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HomeMy WebLinkAboutagenda.hpc.20120425 ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING APRIL 25, 2012 — 5:00 P.M. CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO SITE VISIT- 4:30 -NONE I. Roll call H. Approval of minutes March 14th and March 28th 2012 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 IX. Submit public notice for agenda items NEXT RESOLUTION WILL BE #9 I. OLD BUSINESS A. 302 E. Hopkins Avenue- Final Major Development and Final Commercial Design Review, PUBLIC HEARING continued from April 11th(45 minutes) B. 320 Lake Avenue- Final Major Development, PUBLIC HEARING continued from April 11th (45 minutes) II. NEW BUSINESS A. 217 E. Bleeker- Final Major Development, PUBLIC HEARING (45 minutes) III. WORK SESSIONS A. Annual HPC Awards Selection (15 minutes) IV. Adjourn 7:45 p.m. 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 *Make sure the motion includes what criteria are met or not met. 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 bold are currently under construction. Ann Mullins Boomerang 604 W. Main Lift One 316 E. Hopkins 610 W. Hallam-light Fox Crossing AspenCore Jamie Brewster McLeod 630 E. Hyman 518 W. Main 1102 Waters 205 S. Spring Jay Maytin 920 W. Hallam 518 W. Main 28 Smuggler Grove Red Butte Cemetery Lift One 205 S. Spring Nora Berko 28 Smuggler Grove 11.02 Waters 332 W. Main Willis Pember 508 E. Cooper 202/208 E. Main AspenCore M:\city\planning\hpc project monitoring\PROJECT MONITORING.doc 4/17/2012 'eak Oka . P1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 302 E. Hopkins Avenue— Final Major Development and Final Commercial Design Review, PUBLIC HEARING DATE: April 25, 2012 SUMMARY: 302 E. Hopkins is a ' h 3,000 square foot lot located in the Commercial Core Historic District. :� {. °� "r{ ' 1 "� 1 � . The miner's cottage was constructed V C.A.: t.. ;?..04q '1 in 1883, which makes it one of the ? +" - ,i . yd s i ,. oldest remaining structures in town. ; s• ' ,Iv-. , _,, Throughout its history the building ~ "- `-' - W, y has been used for both commercial ,,, fj , 1 = {. and residential purposes. It is the ; f a . � i ';' ! 1 _' c. only example of the "Carpenter ° i 1 = I I `t, ;', r 1 ,;, Gothic" style in Aspen, defined by ,tL "ir ii z'ii ' 4 � : c ,'. ;tit E « _„, , . the steeply pitched roof and 4 , ;,' � '�� j 'ti. decorative trim on the front of the y, - t if building. The building appears to be Vii ."~ .. .W' relatively unaltered, except for a r .-- z-.:�" = -. Y t small non-historic addition at the • 1 ° '.4�. °'" "` rear. Currently 302 E. Hopkins is used for offices. A new purchaser would like to convert the property to a restaurant, with seating and an open kitchen in the front of the building, back of house operations in a new one story addition, and the historic shed put into use as a staircase to the basement level which will contain storage and an existing apartment. The project involves demolition of a non-historic addition at the back of the house. The shed along the alley will slide westward, towards Aspen Street. Alterations planned for the historic structure are the addition of rooftop venting for the kitchen, addition of a ramp at the front entry, and landscape changes to allow for outdoor seating. STAFF RECOMMENDATION: Staff recommends that HPC grant the requested approvals, with conditions. HPC Review 4.25.2012 302 E.Hopkins Avenue Page 1 of 10 P2 APPLICANT: Hillstone Restaurant Group, represented by Vann Associates and Rowland + Broughton Architects. The application is authorized by the current property owner. PARCEL ID:2737-073-29-005. ADDRESS: 302 E. Hopkins Avenue,Lot K, Block 80, City and Townsite of Aspen. ZONING: CC, Commercial Core. Historic District Overlay. FINAL MAJOR DEVELOPMENT/FINAL COMMERCIAL DESIGN STANDARD REVIEW' Major Development and Commercial Design review 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. The procedure for Final Major Development Review and Commercial Design Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to 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 design guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. For new development in the Commercial Core Historic District, the guidelines found in the 2007 Commercial, Lodging and Historic District Design Objectives and Guidelines along with relevant preservation guidelines within the City of Aspen Historic Preservation Guidelines are applied. Commercial design review must address 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, HPC Review 4.25.2012 302 E.Hopkins Avenue Page 2 of 10 P3 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 façade 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. STAFF RESPONSE: A list of the relevant Commercial design guidelines is included in the application. Historic Preservation Guidelines to consider are listed at"Exhibit A." The application packet is very clear and staff finds that the proposed addition is sensitively and thoughtfully designed to meet the guidelines. Though the architecture of the addition is in some ways a great contrast to the historic structure, the very simple form and limited detailing of the new addition will be a quiet and subservient statement next to the decorative Victorian. The historic structure itself is essentially flat roofed at the back (the roof has a slight pitch, screened by a"false front"that faces the street.) The proposed project is less than half of the allowed height on this downtown property, and one quarter of the allowed FAR. HPC granted Conceptual approval with the following conditions: 1. HPC approves the accessible ramp as represented at the meeting. 2. The HPC approves the size of the utility/trash area as designed. 3. For Final review, redesign the utility trash area so that the west side is not enclosed, in order to provide access to the back of the historic shed. Restudy the two foot area between the south side of the historic shed and the new addition. 4. The applicant is not required to provide 1.7 on-site parking spaces generated by the project, or the cash-in-lieu fee. Staff finds that the guidelines and review criteria are met, and supports Final approval for the project, with amendments to the following elements; lighting, landscape plan, utility meters and building materials. HPC Review 4.25.2012 302 E.Hopkins Avenue Page 3 of 10 P4 Lighting The guidelines state: 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. ❑ The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. ❑ All exterior light sources should have a low level of luminescence. The applicant proposes relatively simple light fixtures, but there are four styles of lights for what is a small scale project. The light proposed for the front porch has an angled shade and staff is unsure what the light is directed to illuminate. The location is somewhat awkward, although there is little room to install a sconce closer to the front door. Staff recommends a recessed light be installed in the porch soffit. This eliminates the introduction of a wall fixture that may or may not be historically accurate. Staff recommends that the "El Capitan" fixture be used along the alley if possible, eliminating one additional fixture style. HPC should discuss whether this sconce is acceptable on the historic shed, where one installation is proposed. Landscape plan The guidelines state: 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. ❑ The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. ❑ Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. ❑ Reserve the use of exotic plants to small areas for accent. ❑ Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. ❑ Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. ❑ Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. ❑ It is not appropriate to plant a hedge row that will block views into the yard. HPC Review 4.25.2012 302 E.Hopkins Avenue Page 4 of 10 P5 Staff is concerned with the number of globe spruces proposed