restore the structure. Incentives such as the FAR bonus were created for the specific purpose of encouraging high quality preservation efforts. SETBACK VARIANCES In granting a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character of the historic property or district; and /or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Response: The applicant requests a 7' reduction in the front yard (Hopkins) to maintain the house in the original location, which is entirely appropriate. The project provides the minimum sideyard on the east and west, but falls 5' short of a larger combined sideyard requirement. The applicant originally requested a 2' rear yard setback variance. The latest drawings presented to HPC require a 5' setback variance for the new house and an 8' setback variance for the attached shed. Staff supports rear yard setback variances because they allow more distance between the new and old construction. Commercial /mixed -use development on the immediately surrounding parcels does not require any setback from lot lines. The public notice for Final review will need to 9 properly state the rear yard setback variances that are desired, and HPC will have to make findings. RESIDENTIAL DESIGN STANDARDS The project does not comply with Residential Design Standards related to Street Facing Elements and Windows. All Residential Design Standard Variances, Pursuant to Land Use Code Section 26.410.020(D)(2) must: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, b) Be clearly necessary for reasons of fairness related to unusual site - specific constraints. The design standards requiring variances are: Street oriented entrance and principal window. All single - family homes and duplexes, except as outlined in Subsection 26.410.010.B.4 shall have a street- oriented entrance and a street facing principal window. Multi - family units shall have at least one (1) street - oriented entrance for every four (4) units and front units must have a street facing a principal window. On corner lots, entries and principal windows should face whichever street has a greater block length. This standard shall be satisfied if all of the following conditions are met: b. A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6 feet, shall be part of the front facade. Entry porches and canopies shall not be more than one (1) story in height. c. A street - facing principal window requires that a significant window or group of windows face street. Windows. a. Street - facing windows shall not span through the area where a second floor level would typically exist, which is between nine (9) and twelve feet (12) above the finished first floor. For interior staircases, this measurement will be made from the first landing if one exists. A transom window above the main entry is exempt from this standard. Staff Response: A variance should be granted from the Street - Oriented Entrance standards. The historic porch that faces Hopkins is slightly smaller than the requirement, but should be preserved as -is, and no non - historic windows should be added on that facade in order to create a primary window. The features that are required exist on the Spring Street facades. 10 Windows on the new construction are out of compliance with the "no window zone" that prohibits glazing to pass through the area where a floor level would historically occur. This issue can be addressed at Final. Staff does find that the glazing on the new construction is out of character with the Victorian and the neighborhood. The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends that HPC grant Conceptual Major Development, Relocation, Demolition and Variances as proposed with the following conditions: 1. Materials and fenestration will be discussed more fully at Final Review. Restudy of materials that better address the specific context of this project is recommended. The proposed multi -paned windows on the new structure should be simplified to have a better relationship with the Victorian structures and should be designed to meet the Residential Design Standards. 2. The landscape plan will be discussed more fully at Final Review. Restudy the entry paths to emphasize the Victorian as an independent unit with its own walkway. Restudy the fence around the Victorian to reflect the type of fencing that was used historically. 3. A 500 square foot FAR bonus is approved. 4. A 7' reduction in the front yard (Hopkins) setback is approved. 5. A 5' reduction in the combined sideyard setback is approved. 6. Wavier of the Residential Design Standards for "Street oriented entrance and principal window" are approved. 7. New public notice that accurately reflects the proposed rear yard setback variance will be required at Final Review. 8. If a duplex is proposed, Conditional Use review will be conducted at Final Review. 9. If a duplex is proposed, review of waiver of two on -site parking spaces will be conducted at Final. 10. A development application for a Final Development Plan shall be submitted within one (1) year of August 10, 2011, the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one -time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. 11 Exhibits: A. Relevant HPC Guidelines B. Application Exhibit A: Relevant HPC Design Guidelines, Conceptual Review Walkways 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 are discouraged, except where it is needed to avoid a tree. ❑ Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. 5.3 Avoid enclosing a historic front porch. ❑ Keeping an open porch is preferred. ❑ Enclosing a porch with opaque materials that destroy the openness and transparency of the porch is not acceptable. ❑ Enclosing porches with large areas of glass, thereby preserving the openness of the porch, may be considered in special circumstances. When this is done, the glass should be placed behind posts, balusters, and balustrade, so the original character of the porch may still be interpreted. ❑ The use of plastic curtains as air -locks on porches is discouraged. ❑ Reopening an enclosed porch is appropriate. 7.1 Preserve the original form of a roof. ❑ Do not alter the angle of a historic roof. Instead, maintain the perceived line and orientation of the roof as seen from the street. ❑ Retain and repair roof detailing. 7.4 A new chimney should be the same scale as those used historically. ❑ A new chimney should reflect the width and height of those used historically. 8.1 If an existing secondary structure is historically significant, then it must be preserved. ❑ When treating a historic secondary building, respect its character - defining features. These include its primary and roof materials, roof form, windows, doors and architectural 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 character of the historic primary structure, while accommodating new uses. 12 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 landmark 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 carefully rehabilitated to retain original architectural 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 landmarked properties. 9.4 Site the structure in a position similar to its historic orientation. ❑ It should face the same direction and have a relatively similar setback. ❑ It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 10.2 A more recent addition that is not historically significant may be removed. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. ❑ A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. ❑ An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. ❑ An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. ❑ An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. ❑ An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. ❑ A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 13 10.6 Design an addition to be compatible in size and scale with the main building. ❑ An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. ❑ A 1 -story connector is preferred. ❑ The connector should be a minimum of 10 feet long between the addition and the primary building. ❑ The connector also should be proportional to the primary building. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. ❑ Locating an addition at the front of a structure is inappropriate. ❑ Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. ❑ Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. ❑ Typically, gable, hip and shed roofs are appropriate. ❑ Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 14.17Design a new driveway in a manner that minimizes its visual impact. ❑ Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted. ❑ If an alley exists, a new driveway must be located off of it. 14 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING MAJOR DEVELOPMENT (CONCEPTUAL), RELOCATION, DEMOLITION AND VARIANCES APPROVAL FOR THE PROPERTY LOCATED AT 205 S. SPRING STREET, LOTS H & I, BLOCK 99, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION #_, SERIES OF 2011 PARCEL ID: 2737 - 182 -12 -002 WHEREAS, the applicant, 635 E. Hopkins, LLC, represented by Oz Architecture and Haas Land Planning, has requested HPC Major Development (Conceptual), Relocation, Demolition and Variance approval for the property located at 205 S. Spring Street, Lots H & I, Block 99, City and Townsite of Aspen, County of Pitkin, State of Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, 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 Conceptual 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, in order to approve Relocation, according to Section 26.415.090.C, Relocation of a Designated Property, it must be determined that: 1. It is considered a non - contributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; or 3. The owner has obtained a Certificate of Economic Hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the historic district in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 205 S. Spring Street HPC Resolution #_, Series of 2011 Page 1 of 4 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; and 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security; and WHEREAS, in order to approve Demolition, according to Section 26.415.080.A.4, Demolition of Designated Historic Properties, it must be determined that: a. The property has been determined by the City to be an imminent hazard to public safety and the owner /applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area; and WHEREAS, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties according to Section 26.415.110.F, Floor Area Bonus. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; c. The work restores the existing portion of the building to its historic appearance; d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; e. The construction materials are of the highest quality; f. An appropriate transition defines the old and new portions of the building; g. The project retains a historic outbuilding; and /or h. Notable historic site and landscape features are retained; and 205 S. Spring Street HPC Resolution /4_, Series of 2011 Page 2 of 4 WHEREAS, the HPC may approve setback variances according to Section 26.415.110.C.1.a, Variances. In granting a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district; and WHEREAS, the HPC may approve variances to the Residential Design Standard Variances according to Section 26.410.020(D)(2). HPC must make a finding that a variance: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, b) Be clearly necessary for reasons of fairness related to unusual site- specific constraints; and WHEREAS, Amy Guthrie, in her staff report to HPC dated September 21, 2011, performed an analysis of the application based on the standards, found that the review standards had been met, and recommended approval with conditions; and WHEREAS, at their regular meeting on September 21, 2011, 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 NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants HPC Major Development (Conceptual), Relocation, Demolition and Variances for the property located at 205 S. Spring Street with the following conditions: 1. Materials and fenestration will be discussed more fully at Final Review. Restudy of materials that better address the specific context of this project is recommended. The proposed multi -paned windows on the new structure should be simplified to have a better relationship with the Victorian structures and should be designed to meet the Residential Design Standards. 2. The landscape plan will be discussed more fully at Final Review. Restudy the entry paths to emphasize the Victorian as an independent unit with its own walkway. Restudy the fence around the Victorian to reflect the type of fencing that was used historically. 3. A 500 square foot FAR bonus is approved. 4. A 7' reduction in the front yard (Hopkins) setback is approved. 