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Home My WebLink Aboutagenda.hpc.20140917 ASPEN HISTORIC PRESERVATION COMMISSION SPECIAL MEETING September 17,2014 CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO 12:00 SITE VISITS: None 5:00 INTRODUCTION A. Roll call B. Approval of minutes- none C. Public Comments D. Commission member comments E. Disclosure of conflict of interest(actual and apparent) F. Project Monitoring G. Staff comments H. Certificates of No Nogative Effect issued- none I. Submit public notice for agenda items- none OLD BUSINESS A. None NEW BUSINESS A. None WORKSESSIONS 5:10 A. St. Mary's Church 5:40 B. Overview of upcoming proposals at 517 E. Hopkins,300/312 E. Hyman, 411 E. Hyman,232 E. Main 6:20 ADJOURN TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM,NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation(5 minutes) Board questions and clarifications (5 minutes) Applicant presentation(20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant rebuttal (5 minutes) Chairperson identifies the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *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. Jay Maytin 435 W.Main-AJCC 204 S.Galena 233 W.Hallam 507 Gillespie 1102 Waters 420 E.Cooper 420 E.Hyman Lift One 400 E.Hyman Nora Berko 332 W.Main 1102 Waters 1006 E.Cooper 602 E.Hyman Sallie Golden 206 Lake 114 Neale 534 E.Hyman 517 E.Hyman(Little Annie's) 212 Lake Hotel Aspen 400 E.Hyman Willis Pember 204 S.Galena Aspen Core 514 E.Hyman 624 W.Francis 407 E.Hyman Patrick Segal 204 S.Galena 623 E.Hopkins 701 N.Third 612 W.Main 624 W.Francis 206 Lake 605 W.Bleeker Holden Marolt derrick 212 Lake John Whipple Aspen Core 208 E.Main 201 E.Hyman 420 E.Cooper 602 E.Hyman Hotel Aspen Jim DeFrancia 420 E.Cooper 420 E.Hyman 407 E.Hyman M:Acity\planning\hpc project monitoring\PROJECT MONITORING.doc 9/12/2014 too MEMORANDUM 1910 CHARLES CUNNIFFE ARCHITECTS Date: 10 September 2014 Project:St. Mary's Catholic Church Re: Remodel and addition To: City of Aspen Historic Preservation Commission Dear Commissioners, Thanks you for your time to consider the proposed remodel and addition to St. Mary Catholic Church. As you may be aware, this historic landmark was built in 1892 and has served as a prominent Victorian landmark in Aspen ever since. Beloved as it is by the parishioners, the interior of the church is in need of a remodel and refurbishment; the mechanical system is out of date, the stained-glass windows must be restored before they deteriorate further, the finishes are aging, and the interior of the sacred space lacks the dignity of the exterior we all know so well. Additionally, the parishioners are beginning to outgrow the 122 year-old structure.The congregation needs a meeting and gathering space, additional office and classroom space, and youth outreach space, none of which is available in the existing structure. The parishioners and Father John Hilton have approached a Denver architectural firm, Integration Design Group, as well as Charles Cunniffe Architects to work with the city for this design project.The proposed exterior changes to St. Mary's are as follows: • Stair tower for required egress • Pavilion-like new building that will house the meeting hall and classrooms • Possible renovation of entry porch more in keeping with historic structure Attached please find a draft site-plan for your use. Thank you sincerely, A Marina Skiles, Project