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Home My WebLink About*coa.lu.hp.501 W Main St.037-00 ~ CASE NUMBER PARCEL ID # CASE NAME PROJECT ADDRESS PLANNER CASE TYPE OWNER/APPLICANT REPRESENTATIVE DATE OF FINAL ACTION CITY COUNCIL ACTION PZ ACTION ADMIN ACTION BOA ACTION DATE CLOSED BY HPC037-00 2735-124-49001 ~ j::'t.'-'- Chrisitania Lodge Conceptual HPC 501 N, Main St. Fred Jarman Conceptual HPC 501 N, Main LLC, Haas Land Planning, LLC 3/28/01 HPC Reso. 12-2001 Approved 6/1/01 J, Lindt J 1"""\ n , ) TO: THRU: FROM: RE;: DATE: ,-" Ei) ,-" MEMORANDUM Aspen Historic PreseTVation Commission o.A Joyce Ohlson, Community Development Deputy Director f-:5 +v -?- Fred Jarman, PlanneT (::( Christiania Lodge Redevelopment-Conceptual Review / PUBLIC HEARING MaTch 28, 2001 (Continued from February 141" 2001) REQUEST: PUBLIC HEARING: DATE: ZONING: PROCESS: STAFF RECOMMENDATION: > Demolition of non-contributing structures > On-Site Relocatiou > Design Review for new lodge building buildings Yes March 28th, 2001 (Contin'u~df~;;riiJ?;;fu-~;ry:i4tfi,:iijOi) > Office Zone District > Lodge Preservation Overlay > Main Street Historic Overlay Conceptual Review Final Review Historic Preservation Commission Historic Preservation Commission Approval with Conditions 5umma,,!:/ of I\ec;uest The owners of the Christiania Lodge aTe requesting a Significant Development Review before the Historic PreseTVation Commission to conduct the following actions during a conceptual review: C 1>'1<-""/ /-' /J1 """<' 1) On-site Reloc~tion of two pan-abodes and the Callahan Cabin; 2) DemQlition of 1) the existing main lodge building on the corner of Fourth and Main Streets, 2) the existing furled and duplex located at the back of the site on the alley, and 3) a one-story daTk brown structure located on the corner of 51h and Main Streets; and Construi:tion gf five new buildings to include a triplex, two fourplexes, a duplex, and the main lodge building. ,r--.. r f3ackground The applicant, LLC I Austin Lawrence Partners, represented by Mitch Haas, is requesting Conceptual Review approval before the HPC to I) relocate three buildings on-site, 2) demolish four non-contributing structures, and 3) receive design approval to construct a main lodge building, two furled buildings, a duplex, and a triplex on the site. The site is located at 501 West Main Street in the Office Zone District. Other applicable zoning districts include the Main Street Historic Overlay and Lodge Preservation Overlay District. The site is comprised of Lots A - r, Block 31, and contains 27,000 square feet. The site currently contains the Christiania Lodge which incorporates a main lodge building, a fourplex and duplex, two pan-abodes, the Callahan cabin, a one-story structure, a pool, mature spruce trees and lilac hedge, and an irrigation ditch (not on the property) serving cottonwood street trees along the property's Main Street frontage. The applicant has previously approached the HPC through work sessions and a site visit with potential site plan designs incorporating a variety of building designs prior to this application. The HPC was consistently concerned with earlier versions of the proposed development due to the project's massing and scale, site plan design regarding the relationship to the historic cabin, and the entire project's relationship to the historic Main Street corridor Istreetscape. As a matter of process, the applicant intends to appear before the HPC through this Significant Development Review prior to continuing forward to the Planning and Zoning Commission and City Council for a Planned Unit Development (PUD) request where they propose to vary the underlying zoning's dimensional requirements. [It should be noted, on February 14th, 2001, the applicant presented the proposal to the HPC during a public hearingfor conceptual review that included representations not included in the original submission. As a result, the public hearing was continued to March 28th, 2001 so that the correct representations could be incorporated, reevaluated, and finally presented in full to the HPC at a later date. At that February 14th public hearing, the HPC did provide some comments to the applicant regarding the proposal; those comments / issues have been addressed in an "Application Supplement" by the applicant in exhibit H attached to this Staff Memorandum, Further, Staffhas reevaluated its review incorporating the proposed changes represented in this Exhibit. In addition, the applicant's representative, Mitch Haas, has provided Staff and the HPC with a letter for your review, which incorporates their response to the demolition standards for non-contributing structures,] 2 i!" ::'f'L .,'" ./l:,' r--.. r") ~ '- Issues (or Discussion This property is being reviewed by the HPC because 1) it is currently listed on Aspen's Inventory of Historic Sites and Structures because it contains the Callahan Cabin and 2) the site is located in the Main Street HistoTic Overlay, This redevelopment of the site includes several elements that require specific attention, This section will discuss the proposed I) relocation of three buUgings on-site, 2) demolition of four non-contril:mting structures, and 3) design approval for a proposed triplex, two fourplexes, a duplex, and a main lodge building. 1) On-site Relocation The applicant proposes to relocate three structureson the~ite,. Specifically, the applicant proposes to relocate two pan-abodes and the Gall!!h,?l1S::ii:lin; froITltheir current locations at the rear and center of the property adjacent to the alley to the MaIn Street frontage. The Land Use Code [the "Code"] and the HistOTic PreseTVation Design Guidelines [the "Guidelines"] contain review criteTia and guiding language regarding on-site relocations that will apply to this request. The Callahan log cabin (shown at left and below), built in the 1880' s, is a simple gable-roofed structure made of hand hewn chinked logs with board and batten siding in the gable ends. There are paiTed, six light casement windows along the north and south sides of the building, The cabin, '" according to the Architectural Inventory Form is of the Late Victorian architectural style I building type. The cabin was relocated from its original location on the site in the 1950's. The Callahan Cabin remains as the only original structure on the site; the lodge buildings were developed around it in the 1950's and remodeled in the 1960's and the pan-abodes were constructed in 1962. The ' property was initially placed on the inventory because of the Callahan Cabin. This stmcture is believed to represent the earliest type of permanent home in Aspen. It was originally located in the center of the block, with the gable end facing the street. It W(iS subsequently moved to its current position in the 1950's (shown to 3 ,~ f'\ the right), Other structures on the site, which were built in the 1950's and 1960's for the Aspenhof and then Christiania Lodges may have achieved significance; particularly two excellent examples of Pan Abode cabins (built in 1962) along the alley, The current locations of the pan-abodes (shown to the left) are at the rear of the site adjacent to the alley and somewhat hidden by large spruce trees and the pool area. The Callahan Cabin is located in the center of the lot and also obscured by large spruce trees. Staff finds that relocating the Callahan Cabin and the two pan-abodes to the front of the lot on the Main Street frontage will better promote their historic significance and establish a strong presence to the Historic Main Street corridor similar to the L' Auberge adding to the pedestrian experience. The Guidelines (see Chapter 9 of the Guidelines) indicate that relocation of historic structures their original site may be possible if doing so will accommodate other compatible improvements that will insure preservation, Staff supports the relocation of these three structures. 2) Demolition offour Non-Contributin2 Structures / Exemption From Demolition The applicant wishes to obtain an exemption from demolition to demolish all the building on the site except the Callahan Cabin and the two pan-abodes. Specifically, these buildings proposed for demolition include 1) the existing main lodge building on the corner of Fourth and Main Streets, 2) the existing fourplex and duplex located at the back of the site on the alley, and 3) a one-story dark brown structure located on the corner of 5'h and Main Streets. None of these structures are the focus of the Architectural Inventory Form as having any significance. In the past, the fourplex, duplex, main lodge building and single story structure have served as lodge units. Once demolished, the applicant proposes to replace the fourplex with a new fourplex, the duplex with a new duplex, and the main lodge with a new main lodge structure. The applicant requests to construct a new triplex where the single story brown structure is located on the corner of Fifth and Main Streets. The HPC is the final decision making body that allows these structures to be demolished because they are located on sites that have HPC Teview and will evaluate this request against the conditions in the Code Section 26.415.010(E)(10)] . Please refer to Exhibit D for the specific response to these conditions. Staff finds that the structures do not add to the historic significance of the lot and therefore recommends the HPC gTant the applicant approval to demolish the structures. 4 n ('") 3) Desien Review for the Proposed Main Lodee, Fourplexes, Triplex and Duplex The HPC has the review authority oveT development on the. entire site because of the significance of the Callahan Cabin. Specifically, the HPC reviews the actions proposed for the historic resource as well asthe design and location of new buildings so that scale, massing, materials, relationships between structures on the site and the way the entire site contributes to the surrounding properties. In this case, the proposed development includes both review of an inventoried structure as well as design review for new structures. The applicant has presented several site design scenarios to the HPC and subsequently received a considerable constructive response. This section will discuss I) the design of the five new structures and 2) the relocation of the Callahan Cabin and the two pan-abodes as they relate to the Main Street Historic District. a. The Main Lodge Demolition and Redesign The applicant proposes this structure to remain as the main focus and largest structure on the site located on the comer of 4th and Main Streets. This is the most prominent, visible, and detining structure on the site with major elevations on Main and 4th Streets. The applicant proposes to demolish this structuTe to its foundation and completely reconstruct a new main lodge. As a result of the pTevious discussions with the HPC regarding the apparent competition between the proposed chimney and tower, the applicant has redesigned the main lodge with only the tower, which appears to be slightly lower in height. Initially, Staff was concerned that the applicant proposed a confused design by incorporating major elements from distinctly different architectural styles. The Christiania Lodge's current architecture represents some similarities to that of a European Chalet Style that is reflected throughout the other larger lodge buildings on the site except for the cabin and pan-abodes. The applicant has restudied the exterior elements and materials for the main lodge and has provided a refined design with less competing major elements. Staff supports this design. b. Existing Duplex Demolition and Redesign As initially proposed, the proposed duplex elevations showed a large numbeT or variety of materials including cedar shingling, horizontal and vertical wood siding with different board widths, and stone veneer that appeared to make the. building confusing, As a result of the HPC comments from the last meeting, the applicant redesigned this building with a more simplified palate of materials (cedar shingles and 12" horizontal siding) that better achieves a consistent design with the main lodge as well as the otheT buildings on the site. In addition, the applicant has proposed an "alternative design" in addition to this redesign. The supplement contains both the redesign and the alternative design to the duplex, The alternative design incorporates a new gable roof form on the north and south elevations that 5 F"'\ ~~ provide an interesting break to the initially proposed roof line and relate to the gable forms on the east and west elevations. Staff supports the newly proposed "alternative design" referred to in the supplement. .c. Existing Fourplex Demolition and Redesign As initially proposed, the proposed fourplex elevations showed a large number or variety of materials including cedar shingling, horizontal and vertical wood siding with different board widths, and stone veneer that appeared to make the building confusing. As a result of the HPC comments from the last meeting, the applicant redesigned this building with a more simplified palate of materials (cedar shingles and 12" horizontal siding) that better achieves a consistent design with the main lodge as well as the other buildings on the site. In addition, the applicant has pToposed an "alternative design" in addition to this redesign, The supplement contains both the redesign and the alternative design to the duplex. Similar to the proposed duplex, the alternative fourplex design incorporates a new gable roof form on the north and south elevations that provide an interesting break to the initially proposed roof line and relate to the gable forms on the east and west elevations and also CTeate a relationship to the triplex on the front of the lot. Staff supports the newly proposed "alternative design" referred to In the supplement. d. New Fourplex In reviewing the initial proposal for this new fourplex, Staff was concerned with the massing and scale of this structure. It is clear, that if a large building is to be constructed on this site, this location is the right one fOT the fourplex; however, while the structure is set back on the site and removed somewhat from Main Street, its mere mass and scale appear to overwhelm the Callahan Cabin as well as the main lodge building. In addition, the structure is the tallest on the entire half block. Staff recommends the HPC seriously consider the size of this structure and its relationship to other structures on the lot as well as across the alley towards the Boomerang Lodge. The applicant has presented an "alternate design" to the fourplex, which is in the supplement in response to the concerns by Staff and the HPC as to the complex roofforms. In doing this the applicant's have redesigned the main roof from a hipped style to one large, long gable form. Staff finds that this new design has actually made the massing larger than earlier proposed with the this very large, solid looking gable roof mass. In addition, the north elevation in the alternative design creates a large blank and unobstru(;ted two-story plane from the second story deck to the upper gable forms on the roof. There is no plane breakup as earlier shown with a shed I gable like dormer that broke up this plane in the earlier design. While the initial proposal is very large, this new proposal only increases the massing while eliminating interesting features that actually brought scale to the 6 ,-" f"l I structure. Effectively, both of these issues add to the already large massing of the structure. Staff does not support this design. Again, Staff recolIUl1ends the HI'~ Il()t approve this structure as represented in this application a~ part of this cOllceptual review for these re!lsons.. e. New Triplex Staff is encouraged by the design of the proposed triplex. This structure is a key building because it is located on the corner of 5th and M.ain Streets and would be very visible on both of those elevations. In addition, the relationship the triplex will have with the relocated pan-abodes and Callahan Cabin on the Main Street frontage is also very important. Specifically, the triplex intends to maintain a sensitive relationship with these smaller single-story structures that have front porches. Staff finds that inflection is achieved \Vith this design. Further, the front porches add to the approachability of the structure, pedestrian experience, and reinforce the Main Street streetscape consistent with the adjacent pan-abodes, Callahan Cabin, and the main entrance to the main lodge building. 4) Design in the Main Street Historic District Historically, development in the Main Street Historic District began with housing built during the early mining era in Aspen followed by a few small, commercial businesses on corneTS in the neighborhood. Trees, typical of a residential area, dominated the early streetscape in this area, Starting in the 1940s, development of lodging occurred, either as stand-alone hotels and motels or as bed and breakfasts. While some of these more recent buildings may also be of significance, they do not establish the historic context for Main Street. The Historic Preservation Design Guidelines [the "Guidelines"] maintain a policy that: Creative solutions that are compatible with the historic mining character of the Main Street Historic District are strongly encouraged, while designs that seek to contrast with the existing context simply for the sake of being different are discouraged This will help protect the established character of the district, while also allowing new, compatible design. The Goal for the Main Street Historic District is to preserve the primary period of significance for Main Street - the mining era in Aspen. The primary goal is to preserve this character while accommodating compatible changes. In addition, individual buildings from later periods may also be of historic significance and should be preserved, In the effort to achieve this goal, certain elements should be considered such as building width, building and roof form, materials, architectural details, windows and dOOTS, and so forth. The applicant proposes a face-lift to three existing buildings on the site including the main lodge building, a fourplex, and a duplex, The proposed development also includes the construction of a new triplex and the relocation of the Callahan Cabin and two pan- 7 .