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Home My WebLink Aboutagenda.hpc.20030723ASPEN HISTORIC PRESERVATION COMMISSION JULY 23, 2003 CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO NOON - SITE VISIT - NONE 5:00 I. Roll call II. Approval of minutes - June 11, 2003 III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring Assign a monitor for 304 W. Hallam VII. Staff comments: Certificates of No Negative Effect issued (Next resolution will be #18) VIII. OLD BUSINESS A. 135 E. Cooper - Conceptual - Public Hearing (continue to Aug. 13, 2003) IX. NEW BUSINESS A. None X. WORKSESSIONS 5:40 A. 135 E. Cooper B. Select annual awards (We will leave City Hall to tour sites at this point in the meeting. 6:20 XI. ADJOURN -ROJECT MONITORING Jeffrey Halferty 428 E. Hyman (former Sportstalker Store) 213 W. Bleeker (Schelling) 101 E. Hallam (Gorman), with Neill 216 E. Hallam (Frost/Auger), with Mike 735 W. Bleeker (Marcus), with Teresa 922 W. Hallam 110 W. Main (Hotel Aspen) 118 E. Cooper (Little Red Ski Haus) 432 W. Francis - Minor Neill Hirst 434 E. Main (Hills) 409 E. Hyman (New York Pizza building) 205 S. Third 101 E. Hallam (Gorman), with Jeffrey 635 W. Bleeker 110 E. Bleeker iviike Hoffman 950 Matchless Drive (Becker) 216 E. Hallam (Frost/Auger), with Jeffrey 513 W. Smuggler (Harman) 633 W. Main (Dart) 920 W. Hallam (Guthrie) 640 N. Third 21 Meadows Road Teresa Melville 232 W. Main (Christmas Inn) 323 W. Hallam (Rispoli) 513 W. Bleeker 735 W. Bleeker (Marcus), with Jeffrey 515 Gillespie (Bone) 501 W. Main Street (Christiania Lodge) Valerie Alexander 216 E. Hallam (Frost) 533 W. Francis (Gibson) 232 W. Main (Christmas Inn) 114 Neale Ave. Derek Skalko 135 W. Hopkins 302 E. Hopkins 501 W. Main Street (Christiania Lodge) 331 W. Bleeker 114 Neale Ave. CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: HPC Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staffpresentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion MEMORANDUM TO: Historic Preservation Commission FROM: Chris Bendon, Long Range Planner ~AMA RE: Visitor Center COWOP Application and Eligibility Review DATE: July 23,2003 The City is reviewing an eligibility application for the City's COWOP process for A potential visitor center at the northwest corner of Main and Galena Streets. The site is currently developed with a one-story commercial building. This idea originally surfaced as part of the Civic Master Plan and discussions with the property owner have progressed. The visitor center concept would relocate the existing facility from the parking garage building to this more- visible location and provide a favorable long-term lease to ACRA. Staff believes the City' s Convenience and Welfare of the Public (COWOP) process is best suited for this type of project where a public partnership seems necessary to achieve a viable development scenario and a lease rate affordable to ACRA. The process also provides a more flexible, coordinated, and participatory process for determining an appropriate development plan and involvement of neighbors and affected parties. The property owner has retained Bill Poss and Associates to provide architectural services. Some initial concepts were reviewed with the HPC in April during a work session. Staff is seeking a member of the HPC to participate in the COWOP Task Force Team. The project is located in the Commercial Core Historic District and must obtain approvals from the full HPC. An HPC member informing the COWOP discussion would be useful in guiding the project. Initial scope of this process contemplates 3-5 COWOP meetings over a 6-8 week period. Additional work sessions, public hearing, etc. with the Historic Preservation Commission and the City Council will be part of the review, but will not be obligations of the COWOP group. COWOP meetings are tentatively scheduled to begin in the first or second week of August. A public hearing before City Council to consider whether this project is eligible for the COWOP process has been scheduled for July 28,2003. 