Architect Charles Cunniffe, AIA 614 Easi Hyman Auenua AGpen,Caio,ado 6 16;1 x, tel:970.925 w590 k fax 970 925 5075 cwln1t;c. Or- r -- — — -------3— —-------------� is I j — i i" i z i l i i ; mss 1 L-------------------------------------- ST MARY CATHOLIC CHURCH � G LURCH Hr"OVATIon ,P. MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: Overview of upcoming proposals at 517 E. Hopkins, 300/312 E. Hyman, 411 E. Hyman, 232 E. Main DATE: September 11, 2014 SUMMARY: Attached is a brief written summary and conceptual renderings for upcoming projects that will fall within HPC's purview. Three sites; 517 E. Hopkins, 300/312 E. Hyman, and 411 E. Hyman are within the Commercial Core Historic District. Only 300/312 E. Hyman contains a historic resource; the former Crystal Palace building. The other properties are to be developed with all new structures. The site at 232 E. Main is in the Main Street Historic District and is currently developed with a gas station. The gas station is proposed to be removed and replaced with a lodge building featuring smaller "pod style" rooms. This lodge would be directly related to a similarly configured building to be located at 730 E. Cooper. HPC is not expected to conduct the review of that project, but the two lodges are fundamentally related from the developer's perspective by providing enough rooms combined to make the use feasible. Project imagery for 730 E. Cooper is provided for HPC's information. At this worksession, HPC will be given an overview of the projects and offered an opportunity to ask for clarifications or to provide broad level comments on specific areas where feedback would be helpful. 517 East Hopkins Aspen LLC Aspen,CO 81611 September 9, 2014 City of Aspen Historic Preservation Committee 130 South Galena Street Aspen,CO 81611 RE: Project Address:517 East Hopkins Ave. Applicant: 517 East Hopkins Aspen LLC The following is a written description of how the proposed development complies with the Commercial Conceptual Review Design Guidelines. The Design Objective—To create architecture respectful of Hopkins Street and continue the architectural dialogue created by the new 515 retail building. The Design—The 3 facades are each intentionally 30' in width in keeping with much of the Aspen city grid.Consistent with new urbanism,the new structures are pulled forward to hold the sidewalk line and provide a more dynamic pedestrian friendly posture. We intentionally varied the heights and materials of the 3 new facades in an effort to create visual interest along Hopkins and design in keeping with existing established roof lines. The Textual—Careful attention was paid in selecting approachable, recognizable and natural materials and to utilize them to create 3 distinct, dynamic and very different facades, once again in an effort to create visual interest along Hopkins and provide each future tenant with an identity. Brick-Hand molded long thin clay units were selected for their inherent neighborhood friendly textural qualities. Weathered "barn"style wood planks—Also very textural,warm and visually dynamic Board formed concrete and Black Steel—These materials,also natural, honest and rugged,were centrally located in an effort to visually anchor the 3 new facades and provide a distinct contrast between the 3 build,irlgs,.-.