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Home My WebLink Aboutagenda.hpc.20010926ASPEN HISTORIC PRESERVATION COMMISSION September 26, 200I REGULAR MEETING, 5:00 p.m. COUNCIL CHAMBERS SITE VISITS - NOON - 409 E. Hyman - Please site-visit on your own. 5:00 I. Roll call II. Approval of minutes - none III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring f VII. OLD BUSINESS A. 233 W. Main St., Innsbruck - Conceptual, Project has been revised and will be re-noticed for October 10, 2001 B. 135 W. Hopkins - Conceptual, Partial Demolition, Variances, Public \ Hearing (continued from Sept. 12, 2001) 5~ VIII. NEW BUSINESS A. 320 W. Main St. - Historic Landmark Lot Split, Public Hearing (Withdrawn) 5:40 B. 209 S. Galena Street, Gucci - Minor, Public Hearing 31 0 -0- 9 / 5:50 C. 450 S. Galena Street, Franck Muller - Minor, Public Hearing 4 6:00 D. 330 E. ote]-lprome - Conceotual Review, Public Hearing ,#zq,* S~* Cul,/#rl - 4-4 29 17-0 6:30 E. 409 E. Hyman Ave. - Minor, Public Hearing y> .. 7:15 X. ADJOURN 0 P1 PROJECT MONITORING 0 Suzannah Reid 414 N. First- POLE 312 S. Galena 78 and Main 330 Lake Avenue 620 W. Bleeker Historical Society 328 Park Ave. - Lane 515 Gillespie Jeffrey Halferty 414 N. First- POLE 920 W. Hallam- Guthrie 312 S. Galena 620 W. Bleeker - Historical Society 213 W. Bleeker 200 E. Bleeker i 328 Park Ave. - Lane Lisa Markalunas 939 E. Cooper- Langley 200 E. Bleeker 419 E, Hyman - Paragon 302 E. Hopkins 110 W. Main 104 S. Galena - St. Mary's Church 620 W. Bleeker Gilbert Sanchez 312 S. Galena 333 W. Bleeker Street 501 W. Main Christiania Lodge 330 Lake Ave. 609 W. Bleeker- Ernie Frywald 200 E. Bleeker Rally Dupps 419 E. Hyman - Paragon 501 W. Main Street - Christiania Lodge 129 W. Francis 435 W. Main 104 S. Galena St. Mary's Church 302 E. Hopkins ~ 610 W. Smuggler P2 8 Melanie Roschko Teresa Melville 513 W. Bleeker 515 Gillespie Neil Hirst CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: HPC Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In i Staff presentation Applicant presentation Board Questions and Clarifications PH opened and closed oard Comments plicant Comments Motion P3 ASPEN HISTORIC PRESERVATION COMMISSION RESOLUTIONS 17 401 E. Cooper - Minor - Feb. 28, 2001 18 301 E. Hopkins - April 25, 2001 19 302 E. Hopkins - Final Utility/trash PH - May 9, 2001 20 428 E. Hyman Ave. - Conceptual Review PH - May 9, 2001 21 935 E. Cooper Ave. - Conceptual Review PH - May 9, 2001 f 22. Â· 610 W. Smuggler - Conceptual Review PH - May 9, 2001 23. 101 E. Hallam - Conceptual Review - PH - May 23, 2001 24. 640 N. Third - Conceptual Historic Lot Split May 23, 2001 25. 515 Gillespie St. - Landmark Conceptual, Lot Split June 12, 2001 26. 935 E. Cooper Ave. -Final Review -PH- June 13, 2001 27. 501 E. Hyman-Landmark Designation June 13,2001 28. 214 E. Hopkins -Minor Development -June 13,2001 29. 629 W. Smuggler - Conceptual review - Partial Demolition June 27, 30. 110 W. Main Street-Hotel Aspen Final Review July 11, 2001 31. 428 E. Hyman- Final Review July 11, 2001 32. 610 W. Smuggler - Final July 25,2001 33. 513 W. Bleeker-Minor Development July 25, 2001 34. 515 Gillespie - Final August 8,2001 35. 620 W. Bleeker - August 8,2001 36. 629 W. Smuggler-Conceptual-August 8,2001 37. Wagner Park August 8, 2001 38. 312 S. Galena St. Prada - Minor Development August 22, 2001 39. 517 E. Hopkins - Minor Review Sept. 12, 2001 40. 205 S. Third - Conceptual Sept 12,2001 6 P4 10[ 8, MEMORANDUM )c TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 135 W. Hopkins Avenue- Conceptual, Partial Demolition, Variances, PUBLIC HEARING DATE: September 26, 2001 SUMMARY: The review of this project was continued on September 12th, for an inspection of the outbuilding on the property. The conditions of approval that were being discussed by HPC on the 12th, assuming that the outbuilding was not found to be historically significant were: 1. Study the upper story plate height on the new addition. 2. Use grates instead of railings on the lightwells, consider some other type of railing than the very contemporary metal one shown for the stairs and decks, and possibly lower the height of the hot tub deck to make the addition more sympathetic to the size ofthe historic resource. 3. Grant the following variances: 3' front yard setback variance, 4'6" rear yard setback, 17'6" combined front & rear setback, and 5'6" west side yard setback. P5 RESOLUTION NO. -4 SERIES OF 2001 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT LOCATED AT 209 S GALENA, UNITS 1-16 BLOCK 88, CITY AND TOWNSITE OF ASPEN, COLORADO Parcel ID #: 2737-073-46-001 WHEREAS, the applicant, Gucci America, has requested Minor Development approval for the property located at 209 S Galena, Units 1-16, Block 88, City and Townsite of Aspen. The property is zoned Commercial Core and is located in the Commercial Core Historic District; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, Christina Amato, in her staff report dated September 13, 2001, performed an analysis of the application based on the standards, and recommended approval of the project; and WHEREAS, at a regular meeting held on September 26, 2001, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application. P10 d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or 0 part thereof. Response: The proposal will not impact the architectural integrity of any designated structure. Staff finds that this standard is met. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff find the application meets the required standards and recommends that HPC approve the Minor Development application for 209 S Galena as proposed. RECOMMENDED MOTION: "I move to approve Resolution # , Series of 2001, finding that the review standards have been met." Exhibits: Resolution # , Series of2001 A. Staff memo dated September 26, 2001. B. Application. 0 3 P9 MINOR DEVELOPMENT No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all ofthe following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 1 26.520.040(B)(2), for detached accessory dwelling units. Response: The existing building will remain essentially unchanged. The proposal only involves adding a small window to the rear of the second story o f the building to enhance ~ natural, interior lighting. The proposed window to be located on the second floor, faces the alleyway, is severely obstructed from view by existing mechanical equipment, and therefore in no way negatively impacts the prominent historical street facing fa*ade. In addition, there is evidence of pre-existing windows that were covered over by a previous remodel of this space. As this window is not visible from the street and does not reflect negatively on the historical features of the building, it would not be appropriate to require it to formally mimic the 19th century model. Staff finds that this standard is met. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposed changes will not affect the character of the neighborhood. The window is not visible or out of context enough to have any negative impact on its surroundings. Staff finds that this standard is met. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The proposal will not affect the significance of any designated structure. Staff finds that this standard is met. 2 P8 MEMORANDUM TO: Aspen Historic Preservation Commission ~ THRU: Julie Anne Woods, Community Development Director Joyce Ohlson, Deputy Planning Director -240 Fred Jarman, City Planner FROM: Christina Amato, Historical Preservation Intern RE: 209 S Galena - Minor Review, Public Hearing DATE: September 26, 2001 SUMMARY: This historic structure, known as the Brand Building, is located within the Commercial Core Historic District. The applicant requests Minor Development approval to add one polished stainless steel clerestory window on the rear of the second story of the building. â„¢11 ---7-~ H Y-I ~~4~19Mli4 1--! Â¥096Â¥,~EQV/97<f-1= ' (1 2393*&#ti 45* $/: 1*41- , * MAP# 9 -4- Â»r Ip#.Â· /68 - SM,per t; 1 F*il.Â·.=1> Lrui 61*e'~ ~ 91914.2/ . - ..0 'Rbi 4 64.6, :i ... - ' + ...a--,ZCD# ..1 i 'r : 6496 . 41//,&10*3.-:9421 -11 ..3 L W...189,2,11. .- S .12 . P 1 7- ./. - -I' 4/ ,~Li .Ch/2;#= t=. 1- â‚¬ r -1 ...Mil ' ~ tv ~~ 7 Arrow points to proposed window location NE view in alley. APPLICANT: Gucci America Inc., owner; represented by Hansen Construction. LOCATION: 209 S Galena, Units 1-16, Block 88, City and Townsite of Aspen. ZONING: The property is zoned "CC, Commercial Core," with a historic district overlay. 1 P7 0 NOW, THEREFORE, BE IT RESOLVED: Section 1 Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, that the Minor Development for 209 S Galena, Units 1-16, Block 88, City and Townsite of Aspen is approved by Aspen Historic Preservation Commission with the following conditions: 1. That the applicant shall submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic 11066 are to be removed as part of the renovation; 4>~ 2. That the applicant shall submit a preservation plan, as part of the building permit plan set, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retain/repair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond i salvage; aid, 3. That no elements are to be added to the historic h~e that did not previously exist outside of approval granted by the HPC and no existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor; 4. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 5. That the preservation plan described above, as well as the conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction; 6. That the applicant shall be required to provide the contractor with copies of the HPC Resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit; 7. That the General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 8. That all representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions; and Pll 9. That and are to be the Monitors for this project. Section 2: This Resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 3: If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereoÂ£ APPROVED BY THE COMMISSION at its regular meeting on the 26th day of September, 2001. Approved as to Form: David Hoefer, Assistant City Attorney ~ Approved as to content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk 0 P12 ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name: Gucci Remodel 2. Project location: 209 S. Galena, Aspen, 81611. Units 1-16, Brand Building Condominiums, Block 88 of the City and Townsite of Aspen. Parcel I.D. 2737- 073-46-001 through 2737-073-46-016. 3. Present zoning: CC 4. Lot size: 9,000 square feet 5. Applicant's name, address and phone number: Gucci America, 685 Fifth Avenue, New York, NY 10022,212-379-8547 6. Representative's name, address, and phone number: Hansen Construction, David Guthrie, 310 AABC, Aspen, 81611, 920-1558 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD X Minor HPC Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization - Design Review Lot SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property): Retail/commercial. 9. Description of development application: Adding a small clerestory window at 2nd floor, rear of building. 10. Have you completed and attached the following? _X_ Attachment 1- Land use application form n/a_ Attachment 2- Dimensional requirements form _X_ Response to Attachment 3 _X_ Response to Attachment 4 P13 SUMMARY OF PROPOSAL AND RESPONSE TO REVIEW STANDARDS 1. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District, or is adjacent to a Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to 500 sq.ft., or exceed the allowed site coverage by up to 5%, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. APPLICANT RESPONSE: The proposal is to add one clerestory window on the rear of the existing building. There is evidence in the Building Permit file that modern windows existed previously on this wall, but were enclosed in a recent remodel of the space. The window will not be visible from the street and will not affect the overall design of the building. It is intended to improve natural lighting of the retail space. The proposed material for the window is polished stainless steel. 2. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development; and APPLICANT RESPONSE: The proposal has no impact on the character of the neighborhood. 3. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels; and APPLICANT RESPONSE: The proposed new window has no impact on the historic importance of this prominent 1 gth century commercial building. 4. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. APPLICANT RESPONSE: The window is on a rear elevation of the building that is difficult to view, even from the alley. At least two pieces of HVAC equipment further block the visibility of the area. It will have no impact on the architectural character of the building. - P14 - (cucil 10 WANÂ¥) 97 MO# 5 m BLL NEyÂ¥ (GL-I) Clf/R m DJCH *SPIN DGIA-Wel ~ A.1 CW Cl.ENESTORY 'AVIC# UtO Oli}iW.S 0 1 [r .\ 1 AWN 1/DOLT])13 ' -~--------- - 0 -1 t. 60 -1 HWE - 4-2/414/ U - COING CON[(TI]HS UKA 1 1 1 87 B || 4 1 11 I . 