~ r' abodes from their current locations to the front of the site to take more prominent positions on the Main Street frontage. As one walks east from the corner of 5th and Main Streets and passes in front of the redeveloped lot, the way these buildings are designed and arranged will have a profound effect on the pedestrian experience. (Please refer to the comprehensive Main Street elevation that includes all the proposed buildings as seen from the street.) The PIpe is charged with determining whetheT this proposed development meets the goals the Guidelines are attempting to achieve; namely, to preserve this [historic Main Street] character while accommodating compatible changes. ~taltfCecommendaHon Staff recommends the Historic Preservation Commission approve the Conceptual Review for a Significant Development Review request for I) an On-site Relocation of two pan- abodes and the Callahan Cabin; 2) the Demolition of the existing main lodge building on the corner of Fourth and Main Streets, the existing fourplex and duplex located at the back of the site on the alley, and a one-story dark brown structure located on the corner of 5th and Main Streets; and 3) the Construction of a new triplex, duplex, two fourplexes and a main lodge with the following conditions. Staff further recommends that the HPC not approve the proposed new fomplex in this request for Conceptual Review and that it be redesigned / restudied before the HPC grant Conceptual Review approval. 1. That the applicant shall submit a demolition plan, as part of the building permit plan set upon receiving Final Approval, indicating exactly what areas of the historic Callahan Cabin are to be altered as part of the renovation; 2. That the applicant shall submit a preservation plan, as part of the building permit plan set upon receiving Final Approval, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retain/repair all oTiginal materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage; 3. That no elements are to be added to the historic house that did not previously exist outside of approval gTanted 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 the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 5. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 8 f""'\ (") 6. That the preseTVation plan described above,as well as the conditions of appTOval 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; 7, That the applicant shall be required to provide the contractor with copies of the HPC Final Review 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 PreseTVation Officer prior to applying fOT the building permit; 8. That the General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preseTVation priOT to receiving a building permit; 9. That all representations made by the applicant in the application and during public meetings with the Historic PreseTVation Commission shall be adhered to and considered conditions of apPTOval, unless otheTWise amended by other conditions; 10. That the applicant agrees that any restoration has to comply to the UCBC 1997 version; 11. That the applicant shall not track mud onto City streets during demolition, A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; and 12. That the applicant agTees that prior to issuance of a Certificate of Occupancy, the applicant shall sign a sidewalk, curb and gutter construction agreement (if applicable) and pay the applicable recording fees; 13. That the applicant will provide the Community Development Department and HPC with an agreement regarding actions taken to mitigate for any potential impacts on the site as a result of this land use request with the City of Aspen Parks Department priOT to Final Review before HPC; 14, That the applicant shall comply with the Universal ConseTVation Building Code; 15. The applicant shall be required, as a condition of this conceptual approval from the HPC, to conduct such an analysis / structural report by a licensed engineer demonstrating the soundness of the structures proposed for relocation as part of the Final Review which shall be submitted to the Community Development Department as part of the Final Review Application; 9 ",-..., f) 16. The applicant shall be required to submit to the Community Development Department a relocation plan including posting a bond or other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repair (if required) of the structure, site '.. f.-if preparation and infrastructure connections as part of the Final Review '\ Application; and 1./" \f;''''~\[ 1~7~That the. applicant does not receive approval for the proposed fourplex located (~) ---:-"j. /..?nthe b~ck of.~e site as part of this conceptual review and shall restudy the '-.-- 'jdesign as it'relates to scale and massing in relationship to the rest of the site. Kecommended Motion '. . ' "1 move to approve Resolution No. aPProVing the Conceptual Review for a Significant Development Review re for 1) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of the existing main lodge building on the comer of Fourth and Main Streets, the existing fourplex and duplex located at the back of the site on the alley, and a one-story dark bTOwn structure located on the comer of 5th and Main SJre.ets; 3) the Construction of a new triplex, duplex, fourplex, and a main lodge, and ~t';dapprove the design of the proposed new fourplex to be located on the alley ~the main lodge structure with the conditions set forth in the Resolution." ? ,---, ') ...."". K eview criteria and 5taf! Findings EXHIBIT A ':'(}N-8ITERELOCATION EXHIBIT B - DEMOLITION EXEMPTION EXHIBIT C - NEW BUILDING ADDITIONS EXHIBIT D - DESIGN IN THE MAIN STREET HISTORIC DISTRICT :~:~::~ ~ ~~:ot~~~T~~O. @ SERIES OF 2001 EXHIBIT G - LETTER FROM MITCH HAAS EXHIIlITII- Apl'LlCATIONSUPPLEMEl'H . " j~p-r"-J ~ + D I ! I i L,,________,...________.,,_ ... .....]! (,/t ~p -r ",'oj i) ""?""" h tJ ( \ on "'Ie"'") .. / ( I .. A{'p'''' '- - Apt' 3 ~ CAP~ - t -/" f IN! yv#)'l ~ /1..~ Air.",> I"' r-d] -, J i! h/f -j lj 10 ;;f j1/o>+c/.'l A CA /'J -! , .1""\ f) Exhibit A On-5ite /?e/ocation Land Use Code Re'1uirements 26.415.010(E)(8) Standards for review of on-site relocation. No approval for on-site relocation shall be granted unless the Historic PreseTVation Commission finds that the standards of Section 26.415.020(E)(7)(b), (c), and (d) have been met. If the structure that is to be relocated does not contribute to the historic significance of the parcel, only standard 26.415,020(E)(7)(2) must be met. b. The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation, and Staff Finding The applicant proposes to relocate three structures on thesite. Specifically, the applicant proposes to relocate two pan-abodes and the Callahan Cabin, from their current locations at the rear and center of the property adjacent to the alley to the Main Street frontage, The Callahan log cabin, built in the 1880's, is a simple gable-roofed structure made of hand hewn chinked logs with board and batten siding in the gable ends. There are paiTed, six light casement windows along the north and south sides of the building. The cabin, according to the Architectural Inventory Form is of the Late Victorian architectural style / building type, The cabin was relocated from its original location on the site in the 1950's. The Callahan Cabin remains as the only original structure on the site; the lodge buildings were developed around it in the 1950's and remodeled in the 1960's and the pan-abodes were constructed in 1962. The property was initially placed on the inventory because of the Callahan Cabin. This structure is believed to represent the earliest type of permanent home in Aspen. It was originally located in the center of the block. It was subsequently moved to its current position in the 1950's. OtheT structures on the site, which weTe built in the 1950's and 1960's forthe Aspenhofand then Christiania Lodges may have achieved significance, particularly two excellent examples of Pan Abode cabins (built in 1962) along the alley. The current locations of the pan-abodes are at the rear of the site adjacent to the alley and somewhat hidden by large spruce trees and the pool area. The Callahan Cabin is located in the center of th~ lot ~d also obscur~d by large spruce trees. Staff finds that 11 '\ r'\ relocating the Callahan Cabin and the two pan-abodes to the front of the lot on the Main Street frontage will better promote their historic significance and establish a strong presence to the Historic Main Street corridor similar to the L' Auberge adding to the pedestrian experience. The Guidelines (see Chapter 9 of the Guidelines) indicate that relocation of historic structures their original site may be possible if doing so will accommodate other compatible improvements that will insure pTeservation. Staff finds that the proposal meets this criterion and Staff supports the relocation of these three structures. c. The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation, and Staff Finding As clearly stated in the application, the applicant has not completed any analysis on the whether or not the three structuTes could be moved and therefore does not know if the structures are capable of withstanding the physical impacts of the relocation and re-siting, The applicants shall be required, as a condition of conceptual approval from the HPC, to conduct such an analysis I structural report by a licensed engineer demonstrating the soundness of the structure proposed for relocation as part of the Final Review. Staff finds that while, the applicant will conduct this required task in good faith prior to Final Review, this criterion is not currently met. d. A relocation plan shall be submitted, including posting a bond or other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation, and Staff Finding Consistent with the response to the above criterion, the applicant has not (as part of this Conceptual Review application) submitted a relocation plan including posting a bond or other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repaiT (if required) of the structure, site preparation and infrastructure connections. However, the applicant shall be required as a condition of conceptual review approval, to comply with this criterion. Staff finds that while, the applicant will conduct this Tequired task in good faith prior to Final Review, this criterion is not currently met. Historic freservation Design Guidelines A part of a historic building's integrity is derived from its placement on its site and therefore, its original position is important. Preserving the original foundation is always encouraged. Generally, removing a structure from the parcel with which it is historically 12 t"', ~ recorded will compromise its integrity. However, there may be cases when relocation will not substantially affect the integrity of a property and its rehabilitation can be assured as a result. In some cases, it may be possible to reposition a structure on its original site if doing so will accommodate other compatible improvements that will assure preservation. A Telated concern is the character of the building's foundation. Traditionally, most buildings in Aspen had simple foundation designs. Many had a wooden sill that was clad with siding. A few of the grander structures had stone fOundat~0Ils,1l1est(featprt(~shguld be preserved. Staff would like the HPC to pay particular attention to the following guidelines in making a determination on the relocatioIl request for the three structures. 9.5 A new foundation should appear similar in design and materials to the historic foundation. . On modest structures, a simple foundation is appropTiate. Constructing a stone foundation on a modest mineT'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 ~tone andde:sign of the mortar joints. 9.6 When rebuilding a foundation, locate the structure atits approximate historic elevation above grade. . Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. . Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 13 ~~ r', Exhibit 13 Demo/ition Exemption Land Use Code R,e9uirements 26.415.010(E)(lO) Exemption for structures within an "H," Historic Overlay District. The demolition of a structure located within an "H," Historic Overlay District, may be exempt from meeting the applicable standards in Section 26.415.020(B), (C), (D), (E) or (F) if the Historic Preservation Commission finds that the following conditions have been met: a. The structure is not identified on the Inventory of Historic Sites and Structures. Staff Finding The applicant proposes to demolish the existing main lodge building on the comer of Fourth and Main Streets, the existing fourplex and duplex located at the back of the site on the alley, and a one-story dark brown structure located on the comer of 5th and Main Streets. These structures are not the focus of the ArchitectUTal Inventory Form. The form only speaks to the importance of the cabin and also mentions the two pan- abodes, which will all be preserved on the site. Staff finds that this criterion is met, b. The structure is considered to be non-contributing to the historic district. Staff Finding Again, these structures are not mentioned on the Architectural Inventory Form (over the COUTse of the last ten years) as having any significance. By there meTe absence from the forms evaluating the historically significant structUTes on the site, Staff considers these structures to be non-contributing. Staff finds that this criterion is met. c. The structure does not contribute to the overall character of the historic district, and its demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation does not impact the character of the historic district. Staff Finding These structures proposed for demolition are not included on the City of Aspen's Inventory of Historic Sites and Structures. The HPC has further indicated in pTevious meetings that their complete "remodel" or complete demolition down to their foundations did not significantly contribute to the overall Main Street historic district. In addition, the fourplex and duplex are located at the rear of the site and are somewhat obscUTed from view due to matUTe vegetation. 14 ,-.., n The structure on the comer of Fifth and Main Streets is currently in a poor condition that detracts from the site and does not contribute to the overall character of the historic district. The demolition of these structures will enhance the character of the historic district. Stafffmds this criterion to be met. d. The demolition, partial demolition, off-site relocation, on-site relocation or temporary relocation is necessary for the redevelopment of the parceL Staff Finding The Christiania Lodge has served Aspen as a true ski lodge with beds available to out of town guests for many years, The nature of the lodge economy in Aspen is dynamic and therefore, lodges must react to meet these challenges of today' s clientele. The applicant intends to demolish the en~ire lodge with the exception of the two pan- abodes and the Callahan Cabin in order to rebuild a lodge to meet these lodging trends. This redevelopment will substantially improve the streetscape. Staff finds this criterion to be met. e. The redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010. Staff Finding This application is before the Historic PreservationC()rnmission for.,th~ appropriate review. Staff finds this criterion to be met. 15 ,,-., c" Exhibit C New Building Additions Historic f'reservation Design Guidelines The Guidelines indicate that preserving a historic property does not mean it must be "frozen" in time, but it does mean that, when new building occurs, it should be in a manner that reinforces the basic visual characteristics of the site. This does not imply, however, that a new building must look old. In fact, imitating historic styles is generally discouraged; historians prefer to be able to "read" the evolution of the street, discerning the apparent age of each building by its style and method of construction. They do so by interpreting the age of a structure, placing its style in relative chronological Older. When a new building is designed to imitate a historic style, this ability to interpret the history of the street is confused. A new design should relate to the fundamental characteristics of the historic resources while also conveying the stylistic trends of today. It may do so by drawing upon basic ways of building that make up a part of the character of the property. Such features upon which to draw include the way in which a building is located on its site, the manner in which it relates to the street, and its basic mass, form and materials. When these design variables are arranged in a new building to be similar to those seen traditionally, visual compatibility results. It is also important that a new building in close proximity not impede one's ability to interpret the character of the historic property; therefoTe, a new structure should be compatible in scale, site relationship and style, Simplicity and modesty in design are encouraged. Key features of individually landmarked properties include building orientation, building alignment, mass and scale, and building form. Staff finds that the following guidelines are particularly germane to the proposed development with respect to the following features. 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. . Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. . The primary plane of the front should not appear taller than the historic structure. . The front should include a one-story element, such as a porch. 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. 16 A n . 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. . These include windows, doors and porches. . Overall, details should be modest in character. 17 ~ r-... Exhibit D Design In the Main 5treet Historic District Historic /reservation Desii;n C;uide/;nes Development in what is now called the Main Street Historic District began with housing built during the early mining era in Aspen, Soon a few small, commercial businesses sprang up on comers in the neighborhood, Trees, typical of a residential area, dominated the early streetscape in this area. Starting in the 1940s, development oflodging occurred, either as stand-alone hotels and motels or as bed and breakfasts. While some of these more recent buildings may also be of significance, they do not establish the historic context for Main Street. Particular features associated with design in the Main Street HistOTic District include building width, building and roof form, materials, and architectural details, windows and doors, and streetscape features, site design and landscaping features, and so forth. The following are guidelines that should be part of the discussion with the conceptual review of this pTOject. 12.14 Design a new building to appear similar in scale to those seen traditionally in the district during the mining era. . Generally, a new building should be one to two stories in height. 12.15 On larger structures, subdivide larger masses into smaller "modules" that are similar in size to single family residences or Victorian era commercial buildings seen traditionally on Main Street. . Other, subordinate modules may be attached to the primary building form. . Each identifiable mass should have its own entrance. 12.16 Use roofing materials that are similar in appearance to those seen historically. 12.17 Use building materials that are similar to those used historically. . When selecting materials, reflect the simple and modest character of histoTic mateTials and their placement. 