- Sincere , Mark Hunt °-- F 'z i 91 2! V I Ill! si� 51 ;-Q4, ip 3S IN O TO 511-a Ft me 312 East Hyman Avenue LLC Aspen, CO 81611 September 9, 2014 City of Aspen Historic Preservation Committee 130 South Galena Street Aspen, CO 81611 RE: Project Address:300 East Hyman Ave Applicant: 312 East Hyman Avenue LLC The following is a written description of how the proposed development complies with the Commercial Conceptual Review Design Guidelines. The Design Obiective—To carefully restore this iconic building by maintaining its historic identity and creating a new addition which architecturally speaks to "new"Aspen while complimenting the "Old"Aspen of Crystal Palace. The Design—Much of the original massing of the original Crystal Palace remains intact including the "Owl Cigar"sign.Window openings at grade along Hyman were expanded to visually open up the main level retail space. 2ndfloor window openings along Hyman were maintained and a few window bays were added along Monarch to continue the rhythm of punched window openings and provide expanded views to the exterior. New cornice trim, consistent with the existing parapet trim,was added above the main level windows in order to provide a distinct visual break between the 2 floors,to provide a more pedestrian friendly feel and scale and to act as a bridge connecting the old and the new. It also provides a natural home for signage and task lighting.The massing and roof lines of the addition/new structure maintain the roof line of the original Crystal Palace and respectfully but tastefully differentiates itself in its materiality and style.A roof top patio was added to bridge the old with the new,to visually reduce the overall massing,to provide a varied roofline along Hyman and provide an opportunity for expanded views from the 2ndfloor. The Textual—Very careful attention was paid in selecting materials and colors respectful of the existing Crystal Palace and complimentary to it as well as adjacent structures along Hyman and Monarch. Original Crystal Palace brick to be restored as required. Interstitial Cornice Trim—A simplified version of the existing parapet trim but detailed with a similar profile and size.This will also function as a sign band. New Expanded Window Bays—Existing main level framed window Existing main level pilasters along Hyman were misaligned with 2nd level architecture These window bays were expanded to ameliorate this misalignment and provide expanded views to the exterior. Trim Color-A deep blue grey color was selected to complement the existing brick while providing an elegant yet distinct contrast. Board formed concrete—This natural material was selected to selected to complement the existing natural brick and provide a visual dialogue between new and old. Forms are intentionally stacked in a horizontal pattern,,to-provide a-pedestrian friendly approachable scale and continue the visual linearity of th isting brick of Cryst I Palace. Sincerely, Hun In ; i re -,i- if if Pz r Via, g f (Tj f q i p-A h U. zi Aw�1. -v -in Al F-j i M n o, iy. in-JAI - — .�M a- 'N'I�-i — F Z. gi Lill --n.