HomeMy WebLinkAboutagenda.hpc.20050323
ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
March 23, 2005
5:00 p.m.
CITY COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
-
SITE VISIT: Please visit Matchless Drive site and the Aspen Institute
on your own.
I. Roll call
II. Approval of minutes
III. Public Comments
IV. Commissioner member comments
V. Disclosure of conflict of interest (actual and apparent)
VI. Project Monitoring
,,,.....
VII. Staff comments: Certificate of No Negative Effect issued
(Next resolution will be #10)
VIII. OLD BUSINESS
A. None
B.
IX. NEW BUSINESS
A. 334 W. Hallam St. - Amendment to Major Development
(Final) approval (15 min.) totJ b""",-j-t>y
~ B. 201 S. Galena, Christian Dior - Minor Development - 15
min. M.J II
C. Galena and Main - Major Development - (Conceptual) - 20
min. (Iy.o(! /0
D. Aspen Institute - Referral Comment - 30 min. - rJ} (JJ I hrv (),A ?
E. 701 W. Main St. - Major Development (Conceptual) '^-1',
Historic Landmark Lot Split, GMQS Exemption, and
Variances - 40 min. ft{f. rltrv:+ hx IfhIr? 1-."
X. WOIuls~ION 9---'ixh,t.isl ~lLv..
A. 920/930 Matchless Drive - 30 min.
, ",...
',,-
XI. ADJOURN at 7:30
TXA
.
pOSS ARCHITECTURE + PLANNING
March 10, 2005
Historic Preservation Commission
cj 0 Amy Guthrie
City Hall- 3rd Floor
130 S. Galena Street
Aspen, Colorado 81611
Re: Hayden Connor Property Historic Redevelopment
Dear Amy, !
Thank you for your and Valerie's consideration of the proposed modifications to 334 West Hallam, a copy
of which is enclosed. Our proposed changes included the addition of two shed dormers, one to the north
and one to the south of the master bedroom wing, the addition of a cantilevered deck off of the master
bedroom and elimination of the proposed muntins on the new windows. All modifications were proposed
for the non-historic addition to the north east.
It is our understanding that you and Valerie have approved the north dormer, the elimination of the
muntins and the construction of the deck subject to inclusion of supporting columns. We would like to
present our request for modifications to the full commission for reconsideration of the southern dormer
and the cantilever of the deck.
We believe that the inclusion of the south dormer further defines the break of the historic portion of the
house, which has no dormers, from the approved addition at the point of the small hyphen between the
two elements. We also believe that the addition of supporting posts on the deck will only serve to weaken
the distinction between the historic and non-historic portions of the residence. A cantilevered deck will be
an obvious contemporary element, one which could only be achieved through modern construction
techniques. We look forward to presenting our project on March 23'" and 'thank you once again for your
consideration.
Sincerely,
s
~
Stephen C.R. Holley, A.l.A
Project Manager
Ene.
605 LIST MAIN STREET ASPEN, GO 81511 It I 970/925-4755 (f) 970/920-2950 WWW.BILLPOSS.GOM
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MEMORANDUM
TO:
Aspen Historic Preservation Commission
.JAA
Joyce Allgaier, Deputy Planning Director
THRU:
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
426 E. Main Street, Galena and Main project- Major Development (Conceptual),
Public Hearing
DATE:
March 23, 2005
SUMMARY: The subject property is located on the comer of Main and Galena Streets, adjacent
to the Pitkin Coooty Courthouse. The site is partly occupied by a non-historic building, and
partly vacant.
The proposal is to remodel and expand the structure as a mixed use development. The building
was previously anticipated to be a new Aspen Visitor's Center, including offices for ACRA, a
commercial/retail space, and apartments. The Visitor's Center use has been eliminated from the
project.
HPC conducted a work session in 2003, and Derek Skalko participated in the development of the
project as HPC's representative on a COWOP committee. In 2004, the board granted Conceptual
Major Development approval, which has since expired. The applicant is re-submitting and has
made no meaningful changes to the design,
Staff finds that the project meets the applicable review criteria and recommends
Conceptual approval as proposed.