18 f""1 (\ .1 Exhibit E Site Location 19 N +E s r-., ~ Exhibit F RESOLUTION NO. L+- SERIES OF 2001 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING THE CONCEPTUAL REVIEW REQUEST FOR THE CHRISTIANIA LODGE FOR 1) AN ON-SITE RELOCATION OF TWO P AN- ABODES AND THE CALLAHAN CABIN; 2) THE DEMOLITION OF THE EXISTING MAIN LODGE BUILDING ON THE CORNER OF FOURTH AND MAIN STREETS, THE EXISTING FOUR-PLEX AND DUPLEX LOCATED AT THE BACK OF THE SITE ON THE ALLEY, AND A ONE-STORY DARK BROWN STRUCTURE LOCATED ON THE CORNER OF 5TI1 AND MAIN STREETS; AND 3) THE CONSTRUCTION OF A NEW TRIPLEX, DUPLEX, TWO FOURPLEXES AND A MAIN LODGE STRUCTURE FOR A PROPERTY LOCATED AT 501 WEST MAIN STREET, LOTS A-I, BLOCK 31, CITY AND TOWNSITE OF ASPEN, COLORADO . ParcelID: 2735-124-49-001 WHEREAS, the applicant, LLCI Austin Lawrence Partners, LLC, represented by Mitch Haas, is requesting Conceptual Review approval for I) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of the existing main lodge building on the comer of Fourth and Main Streets, the existing fourplex and duplex located at the back of the site on the alley, and a one-story dark brown structure located on the comer of 5th and Main Streets; and 3) the Construction of a new triplex, duplex, two fourplexes and a main lodge structure for the Christiania Lodge, a pToperty located at SOl West Main Street, Lots A-I, Block 31, City and Townsite of Aspen. WHEREAS, the property is currently listed as a Historic Landmark on the City of Aspen's Inventory of Historical Sites and Structures; and WHEREAS, the Community Development Department determined the Conceptual Review application for I) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of the existing main lodge building on the comer of Fourth and Main Streets, the existing fourplex and duplex located at the back of the site on the alley, and a one-story dark brown structure located on the comer of 5th and Main Streets; and 3) the Construction of a new triplex, duplex, two fourplexes and a main lodge structure for the Christiania Lodge, a pToperty located at SOl West Main Street, Lots A-I, Block 31, City and Townsite of Aspen met the applicable review standards, and recommended approval with conditions; and 20 ~ ~ ,-" n E Jt~b;+ PLANNING, LLC 6 HAAS LAND February IS, 2001 Mr. Fred Jarman Aspen City Planner 130 South Galena Street Aspen, CO 81611 RE: Christiania Lodge, Demolition Requests Dear Fred: On behalf of Austin Lawrence Partners, Stryker Brown Architects, and . Haas Land Planning, LLC, I would like to extend our sincere apology for any confusion our application may have caused with regard to our intentions to demolish and rebuild the existing duplex and fourplex structures located along the alley on the Christiania Lodge property. There was no intention whatsoever on our part to mislead you or confuse the issues involved; our desire to demolish and replace these structures was discussed with the Historic PreseTVation Commission (HPC) at the previous work session. The purpose of this letter is to clearly document our intentions with regard to the two aforementioned structures as well as the main lodge building, and to provide responses to the applicable standards of the Land Use Code. Lengthy descriptions of the existing condition of the duplex, fourplex and main lodge structures are provided in the December, 2000, application booklet, and need not be repeated here. Further, the December, 2000, application booklet provides detailed descriptions and architectural drawings of the proposed replacement structures. The only point that, perhaps, was not made perfectly clear was our intention to raze these structures down to their foundations, then rebuild on the same footprints. There will, however, be a few very minor, .insignificant changes to the existing footprints in a couple of locations. For instance, on the fourplex, a new external stairway is proposed and will require new footings and associated improvements. Section 26,41S.010(E)(10) of the Regulations provides certain exemptions for demolition of structures within an "H," Historic Overlay District. The exemption is from review against the standards of Section 26.41S.010(E)(S). To . 201 N, MILL STREET, SUITE 108 . ASPEN. COLORADO. 81611 . PHONE: (970) 925-7819' FAX: (970) 925-7395 . . ~\ r- February 15,2001 Page 2 qualify for such an exemption, the HPC must find that the following conditions have been met: a. The structure is not identified on the Inventory of Historic Sites and Structures. The structures proposed for demolition are not the subject of the Architectural Inventory Form for the property. Instead, the 2000 Inventory focuses almost exclusively on the Callahan Cabin while noting the presence of two excellent examples of Pan Abode cabins. The proposal involves the restoration and pTeservation of these three structures as well as their relocation to deliver them to prominence at the front of the property. The 1991 Inventory form discussed only the Callahan Cabin. In previous meetings with the HPC, very similar designs to those now proposed as replacement structures were approved as remodels of the duplex and fourplex structures, The approved remodels contemplated the complete covering and! or replacement of all existing and original materials. These structures have not achieved historic significance; neveTtheless, if the HPC desires to preserve Pan Abode structures, two of the best examples in Aspen are already pToposed for preservation on the subject site. The Pan Abode elements of the duplex and fourplex structures, by contrast, are not particularly strong or representative examples of a particular era OT type of construction, After all, these structures weTe built less than 30 years ago in 1974, which hardly qualifies as historic. The intention to demolish ,md rebuild the main lodge structure has been clear from the onset of this project's review, but is addressed herein for the sake of being comprehensive. In the many meetings, work sessions, and discussions held with the HPC, very little, if any, reluctance to allow the razing and rebuilding of the main lodge structure has been voiced. Instead, these discussions have focused on the design of the replacement building, directly . implying a willingness to allow its demolition down to the foundation. b. The structure is considered to be non-contributing to the historic district. Given the lack of attention, both the 1991 and 2000 Inventories clearly demonstrate that the structures proposed for demolition are not of any particular historical significance. Those structures which do contribute to the historic significance of the site and the district are being preserved and delivered from obscurity to preeminence. c. The structure does not contribute to the overall character of the historic district, and its demolition, partial demolition, off-site relocation, on-site .!~ ,...." n February 15, 2001 Page 3 relocation or temporary relocation does not impact the character of the historic district. Please refer to the narrative provided in response to standard" a," above. The duplex and fourplex structures do not contribute to the oveTall character of the historic district, nor will the demolition of these structures impact the character of the district. If these strllctur~s diq. significantly contribute to the character of the district, it is doubtful that the HPC would have approved the remodeling plans previously proposed. However, the HPC did approve those . remodeling plans, and said plans provided for the complete covering and! or replacement of all existing and original materials. In truth, these structures are located along the alley; and views of them from Main Street are obscured by the presence of mature vegetation and intervt'?ning buildings. Moreover, they are not particularly strong examples of an important architectural style, nor are they particularly representative of an important time in the history of Aspen. Again, in the many meetings, work sessions, and discussions held with the HPC, very little, if any, reluctance to allow the razing and rebuilding of the main lodge structure has been voiced. Instead, these discussions have focused on the design of the replacement building, directly implying a willingness to allow its demolition down to the foundation. Such a willingness would not have been implied if the HPC felt that the demolition of the main lodge structure would adversely impact the character of the Main Street Historic District. d. The demolition, partial demolition, off-site relocation, on-site relocation or temporary relocation is necessary for the redevelopment of the parcel. The rebuilding of the structures proposed fOT demolition is essential to 'ensuring the Christiania Lodge's continued viability.. That is, absent the proposed redevelopment, the Christiania Lodge is not likely to ever re- contribute to the small lodge bed base of Aspen, and the proposed demolitions are necessary for the viability and success of the pToposed plan. For instance, after further study; it was realized that the remodeling of the duplex and fourplex structures would provide a lower quality product and be more expensive than razing and rebuilding. New siding was going to be placed on the outside of tht'? existing walls while new insulation and fini~hing were going to placed inside of the existing walls. New window openings were to be cut through the remodelecl. walls. It was als() discovered th.at anadqjti()nalfoot of ceiling height would be needed on each of the two floors, thus requiring new plate heights. Consequently; very little of the existing materials would survive the remodel and those portions that would survive would be completely masked within the new wall coverings. r'\ ;--, February 15, 2001 Page 4 Given that two excellent examples of Pan Abode design and construction are already being preserved and delivered to prominence on the subject site, it seemed pointless to attempt salvaging such small, imperceptible vestiges of these two structures, especially in light of the economic realities of doing so. With regard to the main lodge structure, its floor plan and construction are far too antiquated to enable upgrading to today's lodging market standards without demolition and replacement. The units to be provided in this replacement structure, as well as those of the replaced duplex and fourplex, are essential to the viability of the project and, in turn, the ability to ensure the Christiania Lodge's continued viability. e, The redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010. The combination of the previously submitted application and this letter address the Historic PTeservation Commission's review of the proposal pursuant to Section 26.415.010. Work on the redevelopment of the Christiania Lodge officially began with the submittal of the original remodeling application for the duplex and fourplex structures in December of 1999, Another application was submitted in April of 2000 but stalled for various reasons. The current application was submitted in December of 2000, which brings us wherewe are today. A year and two months have already passed, and the Christiania Lodge redevelopment plans still have a long way to go (including PUD application preparation and reviews as well as Final HPC application and reviews) before construction can be contemplated. This discussion of time passed is not at all intended to cast blame one way or another. Rather, it is included only to stress the importance of keeping this process moving forward in as efficient a manner as possible. After all, the Lodge Preservation program and associated code amendments were put in place, at least in part, to provide a streamlined review process for the expansion and redevelopment of small lodges. As such, we respectfully request that you please do everything within your power to ensure that our continued HPC hearing stays on the March 14, 2001 agenda and is given the time it deserves. ..." 1"""'\, '" February 15, 2001 Page 5 Please have copies of this letter distributed to themembers of the HPC with their packets for the March 14, 2001 hearing. If you should have any questions, please do not hesitate to contact me. Yours truly, Haas Land Planning, LLC ~ Mitch Haas, AICP Owner/Principal cc: Greg Hills, Austin Lawrence Partners David Brown, Stryker Brown Architects c:/my documents/City Applications/Christiania Demo IAtr /\ ,/\ TO: THRU: FROM: RE: DATE: ,...,., -m: ".) r-", MEMORANDUM Aspen Historic Preservation Commission ,;( ~ Joyce Ohlson, Community Development Deputy Directorq~ ~ Fred Jarman, Planner? ~. Christiania Lodge -Conceptual Review I PUBLIC HEARING February 14th, 2001 REQUEST: PUBLIC HEARING: DATE: ZONING: PROCESS: STAFF RECOMMENDATION: >- Demolition >- On-Site Relocation >- Addition of 2 new lodge building buildings Yes February 14th, 2001 >- Office Zone District >- Lodge Preservation Overlay >- Main Street Historic Overlay Conceptual Review Final Review Historic Preservation Commission HistoricPreservation Commission Approval with Conditions 5ummary of J{equest The owners of the Christiania Lodge are requesting a Significant Development Review before the Historic Preservation Cormnrssionto .conduct the following actions during a conceptual review: 1) On-site Relocation of two pan-abodes and the Callahan Cabin; 2) Demolition of a one-story dark brown structure located on the corner of 5l1t and Main Streets; 3) Construction of two new buildings; a triplex and fourplex; and 4) Remodeling the existing main lodge structure, existing duplex and fourplex located on the alley. ~ ..,.-----" . . /3ackground The applicant, LLC I Austin Lawrence PartneTs, represented by Mitch Haas of Haas Land Planning, is requesting Conceptual Review before the HPC to 1) relocate three buildings on-site, 2) demolish a non-contributing structure, and 3) receive design approval for a proposed triplex and fourplex and an exterior remodel of the existing main lodge structure, fourplex, and duplex, The site is located at 501 West Main Street in the Office Zone District. Other applicable zoning districts include the Main Street Historic Overlay and Lodge Preservation Overlay District. The site is compTised of Lots A - I, Block 31, and contains 27,000 square feet. The site currently contains the Christiania Lodge which incorporates a main lodge building, a fourplex and duplex, two pan-abodes, the Callahan cabin, a one-story structure, a pool, mature spruce trees and lilac hedge, and an irrigation ditch (not on the property) serving cottonwood street trees along the property's Main Street frontage. The applicant has previously approached the HPC through work sessions and a site visit with potential site plan designs incorporating a variety of building designs prior to this application, The HPC was consistently concerned with earlier versions of the proposed development due to the project's massing and scale, site plan design regarding the relationship to the historic cabin, and the entire project's relationship to the historic Main Street corridor Istreetscape. As a matter of process, the applicant intends to appear before the HPC through this Significant Development Review prior to continuing forward to the Planning and Zoning Commission and City Council for a Planned Unit Development (PUD) request where they propose to vary the underlying zoning's dimensional requirements. Issues for Discussion This property is being reviewed by the HPC because 1) it is currently listed on Aspen's Inventory of Historic Sites and Structures because it contains the Callahan Cabin and 2) the site is located in the Main Street Historic Overlay. This redevelopment of the site includes several elements that require specific attention. This section will discuss the pToposed 1) relocation of three buildings on-site, 2) demolition of a non-contributing building, and 3) design approval for a proposed triplex and fourplex and an exterior remodel of the existing main lodge, fourplex, and duplex. 1) On-site Relocation The applicant proposes to relocate three structures on the site. Specifically, the applicant proposes to relocate two pan-abodes and the Callahan Cabin, from their current locations at the rear and center of the property adjacent to the alley to the Main Street frontage. The Land Use Code [the "Code"] and the Historic PTeservation Design Guidelines [the "Guidelines"] contain review criteria and guiding language regarding on-site relocations that will apply to this request. 2 r""'\ /""">Ij The Callahan log cabin (shown at right), built in the 1880's, is a simple gable- roofed structure made of hand hewn chinked logs with board and batten siding in the gable ends. There are paired, six light casement windows along the north and south sides of the building. The cabin, according to the Architectural Inventory Form is of the Late Victorian architectural style I building type. The cabin was relocated from its original location on the site in the 1950's, The Callahan Cabin remains as the only original structure on the site; the lodge buildings were developed around it in the 1950's and remodeled in the 1960's and the pan-abodes were constructed in 1962. The property was initially placed on the inventory because of the Callahan Cabin, This structure is believed to represent the earliest type of permanent home in Aspen. It was originally located in the center of the block, with the gable end facing the street. It was subsequently moved to its current position in the 1950's (shown to the right), Other structures on the site, which were built in the 1950's and 1960' s for the Aspenhof and then Christiania Lodges may have achieved significance, particularly two excellent examples of Pan Abode cabins (built in 1962) along the alley. The current locations of the pan-abodes (shown below) are at the rear of the site adjacent to the alley and somewhat hidden by large spruce trees and the pool area. The Callahan Cabin is located in the center of the lot and also obscured by large spruce trees. Staff finds that relocating the Callahan Cabin and the two pan-abodes to the front of the lot on the Main Street frontage will better promote their historic significance and establish a strong presence to the Historic Main Street corridor similar to the L' Auberge adding to the pedestrian experience. The Guidelines (see Chapter 9 of the Guidelines) indicate that relocation of historic 3 ~ ,"'--'" structures their original site may be possible if doing so will accommodate other compatible impTovements that will insure preservation. Staff supports the relocation of these three structures. 