11 L It 1, 11 11 11 , 11 1, 11 U r- &--t ---I'l " N I 11 1, 11 11 11 1, 1 1-1 11; 5 U '1 11 : H x . 11 i, 1, 1 \ . .. 1 1 .- 1 1 - 1 T F. | R *-la RI-*-2 ~| IN1ER]Ofi ELEVATION @ CLERESTORY FLOOR 2 01 EX/51-32 PIPE -~ D 611Â£ R,1,1 L WL El((il-DIG DOCR -%E 0â‚¬ Dosrlâ‚¬ ti 5 7 mo nulÂ£ 7 /% miDENT SIAR ,Ell. Ill ,- ENCLost,E -- 04 U-1 [-1 1=3 1/ 7/ --L-f-/ Crl [=] 3Â£23 1=1 C] 011 E- NE] Â· ~ [23 1 [221 'w- 2<- 1, dl~Inbi/--~MFL~~~~wwn,; 2 2 . -1237-IED C] [=113-1 (JOCICa- SEE QUE;01 El FNMOG FOR 303 -CD 0 ELI ~ t j [23 , [C,ec*>ki NO Allgati}(15. 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' E-1-1 CE],[DE -EXT{}80Â« FAC.l,[IE 21 0 0 ELI r-Ir-ir--3Â« 10 REWiN AS DISTING 0 11 -1-71-/ C=] rl' CE] Ca CE]CZE,LUICZE -1--11-1 t-zzl [=] EU EL ~~ EL-3 L_] 0 00 tri--1, / Cul Ezzl 0 0 , El Cir- 1 , .-III [23 ~ (6 -11331221 [Ul CEIT1 li-~1 1 -f_' LL J " CLJ El CIR] CE-1 1 -2 EZic 4 -11- 11 33 l 71 CZIC.-1 LIEN] LT] ~_I LIZ] CILICZ] LU-QI] LIBLIEZZ]--1 . 17-4-- -C.NIC--1 1 - 11 J 1 1 / -1 1 -11 1-1 r--lcul i- cj- r-inzy %E ~ EXTERJO*1 ELEVATION @ CLERESTORY ~ ~ 2001 1 0 TUDIC SOFIELD INCOR NO.763 *2101532Ill 3 9 SNollVA313 NldSÂ¥ :NAAD 9 [Ebog AVW o L '03AilSEN 51WDI* 11Â¥ 00-t 1 -,i P/ l 11NO iNINI NDISM Nod '013IjO5 OICIn15 L00tÂ© 1. ROPARS AKEÂ» 69 MUD YOSED f Â»loN.4- 1,21.t=> ;9LtÂ£L % r..4 1 â€¢m ?16 1 ~ 1, r'-mme=1 1,1-4.:1%/1 L-----/ AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: -359 3,6 o ce,4- , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 11)60 9 126 , 200-L STATE OF COLORADO ) ) SS. County of Pitkin ) I, DA Â¢ /6 63 0-77/ te / 65 (name, please print) being or representing art Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an o fficial b/*1Â· paper or a paper of general circulation in the City ofAspen at least fifteen (15) days prior to the public hearing. A copy ofthepublication is attached hereto. /~- Posting of notice: By posting of notice, which form was obtained from the r.' IIi Community Development Department, which was made of suitable, 9'19/4/LE S waterproof materials, which was not less than twenty-two (22) inches wide 7 4-1,-*+ and twenty-six (26) inches high, and which was composed of letters not i V.2 7 86 b less than one inch in height. Said notice was posted at least ten (10) days . prior to the public hearing and was continuously visible from the/6 "hay of %:PYM 13 Ci- , 200 ( , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. ng of notice. By the mailing o f a notice obtained from the Community Develo ent Department, which contains the information describe ' ection 26.304.060 of the Aspen Land Use Code. At least te days prior to the public hearing, no was hand delivered or mailed b st class, postage prepaid U.S. mail to all owners o erty within three dred (300) feet of the property subject to the development app 1 'on, , at least fifteen (15) days prior to the public hearing, notice was hand del mailed by first class postage prepaid U.S. mail to any federal age , state, county, icipal government, school, service district or othe vernmental or quasi-gove tal agency that owns property within e hundred (300) feet of the property subl to the developme pplication. The names and addresses ofproperty o ers shall be those e current tax records of Pitkin County as they appeared no re than sixt (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) Rezoning or text amendment. Wheneverthetal zoning district map is in any way to be changed or amendâ‚¬*i~Efental to or as part of a general revision of this Title, or wheneverext of this Title is to be amended, whether such revision be made buÂ©Ftal of this Title and enactment o f a new land use regulation, orBIbefwise, the requirement of an accurate survey map or other sufficie*logil description of, and the notice to and listing of names and addreges ofowners of real property in the area of the proposed change shall bg/Aived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. h-1 61.,t Signature The foregoing "Affidavit ofNotice" was acknowledged before me this;414ay of 05*06,0,10Â£,6/L , 2001., by Â£4.cre k /C. 04,0 / 13.144 WITNESS MY HAND AND OFFICIAL SEAL .i'*91 r My ce."r";Cion expires: 4 -9.9-09 4 levig. +4 j pu,nu 2 .6rde-oce_ 1 ,6 Notar#ublic .... ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL ... 26 . J.-% ~ mi .4.- Â·-â€¢ â€¢ 'g~ Ly 7 . *f. -1, 11111, r- , -4. a UBLIC NOTIC L* *1: I /: DATE 9/1 TIME . . .... "St. 1 1 1.blt ..c: ...Â¥;1 PLACE Â». ./Aviallit. t.Â·Im/:i//1 1 PURPOSE 4 L.4 1Â¥' tri,tv') ' 4. r - . ~' 24~Â· - 0 ..1 1. 1 ti ~1 }*02 1 ' .. I#. I -- , /9, r ~ -at ' A,4 i- I. .% *aw... , . 1 ... 1.0.1 Â· .. 1,;k 9 ~?12-:: '. ' ...i.yÂ·Q A# , 62 -7 9 11 '11 1- '411.1 L MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Anne Woods, Community Development Director Joyce Ohlson, Deputy Planning Director THRU: Amy Guthrie, Historic Preservation Officer FROM: Christina Amato, Historical Preservation Intern RE: 450 S. Galena St - Minor Review, Public Hearing DATE: September 26, 2001 SUMMARY: This non-historic structure is located within the Commercial Core Historic District. The applicant requests HPC approval to convert two existing door openings to windows, and change the exterior trim of the entire retail space. APPLICANT: Franck Muller, shop owner; represented by Robin Ferguson Woodworking Inc. LOCATION: 405 S. Galena St, Lots K, L and M, Block 96, City and Townsite of Aspen. ZONING: The property is zoned "CC, Commercial Core," with a historic district overlay. MINOR DEVELOPMENT No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all ofthe following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with 1 P17 bz. the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. Response: The existing building will remain essentially unchanged. The proposal only involves switching out doors for windows and changing the trim on these openings to match the adjacent retail space. This structure that does not reflect the architectural characteristics of the Victorian era downtown. It would not be appropriate to require the new windows to match the 19th century models because these features are unrelated to the overall design of the building. Nor would it be necessary for the changes to reflect the style of adjacent historic structures as there are none. The project will meet the following design guideline: 13.16 Develop the ground floor level of all projects to encourage pedestrian activity. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposed changes will not affect the character of the neighborhood. There are no historic structures on the block of, or the block across the street facing, 450 S. Galena St. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The proposal will not affect the significance of any designated structure. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: The proposal will not impact the architectural integrity of any designated structure. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the application as submitted. â€¢, Approve the application with conditions to be met prior to issuance of a building permit. 2 P18 â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the minor development application for 450 S. Galena St as proposed. RECOMMENDED MOTION: "I move to adopt Resolution # , Series of 2001, finding that the review standards have been met." Exhibits: Resolution # , Series of 2001 A. Staff memo dated September 26, 2001. B. Application. 1 3 P19 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT LOCATED AT 450 S. GALENA ST, LOTS K, L, AND M, BLOCK 96, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. j~:6 SERIES OF 2001 WHEREAS, the applicant, Franck Muller, has requested minor development approval for the property located at 450 S. Galena St, Lots K, L, and M, Block 96, City and Townsite of Aspen. The property is located in the Commercial Core Historic District; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, 1 massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, Christina Amato, in her staff report dated September 26, 2001, performed an analysis of the application based on the standards, and recommended approval of the project; and WHEREAS, at their regular meeting of September 26, 2001, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application by a vote of_ to _. P20 NOW, THEREFORE, BE IT RESOLVED: 0 That minor development for 450 S. Galena St, Lots K, L, and M, Block 96, City and Townsite of Aspen, be approved as proposed. N 3-1 1- M,UN 7- APPROVED BY THE COMMISSION at its regular meeting on the 26th day of September, 2001. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION 1 Suzannah Reid, Chair 0 ATTEST: Kathy Strickland, Chief Deputy Clerk 0 P21 AUG-21-2001 TUE 03:25 PM FAX NO. P. 03 RECEIVED AUG 2 7 2001 ASPEN / PITKIN ATTACHMENT 1 COMMUNITY DEVELOPMENT LAND USE APPLICATION FORM 1. Project name ER+VOK- HULLER- 2. Project location 45-0 -5, 6,ed,UA Asa;d, C.C.-6 -8,0,*- 94 6-dr 1~4. L- M (~04'44'4~ GMA,-AN* 0,0 Dâ‚¬)~)<Guir i~ Undicate street address, lot and block number or metes and bounds description) 3. Present zonitig 4. Lot size 5. 4Bplicant's name, address and phone number f.,2-4.314- Â¥4*U/GA~ AS P W 22;TA fL 570.6. 9'Us,4;7~ 6. Representative's name, address, and phone number 73#0/'Â·0'' ;9120-â‚¬52â€¢U U~OW.#,4.41â€¢- 137- p, CAET P,J S4nARAS4<, Ck,0. 91652:6 C RE>Prtat:)4~78Â£ ,J <:45* dT- 65*.ca : H,c-ep,e<. DRIFL 92.7 -213 f k 7. Type of application (check all that apply): 1 Conditional Use Conceptual SPA __ Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline . Conceptual PUD _ X NÂ·Drlor HPC Stream Margin Final PUD k bfocation HPC Subdivision TexUMap Amend. , listoric Landmark GMQS allotment _ GMQS exemption Demo/Partial Demo View Plane Condominiumization - Design Review Lot SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) r,4/27 4,â€¢d.6,Â« 9. Description of development application 6<;E.*..0/ 4/9 6,Â«177,/0- 4006(647 " nt.ack. MAAL.66â€¢2* WATe rf 67â€¢46. W,â€¢/0014 -7-81,47MdÂ»;7 -10 MA-70# "FLA.,c*- MULUWZ- 10. Have you completed and attached the following? 40' Attachment 1- Land use application form Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachment 4 P22 lll1llll ROBIN FERGUSON WOOIIWORKING, INC. 232 Picket Pin Lane Snowmass, CO 81654 USA phone 970 927 2567 Fax 970 927 2567 August 24, 2001 RECEIVED AUG 2 7 2001 Historical Preservation Committee Aspen, CO 8I6I1 ASPEN / PITKIN COMMUNITY DEVELOPMENT Re: Franck Muller Aspen Retail 450 S. Galena Street Aspen The applicant wishes to change the entry and the existing trim of a retail space at 450 S. Galena Street, Aspen. No footprint, bay window or other exterior changes are requested. To Whom It May Concern: The applicant, Franck Muller Aspen Retail located at 510 E. Durant, desires to ~ the Durant Street location, changing it to a front window to match the existing store extend the existing business to include 450 S. Galena Street, and remove the entry at which is located adjacent to this space. In addition, the applicant wishes to change the trim on the existing display window (Galena Street adjacent to the existing entry door) to match window trim. No further exterior changes are requested. P23 ,;75 - 7. I.~ AR ANTIQUES & UNIQUES-415 S, Spring St, - 925-3705 A \ ..4.10. r ItÂ· - .rnv *1 8. 1~7~~EUROPA - 523 Rio Grande Place- 920-3200 '=tr 234 5 9. ORTHOPAEDIC ASSOCIATES - 100 E. Main St. - 925-4141 - 10. WIENERSTUBE RESTAURANT - 633 E. Hyman Ave.- 925-3357 Fl,31~>ASUbTIKIN ~ ,i ~ 12. THE ASPEN STORE- 435 E. Main St - 920-2370 11. THE GROTTOS - 320 South Mill St. - 925-3775 _Waters 1%92 f-- 444' 13. THE INNSBRUCK INN-233 W. Main St.-925-2980 ......gr/'Â·;' 4.R r: 29,6. ;.I Â· A *i,( .,!~1 14. L'AUBERGE D'ASPEN - 435 W. Main St. - 925-8297 mUD . . . - L 15. AMOCO MAIN STREET GAS- 232 E. Main St. - 925-7406 . ~ Silver *,W .4-3 16. HOTEL DURANT- 122 E. Durant St. -925-8500 , t.unt : 1 - ' Lift Tickets Gondola mp P\3- 17. CHARCUTERIE CHEESE MARKET- 665 E. Cooper-925-8010 i Dean P.:40% 1~2 /: Circle Ice , . n . . i CO Â« 09 . 41 0 I. 9 ...'. 4. -I' 'i# 0 Durant ~~~ p one - 40 3 r--Iiquor ASPENBIKE- Mailb= O 2 Durant 16 45 0 #r 92#f l: 12 . L.IQUES KY | HOTEL DURAN'I~| 6)975 296 43 4 TAIN Rube k '54 AS i TH DS r---fiffiiiixil Bus r 1 7 ANTIQUES & I ~Yfo~ery/ LERUES t w 'ass- mwir,7~#r- 0 F*11 (phone 17~ Cil.ANCUTERIE Phone Cooper @ I - =- 900E 800E : Cooper 1 600Â£ 500E 400E Ill Iillilill 200E 100E 100W 7OOF ~(phone ~ ~Phone /1/213/99/31'V SHADOW MOUNTAIN *A.Â· C. ca _ THE GROTTOS N Mailbox Aspen Ice - UD Garden 4- -9' . "1. WIENERSTUBE , NEW YORK L RESTAURANT PIZZA ,; 1 .9 ' I H man 10 â€¢ Hyman h .1: 7 3 Mailbox AL... .1 - fil Sch 1 * MISARA SUE | *4 /;511 Bank/ cv 4.:- = g - ~| KATAOKA | Â·:3: al ~* ATM 161~ ' ' = #!121Â£21511 C.B. PAWS I Z VISITOR'S ' ~* 1 w = CENTER & .,7 +7% . .,1.. 4 4. 2 8 R :~:" .2 2 , 4 -:i.2.'arÂ·t, 'r r Wheeler Opera 1 M Â·g House U . Foo Ho kins Liquoru Ho kins Bri e Phone .31 1 1,9 % 1.-11, 4..: Bank/~0 A -- ATM ~iÂ®J city â€¢mE* 1/1 - 4... 7 Neal Â§ : Hail &292 irehouse 2 (Phone Bank/ Â¢ - ATM m E| THE INNSBRUCK INN | . Theater Gas Station i St Mary's . 