--c !!in P 11!Q HS 51 ;,a n if M 1 111;H Run 1A V.ewe -Tli IN Imo 11 BE 411 East Hyman Avenue LLC Aspen,CO 81611 September 9, 2014 City of Aspen Historic Preservation Committee 130 South Galena Street Aspen, CO 81611 RE: Project Address:411 East Hyman Ave. Applicant:411 East Hyman Avenue, LLC The following is a written description of how the proposed development complies with the Commercial Conceptual Review Design Guidelines. The Design Objective—To design an infill retail storefront sensitive to the architectural massing and material fabric of existing buildings fronting Hyman Ave. The Design—A simple,elegant and somewhat whimsical finely detailed all masonry storefront with a distinct base(storefront)and top consistent with adjacent storefronts along Hyman Ave.The proposed design incorporates a retractable awning which acts as the visual and physical break between the inviting, all glass sidewalk facing storefront from the more solid upper half of the building which provides a backdrop for signage and is capped by crown molding also similar to neighboring buildings.The upper half of the building storefront incorporates a crisscross pattern of pink brick,the same pink used for the retractable awning.The design incorporates soldier coursing above the storefront as well as at the parapet and a painted wood cornice capping the building.The overall height of the storefront is slightly taller than the existing. The Textual—Chocolate brown brick was selected as the predominate facing material to impute a warm,textual dynamic and provide visual interest and contrast with the 2 flanking structures, consistent with storefront along Hyman Ave.The inherent linearity of the brick unit further enhances the pedestrian friendly scale of the storefront. Brick-Chocolate brown long thin brick units with pink glazed bricks from the same manufacturer interlaced into a crisscrossing diamond forming pattern on the upper portion of the building, Glass—Clear, undivided butt glazed window units with a recessed/pocketed entry. Awning—Retractable pink canvas. Sincere , Mark Hunt 1-3 112 1! d 1.1 lx! hid Al .1 vid!s . ......... -PINT 232 East Main Street LLC Aspen, CO 81611 September 9, 2014 City of Aspen Historic Preservation Committee 130 South Galena Street Aspen, CO 81611 RE: Project Address: 232 East Main Street Applicant: 232 East Main Street LLC The following is a written description of how the proposed development complies with the Commercial Conceptual Review Design Guidelines. The Design Objective—To design a neighborhood friendly building,a contemporary interpretation of a mountain chalet,with a distinct commercial component at grade. The Design—Incorporate the familiar gabled mass for the larger more visible mass of the upper floors and use the enveloping form to create a visible partition between the more monolithic upper floors and the transparent glass grade level commercial component. The Textual Wrapping Roof—Antiqued variegated brown metal hipped roof and siding component speaks to the surrounding residential component, Main St upper levels wall to be masonry, hand molded linear Peterson brick, color to be a blend of beige and grey units.Soldier coursing of same over punched windows. Window openings-Vertical bays along Main and Monarch to be similar shape. Monarch windows wrap roof to visibly lighten the roof massing and provide skylight opportunity. Hipped roofs along Monarch separated by continuous glass slit at main entry into lodge. Here we introduce a roof pitch/slope change to provide both visual interest and break up the long run of roof. First floor commercial consists of board formed concrete piers(to carry mass above)and butt glazed windows. Rhythm of bays varies to provide pedestrian friendly visual interest. Ix . Sincerely, Mark Hunt � LEGEND AND N TIS GAS S TATION klA 2, MIX wili.