2) Demolition of the Non-Contributing Structure / Exemption From Demolition The applicant wishes to obtain an exemption from demolition to demolish a single-story structure currently located on the comer of 5th and Main Streets. The structure is not mentioned on the Architectural Inventory Form as having any significance. In the past, the structure has been used as a lodge unit. Once demolished, the applicant proposes to replace the structure with a two-story triplex. While there are no review standards in the Code for the demolition of non-contributing structures, the HPC is the final decision making body that allows these structures to be demolished because they are located on sites that have HPC review and will evaluate this request against the conditions in the Code Section 26.41 5 ,0 I O(E)(l 0)] . Please refer to Exhibit D for the specific response to these conditions. Staff finds that the structure does not add to the historic significance of the lot and theTefore recoinmends the HPC grant the applicant approval to demolish the structure, 3) Design Review for Existing Main Lodge, Fourplex, and New Triplex and Duplex The HPC has the review authority over development on the entire site because of the significance of the Callahan Cabin. Specifically, the HPC reviews the actions proposed for the historic resource as well as the design and location of new buildings so that scale, massing, materials, relationships between structures on the site and the way the entire site contributes to the surrounding pToperties. In this case, the proposed development includes both review of an inven.toried structure as \Veil as. design review for new structures. The ...,:'." :....",.'.....".. ..':...".:.~..,""',..",:.:",...'".....,._.... .>.....:i:"-',;,<".::.',~;::..... applicant has presented several site design scenarios to the HPC and subsequently received a considerable constructive response, This section will discuss the design of the new structures, the facelifts of the existing structures, and the relocation of the Callahan Cabin and the two pan-abodes as they relate to the Main Street Historic District. a. The Main Lodge Structure The applicant proposes this structure to remain as the main focus and largest structure on the site located on the comer of 4th and Main Streets. This is the most prominent, visible, and defining structure on the site with major elevations on Main and 4th Streets. The signature elements ofthe building's exterior are the existing chimney and a pToposed conical tower. Contrary to the applicant's description of the conical tower distinguishing the site as a lodge, Staff finds that conical towers are, in fact, signature elements of the Late Victorian style OT Queen Ann architectural style most prevalent in the mid_19th century. Further, the height of the proposed conical tower from the wood fascia is approximately 18 feet tall making the structure 36 feet tall to the tower's peak. Other towers, turrets, spires, 4 r". () rooftop sculptures, etc., atop buildings along Main Street do not match the consideTable size of the proposed conical tower, Staff is concerned that the applicant is proposing a confused design by incorporating major elements from distinctly different architectUTal styles. The Christiania Lodge's current architecture repTesents a EUTopean Chalet Style that is reflected throughout the other larger lodge buildings on the site except for the cabin and pan-abodes. Staff recommends the applicant choose a particular style and maintain that style's defining characteristics rather than attempting to create a mix, which confuses the viewer. b. Existing Duplex Redesign The proposed elevations show a large number or variety of materials including cedar shingling, horizontal and vertical wood siding with different board widths, and stone veneer that appear to make the building confusing. Staff would like to see a simplifying of materials on the proposed redesign of the existing duplex similar to the use of materials on the main lodge structUTe and proposed triplex on the Main Street frontage. c. Existing Fourplex Redesign The proposed elevations show a large number or variety of materials including cedar shingling, horizontal and vertical wood siding with different board widths, and stone veneer that appear to make the building confusing, Staff would like to see a simplifying of materials on the proposed redesign of the existing fourplex similar to the use of materials on the main lodge structure and proposed triplex on the Main Street frontage. d. New Fourplex Staff is seriously concerned with the massing and scale of this structUTe. (Please refer to the streetscape drawings on the next page.) While the structUTe is set back on the site and removed somewhat from Main Strel;t, its mere mass and scale appear to overwhelm the Callahan Cabin as well as thelIlilin lodge building. The underlying zoning allows for structUTes to be no taller thaIl 25 feet. This proposed fourplex appears to be 33 feet tall to the ridge of the roof (the structure's highest point). It is clear that the applicant intends to request a Planned Unit Development process that provides the ability to vary dimensional requirements for the underlying zone district. It is in this forum that the applicant wishes to request that the height requiTement be relaxed to accommodate this structUTe, These three structUTes read as one very large mass of buildings as one looks from Fourth to Fifth Streets, In ~ddition, the structure is the tallest on the entire half block. Staff recommends the HPC serio\lsly consider the size of this structure and its relationship to other structures on the lot as well as across the alley towards the Boomerang Lodge. Staff recommends the HPC not approve this structUTe as represented in this application as part of this conceptual review for these reasons. 5 ,-.-." ~ ^. e. New Triplex Staff is encouraged by the design of the proposed triplex. This structure is a key building because it is located on the comer of 5th and Main Streets and would be very visible on both of those elevations. In addition, the relationship the triplex will have with the relocated pan-abodes and Callahan Cabin on the Main Street frontage is also very important. Specifically, the triplex intends to maintain a sensitive relationship with these smaller single-story structures that have front porches. Staff finds that inflection is achieved with this design, Further, the front porches add to the approachability of the structure, pedestrian experience, and reinforce the Main Street streetscape consistent with the adjacent pan-abodes, Callahan Cabin, and the main entrance to the main lodge building. 4) Desi2n in the Main Street Historic District Historically, development in the Main Street Historic District began with housing built during the early mining era in Aspen followed by a few small, commercial businesses on comers in the neighborhood, Trees, typical of a residential area, dominated the early streetscape in this area, Starting in the 1940s, development of lodging occurred, either as stand-alone hotels and motels or as bed and breakfasts. While some of these more recent buildings may also be of significance, they do not establish the historic context for Main Street. The Historic Preservation Design Guidelines [the "Guidelines"] maintain a policy that: Creative solutions that are compatible with the historic mining character of the Main Street Historic District are strongly encouraged. while designs that seek to contrast with the existing context simply for the sake of being different are discouraged. This will help protect the established character of the district, while also allowing new, compatible design. The Goal for the Main Street Historic District is to preserve the primary period of significance for Main Street - the mining era in Aspen, The primary goal is to preserve this character while accommodating compatible changes. In addition, individual buildings from later periods may also be of historic significance and should be preserved. In the effort to achieve this goal, certain elements should be considered such as building width, building and roof form, materials, architectural details, windows and doors, and so forth. The applicant proposes a face-lift to three existing buildings on the site including the main lodge building, a fourplex, and a duplex. The proposed development also includes the construction of a new triplex and the relocation of the Callahan Cabin and two pan- abodes from their current locations to the front of the site to take more pTominent positions on the Main Street frontage. As one walks east from the comer of 5th arid Main Streets and passes in front of the redeveloped lot, the way these buildings are designed and arranged will have a profound effect on the pedestrian experience. (Please refer to 6 / ("""lJ)",dSiO'1 ~ --v ----f~.v' .:t-:V- fol'fv --;;;(" L/ ~)\ JV f0 ( 0UfI-~t q1 .z/I'fl ~( . . ~ l~ ~N.; CHKI5TIANIA LODCE NOTE5 ~(y- .' Intra This is a public hearing to consider Resolution Number _' for significant development conceptual review request for the Christiania Lodge by the applicant and owners, LLC / Austin Lawrence Partner represented by Mitch Haas. (6;r'J )j~) (LJ'<!IL -I<;-- ~ ;A/rv ,j1V"1~ fv ti;1/) -w;)/Avt! ".,/?5\ (D ,. ,,' j lJ tv4>/""<P' , Ke9uests f.!i' /' 'j, ""d 0"'"'"' /t"""". This conceptual review includes the following requests: I) On-site Relocation of two pan-abodes and the Callahan Cabin; 2) Demolition of a one-story dark brown structure located on the corner of 5tl' and Main Streets; 3) Construction of two new buildings; a triplex and fourplex; and 4) Remodeling the existing main lodge structure, existing duplex and fourplex located on the alley. J3ackground ~ The Christiania Lodge is located at 501 West Main Street in the Office Zone District. Other applicable zoning districts include the Main Street Historic Overlay and Lodge Preservation Overlay District. The site contains 27,000 square feet. ~ The applicant has previously approached the HPC through work sessions and a site visit with potential site plan designs incorporating a variety of building designs prior to this application, ~ " ~ .~ -...;;:;,. ~ The HPC was consistently concerned with earlier versions of the proposed development due to the project's massing and scale, site plan design regarding the relationship to the historic cabin, and the entire project's relationship to the historic Main Street corridor /streetscape. ~ As a matter of process, it is staff's understanding the applicant intends to appear before the HPC through this Significant Development Review prior to continuing forward to the Planning and Zoning Commission and City Council for a Planned Unit Development (PUD) request where they propose to vary the underlying zoning's dimensional requirements. Ci/~:6 '" '-"" , }.v I"';~ ~ M'\ [vIP' ),") I I- I; J ~'f;.vl fv + 10""'^ 1 -- / JI1't"",,,", r), I' ,41.4 /" , ,. 5 " (#");_ .r " " , t'1 I} Issues for Discussion t. A-t:' t-A ~ C\ G 1-) 1) On-site Relocation ;.> The applicant proposes to relocate two pan-abodes and the Callahan Cabin, from their current locations at the rear and center ofthe property adjacent to the alley to the Main Street frontage. ;.> The Callahan log cabin (built in the 1880's) is currently on the Inventory of Aspen's Histric Sites and Structures. The cabin was relocated from its original location on the site in the 1950's and remains as the only original structure on the site and is believed to represent the earliest type of permanent home in Aspen, ;.> The current locations of the pan-abodes (built in 1962) are at the rear of the site adjacent to the alley and somewhat hidden by large spruce trees and the pool area. The Callahan Cabin is located in the center ofthe lot and also obscured by large spruce trees. ;.> Staff finds that relocating the Callahan Cabin and the two pan-abodes to the front of the lot on the Main Street frontage will better promote their historic significance and establish a strong presence to the Historic Main Street corridor similar to the L' Auberge adding to the pedestrian experience. The Guidelines (see Chapter 9 of the Guidelines) indicate that relocation of historic structure~~eir original site may be possible if doing so will accommodate other compatible improvements that will insure preservation. Staff supports the relocation of these three structures. 2) Demolition of the Non-Contributin2 Structure / Exemption From Demolition ;.> The applicant wishes to demolish a single-story structure currently located on the corner of 5th and Main Streets. The structure is not mentioned on the Architectural Inventory Form as having any significance. In the past, the structure has been used as a lodge unit. ;.> Once demolished, the applicant proposes to replace the structure with a two-story triplex. Staff finds that the structure does not add to the historic significance of the lot and recommends the HPC grant the applicant approval to demolish the structure. 3) Desi2n Review for Existin2 Main Lod2e, Fourplex, and New Triplex and Duplex 2 .' . t"'\ ~ )- The HPC has the review authority over development on the entire site because of the significance of the Callahan Cabin. Specifically, the HPC reviews the actions proposed for the historic resource as well as the design and location of new buildings so that scale, massing, materials, relationships between structures on the site and the way the entire site contributes to the surrounding properties. a. The Main Lodge Structure ( trD. :::,0 )- The applicant proposes this structure to remain as the main focus and largest structure on the site located on the comer of 4th and Main Streets, This is the most prominent, visible, and defining structure on the site with major elevations on Main and 4th Streets. The signature elements of the building's exterior are the existing chimney and a proposed tower. )- Contrary to the applicant's description o/the tower distinguishing the site as a lodge, Stafffinds that towers are, in/act, signature elements o/the Late Victorian style or Queen Ann architectural style most prevalent in the mid-19th century. )- The height of the proposed tower from the wood fascia is approximately 18 feet tall making the structure 36 feet tall to the tower's peak. Other towers, turrets, spires, rooftop sculptures, etc., atop buildings along Main Street do not match the considerable size of the proposed tower. )- Staff is concerned that the applicant is proposing a confused design by incorporating major elements from distinctly different architectural styles. The Christiania Lodge's current architecture represents a European Chalet Style that is reflected throughout the other larger lodge buildings on the site except for the cabin and pan-abodes. )- Staff recommends the applicant choose a particular style and maintain that style's defining characteristics rather than attempting to create a mix, which confuses the viewer. -::. Existing Duplex and Fourplex Redesign (A-fY. .;\ ~ I\~.?~ )- The proposed elevations show a wide variety of materials inciuding cedar shingling, horizontal and vertical wood siding with different board widths, and stone veneer that appear to make the building confusing. )- Staff would like to see a simplifying of materials on the proposed redesign of the existing duplex similar to the use of materials on the main lodge structure and proposed triplex on the Main Street frontage, d. New Fourplex lA i- ' :> ~ )- Staff is concerned with the massing and scale of this structure, (Please refer to the streetscape drawings on the next page,) While the structure is set back on the 3 . r. ~".A ^ A & -5 I -r"^" f>1"'L i~1 A C"fJ' fv"""' wS~ r-Jl-~ , ,,\-'V' 1 ftl0\';, ~~ site and removed somewhat from Main Street, its mass and scale appear to overwhelm the Callahan Cabin as well as the main lodge building. ,,' >- The underlying zoning allows for structures to be no taller than 25 feet as measured by the Aspen Land Use Code. This proposed fourplex appears to be 33 feet tall to the ridge of the roof (the structure's highest point). >- These three structures read as one very large mass of buildings as one looks from Fourth to Fifth Streets. In addition, the structure is the tallest on the entire half block. >- Staff recommends the HPC consider the size of this structure and its relationship ;t k ,.,.,l,v \ to other structures on the lot as well as across the alley towards the Boomerang ( ~':J Lodge. Staff recommends the HPC not approve this structure as represented in this application and that the applicant revisit the structure's massing. e. New Triple{At. )\) >- Staff is encouraged by the design of the proposed triplex. This structure is a key building because it is located. on the corner of 5th and Main Streets and would be very visible on both ofthose elevations. >- In addition, the relationship the triplex will have with the relocated pan-abodes and Callahan Cabin on the Main Street frontage is also very important. Specifically, the triplex intends to maintain a sensitive relationship with these smaller single-story structures that have front porches, Staff finds that inflection is achieved with this design. >- Further, the front porches add to the approachability of the structure, pedestrian experience, and reinforce the Main Street streetscape consistent with the adjacent pan-abodes, Callahan Cabin, and the main entrance to the main lodge building. 5taff I\ecammendatian Staff recommends the Historic Preservation Commission approve the Conceptual Review for a Significant Development Review request for I) an On-site Relocation of two pan- abodes and the Callahan Cabin; 2) the Demolition of a one-story dark brown structure located on the corner of 5th and Main Streets; 3) the Construction of the new triplex; and 5) the Remodeling the existing main lodge structure, existing duplex and fourplex located on the alley with conditions. Stafffurther recommends that the proposed fourplex be redesigned before moving to Final Review before the HPC. jvff^y_ U:1b l-r~--./ S" v1Jf'I"V~ ----' ~uV~ ~ L--/s'v 5'-":Jtu'1 <----' VJ1Jt3 ------- ('1/1/1,,/ ~ 4 ~ ~ the comprehensive Main Street elevation that includes all the proposed buildings as seen from the street.) The HPC is charged with determining whether this proposed development meets the goals the Guidelines are attempting to achieve; namely, to preserve this [historic Main Street] character while accommodating compatible changes, Staff I\ecommendation Staff recommends the Historic Preservation Commission approve the Conceptual Review for a Significant Development Review request for I) an On-site Relocation of two pan- abodes and the Callahan Cabin; 2) the Demolition of a one-story dark brown structure located on the comer of 5th and Main Streets; 3) the Construction of the new triplex; and 5) the Remodeling the existing main lodge structure, existing duplex and fourplex located on the alley with the following conditions, Staff further recommends that the proposed fourplex be redesigned before moving to Final Review before the HPC. I. That the applicant shall submit a demolition plan, as part of the building permit plan set upon receiving Final Approval, indicating exactly what areas of the histoTic Callahan Cabin are to be altered as part of the renovation; 2. That the applicant shall submit a preservation plan, as part of the building permit plan set upon receiving Final Approval, 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 salvage; 3. That no elements are to be added to the historic house 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 appToval of staff and monitor; 4. That the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 5. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 6. 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; 7. That the applicant shall be required to provide the contractor with copies of the HPC Final Review Resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit 7 ,....." ,....." , :; relocating the Callahan Cabin and the two pan-abodes to the front of the lot on the Main Street frontage will better pTomote their historic significance and establish a strong presence to the Historic Main Street corridor similar to the L' Auberge adding to the pedestrian experience. The Guidelines (see Chapter 9 of the Guidelines) indicate that relocation of historic structures their original site may be possible if doing so will accommodate other compatible impTovements that will insure preservation. Staff finds that the proposal meets this criterion and Staff supports the relocation of these three structures, c. The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation, and Staff Finding As clearly stated in the application, the applicant has not completed any analysis on the whether or not the three structures could be moved and therefore does not know if the structures are capable of withstanding the physical impacts of the relocation and re-siting. The applicants shall be required, as a condition of conceptual approval from the HPC, to conduct such an analysis / structural report by a licensed engineer demonstrating the soundness of the structure proposed for relocation as part of the Final Review. Staff finds that while, the applicant will conduct this required task in good faith prior to Final Review, this criterion is not currently met. d. A relocation plan shall be submitted, including posting a bond or other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation, and Staff Finding Consistent with the response to the above criterion, the applicant has not (as part of this Conceptual Review application) submitted a relocation plan including posting a bond or other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repair (if required) of the structure, site preparation and infrastructure connections. However, the applicant shall be requiTed as a condition of conceptual review approval, to comply with this criterion. Staff finds that while, the applicant will conduct this required task in good faith prior to Final Review, this criterion is not currently met. Historic freservation Design (;uide/ines A part of a historic building's integrity is derived from its placement on its site and therefore, its original position is important. Preserving the original foundation is always encouraged. Generally, removing a structure from the parcel with which it is historically 11 f""'1 n Exhibit 13 Demo/ition Exemption I and (Jse rode I? equirements 26.415.010(E)(lO) Exemption for structures within an "H," Historic Overlay District. The demolition of a structure located within an "H," Historic Overlay District, may be exempt from meeting the applicable standards in Section 26.4l5.020(B), (C), (D), (E) or (F) if the Historic Preservation Commission finds that the following conditions have been met: a. The structure is not identified on the Inventory of Historic Sites and Structures. Staff Finding The applicant proposes to demolish the structure located on the comer of 5th and Main Streets. This structure is not mentioned on the Architectural Inventory Form. Staff finds that this criterion is met. b. The structure is considered to be non-contributing to the historic district. Staff Finding This structure is not mentioned on the Architectural Inventory Form (oveT the course of the last ten years) as having any significance. By it mere absence from the forms evaluating the historically significant structures on the site, Staff considers this structure to be non-contributing, Staff finds that this criterion is met. c. The structure does not contribute to the overall character of the historic district, and its demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation does not impact the character of the historic district. Staff Finding This structure is currently in a poor condition that detracts from the site and does not contribute to the overall character of the historic district, The demolition of this structure will enhance the character of the historic district. Staff finds this criterion to be met. d. The demolition, partial demolition, off-site relocation, on-site relocation or temporary relocation is necessary for the redevelopment of the parcel. Staff Finding This structure is a single-story building. In the past, the structure has been used as a lodge unit. Once demolished, the applicant proposes to replace the structure with a 13 f""'-.. (') Exhibit C New Dudding Additions Historic ;reservation Design {;uide/ines The Guidelines indicate that preserving a historic property does not mean it must be "frozen" in time, but it does mean that, when new building occurs, it should be in a manner that reinforces the basic visual characteristics of the site, This does not imply, however, that a new building must look old, In fact; imitating historic styles is generally discouraged; historians prefer to be able to "read" the evolution of the street, discerning the apparent age of each building by its style and method of construction. They do so by interpreting the age of a structure, placing its style in relative chronological order. When a new building is designed to imitate a historic style, this ability to interpret the history of the street is confused. A new design should relate to the fundamental characteristics of the historic resources while also conveying the stylistic trends of today. It may do so by drawing upon basic ways of building that make up a part of the character of the property, Such features upon which to draw include the way in which a building is located on its site, the manner in which it relates to the street, and its basic mass, form and materials. When these design variables are arranged in a new building to be similar to those seen traditionally, visual compatibility results. It is also important that a new building in close proximity not impede one's ability to interpret the characteT of the historic property; therefore, a new structure should be compatible in scale, site relationship and style. Simplicity and modesty in design are encouraged. Key features of individually landmarked properties include building orientation, building alignment, mass and scale, and building form. Staff finds that the following guidelines are particularly germane to the proposed development with respect to the following features, 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. . Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. . The primary plane of the front should not appear taller than the historic structure. . The front should include a one-story element, such as a porch. 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. 15 f"') (") Exhibit D Design in the Main 5treet Historic District Historic {'reservation Design C;uide/ines Development in what is now called the Main Street Historic District began with housing built during the early mining .era in Aspen. Soon a few small, commercial businesses sprang up on comers in the neighbOThood. Trees, typiCal of a residential area, dominated the early streetscape in this area, Starting in the 1940s, development of lodging occurred, either as stand-alone hotels and motels or as bed and breakfasts. While some of these more recent buildings may also be of significance, they do not establish the historic context for Main Street. Particular features associated with design in the Main Street Historic District include building width, building and roof form, materials, and architectural details, windows and doors, and streetscape features, site design and landscaping features, and so forth. The following are guidelines that should be part of the discussion with the conceptual review of this project. 12.14 Design a new building to appear similar in scale to those seen traditionally in the district during the mining era. . Generally, a new building should be one to two stories in height. 12.15 On larger structures, subdivide larger masses into smaller "modules" that are similar in size to single family residences or Victoriim era commercial buildings seen traditionally on Main Street. . Other, subordinate modules may be attached to the primary building form, . Each identifiable mass should have its own entrance. 12.16 Use roofing materials that are similar in appearance to those seen historically. 12.17 Use building materials that are similar to those used historically. . When selecting materials, reflect the simple and modest character of historic materials and their placement. 17 ~ ~ Exhibit F RESOLUTION NO._, SERIES OF 2001 RESOLUTION OF THE ASJ>EN HISTORIC PRESERVATION COMMISSION APPROVING THE CONCEPTUAL REVIEW RE(1UEST FOR-THE CHRISTIANIA LODGE FOR 1) AN ON-SITE RELOCATION OF TWO PAN- ABODES AND THE CALLAHAN CABIN; 2) THE DEMOLITION OF A ONE: STORY DARK BROWN STRUCTURE LOCATED ON THE CORNER OF 5TH AND MAIN STREETS; 3) THE CONSTRUCTION OF THENEWTRlPLEX; AND 5) THE REMODELING THE EXISTING MAIN LODGE STRUCTURE, EXISTING DUPLEX AND FOURPLEX LOCATED ON THE ALLEY FOR A PROPERTY LOCATED AT 501 WEST MAIN STREET, LOTS A-I, BLOCK 31, , CITY AND TOWNSITE OF ASPEN, COLORADO ParcelID: 2735-/24-49-001 WHEREAS, the applicant, LLC/ Austin Lawrence Partners, LLC, represented by Mitch Haas, is requesting Conceptual Review approval for 1) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of a one-story dark brown structure located on the comer of 5th and Main Streets; 3) the Construction of the new triplex; and 5) the Remodeling the existing main lodge structure, existing duplex and fourp1ex located on the alley for the Christiania Lodge, a property located at 501 West Main Street, Lots A-I, Block 31, City and Townsite of Aspen. WHEREAS, the property is currently listed as a Historic Landmark on the City of Aspen's Inventory of Historical Sites and Structures; and WHEREAS, the Community Development Department determined the Conceptual Review application for 1) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of a one-story dark brown structure located on the comer of 5th and Main Streets; 3) the Construction of the new triplex; and 5) the Remodeling the existing main lodge structure, existing duplex and fourplex located on the alley for the Christiania Lodge, a property located atS01 West Main Street, Lots A-I, Block 31, City and Townsite of Aspen met the applicable review standards, and recommended approval with conditions; and WHEREAS, at a public hearing, which was legally noticed and held at a regular meeting of the Historic Preservation Commission on February 14t\ 2001, at which time the HPC considered and found the application to meet the review standards, and apPTOved 1) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of a one-story dark brown structure located on the comer of 5th and Main Streets; 3) the 19 ~ ~ 4, That the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 5. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 6. 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; 7, That the applicant shall be required to provide the contractor with copies of the HPC Final Review 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; 8. That the General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 9. 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; 10. That the applicant agrees that any restoration has to comply to the UCBC 1997 version; 11. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; and 12. That the applicant agrees that prior to issuance of a Certificate of Occupancy, the applicant shall sign a sidewalk, curb and gutter construction agreement (if applicable) and pay the applicable recording fees; 13. That the applicant will provide the Community Development Department and HPC with an agreement regarding actions taken to mitigate for any potential impacts on the site as a result of this land use request with the City of Aspen Parks Department prior to Final Review before HPC; 14, That the applicant shall comply with the Universal Conservation Building Code; 21 r'\ Pi mSTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Deput}' City Clerk 23 Ii"""\. Resource Number.' 5PT,114,~l Temporary Resource Number: 501.WM.A Architectural Inventory Form (Page 2 of 2) ^ ".- '..'~ "'~,,7 21. General architectural description: The Callahan 100 cabin is a simole cable roofed structure made of hand hewn chinked laos with board and batten sidino in the cable ends, There are Daired six lioht casement windows alono the north and south sides. of thebuildino. 22, Architectural style/buiiding type: Late Victorian 23, Landscaoing or special setting features: Laroe, sioniiicant soruce trees on site, Fiowino Irrioation ditch, Cottonwood street trees alono the leno.th of th~ block, lilac hedoe on west. 24, Associated buiidings, features, or objects: The Callahan cabin ;5 the remainino orioinai structure on the site, cut a craUD of lodce structures develoDed around it in the 1950's and 60's 'N. Architectural History 25, Date of Construction: Estimate Cailahan cabin: earlv 1880's remodeled in 1960's. Pan Abodes- 1962. Actual Main Lodce: 1950'5- Source of Information: 26. Architect: Source of information: 27, Builder/Contractor: Source of 'nformation: 28, Originai owner: Source of information: Cabin: 1980 Inventorv 'arm Lodce aulidiMS: Buildinc oermit 41e Cabin: none Main Lodce: Charles Oarterson Buildinc :Jermit Rle Cabin: Callahan 1980 lnventorv 'orm Callahan 1980 Inventorv form 29, Construction history (include description and dates of major additions. alterations, or demolitions): On cabin: Added center window facino Main St. . Lodce develooment becan on site In the 1950's. 30, Original location _ Moved X (cabin) Date of move(s): 1950's V. Historical Associations 31. Original use(s): Domestic 32. Intermediate use(s): 33, Current use(s): Domestic, Hotel 34, Site type(s): Office/Residential District f"";" Resource Number. 5F-. ,114,32 Temporary Resource Number: 501.WMA t) Architectural Inventory Form (Page 4 of 4) 43. Assessment of historic physical integrity related to significance: Cabin has had minor alterations but most of the orioinal character and fabric is intact. Lodoe buildinos have been minimallv altered to date. 1111. National Register Eligibility Assessment 44. National Register eligibility field assessment: Eligible -X- Not Eiigible _ Need Data 45. Is there National Register district potential? Yes ~ No Discuss: Lies within a iocallv desionated historic district. If there is National Register district potential, is this building: Contributing .L 46, If the building is in existing National Register district. is it: Contributing_ Noncontributing _ Noncontributing _ VIII. Recording Information 47, Photograph numbers: R19: F15 16 Negatives filed at: Aspen/Pitkin Communitv Development Deot. 48, Report title: Citv of Aspen 2000 Update of Survev of Historic Sites and Structures 49. Date(s): 8/2000 50, Recorder(s): Suzannah Reid and Patrick Duffield 51. Organization: Reid Architects 52. Address: 412 Nom Mill Street PO Box 1303 Aspen CO 31612 53. Phone number(s): 970 920 9225 NOTE: Please attach a sketch map, a photocopy of the USGS quad. map indicating resource iocation, and photographs. Colorado Historical Society - Office of Archaeology & Historic Preservation 1300 Broadway, Denver, CO 80203 (303) 366-3395 i""-GC L; " '...... .~~ .....:;=: -.' - -'."" > .~-' '~_. :. -- ~, - - ~ .....' ~ -~1'" ",~~-'/=-'_ _:--- ~'S::::-:;~:l ~,=+--) r.g'--"'- I; l~ ' ''1)/ \""'~ r ~;"'~ '; .::.:' '~-2"'------~_--~- Y5,.. r~ ~- f "~( ---..... / / ~ / / ~ \\~\\m~\\"~~' ~--:~.'~c~ ;:~ ~r6&.~~11 \ '" ~\ \.__~ ,,~~~. ~!~O-::Z.:r I, /~~:'" ,', \. \'\ ",,'. ~~, - ---::::;J- -<, 0- _\ -- ~ "~,..::Z '.' ,--~ \ " -.-." =--=:"'- ~~"'-B7-~'--':::--' ,,rJ." ,'" ';''''~~\' _." 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''''~~'':~'~~~~->-'' \.)~<~,"<>-,-/,,,"p ~~:;'i~ '::'.'~.~..'~:~:L.,~_~:>..-:'::-.:...,:..'~..,'...'..,:...,.::..,.:,....:-..'~:...':..~:'::.'.' __:. "1 .- '~ ji ::,.< . "':~':- - ---::==-::=-,.\;,>. ~'--'""~', :.;;f@ ~ _ :-::." ;~ \:\,'-' ~ ;::.. . . ,,' _ .\-; ',:~' ~~",_ + '_"'~~'~: ::-.':iy,~.:.~~i;:,~C~/-""~. . ";~;~=::y~ > '''':-~~ ~ "" ""'"..~.">.,' .. . ,,,,,"';;;,,/ .. .:...~ I ~ '.,'" ,. I~'r',;~:~ .~'~:'-~--;5t~'.~:--- '.,,' -\: ." -:" :...' /} ';!:~' ;;::, ::c'sc: ":.=o,":~~."'j;,~:. :~~_ .?' "':\>. :::;: ~;_. ' . ~. ~';=::c-' "' ;~--"i /- "', ~ . -r;':'-,::,?:_,,,.. . -' ~ = "';:" - ~"i.: ~ .,.-:;:: oj.~:: . ,__' ~ _.,'~_=-:.""'::-_ ,;\~;:."':..:...,\ \'::JW;J. ~,' ,.:-~,. ,------,; " ','" ~ ;. -:::--_~ ~,;rQT"~" .,.., .':~_' c' ._, Jl I ~~~:\ . .:( ~ .. Aspen Quadrangle Colorado-Pitkin County 1960. Photo Revised 1987 Scale: 1:2 4 7. 5 :Vlinute Survey G.;'\I! " seAL':: ::2d see Ii ~! ;:0 MIL$ \i V UN GAID ~ND ! 981 IAAGN€T1C ~ORn-t ~ O~NAnON ~T ':ENTER OF 3HEE; ztJ."l.U : "'Ill:: ~CCO :C<lO :C{JO .:ceo 'coo ,ceo -5CCO ~CCO =E:::~ - - - ~IL;104E:-:-:::;> CONTOUR :N7"~~VAL .10 F'EE;i .~M:ON.J,L ::iC:CD'::7:C i2~r:CAL ~ArUM GF ~929 -- " !'1 '( '! the comprehensive Main Street elevation that includes all the proposed buildings as seen from the street,) The HPC is charged with determining whether this proposed development meets the goals the Guidelines are attempting to achieve; namely, to preserve this [historic Main Street] character while accommodating compatible changes. 5taff 1\ ecommenda tion Staff recommends the Historic Preservation Commission approve the Conceptual Review for a Significant Development Review request for 1) an On-site Relocation of two pan- abodes and the Callahan Cabin; 2) the Demolition of a one-story dark brown structUTe located on the comer of 5th and Main Streets; 3) the Construction of the new triplex; and 5) the Remodeling the existing main lodge structure, existing duplex and fourplex located on the alley with the following conditions, Staff further recommends that the proposed fourplex be redesigned before moving to Final Review before the HPC. 1. That the applicant shall submit a demolition plan, as part of the building permit plan set upon receiving Final Approval, indicating exactly what areas of the histoTic Callahan Cabin are to be altered as part of the renovation; 2. That the applicant shall submit a preservation plan, as part of the building permit plan set upon receiving Final Approval, 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 salvage; 3. That no elements are to be added to the historic house that did not pTeviously 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 the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 5, That there shall be no deviations from the e;<terior elevations as approved without first being reviewed and approved by HPC staff and monitor; 6. 