2 0 ASPEN STORF Â© 13 - L'AUBERGE D'ASPEN~ Main T Church 12 400E 300E 200E 2 IME 14 1 A. : U. 700E 600E 500E .M *Bank/ ~ Hotel 'T~ t:YCO GAS * ORTHOPAEDIC~~)ClATES I 9 100W 300W 400W 500W 600W 700W WAYA, 1 ATM IGgl OF ASPEN Courthouse 'a Jerome Li uor Bleeker S w M Polw ~ z Library ~ ~ Vheeler tallard E. Bleeker 5 .'.4 Community Z Church t Z 4 -= Ee Parking GaraweASPEN CHAMBER E Hal|am N - N M =r 4, luseum .D,11=& RESORT ASSOC. 2 MITTEL Youth Elip=:1:::i Ivi.10 Â©k EUROPA Center~~*~ ~A~ -~ 800W W.E. 44, ~ I . I 8 0 Â©Council for cArt 2 7 GrocerylATM m Francis â€¢ p. Â· , &Phone Rio Grande Place Rio Grande , Aspen Theater - , nile - , >Park t. - Liquor Baptist ~ 0.4.f-~*4-~ 7 Church g S 1.11.i- Â·iÂ· Â·,3., ' ?9.4 , 1 â€¢ Al'Post Smuggle Â¢41.<86'.r....... Aspen Art illoffice ~ 1 3,- 4 4 Milseum Â·% Gibson ' eâ€¢ ALP VIDEO| ,Â· Trian eW Pat~ North lan--: a L f .i A,pen Center for, Â·Â·f 100â€¢~ c .."_.......1 c, ~ Phi,ire 391 3 "+VAFE 0 . - uadsv ooP NOOS GO * 1042 3 <C 200 41:E .0 , 5 1,5/ EXI51-ING FURNITURE NOW FURNCTURE .... e .. 2.- ~ < .. e.. Â®i T - Ifn lp,4 r OFFICE EXI5TING STORE E 0=0 - ---<~~~ ENTRA NUL- . 1 1~ I r = - 1 -t 1 L â€¢â€¢ .. 0-7 10~ 4 Existing display boisene - -- 114 1 1 1 1 14 2 'LI 4 1 1 1 [10 - ------ ----------- *-*----7- ------- --------T -- - ------- ----- tA , I. Â· r-====~ - e.j Boundary between the old and new . -1.3 . I . 1 '' I - 120 I rilll ... 1 2< J I - ~ 6Â· | | 4 ~ 03 11 lili 0 'Or., U 11. 1,11 i -22.- - ' ~ 2 L- / 3 Shl Gv t u..) 1 UP h,3 --- r MIRROF WITH ".4. WATCH CARPET FLOORING 21 DIAL Al IC LIGHTS SEMIND o 0,!ilan r on, ept. 1 L.- 4 tr= (~72,H 7*/4 0 PEAA/'01 ,-fÂ« 6Â£/7253 li - 00 - X Ezz r----1. - 9 Elf'*' ADDITION TO THE 1 9 ; 1 E C,Trn |2'F i < -- *C'ODDÂ·j A-OORING â€¢ 800 - 1 L INE- O III' 8 1 r PRIVEE rn i '~= Dot SUPLLIED MID LAL*ED 01Â· -47 - THE ' I -- grf- r u ANÂ·![RICAIÂ·! COI iTRACTOk i r , z= 1 " Cocktail furniture r - - - 11 .16- Cal' ST , N c.p .-Dolf. 71 Et>a AÂ» Wl w 133-4 U I . I ' IZEZZ JI--'A, ~ 1---- L 4~ 78 1 9 -1-0 H Art-ti 9 <- /1, _3 0 Eze-----------T~~~-- ---------------0- 13 [I==1*k***44 CUP.TAIIÂ·:5 - ALL THEM WINDOWS , 1'. M UST BE SLIKIDED('27,/ W.570â‚¬~ ~~ = .1 L J \S' \ 11 i r-- \ ~ ~12 -41*.\ F - luD C,#AN 6-2- / \2 1 1. â‚¬t L ( 6.94/96 0 6- w 1 +391-vj Â·-ra 14,frro ff F , h.4, . 5.$;4.15 . 52 i - GA i . 4.- . preoctio FRANCK MULLER Cojice . A5FEN < oggo-o t.v --~a,-j --7~-926-chiu 916-0 Won-ELIA)t-:- LAYOUT 2nd OPTION ,!1 i./ ..h ..7,7 -5- 2 2.-3-1.- ~P / C.EGE 17 /4 L-NJE, Colo i la | quote in jech' Architatturo deglf internt 05/08/0 1 1 N37- TO SCALE~ mm bio EPIS - 15*Jaw t.*95 c Q-8 Le . _ _9 .tÂ¢p~ 4 - ?25 - - VIA DELIO TESSA.1 20121 Mil-ANC) TEL.02~866838-FAX02\77.027-933 0/1 70- -7 .C_/1 I got /////X 1 1 . 1 1 . :~ j :ii::' '' Â·i;: 'i 91: t. 2 1 ;If~7~77~71.. 1 5: 0[07 KEÂ·Iik,g .*ll; ~i 'r Ilf//17*|| Vii 15,- ~ - i I H . I 1/ /A\ Al' i ' '' L| | 5//-: W H. 1. i t// //,07 LLy W -r il#Ful 4.-1 ' In - . 1 Jr? 1 1 .1 1.61Â· ,/ 0 11 1: A k 'A/// 10 11 - 9.-1.41 01}ftjfj-'4* /0/5111; -t~ t ~/Â«IÂ»-,gÂ« ~~ ,~. i:-itic I m /2 '3 -): 111: / 1: L Eli 1 # ' :a . 4 UR /9 4 / //Z /V * 1 -, I: . --/* :glit 9. 1* ;:MF~gyal K.47 -'..:lil~ 3 / ,..3 'S lit: 1 L 1 -:11 11// It / /Â»'11/ Ji Â»Il 9} it-R 1 I 1 1 C-7-D-- EXIBTING FRONT NT ADDITION 6266 of. 6.+AUD-6 FRONT OF TME STORE \AJWJou_1 al/b ul-lâ‚¬&-~ sld~-e-) uu{R : 3457 Ge guatg.Ji LLA - 4-{A LS A5FfN 1 F#'-FRANCK-MULLER- ./&/'-7 lAAg>1.4 1/121/ UI/Ul --â€ž-1 GE~~ ! STOREFRONT 14 1 P26 VIA DEUO TESSA,1 20121 MILANO TEL.02\886838-FAXOZ\72022889 -- L/so s. a /0 -4.6/ r---ammrg .. County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.304.060(E) i Â»702 tf. ('top,j) Falz~u 66/J , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following manner: 1. By miling of notice, a copy of which is attached hereto, by first-class postage prepaid U.S. Mail to all owners of property within three hundred (300) feet of the subject property, as indicated on the attached list, on the / S clay o f c36/7 , 2001 (which is CO days prior to the public hearing date of 2-6 5,3 e. 2Â« / By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the /~--day ~ of 5647 , 2001Â· to the 23 day of 3*07- , 200_4Â· (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. S ignature . Signed before me this 2,6 day of 5617 b U./. 200 4 by 7 PUBLIC NOTICE Â»Â«42 D' 'E .-AN T..AE PLACE 1 -"â€¢posr -- WITNESS,MY HAND ~>ID-~FFÂ·~IAL SEAL fl J L..Â·-91 41-C-~'L,(f~ o f i -- My Cornmission exp~e~*-93%~ MY COMMISSION EXPIRES JANUARY 8,2002 Notary Public , =- BRIGHT CONDOS BRADLEY MARK A BREMER DR MALCOLM MD PO BOX 1938 3263 AVALON PL A LOUISIANA GENERAL PARTNERSHIP 300 PLAZA ONE SHELL SQUARE BASALT CO 81621 HOUSTON TX 77019 0 NEW ORLEANS LA 70139 @GRIGHT EDGAR A G JR BRONSON PHYLLIS BRONSON RICHARD L & BONNIE L REV TRUST --300 PLAZA ONE SHELL SQUARE PO BOX 11389 4510 DELAMAR PLACE NEW ORLEANS LA 70139 ASPEN CO 81612 LEES SUMMIT MO 64064 BURGESS HUBERT & JO ANNE LIVING BROWN GORDON H & ANN CALGI RAYMOND D & ANNE A TRUST PO BOX 1485 134 TEWKESBURY RD 7138 MEADOWCREEK DR HUTCHINSON KS 67504 SCARSDALE NY 10583 DALLAS TX 75240-2715 CARAS STACY JOAN CARELLA RICHARD J & JOAN CAVES KAREN WHEELER PO BOX 266 418 MILL CREEK RD 1 BARRENGER CT PALOS VERDES ESTATES CA 90274 GLADWYNE PA 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DALY TRUST 1590 HOMESTAKE DR 1590 HOMESTAKE DR a,EN CO 81611 ASPEN CO 81611 ASPEN CO 81611 . 4 SKIERS LP ADAMPT 401 COOPER PARTNERS FLEISHER COMPANY CO 1108 NORFLEET DR PO BOX 607 NASHVILLE IN 37220 ASPEN CO 81612 200 E MAIN ST ASPEN CO 81611 AGRUSA LISA ANN ALLEN ROBERTA AJAX MOUNTAIN ASSOCIATES LTD 425 W 23RD ST #15-E 601 E HOPKINS AVE STE 103 A COLORADO LIMITED PARTNERSHIP NEW YORK NY 10011 ASPEN CO 81611 PO BOX 1709 ASPEN CO 81612 ANDERSON ROBERT M & LOUISE E APPEL ROBERT ASPEN B COMMERCIAL PROPERTIES 1021 23RD ST APPEL HELEN IN JOINT TENANCY EMMY LOU BRANDT C/O CHETEK WI 54728 700 PARK AVE 18-A 316 SOPRIS CIRCLE NEW YORK NY 1002I BASALT CO 81621 ASPEN DOWNTOWN LLC CIO BROOKE A ASPEN GROVE ASSOCIATES LLP ASPEN OFFICE SIJ[TES LLC PO BOX 3421 520 E COOPER AVE #230 PEIERSON/KAUFMAN&PETERSON ASPEN CO 81612 ASPEN CO 81611 315 E HYMAN AVE STE 305 ASPEN CO 81611 ASPEN SKnNG COMPANY ASPENQUEST LLC ASPEN SQUARE VENTURES LLP C/O M&W PROPERTIES PO BOX 1248 11248 JOHN GALT BLVD ASPEN CO 81612 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33480 TIBURON CA 94920 /~BILIEN LLC INDEPENDENCE LODGE UNIT 209 LLC INDEPENDENCE LODGE UNIT 210 LLC ~~TIONAL TAX SEARCH LLC C/O GERALD LUSS C/O GERALD LUSS P~MDX 81290 100 TRUESDALE DR 100 