205 S. Spring Street HPC Resolution # , Series of 2011 Page 3 of 4 5. A 5' reduction in the combined sideyard setback is approved. 6. Wavier of the Residential Design Standards for "Street oriented entrance and principal window" are approved. 7. New public notice that accurately reflects the proposed rear yard setback variance will be required at Final Review. 8. If a duplex is proposed, Conditional Use review will be conducted at Final Review. 9. If a duplex is proposed, review of waiver of two on -site parking spaces will be conducted at Final. 10. A development application for a Final Development Plan shall be submitted within one (1) year of August 10, 2011, the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one -time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. APPROVED BY THE COMMISSION at its regular meeting on the 21st day of September, 2011. Ann Mullins, Vice -Chair Approved as to Form: Jim True, Special Counsel ATTEST: Kathy Strickland, Chief Deputy Clerk 205 S. Spring Street HPC Resolution # , Series of 2011 Page 4 of 4 a= r. Alio 4 - % - -, , , i i t 4 i I N. , : „ w S' 4 r!. Ilk Ky i ti #►� Oil! `"r 1 A s i air irk ...4111V gat �'i T ' #M a s ' # « 11 T • s ' * • f + 000 if A ,...., � ,, _ Ir w, 3 °g ut Akj ffps iii Alt (}� " � r w, t ; � 144 a fix. ;, ` �„r ,# "41 kill —I a- . * ~ »�$+ Jt AIN or 1111 At 4 " Iii Pitr( " +« .(q.. fir �� it #fi # CO 4 11, . 110 ^F G& r kv & ; F .. 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OF 4 'Pi liP 1 4 . �' 1 1- ......„ t .... _ CE 1:111‘``Iir 1 i P _ 0 + . i 1 (i /' 1 CC ry 1 a q al __ ;_ it CD I ck k * _,- - 1 s . . $ Y -- la e I I i i ..1 i • 1 a • Z ; II i f 1 ii i 5. i I : . - o . 9 t 1 i 1 t c r a It 00 E•i1l01L ( "4 • . , MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sara Adams, Senior Planner THRU: Amy Guthrie, Historic Preservation Officer RE: 517 and 521 East Hyman Street and the Parking lot at the corner of Hunter and Hyman Streets (Block 95, Lots G, H, and I) - Major Development (Conceptual), Demolition, and Conceptual Commercial Design Standard Review, Public Hearing DATE: September 21, 2011 SUMMARY: HPC has purview over the design of this project due to its location in the Commercial Core Historic District. The applicant requests Conceptual Commercial Design Standard Review, Major Development Conceptual Review, and Demolition. The applicant requests approval for a height increase from 38 feet to 40 feet, which is reviewed through Conceptual Commercial Design Standard Review. The project comprises three separate lots, 517 and 521 E. Hyman Street and the parking lot on the corner of Hunter and Hyman Streets. Two buildings are located on the subject properties: the building that houses Little Annie's Eatery at 517 E. Hyman and located at 521 E. Hyman Street is Tom Benton's original design studio. Neither of these building are designated historic landmarks but they are both located within the boundaries of the Commercial Core Historic District. The three properties are proposed to be merged through subdivision review. The newly created lot is proposed to be 15,000 square feet in size: 3,000 (517 E. Hyman) + 3,000 (521 E. Hyman) + 9,000 (parking lot). The applicant proposes to construct a mixed use building on the site including the following: subgrade parking garage and storage, commercial on the first floor, commercial and affordable housing on the second floor, free market residential and affordable housing on the third floor, and a rooftop deck on the free market residential portion of the building. Currently 7,500 square feet of floor area exist on the three properties. The applicant proposes about 32,640 square feet of floor area that is roughly broken down into the following percentages: 56% commercial, 24% free market residential and 20% affordable housing. The maximum height is proposed to be 40 feet with the elevator shafts extending to 50 feet. The proposal meets the dimensional requirements of the Commercial Core Zone District, with the exception of the requested height increase from 38 feet to 40 feet through Commercial Design Review. Staff recommends that HPC continue the application for redesign. HPC Review 9.21.2011 Aspen Core Page 1 of 14 DEMOLITION The applicant requests approval to demolish the Benton studio building and the adjacent building that houses Little Annie's Eatery. These properties are located in the Commercial Core Historic Districts and as such require HPC's approval for demolition. The image below, courtesy of the Aspen Historical Society Ann Hodges Collection, shows both buildings on December 28, 1967. Photograph 1: Benton Studio with second floor addition, 1967. . �"r'T 1 • f 4 1 f r ' � t. t ..�,_ r i li -t� F r_ t iiro f -p A c 4,,,j Yi1M., iiik M .� f ir i it _ • The criteria for granting demolition approval are below: §26.415.080. Demolition of designated historic properties. §26.415.080.A.4 The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the city to be an imminent hazard to public safety and the owner /applicant is unable to make the needed repairs in a timely manner, HPC Review 9.21.2011 Aspen Core Page 2 of 14 b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen, or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance, and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located, and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. Staff Findings: Benton studio building (521 E. Hyman) The photographs (# 2 and #3 below) depict before and after the facade changes. Following is an excerpt about Tom Benton and his relationship with Aspen from the context paper titled Aspen's Twentieth Century Architecture: Modernism 1945 - 1975: Photographs 2, 3: Benton Studio, before and after remodel Almost twenty years after Bayer and Benedict, Tom Benton (1930 -2007) arrived in 1963, as the ski town's growth and popularity were shifting into high gear. Serving in the Navy during the Korean War, Benton used the G.I. Bill to study - -' - a =- architecture at the University of Southern California (B. a r,6 a ., Arch, 1960) and worked in southern California for a time. _ _ ...__ _ __ _ _ Though trained as an architect, he really wanted to be a " working artist." ski trip to Aspen convinced him that it was - _r where he should be. Bringing a sensibility that fit well with Aspen's growing image as a counter- culture mecca, Benton • E:(: - <= designed his studio and gallery — "unique, a clean and sharp = r t • blend of wood and cinder block" (heavily altered today) —at ; ' ® F 4. 421 E. Hyman Avenue. He collaborated with Hunter Thompson and others to create "images that helped to define '' - Aspen's tempestuous political and social upheavals" in the late 1960s. More interested in graphic art than in architecture, he still designed the occasional building, including a . II residence for actress Jill St. John. His funky, ., organic, California esthetic was in sync with _. ' -, 41.10.1.0" Aspen's Wrightian tradition. His designs, R " • • AMINr tames '1 Amisurmako oilivx.. . r _______ 19 5.. such as the Patio Building (1969), a flat- roofed commercial building at 630 E. Hyman (1969), exhibit a similar interest in natural materials, simple geometric shapes, deep overhangs, horizontal emphasis, and orienting the building to frame views toward the mountains. Tom Benton designed the building located at 521 E. Hyman in 1964 as his design studio and residence. Additions in 1966 and 1970 added the second and third floors, both designed by Benton. Starting around 1979, the first floor was converted to a restaurant/bar use. In 2004, the exterior of the building was significantly changed to the present condition. Stucco, copper details, and new windows erased Benton's aesthetic and use of natural materials and textures on the lower front facade. The original form of the east, west and north facades of the building are intact. The Benton studio was not included as part of Ordinance Number 48 (Series of 2007) or included as part of AspenModern due to the extent of the alterations. It is possible to restore the building to its original appearance using historic photographs since the form is intact; however the restoration of the building is not proposed by the applicant and it is not required. HPC is asked to grant demolition of this structure because it is located within the Commercial Core Historic District. Staff is struggling with whether the building meets the demolition criteria due to the exterior alterations considering the historic evidence that is available to restore the facade and the importance of Tom Benton to Aspen history. Photograph 4: Recent photograph of Little Annie's Little Annie's Eatery (517 E. Hyman): Little Annie's Eatery is one of the few local watering holes left in Aspen. The restaurant/bar is well loved; but this is not a criterion for inclusion in the voluntary AspenModern program. As - evidenced from the 1967 photograph above, the facade has changed over time MM with the addition of a faux false front l' facade reminiscent of 19 century ✓ �` � _ frontier architecture. This replicated fi style does not architecturally or -- aesthetically contribute to the historic integrity of the district. Historic Preservation in Aspen does not address or protect important local serving businesses like Little Annie's Eatery. Instead the voluntary Aspen program focuses on tangible aspects of our local history like buildings, landscapes and cemeteries that reflect Aspen's architectural, cultural and aesthetic past - either the 19 century, ski renaissance or Aspen Idea. As such, in Staffs opinion the physical aspects of 517 E. Hyman meet the criteria for demolition. HPC Review 9.21.2011 Aspen Core Page 4 of 14 CONCEPTUAL COMMERCIAL DESIGN STANDARD REVIEW/ MAJOR DEVELOPMENT CONCEPTUAL 1 4 Sec. 26.412.050. Review criteria. An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: A. The proposed development meets the requirements of Section 26.412.060, Commercial design standards, or any deviation from the standards provides a more appealing pattern of development considering the context in which the development is proposed and the purpose of the particular standard. Unique site constraints can justify a deviation from the standards. Compliance with Section 26.412.070, Suggested design elements, is not required but may be used to justify a deviation from the standards. B. For proposed development converting an existing structure to commercial use, the proposed development meets the requirements of Section 26.412.060, Commercial design standards, to the greatest extent practical. Changes to the facade of the building may be required to comply with this Section. C. The application shall comply with the guidelines within the Commercial, Lodging and Historic District Design Objectives and Guidelines as determined by the appropriate Commission. The guidelines set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. The City shall determine when a proposal is in compliance with the criteria, standards and guidelines. Although these criteria, standards and guidelines are relatively comprehensive, there may be circumstances where alternative ways of meeting the intent of the policy objectives might be identified. In such a case, the City must determine that the intent of the guideline is still met, albeit through alternative means. The Commercial Core Historic District Design Objectives and Guidelines policy is the following: "improvements in the Commercial Core Historic District should maintain the integrity of historic resources in the area. At the same time, compatible and creative design solutions should be encouraged. " Important defining characteristics of the historic district are the street grid; a hard street edge that is defined by buildings built to lot lines; variations in height between 1, 2 and sometimes 3 stories; and lot widths of 30 feet, 60 feet and sometimes 90 feet with a depth of 100 feet. Prominent storefronts on the ground level with a tall plate height and subordinate upper stories are traditional buildings in Aspen's downtown. Building Placement and Public Amenity: The proposed building generally continues the hard street wall that is typical of the historic downtown. The project is required to provide public amenity space equal to 10% of the lot area, or 1,500 square feet. A 32 feet wide and 37 feet deep space (1,184 square feet) is proposed along Hyman Street in front of the proposed one story section of the building. The applicant requests approval from HPC to pay cash in lieu for the remaining HPC Review 9.21.2011 Aspen Core Page 5 of 14 316 square feet that is not provided onsite. The public amenity space is north facing and is located across the street from an existing underutilized public amenity space. The applicant expressed a desire to have the public amenity space function as outdoor dining for a restaurant; however there is no guarantee that this space will be used for outdoor dining. Most downtown lots are smaller in size than the proposed 15,000 square foot lot, which means that the required public amenity is typically smaller and varied throughout the block face, rather than one large public amenity. The 1904 map below shows typical lots sizes and open space. The left hand side of the map shows dense commercial buildings, some of which are as small as 15 feet in width. The density and open space loosens up toward the right hand side of the map, as development was located further away from the downtown core. The arrow indicates the location of the subject lots. The image to the right shows the current build out of the subject lots. Image 1: 1904 Sanborne Map compared to 2010 Map of building footprints 7 . e ' ;;-",-;'...;-.:•k:• 7 . '. �S"�... :- .. 