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 pTints made for the purpose of construction; 7. That the applicant shall be required to provide the contractor with copies of the HPC Final Review Resolution applicable to this project. The contractoT must submit a letter addressed to HPC staff as part of the building permit 7 ,~ /,>, 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; 8. That the General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 9. 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; 10. That the applicant agrees that any restoration has to comply to the UCBC 1997 version; 11. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; and 12. That the applicant agrees that prior to issuance of a Certificate of Occupancy, the applicant shall sign a sidewalk, curb and gutter construction agreement (if applicable) and pay the applicable recording fees; 13. That the applicant will provide the Community Development Department and HPC with an agreement regarding actions taken to mitigate for any potential impacts on the site as a result of this land use request with the City of Aspen Parks Department prior to Final Review before HPC; 14. That the applicant shall comply with the Universal Conservation Building Code; 15, The applicant shall be required, as a condition of this conceptual approval from the HPC, to conduct such an analysis I structural report by a licensed engineer demonstrating the soundness of the structures proposed for relocation as part of the Final Review which shall be submitted to the Community Development Department as part of the Final Review Application; 16. The applicant shall be required to submit to the Community Development Department a relocation plan including posting a bond or other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repair (if required) of the structure, site preparation and infrastructure connections as part of the Final Review Application; and 8 ,,......,,, r>-; , . 17. That the applicant does not receive approval for the proposed fourplex located on the back of the site as part of this conceptual review and shall restudy the design as it relates to scale and massing in relationship to the rest of the site. ft:ecommended Motion "I move to appTove Resolution No. _ approving the Conceptual Review for a Significant Development Review request for 1) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of a one-story dark bTOwn structure located on the corner of 5th and Main Streets; 3) the Construction of the new triplex on the corner of Fifth and Main Streets; and 5) the Remodeling the existing main lodge structure, existing duplex and fourplex located on the alley with the conditions set forth in the Resolution." ft:eview criteria and .5taff Findings EXHIBIT A - ON-SITE RELOCATION EXHIBIT B - DEMOLITION EXEMPTION EXHIBIT C - NEW BUILDING ADDITIONS EXHIBIT D - DESIGN IN THE MAIN STREET HISTORIC DISTRICT EXHIBIT E - SITE LOCATION EXHIBIT F - RESOLUTION No. , SERIES OF 2001 EXHIBIT G - ARCHITECTURAL INVENTORY FORM EXHIBIT H - ApPLICATION 9 r--"', r-- Exhibit A On-5ite /{e/ocation / and (Jse (:ode f? eCfuirements 26.415.010(E)(8) Standards for review of on-site relocation. No approval for on-site relocation shall be granted unless the Historic Preservation Commission finds that the standards of Section 26.415,020(E)(7)(b), (c), and (d) have been met. If the structure that is to be relocated does not contribute to the historic significance of the parcel, only standard 26.415.020(E)(7)(2) must be met. b. The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation, and Staff Finding The applicant proposes to relocate three structures on the site. Specifically, the applicant proposes to relocate two pan-abodes and the Callahan Cabin, from their current locations at the rear and center of the property adjacent to the alley to the Main Street frontage. The Callahan log cabin, built in the 1880's, is a simple gable-roofed structure made of hand hewn chinked logs with board and batten siding in the gable ends. There are paired, six light casement windows along the north and south sides of the building. The cabin, according to the Architectural Inventory Form is of the Late Victorian architectural style / building type. The cabin was relocated from its original location on the site in the 1950's. The Callahan Cabin remains as the only original structure on the site; the lodge buildings were developed around it in the 1950's and remodeled in the 1960's and the pan-abodes were constructed in 1962. The property was initially placed on the inventory because of the Callahan Cabin. This structure is believed to represent the earliest type of permanent home in Aspen. It was originally located in the center of the block. It was subsequently moved to its current position in the 1950's. Other structures on the site, which were built in the 1950's and 1960' s for the Aspenhof and then Christiania Lodges may have achieved significance, particularly two excellent examples of Pan Abode cabins (built in 1962) along the alley. The current locations of the pan-abodes are at the rear of the site adjacent to the alley and somewhat hidden by large spruce trees and the pool area. The Callahan Cabin is located in the center of the lot and also obscured by large spruce trees. Staff finds that 10 /"""-; t) relocating the Callahan Cabin and the two pan-abodes to the front of the lot on the Main Street frontage will better promote their historic significance and establish a strong presence to the Historic Main Street corridor similar to the L' AubeTge adding to the pedestrian experience. The Guidelines (see Chapter 9 of the Guidelines) indicate that relocation of historic structures their oTiginal site may be possible if doing so will accommodate other compatible improvements that will insure preservation, Staff finds that the proposal meets this criterion and Staff supports the relocation of these three structures, c. The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation, and Staff Finding As clearly stated in the application, the applicant has not completed any analysis on the whether or not the three structures could be moved and therefore does not know if the structures are capable of withstanding the physical impacts of the relocation and re-siting. The applicants shall be required, as a condition of conceptual approval from the HPC, to conduct such an analysis / structural report by a licensed engineer demonstrating the soundness of the structure pTOposed for relocation as part of the Final Review. Staff finds that while, the applicant will conduct this required task in good faith prior to Final Review, this criterion is not currently met. d. A relocation plan shall be submitted, including posting a bond or other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation, and Staff Finding Consistent with the response to the above criterion, the applicant has not (as part of this Conceptual Review application) submitted a relocation plan including posting a bond OT other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repair (if required) of the structure, site preparation and infrastructure connections. However, the applicant shall be required as a condition of conceptual review approval, to comply with this criterion. Staff finds that while, the applicant will conduct this required task in good faith prior to Final Review, this criterion is not currently met. Historic Freservation Design (;uide/ines A part of a historic building's integrity is derived from its placement on its site and therefore, its original position is important. Preserving the original foundation is always encouraged. Generally, removing a structure from the parcel with which it is historically 11 '" recorded will compromise its integrity. However, there may be cases when relocation will not substantially affect the integrity of a property and its rehabilitation can be assured as a result. In some cases, it may be possible to reposition a structure on its original site if doing so will accommodate other compatible improvements that will assure preservation. A related concern is the character of the building's foundation. Traditionally, most buildings in Aspen had simple foundation designs. Many had a wooden sill that was clad with siding. A few of the grander structures had stone foundations. These features should be preserved. Staff would like the HPC to pay particular attention to the following guidelines in making a determination on the relocation request for the three structures. 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. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. . Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate, . Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 12 t"'" f\ , 'J Exhibit 15 Demolition Exemption / and (Jse C:ode /?eCJuirements 26.415.010(E)(lO) Exemption for structures within an "H," Historic Overlay District. The demolition of a structure located within an "H," Historic Overlay District, may be exempt from meeting the applicable standards in Section 26.415.020(B), (C), (D), (E) OT (F) if the HistOTic Preservation Commission finds that the following conditions have been met: a. The structure is not identified on the Inventory of Historic Sites and Structures. Staff Finding The applicant proposes to demolish the structure located on the comer of 5th and Main Streets. This structure is not mentioned on the Architectural Inventory Form. Staff finds that this criterion is met. b. The structure is considered to be non-contributing to the historic district. Staff Finding This structure is not mentioned on the Architectural Inventory Form (oveT the course of the last ten years) as having any significance. By it mere absence from the forms evaluating the historically significant structures on the site, Staff considers this structure to be non-contributing. Staff finds that this criterion is met. c. The structure does not contribute to the overall character of the historic district, and its demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation does not impact the character of the historic district. Staff Finding This structure is currently in a poor condition that detracts from the site and does not contribute to the overall character of the historic district. The demolition of this structure will enhance the character of the historic district. Staff finds this criterion to be met. d. The demolition, partial demolition, off-site relocation, on-site relocation or temporary relocation is necessary for the redevelopment of the parcel. Staff Finding This structure is a single-story building. In the past, the structure has been used as a lodge unit. Once demolished, the applicant pTOposes to replace the structure with a l3 ,r--:-.., ,~ two-story triplex. This redevelopment will remove a non-contributing dilapidated structure from a highly visible and prominent location along Aspen's historic Main Street corridor. This redevelopment will substantially improve the streetscape. Staff finds this criterion to be met. e. The redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010. . Staff Finding This application is before the Historic Preservation Commission for the appropriate review. Staff finds this criterion to be met. 14 I""'\. r1 Exhibit C New Du;/ding Additions Historic {'reservation Design C;uide/ines The Guidelines indicate that preserving a historic property does not mean it must be "frozen" in time, but it does mean that, when new building occurs, it should be in a manner that reinforces the basic visual characteristics of the site. This does not imply, however, that a new building must look old. In fact, imitating historic styles is generally discouraged; historians pTefer to be able to "read" the evolution of the street, discerning the apparent age of each building by its style and method of construction, They do so by interpreting the age of a structure, placing its style in relative chronological order. When a new building is designed to imitate a historic style, this ability to interpret the history of the street is confused. A new design should relate to the fundamental characteristics of the historic resources while also conveying the stylistic trends of today. It may do so by drawing upon basic ways of building that make up a part of the character of the property, Such features upon which to draw include the way in which a building is located on its site, the manner in which it relates to the street, and its basic mass, form and materials. When these design variables are arranged in a new building to be similar to those seen traditionally, visual compatibility results. It is also important that a new building in close proximity not impede one's ability to interpret the characteT of the historic property; therefore, a new structure should be compatible in scale, site relationship and style. Simplicity and modesty in design are encouraged. Key features of individually landmarked properties include building orientation, building alignment, mass and scale, and building form, Staff finds that the following guidelines are particularly germane to the proposed development with respect to the following features. 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. . Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. . The primary plane of the front should not appear taller than the historic structure. . The front should include a one-story element, such as a porch. 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. i5 /--...., ,.-, . 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. . These include windows, doors and porches. . Overall, details should be modest in character. 16 r"\ r'\ Exhibit D Design in the Main 5treet Historic District Historic Freservation Design C;uidelines Development in what is now called the Main StreetJlistoric Pistrict began with housing built during the early mining era in Aspen. Soon a few small, commercial businesses sprang up on corners in the neighborhood. Trees, typical of a residential area, dominated the early streetscape in this area. Starting in the 1940s, development of lodging occurred, eitheT as stand-alone hotels and motels or as bed and breakfa.sts. \\'l1ile soIne ofthese more recent buildings may also be of significance, they do not establish the historic context for Main Street. Particular features associated with design in the Main Street Historic District include building width, building and roof form, materials, and architectural details, windows and doors, and streetscape features, site design and landscaping features, and so forth. The following are guidelines that should be part of the discussion with the conceptual review of this project. 12.14 Design a new building to appear similar in scale to those seen traditionally in the district during the mining era. . Generally, a new building should be one to two stories in height. 12.15 On larger structures, subdivide larger masses into smaller "modules" that are similar in size to. single family residences or Victorian era commercial buildings seen traditionally on Main Street. . Other, subordinate modules may be attached to the primary building form, . Each identifiable mass should have its own entrance. 12.16 Use roofing materials that are similar in appearance to those seen historically. 12.17 Use building materials that are similar to those used historically. . When selecting materials, reflect the simple and modest character of historic materials and their placement. 17 /~, C) Exhibit E 5ite Location 18 N *E s f""'\ (1 Exhibit F RESOLUTION NO. _, SERIES OF 2001 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING THE CONCEPTUAL REVIEW REQUEST FOR THE CHRISTIANIA LODGE FOR 1) AN ON-SITE RELOCATION OF TWO PAN- ABODES AND THE CALLAHAN CABIN; 2) THE DEMOLITION OF A ONE- STORY DARK BROWN STRUCTUREL()CATED ()N THE C()RNER OF 5TH AND MAIN STREETS; 3) THE CONSTRUCTION OF THE NEW TRIPLEX; AND 5) THE REMODELING THE EXISTING MAIN l,ODGE STRUCTURE, EXISTING DUPLEX AND FOURPLEX LOCATED ON THE ALLEY FOR A PROPERTY LOCATED AT 501 WEST MAIN STRE}i:T, LOTS A-I, BLOCK 31, CITY AND TOWNSITE OF ASPEN, COLORADO ParcelID: 2735-124-49-001 WHEREAS, the applicant, LLC! Austin LaWTence Partners, LLC, represented by Mitch Haas, is requesting Conceptual Review approval for 1) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of a one-story dark brown structure located on the comer ofSth and Main Streets; 3) the Construction of the new triplex; and 5) the Remodeling the existing main lodge structure, existing duplex and fourplex located on the alley for the Christiania Lodge, a property located at 501 West Main Street, Lo~s A-I, Block 31, City and Townsite of Aspen. WHEREAS, the property is currently listed as a Historic Landmark on the City of Aspen's Inventory of Historical Sites and Structures; and WHEREAS, the Community Development Department determined the Conceptual Review application for 1) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of a one-story dark brown structure located on the comer of 5th and Main Streets; 3) the Construction of the new triplex; and 5) the Remodeling the existing main lodge structure, existing duplex and fourplex located on the alley for the Christiania Lodge, a property located at 501 West Main Street, Lots A-I, Block 31, City and Townsite of Aspen met the applicable review standards, and recommended approval with conditions; and WHEREAS, at a public hearing, which was legally noticed and held at a regular meeting of the Historic Preservation Commission on February 14th, 2001, at which time the HPC considered and found the application to meet the review standards, and approved 1) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of a one-story dark brown structure located on the comer of 5th and Main Streets; 3) the 19 '" C\ Construction of the new a triplex; and 5) the Remodeling the existing main lodge structure, existing duplex and fourplex located on the alley for the Christiania Lodge, a property located at 501 West Main Street, Lots A-I, Block 31, City and Townsite of Aspen met the applicable review standards, and recommended approval with conditions by a vote of five to one L to--.J. WHEREAS, the Aspen Historic Preservation Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and WHEREAS, the Aspen Historic Preservation Commission finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and WHEREAS, the Aspen Historic Preservation Commission finds that this Resolution furthers and is necessary for the promotion of public health, safety, and welfare, NOW, THEREFORE, BE IT RESOLVED: Section 1 Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the the requests for I) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of a one-story dark brown structure located on the comer of 51h and Main Streets; 3) the Construction of the new triplex; and 5) the Remodeling the existing main lodge structure, existing duplex and fourplex located on the alley for the Christiania Lodge, a property located at 501 West Main Street, Lots A-I, Block 31, City and Townsite of Aspen is approved with the following conditions: I. That the applicant shall submit a demolition plan, as part of the building permit plan set upon receiving Final Approval, indicating exactly what areas of the historic Callahan Cabin are to be altered as part of the renovation; 2. That the applicant shall submit a preservation plan, as part of the building permit plan set upon receiving Final Approval, 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 salvage; 3. That no elements are to be added to the historic house 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 monitoT; 20 1"""1 f'\ 4. That the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 5. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 6, 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; 7, That the applicant shall be required to provide the contractor with copies of the HPC Final Review 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; 8, That the General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 9, 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; 10. That the applicant agrees that any restoration has to comply to the UCBC 1997 version; II. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; and 12. That the applicant agrees that prior to issuance. of a Certificate of Occupancy, the applicant shall sign a sidewalk, curb and gutter construction agreement (if applicable) and pay the applicable recording fees; 13. That the applicant will provide the Community Development Department and HPC with an agreement regarding actions taken to mitigate for any potential impacts on the site as a result of this land use request with the City of Aspen Parks Department prior to Final Review before HPC; 14. That the applicant shall comply with the Universal Conservation Building Code; 21 .-'""". ,~ 15, The applicant shall be required, as a condition of this conceptual approval from the HPC, to conduct such an analysis I structural report by a licensed engineer demonstrating the soundness of the structures proposed for relocation as part of the Final Review which shall be submitted to the Community Development Department as part of the Final Review Application; 16. The applicant shall be required to submit to the Community Development Department a relocation plan including posting a bond or other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repair (if requiTed) of the structure, site preparation and infrastructure counections as part of the Final Review Application; and 17, That the applicant does not receive approval for the proposed fourplex located on the back of the site as part of this conceptual review and shall restudy the design as it relates to scale and massing in relationship to the rest of the site. Section 2: All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Historic Preservation Commission, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 3: 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 priOT ordinances. Section 4: 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 thereof, APPROVED BY THE COMMISSION at its regular meeting on the 14th day of February, 2001. Approved as to Form: David Hoefer, Assistant City Attorney 22 r""\ ''1 HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Deputy City Clerk 23 ~ (.. ... \ r-C:xh,' b;+ 6 Architectural Inventory Form (Page 1 of 4) Official eligibility determination (OAHP use only) Date initials Determined eligible-. NR Oetennined Not Eligible- NR Oetennined 8igible- SR Det:errruned Not SigibJe- SR NeedOata Contnbutes to eligible NR Distnct Noncontributing to eiigible NR District OAHP1403 Rev. 9198 . COLORADO CULTURAL RESOURCE SURVEY I. IDENTlFlCATlOI-l 1, Resource .1umber: 2. Temporary resource number: 3, County: 4. City: S, Histonc building name: 6. Current building name: 7, Building address: 8. Owner name and acdress: SPT,114,32 S01WMA Pitkin Asoen Callahan Loa Cabin Christiania Lodoe 501 W Main Street Asoen Colorado 81611 501 W Main LLC 408 AABC#202 Asoen CO 81611 II. Geographic Information 9, P.M. 6 Townshio 10 South Range 85 West NW ii, of NE V, of SW V, of SE i/~ or Section 12 10, UTM reference Zone -L...;L;...;L ~....L -L.-L .....9-.mE ~...;L -L..JL ~.-1- .....9-.mN 11, USGS quad name: Asoen Quadrannle Year: 1960 Photo Rev. 1987 Map scale: 7,S'-X- lS'_ Attacnphotoccoyofapcroctiatemapsectcn. 12. Lot(s): Lots A-I Block: 31 Addition: Year of Addition: 13. Boundary Description and Justification: Site Is comorised of Lots A-I Block 31 of the City and Townsite of Asoen. Assessors office Record Number 273512449001, This descriotion was chosen as the mast soecific and customarv descriotion of the site, III. Architectural Description 14, Building plan (footprint, shape) Rectaneular Pian 15, Dimensions in feet: Length 16. Number of stories: 1 17, Primary extemal wall material(s) (enter no more than two):Loe 18, Roof configuration: (enter no more than one): Gabled roof 19. Primary external roof material (enter no more than one):Wood Shineles 20. Special features (enter ail that apply): None x Width .1""' Resource Number. 5PT,114.~", Temporary Resource Number: 501. WMA , ' r"\ .. j Architectural Inventory Form (Page 2 of 2) 21, General architectural description: The Callahan loa cabin is a simole aable roofed structure made of hand hewn chinked laos with board and batten sidinoin theaable ends. There are aaired six lioht casement windows alono the north and south sides of the buildino. 22, Architectural style/building type: Late Victorian 23, Landscaoing or special setting features: Laroe, sionificant spruce trees an site, Flowino irriaation ditch, Cottonwood street trees alone: the lenoth of the block. Lilac hedoe an west. : ,,": ': .':~';""> ''''""~;';'''''''i;'''''''''r:>:'' :":':":"';"~{':-!,-,:t('P''',:,:", ',,.,, , Associated buildings, features, or objects: The Callahan cabin's the remalninqoriqinai structure on Ii: i'<.:" 24, the site, but a orouP of lodce structures developed around it in the 1950's and 60's. "", "....,.,-.-.'" IV. Architectural History 25, Date of Construction: Estimate Callahan cabin: earlv 1880's remodeled in 1960'5, Pan Abodes- 1962. Actual Main Lodce: 1950'5- Source of information: Cabin: 1980 Inventorv farm Lodce buildincs: Buildinc oermit 41e Capin: none Main Lodce: Char'es Oatterson Buildinc oermit Ale Capin: Callahan 1980 inventorv form Callahan 1980 Inventorv form 26, Architect: Source of Information: 27. Builder/Contractor: Source of Information: 28. Originai owner: Source of information: 29, Construction history (include description and dates of major additions, alterations, or demolitions): On cabin: Added center window facino Main St. Lodce develoament becan an site in the 1950's. 30, Original location _ Moved X (cabin) Date of move(s): 1950'5 V. Historical Associations 31. Original use(s): Domestic 32. Intermediate use(s): 33. Current use(s): Domestic, Hotel 34. Site type(s): Office/Residential District '" 35. Historical background: The craoertv was Initiallv claced on the inventorY because of the Callahan cabin, This structure is believed to reeresent the eariiest tyee of cermanent home in Aseen. It was orioinailv located in the center of the block, with the oable end facino the street. Moved to current oosition in the 1950's, Other structures on the site. which were built in the 1950's and 1960's for the Asoenhof and the" Christiania Lodoes mav have achieved sionlficance, oarticularlv two excellent exameles of Pan Abode caDins fbuiit in 1962) alono the ailev. There are a oa1r of two stON structures In the southwest ::orner of the aroeertv which are stucco on the ~rst 400r and Pan Abode on the second. Thev have recentlv been aeeroved for exterior remodelino, The orioinal main lodoe on the oroeertv was remodeled from a one stON structure to two stories 'n 1964. Architeot was Charies Patterson, 36. Sources of informatIOn: Pitkin County Courthouse records: Sanborn and Sons Insurance .lJIaos: 1990 and 1980 City of Asoen Survev of Historic Sites ano Structures VI. Significance 37, Local landmark designation: Yes No-X- Date of designation: Designating authority: Asoen c;tv Courcil 38, Aopilcable National Register Crltena: A. Associated with events that have made a significant contribution to the oroad pattern of our histor,/: 8, Assooiated with the iives of persons significant in our cast; -X- C, Emoodies the distinctive characteristics of a type. period. or method of construction. or represents the work of a master, or that possess high artistic values. or represents a signtficant and distinguishable entity whose components may lack individual distinction; or Q, Has yielded, or may be likely to yield. Information important in history or prehistory. Quaiifies under Criteria Considerations A through G (see Manual) Does not meet any of the above National Register criteria 39. Area(s) of significance: Architecture 40, Period of significance: Late 1800's Silver Miniml Era. Earlv ski era 41. Level of significance: National _ State Local .L 42. Statement of significance: The cabin's reoresentative of the familv/home environment of the averaee citizen in Asoen durine the earliest vears of the silver minine era, The other buildines reeresent smail lodee deve!oement in the 1950's and 60's to oravide seNices for skiers and other visitors , ("'\ Resource Number. SF-,. 114.32 Temporary Resource Number: 501 WMA Architectural Inventory Farm (Page 4 of 4) f'"'\ 43. Assessment of historic physical integrity reiated to significance: Cabin has had minor alterations but most of the oriainal character and fabric is intact. Lodee buildinas have been minimailv altered te date. i<' VII. National Register Eligibility Assessment 44, National Register eligibility field assessment: Eligibie.A- Not Eiigibie _ Need Data 45, Is there National Register district potential? Yes L- No Discuss: Lies within a locallv desianated historic aistrict. If there is National Register district potential, is this building: Contributing L 46. If the building is in existing National Register district, is it: Contributing_ Noncontrlbuting _ Noncontributing _ VIII. Recording Information 47, Photograph numbers: R19: F15 16 Negatives :iled at: Asoen/Pitkin Community Develooment Deat. 48, Report title: City of Asoen 2000 Uodate of Survev of Historic Sites and Structures .,.,......u.,..,.._..',;<......_......t".:,.,.,.,.._...;.".,..;,..'..:...,....,;.....,..'".,.., -', 49. Date(s): 8/2000 50, Recorder(s): Suzannah Reid and Patrick Duffield 51, Organization: Reid Architects 52. Address: 412 North Mill Street PO Box 1303 Asoen CO 81612 53. Phone number(s): 970 920 9225 NOTE: Please attach a sketch map, a photocopy of the USGS quad. map indicating resource location, and photographs. Coloraoo Historical Society - Office of Archaeology & Historic Preservation 1300 Broadway, Denver, CO 80203 (303) 866-3395 ~ "'---'. ~~L~Il.r'~:: "'-"" ~ f" f/I!~~~~{ if(; ! ~ I 'Ii if I t!~,~~ ,. 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Z Z 0:: 0:: 0 ::.: 0 Z Z ::.: LU 0 w 0 '" 0 '" 0 " " 9 -" ...J CO ~ CO .,!- . 1""\ ;E'KHTi3 IT II../- ~ '~ INDEX OF NEW DRAWINGS --- CHRISTIANIA LODGE --- REPLACED ALLEY DUPLEX: SHEET DESCRIPTION AA 3,1.a Current proposal (same as in the application book) for the South and West Elevations of the Duplex structure to be reconstructed after demolition, only the materials palette has been simplified from that shown in the application book. AA 3,2,a AA3,Jb AA2.4 AA3,1.c AA 3,2,b Current proposal (same as in the application book) for the North and East Elevations of the Duplex structure to be reconstructed after demolition, only the materials palette has been simplified from that shown in the application book. Elevation and perspective drawings for a new option/alternative proposal for the Duplex structure to be reconstructed after demolition. Roof Plan for the new option/alternative proposal for the Duplex structure to be reconstructed after demolition (as shown on AA 3,1.b), West and South Elevations of the remodeled Duplex structure, as previously approved by the HPc. East and North Elevations of the remodeled Duplex structure, as previously approved by the HPC REPLACED ALLEY FOURPLEX: SHEET DESCRIPTION AB 3,1. a Current proposal (same as in the application book) for the South and West Elevations of the Fourplex structure to be reconstructed after demolition, only the materials palette has been simplified from that shown in the application book. AB 3,2,a AB 2.4,a AB 3,1.b Current proposal (same as in the application book) for the North and East Elevations of the Fourplex structure to be reconstructed after demolition, only the materials palette has been simplified from that shown in the application book. Roof Plan of the current proposal (same as in the application book) for the Fourplex structure to be reconstructed after demolition Elevation and perspective drawings for a new option/alternative proposal for the Fourplex structure to be reconstructed after demolition, , AB 2.4b AB 3,l.c AB 3.2,b ~, (") Roof Plan for the new option/alternative proposal for the Fourplex structure to be reconstructed after demolition. West and North Elevations of the remodeled Fourplex structure, as previously approved by the HPc. East and South Elevations of the remodeled Fourplex structure, as previously approved by the HPc. NEW FOURPLEX (ALONG ALLEY): SHEET DESCRIPTION AC 3,l.a Elevations of the current proposal (same as in the application book). AC 31b AC2.4 Elevations and perspective drawings of a F ourplex structure with a revised design based on the comments of the HPC and staff, Roof Plan of the revised Fourplex structure (as shown on AC 3.l.b), MAIN LODGE STRUCTURE (RECONSTRUCTION): SHEET DESCRIPTION AD 3,l.a Elevations of the current proposal (same as in the application book). AD 3,l.b AD 2.3 Elevations of the Main Lodge structure with a revised design based on the comments of the HPC and staff. Roof Plan of the revised Main Lodge structure (as shown on AD 3,l.b), r ---, I i I "'e' l- ::: ~ ~ .., u ~o ~ ~ w~~;~ t- ;C"';;; - :;~d :r::<'l<;;if (.) ~"~ i : i~ i I <( - :z <( - f-< [J) - ~ :r: u ~ ,0 EO;; ", ~ <=-t; "'; ~~ ~l ~ ,= ~ ""' l:: ,.., --_.- ---- I r , ! , .' ~i~ C::i~ ffij ~ , " ., . ",. & . ~[;i ~ " if ~ < . ~ = 4 , 8:~ ~ ~ ",. ~!~ ~! :: .....~. , (1;, :> ~; ~ z " ~: ~ .......................~.... , , , , { ""'-::6;':6"1""'" ;.8(~ 6f.',l "o':;t?'" 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" .J r' /,,~., ,,-::.r- r' $------ (0'''\--- \~",,/ $------ 1"""". , ' $------ ('""1 (;~\-._._._.- \~j (~~(~) I I I 1ID 1 1 I z (~'\ \:) 'f (;:') T' (I'~ , i' / '" II / -"._ii._......' . '" ~r<\ \ ) " ~ 'c.~ .A -~ ~' ~ ~ z <( ...J Cl. U- o o a: ~) ~. '" -~ {eJ) , i I , AL:,;,),," ~\,~ , .....---./'-..- ',:<vrI:.lj"" 1 :.~ii"'lL@' 4 ~ f""", -- f.....J EXHIBIT E SITE LOCATION 9 N *E s r:/J z i:Ij EXHIBIT / Ir- J d 1(/-)&'7;> C~~TIANJAJ,Q'DGE SIG TREVffW APPLICATION., ARCHITECTS 119 S SPRING ST . ASPEN' C081611 SUBMITTED BY HAAS LAND PLANNING, LLC 201 NORTH MILL STREET, SUITE 1 08 ASPEN, COLORADO 81611 (970) 925..7819 and STRYKER BROWN ARCHITECTS 119 SOUTH SPRING STREET ASPEN, COLORADO 81611 (970) 925-2100 DECEMBER, 2000 CHRISTIANIA LODGE SIGNIFICANT DEVELOPMENT APPLICATION TABLE OF CONTENTS PAGE I. INTRODUCTION.".",.,. ,.. ,.,., ...", ..,. ,.,.,'.. .... ,. .... ,.",. ....,.... ... ,., .,.. ...1 II. EXISTING CONDITIONS (An Overview of the Project Site and Neighborhood).,. '.. ,.,... ,.,.. ...,." ."...,,'..... ...... ....1 IIL PROJECT DESCRIPTION....",......,.,..., '.,.,.". ,. ..,....., ...",...,.,. '., ..... ..5 · The Callahan Cabin...................................... ..... ......... '" .... ... .....7 · The Pan Abodes..". ,..."."..,., ..., ,..., ..,. ,. ..,....,..,.. ....... ........,., ......7 · The New Triplex.,... '.,..,... ,.,..,.....,., .........,.,.'",.. '.,..... ......,...... "s · The Existing Duplex (Remodel).................,.................................S · The Existing Fourplex (Remodel),........,......... ......,.....,..... .....,......9 · The New Fourplex..... .............. .......... ........ ................... ..... ......10 · The Main Lodge Structure.... ......... ....... ............................ ..... ....11 · Height, Massing, Scale, and Materials..........,.........................,.....12 · Summary. . . . . .. .... .. . .. ... . .. . .. . .. . ... .. . .. . .. . .. ... . . .. . .. . .. ..... . . .. . . . . . . . .. .. . .13 N. REVIEW STANDARDS.. ,.,.. ......, ,.,.., ........... ...... .... '..... ,. ......,..... ....14 A. Section 26.415.010(C)(5), Significant Development Review Standards.", ..., ,.,., ...,., ......,., ...",'.,... ..,. ,. .... ,..14 B. Section 26.415,010(E)(S), Standards for Review of On-Site Relocation,. '.", .... ,., ........ ..,...,... ,.... .... '...,.., "...19 C. Section 26.415.010(E)(10), Demolition Exemption............,.........,,20 EXHIBITS . Exhibit #1: Proof of Ownership jW arranty Deed Exhibit #2: Letter of authorization for Stryker Brown Architects Exhibit #3: 1991 and 2000 Architectural Inventory Forms Exhibit #4: List of Property Owners Within 300 Feet Exhibit #5: Executed Fee Agreement Exhibit #6: Land Use Application Form Exhibit #7: Dimensional Requirements Form Exhibit #S: Pre-Application Conference Summary ~ I I '*" L INTRODUCTION: This application is a request for Conceptual approval of "Significant Development," as well as approval of three on-site relocations, and the demolition of a noncontributing structure, all on the Christiania Lodge property. The subject property is located at 501 West Main Street between 4th Street and 5th Street, and is both within the Main Street Historic District and listed on the City of Aspen Inventory of Historic Sites and Structures, The application is submitted pursuant to Sections 26,415.010(C) and 26,415,010(E) of the Aspen Land Use Regulations by 501 West Main, LLCj Austin Lawrence Partners, LLC (hereinafter "Applicant"), the owners of the property (see Warranty Deed, Exhibit #1). Mr. Greg Hills is the Managing Member of the owning Limited Liability Company, Permission for Haas Land Planning, LLC, Planning Consultants, and Stryker Brown Architects to represent the Applicant is attached as Exhibit #2, Copies of the 1991 and 2000 Inventory of Historic Sites and Structures forms for the subject property are attached as Exhibit #3, A list of property owners located within three-hundred feet of the property and an executed application fee agreement are attached as Exhibits #4 and #5, respectively. The application is divided into four sections. Section I provides a brief introduction to the application, while Section II describes the existing conditions 'of the project site and neighborhood. Section III of the application outlines the Applicant's proposed development, and Section N addresses the proposed development's compliance with the applicable review criteria of the Regulations. For the reviewer's convenience, all pertinent supporting documents relating to the project (e.g" proof of ownership, etc.) are provided in the various exhibits attached at the end of the application, While the Applicant has attempted to address all relevant provisions of the Regulations, and to provide sufficient information to enable a thorough evaluation of the application, questions may arise which require further information andj or clarification. The applicant will provide such additional information as may be required in the course of the application's review. II. EXISTING CONDITIONS (An Overview of the Project Site and Neighborhood): The subject property is legally described as Lots A through I, Block 31, City and Townsite of Aspen. It is located at 501 West Main Street, which is the south side of Main Street between 4th and 5th Streets, The site is zoned Office with a Lodge Preservation Overlay (OjLP). In total, the site is 27,000 square feet Christiania Lodge HPC Application Page 1 - '~, alii: , , , i 1 I ~ li.J I I I i ,i a~nJ :10 ~Jva -_._---- DNI~~Vd O:JAVd '" .