- 730 E Cooper LLC Aspen, CO 81611 September 9, 2014 City of Aspen Historic Preservation Committee 130 South Galena Street Aspen,CO 81611 RE: Project Address: 730 East Cooper Applicant: 730 E Cooper LLC The following is a written description of how the proposed development complies with the Commercial Conceptual Review Design Guidelines. The Design Objective—To take inspiration from mountain mining history and design a building evoking the honest construction and material make-up of the rugged and purely functional mining rig structure. The Design—Consistent with mining rig structures,the architecture incorporates aged steel columns and beams grounded by oversized concrete bases similar to the concrete counterweights supporting mining rigs. Large clear panes of glass span the beams and columns to provide open views to the exterior.There is a commercial component at grade with 2 levels lodging above and a rooftop patio. The Textual Columns and Beams—Basic"w"steel shapes pre-aged to a rugged red/brown patina similar to the steel used to construct mining rigs.The red/brown color will also blend with the adjacent residential and commercial architecture. Concrete Bases—Intentionally oversized and consistent with the architecture but battered to reduce the sidewalk massing and provide a pedestrian friendly scale.They are also a source for rust run off from the steel columns to naturally leech and further speak to the imperfect but beautiful organic aging process of rusting steel. Window openings-In contrast with the raw and aging structure,the ultra\clear intentionally oversized panes of glass span beams and columns to provide unobstructed views to the exterior. Roof Top—An opportunity for seasonal outdoor dining or lounge activities with omni-directional views. Sincerely Mark Hunt , i t n ' Rl OR LIA Fil 21 naMA' f `� a of �a o � � `• - °• - �"$( �' S. t .. � -�"?. i, P., 4 - i` 1 1� e y `2e' {_"-.,fry � -AT(I •.. ""° •� 4"4 �4 r fLSP@li _ _x# .� !fi Vii•' �ln z _ a t wi z. S •,{ �r Lj F E'.d OF " . doy luawu6isuoo uMoldn s,jagwy e, r } ;r A � n WIN `-w t l7+ - 4tp• NO j i fl .N... miff _ ELM fill low, 1 1 � t ' .h�•�� : SCI lj �� 0W.l 1' r,�tfi. • sk I 1 PA I 4� AF 0- M" ;� A A A� ",WIM IN* Sysm4m -46 ALLEY lr ONFNIANO OVERHANG 1 ADM ABOVE 1Q'r pQ_a 1 W-911111' W 4 114• W-1051P c —TRANSFORMER `� \ Y > x { b TRA3+9 UTILITY ! E ATOR \ a AREA b y_DIN UP UP ON f N, � -4 ` EIEVA OR Z _-n /. DIN Z/ 'w/ yQ-a � 317-01 yQ-a / ♦ TENANT B 8880 SF a ® Z' TEhA.NT A TENANT 6 TENANT C W` )gn5 S= 24F4 SF 2878 SF Q 4` 67'-10 3f8' 1 `\ n J OW � N BALCONY 1756 SF HOPKINS AVE. MAIN FLOOR N_ SEOOND FLOOR v ? 7!8"=1'-0` EXCLUDED FROM SQUARE FOOTAGE TENMIT 8 =______= MACH.RM. ELEVATOR .i LANDLORD Y/LTI•ML ELECT.RM. 18.SFJ J 146 SF _. it EXCLVDED FROM SQUARE FOOTAGE I I i �SY-C�LiJ. II 1 EXCLUDED FROM SQUARE FOOTAGE - T7ENANT C 8377 SF b c $ e--r UP •T� __ai 1C H —f _I _ l _N _ f'l W-T LaV11ER LEVEL X O D P z CZ6 NI A TT([ Y CZ6 lb rti EXCLUDED FROM TO WTA SOUAREFOOTAQE LANDLORD 7 �•Rte• ELECT R . J 146 SF 11I SF F�OY A - •--- -- i011ME FOOTAGE— TEIIANT I ELEV PIT 4 75 SF M A SOUAIE POWAOE IFNAt1L6 TENANT C 2972 SF 5378 SF b � 8 W LM Li • - W-V CL LdVVER LEVEL � 116'■1��0" dr r ` ,� 1 � �� • — �r`*�—fie.. • - - r' w 1. n AO" `yam +► ~ OL Ng X, ;` s ` r i R` , .psi . '•l. �'� , ..�, '� .'f �� X74'•. �, �- � � �r'!a4'"�«e. � �!. � . 