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HomeMy WebLinkAboutagenda.hpc.19890103AGENDA HISTORIC PRESERVATION COMMITTEE January 3, 1988 - Tuesday 2:30 P.M. to 5:00 P.M. FIRST FLOOR COUNCIL CHAMBERS City Hall SPECIAL MEETING 2:30 I. Roll Call II. Committee Member & Staff Comments III. Public Comment IV. NEW BUSINESS - NONE V. OLD BUSINESS A. Final Development Review: 605 W. Main VI. INFORMATION ONLY Presentation: New Library at Rio Grande NOTE: THE ON-SITE FIELD STUDY SCHEDULED FOR JANUARY 3 HAS BEEN POSTPONED TO FEBRUARY, EXACT DATE TO BE ANNOUNCED. AGENDA HISTORIC PRESERVATION COMMITTEE January 3, 1988 - Tuesday 2:30 P.M. to 5:00 P.M. FIRST FLOOR COUNCIL CHAMBERS City Hall SPECIAL MEETING - 2:30 I. Roll Call II. Committee Member & Staff Comments , M LP III. Public Comment IV. NEW BUSINESS - NONE V. OLD BUSINESS A. Final Development Review: 605 W. Main-71FPRood:O VI. INFORMATION ONLY Presentation: New Library at Rio Grande NOTE: THE ON-SITE FIELD STUDY SCHEDULED FOR JANUARY 3 HAS BEEN POSTPONED TO FEBRUARY, EXACT DATE TO BE ANNOUNCED. MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Final Development Review, 605 West Main St. Date: January 3, 1989 APPLICANT'S REQUEST: HPC's Final Development Review and approval for the new two story multi-use infill structure located within the Main Street Historic District at 605 West Main. SUMMARY: The applicants have entered into a real estate contract to purchase the property at 605 W. Main, which previously received HPC's Final Development Approval (December, 1986) and GMQS allotment in the same year. The project's exterior and interior design has since been found to be inadequate in meeting the community's goals for appropriate compatible design within the Main Street Historic District, and affordable housing. The applicants have amended the previously approved plans considerably, which the Planning Office finds to be greatly improved and generally compatible with the established architectural patterns of the Main Street Historic District. Due to the significant nature of the changes, the application is being reviewed through the HPC in a two-step process. Code requires that the amended proposal which includes changes in FAR and dwelling units by reviewed and approved through P&Z. TO date, no application for this amendment has been received by the Planning Office. PRIOR COMMITTEE ACTION: On December 6, 1988, the HPC reviewed and gave conceptual development approval with conditions for the proposal. Staff finds that the applicant has generally met the conditions, however, after reviewing the project model, additional recommendations are made by staff regarding roof massing, Guideline VII.(c)(2). PROBLEM DISCUSSION: HPC's conditions of approval and staff's response to each follows below: CONDITION A. The reduction in height by 6" to 25' to meet code requirements in this zone district. RESPONSE: The applicant's revised plans indicate this reduction has been made. CONDITION B. The east elevation be restudied in its relation to the principal facade and central entrance orientation. RESPONSE: The revised plans indicate a variety of changes to the east elevation, including a smaller recessed central gable and fenestration changes. CONDITION C. A restudy of the south elevation fenestration. RESPONSE: Staff finds the revised south elevation simplified over the previously presented plans. The upper most section of the central triple windows have been eliminated, and the remainder have been rescaled more compatibly, in our opinion. Staff finds this non- principal (alley) elevation to be improved, meeting the conditions placed upon HPC's conceptual approval. CONDITION D. Provide a massing model of the project, including the adjacent Shaw House. RESPONSE: In an informal presentation made briefly at the end of the December 20, 1988 HPC meeting, the applicant brought the model indicating both the proposed new structure and the adjacent historic Shaw House. The relationship in roof massing with the proposed structure's wide overhangs became abundantly clear. Some preliminary discussion at that meeting from HPC members indicated that a break in the south elevation roof overhangs may be more compatible in scale with the structure and adjacent structure. A separate "porch roof" may provide the break in roof massing that the front elevation needs. Page 65 of the Aspen Historic District and Historic Landmark Development Guidelines under VII (C) (2) "Massing and Ornamentation" states: "Maintain the orientation and dimensions of porches. The porch historically protected the entrance to the house. The main porch faced the street running across a portion of the entire front of the house. This element should also be considered SO to better integrate new development into its neighborhood." Staff agrees with HPC member comments regarding the physical design elements of a "porch". We find that the proposal does not adequately maintain the orientation and dimension of principal facade porches in relation to compatibility. We feel further study of this element is warranted. CONDITION E. Provide a streetscape sketch indicating height and spacing relationships RESPONSE: The streetscape sketch clearly indicates the general compatibility in height, rhythm, and setbacks. 2 44 6 16 fk b t 11 1 .3 ED d - 110 ACCURATE MATERIAL REPRESENTATION: Narrow horizontal overlapped wood siding (painted) will be the primary building material, with high quality asphalt shingles which replicate wood for the roofing material. As the roof is a dominate design feature of this project, exact material and texture should be carefully considered by both the HPC and the applicant. ALTERNATIVES: Alternative actions HPC may take include: 1. Approval Of the Final Development Application as submitted 2. Approval of the Final Development Application as submitted, with conditions which shall be approved and signed off by staff prior to the issuance of a building permit. 3. Tabling action, finding that the application was inadequate in meeting the conditions placed upon conceptual development approval, or that further study is required of a specific elevation. Should tabling occur, HPC should give the applicant clear direction in methods and actions to take for future development approval. 