TRUESDALE DR CHICAGO IL 60681-0290 CROTON ON HUDSON NY 10520 CROTON-ON-HUDSON NY 10520 INDEPENDENCE PARTNERS JACOBS NORMAN & JERI JALILI MAHIR C/OM&W PROPERTIES 2105 HYBERNIA DR PO BOX 4150 205 S MILL ST #301A HIGHLAND PARK IL 60035 ASPEN CO 81612 ASPEN CO 81611 JENNE MARY C JFG LIMITED PAR1NERSH[P KEENAN MICHAEL E A COLORADO LIMITED PARTNERSHIP 1075 DUVAL ST C21 1768 YANCEY CIR S 44125 EAST HWY 82 BOX 230 COLLIERVILLE â„¢ 38017 ASPEN CO 8161 1 KEY WEST FL 33040 KETTLE CORPORATION KIRCH WALTER KIRSCHENBAUM DAVID TRUSTEE PO BOX 8080 PO BOX 1937 00 NORTH OF NELL CONDOMINIUMS ASPEN CO 81612 VAIL CO 81657 555 E DURANT AVE ASPEN CO 81611 I<,~ SCOTI' G KNIGHT CHARLES T & ANNE G KOVAL BARBARA TRUST IFBMBERLAND DR 2244 CAMINO DEL ROSARIO KOVAL BARBARA AS TRUSTEE N~ GA 30067 SANTA BARBARA CA 93108 555 E 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DES MOINES IA 50309 WICHITA KS 67202 555 E DURANT AVE #3B 150 N MARKET ASPEN CO 81611 WEIGANDNR WEIGAND NRJR&MC WEIGAND M C C/O WEIGAND IP & SONS INC WEIGAND NESTOR R JR 50% 150 N MARKET 150 N MARKET 150 N MARKET WICHITA KS 67202 WICHITA KS 67202 WICHITA KS 67202 WEINGLASS LEONARD WEST BRIGrITA ULLA WHELAN REBECCA COOPER 50% PO BOX 11509 1490 REDHILL RD 110 RAVENWOOD PL ASPEN CO 81612 OAKLAND OR 97462 HOT SPRINGS AR 71901 WHITMAN WAYNE & FRAN UND 1/2 INT Wn,SHIRE COMPANY WINE RICHARD A PO BOX 457 15 ALTARINDA RD STE 110 65 E INDIA ROW #29D CLEARWATER FL 33757-0457 ORINDA CA 94563 BOSTON MA 02110 WITZ EUGENE WOHLGEMUTH JANI JENNIFER NORTH OF NELL CONDO ASSOC C/O TRUSTEE OF WOHLGEMUTH TRUST WOLF FAMILY TRUST 555 EAST DURANT 1040 AVONOAK TERRACE 1221 MYRTLE AVE ASPEN CO 81611 GLENDALE CA 91206 SAN DIEGO CA 92103 ~~LAWRENCE G TRUSTEE YAMAGATA YUMIKO ZEFF DANIEL ~idhOODWARD AVE#204 1100 BROOKLAWN DR C/O NORTH OF NELL FERNDALE MI 48220 LOS ANGELES CA 90077 555 E DURANT 4K ASPEN CO 8161 I ZEFF ELEANOR E & ROBERT H ZENSEN ROGER 555 E DURANT AVE ZENSEN MARIANN ASPEN CO 81611 313 FRANCES THACKER WILLIAMSBURG VA 23185 Er g, MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Anne Woods, Community Development Director Joyce Ohlson, Deputy Planning Director j* THRU: Amy Guthrie, Historic Preservation Officer FROM: Christina Amato, Historical Preservation Intern RE: 409 E. Hyman Avenue - Minor Review, Public Hearing DATE: September 26, 2001 SUMMARY: This non-historic structure is located within the Commercial Core t Historic District. The applicant requests HPC approval to remodel the front fa~ade. APPLICANT: Birkwood Associates, owner; represented by Wedum and Associates LOCATION: 409 E. Hyman, the west 16' of Lot C, Block 89, City and Townsite of Aspen. ZONING: The property is zoned "CC, Commercial Core," with a historic district overlay. MINOR DEVELOPMENT No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all ofthe following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant 1 P33 to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. 0 Response: The proposal involves removing the existing exterior materials, redesigning the storefront and upper floor windows and cladding the building with decorative metal. Some open porches on the rear of the building are to be enclosed. This building currently does not contribute to the historic character of the downtown in that it does not reflect any of the proportions or features typical of the 19th century buildings in the area. Remodeling this building is a good idea to the extent that its relationship to the neighborhood can be improved. As proposed, however, the redesign is in conflict with several of the "City of Aspen Historic Preservation Design Guidelines." The guidelines offer the following description of traditional downtown buildings. "The street level features of traditional Aspen commercial buildings are clearly distinguishable from the upper floors. First floors are predominantly fixed plate glass 4 with a small percentage of opaque materials. Upper floors are the reverse; opaque materials dominate, and windows appear as smaller openings puncturing the solid walls. These windows are usually double-hung. " This passage goes on to discuss the typical first floor height of a Victorian era building (about 12 feet), which cannot be addressed by the existing structure. One of the concerns with the proposed project is that, while the first floor is predominantly glass, as 0 described above, there are no opaque materials, such as a kickplate, mullions, etc. The upper floor does not have the kind of "solid to void" relationship desired. The design guideline in question states: 13.17 Maintain the distinction between the street level and the upper floor. o The first floor of the primary facade should be predominantly transparent glass. o Upper floors should be perceived as being more opaque than the street level. Upper story windows should have a vertical emphasis. o Highly reflective or darkly timed glass is inappropriate. o Express the traditional distinction in floor heights between street levels and upper levels through detailing, materials and fenestration. The presence of a belt course is an important feature in this relationship. Also problematic in the proposed design is the asymmetrical design of the storefront, with the entry doors into the shops set at an angle or too far back from the front of the building. In terms of materials and overall design, the applicant has shown decorative metal which imitates some of the typical features of a 19th century commercial building. Staff finds though that too many elements are being combined on the fa~ade. Most of the 19th century buildings have a flat masonry surface with limited detailing applied around the 0 2 P34 windows and at the cornice line. This design shows decoration on every surface. The 0 following guideline is relevant: 13.15 Contemporary interpretations oftraditional building styles are encouraged. o A contemporary design that draws upon the fundamental similarities among historic buildings without copying them is preferred. This will allow them to be seen as products of their own time and yet be compatible with their historic neighbors. o The literal imitation of older historic styles is discouraged. o In essence, infill should be a balance ofnew and old in design. The building design goes too far in trying to distinguish itself from the surrounding structures and would be a confusing addition to the streetscape. A minor item, the proposed awning, should be redesigned to eliminate the rounded corners, which are not the typical form of awnings in the downtown. Staffhas no concerns with the proposed alterations at the back of the building. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposal, when in compliance with the guidelines, has the potential to enhance the character of the neighborhood, as it will be replacing a fagde which is out of character with the historic district. 0 c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The proposal will not affect the significance of any designated structure. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: The proposal will not impact the architectural integrity of any designated structure. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to issuance of a building permit. 0 3 P35 â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC continue the minor development application for 409 E Hyman with the following direction: 1. Restudy the storefront. It should include some opaque elements, such as a kick plate and "heavier" window frame system. Entry doors should be parallel to the street and the overall composition on the ground floor should have more symmetry. 2. The upper floor windows should be punched openings into a more solid wall surface. 3. The materials and detailing should be simplified. Metal should not be used to clad the entire wall surface. The wall surface should be predominantly a flat, masonry surface. The cornice detailing should be less ornate. 4. The proposed awning should be redesigned to eliminate the rounded corners. Exhibits: A. Staffmemo dated September 26, 2001. B. Application. 4 P36 ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name.'9,0 9 E. E-/7MAV KE/40 DEL_ E 2. Project location 4/4,9 E. 6/11 Â»14,) LOT 69 1 4 5-41- / A f Of La -U C. (indicate street address, lot and block number or metes and bounds description) 3. Present zoning ( C 4. Lot size j 2 9.1 8 0 '- 1660 y: . 5. Applicant's name, address and phone number B /Â£#CLJOOD ASJ OC. 1 F.O. 66* 39 2.1 ASPEN: co T/6 1 7v 970-9208031 6. Representative's name, address, and phone number Jo/./W ~24*~D~ I' WE bl) 111 BUEbUM Â¥ Aâ‚¬Soc. /O/ ,~/DEPEAJDEÂ»cE PLAcE,-AS,4-,J CO 2/611 - 1-70 - 911- (96 1 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC - 8040 Greenline Conceptual PUD W Minor HPC 1 Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. Historic Landmark - GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, , approximate sq. ft., number of bedrooms, any previous approvals granted to the property) RE.1-A/L -TWO 1-EMANTS Al AID P Loo 2. - 7= SH t A-r 1 3 4 9 94 U P PEP- F L D o A- 9 2. ES 7-A U LA OT _1&56_.M 1 - 150/LD/JU 6 - 1 ST O*l Â£5 1 6 00 /0 9. Description of development application 2 EPLA LLE FAL-Abn 9- S To<Â£ pAS FT 66,45.f 10. Have you completed and attached the following? / Attachment 1- Land use application form -7'', Attachment 2- Dimensional requirements form 4 Response to Attachment 3 / Response to Attachment 4 P37 AgÂ·--'i.di ... 0 0 1 A-- 1 -- 1 , Â«19 ./6 1 1 -0 10 f- 1-3 - r - WEST 16' ~-/ LOT C SUBJECT ~ 0 * BLOCK 89 1 1 t - 6 . 5 h \ / SCALE : 1" = 50' 52-15 -rÂ· 0 - - 100 1 . -4 - * CONTOUR INTERVAL 2 *FEE~ - 17*54 1 1 /1 *. - -- n/ /0 SITE PLAN MAP 409 EAST HYMAN Scale: 1" = 50'- 0" P38 ft 91-1 .33HS 01 HOIYW 3003 5 DISCRIPTION OF PROPOSED REMODEL P The intent of the Applicant is to remodel the exterior faâ„¢le of the building on 409 East Hyman Street, Aspen, Colorado. The building has an existing double arch brick fagade, with is not historic. The curtain wall behind is all anodized aluminum with glass. The intent of the owner is to remove the false brick faâ„¢le and replace the existing curtain wall with a recessed entry for the upper tenant and a second entry for the main level store on the recessed section of the glass area to the right of the upper level door. This will also open up the front and add additional display area. The fawle will be flanked with two contemporary decorative columns. The lower store front with be mainly glass from floor to ceiling and set back in. The j1 upper level will be replaced to match the more historic spacing with a central center element and two metal frames side widows which are operable, which lines up with 1 the openings below. The third element is the canopy, which will be two-quarter circle cones coming out 3.25 feet, and a central flat sloping element going out approximately 5.5 feet. 1 The final element is a decorative cornice in size and proportion of similar Victorian buildings around the area. It is build of decorative elements in metal and painted elements to give to reflect the spacing of the windows and doors below. On the back of the building at the alley the existing covered, and partially walled area which is now used for storage, is going to be enclosed. This will clean up 1 the existing unfinished walls and cover up the clutter of storage and cleaning equipment left out on these areas now. The new front faQade will be finished in brushed natural metal, glass, canvas and two paint colors. Two light fixtures on the fagade columns will be placed on the posts on the lower level flanking the lower glass curtain wall entrys. 1 1 7 0 P39 MATERIAL FINISHES FOR FRONT FACADE < 409 East Hyman 1. Metal base and capitols color flat black. 2. Glass curtain wall with light nat gray painted frames. 3. Clear glass, on doors and windows, typicaL 4. Steel columns painted out deep purple. 5. Brushed stainless steel detail strips on columns typical 6. Detail ornamentation in color gloss lavender. 7. Canopy frame light gray painted frames with color lavender canvas. 8. Sigh letters in color brushed stainless steel. 9. Detail panel taupe trim with lavender paneL 10. Stainless steel cable with flat black connectors. 11. Brushed stainless steel detail strip. 12. Decorative block color flat taupe. 13. Freeze panel color flat lavender. 14. Cornice band 1 has color flat taupe. 15. Cornice band 2 has color flat taupe. 16. Cornice band 3 has color flat taupe. 17. Fin detail in brushed stainless steel with oval shaped holes. 18. Decorative corbel block color flat dark purple. 19. Oval shaped 1/8 of egg shape color flat lavender. 20. Brushed stainless steel beam with oval holes. 21. Cap metal flashing color flat black. ~ P40 - 21 -20 -19 ...18 /-8< --xoir\ ~01 9% Â«*Ne â€ž /1 3 4 j 41 w â€¢---- 41 'LIÂ»/0/ <--70 16 2-07~ 15 3 k_-_/ 14 1 - - N.Y. PIZZA , 0 ~ â€¢.-- - Li --13 . -PL-----12 / I-- . t - i -10 - RE- 9 E-_11~ 8 ,/1 \fÂ»- 7 Sitii- Â·: . r, 1. 2: 4.Ir F.fl 1 1 7 c6 .-5 7 11 It 1 k~ -6 4 I .11 ti.,1 -\3 \ \ 11 1 11 11 ' r 2-LÂ«/2 . j - / Igil ~ 3 '- 4 ' f 7 14. I * - 1. 