APPLICANT: Millenium Plaza LLC, represented by Poss Architecture and Planning,
PARCEL ID: 2737-073-22-015,
ADDRESS: 426 E. Main Street, Unit I-A of the Galena Plaza Condominiums as described in
book 49, page 82 at the Pitkin County Clerk and Recorder's Office 426 E. Main Street, Unit I-A
of the Galena Plaza Condominiums, City and Townsite of Aspen, Colorado.
ZONING: CC, Commercial Core,
MAJOR DEVELOPMENT (CONCEPTUAL)
The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff
reviews the submittal materials and prepares a report that analyzes the project's conformance
with the design guidelines and other applicable Land Use Code Sections. This report is
transmitted to the HPC with relevant information on the proposed project and a -..
recommendation to continue, approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the staff analysis report and the
evidence presented at the hearing to determine the project's conformance with the City of
Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve
with conditions, or continue the application to obtain additional information necessary to
make a decision to approve or deny.
Major Development is a two-step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
the proposed development by the HPC as part of their review of the Final Development Plan
unless agreed to by the applicant.
Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a
proposaL A list of the relevant design guidelines is attached as "Exhibit B."
The property is located at the edge of the Commercial Core Historic District, on a block that has
no historic resources, The Courthouse is the only landmark structure that will be in any way
impacted, The site is cUlTently developed with a one story office building,
-,
Staff finds that the architects have done an excellent job of meeting the design guidelines. The
structure has all of the important qualities that we have indicated are desired in a downtown infill
structure, and manages to be very respectful of typical characteristics of the 19th century
architecture in town, but also new and ilU1ovative, The height, scale, massing, and proportions of
the building are appropriate and staff does not find that there will be any diminishment of the
visibility or character of the Courthouse. The applicant has provided a thorough explanation of
how they have met the guidelines within their application and staff does not disagree with their
assessment. Staff recommends Conceptual approval be granted to the project as proposed,
The Planning and Zoning Commission has already granted approval to waive some of the
parking in exchange for a cash-in-lieu payment. P&Z has also exempted the project from the
"Residential Design Standards," which are not relevant for upper floor residential units,
DECISION MAKING OPTIONS:
The HPC may:
. approve the application,
. approve the application with conditions,
.......""'...
2
. disapprove the application, or
. continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staffrecornmends the project be granted Conceptual approval with no
conditions other than the standard timeframe required to submit for final review,
I. An application for final review shall be submitted for review and approval by the HPC within
one year of March 23,2005 or the conceptual approval shall be considered null and void per
Section 26.415,070,D.3,c.3 of the Municipal Code.
2, An elevation representing the carport is required to be submitted as part of final review,
Exhibits:
A. Relevant Design Guidelines
B. Application
,
~
"Exhibit A: Relevant Design Guidelines for 426 E. Main, Conceptual Review"
Relationship to the Town Grid
13.1 Respect the established town grid in all projects.
D Maintain the alignment of streets and alleys whenever feasible.
13.2 Orient a new building parallel to its lot lines, similar to that of traditional building
orientations.
D The front of a primary structure shall be oriented to the street.
13.3 Orient a primary entrance toward the street.
D Buildings should have a clearly defined primary entrance, For most commercial
buildings, this should be a recessed entry way,
D Do not orient a primary entrance to an interior court,
D Providing secondary public entrances to commercial spaces is also encouraged on larger
buildings,
Alleys
13.4 Develop alley facades to create visual interest.
D Use varied building setbacks and changes in materials to create interest and reduce
perceived scale,
D Balconies, COUlt yards and decks are also encouraged.
D Providing secondary public entrances is strongly encouraged along alleys. These should be
covered or protected and clearly intended for public use, but subordinate in detail to the
primary street-side entrance,
Building Setbacks
13.8 Maintain the alignment of facades at the sidewalk's edge.
D Place as much of the facade of the building at the property line as possible,
D Locating an entire building front behind the established storefront line is inappropriate,
D Where a portion of a building must be set back from the sidewalk, use landscape elements
to define the sidewalk edge.
Mass and Scale
13.9 Maintain the average perceived scale of two-story buildings at the sidewalk.
D The design of a 3-story building should in some way acknowledge the 2-story character of
the downtown.