7II"A'A�� of fiti " d .I i mow it MT ' ', r SP tail ' .. - : f I "' -arr.' 1,,i, . • . :: i, ,„... , / } — 1 .. 4 i ... .. .1.1 int iii i ill ', 7 ..1.- a, - , — 0 /IF * - - , • , i ., : j .. I 1 i; 14 ' , . -,..,,, :,,, LiP _ , t44 1 --- . , f -__ :i .- s . . , I 1., c l si 1 1 - ,; .iiii 1 i L■ $ • .) . .. . _ ., ., ,,,,.. ,.. ., — _, .• , . . . ,:s., . ,..... X 71 ,._ 4:4p}_....___• - c.'®ooPStt__... - -- Av.. ___' - - - -- -- • The guidelines for street facing amenity space state "a street facing amenity space, usually located towards the middle of a block, may be considered However, within the heart of the district, where the greatest concentration of historic storefronts align, creating new gaps in the street wall is discouraged. Providing space on sites that are located in the outer edges of the district, especially along the southern edge is more appropriate." The location of the subject properties is on the eastern edge of the historic district so there is some flexibility regarding the design of the public amenity space. The Design Objectives for Public Amenity are below. Design Objectives: • Create an active and interesting street vitality through the promotion of public gathering space. • Maintain a well - defined street edge and street corner to ensure that such public space creates an accent within the street facade. HPC Review 9.21.2011 Aspen Core Page 6of14 • • Create an additional commercial frontage and /or space to the side or rear of the site or building. • Create a well defined, localized public space at the street edge, e.g. where additional space for street dining may be beneficial. • Design a space that maximizes access to sunlight throughout the year. Staff Response: Staff finds that the location and size of the proposed amenity space could be closer aligned with the Design Guidelines and Objectives. Staff is concerned that the atypical size of the proposed 15,000 square foot lot is driving an oversized public amenity space to meet the requirement for the entire lot that is north facing and sandwiched between 3 story buildings on either side. Staff recommends that the applicant break up the public amenity space by reducing the depth of or eliminating the proposed amenity space on Hyman and pursuing a possible amenity space on the Hunter facade that is east facing and has the opportunity to contribute to the vitality of the block and break up the proposed 3 story, 100 feet long facade. Building Form and Orientation The proposed flat roofs and rectangular building modules, and the proposed building orientation meet the Design Objectives and Guidelines for development in the Commercial Core, specifically 6.20, 6.21, 6.22, 6.23, and 6.24. See Exhibit A for a complete list of the Guidelines. Building Mass & Scale The Design Objectives and Guidelines state: "The character of the Commercial Core derives in part from the range and variety of building heights. These vary from one to three stories. Building height with traditional lot width creates a constantly changing cornice profile along a block face. This is the basis of the human scale, architectural character and visual vitality of the city center. New development in this area should continue this variation." As mentioned previously, the applicant proposes a 15,000 square foot lot with one large building that is broken up into different modules through height and setback variations. A 15,000 square foot lot is much larger than the typical sized lot in the Commercial Core as illustrated on the 1904 map above. Lot sizes at most were 9,000 square feet (90 feet x 100 feet) with a minimum of 3,000 square feet (30 feet x 100 feet) Typically, downtown buildings are deeper than they are wide - the iconic downtown historic structures (Elks, Wheeler Opera House, Aspen Block, Independence Square) have a building footprint of about 60 feet x 100 feet, the Hotel Jerome is the exception with a 115 feet x 100 feet footprint. Within the Historic District, the only other single developments occupying more than half of a block face are Mill Street Plaza (on Hopkins and Mill Streets) and the Ajax Mountain Building (on Durant Street). Staff Response: Staff is concerned about the mass and scale of the proposed building on such a large lot. Changes in materials and building height attempt to break up the size of the building, however these elements do not have a strong relationship to traditional HPC Review 9.21.2011 Aspen Core Page 7 of 14 patterns of the historic district. Overall Staff is concerned that the proposed breaks in architecture (for example the intersection of the three story brick building with the tall double story entryway on Hyman Street, see image below) meant to reduce the size of the building and to relate to surrounding historic intervals of 30 feet and 60 feet building widths, is unsuccessful as proposed. Staff recommends that the applicant redesign the proposed modules to clearly reflect historic building widths. Image 2: 3 -D rendering of proposal f . L._. _.._._ i _ __._ __ -.- - -_ _ _ I I 11 1 IiI i u i 1 HYMAN STREET VIEW The applicant proposes a horizontal stone band above the first story commercial windows along Hunter Street that wraps around the corner for a portion of the Hyman Street facade where it terminates into a two story tall entry. This type of banding detail is encouraged in Guideline 6.25, however the thickness of the proposed stone band and the overall flatness and simplicity of the first story misses the intent of the guideline. The photograph below of Cooper Street shows the importance of a continuous horizontal band to define the first story commercial space. 6.25 Maintain the average perceived scale of two - story buildings at the sidewalk. • Establish a two -story height at the sidewalk edge, or provide a horizontal design element at this level. A change in materials or a molding at this level are examples. The floor to ceiling heights do not successfully relate to the surrounding historic architecture. The height of the upper floor of the proposed 3 story corner piece is 12 feet floor to ceiling; however the proposed 2 ft. parapet wall makes the upper floor read as 14 feet. Typically, the focus of 19 century architecture was on the first floor where the commercial spaces were located. Offices and living spaces were on upper floors with a shorter plate height and simpler architecture. The photograph of the La Fave Block on the next page shows the elegance and attention to detail of the prominent first story. HPC Review 9.21.2011 Aspen Core Page 8 of 14 Photograph 5: Cooper Street, courtesy of the Aspen Historical Society /, i • 0 li i k - ' 1 4 , ,- i I , 1 I \ , -'' Li F it: t nor e 1 Photograph 6: La Faye & Bowman Building, courtesy of Aspen Historical Socie '''NIIIIIIIIIIIINIIIIMIIr"'mIIIIIIIIIIIII. • :d• l , - 1• ;„ Nair - The photographs intend to show historic references upon which the Guidelines and Objectives are based. Replicating historic buildings is not suggested; however referencing specific character defining aspects of historic architecture, a prominent HPC Review 9.21.2011 . Aspen Core Page 9 of 14 detailed first floor with subordinate upper floors for example, helps new architecture meet into the historic district. Staff recommends that the applicant restudy the architecture to better reflect these Design Objectives and Guidelines. Height Variations for Larger Sites The Design Objectives and Guidelines state: "Buildings within the commercial center and historic core of Aspen represent the traditional lot widths of the city (30 ft.), either in building width or the horizontal and vertical design articulation of the street facade. New development occupying a site of more than one traditional lot width should be designed to integrate with the scale created by narrower existing buildings. The architectural rhythm of earlier street facades should also be reflected in new development to retain and enhance the human scale and character of the center of the city" The height requirement in the Commercial Core is 38 feet with the ability to request a height increase to 42 feet through Commercial Design Review. The applicant proposes 3 stories, or 40 feet, at the corner of Hunter and Hyman Streets for the entire length (100 feet) of the Hunter Street facade, and for a portion of the Hyman Street facade. A rooftop deck for the free market residential units is located atop the 40 feet section of the building. Elevators and associated access to the roof reach 50 feet in height - all of these elements meet Land Use Code height requirements. Moving from east to west along the Hyman Street facade, about 50 feet from the corner, the 3` story is set back to provide a break in height and to create a roof top terrace for a third floor free market residential unit. In the center of the proposed Hyman Street facade, the applicant proposes a one story, 32 feet module setback from the street about 37 feet The rooftop of the one story element is not accessible. Continuing to the west, the building steps up to 3 stories or 38 feet, with the third story slightly set back from the street. Refer to Image 2 on the previous page for illustration of heights. Relevant Design Guidelines are below: 6.27 A new building or addition should reflect the range and variation in building height of the Commercial Core. • A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. • Additional height, as permitted in the zone district, may be added for one or more of the following reasons: o In order to achieve at least a two foot variation in height with an adjacent building. o The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire Station, etc.) o Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. o To benefit the livability of Affordable Housing units. HPC Review 9.21.2011 Aspen Core Page l0 of 14 o To make a demonstrable (to be verified by the Building Department) contribution to the building's overall energy efficiency, for instance by providing improved day lighting. 6.28 Height variation should be achieved using one or more of the following: • Vary the building height for the full depth of the site in accordance with traditional lot width. • Set back the upper floor to vary the building facade profile(s) and the roof forms across the width and the depth of the building. • Vary the facade (or parapet) heights at the front. • Step down the rear of the building towards the alley, in conjunction with other design standards and guidelines. 6.29 On sites comprising more than two traditional lot widths, the facade height shall be varied to reflect traditional lot width. • The faced height shall be varied to reflect traditional lot width. • Height should be varied every 60 ft. minimum and preferable every 30 ft. of linear frontage in keeping with traditional lot widths and development patterns. • No more than two consecutive 30 ft. facade modules may be three stories tall, within an individual building. • A rear portion of a third module may rise to three stories, if the front is setback a minimum of 40 ft. from the street facade. (e.g. at a minimum, the front 40 feet may be no more than two stories in height.) 