HomeMy WebLinkAboutExhibitA HPC Memo.204 S Galena.20220608
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427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5197 | aspen.gov
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Sarah Yoon, Historic Preservation Planner
THROUGH: Natalie Feinberg Lopez, Historic Preservation Officer
MEETING DATE: June 8, 2022
RE: 204 S. Galena Street – Minor Development Review and Commercial
Design Review, PUBLIC HEARING
APPLICANT /OWNER:
GUCCI America, Michelle Carrieri
REPRESENTATIVE:
Cheuk Choi, CallisonRTKL
LOCATION:
Street Address:
204 S. Galena Street
Legal Description:
Lots A, B, and C, Block 94, City
and Townsite of Aspen, Colorado
Parcel Identification Number:
PID# 2737-073-40-001
CURRENT ZONING & USE
CC (Commercial Core);
Commercial
PROPOSED ZONING & USE:
No change
SUMMARY:
The applicant requests Minor Development and Commercial
Design Review approval to make the following exterior changes:
modify existing fenestration, redesign the main entry, and introduce
new building materials.
STAFF RECOMMENDATION:
Staff recommends continuation to restudy the items listed on page
4 of this memo.
Site Locator Map – 204 S. Galena Street
204
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427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5197 | aspen.gov
BACKGROUND:
204 S. Galena Street is a commercial
property on a 9,000 s.f. lot in the
Commercial Core (CC) Historic
District. The building is a non-
contributing building that received
design approval from the Historic
Preservation Commission (HPC) in
2012. At the time of the design
approval, HPC discussed exterior
details such as the cornice line of the
building and modular articulation of the
building façade. The building contains
multiple commercial spaces with entrances on the ground floor and a restaurant space on the
upper level. Second tier space requirements are not applicable if no new connections are made.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Minor Development (Section 26.415.070.C) to make exterior changes to the existing
commercial property.
• Commercial Design Guidelines (Section 26.412) to make exterior changes to the existing
commercial property.
The Historic Preservation Commission (HPC) is the final review authority, however, Commercial
Design Review is subject to Call-up Notice by City Council.
PROJECT SUMMARY:
The applicant proposes an interior remodel to combine two commercial spaces and exterior
changes to existing fenestration by changing two sets for doors into storefront windows along
Galena Street. The proposed entry is further recessed and expanded as part of this scope of work
and a marble stone veneer is proposed to reclad areas of the building pertaining to this tenant.
No changes proposed to the building mass, scale, and overall footprint.
STAFF COMMENTS:
The exterior fenestration changes respect the existing rhythm of the bays and storefront window
dimensions. While the design guidelines and standards require a recessed entry for commercial
spaces in the Commercial Core, staff finds the vestibule design departs from entrances seen in
the district. Exterior changes include the use of marble veneers and maiolica tiles, which are
foreign building materials to the district. Signage and plans for window displays are not part of the
design review.
Figure 1 – 204 S. Galena Street, 2022
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427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5197 | aspen.gov
Staff recommends HPC review the following topics:
1. Fenestration and Entry Vestibule: The design
guidelines for the CC Historic District prioritize
transparent storefront windows that are taller than
other levels of the building. This is identified as a
historic trait of commercial buildings in the core.
The proposed drop-down ceiling detail in front of
the windows are internal, yet they change the
exterior perception of the storefront and do not
meet the intent of Design Standard 2.11. Staff
recommends restudy of this detail.
The proposed new entrance to the commercial
space is contained within the existing rhythm of the bays, however, the plan view reveals the
entry to be significantly recessed and curvilinear in shape which departs from the surrounding
context (Figure 2). While staff supports the overall fenestration changes, staff recommends
restudy of the entry design to better conform with the surrounding context.
2. New Building Material in the Historic District: The Commercial Core Historic District
consists of building materials that are non-reflective, durable to Aspen’s climate, and typically
neutral in color. The applicant proposes the use of marble veneers to cover the entry and the
exposed steel elements of the building. A green colored maiolica tile to match the marble is
proposed for the interior drop ceiling visible from the street. Staff finds both materials depart
from the material palette of the district and recommends restudy (Design Standard 1.23,
Design Guideline 1.24, and Design Guideline 2.14).
REFERRAL COMMENTS:
The application was referred out to other City departments who have requirements that may
significantly affect the permit review. Please see Exhibit B for full comments. A summary of the
comments are as follows:
Building Department:
1. The entry will require a slip-resistant material per 1003.4
2. New entry doors to comply with ICC A117.1-2009 404.2.9 and have kick plate within extend
vertically 10” from the floor.
Parks Department:
1. Utmost care and caution will be required around trees. A certified arborist must be
engaged to deal with tree related issues such as tying back branches, protecting trunks
of trees and appropriate trimming of branches. Please call the City Forester for further
clarification at 970-319-9729
Figure 2 – Proposed Entry along Galena Street
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427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5197 | aspen.gov
Zoning Department:
1. Demolition calculations are not required for like for like replacement of fenestration, needed
if fenestration is expanded.
2. A separate sign permit is required for any proposed signage for the property. Rules and
regulations related to sign allotment, sign illumination and windows displays, and size of
letter will apply.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) continue this application to
restudy the following items:
1. Revise the entry vestibule to be more contextual with other storefront entrances in the district.
2. Select a cladding material with a color and finish that is traditionally found in the historic district
(Design Guidelines 1.23 and 2.14).
3. Revise dropdown ceiling detail in front of windows to better comply with Design Standard 2.11.
ATTACHMENTS:
Resolution #____, Series of 2022
Exhibit A – Commercial Design Guidelines / Staff Findings
Exhibit B – Referral Comments
Exhibit C – Application