surrounding the base of the Victorian. The linear planting does not seem to reinforce the historic nature of the building, plus the shrubs may hold too much moisture against the building, especially when covered with snow. The plan does not include any sod in front of the house and may not fully represent the grading that is required alongside the accessibility ramp. A tapered grade is needed in order to avoid installation of a handrail. Staff recommends that the area in front of the Hopkins Avenue gable end be sod, with a defined pathway towards outdoor seating on the west side of the building only. The globe spruces should be reconsidered. An amended landscape plan should be reviewed and approved by staff and monitor. Utilities The guidelines state: 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way. ❑ Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. ❑ Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible, provide screening with materials that are compatible with those of the building itself. ❑ Screen ground-mounted units with fences, stone walls or hedges. ❑ A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. ❑ Use low-profile mechanical units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from front yards, significant building facades or highly visible roof planes. ❑ Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. 14.16 Locate standpipes, meters and other service equipment such that they will not damage historic facade materials. ❑ Cutting channels into historic facade materials damages the historic building fabric and is inappropriate. Do not locate equipment on the front facade. ❑ If a channel must be cut, either locate it on a secondary facade, or place it low on the wall. At the Conceptual review, HPC granted approval for the project to have approximately 50 square feet less area dedicated to utility/trash/recycling than is required. The project is significantly less than the maximum development; therefore it was perceived that the area is adequate. The size and location of the historic shed also limits the use of the alley frontage. HPC Review 4.25.2012 302 E.Hopkins Avenue Page 5 of 10 P6 As the project has been further developed, the architects have determined that utility meters and cabinets cannot be located inside the enclosed trash structure to the extent expected. A proposed elevation showing three cabinets installed on the north side of the historic structure is pictured below. Staff recommends that no more than two cabinets are appropriate, located as far towards the east as possible. All cabinets must be painted to match the shed. �� � T . ROC —�;. — EL.711'' ..�—mnnm���n .I.�.I.O. 4 l_I 11 T.O.KITCHEN CEILIN .ICI�..■■• ■■■ m 1....1... .1•Y.IL. ..�•—��Momr ���•Iwx.nul��ll�l��naxnalu EL.1O6'a•.u�I•.L�ma ���� moo. .a M..______ . maw;�■�■■■��. .1{IIP 1J {..11: lu. IL..L`..il L`1�1;7.1.,. ail...M■MSM■M TRIAL r..�ll��� m����. , T. t T .... 1 i .), . �,.,.. MONARCH sTrsE �.I�n..nlN.nnlnnn..lumnu..m.ln :FR •i.� m. '_. CG[�I■M a. MEM TA.FINIS Van z ���.1�_!_I 1-�111I EL 100m ak ® EOLLARO ETAL RO0.i1P -FINISH TO MATCH —RELGCATEOSHED ALLEY EXISTING SHUTT • AUTOMATED OPEN R AND KEY LOCK ON EXTERIOR Materials The guidelines state: 5.2 Avoid removing or covering historic materials and details on a porch. ❑ Removing an original balustrade, for example, is inappropriate. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. ❑ The new materials should be either similar or subordinate to the original materials. A sample of the proposed brick must be provided for on-site review and approval by staff and monitor. In addition, the applicant must confirm that the existing wood decking on the historic porch will remain in place even with the addition of the concrete accessibility ramp. HPC Review 4.25.2012 302 E.Hopkins Avenue Page 6 of 10 P7 STAFF RECOMMENDATION: Staff recommends that HPC grant Final Major Development and Final Commercial Design Review with the following conditions: 1. Install a recessed light in the porch soffit instead of the proposed surface mount fixture. Use the "El Capitan" fixture along the alley. 2. Provide an amended landscape plan with sod in front of the house and outdoor seating only along the west. Address the grading alongside the ramp. Reduce the globe spruce shrubs at the base of the house. 3. No more than two utility cabinets may be installed on the historic shed, as far towards the east as possible. All cabinets must be painted to match the shed. 4. A sample of the proposed brick must be provided for on-site review and approval by staff and monitor. In addition, the applicant must confirm that the existing wood decking on the historic porch will remain in place even with the addition of the concrete accessibility ramp. 5. The Conceptual review approval inadvertently did not include standard conditions related to on-site relocation of the shed. A report from a licensed engineer or architect demonstrating that the shed can be moved must be submitted with the building permit application in addition to a bond, letter of credit or cashier's check in the amount of$15,000 to ensure the safe relocation. 6. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3)years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance,the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 302 E. Hopkins Avenue, Lot K, Block 80, City and Townsite of Aspen, County of Pitkin, State of Colorado. HPC Review 4.25.2012 302 E.Hopkins Avenue Page 7 of 10 P8 Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. EXHIBITS: Resolution# , Series of 2012 Exhibit A: Relevant HPC Guidelines Exhibit B: Application Exhibit A: 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. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. ❑ The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. ❑ Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. ❑ Reserve the use of exotic plants to small areas for accent. ❑ Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. ❑ Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. ❑ Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. ❑ It is not appropriate to plant a hedge row that will block views into the yard. HPC Review 4.25.2012 302 E.Hopkins Avenue Page 8 of 10 P9 5.2 Avoid removing or covering historic materials and details on a porch. ❑ Removing an original balustrade, for example, is inappropriate. 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. 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. o 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. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. o The new materials should be either similar or subordinate to the original materials. 14.1 These standards should not prevent or inhibit compliance with accessibility laws. ❑ All new construction should comply completely with the Americans with Disabilities Act (ADA). Owners of historic properties should comply to the fullest extent possible, while also preserving the integrity of the character-defining features of their buildings. Special provisions for historic buildings exist in the law that allow some alternatives in meeting the ADA standards. 14.2 Generally, a solution that is independent from the historic building and does not alter its historic characteristics is encouraged. 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. ❑ The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. ❑ All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. ❑ Unshielded, high intensity light sources and those which direct light upward will not be permitted. ❑ Shield lighting associated with service areas, parking lots and parking structures. HPC Review 4.25.2012 302 E.Hopkins Avenue Page 9 of 10 P10 ❑ Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. ❑ Do not wash an entire building facade in light. ❑ Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. ❑ Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.14 Minimize the visual impacts of service areas as seen from the street. ❑ When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. ❑ This includes locations for trash containers and loading docks. ❑ Service areas should be accessed off of the alley, if one exists. 