D Floor-to-floor heights should appear to be similar to those seen historically, In particular,
the windows in new construction should appear similar in height to those seen
traditionally,
13.10 True three-story buildings will be considered on a case-by-case basis.
D In general, a proposed three-story building must demonstrate that it has no negative impact
on smaller, historic structures nearby.
D The height and proportions of all facade components must appear to be in scale with nearby
historic buildings,
13.11 Consider dividing larger buildings into "modules" that are similar in width to
buildings seen historically.
D Where buildings are planned to exceed one lot width, use a change in design features to
suggest the traditional building widths. Changes in facade material, window design,
facade height or decorative details are examples of techniques that may be considered,
4
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These variations should be expressed throughout the depth of the structure such that the
composition appears to be a collection of smaller buildings.
Building Form
13.12 Rectangular forms should be dominant on Commercial Core facades.
D Rectangular forms should be vertically oriented.
D The facade should appear as predominantly flat, with any decorative elements and
projecting or setback "articulations" appearing to be subordinate to the dominant form.
13.13 Use flat roof lines as the dominant roof form.
D A flat roof, or one that gently slopes to the rear of a site, should be the dominant roof form,
D Parapets on side facades should step down towards the rear of the building,
D False fronts and parapets with horizontal emphasis also may be considered,
13.14 Along a rear facade, using building forms that step down in scale toward the alley is
encouraged.
D Consider using additive forms, such as sheds, stairs and decks to reduce the perceived
scale, These forms should however, remain subordinate to the primary structure.
D Use projecting roofs at the ground floor over entrances, decks and for separate utility
structures in order to establish a human scale that invites pedestrian activity.
Storefront Character
13.15 Contemporary interpretations oftraditional building styles are encouraged.
D A contemporary design that draws upon the fundamental similarities among historic
buildings without copying them is preferred, This will allow them to be seen as products
of their own time and yet be compatible with their historic neighbors,
D The literal imitation of older historic styles is discouraged.
D In essence, infill should be a balance of new and old in design.
13.16 Develop the ground floor level of all projects to encourage pedestrian activity.
D Consider using storefronts to provide pedestrian interest along the street. Storefronts should
maintain the historic scale and key elements such as large display windows and transoms,
D Large storefront display windows, located at the street level, where goods or services are
visible from the street, are particularly encouraged.
D The primary building entrance should be at street level. "Garden level" entrances are
inappropriate,
13.17 Maintain the distinction between the street level and the upper floor.
D The first floor of the primary facade should be predominantly transparent glass.
D Upper floors should be perceived as being more opaque than the street level. Upper story
windows should have a vertical emphasis,
D Highly reflective or darkly tinted glass is inappropriate,
D Express the traditional distinction in floor heights between street levels and upper levels
through detailing, materials and fenestration, The presence of a belt course is an
important feature in this relationship.
Repetition of Facade Elements
13.18 Maintain the repetition of similar shapes and details along the block.
D Upper story windows should have a vertical emphasis. In general, they should be twice as
tall as they are wide,
D Headers and sills of windows on new buildings should maintain the traditional placement
relative to cornices and belt courses.
5
13.19 Maintain the pattern created by recessed entry ways that are repeated along a
block.
o Set the door back from the front facade approximately 4 feet. This is an adequate amount to
establish a distinct threshold for pedestrians,
o Where entries are recessed, the building line at the sidewalk edge should be maintained by
the upper floor(s).
o Use transoms over doorways to maintain the full vertical height of the storefront.
Detail Alignment
13.20 The general alignment of horizontal features on building fronts should be
maintained.
o Typical elements that align include window moldings, tops of display windows, cornices,
copings and parapets at the tops of buildings.
o When large buildings are designed to appear as several buildings, there should be some
slight variation in alignments between the facade elements.
13.21 Special features that highlight buildings on corner lots may be considered.
o Develop both street elevations to provide visual interest to pedestrians,
o Corner entrances, bay windows and towers are examples of elements that may be
considered to emphasize corner locations.
o Storefront windows, display cases and other elements that provide visual interest to facades
along side streets are also appropriate,
6
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2. An elevation representing the carport is required to be submitted as part of final
reVIew,
APPROVED BY THE COMMISSION at its regular meeting on the 23rd day of March,
2005.