-- "" '"' <l 00'001 3,517 0,,171 N '::r ----.J '" "" '" 9' r , f-.J I [--I , ..I I I I I 1 , , , % ~i~ 1 " ~ I i .---1 -I . iL ..L7 I IN(n- o or 0 N ~ I -L. -< ~ Ti[ CL ~ 0 if) .. 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"1' 1'\ /~uo ,~~r;:g g ~ ____~r sf''!' ~5~' ~.... ^' _#...'\-...~~ /' --:::>--..-) "-i;:- <' ..=~ -:'--;;'"rt' Dr ~ ~O ~.~_. ~ ..- t\ ,-./,J ~\ C/ IrS .:;, ,.s~: /: 'r:',' i..It; (;' ,., $/ /1 I..-j' !:l ~'---.1--......... tt CI{}'~j',,:' IP;;;; .--'-CI ~)._" ,I' " ~, . ~ 15 u CIIsUt Cr..k Dr .-~ I J,.-... .l..-"'-Lf'l ,'b,,.......Cernt>ref'). '. ' ..~ ~.A. ~e"A'c ". . "t", ,....... ('f '.- .: -; 60 ':;':",:,'~ " - . . . . .. . / '"J ,~ ( , IS.:Jfl.JdS'" W I- - Cf) 11 c( ~ -', ...O~_ "'/OAl - , .' €;~ ~\j' " V);' (" "_.. ,'. "'P~ r;~r.:;:;"";;- . t ""!'.~... ~ > I- - 2 - U - > < , : c.. ,-:; " , ':; " _.:::'-_.---.....~ ~ .. . . .. . . . . . - .. in area (270' x 100'), encompassing an entire half-block on the north side of the alley, The Christiania Lodge is accessed directly from Main Street, 4th Street, 5th Street, and the alley along the rear of the property. The property is essentially flat and includes a good deal of mature vegetation (trees and shrubs), There is a fenced swimming pool area as well as a separate fenced spa/hot tub area. The site maintains a fair amount of undeveloped, open area, although there are a total of seven (7) buildings on the property, three (3) of which are two-story structures and four (4) of which are one-story structures, A duplex resides along the corner of 5th Street and the alley at the rear of the property, It is set back approximately six and one-half (6.5) feet from the westerly property line and ten feet from the southerly property line. A fourplex also resides along the alley frontage, some thirty feet to the east of the duplex. The fourplex, too, is set back approximately ten feet from the southerly property line. Both the duplex and the fourplex are separated from the alley by the presence of paved, parallel parking spaces, They are two-stories each, with 3:12- pitched, gable roofs and north-south ridgelines. As they currently exist, the duplex and fourplex structures are white stucco on the ground level, with dark brown, horizontal log (pan abode) siding on the upper level. Both have second floor balconies with dark brown, fence-like vertical wood board rails. The windows are aluminum/metal clad and it is believed that these structures were built in 1973-74, The most memorable features of these buildings are the surrounding trees and views, There is a one-story building roughly ten and one-half (10,5) feet to the east of the fourplex, This one-story building is connected with another, identical one-story building to its east by an enclosed fourteen foot long storage areal closet along the alley frontage, These identical one-story structures are pan abode kit houses built in the 1960s. Aside from the linking storage facility, the area between the pan abodes remains open. Another enclosed storage facility/closet extends approximately twenty-two feet in an easterly direction (along the alley frontage) from the pan abode house closest to 4th Street. The area immediately to the east of the pan abode house closest to 4th Street and north of the twenty-two foot long storage closet is a fenced in spa/hot tub facility. " Ii.. ii' " The two-story, main lodge structure on the property resides on the Main Street and 4th Street corner of the property. It is set approximately twelve and one-half (12,5) feet back from the front/Main Street property line, but the chimney on its front facade projects outward such that it is a foot and a half to two feet closer to the Main Street right-of-way. The side/4th Street setback is only two to two and one-half (2 - 2.5) feet, with overhanging decks that maintain Christiania Lodge HPC Application Page 2 no setback at alL Along the alley, the building sits on the property line (zero rear setback) and its roof overhang encroaches approximately one foot into the area above the alley right-of-way. The fencing around the swimming pool, which fronts on Main Street, is set back just eight feet from the northerly property line. There is a one-story log building situated along the corner of Main and 5th Streets, and said structure is set just three and one-half (3.5) feet back from the northerly jMain Street property line and seven feet from the westerly property line, The other building fronting on Main Street is a one-story log cabin set back some thirty-two feet from the northerly property line and some sixty-seven feet from the fenced swimming pool area. I i The information contained in the 1991 Inventory of Historic Sites and Structures relative to the subject property focuses completely on the one-story, "Callahan Log Cabin," while the 2000 form makes note of a few other structures. The "Callahan Log Cabin" is the one-story structure located some thirty-two feet from the front of the property (along Main Street), The redevelopment proposed in this application will result in moving the Callahan Log Cabin closer to Main Street near the center of the property, a more prominent location chosen to both accentuate its historic significance and more closely approximate its original location on the site, The two following paragraphs provide a summary of the information contained in the Inventory of Historic Sites and Structures relative to the subject property (see Exhibit #3). Given the complete lack of mention, both Inventory forms clearly demonstrate that the structure proposed for demolition is not of any particular historical significance and does not contribute to the historic value of the site, The Callahan Log Cabin is the smaller of the two log structures fronting on Main Street, more particularly described as the one currently setback some thirty-two feet from the West Main Street right-of-way. Itjs a simple rectangular building. of approximately 360 square feet (23.8' long x 15,2' wide) whose architectural style is described in the 1991 Inventory as "early log cabin" with no special setting features or landscaping. According to the 1991 form, none of the other buildings or site features (trees, rocks, spaces, relationships, structures, etc.) of the property are associated with the sites historical significance, i ',I I I .1 jl" The 2000 form, however, notes the large spruce trees on the site as special setting or landscaping features, Other special setting or landscape features noted in the 2000 form include the street trees and irrigation ditch in the public right-of-way (not on the property), and a lilac bush. In addition, the 2000 form notes the group of lodge structures built around the cabin in the 1950s and 1960s Christiania Lodge HPC Application Page 3 as "associated buildings, features, or objects," The 2000 form also states that some of the 1950s and 1960s structures "may have achieved significance, particularly two excellent examples of Pan Abode cabins (built in 1962) along the alley." The log cabin has a single gable, wood shingle roof, rough hewn log walls, and board and batten gable siding, all set on a concrete slab foundation. There are no porches or chimneys, the windows are paired, and the door is described as rustic, vertical board (1991 form), It is called the "Callahan Log ,Cabin" because it was designed and built by a Mr. Callahan in approximately 1886 (according to the estimate provided in the 1991 form, but the 2000 form estimates its date of construction as "early 1880s"), Modifications to the original cabin have been minor, but include its having been moved from the front of the lot to the center of the property in the 1950s and the addition of a center window facing Main Street (1991 form). The cabin is thought to be one of three built by Elizabeth Callahan's father in the late 1880' s, This cabin is considered to be representative of Aspen's settlement phase and the early beginnings of the town, It is one of the only remaining log cabins with exposed logs, in this case, hand hewn. The presence of hand hewn logs dates the structure, and its size and shape typifies the average home built for the earliest of Aspen citizens, Parking for the existing Christiania Lodge is located primarily along the adjoining alley and 4th Street Eleven off-street parking spaces are located along 4th Street in a "head-in" configuration (outside of the property line/in the right- of-way, but clearly meant for visitors of the lodge). Along the alley frontage, there are another eleven off-street spaces, some of which are parallel to the alley and a few are "head-in," In total, twenty-two off-street parking spaces serve the existing Christiania Lodge, In addition, there are approximately seventeen on- street spaces available to the public on Main Street and 5th Street immediately adjacent to the Christiania property, The existing lodge site is nicely landscaped with an abundance of mature trees and bushes/shrubs, There is an outdoor pool and separate spa/hot tub area, both surrounded by fences, There is a five foot wide concrete sidewalk along the Main Street frontage, with a four and one-half (4.5) foot wide parkway strip between the sidewalk and the curb. Nine mature street trees reside in the parkway strip, at an average of approximately thirty feet apart on center. Between the Main Street sidewalk and the property line, a narrow ditch runs the length of the block. 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" " , , " (j Z c, .0 o >< Q'" S ~,3u) < '" . .... 9~" q~~ ~!.. \tI;gc; ~:a&- ",,,,,,,,,,," BINBILLA J.~~ LANDSCAPING November 2000 I!:!:s Aspen Spruce Maple Bristlecone Pine Crab Apple Concolor Fir Populus tremuloides Picea pungeos Acer glabrum Pinus aristata Malus dolgo Abies concolor compacta Sbrubs Blue Rug Juniper Mugo Pine Alpine Currant Rocky Mountain Birch Snowberry Sumac Chockcberry Willow Dogwoo Grapeholly Pinus rougo Ribes Alpinium Betula occidentalis Symphoricarpos Rhus Pronus virginia Salex brachycarpa Comus cardinal Mahonia repens Flowers Campanula Filependula Vinca minor galium Fragaria vesca Kinirmick Dicenla Mimulus lewisii Aquilegia Penstemon Hemerocallis Linum Iris ~Missouriensis -Sibiriqa Grasses Ribbon grass Fern Blue eyed Grass Wetland BOl! Plants Phalaris arunainainacea Dryopteris filix-mas Sisyrinchium angostifoIium Veronica americana Carex rostata ' (Sledge \all) Carex ebenea . (Sledge short) Heraceum spbondyIium - Cow parsnip :.- :~, Cbrlstlana Lodee Plant List Surrounding properties include the Boomerang Lodge to the south (across the alley); the L' Auberge Swiss Chalets to the east (across 4th Street); the Westec Building/Mesa Store, a parking area, a small single-family residence, and the Ullr Commons Affordable Housing to the north (across Main Street, moving west from 4th Street to 5th Street); and, the Aspen Center for Women's Health to the west (across 5th Street), Other surrounding properties include a two-story residential duplex to the southeast (corner of 4th and Hopkins); a small, 1,5- story, gable roofed office building to the northeast (corner of 4th and Main); a small, one-story single-family residence to the northwest (corner of 5th and Main); and the two-story multi-family residential, Madsen Apartments structure to the southwest (corner of 5th and Hopkins). In total, the surrounding uses include a mix of lodges/chalets, offices, duplex, single-, and multi-family residential (both affordable and free market), and retail commercial (Aspen Cybercare) across the street in the Mesa Store, The architectural styles used on the surrounding buildings vary as much as their uses, Specifically, the architectural styles associated with the adjacent properties can be described as follows: Frank Lloyd Wright Modern to the south; motor court cabin to the east; Victorian and Austrian to the north; and, "Traditional" and 50s plywood modern to the west Roof forms vary from flat and shed roofs (Boomerang, duplex at 4th and Hopkins, and multi-family at 5th and Hopkins) to steeply pitched roofs (L' Auberge, Aspen Center for Women's Health, Mesa Building behind the parapet facade, and single-family residences). ,The surrounding structures range from one to two-and-one-half (1 - 2,5) stories above grade. Along the alley adjoining the subject site, the Boomerang Lodge is 2.5 stories of concrete "battered" wall with balconies (outdoor hallways) separated from the alley only by parallel parking spaces. Building materials on the surrounding properties also vary greatly, from board and batten to wood shingle, from horizontal and vertical siding to clapboard, and from log to stone/masonry. III. PROJECT DESCRIPTION: The Applicant proposes to redevelop the site, as follows: .:. The main lodge structure at the corner of 4th and Main will undergo major interior and exterior remodeling, reusing the existing foundations since the new building will have the same footprint as that of the existing structure, .:. The swimming pool will be remodeled in its current location. Christiania Lodge HPC Application Page 5 .:. The one-story, Callahan Cabin will be repaired as necessary (without change) after being relocated to the middle of the Main Street frontage, alongside the swimming pool and in front of the grouping of large conifers, .:. The two pan abodes will be moved to front Main Street alongside and to the west of the relocated Callahan Cabin. .:. The dark brown one-story building currently located at the corner of 5th and Main is in a state of disrepair and will be demolished. .:. A new three-unit structure will be constructed in place of the demolished structure at the corner of 5th and Main, next to the relocated pan abodes. .:. The area along the alley that is currently occupied by the two pan abodes and the fenced spa/hot tub area will be the site of a new four- unit building. .:. The existing duplex and fourplex structures along the alley will be remodeled, The dark, dingy, and gloomy character of the existing structures will be eliminated and replaced with a welcoming, home- and lodge-like character. This type of change is largely consistent with the fairly recent character alteration undergone at the adjacent L' Auberge Swiss Chalets, When motorists and pedestrians travel Main Street, the blocks on both sides (east and west) of the Christiania Lodge are interesting and visually pleasing, As it now exists, the Christiania site represents a break in this interest, creating a block-long void in worthwhile viewing, By attracting greater amounts of attention/Viewing to the site, the proposed redevelopment will enhance the character and integrity of the property and the Callahan Cabin, especially after it is moved to the more preeminent location proposed herein, In addition, the pan abodes will be delivered from relative obscurity to prominence. Further, in giving passing viewers a reason not to look away after passing either of the adjacent blocks, the . redevelopment will help to enhance the architectural character and integrity of the entire Main Street Historic Overlay District by making the visually pleasing nature of the corridor more continuous, The site plan provides a campus-like feel for the grounds of the lodge. It ties the structures together in a manner making their functional relation to one another obvious. All buildings maintain a street orientation with their facades Christiania Lodge HPC Application Page 6 Christiania Lodge HPC Application Page 7 ~" running parallel to the adjacent rights-of-way, A good deal of open area is provided, in which many large, mature trees are able to be preserved, In accord with the campus-like feel being created, walkways are provided with connections between the entries to the various units/buildings and the swimming pool, the parking areas, and the public sidewalks. The existing, unattractive swimming pool area will be cleaned-up and remodeled. All parking areas wiii remain where they currently reside, along 4th Street and the alley. The streetscape will be marked by buildings oriented toward the street, walkways leading to front doors on each structure, and a strong corner presence on both ends, separated by small historic cabins and open areas, The Callahan Cabin The applicant is embracing the historical significance of the Callahan Cabin by delivering it from relative obscurity behind a dingy and dilapidated structure (to be demolished) to prominence at the center of the site's Main Street frontage. As a result, the restored Callahan Cabin will be celebrated as the centerpiece structure on the subject block The Cabin will be framed by mature trees (in order to preserve these trees and maintain a consistent front setback for all structures, the Cabin must be situated such that its gable ends face east and west) and Aspen Mountain in its backdrop, the swimming pool area to its east, and the relocated pan abodes to its west The structure with the lowest proposed height of all other structures on the property (except the Cabin and pan abodes) is located next to the pan abodes in order to respect the scale of the historically significant structures, The swimming pool area provides adequate and appropriate separation between the main lodge structure and the Cabin, especially since the existing trees located alongside and to the east of the swimming pool area will be preserved, The Pan Abodes Like the Callahan Cabin, the pan abodes will be relocated from their currently obscure location to the central portion of the site along the Main Street frontage. The pan abodes will reside immediately adjacent and to the west of the cabin, Together with the cabin, the pan abode structures will provide an historic cabins atmosphere in the central part of the block, similar to the feeling generated by the l' Auberge redevelopment The pan abodes will retain their current appearances, but the existing additions (fences and exterior storage closets) will be removed, They will be oriented toward the street and sited such that their front porches will align with the front setback of the relocated cabin and the new triplex (described below).