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way. ❑ Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. ❑ Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible, provide screening with materials that are compatible with those of the building itself. ❑ Screen ground-mounted units with fences, stone walls or hedges. ❑ A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. ❑ Use low-profile mechanical units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from front yards, significant building facades or highly visible roof planes. ❑ Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. 14.16 Locate standpipes, meters and other service equipment such that they will not damage historic facade materials. ❑ Cutting channels into historic facade materials damages the historic building fabric and is inappropriate. Do not locate equipment on the front facade. ❑ If a channel must be cut, either locate it on a secondary facade, or place it low on the wall. HPC Review 4.25.2012 302 E.Hopkins Avenue Page 10 of 10 P11 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING FINAL MAJOR DEVELOPMENT AND COMMERCIAL DESIGN REVIEW FOR THE PROPERTY LOCATED AT 302 E. HOPKINS AVENUE,LOT K, BLOCK 80, CITY AND TOWNSITE OF ASPEN RESOLUTION#_, SERIES OF 2012 PARCEL ID: 2737-073-29-005 WHEREAS, the applicant, Hillstone Restaurant Group, represented by Rowland + Broughton Architects and Vann Associates, submitted an application for Final Major Development and Commercial Design Review for the property located at 302 E. Hopkins Avenue, Lot K, Block 80, City and Townsite of Aspen. The application is authorized by the current property owner, MJS Properties, LLC and Brooke Peterson; and WHEREAS, the property is located within the designated boundaries of the Commercial Core Historic District as described in City Council Ordinance number 49, Series of 1974; 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 Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, for Final Commercial Design Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the Commercial, Lodging, and Historic District Objectives and Guidelines per Section 26.412.040 of the Municipal Code. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Amy Guthrie, in her staff report to HPC dated April 25, 2012, performed an analysis of the application based on the standards, found that the review standards had been met, and recommended approval of the project with conditions; and WHEREAS, at their regular meeting on April 25, 2012, the Historic Preservation Commission considered the application during a duly noticed public hearing, the staff memo and recommendation, and public comments, and found the building to be consistent with the criteri and approved the proposal, with conditions,by a vote of_to_. 302 E.Hopkins Avenue HPC Resolution# , Series of 2012 P12 NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Final Major Development and Final Commercial Design Review for 302 E. Hopkins with the following conditions: 1. Install a recessed light in the porch soffit instead of the proposed surface mount fixture. Use the "El Capitan" fixture along the alley. 2. Provide an amended landscape plan with sod in front of the house and outdoor seating only along the west. Address the grading alongside the ramp. Reduce the globe spruce shrubs at the base of the house. 3. No more than two utility cabinets may be installed on the historic shed, as far towards the east as possible. All cabinets must be painted to match the shed. 4. A sample of the proposed brick must be provided for on-site review and approval by staff and monitor. In addition, the applicant must confirm that the existing wood decking on the historic porch will remain in place even with the addition of the concrete accessibility ramp. 5. The Conceptual review approval inadvertently did not include standard conditions related to on-site relocation of the shed. A report from a licensed engineer or architect demonstrating that the shed can be moved must be submitted with the building permit application in addition to a bond, letter of credit or cashier's check in the amount of $15,000 to ensure the safe relocation. 6. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 302 E. Hopkins Avenue, Lot K, Block 80, City and Townsite of Aspen, County of Pitkin,State of Colorado. 302 E.Hopkins Avenue HPC Resolution# , Series of 2012 P13 Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. APPROVED BY THE COMMISSION at its regular meeting on the 25th day of April, 2012. Ann Mullins, Chair Approved as to Form: Debbie Quinn,Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk 302 E.Hopkins Avenue HPC Resolution# , Series of 2012 P14 geo /9P15 o MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 320 Lake Avenue- Final Major Development, Public Hearing DATE: April 25, 2012 SUMMARY: 320 Lake Avenue is located in the `+ ri e Er , R-6, Medium Density residential zone district. , „ ` U-t Ai,'"- ! ti The subject lot contains a 19th century designated ': � landmark and is defined as Parcel I of the - ±. _ / ' d' Marshall Lot Split. The house fronts Lake ? .r , — ' Avenue and the rear of the property overlooks s a 7 Hallam Lake. There is no alley access. A non- L s .' 14 historic addition is evident on the north and rear , , < , ", (east) elevations of the historic house. The south :� r' • ;, ' and front (west) elevations appear to be ,� t+'.2-511#.411 f ' unaltered. Mature vegetation exists on the site f: 'a , ;, �,�n„ 1_ , Parks has granted approval for the removal of the ail , s I ,. three deteriorated cottonwood trees that line the veisi alrt, am Aron Ft9 south lot line. pga, '. & . _f 'a;. HPC granted Conceptual approval for � ' it ,*,.. _�, demolition of non-historic additions, on-site relocation of the historic house, and construction of a new addition in December 2011. The approval included setback variances, a Residential Design Standards variance and a 500 square foot FAR bonus. The project is now proposed for Final review. APPLICANT: Contract purchaser, SC Acquisitions LLC, 2850 E. Broad Street, Columbus, OH 43209, represented by Bill Guth and CCY Architects. The current owner of the property, Ronnie Marshall of 320 Lake Avenue, Aspen, CO 81611, has consented to the application. PARCEL ID: 2735-124-01-002 ADDRESS: 320 Lake Avenue, Parcel I of the Marshall Lot Split, Aspen. ZONING: R-6,Medium Density Residential, Historic Landmark MAJOR DEVELOPMENT (FINAL) Major Development review 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 1 P16 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. The procedure for Final Major Development 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 design guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Staff Response: Final review focuses on landscape plan, lighting, fenestration and selection of new materials. A list of the relevant design guidelines is attached as "Exhibit A." The applicant proposes to remove non-historic additions to the Victorian and to shift the building towards the southwest corner of the site to facilitate new additions and a garage. Since the HPC Conceptual review, the applicant received Council approval to remove site specific setback requirements that were created in order to preserve cottonwood trees that have since declined and must be removed. The property is now subject to the same setbacks as the surrounding neighborhood. The property has no alley, but overlooks Hallam Lake. At Conceptual review, HPC ensured that the development avoided negative impacts on the Hallam Lake Bluff Environmentally Sensitive Area. The board required the applicant to reduce an initial proposal for a two stall garage off of Lake Avenue to a one stall garage. The only revision that was requested for Final review dealt with the sideyard setbacks. The