6.30 On sites comprising two or more traditional lots, a building shall be designed to reflect the individual parcels. These methods shall be used: • Variation in height of building modules across the site. • Variation in massing achieved through upper floor setbacks, the roofscape form and variation in upper floor heights. • Variation in building facade heights or cornice line. Staff Response: Staff is concerned about the proposed 40 feet height of the 3 story element that, essentially, comprises 9,000 square feet of the lot. Staff finds that Design Guideline 6.27 is not met for granting a height increase from the required 38 ft. Staff finds that the continuous height of the facade along Hunter Street needs to be varied to meet the Guidelines 6.29 and 6.30. Staff is concerned that the amount of 3 story construction proposed for the site is out of character with the historic district, which is more varied with 2 story and some 3 story buildings comprising a block face, especially toward the perimeter of the historic district. Placing a 1 story building in the middle of the proposed development may exacerbate the heights of the proposed 3 story buildings. The Design Objectives and Guidelines state that "Designing a building in the historic district demands a sensitivity in deign analysis and approach which is exacting and which will vary with each situation. The intent is that a new building or addition to an existing building should be designed to respect the height and scale of historic buildings within the commercial core." HPC Review 9.21.2011 Aspen Core Page 11 of 14 Staff is supportive of a 3 story element at the corner of the property to anchor the intersection and preserve the street wall. Staff recommends that the applicant reduce the height of the building to meet the 38 feet requirement and restudy the Hunter Street facade to provide height variation and meet the Guidelines listed above. COMMERCIAL DESIGN STANDARDS Sec. 26.412.060. Commercial design standards. The following design standards, in addition to the commercial, lodging and historic district design objectives and guidelines, shall apply to commercial, lodging and mixed -use development: A. Public amenity space. Creative, well- designed public places and settings contribute to an attractive, exciting and vital downtown retail district and a pleasant pedestrian shopping and entertainment atmosphere. Public amenity can take the form of physical or operational improvements to public rights -of -way or private property within commercial areas. On parcels required to provide public amenity, pursuant to Section 26.575.030, Public amenity, the following standards shall apply to the provision of such amenity. Acceptance of the method or combination of methods of providing the public amenity shall be at the option of the Planning and Zoning Commission or the Historic Preservation Commission, as applicable, according to the procedures herein and according to the following standards: 1. The dimensions of any proposed on -site public amenity sufficiently allow for a variety of uses and activities to occur, considering any expected tenant and future potential tenants and uses. 2. The public amenity contributes to an active street vitality. To accomplish this characteristic, public seating, outdoor restaurant seating or similar active uses, shade trees, solar access, view orientation and simple at -grade relationships with adjacent rights -of -way are encouraged. 3. The public amenity and the design and operating characteristics of adjacent structures, rights -of -way and uses contribute to an inviting pedestrian environment. 4. The proposed amenity does not duplicate existing pedestrian space created by malls, sidewalks or adjacent property, or such duplication does not detract from the pedestrian environment. 5. Any variation to the design and operational standards for public amenity, Subsection 26.575.030.F., promotes the purpose of the public amenity requirements. Staff Response: As mentioned previously, staff recommends that the applicant restudy the public amenity space to meet the Design Guidelines listed above and Standard A.3. Staff is concerned about the size and placement (north facing and across the street from existing public amenity) of the proposed space. Staff is unsupportive of the request for a reduction in the public amenity requirement considering that this property is a complete HPC Review 9.21.2011 Aspen Core Page 12 of 14 scrape and replace. B. Utility, delivery and trash service provision. When the necessary logistical elements of a commercial building are well designed, the building can better contribute to the overall success of the district. Poor logistics of one (1) building can detract from the quality of surrounding properties. Efficient delivery and trash areas are important to the function of alleyways. The following standards shall apply: 1. A utility, trash and recycle service area shall be accommodated along the alley meeting the minimum standards established by Section 26.575.060, Utility /trash/recycle service areas, unless otherwise established according to said Section. 2. All utility service pedestals shall be located on private property and along the alley. Easements shall allow for service provider access. Encroachments into the alleyway shall be minimized to the extent practical and should only be necessary when existing site conditions, such as an historic resource, dictate such encroachment. All encroachments shall be properly licensed. 3. Delivery service areas shall be incorporated along the alley. Any truck loading facility shall be an integral component of the building. Shared facilities are highly encouraged. 4. Mechanical exhaust, including parking garage ventilation, shall be vented through the roof. The exhaust equipment shall be located as far away from the street as practical. 5. Mechanical ventilation equipment and ducting shall be accommodated internally within the building and /or located on the roof, minimized to the extent practical and recessed behind a parapet wall or other screening device such that it shall not be visible from a public right -of -way at a pedestrian level. New buildings shall Staff Response: The applicant demonstrates that these standards are met. Staff is unclear as to the location of the trash area for the affordable housing tenants. A service court is provided off of the alley that is accessible near the commercial spaces and the free market residential lobby. The basement garage plan illustrated only mechanical, parking and storage areas. Staff recommends that the applicant provide more information as to how the minimum standards of 20 feet x 10 feet x 10 feet for trash/utility /recycle is met onsite. STAFF RECOMMENDATION: Staff recommends that HPC continue the public hearing for a restudy. Staff suggests that HPC discuss and provide feedback to the applicant regarding the following points: 1. Demolition of 521 and 517 E. Hyman Streets. HPC is asked to decide Demolition Review of these building prior to discussing the proposed new building. 2. Size and location of public amenity space. HPC Review 9.21.2011 Aspen Core Page 13 of 14 3. Mass and Scale: proposed building modules, horizontal banding above the first floor. 4. Floor to ceiling heights. 5. Height Increase from 38 ft. to 40 feet. 6. Height Variations. 7. 3 stories at the corner of Hunter and Hyman. EXHIBITS: Exhibit A: Design Objectives and Guidelines Exhibit B: Application HPC Review 9.21.2011 Aspen Core Page 14 of 14 . A • ' CITY OF ASPEN, COLORADO Commercial, Lodging and H District.Design Objectives and Guidelines �� , I u 1�5x ' ti X Y i ✓' t _ F I . t 1.i, F r . 4n a /,e �. rs �V WIT N.. �. „., -'FM , r x� Final Draft µ «., ..... +,*=, , w � t June, 2007 City of Aspen Commercial Core Historic District Conceptual Review Design Guidelines 11 tollot, inl; design guidelines ,hall apply a( 111e coonce1 tual review Stage. Street & Alley Systems The street pattern is essential 'infrastructure' for the character of the district. The north/ ! . south orientation of the streets accentuates /?�'�� /'�'� the relationship of the City with its dramatic ""'� -f.7 (; •fir A landscape setting.] T C7 t in The circulation pattern provided by the network ,III y r' L.'� ,r -" � of streets, alleys and courts should be retained to + "�^'r p L t�^w: ensure maximum public access. It should not be ,; or j enclosed by gating and it should not be spanned 4 es, s by development above. Wherever possible it 9 : y j pedestrian access to alleys should be enhanced. L. �� The creation of additional public walkways to • tee; + rear alleys and other public spaces enhances the interest of the city center. The network of streets, alleys and existing pedestrian passageways enhances access in the downtown. Additional links and an enhanced public circulation pattern can increase commercial frontage and access to the side, to the rear and also to the interior of development sites. Improved access also creates opportunities for additional commercial space, which is to be encouraged. Street Grid The original arrangement of parcels significantly affects the visual character of the area. The city was platted on a grid system of lots and blocks, and buildings were typically sited parallel with these lot lines. The layout of early buildings, streets, sidewalks and alleys still can all be seen in this system, and should be maintained. 6.1 Maintain the established town grid in all projects. • The network of streets and alleys should be retained as public circulation space and for maximum public access. • Streets and alleys should not be enclosed or closed to public access, and should remain open to the sky. Commercial, Lodging and Historic District edr±, page 95 Design Objectives and Guidelines °" Commercial Core Historic District City of Aspen .a r iff 5B Internal Walkways a, ` S 6.2 Public walkways and through courts, a ° when appropriate, should be designed to create t i access to additional commercial space and gr # # A . . frontage, within the walkway and/or to the rear of the site. • See also: Public Amenity Space design guidelines. Alleys ‘ Historically, alleyscapes were simple and Maintain the established town grid in all projects. utilitarian in character, with a variety of materials and building scales. Many structures had additions that were subordinate to the main building, stepping down in scale at the alley. Others had loading docks, stairs and balconies that contributed to the human scale. This traditional character should be maintained, while accommodating compatible new uses. The continued development of visual interest in these alleys is encouraged. Greater variety in forms and materials is also appropriate here. 6.3 Develop an alley facade to create visual interest. • Use varied building setbacks and changes in materials to create interest and reduce perceived scale. • Balconies, court yards and decks are also appropriate. • Providing secondary public entrances is strongly encouraged along alleys. These should be clearly intended for public use, but subordinate in detail to the primary street -side entrance. page 96 E"r3 Commercial, Lodgingaad Historic District Design Objection and Guidelines City of Aspen Commercial Core Historic District Parking The character of the Commercial Core Historic District is one which is primarily appreciated on foot. The human scale and concentration of walkable streets is a key attraction. Therefore t „ I I ; the visual impact of parking should in all cases be minimized. Parking should be structured or oak ri placed underground where the scale and setting ., of the site affords this opportunity. Where a i parking structure is considered this should be =` contained within a'wrap' of commercial and /or Where a parking structure might be considered this should be residential uses. within a 'wrap' of commercial and/or residential uses, as this building is. 6.4 Structured parking should be placed within a 'wrap' of commercial and /or residential ”` uses. • The exposure of auto entry areas should be minimized. 