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I �` � b air-] k - _ ,tF �.W, - - s 3 r i TENANT SPACE "A" 2ND FLOOR 0 7,730 S.F. ONE-WAY ALLEY OVERHANG ABOVE N °o Q 10'-0" EXIST. TRANSFORMER do r` 3 YD. CONTAINERS PLANTER, TYP. �`w �.<.•�4 \ *;}{r P OUTDOOR TERRACE NOT INCLUDED IN CALCULATION SHARED STAIR) w Z r ' - J 2ND FLOOR A Y \ w z. 3137'= -(r N� V a o O TENANT SPACE"A" TENANT SPACE"B" z Q w == 4,406 S.F. 2,698 S.F. V co 0 55'-8" 34'-4" Q- NOT INCLUDED — � IN CALCULATION ` (TENANT"A" 901-0" I ELEVATOR) STREET PARKING b �- - -� -- - OD TENANT SPACE"B" MAIN FLOOR HYMAN AVENUE 7,207 S.F. MAIN FLOOR =7,104 S.F. SECOND FLOOR=7,730 S.F. LOWER LEVEL=7,207 S.F. GROSS LEASABLE AREA=22,041 S.F. 90'-0" :9 LOWER LEVEL ter•=�•_D N i TENANT SPACE 2ND FLOOR b 7,730 S F ONE-WAY ALLEY OVERHANG 0 ABOVE X10'-0" _ EXIST TRANSFORMER g zz z b F- / 3 YD ON CONTAINERS LANTER, TYP. �. OUTDOOR TERRACE ® UP 5 too 000 9 z 2ND FLOOR m TENANT SPACE z 7,271 S.F. U �05 -,..mml- 39'-5" STREET PARKING a TENANT SPACE EXIST. Raoa HYMAN AVENUE A 3,967 S.F BACKFILLED yir ro - N� AREA MAIN FLOOR =7,271 S F SECOND FLOOR=7,730 S F LOWER LEVEL=3.967 S.F u "- GROSS LEASABLE AREA=18,968 S F i 3}LOWER LEVEL - -- 3f3T=1-0' N o -r l ' s 1 � .Y MOM 1 i fir. owl t = f � • r S 401, - ' ' ( l ' ® 1 � . \,, �. • � � • • , L `\. � _ ( Y�, 1 \ � � `��,�(`A� r +i� • • �n "�� l 1 , ` , / . ' ' 'y C ��;. � � Ty , 1,,]]��' 't.,'�. '�� :� 1 "#` � - 4 -�i; ;, s,�� ,. '� ,� 4 r ��_ -�. .. •�� `1. �,� 1 r � �_ .�-,� .V r'f__r��`r`;. .'� _ i. � f 1 / � �- �i ,� I} r L �' r �/�J ! _ i,:.r w�"' ,i _ { k -� �, �� , � J!f� , ,. z. .. -. _� 'S � -�L. 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IN PIR ' �� '1.{ _ �; =� 1 � ,• _rte t _ = i Ifo ras LAO ROUN- B I� �1 r.. r V �r LONGMAN II 1111111 - - - - - - - F;Z F;Z I V ---now op t, �r C Ole A ' i A �t y _ r - � L -..•rte . _ • i � YA kr 5 5 - �t h � �I 11 Y 1 I c. t• 1 0 0 J B A y S ♦ > �. i ��ifc si' `> >'C..'Z-'Y�ov i�` ! ••'Yq +' �_�.�'.. •+i g r Y • ti a�''� � � t��►��f0.,.i�i� �v�•+,��s r♦ " r a .. s . r7 r.✓ �. oa.� � �i! s e ` ' '1d'Rs ,a♦ �+r a, y��f��_�' ,. � _ s a • F s 1 --- OME - � SPLAY 1 R AY E � ■ V I E S S H O P P IN 13 BOWL - • S E I - S - [� J W W 3: > 0 W J J BACK OF HOUSE ROWLIN SERVICE AREA L106 L10; W' O O O O 000 000 00 O O O O - \ CORRIDOR L106 STAIR#1 11 L Ll L106 I iP ^+ i LOUNGE ELEV L101 ELEV . i UP_ STAIR#2 E 1-100 BOWLING ALLEY L100 LOBBY Z L1o; W a MECHANICAL MEWS 1-1;5 L103 WOMERS L104 W ul W ry�� F ❑ i Z W :1 > 0 W J M BUILDING OVERHAN,5 ABOVE ° TRASH& UTILITY AREA RETAIL TENANT A 1681 SF STAIR#1 EXIT PASSAGEWAY#1 - 105 - SKI STORAGE 106 \ H H f ELEVATOR f 102 FIRE LOBBY 8 m PIT COURTYARD 100 ELEVATOR \ H H -TO-31 STAIR#2 104- ----------- RECEPTION 107 :9 0' _HP EXIT PASSAGEWAY#2 158 Z RESTAURANT/BAR w Ef'ANT t I - Lo Q W �a - mQ 59 `" ID i 7 Lo O 04 O w ..— ' " 9'-4• f/ 91-31 TWIN BVNK _ � ----- -------- ------- ----�-- ABOVE ❑ ❑�- —� F�u o ` a \ 0 u aN ❑� Twlt�ej r,� AR .I STAIR 01 If 202 Ell_ ELEV L J — ❑ �� COURTYARD CORRIDOR C� BELOW 200CXI _ ❑ TYP-LMMT ELEV - L❑ 1. TWIN BUN r. --- _.... ABOVE TYP DORM UNIT STAIR#2 U�x 203 U Ai _ o m - Cf] �❑ ❑� . � -n o o Q � TWIN Bln,1 -- ------- ABOVE W Q 11• 1 4- 4' N' 7' 4.4 Jf CD O LL W IL O O OUTDOOR TERRACE II STAIR#1 401 MECH. MENS or, AREA L41 ELEV.#1 402 (' o- COURTY LOBBY _ BEL 403 r I TT I El LI 404 ll 1[ MECH. WCMIENS AREA L4G� �------- _ on ----- i i <O STAIR 92 _..._ OUTDOOR a TERRACE In Q ul Q W �1 IIMN I 3 S d Eg 'fey �1 y i P AN I S V H �/ '• � 1 \ L C � �,W9 y ' 1 11