existing development encroaches meaningfully into the north sideyard. For the redevelopment HPC allowed: 1. A north sideyard setback variance to allow a yard of no less than 1'7" exclusively in the area where a 1'7" north sideyard setback exists in the current development. For Final review, the applicant is to restudy the plan so that all other new construction adjacent to the northern property line conforms with the minimum sideyard setback of 5.' and 2. A setback variance to allow a combined sideyard of 13'9" instead of 17'8." After further study, the architect determined that instead of maintaining the footprint of the existing northyard encroachment, it would be best to shift the entire redevelopment slightly southward to fully meet the 5' north sideyard setback requirement. The combined sideyard total is still the same, but instead of having not enough on the north and more than enough on the 2 P17 south, both north and south comply with the minimum standards. It has been determined that access into the new garage stall is still feasible. There have also been amendments to the roof form of the proposed addition since Conceptual. Conceptual elevations are attached for reference. Previously, the addition had a long shed roof. In the revised plan, the areas where the addition connects to the historic house are flat roofs that are not usable decks. Further away from the historic house the addition now has a flat roof that does have a usable deck, partially surrounded by a glass railing. Staff has some reservations about the flat roof because of the following guideline: 10.9 Roof forms should be similar to those of the historic building. ❑ Typically, gable, hip and shed roofs are appropriate. o Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. There are numerous projects that have been built in town, or are proposed to be built, where a simple, minimally detailed contemporary addition has proven to be a very successful way to add on to a historic building in a "quiet" manner. The new roof forms do give the historic resource more breathing room, result in a cleaner connection between the new and old, and reduce the overall height of the addition. Staff finds these to be positive improvements. Staff finds that the guidelines and review criteria are met, and supports Final approval for the project, with amendments to the following elements; lighting, landscape plan and building materials. Lighting The guidelines state: 14.7 Minimize the visual impacts of site and architectural lighting. ❑ Unshielded, high intensity light sources and those which direct light upward will not be permitted. ❑ Shield lighting associated with service areas, parking lots and parking structures. ❑ Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. ❑ Do not wash an entire building facade in light. ❑ Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. ❑ Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. Staff does not object to any of the proposed light fixtures, but rather the number of fixtures, particularly on the historic porch. The recessed lights, pendant light and wall sconce will 3 P18 illuminate the porch in a way that is very out of character with the historic structure. Staff recommends either a pendant or sconce and no more than 2 recessed lights. The plans indicate path lights will be installed, but the locations are not shown. HPC has typically wanted to minimize path lighting in front of the building, because of the effect on the setting of the building. More information is needed. Landscape plan The guidelines state: 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. ❑ The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. ❑ Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. ❑ Reserve the use of exotic plants to small areas for accent. ❑ Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. ❑ Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. ❑ Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. ❑ It is not appropriate to plant a hedge row that will block views into the yard. The landscape plan appears to be appropriate to the historic building, however samples of the front pathway and driveway materials are needed. Also, the plan indicates a fence, but no design is shown. Materials The guidelines state: 2.1 Preserve original building materials. ❑ Do not remove siding that is in good condition or that can be repaired in place. ❑ Only remove siding which is deteriorated and must be replaced. ❑ Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. ❑ Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction may result in a building which no longer retains its historic integrity. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. ❑ The new materials should be either similar or subordinate to the original materials. P19 The existing stone foundation on the house should be salvaged, with the material used to the greatest extent possible as the new foundation veneer. On the new addition, the applicant proposes a light hued stone, metal siding and metal windows. Though staff has endorsed the flat roof form on the addition, we are concerned that the new and old construction share very little in common. Regarding the garage, there is no precedent for stone accessory buildings of the Victorian era in Aspen. There are a few examples of brick outbuildings. Typically, the only stone that was used was sandstone. The foundation of the house is sandstone. Because the garage is a highly visible addition to the house, staff recommends that a light hued stone is not appropriate. The material should be more related to the historic structure. We have similar concerns about the metal siding, primarily because the scale of the panels is much larger than the clapboards. The visibility of the rear addition may reduce the importance of this issue. 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 Final Major Development approval for the property located at 320 Lake Avenue, Parcel 1 of the Marshall Lot Split, City and Townsite of Aspen, Colorado with the following conditions: 1. The Conceptual review approval inadvertently did not include standard conditions related to on-site relocation of the house. A report from a licensed engineer or architect demonstrating that the house can be moved must be submitted with the building permit application in addition to a bond, letter of credit or cashier's check in the amount of $30,000 to ensure the safe relocation. 2. Staff recommends either a pendant or sconce and no more than 2 recessed lights on the front porch. 3. Provide a plan for path lighting to be reviewed by staff and monitor. 4. Provide samples of the front pathway and driveway materials. 5. Provide a design for the proposed fence, to be reviewed by staff and monitor. 6. Salvage and re-use the existing foundation stone on the historic house. Salvage and reconstruct the brick chimney. 7. Restudy the material for the garage. 8. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this 5 P20 approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 320 Lake Avenue, Parcel 1 of the Marshall Lot Split, City and Townsite of Aspen, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. Exhibits: Resolution#_, Series of 2012 A. Relevant HPC Guidelines B. Conceptual elevations C. Application 6 P21 Exhibit A: Relevant HPC Design Guidelines, Conceptual Review 1.2 A new replacement fence should use materials that appear similar to that of the original. ❑ Any fence which is visible from a public right-of-way must be built of wood or wrought iron. Wire fences also may be considered. ❑ A wood picket fence is an appropriate replacement in most locations. A simple wire or metal fence, similar to traditional "wrought iron," also may be considered. ❑ Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards. 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. o 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. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. ❑ The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. o Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. ❑ If a tree must be removed as part of the addition or alteration, replace it with species of a large enough scale to have a visual impact in the early years of the project. 1.12 Preserve and maintain historically significant planting designs. ❑ Retaining historic planting beds, landscape features and walkways is encouraged. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. ❑ Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. ❑ Reserve the use of exotic plants to small areas for accent. o Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. o Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. o Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. ❑ It is not appropriate to plant a hedge row that will block views into the yard. 1.15 Minimize the visual impacts of site lighting. ❑ Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. 2.1 Preserve original building materials. 7 P22 ❑ Do not remove siding that is in good condition or that can be repaired in place. ❑ Only remove siding which is deteriorated and must be replaced. ❑ Masonry features that define the overall historic character, such as walls, cornices,pediments, steps and foundations, should be preserved. ❑ Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction may result in a building which no longer retains its historic integrity. 2.7 Match the original material in composition, scale and finish when replacing materials on primary surfaces. ❑ If the original material is wood clapboard, for example, then the replacement material must be wood as well. It should match the original in size, the amount of exposed lap and finish. ❑ Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. 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. 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. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. ❑ The new materials should be either similar or subordinate to the original materials. 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. ❑ The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. ❑ All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. ❑ Unshielded, high intensity light sources and those which direct light upward will not be permitted. ❑ Shield lighting associated with service areas, parking lots and parking structures. ❑ Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. ❑ Do not wash an entire building facade in light. 8 P23 ❑ Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. ❑ Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. ❑ Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. ❑ Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights-of-way. 14.17 Design 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. 14.18 Garages should not dominate the street scene. See Chapter 8: Secondary Structures. 14.19 Use a paving material that will distinguish the driveway from the street. ❑ Using a change in material, paving pattern or texture will help to differentiate the driveway from the street. ❑ Porous paving materials will also help to absorb potential water runoff typically associated with impervious surfaces such as asphalt or concrete. 9 P24 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING FINAL MAJOR DEVELOPMENT APPROVAL FOR THE PROPERTY LOCATED AT 320 LAKE AVENUE, PARCEL 1 OF THE MARSHALL LOT SPLIT, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION#_, SERIES OF 2012 PARCEL ID: 2735-124-01-002 WHEREAS, the applicant, contract purchaser, SC Acquisitions LLC, represented by Bill Guth and CCY Architects, has requested Final Major Development approval for the property located at 320 Lake Avenue, Parcel 1 of the Marshall Lot Split, City and Townsite of Aspen, Colorado. The current owner of the property, Ronnie Marshall, has consented to the application; 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 Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Amy Guthrie, in her staff report to HPC dated April 25, 2012, performed an analysis of the application based on the standards, found that the review standards had been met, and recommended approval of the project with conditions; and WHEREAS, at their regular meeting on April 25, 2012, the Historic Preservation Commission considered the application during a duly noticed public hearing, the staff memo and recommendation, and public comments, and found the building to be consistent with the criteria and approved the proposal, with conditions, by a vote of_to_. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants Final Major Development approval for the property located at 320 Lake Avenue, Parcel 1 of the Marshall Lot Split, City and Townsite of Aspen, Colorado with the following conditions: 1. The Conceptual review approval inadvertently did not include standard conditions related to on-site relocation of the house. A report from a licensed engineer or architect- demonstrating that the house can be moved must be submitted with the building permit 320 Lake Avenue HPC Resolution#15, Series of 2011 Page 1 of 3 P25 application in addition to a bond, letter of credit or cashier's check in the amount of $30,000 to ensure the safe relocation. 2. Staff recommends either a pendant or sconce and no more than 2 recessed lights on the front porch. 3. Provide a plan for path lighting to be reviewed by staff and monitor. 4. Provide samples of the front pathway and driveway materials. 5. Provide a design for the proposed fence, to be reviewed by staff and monitor. 6. Salvage and re-use the existing foundation stone on the historic house. Salvage and reconstruct the brick chimney. 7. Restudy the material for the garage. 8. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance,the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 320 Lake Avenue,Parcel 1 of the Marshall Lot Split, City and Townsite of Aspen, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. 320 Lake Avenue HPC Resolution#15, Series of 2011 Page 2 of 3 P26 APPROVED BY THE COMMISSION at its regular meeting on the 25th day of April, 2012. Ann Mullins, Chair Approved as to Form: Debbie Quinn,Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk 320 Lake Avenue HPC Resolution#15, Series of 2011 Page 3 of 3 It o --7.- -. - N,„.i. -.N.‘ o ,,,,19„ ,,,L,w pm _F8 apl *i` P m O j 1 C , � S. , nom° ,,.,..eir:it.:71::Asivir:1,1, ,„:::1;44,,,,,...:),;,)*;v4:94:::. . ? a it < �, 11. h ',{ p a op,f „. 6 O . I W J o :* ■5 p6 0 :. vN . . y:„[v,,w2 t_ r , ,..4.<61,..„ .‘1L-��V r/ � ? Rv { n a¢ai .z Load 44 I a I/ �i1 eC / 1 i :4 - y ' :el..i..i 1:44.4::::,44::::::::: It rj r■ I I I g f 1 .- R ■ IS1 m� � ,� I 0 ni4k 41 Ar -�! . W sy4 ii : 1 g - I■ vvv _ _ --tri.—isi ___, , i, y__ �r�� > f > / tiitNF \ i - fit' n m 0 a taP� ,£ Z .- 1 r O I �. p' -� IC �1--v,11 �� W N N 1 i4101 IL” .. 