6.5 Structured parking access should not have a negative impact on the character of the street. The access shall be • Located on an alley or secondary street if necessary. • Designed with the same attention to detail - and materials as the primary building facade. design. access located on an alley and integrated into the building design. • Integrated into the building design. Commercial; Lodging and Historic District �r ±, - page 97 Design Objectives and Guidelines . � ;^" Commercial Core Historic District City of Aspen Public Amenity Space In every case Public Amenity Space should be On -site and communal open space has been a well defined and carefully designed. The design long- standing priority and characteristic of the of public gathering space, its enclosure, layout city. Where it is required the form, orientation, and content, will be an integral consideration quality and use of such open space is of the utmost in the proposed form of the space. Although a importance. Well defined public space should be matter for full review and approval at the Final integrated with traditional streetscape character. Stage, its design should be envisioned at the time The Planning and Zoning Commission and /or of conceptual review. the Historic Preservation Commission will decide whether, where and in what form Public Amenity Design Objectives Space will be required. Where considered to be compatible within the Commercial Core Historic District, public amenity In the past, open spaces occurred as accents along space should be designed and placed to achieve the street, usually where a house existed in the the following objectives: historic context or where a lot stood temporarily • Create an active and interesting street vitality vacant. In more recent years, outdoor spaces were through the promotion of public gathering built that sometimes eroded the character of the space. street edge. These conditions are not precedents Maintain a well- defined street edge and for future development. While some open space street corner to ensure that such public space may occur, it should be subordinate to the creates an accent within the street facade. traditional character of the street. Create an additional commercial frontage • Public amenity space along the primary street and /or space to the side or rear of the site frontage should be an accent within, and or building exception to, an otherwise well defined street Create a well defined, localized public space facade. There will be locations within the city at the street edge, where e.g. additional core where the character and setting of the site space for street dining might be beneficial. or a historic building will also influence the form, • Design a space that maximizes access to location or appropriateness of such a space. sunlight throughout the year. • Create a second level space designed to t , ensure that it is permanently open to the public and provides interest in the form of a scenic or other interpretive marker for the life _ , r " of its service as a public amenity space. i � Achieve second floor patio space that - ! provid access to affordable commercial i !' - m ' uses. The Downtown Enhancement and Pedestrian Plan -+r' i e should serve as an additional reference. Where open spacewithin a parcel is appropriate, develop an amenity that can be experienced by the general public. • page 98 � CornmerciukLodging and Mister District ' Desigd Objectives and Guidelines City of Aspen Commercial Core Historic District Public Amenity Space Types 4 * ; ; y ''•' - 1 _ # Public amenity space is a requirement in the . ` Commercial Core. In this area, particular types h 1 of public amenity space would be in character 4 ,,,r =, with the urban form of the Commercial Core area. a ,. 4. These include: • Street facing amenity space • Mid -block walkway amenity space • Alley side amenity space t • Second level amenity space • Front yard amenity space4- .4 Guidelines for the location and design of each of these types follow. A variety of public amenity spaces exist in Downtown Aspen. In future development it is important to focus on the quality of the space rather than the quantity. `rn .a.. 9 $ a _._ L .. t pc� r' -t n s The walking mall in Downtown Aspen provides substantial public amenity space for the buildings located there, and therefore creating breaks in the block facade within this area to provide more street - facing public amenity space should be carefully considered. Commercial Lodging and Hietor• District et.'‘. page 99 Design Objectives and Guidelines - Commercial Core Historic District City of Aspen i Street Facing Amenity Space - --_ - A street facing amenity space, usually located �. .. towards the middle of a block, may be considered. However, within the heart of the district, where `, :: the greatest concentration of historic storefronts 1 I I align, creating new gaps in the street wall is - _ . --t--" - • 1 ` - — 11 -= . discouraged. Providing space on sites that are located in the outer edges of the district, especially 1, ill X11 � 111 !� along the southern edge is more appropriate. 6.6 A street facing amenity space shall meet X all of the following requirements: • Abut the public sidewalk Street facing amenity space should abut the public sidewalk, be ▪ Be level with the sidewalk level with the sidewalk, open to the sky, directly accessible to the public and be paved or otherwise landscaped. • Be open to the sky • Be directly accessible to the public z ice' r, ,gat • Be paved or otherwise landscaped tr 6.7 A street - facing public amenity space shall remain subordinate to the line of building *_ �= fronts in the Commercial Core. • Any public amenity space positioned at the - street edge shall respect the character of the streetscape and ensure that street comers are - a j well defined, with buildings placed at the .. sidewalk edge. all • Sunken spaces, which are associated with some past developments, adversely affect the street character. Where feasible, these Y should be replaced with sidewalk level + gs, s , ;r ' t a improvements. - 6.8 Street facing amenity space shall contain features to promote and enhance its use. These may include one or more of the following: Street facing amenity space should contain public art and other amenities to promote its use. ▪ Street furniture • Public art • Historical /interpretive marker The detailed design of Public Amenity Space, with regard to guidelines 6.8, will be a matter for approval at the Final Review Stage, although it may be discussed at the Conceptual Stage. page r00 Commercial, Lod ior' 'District �.„ Design and Guidelines City of Aspen Commercial Core Historic District Mid -Block Walkway Amenity Space ° d i New buildings on sites occupying more than K ' i ,, " 6 one traditional lot width may provide a mid- - _ block walkway or through court within a single 1 development or between two developments. This type of space shall be an extension of and a complement to the street and public circulation t network within the center of the city. See also j` O Street & Alley System design guidelines. g est The Commercial Core is highly regarded for • its pedestrian character and 'walkability'. The 4 - opportunities created by the extension and r it enhancement of the public circulation network 3 f has distinct urban benefits and is encouraged. Typically only one such space would occur along a single block face. This form of Public Amenity Space should be lit >• a consideration on larger development sites , 7 within the city. It links the potential of additional ,_ commercial frontage and access, with human" scale space and circulation, enriching the public experience. Situated along the edge of a development site, it should extend to link with the Amid -block passage may link through a property to provide access to uses along the side of a building or to businesses on an alley. rear alley. Adjacent to a residential type historic building it can provide a respectful break and a J ito a . space between the two. ,' . OW l...; al 6.9 Mid -block walkways shall remain 'hI.k (j f Eli subordinate in scale to traditional lot widths. t_ �'* ' • Mid -blo public walkwaysshallbebetween *► t ? ;t, t t ¢ J 8 ft. and 10 ft. in width. - rf f` ` al -✓`j .. 6.10 A mid -block walkway should provide 2 public access to the following: 1 o ,, . • Additional commercial space and frontage :: ' t to , h within the walkway a • Uses located at the rear of the property i A. - 11 ■ ■ i t t A passageway may be considered as Public Amenity Space when it remains subordinate to the continuity of the block face. It should be designed to visually appealing and to provide access to active uses Commercia4 Lodging and Historic District Design Objectives and Guidelines Commercial Core Historic District City of Aspen _ , _ `S--- 7 "' _ Alley Side Amenity Space Public amenity space may be located to the rear 00 _,.� of the site in association with the alleyway. Such s i a space shall provide access to commercial uses )1 at the street or second floor level. Public amenity . --`- -- 0 — space may also be located at the corner of an alley � ..�.� and a street. Such spaces should be designed to enhance the use of alleys for supporting - r t j" commercial uses. or- 6.11 An alley side amenity space shall be — designed to have these characteristics: �l� • Direct public access to commercial space at W I - -- street or second floor levels Public amenity space located at an alley should generally be south • Maximize solar access to the alley side facing to maximize solar access for the space and provide access to amenity space commercial space that may be located there. • Enhance of the attractiveness and use of the rear alley • Minimize the adverse impacts of adjacent service and parking areas page 102 , Commercial, Lodging and Historic District r�,+ Design Objaclivesand Guidelines City of Aspen Commercial Core Historic District Second Level Amenity Space An outdoor patio space on a second floor, which is directly accessible to the general public, will be considered as a form of public amenity space . when it is compatible with the historic context ' and is clearly inviting for public use This will I be most successful in association with outdoor dining space. In this respect it may be favorably ■ I 4 considered within sites affected by mountain_ • _. a 4 ij view planes. 6.12 Second level amenity space should be Second level space shall be accessible from a public space such as compatible with the character of the historic a sidewalk or street facing amenity space. district. `-----. • It shall remain visually subordinate to any historic resource on the property. . -- r - • If located on a historic property, it may not alter the appearance of the resource as seen i t „ *'ti ` I from the street. 1 . � r ; / � r �~ r 6.13 A second floor amenity space should meet ., all of the following criteria: j , �� • Ensure consistent public access • Be dedicated for public use ,"�. O • Provide a public overlook and /or an - • interpretive marker Outdoor private space shall be demarcated from the public amenity • Be identified by a marker at street level space 6.14 Second level space should be oriented to . 1 maximize solar access and mountain views, or views of historic landmarks. •Ilil 111 6.15 Second level space should provide public '''' ``f access by way of a visible and attractive public = 1 ' stair or elevator from a public street, alley, or street level amenity space. 4 11- t W1 • II l` L . R s +s /i a Second level public amenity space shall provide r 1 permanent public access from the street. Commercial,. Lodging and Historic District I page 103 Design Objectives and Guidelines JI - Commercial Core Historic District City of Aspen ,,, „ " Front Yard Amenity Space . Certain areas within the Commercial Core retain a distinct historic residential character. This is often e defined by a landscaped front yard and side yard setback. To maintain and enhance this tradition �.. in certain areas, a landscaped front yard amenity + - -' "' space may be considered. ` 6.16 Second level dining may be considered. l �, ...it • If the use changes, the space must remain • " "' accessible to the public, so long as it is to be considered meeting the public amenity Certain areas within the commercialcoreare iden bfiedwith historic space requirement. single story buildings with setbacks. Front yard setback areas may be considered as public amenity space in such an instance. 6.17 Front and side yard amenity space should be considered in the context of a historic one '#i!; 3 r. . r, ��'` s tory residential type building. is, , - i - ■ Building Placement Mil , M. Op. EMmanAve, Street Corners � Street corners are important elements in the d z C I • a mg street block and in the framing of many of the • R s views which characterize the Commercial Core. Many buildings on corner lots exhibit special features that add accents. Corner entrances and This figure ground study illustrates the alignment and amount of storefront windows that extend along intersecting open space along the street edge during the year 1904. street facades are examples. These elements are appropriate in many corner lot locations and 5 1 should be encouraged. H the bdg shou N 1 V confirm the pattern of a stron gly defined uilins buildin g Si i ll f wall at the street edge. Building facades should be oriented parallel to the street, with variation Hyman Ave " " "' "' "" in front wall setbacks kept to a minimum. Any - ■ departure from the street wall, for well defined and designed public dining space, should occur as an accent within the street block, not the t r predominant pattern. The same blocks in 1999. Notice how the increased use of open space has eroded the building wall along the street. Exceptions for street dining might be considered, in the outer southern edge of the Commercial Core. These sites often serve as focal points for public activity and therefore sitting areas and other gathering spots are appropriate in the outer edges of the district, page 104 . Camme ciat, LodgingandHistoric District •n .,u. Design Objectives and Guidelines City of Aspen Commercial Core Historic District Building Setbacks k _ The Commercial Core has a strong and relatively consistent street facade line. Corner buildings, ; often of late 19th /early 20th century form, anchor s. .. , - -� the street block in many instances. Within the street facade