Approved as to Form:
David Hoefer, Assistant City Attorney
Approved as to content:
HISTOIUC PRESERVATION COMMISSION
Jeffrey Halferty, Chair
ATTEST:
Kathy Strickland, Chief Deputy Clerk
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) _,
RECOMMENDING MAJOR DEVELOPMENT (CONCEPTUAL) APPROVAL FOR
THE PROPERTY LOCATED AT 426 E. MAIN STREET, UNIT I-A OF THE GALENA
PLAZA CONDOMINIUMS, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. _, SERIES OF 2005
PARCEL ID: 2737-073-22-015
WHEREAS, the applicant, Millenium Plaza LLC, represented by Poss Architecture and
Planning, has requested Major Development (Conceptual) for the property located at 426 E.
Main Street, Unit I-A of the Galena Plaza Condominiums, City and Townsite of Aspen,
Colorado; and
WHEREAS, Section 26.415,070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, for Conceptual Major Development Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project's
conformance with the City of Aspep Historic Preservation Design Guidelines per Section
26.415,070.D.3,b,2 and 3 of the Municipal Code and other applicable Code Sections, The HPC
may approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny; and
"'"
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WHEREAS, Amy Guthrie, in her staff report dated March 23, 2005, performed an analysis of
the application based on the standards, found that the review standards and the "City of Aspen
Historic Preservation Design Guidelines have been met, and recommended approval with
conditions; and
WHEREAS, at their regular meeting on March 23, 2005, the Historic Preservation Commission
considered the application, found the application was consistent with the review standards and
"City of Aspen Historic Preservation Design Guidelines" and approved the application by a vote
of to
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants approval for Major Development (Conceptual) for 426 E, Main Street, the
Galena and Main Building, with the following conditions:
I. An application for final review shall be submitted for review and approval by the
HPC within one year of March 23, 2005 or the conceptual approval shall be
considered null and void per Section 26.415,070,D,3.c,3 ofthe Municipal Code,
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MEMORANDUM
TO:
Aspen Historic Preservation Commission
THRU:
Joyce Allgaier, Deputy Planning Director
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
201 S, Galena Street, Christian Dior- Minor Development, ,Public Hearing
DATE:
January 12, 2005
SUMMARY: Christian Dior plans to expand into the comer space at the Hyman-Brand,
Building, which is being vacated by Louis Vuitton. The Hyman-Brand Building is an
Aspen Landmark, is listed on the National Register of Historic Places, and is located
within the Commercial Core Historic District.
Built for David H. Hyman, an early promoter of Aspen, this two story Peachblow
sandstone structure was completed in 1891 at a cost of$30,000 and became the home of
the First National Bank (which moved from the Aspen Block into the Hyman Block).
The second floor was a large hall, which housed the Patriotic Order Sons of America
(P.O.S.A.), a lodge dedicated to "society purposes and social gatherings," From the
1920's into the 1960's, the first floor of the building was occupied by gas stations, auto
dealers, and auto repair shops, By 1971, it had fallen into disrepair and was close to being
condemned. Harley Baldwin purchased the building and began making repairs, and
artists such as Roy Lichtenstein, Andy Warhol, and James Rosenquist used the upper
floor for studios. The existing storefronts are reconstructions undertaken by Mr. Baldwin,
HPC is asked to grant Minor Development approval for replacement of the existing
comer entry door with a window, This work is not eligible for staff approval through a
"Certificate of No Negative Effect" because it alters a character defining feature of the
building,
Staff recommends that the application be denied finding that eliminating the comer door
would have a significant effect on the architectural integrity of this important building.
The applicant may choose to keep the door closed if this is acceptable to the Building
Department, but it may not be removed,
APPLICANT: Christian Dior/ L VMH Fashion Group, tenant.
PARCEL ID: 2737-073-46-005.
ADDRESS: 201 S. Galena Street, Brand Building Condominiums, Block 88, City and
Townsite of Aspen.