1 n19MS�tn.:.KiGip ( '^ A'.; 0 T -z ; i /Cms I 0 �� U II ''.. ut LJJ GO s H W° H U c7 w H ��l S U re Q U U 210,Aril P27 a WA MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 217 E. Bleeker Street- Final Major Development, Public Hearing DATE: April 25, 2012 SUMMARY: 217 E. Bleeker is a 4,513 square foot lot that was created through a Historic Landmark Lot Split. It is vacant except for two accessory buildings and a significant tree at the front of the site. A maximum FAR of 2,280 was established during the lot split process. HPC granted Conceptual approval for on-site relocation of the large historic structure, and construction of a new house in March. The approval included setback variances, a 250 square foot floor area bonus and Residential Design Standards variances. The applicant requests Final approval. STAFF RECOMMENDATION: Staff recommends HPC grant Final approval with conditions. APPLICANT: Karen Kribs, owner. The project architect is BHH Partners, Breckenridge. PARCEL ID: 2737-073-20-013. ADDRESS: 217 E. Sleeker Street, Lot 1, East Bleeker Historic Landmark Lot Split, City and Townsite of Aspen, Colorado. ZONING: R-6, Medium Density Residential, Historic Landmark MAJOR DEVELOPMENT (FINAL) Major Development review 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. The procedure for Final Major Development 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 design guidelines. The HPC may approve, disapprove, approve I P28 with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Staff Response: Final review focuses on landscape plan, lighting, fenestration and selection of new materials. A list of the relevant design guidelines is attached as "Exhibit A." The only revision HPC required for the Final review application was that no new openings will be allowed on the historic structure, as a result of the floor area bonus. Plans for the barn are included in the packet and indicate only historic openings. Some original openings that are currently enclosed will be re-opened. Staff finds that the project has been resolved well given the challenges involved with preserving a large tree and a significant outbuilding. Neighbor concerns were given weight and setback issues appear to have been resolved in a manner that is fair to all parties. Staff finds that the guidelines and review criteria are met, and supports Final approval for the project, with amendments to building materials. Samples of the proposed materials will be provided to HPC at the hearing. The new house has a somewhat Rustic style due the wide siding exposure (approximately twice what is found on a local Victorian), multi-paned windows, stone foundation, and hammered metal 0 light fixtures. The applicant has previously shown HPC the new house image to the right as an representation of the architectural intent. While the rustic style is common in some ; s ,�, , neighborhoods in Aspen, it is not particularly z 0"" r characteristic of the West End. The application t provides two options for siding materials; one .g, which is horizontal clapboards and stucco and "' the other which is vertical wood siding and horizontal clapboards. Staff recommends the latter (all wood), because stucco is particularly uncharacteristic as a primary material in the neighborhood. The unbroken surface will likely u„ do little to relate the scale of the new house to k k the old house. Because the wood siding is to be ' stained, not painted, a reduced exposure might be ° .: —_ more appropriate. f e" The packet also indicates options for double n� hung or casement windows, with or without r � divided li g hts. Generally s p eakin g, Aspen's t : * Victorian era homes, which surround this site, it, e (227 E. Bleeker is pictured to the right) have 2 P29 double hung windows without multi-panes. The multi-paned windows on the adjacent Victorian are likely not original. Staff recommends that the project be allowed to have either casement or double hung windows, or a combination, but each window or window sash should be an undivided pane of glass. The final material consideration which staff finds is important to the relationship to surrounding context is the foundation stone. The gold hued ledge stone is not native to this area nor typical of the Victorians. Staff recommends that the foundation stone should at least have a more uniform, rectangular dimension that relates to either the brick or ashlar coursed sandstone of the nearby buildings. 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 HPC grant Final Major Development approval with the following conditions: 1. Use only wood siding on the new house as seen in the rendering with a combination of vertical wood and wood clapboard. Reduce the exposure of the horizontal clapboards. Staff and monitor must review all four elevations. 2. Use casement, double hung, or a combination of window units, with no divided lights. Staff and monitor must review the final plan. 3. Restudy the stone base to more closely replicate the dimension and coursing of stone used in the Victorian era. Staff and monitor must review the final plan. 4. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific 3 P30 development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 217 E. Bleeker Street, Lot 1, East Bleeker Historic Landmark Lot Split, City and Townsite of Aspen, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. Exhibits: A. Relevant HPC Guidelines B. Application Exhibit A: Relevant HPC Design Guidelines 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. roceedin ❑ 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. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. ❑ The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. articular) landmark trees and 1.11 Preserve and maintain mature landscaping on site, particularly shrubs. ❑ Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. 4 P31 ❑ If a tree must be removed as part of the addition or alteration, replace it with species of a large enough scale to have a visual impact in the early years of the project. 1.12 Preserve and maintain historically significant planting designs. ❑ Retaining historic planting beds, landscape features and walkways is encouraged. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. a Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. o Reserve the use of exotic plants to small areas for accent. ❑ Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. ❑ Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. ❑ Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. ❑ It is not appropriate to plant a hedge row that will block views into the yard. 1.15 Minimize the visual impacts of site lighting. ❑ Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. 9.5 A new foundation should appear similar in design and materials to the historic foundation. ❑ On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character. ❑ Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut of the stone and design of the mortar joints. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. ❑ Roof materials should have a matte, non-reflective finish. 11.8 Use building materials that contribute to a traditional sense of human scale. ❑ Materials that appear similar in scale and finish to those used historically on the site are encouraged. ❑ Use of highly reflective materials is discouraged. 11.9 Use building components that are similar in size and shape to those of the historic property. o These include windows, doors and porches. ❑ Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. ❑ This blurs the distinction between old and new buildings. o Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. a The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. o All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. 5 P32 ❑ Unshielded, high intensity light sources and those which direct light upward will not be permitted. ❑ Shield lighting associated with service areas,parking lots and parking structures. ❑ Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. ❑ Do not wash an entire building facade in light. ❑ Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. ❑ Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. ❑ Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. ❑ Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights-of-way. 6 P33 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION(HPC) GRANTING FINAL MAJOR DEVELOPMENT FOR THE PROPERTY LOCATED AT 217 E. SLEEKER STREET, LOT 1, EAST SLEEKER HISTORIC LANDMARK LOT SPLIT, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION# , SERIES OF 2012 PARCEL ID: 2737-073-20-013 WHEREAS, the applicant, Karen Kribs, represented by BHH Partners, has requested HPC Final Major Development approval for the property located at 217 E. Bleeker Street, Lot 1, East Bleeker Historic Landmark Lot Split, City and Townsite of Aspen, Colorado, 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 Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Amy Guthrie, in her staff report to HPC dated April 25, 2012, performed an analysis of the application based on the standards, found that the review standards had been met, and recommended approval of the project with conditions; and WHEREAS, at their regular meeting on April 25, 2012, the Historic Preservation Commission considered the application during a duly noticed public hearing, the staff memo and recommendation, and public comments, and found the building to be consistent with the criteria and approved the proposal, with conditions, by a vote of to . NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants Final Major Development approval for the property located at 217.E. Bleeker Street, Lot 1, East Bleeker Historic Landmark Lot Split, City and Townsite of Aspen, Colorado with the following conditions: 1. Use only wood siding on the new house as seen in the rendering with a combination of vertical wood and wood clapboard. Reduce the exposure of the horizontal clapboards. Staff and monitor must review all four elevations. 