however there are some departures. from this where small areas of open space provide ' # i �«,.: individual street dining experiences. R *� j Setbacks within the central commercial area r a tfS 0v r i t should reinforce the objective of maintaining and enhancing the special urban and traditional - - character of the strong urban edge of the street facade and street corner. Local areas of open space Traditionally, commercial buildings were built to the sidewalk edge also further the objective of the street vitality and anchored the corner. This should be continued. created by well defined dining space within the city. These should however remain as an accent within the street facade. Side setbacks provide the opportunity to create or ! enhance public passageways or through courts to the rear alley, with the advantages of improved public permeability, access and additional commercial frontage. See also Street & Circulation `. Pattern design guidelines. Rear setbacks create ; . \ the opportunity to achieve more creative and _ attractive commercial and public space to the rear d of the site and alley. _ Ii y ` • In sum, buildings create a strong edge to the ;q , /, ; street because they traditionally aligned on the ' - front lot line and were usually built out to the full . t I 4 width of a parcel. Although small gaps do occur 1 between some structures, these are exceptions. : 11 This uniform wall of building fronts is vitally This second floor patio incorporates an abstract interpretation of important to the historic integrity of the district upper -story windows and cornice elements to define the space and and should be preserved. maintain the building wall line along the block. Commercial, Lodging and Historic District 6% page 105 Design Objectives and. Guidelines Commercial Core Historic District City of Aspen 6.18 Maintain the alignment of facades at the sidewalk's edge. L r. • Place as much of the facade of the building E r ` at the property line as possible. • Locating an entire building front - '` behind the established storefront line is �' inappropriate. . s • A minimum of 70% of the front facade it f I b � " . ` shall be at the property line. at 6.19 A building may be set back from its side r s ' lot lines in accordance with design guidelines identified in Street & Circulation Pattern and a. Public Amenity Space guidelines. 7 ' ra „ k r Building Orientation Development within the core area has been � traditionally oriented with the street grid. This • t M r a relationship should be maintained. 6.20 Orient a new building to be parallel to its lot lines, similar to that of traditional building orientations. b' • The front of a primary structure shall be oriented to the street. Maintain the alignment of facades at the sidewalk's edge. 6.21 Orient a primary entrance toward the street. • Buildings should have a clearly defined primary entrance. For most commercial buildings, this should be a recessed entry way. • Do not orient a primary entrance to an interior court. • Providing secondary public entrances to commercial spaces is also encouraged on larger buildings. r06 .. Comsnnx�l, Lodging and Historic District page : Design Objectives and Guidelines City of Aspen Commercial Core Historic District Building Form A prominent, unifying element of the Commercial tea. Core is the similarity of building forms. _ ,: ,ti Commercial buildings were simple rectangular solids, deeper than they were wide, with flat roofs. - e In a few instances, gabled roofs, with false fronts, 4 may have been seen. This characteristic of flat` roof lines is important and should be continued . : • . ' '* x a in new projects. 6.22 Rectangular forms should be dominant Rectangular forms should he dominant on Commercial Core on Commercial Core facades. facades. • Rectangular forms should be vertically oriented. — • — Thefacadeshouldappearaspredominantly flat, with any decorative elements and projecting or setback "articulations" appearing to be subordinate to the dominant form. YES! NO! YES! YES! 6.23 Use flat roof lines as the dominant roof sidewalk form. • A flat roof, or one that gently slopes to the street rear of a site, should be the dominant roof form. Orient a building parallel to its lot lines. • Parapets on side facades should step down towards the rear of the building. • False fronts and parapets with horizontal emphasis also may be considered. 6.24 Along a rear facade, using building forms that step down in scale toward the alley is encouraged. • Consider using additive forms, such as sheds, stairs and decks to reduce the perceived scale. These forms should however, remain subordinate to the primary structure. • Use projecting roofs at the ground floor over entrances, decks and for separate utility structures in order to establish a human scale that invites pedestrian activity. Commercial, lodging and Historic District a"r? page 307 Design Objectives and Guidelines ",^�' Commercial Core Historic District City of Aspen — Building Height, Mass & Scale - -- r 4 The character of the Commercial Core derives rw- .- .- - - r -� in part from the range and variety of building ,+ ▪ : - -•e - ' -'t heights. These vary from one to three stories. ; Building height with traditional lot width and � ��� ' :,r creates a constantly changing cornice profile along • }~ Y `LL a block face. This is the basis of the human scale, 4 r'r' architectural character and visual vitality of the `-'t ,. s;,. 1. city center. New development in this area should continue this variation. With respect to scale, a new building shall also be Maintaining a block facade and orienting new development with sensitive to nearby historic building These range the street grid are two key objectives in the Commercial Core from single story historic residential structures to District . three story Victorian commercial buildings. .. -- ' r r Two Story Scale _ • 6.25 Maintain the average perceived scale of '' 1 ! two -story buildings at the sidewalk. ° Establish a two -story height at the sidewalk .I irr F edge, or provide a horizontal design element f .: . 1 at this level. A change in materials, or a . molding at this level are examples. Height Variation Maintain the average perceived scale of two -story buildings at In the Commercial Core area building heights the sidewalk. range from one to three stories. This variation in facade height is a key characteristic that should be maintained. Variation in height should occur where the site is larger than two traditional lot widths, in order to reduce overall scale of the building. A variation in facade height, often in conjunction with setting back an upper floor, may be required. 6.26 Building facade height shall be varied from the facade height of adjacent buildings of the same number of stories. • If an adjacent structure is three stories and 38 ft. tall, new infill may be three stories, but must vary in facade height by a minimum of 2 ft. page 108 a ,{, Commercial, Lodging and Historic District Design Objectives and Guidelines City of Aspen _ Commercial Core Historic District 6.27 A new building or addition should reflect r _' ='• _ the range and variation in building height of the Commercial Core. • Refer to the zone district regulations to Wi determine the maximum height limit on the 1 '` subject property. • A minimum 9 ft. floor to ceiling hei ght is to be .quo { maintained on second stories and higher. a.: l.t. tint j lii • Additional height, as permitted in the zone district, may be added for one or more of the •s.: following reasons: - In order to achieve at least a two -foot variation in height with an adjacent Anew building or addition should reflect the range and variation building. in building height of the Commercial Core - The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire Station, etc.) -- - Some portion of the property is affected -� by a height restriction due to its proximity ' • , sir to a historic resource, or location within •. B a View Plane, therefore relief in another t ll u area may be appropriate. A - To benefit the livability of Affordable Housing units. To make a demonstrable (to be verified by Methods of achieving height variation within a single building - include (A) stepping the building down as it approaches the alley the Building Department) contribution to and (B) stepping the building along the primary facade . the building's overall energy efficiency, for instance by providing improved day- Existing Building New Building lighting. 6.28 Height variation should be achieved using one or more of the following: Vary the building height for the full depth 4z • 38' of the site in accordance with traditional lot width. • Set back the upper floor to vary the building facade profile(s) and the roof forms across Building facade height shall be varied from the facade height of adjacent buildings of the same number of stories. the width and the depth of the building. • Vary the facade (or parapet) heights at the front. • Step down the rear of the building towards the alley, in conjunction with other design standards and guidelines. Commercial,' Lodging and Historic District A", page 109 Design Objectives and Guidelines City of Aspen Commercial Core Historic District Height Adjacent to Historic Structures 1- The Commercial Core Historic District is the _ - - _ - - - "' -. — setting for a very diverse range of historic — _ -4 - --" -- structures. Designing a building in the historic aa' district demands a sensitivity in design analysis , and approach which is exacting and which will ' vary with each situation. The intent is that a a x, _ new building or addition to an existing building .78 should be designed to respect the height and scale of historic buildings within the commercial .. core. Historic One Story Commercial Type `-L, 6 6.31 A new building should step down in I Building 1 f, scale to respect the height, form and scale of a historic building within its immediate setting. Building facade height shall be a maximum of one floor higher within 30 ft. of an adjacent single story historic building. 6.32 When adjacent to a one or two story historicbuildingthatwasoriginallyconstructed i - --' _1 - for commercial use, a new building within the - .. same block face should not exceed 28 in height - " within 30 ft. of the front fagade. • In general, a proposed multi -story building i must demonstrate that it has no negative 42 ■ impact on smaller, historic structures 1. , nearby. 5c ; _. • The height and proportions of all facade components must appear to be in scale with Historic One Story Resident- • nearby historic buildings. type Building 6.33 New development adjacent to a single New infill adjacent to historic miners cottages shall not exceed story historic building that was originally 28 ft. in height within 30 ft. of the property line adjacent to the constructed for residential use shall not exceed historic structure 28 ft. in height within 30 ft. of the side property _ line adjacent to the historic structure, within Iconic Historic Structures the same block face. Visually prominent historic structures influence the design character of Downtown 6.34 The setting of iconic historic structures Aspen and should be recognized. These are: should be preserved and enhanced when feasible. • The Wheeler Opera House • On sites comprising more than two The Elks building • traditional lot widths, the third floor of The Independence building • the adjacent lot width should be set back a Pitkin County Courthouse • minimum of 15 ft from the front facade. Hotel Jerome • • Step a building down in height adjacent to City Hall • an iconic structure. St. Mary's Church • Locate amenity space adjacent to an iconic structure. Commercial, Lodging andRisYoric District Design Objectives and Guidelines ] a page in 1 ' Commercial Core Historic District City of Aspen , , Height Variation for Larger Sites -- Buildings within the commercial center and r 'Y - s f - _ historic core of Aspen represent the traditional lot + widths of the city (30 ft.), either in building width .r0i or the horizontal and vertical design articulation - t t of the street facade. New development occupying a site of more than one traditional lot width .-r-it '" jf should be designed to integrate with the scale �., , 0,,v T d created by narrower existing buildings. The * , =. i;i architectural rhythm of earlier street facades should also be reflected in new development to retain and enhance the human scale and character of the center of the city. ,t 6.29 On sites comprising more than two - traditional lot widths, the facade height shall j `' be varied to reflect traditional lot width. i � • The facade height shall be varied to reflect r - traditional lot width. .. • Height should be varied every 60 ft. "* r r' t minimum and preferably every 30 ft. of p i g linear frontage in keeping with traditional lot widths and development patterns. • No more than two consecutive 30 ft. facade Height variation can occur in a number of ways, depending on site modules may be three stories tall, within an conditions and design in tent. individual building. • A rear portion of a third module may rise to three stories, if the front is set back a minimum of 40 feet from the street facade. (e.g. at a minimum, the front 40 feet may be no more than two stories in height.) 