1\ p I i 1 '1 1- - - i FRONT ELEVATION - P41 SCALE: 1/4" 1'-0" I. 0% M M 0 20:9 0 0 W " lo w u U G Ul U m a I U I ... Â»00 -0 11-7 1 9 -G 1 1 ifT -4.. 1 1 1 0 1 br; 0Â·Â· 1 0 \ 1 \ 1 1 1 1-- 1 . . 1, . 1-___ 1\ 11. .-k;.t-1 0 1. 1 1 I 1 - 0 I. I /7-74(\1. 27 1 1 1, 11/ . h - L i 1 , N Â·f w / ' , 2 EL E V.- 1 L 4 0 4 2* ./. ~'./. ..r . \\.'~1.1...1 0> .~ELEV O : r--- $ . 0 ENTRY ,LK ./ 21 4 - MA[N-LEVEL SCALE: 1/4" 1'-0" ... I i o'~~~ ~ 3 f 4/ // --- EXHIBIT County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.304.060(E) I, 3 0 61 /0 LA,u b 7 U E- bo \44 , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S. Mail to all owners ofproperty within three hundred (300) feet of the subject property, as indicated on the attached list. on the day of , 200_ (which is days prior to the public hearing date of By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the /4 day of SE /7-I , 200â‚¬t. tothe __day of S Â£ *f-26200_l_. (Must beposted foratleast ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. 16 + -- â€¢+EAE .J Signature Signed before me this 17 day of 5-t17 200 l . bv ri~~AL 4. -1-0 9__2%- WITNESS MY HAND AND OFFICIAL SEAL My Commission expires:/-- 24 - 2 003 ''efs=x Notary Public 1/JALC, 90..,Â·Â·Â·~~~-~Â·Â·Â·â€¢t~/c B 5.9 o RAV. ~Â»~~Â·Â·.............Â· Â·Â·~~~~069 NUU>' -- --I ..... Ill .... .-U ../. .UU 1*JI*j.t~Itj,OHM i, g - -a--7-1 PAIN TO MA TC+4 EXISTIN G 1,//~EX' 5-1-INC AUD--bING ,~; .1 1 . Â·-~4 NEW WALLS . Cl . >_d . / 4/ / 1 -/. 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A - 4 4 U p -Â»40 5* 0 .x r. - - ~ f 'll,11,11. lit r \ 4 -4. ,Â» 95 / Â»51:,s: . 7% 7--4.~~h 65Â© -&17#3*:Wa ~ 7-'Â·~-ts:* W , - 1 --i-21.,ta.EL â€¢ a'61**f**~&Mjff*Za-:r. - 2.9â‚¬42.-6-- ..1.- L .. . I . w *Â·r-5zpMA#~:i~ i.2 -r-- ti--3.-22 ---4319;Rp-0,~ 0-.._- -~~~ 31â€¢. -3 Â·et -:04(54â€¢1~,a' ,Â·w--ptÂ·Â·-â€¢... c,Â·5â€¢.-2Â·â€¢-,i~â€¢â€¢â€ž.,-.--*Â·-- .-. 4_ -- -- -- 1. - >-24:6.L,F4<1itt I ....... *FaMd-* - .Y,f>46fg:.~4: : 11 -4 T-~7.'lic'M -- --il.4.-:'-I *L .... ~- --: ay/Â£ 49-11Â®.NE.1 9. - , IJ!1 - Ie/~*24.6/' 5,/0...11' J, U 111 - i pil - *=gl/*li/i'.j I .'- - Â·Â· 2 - 4-9 /7.1, - 22 I ..,-., U*:Wi:--al,#fâ€¢*2Â·4338*5/0/ym****7 -/..Tiwivt;L- .;1 . .1- 1 - .- ;11?74;E*3. Af...6 .: IRM - HED:Z lita.13 Z 'La It 1 . 1 1 tu . MI 1 77 1 . 4 4 - 1 . -<-2 -4=3E, 1747 P50 rvi D-r- iki r~ n A Al" 1 A THEODORE K GUY ASSOCIATES PC ARCHITECTS AND STRUCTURAL ENGINEEAS September 24, 2001 Ms. Amy Guthrie, Historic Preservation Officer Aspen/Pitkin County Community Development 130 S. Galena Aspen, Colorado 81611 Re: Hotel Jerome Health Spa Renovation & Addition Aspen, Colorado 81611 Architect's Job Number 01107 Subject: Request for continuance of hearing Dear Ms Guthrie, I would like to request a continuance of our hearing on the Hotel Jerome Health Spa Renovation and Addition scheduled for Wednesday, September 26th to Wednesday, November 14th. Attached is our affidavit of mailing and posting. We apologize for any inconvenience this may create. I look forward to continuing the review process and a successful project. Sincerely Yours; e-~.Â£.L r V v - Theodore K Guy AIA PE, President THEODORE K GUY ASSOCIATES PC TKG/tkg 01107/continuance 23280 TWO RIVERS ROAD PO BOX 1640 BASALT, COLORADO 81621 (970] 927-3167 PUBLIC NOTICE DATE TIME PLACE PURPOSE PUBLIC NOTICE DATE TIME PLACE PURPOSE I- 0 County ofPitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26304.060(E) L -IT-~te:ZE K GLG , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26304.060(E) ofthe Aspen Municipal Code in the following manner: 1. By mailing of notice, a copy ofwhich is attached hereto, by first-class postage prepaid U.S. Mail to all owners ofproperty widin three hundred (300) feet of the subjept property, as indicated on the attached list, onthe Â£~day of â‚¬~T , 2001 (which isM: days prior to the public hearing date of 1/40/02 1 2. By posting a sign in a conspicuous place on the subject property (as it could be seen fro~i the nearest public way) and that the 9~ sign was posted and visible continuously from the~' day of 4$*'T , 200 1 , to the 10 day of *g , 200 1 . (Must be posted for at least 0 ten (10) full days before the hearing date). A photograph ofthe posted sign is attached hereto. , , Signature . . 1,4 (Attach photograph here) Signed before me this 21 -day of .f#AE#*166 2001. by 1-,1 toboAL K. 4-0 ~ WITNESS MY HAND AND OFFICIAL SEAL My Commission expires: My Commission Expires 11/27/2004 Notary Public 0 PUBLIC NOTICE RE: HOTEL JEROME CONCEPTUAL HPC REVIEW FOR A HEALTH SPA ADDITION NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, September 26, 2001 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 the Hotel Jerome Partnership, requesting a conceptual HPC approval for a health spa addition to the existing building. The property is located at 330 E. Main St. and is legally described as Lots A-I, & O-S, and the easterly 20' of Lot N, and the easterly 170' ofthe vacated alley, Block 79, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg(*ci.aspen. co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on September 8,2001 City of Aspen Account OWNERNAME ADDRESS1 201 NORTH MILL ASSOCIATES LLC 50% KRABACHER FAMILY TRUST 50% ALPINE PETROLEUM LLC 435 E MAIN ST BERGMAN CARL R & CATHERINE M PO BOX 1365 COX SAMUEL WESLEY 117 N MONARCH STREET - #1 CROSBY EWALD H GETTMAN ROSA ELDER NELS REINHARD ESTATE OF ELDER JANET C HOLTZ ABEL & FANA C/O FLEISHER COMPY ATTN: D VOLTMER HOTEL JEROME ASSOCIATES L P PARTNERSHIP JEROME OFFICE ASPEN COMPANY LLC 201 N MILL ST STE 106 KLEIN HERBERT S & MARSHA L 201 N MILL ST #203 KUHN NIKLAUS G & GERTRUD E PO BOX 8016 LARSON KARL G LARSON M MADELEINE MONARCH BUILDING LLC P O BOX 126 MOUNTAIN STATES COMMUNICATIONS INC PO BOX E PARZYBOK WILLIAM G JR TRUSTEE 14023 220TH AVE NE PFISTER ARTHUR PO BOX EE PITKIN COUNTY 530 E MAIN ST STE 302 ROAMAN HARRIET J 250 E 63RD ST S & A EQUIPMENT COMPANY SCOTT LARSON, GENERAL PARTNER SCHAINUCK LEWIS I 5750 DOWNEY AVE STE 206 ADDRESS2 CITY STATE ZIPCODE STREETNO STREETDIR 201 N MILL ST STE 201 ASPEN CO 81611 201 N ASPEN CO 81611 232 E ASPEN CO 81612 309 E ASPEN CO 81611-1439 117 N 4208 RICKOVER DRIVE DALLAS TX 75244-6725 227 E. 202 N MONARCH ST ASPEN CO 81611 202 N 200 E MAIN ST ASPEN CO 81611 411 330 E MAIN ST ASPEN CO 81611 ASPEN CO 81611 201 N ASPEN CO 81611 201 N ASPEN CO 81612 P O BOX 8207 ASPEN CO 81612 201 N WOODY CREEK CO 81656 231 E ASPEN CO 81612 310 E WOODINVILLE WA 98072 232 E ASPEN CO 81612 101 ASPEN CO 81611 NEWYORK NY 10021 117 N PO BOX 910 PEWANKEE WI 53072 201 N LAKEWOOD CA 90712-1468 E