217 E. Bleeker Street HPC Resolution# , Series of 2012 Page 1 of 3 P34 2. Use casement, double hung, or a combination of window units, with no divided lights. Staff and monitor must review the final plan. 3. Restudy the stone base to more closely replicate the dimension and coursing of stone used in the Victorian era. Staff and monitor must review the final plan. 4. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 217 E. Bleeker Street, Lot 1, East Bleeker Historic Landmark Lot Split, City and Townsite of Aspen, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the . Colorado Constitution and the Aspen Home Rule Charter. 217 E. Bleeker Street HPC Resolution #_, Series of 2012 Page 2 of 3 P35 APPROVED BY THE COMMISSION at its regular meeting on the 25th day of April, 2012. Ann Mullins, Chair Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk 217 E. Bleeker Street HPC Resolution# , Series of 2012 Page 3 of 3 EXHIBIT I itc).r=ia AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: L ) L T3 L&L t i ,Aspen, CO SCHEDULED PUBLIC HEARING DATE: , L ,--20tP aria STATE OF COLORADO ) ) ss. County of Pitkin ) I' K A Yee k) KR ) !3S (name, please print) being or representing 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 (F) of the Aspen Land Use Code in the following manner: V V 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 jgray of /g pa.L (_ , 24_2_, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. / V 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) 7\1 \1)-- Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions that create more than one lot, Planned Unit Developments, Specially Planned Areas, /y and COWAPs are subject to this notice requirement. NI, 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 /1, day of I F 44•if. , 2001 4 by Kay em_ kik 6 ry... (s �`,i WITNESS MY HAND AND OFFICIAL SEAL ;7: yY � l el' :f.° ® -C i My commission expires: \A 8 7a1-0 !y A$ ::Ab . 6' - Notary Public ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. X24-65.5-103.3 yN 4 ' � I- N � 1 44. a, L v: +a, :±;3 IL 4.0s4 X N 'CC — W .�, LW trip tau a: g Iasi ot PUBLIC NOTICE RE: 217 E.SLEEKER STREET, FINAL MAJOR DEVELOPMENT NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, April 25, 2012, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Karen Kribs, P.O. Box 9994, Aspen, CO 81612, owner of 217 E. Bleeker Street, Lot 1, East Bleeker Historic Landmark Lot Split, City and Townsite of Aspen, County of Pitkin, State of Colorado, PID#2737-073-20-013. The applicant requests Final HPC approval for a project which involves remodeling a historic barn and constructing a new home on the site. For further information, contact Amy Guthrie at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO,(970)429-2758, amy.guthrie @ci.aspen.co.us. s/Ann Mullins Chair,Aspen Historic Preservation Commission Published in the Aspen Times on April 5,2012 IIIIS , I in1/21.1.Labels I A Mae Bend slong-Sie to I ; II AVERY.51600 . _ flea*bop Tomphoba614/116..._..... 1 :Seed Paper m=1 expose Pop-up Edge' I A a 201 E MAIN LLC 202 ASPEN LW 303 EAST MAIN LLLP PO BOX 345 .1 2950 E BROAD ST 2ND FL PO BOX 8016 ASPEN,CO 81612 COLUMBUS,OH 43209 ASPEN,CO 81612 ' i ASPEN COMMUNHY UNDED ALPINE PETROLEUM LLC METHODIST CHURCH BERKO GINA 435 E MAIN ST 292 GLEN EAGLES DR ; 200 E BUEEKER ST ASPEN CO 81611 ASP ,CO 81611 : ASPEN,CO 81611 EN • CARLS REAL ESTATE 11C CHALAL JOSEPH B : CITY OF ASPEN PO BOX 1365 31 ANNA ST : ATTN FINANCE DEPT ASPEN,CO 81612 OCEAN RIDGE,FL 33435 ! 130 S GALENA ST ASPEN,CO 81611 ----- • . CJB REALTY INVESTORS LIC . COLOFUWO MOUNTAIN NEWS MEDIA ELM 2231_1C I CO - 6544 WENONGA OR , 1927 ; 1230 SNOWBUMMY LN PO BOX MISSION HILLS,KS 66208 RSO . ASPEN,CO 81611 CAN CITY tro2 ,NV a E01-ORE BOOKSELLERS&BISTRO R E ; FLEISHER DAVID M ' BERKO GINA f GARRETT GULCH EQUITY VENTURE LLC LLC ; 2950 E BROAD ST 300 CRESCENT CT#1000 292 GLEN EAGLE DALLAS,"DC 75201 I ASPEN,CO 81611 ' COLUMBUS,OH 43209 icerniAN ROSA H TRUST GIORDANO MICHAEL i HAYES MARY E&JAMES L RAM LP U-LP 325 S FOREST 1411 GREEN MEADOW RD 209 E BLEFJ<ER ST DENVER,CO 80246 ; CARBONDALE,CO 81823-9801 ASPEN,CO 81611 • ; HODGSON PHILJP R 50% HODES ALAN a.DEBORAH - HODGSON PATRICIA H TRUST 50% ' HOGUET CONSTANCE 44 .1114 N ASPEN ST. ST ; 333 E 68714ST ; 212 N MONARCH ASPEN,CO 81611 , NEW YORK,NY 10021 : ; ASPEN,co aien • _ .._ . jEROME PROPERTY LW . UGHT HOLDINGS ULP MATTINGLY\MARK&ALIXE 540w MADISON sr 801 BASELINE RD ■ 929 CAMINO VIEJO CHICAGO,IL 60661 BOULDER,CO 80302 • SANTA BARBARA,CA 93108 • • • OBN.443/CH026BUILDINGLI-C co - PARZYBOK WILLIAMS JR TRUSTEE : PEARCE FAMILY TRUST - 38624 N 104TH ST 216 E MAIN ST . 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Aotts 44 too 1,(.1 a 16e__ecynt( sbobaky-kde.6( • or, 91-s4Arro-u4Ac st dArlitc P /793, Atte-ek 0-1A-RD- .9-(egii- p00-1A-M 612—0/0 6 rvail--3 a r % -1-1-11-cek (-0111 du eetThicani cadd-litz, forcroos v.-ex •pickAA. _heed -45 96 I re.ottsed. v ri ei 40 r Or SVo _W (Zack.j .7)-0 L + ck_ 5'LAAA, jiAL+U L S'G UV e p-co re— COA- f � j/ock; tc2A- -k ;S /er C #aZG_-1, //Le 1 • MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 2011 Awards Selection DATE: April 25,2012 SUMMARY: Since 1990, the Aspen Historic Preservation Commission has celebrated local historic preservation successes by presenting awards to individuals, companies, and projects demonstrating excellence in preservation. This year's awards will be held on May 29th during a City Council meeting. Descriptions of the categories are below, along with a list of eligible projects. Eligible projects were approved by HPC and have received Final Inspection or Certificate of Occupancy within the last year. There is no limit on the number of awards that may be presented. Within the last few years, HPC identified a point system that could be used for reference in determining which projects to recognize. RESTORATION/REHABILITATION Eligible Projects: ❑ 630 E.Hyman- Crandall ❑ 202 N. Monarch-Blue Vic ❑ 135 E. Hopkins Maximum of 40 points: o The quality and compatibility of design (including landscape) and workmanship with the historic resource (0-5 points) o The quality of new materials and restoration of historic material in accordance with the Secretary of the Interior's Standards (0-5 points) o Sensitivity to the building's historic and architectural character(0-5 points) o The impact of the project on the surrounding neighborhood/community(0-5 points) o An outstanding example of creative work within the HPC design guidelines (0-5 points) o An outstanding investment of time and money in restoring a building and landscape to it's historic appearance(0-5 points) o Adaptive use of a historic building that enhances the interpretation of the historic resource(0-5 points) o Contribution or enhancement to the interpretation of the historic resource or Aspen history(0-5 points) 1 . . ' . -mtl Pi IP ... i ' Ii .-.'''... al, 5 i O :.....-• 4. E-.; 'ri 10 .,...!.; V'... - 1 ., , 1 ,r, •... ,,i . . , ,t• • k' ar- I le .il .h 01 1 W NII'.._.. ' , i• - 1 i 1 . l' i , 4,.. /•■-1'. 7 ot ; .. I,. :. , _. , f - Of' iti r • 1 —..,....„•‘ ''"'''' . . - _ , M111.117:1T".77• - 111111 r ' - - . - , Illis. • '.'''