6.30 On sites comprising two or more traditional lots, a building shall be designed to reflect the individual parcels. These methods shall be used: • Variation in height of building modules across the site • Variation in massing achieved through upper floor setbacks, the roofscape form and variation in upper floor heights • Variation in building facade heights or cornice line page 110 At J l Commercial, Lodging and Historic District D obitetives and Guidelines EXHIB AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE COD ADDRESS OF PROPERTY: S/ 7 E • Ib trienn ' AWL , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 5,501- 2 / J Aid e 5'DO f9m , 20 / / STATE OF COLORADO ) ) ss. County of Pitkii ) I ej SC (name, please print) being or represefiting an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 C (E) of the Aspen Land Use Code in the following manner: C/ Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty -two (22) inches wide and twenty -six (26) inches high, and which was composed of letters not less than one inch in .;'-height. Said notice was posted at least fifteen (15) days prior to the public hearing and was continuously visible from the day of , 20 to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (Continued on next page) Rezoning or text amendment: Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Signature The foregoing "Affidavit of Notice" was acknowledged before me this 4 day of Sa r , 20/( by A- ytc. SCo -f-eti • BUG E (AKA LITTLE ANNIE'S EAT MAN LOCATION), 521 E. LAYMAN T� HAND T� T� CI � ,,11� T! AVENUE(AKA THE BENTON BUILDING) AND WITNESS MY HAND AND OFFICIAL SEAL THE PARKING LOT ON THE CORNER OF HUNTER P T CONCEPTUAL MAJOR DEVELOPMENT, CONCEPTUAL DE UAL COMMERCIAL 0 � } / DESIGN IGN STA ME CONCE STANDARD REWEW. Ol1TION My commission expires:. / p26[ -r NOTICE IS HEREBY GIVEN that a public hearing sill be held on Wednesday, September 21, 2011, -, st a special meeting 10 begin at 5:00 p.m. before r he Aspen Historic Preservation Commission , - 94 �/ HPC), Council Chambers, City Hall, 130 S. _ __ _ galena St., Aspen, to consider an application I • Public -;: - `I ` n lie \ \� submitted by Aspen Core Ventures LLC c/o ,,..... Garfield and Hecht, PC, 601 E. Hyman Ave., •• . •• C . y Aspen, CO, 970- 925.1936. The applicant is represented by Stan Clauson of Stan Clawson O: J •s a s Associates, Inc., 412 N. Mill St., Aspen, CO, Z , P`,�E I 970- 925 -2323. The project affects the properties na located 517 l ( E. kin 0*) 521 E. corner Hyman and Hunter \ the 0� O at vacant a d Hyman, leg as Lots Em, Block 95, including Benton Building Units 1 and 2, City OZ. � ei Coun Co lo aoe P ID% -182- 004, � T � ATT A CHMENTS AS APPLICABLE: S 2737- 182.54 -001. 2737- 162 - 54.002, ..; F L E Q 2737- 182 - 24 PUBLICATION E P 002. E ..... The applicant proposes mol two II OF THE POSTED NOTICE (SIGN) buildings located at 517 and to 521 de E. Hyman ish and the to merge these two lots with the parking lot on the corner to create a 15,000 square foot lot. One OWNERS AND GOVERNMENT AGENGIES NOTIED mixed use building i9 proposed for the newly created lot. The applicant requests of the HPC Conceptual Major Developmeview for pli emes la nce. within me, and Conceptual r cps :ERTICICATION OF MINERAL ESTATE OWNERS NOTICE Ci ro miner ial Design pa of Cone pt a Commercial i asi a Review. Rev w, part of CaskepW- l review reduction Design Review, epub lHPC istysence asked te BY C.R.S. §24- 65.5 -103.3 rew a t and an i the increase of amenity h requirement ft. for to e ry le of is building to 40 t. For or from 38 fL for three nta vSoc elements to h. C of further information, Community ityn Dep Development D at the City e 1 130 s S. a Galena St.Aspen, (970 429 -2778, are.adamatri.aan0 e B :heir, Aspen Histodc Reservation Commission 'ublished in the Aspen Times Weekly on Ieptember 4th, 2011. [6963517 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE 517 E. Hyman Ave., 524 E. Hyman Ave., and the ADDRESS OF PROPERTY: corner of Hunter St. and Hyman Ave. , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 21 September , 2011 STATE OF COLORADO ) ) ss. County of Pitkin ) Stan Clauson (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that 1 have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. X Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty -two (22) inches wide and twenty -six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing and was continuously visible from the 6th day of September , 2011 to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. X Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At Least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) C a c • °� c d � •> c a) 03 , � coo t; ° cd N = O I2 1 8_ ti '1 •- 0 3 , � 5 c a� ,� w z g° I to co O 'd O O c d O ?W8uR 6. € 3 o u o o "cl °' a s. Q a: O O U fl Ih N 4. .O • -. cUC r›"' 0 N N N d +— 4-. U �� an — 7.6. �' a) F- r O } N aA cC c T7 3 a) RI up `+ " ' '� N c bA O O x a a W s. �j c+-4 s-. 4 .y s.. N F ra w c cC '� S". c ¢' O ray O 0 " O . (1) O. N tO. a) to U , a y O ¢' O � ^ O O a A iZs„ = = 1) r.)3Q.� o -yY \�� C7 4 w ...-z a..) 0 E 1 . 4 0 0 p- - 4- 0 > .- ..m. . ..... 9:4, 1 li ,� a 4., .. t t i . , i o �" �� and /,‘ O I : Oi x N J, +�- an 'b 3 �" O O .G Z �' j • q 4. N a> = 'q a) sr ( t7 ' OD CD 0 °. o. Fy 0 a H o • PUBLIC NOTICE RE: 517 E. HYMAN AVENUE (AKA LITTLE ANNIE'S EATERY LOCATION), 521 E. HYMAN AVENUE (AKA THE BENTON BUILDING) AND THE PARKING LOT ON THE CORNER OF HUNTER AND HYMAN, CONCEPTUAL MAJOR DEVELOPMENT, CONCEPTUAL COMMERCIAL DESIGN STANDARD REVIEW, DEMOLITION NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, September 21, 2011, at a special meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission (HPC), Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Aspen Core Ventures LLC c/o Garfield and Hecht, PC, 601 E. Hyman Ave., Aspen, CO, 970 - 925 -1936. The applicant is represented by Stan Clauson of Stan Clauson Associates, Inc., 412 N. Mill St., Aspen, CO, 970 - 925 -2323. The project affects the properties located at 517 E. Hyman, 521 E. Hyman and the vacant parcel (parking lot) on the corner of Hunter and Hyman, legally described as Lots E - I, Block 95, including Benton Building Units 1 and 2, City and Townsite of Aspen, County of Pitkin, State of Colorado, PID #s: 2737- 182 -24- 004, 2737 - 182 -54 -001, 2737 - 182 -54 -002, 2737 - 182 -24 -002. The applicant proposes to demolish the two buildings located at 517 and 521 E. Hyman and to merge these two lots with the parking lot on the corner to create a 15,000 square foot lot. One mixed use building is proposed for the newly created lot. The applicant requests of the HPC Conceptual Major Development review for properties located within the Commercial Core Historic District, Demolition, and Conceptual Commercial Design Review. As part of Conceptual Commercial Design Review, HPC is asked to review a reduction of the public amenity space requirement and an increase of building height from 38 ft. for three story elements to 40 ft. For further information, contact Sara Adams at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429 -2778, sara.adams @ci.aspen.co.us. s /Sarah Broughton Chair, Aspen Historic Preservation Commission Published in the Aspen Times on September 11, 2011 City of Aspen Account .;;;.:4 , . / \ H / \ - �� h SS'JNIi1dSS Ng @ �7, l m m v m Q � _ 1 of; l NN S - � 1 3 1 111 11 f r t - c w ill r a Mak P ±!L � _.� - .- i is Hamm s / r ■ w ■ W T S 4 _ + QQ .y ,:l � a d , S WO ; d rt 2 11 , ,e t t �-g s^m fir: l nz d ( f i vi 4 n k 8 y 1ifl : '� -°.' (G'j 3� -t '. ° o f lu . � _ g 3 � : VOW) j ai , "�; -, -� $u gg 7 a i ,, '„,_ ° . , . � � , , ✓his, 0,- ? ;.. xi $ $ mss av . '<Cr s. tn's s ham. s ;1,.. ,... -. 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Bend along line to 1 IJ Clint AVERY® 5160® Use Avery® Template 5160® j Feed Paper expose Pop - up Edge TM j 1 MAUN MATTHEW 0 & S ELIZABETH MAVROVIC ERNA MAYFAIR INVESTMENTS LLC GIBSON BARRY & PATRICIA DOCHERTY 530 E 72ND ST APT 15 -C PO BOX 268 0225 CHEROKEE LN NEW YORK, NY 10021 RICHMOND VICTORIA 3121 CARBONDALE, CO 81623 AUSTRALIA, MCMURRAY WILLIAM & HELEN MIAO SANDRA MJM AMENDED & RESTATED TRUST 29 MIDDLE HEAD RD 9610 SYMPHONY MEADOW LN 1776 SOUTH LN MOSMAN NSW 2088 VIENNA, VA 22182 NORTHBROOK, IL 60062 AUSTRAILIA, MJM HOLDINGS II LLC MOEN DONNE P & ELIZABETH A MORRIS ROBERT P 1701 GOLF RD 8 CABALLEROS RD 800 E HOPKINS AVE STE 304 TOWER 3 STE 203 ROLLING HILLS, CA 90274 ASPEN, CO 81611 ROLLING MEADOWS, IL 60008 MYSKO BOHDAN D N S N ASSOCIATES INC NATTERER HELEN 615 E HOPKINS 11051 W ADDISON ST 67 BAYPOINT CRES ASPEN, CO 81611 FRANKLIN PARK, IL 60131 OTTAWA ONTARIO CANADA K2G6R1, NEUMANN MICHAEL NH ONION VENTURES II LLC 16.918% NIELSON COL STEVE & CAROL D 7381 MOHASNIC DR 601 E HYMAN AVE 501 5 FAIRFAX BLOOMFIELD HILLS, MI 48301 ASPEN, CO 81611 ALEXANDRIA, VA 22314 NJ STEIN LLC NORDAN JOSH OLITSKY TAMAR G & STEPHEN L 418 E COOPER AVE #207 433 PLAZA REAL #275 PO BOX 514 ASPEN, CO 81611 BOCA RATON, FL 33432 -3999 GWYNEDD VALLEY, PA 19437 P & L PROPERTIES LLC PEARSON REBECCA J PETERSON CHRISPY & JAMES E 101 S 3RD ST #360 1610 JOHNSON DR 867 HAVEN CREST CT NORTH GRAND JUNCTION, CO 81501 STILLWATER, MN 55082 GRAND JUNCTION, CO 81506 PITKIN CENTER CONDO OWNERS PITKIN COUNTY BANK 80% PLATNIUM GLOBAL VENTURES LLC ASSOC 534 E HYMAN AVE 5580 LAJOLLA BLVD #511 517 W NORTH ST ASPEN, CO 81611 LAJOLLA, CA 92037 ASPEN, CO 81611 PORTE BROOKE PRADA USA CORP RAHLEK LTD AT BANK OF AMERICA 3520 PADDOCK RD C/O GIORGION RIGHETTI, CFO 3903 BELLAIRE BLVD W ESTON, FL 33331 -3521 610 WEST 52 ST HOUSTON, TX 77025 NEW YORK, NY 10019 RANKMORE KEVIN L & JASMINE RED FLOWER PROP CO PTNSHP RED ONION INVESTORS LLC 65.784% PO BOX 168 14 E 80TH ST #1200 C/O KATIE REID MGMT WELLINGTON NSW 2820 AUSTRALIA, NEW YORK, NY 10022 -7114 418 E COOPER ST ASPEN, CO 81611 Etiquettes ladles a peter Repllez a la hachure din de www.avery.com Utlllsez le abarlt AVERY 5160® Sens de r eveler le rebord Po -u MT ' 1- 800 -GO -AVERY 1 9 ) chargement P P ) A Easy Peel® Labels 1 A IIIMIM Bend along Ilne to i A VERY® 5160® 1 Use Avery® Template 5160® I Feed Paper expose Pop•up Edge.' 1 A REICH DANIEL S TRUST 20% REICH MELVIN L TRUST 80% REVOLUTION PARTNERS LLC 6 RINCON ST 4609 SEASHORE DR PO BOX 1247 IRVINE, CA 92702 NEWPORT BEACH, CA 92663 ASPEN, CO 81612 RG COOPER ST 4.83% RG ONION VENTURES II LLC 4% RONCHETTO LYNN A C/O RONALD GARFIELD 601 E HYMAN AVE 320 E 42ND ST #101 601E HYMAN AVE ASPEN, CO 81611 NEW YORK, NY 10017 ASPEN, CO 61611 ROSS BARBARA REVOCABLE TRUST ROSS JOHN F ROSS ROGER A REVOCABLE TRUST PO BOX 594 7600 CLAYTON RD PO BOX 770487 HANALEI, HI 96714 ST LOUIS, MO 63117 STEAMBOAT SPRINGS, CO 80477 RUBENSTEIN ALAN B & CAROL 5 RUTLEDGE REYNIE S & S REALTY PARTNERS LLC 57 OLDFIELD DR 51 COUNTRY CLUB CIR 1040 FIFTH AVE #2C SHERBORN, MA 01770 SEARCY, AR 72143 NEW YORK, NY 10028 SANDIFER C W JR TRUST 50% SCHEUERMAN JOANNE E SCHNITZER KENNETH L & LISA L 240 LINDEN DR 200 LOCUST ST #23A 2100 MCKINNEYAVE #1760 BOULDER, CO 80304 PHILADELPHIA, PA 19106 DALLAS, TX 75201 SCHROEDER FAMILY TRUST SCHULTZE DANIEL G SEGUIN JEFF W & MADALYN B TRUST 4 GREENWOOD CT 7711 WESTMINISTER PO BOX8852 ORINDA, CA 94563 BYRON CENTER, MI 49315 ASPEN, CO 81612 SEGUIN MARY E TRUST SH ONION VENTURES II LLC 2.19% SHUMATE MARK 2404 LORING ST #155 601 E HYMAN AVE 1695 RIVERSIDE RD SAN DIEGO, CA 92109 -2347 ASPEN, CO 81611 ROSWELL, GA 30076 EQUITY VENTURE LLC SILVER SLAM COMMERCIAL LLC SJA ASSOCIATES LLC 80% SILVER DIP E 0/0 RELATED COMPANIES/ JEFF BLAU 0/0 KATIE REED MGMT 2100 MCKINN QU STE EN DALLAS, TX 75201 60 COLUMBUS CIR 418 E COOPER AVE #207 NEW YORK, NY 10023 ASPEN, CO 81611 SLAM COMMERCIAL LLC STANTON LAVONE KAY TRUSTEE FBO C/O NELSON LINDEN SLAM RESIDENTIAL LLC LYON HARRY .167% 1495 MAPLE WY STE 100 1495 MAPLE WAY #100 500 E MARKHAM STE 305 TROY, MI 48084 TROY, MI 48084 LITTLE ROCK, AR 72201 STEIN BUILDING LLC 23.112% STEPHENS ROSS DAVID STERLING TRUST COMP C/O ANDREW V HECHT 1337 B DANIELSON RD 110 STONE CANYON RD 601E HYMAN AVE SANTA BARBARA, CA 93108 LOS ANGELES, CA 90077 ASPEN, CO 61611 Etlquettes faclles 8 peter 1 1 Repllez A la hachure afro de 1 www.avery.com ; 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A Repllez a la hachure atn de 1 www.avery.com 1 Utllisez le gabarlt AVERY 5160® sans de reveler le rebord Po u 'K ' 1- 800 -GO -AVERY ' 9 / chargement P P 1 Easy Peel® Labels i • ® Rend along line to 1 AVERY® 516o® Use Avery® Template 5160® 1 Feed Paper expose Pop -up EdgeTM' J • YERAMIAN CHARLES REV TRUST ZENSEN ROGER PO BOX 12347 313 FRANCES THACKER ASPEN, CO 81612 WILLIAMSBURG, VA 23185 Etlquettes fades rl peler ; • Repliez h la hachure afln de ; www.averycom Sens de Utilisez le gabarit AVERY® 5160® j chargement reveler le rebord Pop -upiC J 1-800-GO-AVERY 1 o � �o 11 0 -a •° ® r §/) § § g % •a o ,.O • f ) / # • ci %\ / } \/ ) \®° ` »g' - » gw / \a § %x / \ \ 2 0 c Q �) \\\ /3 \ { 4 & / §) \ 22 ° ) e • / /�\ /\ Cr ] a # ° » § `_ )© 7/ '0 ) —§t\ _ / ) \ ) � \ 2 §7g a e .0 jj. § / j , 45 .n G E ) \ \ z ( / / y . - I - \ / y + Z \ } — % 0 § \o§ ( / \ j \ 2 J / +z e j4 ( ) [ / \ j§ / 0 cv / \ \ -c 0 0 E 2)2 \ te e- \ \ \j \ \\ 0 < 0 . / eaa{ %/\ .