4. Denial of the Final Development Application, finding the - project does not meet the criteria established in the Development Review Standards or the Aspen Historic District and Historic Landmark Development Guidelines. RECOMMENDATION: The Planning Office commends the applicant for presenting significantly improved plans and incorporating the spirit of the guidelines and HPC's recommendations for this project within the Main Street Historic District. Staff has taken into consideration those concerns and comments from HPC members, and recommends that the HPC table action on the approval at this meeting to allow the applicant to further study the south elevation roof massing in its relationship as a porch overhang. hpc.memo.605wmf 3 r CUNNINGI-1,%61 INVESTMENT CO„ 1>ie. SUITE Zot 121 SOUTH GALENA STREET ASPEN. COLORADO H!61 L (303) 925-8801 December 9, 1988 Ms. Roxanne Eflin Planning Staff Advisor Historic Preservation Committee Aspen/Pitkin Planning Office 130 South Galena Aspen, Colorado 81611 Re: Final Development Plan Amendments to Wesson Building, Block 25, Lots H and I, City of Aspen Dear Roxanne: Enclosed you will find materials included within the requirements for the Final Development Plan Amendments. The following de- scription is a revision to the existing approved two story Wesson Building GMP development, located at the corner of Fifth and Main Streets in Aspen. In summary, the two story structure is being changed, as was outlined in the Conceptual Plan Submission, from a mansard style roof design to a pitched roof, gable and eave design with accent- ing facia. The footprint of the building is not substantially changed except that front porches have been added as extensions of the second floor pitched roof, in order to bring the building more in conformance with the victorian style and to make it more compatible with the surrounding historic structures. Addition- ally, the previously approved vertical wood siding shall be changed to horizontal victorian style, painted wood clapboard siding. Sample photographs of the siding and facia are enclosed. Furthermore, the long vertical double glazed metal windows previously approved are being eliminated in favor of double hung wood windows on all elevations of the building. Second floor decks have been added to the south side of the residential floor as well as minor decks on the east and west elevations of the building. Wood ballistrades, in keeping with the victorian style of historic Main Street, have been added on the north and south porches of the building. The primary visual entry to the build- ing is located on the Main Street facade, with an additional access on the Fifth Street side of the build-ing. 1 Overall, the second floor of the building shall be residential as previously approved, the main floor shall be offices as . Ms. Roxanne Ellin December 9, 1988 Page 2 previously approved, and the basement shall be employee housing, storage, and a miner additional office space, as previously submitted. Enclosed you will find photographs or samples of horizontal wood clapboard siding, facia paint and design, double hung wooden window design, and shingle roof materials. Additionally, you will find a photograph of the exist-ing wood fence which shall be restored, on the Main Street and Fifth Street property lines. To be enclosed is a scale drawing of the amended development in relation to the Shaw house which lies directly west of the site on Main Street. This perspective was requested by HPC and is submitted in accordance with the request made at the conceptual review. The purpose of amending the previously approved HPC design is to bring the character of the new development into compliance with the overall character of the Historic District of Main Street. As previously stated, this is being achieved through the creation of front pitched roof overhangs and porches, second floor eave and gable design, wood shingles, double hung wood windows, and horizontal clapboard siding. In response to the Conceptual Development approval and con- ditions/recommendations made by staff and commission members, the following changes have been made to the proposed building design. The building height has been reduced by 6 inches to a maximum of 25 feet as required by code and recommended by staff. The east elevation has been simplified and design changes have been made to reduce the visual massing of the Fifth Street elevation by addition of another new gable and eave, and by reduction in the size of the facia. The eaves and facia have been reduced in size ana scale and the gables have been accentuated with cross gables more in style with the residential nature of the neighborhood and the historic district. The masonry foundation which was previ- ously shown on the east, north, and west elevations has been removed at the Commission's request and has been replaced with a wood base design, more in conformance with the existing historic Koch/Shaw house located directly west of the site on Main Street. A simple massing model of the amended project shall be submitted to the Commission at the final review which shall show the massing relationship to the adjacent Koch/Shaw house. Addition- ally, the fence located on the Main Street and Fifth Street sides of the Drooerty have been included within the elevation drawings. Ms. Roxanne Eflin December 9, 1988 Page 3 Finally, as indicated on the birdseye view of the amended devel- opment site plan, the porches have been set on a 10-foot setback from the Main Street property line, in compliance with the Commission and staff's guidelines. It should be noted that this porch line is parallel to the porch line of the Koch/Shaw house and meets with the overall guidelines of property setbacks in the Main Street Historic District. However, it should also be noted that the bulk of the building mass is recessed approximately 20 feet from the Main Street property line. Therefore, the primary mass of the building is set back approximately 5 feet further than the Koch/Shaw house from Main Street. We believe that this compromise best meets the desires of Mr. Levinson and those of Historic Preservation Committee and the planning staff. In summary, we believe that the changes to the previously ap- proved Wesson site greatly improve the quality of the design and bring it into closer harmony with the historic structures along Main Street. Additionally, we believe that the changes requested at the Conceptual Development Plan review have been met as described above. We would appreciate any assistance that you or the Historic Preservation Committee may have in placing us on the December 20th HPC agenda. Unfortunately we face a very serious time bind placed on us by Dr. Wesson's insistence upon our committing to go forward with the development. We will be unable to proceed without HPC's final approval prior to the first of the year. Therefore, we are hopeful that HPC and staff will recognize the constraints we have been placed under, and grant us Final Devel- opment Plan review on December 20, 1988. Should you have any further questions or need further clarifica- tion on any specific item, please do not fail to contact me at vour earliest convenience. Thank you verv much for your help and .. assistance in improving the design and quality of the Wesson Building development. Sincerely, ~ct -(1/4144(.r i» /1/ P U / 1 4. McA. Cunningham, ~Fresident Cunningham ~giestment Co<, Inc. F-/ IMC/pjo C / CC: Richard A. Kndzevich, Esq. 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