-!--4 -1---;''' ' r.. 1., .11 t , ,. • IN ••_ 1 .r...._- .t.e -. • .. . -, . , .. . i •. , ..,,_ r 1 e.'.1 ,t - Tri 4 ki, ,... ' ..11' I %• 1‘. . . . - 'f -:•,0 _. _ • i! I-4—T . ..; -... —,. _,- - — __ .....-- ........, . -•_ 4i • —--- ---. _ ___--—- -----,..-- . 1 I a I. -_-_--- --____ ----- 411 lea r IF 1 I ' ri g• L., 'I'm ■ 1 , .. . 44 i el,IIN .... ._ ,. 41 : - r. . 10 Prf 1.=• ' i:'1 :1',-•- ....i.. • tk. ...::: :, --4i r. ,. 1 . al • . .... Z.s.•■••........::::,.....:::,:q.. ' '0 '' • ....-- . • L w%r Y' 4i,.., • 'k _ i , " 01,.#,yam . 1.r. t•It ell4he • ,:l: ■ t Itia, F I _ t NN.. • 4 '1,- 1 11-.' , 44.A*11r. ,Q., 5 I. _ 4 A 4 • Try .. tit ItiPhir". 4 z. °-= III •� i11J :I/ _ .--• ___ A - .-s'J`- - s.-2-_-_:_...--.:--•7-.� „.-._- x'- 4 : EnT . 1IIk1_ 4 . ���r ”' �' ` i • _ l7, • 1111.1.11L S No i' 1 N XOP zi • , I, i.:.: 0 i 1, 1:,.., i ,.: .4,. . . , a4,7-,- .-, :-. .„:„... .., . , ..c..,: i _ .Pi)111 ilia. W. p - e t, it I 1 it _ .' ;ibI fi _ r. - _ i • . : - 4 NEW CONSTRUCTION WITHIN A HISTORIC DISTRICT- No eligible projects for 2011 NEW CONSTRUCTION ON A LANDMARK PROPERTY Eligible Project: ❑ 216 W. Hyman Avenue Maximum of 25 points: o The quality and compatibility of design (including landscape), workmanship, and materials within the historic district(0-5 points) o Sensitivity to the adjacent buildings' historic and architectural character(0-5 points) o The impact of the project on the surrounding neighborhood/community (0-5 points) o An outstanding example of creative work within the HPC DesignGuidelines (0-5 points) o Contribution or enhancement to the interpretation of the historic resource or Aspen history(0-5 points) ' t y wl 3 f. y O. _ Y 4 .` `r 3 Y-r + 1 r _ * r , ftik . . 4' ' \\'\\ ''-litc I ' r 1E'il A M � Memmi ". j 4 r1_ t ..., I Cl■ '•-• iii ;I 1116 ,, .,..r ',TALI; ' _F yam_ • - �. ^.' I-I l .r 4 f . THE "EXTRA EFFORT"AWARD This award is for an individual or group that has taken extra steps to preserve a historic resource. Eligible Project: 0 300 S. Spring Street(Addition to non-landmarked AspenModern era building) Maximum of 25 points: o The participants' dedication to look at creative options in an effort to find the best solution for the project(0-5 points) o The participants' willingness to volunteer designation of a property or to sacrifice some aspect of a property's development rights(0-5 points) o The quality of design(including landscape),workmanship, and materials(0-5 points) o Sensitivity to the district's or building's historic and architectural character (0-5 points) o The impact of the project on the surrounding neighborhood/community (0-5 points) � ;_.. , Y V. ....per S f'—'t s�R^`� I . �� l t , f I1 :. ' •a a ,03 h 6 N h THE ELIZABETH PAEPCKE AWARD This award is for an individual or group that has been a long-time preservation leader, demonstrating commitment to historic preservation or'for an individual or group who has lead an outstanding one-time preservation effort that has had a clear impact on Aspen. Potential Recipient: ❑ Gaard Moses, for his stewardship of Aspen's historic murals and his own sign artwork throughout town Maximum of 20 points: o The overall quality(craftsmanship, design, landscape, programming) of their work(0-5 points) o The innovative interpretation and enhancement of Aspen's heritage through their work(0-5 points) o Their dedication to preserving Aspen's heritage(0-5 points) o Contribution of their work to the Aspen community(0-5 points) or . ,X �jj 1} _ 4 �` - iRi - . ,. , Pin .- g , _- IJJAR ` r ,.,..,,, _ . . . , . .._ L., . _ ...,.. ., oMa ANY _i.-! , - '-,COrt►s �Rc. ._. ,. tin ORAL ,.,-- M'S r„ 51RAItON & 5TO oWL °w 5 c T S Aspen Sojourner. 2009 In the early years, when Aspen was inventing itself, the commercial core ore was made up of small, one-of-a-kind shops, shops owned by people who were part of the fabric of the community and that catered to the needs of the diverse and eccentric citizenry as well as tourists. Beginning in the 1970s, any visitor wandering Aspen's downtown couldn't help being struck by some of those shops' beautiful, unique signage. Lettered small, in the corner of most of the best of them, was "Gaard Graphic,"the business name of sign maker Gaard Moses. The visitor might have turned from appreciating the sign and encountered a nice lady in a cowboy hat draped with signs fore and aft. Inspired by another era, it would have been Pat Milligan—"the sandwich-board lady." Pat and Gaard are both still here, alive and well, still plying their trades and enjoying the mountains and community they've loved for so long. But they are islands in the stream, and progress has swirled around them and continued on, changing the town for good or ill, with little regard for what came before. Their archives, the signs Gaard created and Pat carried around for years, have inadvertently become a record of the businesses they advertised, many long gone and all but forgotten. Gaard Moses came to Aspen in 1968. He says, "I spent the first year at a number of jobs: musher at Toklat, wine steward at The Red Onion, bouncer. Then Harley Baldwin called. He had purchased a development up Reudi and asked if I could paint some real estate signs." Baldwin and Moses had been classmates at Syracuse University, where Gaard focused on industrial design, photography and commercial art. Those first signs for Baldwin were purely functional and led to what Moses says was his next job: "I painted a no parking sign for the, then, brand new North of Nell building. It was ugly as hell; I still have it." He was paid $35 for the job. "It doesn't seem like much, but I was only paying $25 a month rent at the time." Gaard was sharing a few square feet of apartment space with three other guys above the legendary "Paragon Ballroom"on what would become the Hyman Avenue Mall. 2!4 : ,4,,1•• • 1 •: t?, Gradually, Gaard's customers began to take I - advantage of his huge artistic talents, and his signs began to be much more than simply informational. ` The more art he put into his signs, the more customers wanted artistic signs. This led to some of O_ " the most beautiful and memorable signs and logos to be seen here or anywhere else. Tom Mix Flying r: 4Y ii School, Little Annie's, the Wienerstube and the Aspen Optical Shop were just a few. Those early efforts led to much bigger things. He was hired to , _ do the outsized murals "Dry Climate Cigars"and . t , "Kobey Clothiers"on the exterior brick walls of two prominent downtown buildings. The Aspen . 1 , I Historical Society and private individuals paid for t the murals. They didn't advertise any existing ' businesses; they were done simply to beautify the• -11%004: town. 8 P Business got very good, and Gaard formed a symbiotic relationship with legendary Aspen blacksmith and artist Francis Whitaker to make his hanging brackets and eventually learned welding himself so he could be more a part of that process. At one point Gaard employed three other designers and sign painters in his shop. By 1985 Moses was so well respected that he was tapped to help write new sign codes for the city. He reminisces: "There was a sign code. It was pretty vague and had existed since 1954, but(former Aspen Mayor) Bugsey Barnard was able to use it to justify cutting down every billboard between Aspen and Glenwood Springs in one night."The new code was more specific, so that sort of measure wouldn't be necessary in the future. THE WELTON ANDERSON AWARD This award is for an individual or firm that has contributed to Aspen's built environment through outstanding new design over a sustained period of time, or through one particularly important project. Potential Recipient: TBD Maximum of 20 points: o The overall quality(craftsmanship, design, landscape)of their work (0-5 points) o Sensitivity to context(0-5 points) o The innovative interpretation and enhancement of Aspen's heritage through their work(0-5 points) o Contribution of their work to the Aspen community (0-5 points) 9