- • - — = ®o 2 /) / 7 aE - ;A\ § ) „ EXHIBIT The Aspen Brand: Aspen has a competitive edge over many other Colorado resort communiti,_ because it's a genuine town with a history and unique character. It is not one of those artificial communities that are little more than a massive real estate development. Our history, the people, and our natural and built environment define this community. To protect our brand, the economic base, we must protect those things that define our character. The Issue: Aspen's brand and its unique history is once again under attack, by a development application that proposes to raze two of downtown's most charismatic buildings, Little Annie's and Tom Benton's residence - studio - gallery, which sit side by side on E. Hyman Avenue. These two buildings would be leveled under the proposal submitted to the city by Aspen Core Ventures, LLC, whose managing partner is Nikos Hecht. The proponents want to replace these two buildings and the adjoining vacant lot with a nearly 32,000- square -foot, three -story mixed -use building. The importance of Benton: Tom Benton and his close friend Hunter S. Thompson would turn over in their graves at this development proposal, as the pair dedicated much of their work to fighting against the inappropriate development and commercialization of Aspen. A silkscreen artist, Benton documented political campaigns and life in Aspen through his art for over 40 years. An architect by training, he designed and built his home, studio and gallery on East Hyman between 1963 and 1973. The unique roof, which he covered with discarded aluminum printing plates from The Aspen Times, sits atop what was his Tight- filled studio space. He also designed the Crandall Building and a few unique residences around town. Benton's art, architecture, political activism and his mark on Aspen are chronicled in a new coffee table book published by People's Press called: "Thomas W. Benton: Artist 1 Activist ", available locally at the Aspen Historical Society, Explore Booksellers, and online. Recycle and Incorporate an Alternative Approach: Much of this tragedy can be avoided by a relatively simple redesign of the submitted proposal, using an alternative concept of recycling and incorporating the Benton Building. They could use the Benton Building, located on the center lot, to become the grand entry into the new complex. The distinctive recycled facade would invite people into the grand lobby, from which they could access the flanking retail spaces, the restaurant beyond, and the second floor in the adjoining wings. There could be a small landscaped court on each side of the Benton Building to satisfy the open space requirement. These recessed courts define the entry, and could also provide private access to the residences above in the flanking buildings. The space above the lobby could be recycled and become a part of a very special private residence on an upper floor. This approach with the Benton Building's distinctive form as the focal point would retain and pay homage to our history. The result would be a unique building with lots of Aspen character, rather than just another cookie - cutter commercial venture. Open Space Problem: Currently the developer's proposal contains just 1,100 square feet of open space, although 3,750 square feet are required. The developers are proposing to pay the city $75 per square foot "in lieu" of the required open space as mitigation. But they paid $17,750,000 for the 15,000- square -foot lot, which equates to $1,183 per square foot. As the people of Aspen want open space as defined in the code, why should we be asked to get only $75 per sq. ft. to replace land that cost $1,183 per sq. ft.? This is like a public grant to the developers that is worth almost $3 million, and we lose our precious open space? Why not designated: The Benton Building is not on the list of Aspen's historic structures because, apparently, it was "heavily altered," according to Amy Guthrie, head of the city's historic preservation department. Unfortunately, Aspen's historic preservation office looks at building facades and their style conformity rather than considering creativity, a sense of place and history, and the massing and form. Recycling this building into the project would recognize and support our basic community values. Because of this limited approach by the preservation office, the developer might argue there should be no reason why they can't just level the building. However, we would reply that this building is a part of Aspen's brand, the real history upon which our economic base relies. We must try to protect Aspen's unique character, our open spaces, the significant built environment, and views — all of which define who we are. We must cherish and guard our base that reinforces our values and brand. Z 6e /i e% Zhae you £4_); // i nd Z`he i ner- oduZ, on / 6eol 56 off' 'fl/5Z. 817/ zJiener 4 . z. Matthew J. Moran & Associates, Inc. 1701 Golf Road, Suite 3 -203 Rolling Meadows, IL 60008 Tel: (847) 981 -8090 Fax: (847) 981 -0047 September 21, 2011 VIA EMAIL Aspen Historic Preservation Commission Re: 517 E. Hyman Ave. C/o Ms. Sara Adams, Senior Planner (AKA Little Annie's Eatery) City of Aspen Aspen, CO 130 South Galena Street Aspen, CO 81611 To Whom It May Concern: I am writing to express my serious concern and opposition to the proposed rezoning and redevelopment of the captioned property commonly called 517 Hyman. As a property Owner and long time Aspen visitor - in excess of thirty (30) years - including winters and summers, I have enjoyed the authentic Aspen life style and quality of life. I have chosen Aspen over other Colorado areas to own property because of the characteristics. Part of Aspen's authenticity includes experiencing Little Annie's ambiance whenever I am there. To permit a redevelopment that eliminates Little Annie's from existing is a grave mistake. The City of Aspen has permitted more than enough redevelopment projects within the last seven (7) years (especially). The City is littered with the elimination of local restaurants and business in the name of "progress" by redevelopment of their former locations. And what has the progress brought us? Vacant spaces - storefronts - where some of these places previously existed (i.e. Motherload), Do we really need more at this particular time? I think not. Please do not allow Little Annie's to be added to this list. Let's try to preserve these types of iconic places for future generations to experience and enjoy by denying this application. Consequently, I am strongly opposed to this redevelopment. I urge all members to vote against the proposal. Please choose to preserve a local business operation and a building icon rather than redevelop it into oblivion like those before it. Thank you for your consideration. Very Truly Yours, MJM Trust MJM II Holdings, LLC By: Matthew J. Moran / o 0 t =%2 « �.° § 2 �k u .§ o o '§ § 1 '50 �2• . u 8 3 I » 2 0 2 4 °-) 2 t Q c,zi -. § 0 -is g ? t z q'Q 2 X 0 2 § u '5 © -5 ,Jo C 1 \ g g \ 2 § / \ y eg c § 2 = < o ° 2 0 -Z 1-r01 7-4 § o k e c 8 2 O / /q = "'ill u 2 t \ \ � \/ \ c� 6 G = © m \ p / \ \ • .0 % \/ \ ' 2 .§ ° R ° d \\ (n E U. 2 . / \ / � .\ , ° q \f \ • § \ R 2 a 0 0 0 \ \ § Am '§ 2 $ \ \\ / o 2 R © - • -0 .k 2 E .4 2 2 2 H k 0 0 «_ /� E o 2 2 § § - § © § \ § \ \ 2 CZ / o = M § J ., \,§ 0 3 • ® 2 2 § § , , § § � d a � L $// <- E2 :� oN / II n LI- • c o c E E C 0. 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A x.17 \ 2 .7s'c'cr EXHIBitt 1 d 7)& / Lisa Markalunas P.O. Box 8253, Aspen, CO 81612 (970) 925 -8623 lisamla7ieesehenry com September 19, 2011 Aspen Historic Preservation Commission 130 W. Galena Street Aspen, CO 81611 RE: 205 S. Spring Street Aspen, Colorado Members of the Historic Preservation Commission: I am writing to express my concerns about the proposed project at 205 S. Spring Street, the former Louise Berg home subsequently owned by Adam Walton. I am unable to attend the public hearing due to a conflicting board meeting for a non -profit on which I serve, but wish to express my concerns about the mass and scale of the new development on the property. There are no less than seven comrnon rooms in the proposed project. Is it really necessary to provide an FAR bonus that allows the developer to build a family room, a sitting room, a media room/office, a library, an exercise/cardio room and all of that in addition to the proposed five bedroom, five bath home that already includes a dining room and living room? 1 believe the height and scale of the addition are too massive in context to the historic structure. One shed is proposed for demolition and the second surviving shed bears no relationship to the existing home and is relegated to a back corner of the site completely out of sight and out of context to the historic home. Is this extravagance really necessary on a parcel that contains one of just a few historic residential buildings remaining in the downtown core of Aspen? Perhaps another empty parcel would be more suited to such a floor plan and level of development. 1 knew Louise Berg and have had many experiences with this property over the years. The site has always been a landscaped oasis of gardens in a sea of commercial buildings. I know she would have been heartbroken to see her lovely home and gardens swallowed up into such an overreaching level of development. The excavation of most of the entire site for sub -grade development will leave little of the original landscaping and the historic home will be completely out of context, much like what has happened with the Lena Van Loon home, that now houses Matsuhisa, when its beautiful setting of gardens and trees were completely destroyed with redevelopment. I believe a number of mistakes were made on the Conner Cabins including the close proximity of the new construction to the old, the elimination of virtually all of the front yard set -back and the fact that they were allowed to build the third above grade loft level which has a detrimental impact on both the cabins and on St. Mary's Catholic Church. It would have been a much more successful preservation project had the thud level been eliminated from this project; this is another example of a floor plan that contained multiple numbers of common rooms that could have been scaled back or pared down. Aspen Historic Preservation Commission September 19, 2011 Page Two I encourage you to take a very careful look at the mass and scale impacts of this additional structure on the historic home. The Patio Building already contains an overwhelming amount of height across the alley. I hope that you will scrutinize the proximity of the new construction and its impacts on the historic home and its setting. I hope that you will consider eliminating the five feet in height the surrounds and disguises the rooftop deck and swimming pool. At the very least, the historic home should be of more importance than the additional height necessary to camouflage this type of an amenity on this size of a parcel of land. And lastly, please consider if the restoration effort is really significant enough to warrant an FAR Bonus. I am saddened to see what continues to be the degradation of Aspen's historic landscape. Sincerely, Lisa Markalunas Former HPC Board Member and 4 Generation Aspen Native IS I ea z Q W -J +T1 W a nd SU i)d0H'3 ti F r I \ , • NI1VM3 o a Fr , \ \‘‘‘ \ \ I IMMI , i ∎ Eli nIIII•t 4IUU IUI; r ri i IIII II '!!IHIr -1 il% L " I 4 I ii . 1. z 5„. , , , c„, U z , . .__ . Z . , r 11 y X J ...,,,,. . > Q c p X Z Z W ' LL I Z W Il 1 Z • i 111 , Q ' rZi ''.. II • f Jamb 1 V) CC iiima I— - • ' ',. ' •— j i iT 1 `. V • I • w_ • - i tu `a I ' W POnt U II _o it a c, • . n r, mods - -- w r Ong- z o - - ,-- J I ( y7 F Y S .. y b , , ifm., id z W ,_ .._ i w _ F '� l i • 11 , . e I a ( 7 I ( J a 1. _ 1 1 I _ Z Z l o II r 11 4 1 1 '� . / r . • W 1 V w Lil CC w `-1 ? r C rr ■ - - .f It . . a ` t,.: 1 Vi i ' , - S • Alil f► ' , ,, 4 t ¢ 1 4 : � ,r• t v ' 't � , ,ilk • J r s • . . ' ' .' ; ' '.. 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