1 Â· 4 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: Annual }IPC Honor Awards DATE: July 9,2003 HPC's 15th annual Historic Preservation Honor Awards will be held at the Wheeler Opera House on August 25th or 26th. Below are photos of all significant HPC projects that have been completed in the past year. 515 Gillespie should be considered. A picture was not available. There is no set number of awards that are granted. Generally, the awards are given to recognize excellent projects that involve restoring and/or adding onto a historic building, or new construction in the historic districts. Some years the board presents the Welton Anderson Design Award that recognizes an architect's contribution to Aspen's built environment, or the Elizabeth Paepcke Award for an individual's efforts to promote interest iii local history or historic preservation. The nominees are: -'11*9491 /4 4= .-11, , & r- Â· r. ... .: Mim, .* - 1Â«, ..... 14410#43- -J -, 'tle:. - 4 /44 Â£ I 1 '- 12 & ... 34'I ~fip.,;:44:Â· 279- 7 .. ~ *~ hjil#~44-il.7...i.~>Â·- 323 IK Hallam 1.: PÂ®Et.. 21: / 1 . 4 :hi i '-1Â· 4 1 - 2~*FAL ' ;Â· Â·41 ...417:h . - .1 1 -1 * 4 ' #74 - .lita- I - ..Imil 1 E70 . t 323 W. Hallam-rear 6 333\ 2.- 1 ..8 :1.0 1 Â·... -*t _Toi_i--2 --i--6--:-:--- -i ---*----<-I--~*.7. ~ . Â·Â· . 8 4 12'' 0,:1 L 1 1 r 308 Park- historic home P. I -1. 4-11% 2% gme=,2401 4 t. ~. E--4.....me. .- i + WA'*WIWE//Fir â‚¬:.. ... . 308 Park- new construction ./-/;.=r" Â· I. 1 I -r liu; 19"apâ€¢*Kh -- 41 â€¢ =.==0= .==2. g. .-7 4 -6 -2 -4 Â£*- f 7 . '. h, Little Red Ski House, 118 E. Cooper i Â· â€ž Â¥~ i r:... gm, I EAL. -,1 -- W: z %*31 C Â· ~ :~ Â· -,;3'Sm' $.C--!ZiKE I I '':..; '. : ,/,f .......T/%-I./ ' h " *11: 1 . . lf,Â·nt; '~ i ~Â·~*ViI;.~; ! ~Â· : 1 . 1,1~ : 1 J F..4 I'li .~16..m'ji. I.Mul i. . 4 2 h L / . .1 '*14 ~.:.. JH/W. , 428 E. Hyman 1 -- 6 1*-* re;*7r7E Fil'#~- 2~1.==E 1192-asyii314~ h: 1Â»:91 . - mi 1.::"1. 1 633 W. Main- from side : 0 . CHARLES CUNNIFFE ARCHITECTS Ua ARCHITECTURE PLANNING INTERIORS Charles L. Cunniffe, AIA Principal Janver C. Derrington, AIA Principal July 17, 2003 Amy Guthrie Historic Preservation Officer City of Aspen 130 S. Galena Street Aspen, CO 81611-1975 RE: Major Historic Development Ferer Residence 135 E. Cooper Avenue Aspen, Colorado Dear Amy, We are submitting herewith our amended Application for Conceptual HPC Review for the referenced project. The subject property contains a residence that was originally built in 1888 and is listed on the Inventory of Historic Landmarks by the City of Aspen and National Register of Historic Landmarks. A second, smaller guest cottage is situated toward the rear of the property, which is on the southwest corner of Aspen Street and Cooper Avenue. The Applicant intends to add a new two-story structure to the existing historic residence in the space between it and the cottage on the northeast quadrant of the property to upgrade the existing use of two single family dwellings, as depicted on the attached drawings. A one-car garage is also intended to be constructed in the southeast corner of the property at the alley, facing Aspen Street. The City Zoning Officer, Sarah Oates, has determined that the guest cottage is a second legal residence constructed prior to 1964 and therefore no GMQS mitigation will be required for the additional F.A.R. to be constructed. A new basement is intended to be constructed beneath both existing structures and the new addition. This will require jacking them up in place and excavating beneath them during construction of the basement walls and then lowering them back down before the superstructure work begins. A house mover has been consulted and has determined that this is feasible and safe for the existing structures. 610 EAST HYMAN AVE ASPEN, CO 81611 970.925.5590 fax: 970.925.5076 info@cunniffe.com www.cunniffe.corr ASPEN â€¢ STEAMBOAT â€¢ TELLURIDE â€¢ VAIL r 4 'I I . Page 2 of 3 July 17, 2003 Amy Guthrie The new addition will require partial demolition of the historic residence along the southwest corner of the west and south facades, which are not the street facing fagades. The north fagade of the addition, which will face Cooper Avenue, will be set back 10 feet to avoid the drip line of the existing large spruce tree as well as comply with the HPC guidelines. Every possible protective measure will be employed to preserve this tree in cooperation with the Aspen Parks Department. The addition will be separated from the historic residence by 9 feet to preserve 75% of the west fagade. It will be connected by a 9 foot by 9 foot linking passageway that will be largely glass with a flat roof. It will be further necked down at the upper level 2 feet to express the southwest corner of the historic residence. At the lower portion of the south-facing roof near the southwest corner, we propose to add a dormer to allow light into the upper level, which currently has no window. We also propose to add a window in the main level below the dormer in the approximate location where the utility meter enclosure is now. Some variances will be required to allow the site plan and floor plan to work for this proposal. For the RMF Zone, the required minimum side yard setback is 5 feet and the intended setback along the west property line is 2 feet, thus requiring a 3-foot variance. Since the existing building on the adjacent property is setback approximately 35 feet and a ramped driveway to an underground parking structure is in this space, we believe this is a reasonable request. The front yard is along Cooper Avenue and we propose to reduce the existing 12-foot setback to the required 10-foot minimum. The secondary front yard/side yard along Aspen Street setback is currently 9 feet. Zoning allows this to be 6.67 feet minimum, but we propose to reduce it to 5.5 feet. Since zoning requires the combined side yard setbacks for this 6,500 square foot lot to be 17.5 feet and would have a combined total of 7.5 feet, we assume that a variance of 10.0 feet will be required. The existing cottage is set currently back 5.5 feet from the rear property line along the alley and the required minimum is 10 feet, but we propose to reduce it to 2.0 feet. Therefore an 8.0-foot variance is required. The proposed garage will also be set back 2.0 feet and zoning allows accessory buildings to be 5 feet minimum, so it will require a 3.0 foot variance. The required number of off-street parking spaces for the RMF zone is 2 per unit. Thus 4 are required for two single-family dwellings. Currently none are provided, but one is proposed. Therefore, a variance will be required to exempt 3 parking spaces. With regard to the Residential Design Standards, the main entry of the historic residence is only 7 feet behind the porch columns. Since 10 feet minimum is required, a 3-foot variance will required. We believe all other standards have been met. - 1 6 Page 3 of 3 July 17, 2003 Amy Guthrie The addition to the historic residence will be set back and will be lower in height and articulated along the entry fagade, behind the large spruce tree and a huge box elder tree, which will further reduce its visual presence on the streetscape. As stated above, it will be linked by a mostly glass passageway behind a garden, which will clearly delineate the new from the historic structure. Distinctly different materials, such as gray metal roofing, shingles and vertical siding that will be stained a soft shade of blue-gray to compliment the blue painted horizontal siding of the historic residence. The total structure will be compatible with and smaller in scale than the neighboring multi-family structures. As you can see, we have made major revisions to the concept presented at the July 9 HPC work session to address their concerns as well as your comments at our subsequent meeting on July 11. We believe that the proposed development is deserving of the 500 square foot F.A.R. bonus and we therefore request that it be granted along with the required variances set forth above to make this project feasible. On behalf of the Applicant, we respectfully request that this Application for Major Historic Development be forwarded to the Historic Preservation Commission with a recommendation for approval at the Conceptual Review Hearing. As we discussed, I will be available to review this amended application and answer any questions at the continue work session with HPC next Wednesday, July 23. Sincerely, CLA~c_* Charles L. Cunniffe, AIA Principal Enclosures APE-}4 STREET -y- f Ly Â»,0/'~ Cit t.7 - 1 2 ' 3-k Le - % I .f- 1 i /1 9 -\ G -1-9= -- 9 /-,0 I 3- - / -1-4 - -, - t /il j , ./ ,-* - 1V 3 - < 2 2 it / 1 Ge r - - i 4.,r ... 1 X J - 1 1 _L f â€¢ ./1 i N-re 4-~4-/ ~ '3 r ,- / 12 Â£ 0 -- ---b '-C . + T L.-2 1 1 r ! 1 1 - . 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