ZONING: Commercial Core, "CC,"
MINOR DEVELOPMENT
The procedure for a Minor Development Review is as follows. Staff reviews the
submittal materials and prepares a report that analyzes the project's conformance with
the design guidelines and other applicable Land Use Code Sections. This report is
transmitted to the HPC with relevant information on the proposed project and a
recommendation to continue, approve, disapprove or approve with conditions and the
reasons for the recommendation. The HPC will review the application, the staff
analysis report and the evidence presented at the hearing to determine the project's
conformance with the City of Aspen Historic Preservation Design Guidelines. The
HPC may approve, disapprove, approve with conditions, or continue the application to
obtain additional information necessary to make a decision to approve or deny. If the
application is approved, the HPC shall issue a Certificate of Appropriateness and the
Community Development Director shall issue a Development Order. The HPC
decision shall be final unless appealed by the applicant or a landowner within three
hundred (300) feet of the subject property in accordance with the procedures set forth
in Chapter 26.316.
Staff Response: The request is that HPC approve a fixed window within the historic
corner entry opening, A list of the design guidelines relevant to this Minor Review is
attached as "Exhibit A,"
The applicant has provided a
current photograph and a
drawing representing the
proposed change. It is
staff s understanding that
the change to a window is to
increase the display area for
the store.
Here IS a photograph
showing the 19th century
appearance of the building,
The corner was a pair of
doors with glass in the upper
half and panels below,
While the doors that are in
place now are not a
replication of the historic
design, they maintain the
concept of this having been
a primary entry into the
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structure. Staff cannot support converting the comer door into a window based on the
following guideline:
4.1 Preserve historically significant doors.
o Maintain features important to the character of a historic doorway, These may include
the door, door frame, screen door, threshold, glass panes, paneling, hardware,
detailing, transoms and flanking sidelights.
o Do not change the position and function of original front doors and primary entrances,
o If a secondary entrance must be sealed shut, any work that is done must be reversible
so that the door can be used at a later time, if necessary, Also, keep the door in place,
in its historic position,
o If the secondary entrance is sealed shut, the original entrance on the primary facade
must remain operable,
With regard to the applicant's proposal to use opaque white vinyl in the new window, and
a television screen, both ideas are problematic. The City sign code prohibits the use of
televisions in window displays. While HPC recently granted approval for the use of some
semi-transparent materials on downtown windows, the units in question don't face the
street and are located on a non-historic building, Staff does not support reducing the
transparent glass area on this important historic structure based on the guideline below:
13.17 Maintain the distinction between the street level and the upper floor.
o The first floor of the primary facade should be predominantly transparent glass,
o Upper floors should be perceived as being more opaque than the street level. Upper
story windows should have a vertical emphasis.
o Highly reflective or darkly tinted glass is inappropriate,
o Express the traditional distinction in floor heights between street levels and upper
levels through detailing, materials and fenestration, The presence of a belt course is an
important feature in this relationship.
RECOMMENDATION: Staff recommends HPC deny Minor Development approval to
change a window to a door and to install opaque film or television screens in windows at
Christian Dior, 201 S. Galena Street. HPC motions must be in the affirmative, therefore
the attached resolution is worded to approve the project, however the board is advised to
vote no on the motion,
Exhibits:
A. Relevant Design Guidelines
B, Application
,
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"Exhibit A, Relevant Design Guidelines, 201 S. Galena Street, Christian Dior-
Minor Review"
"
4.1 Preserve historically significant doors.
D Maintain features important to the character of a historic doorway, These may include
the door, door frame, screen door, threshold, glass panes, paneling, hardware,
detailing, transoms and flanking sidelights,
D Do not change the position and function of original front doors and primary entrances,
D If a secondary entrance must be sealed shut, any work that is done must be reversible'
so that the door can be used at a later time, if necessary, Also, keep the door in place,
in its historic position.
D If the secondary entrance is sealed shut, the original entrance on the primary facade
must remain operable,
4.5 When replacing a door, use a design that has an appearance similar to the
original door or a door associated with the style of the house.
D A replica of the original, if evidence exists, is the preferred replacement.
D A historic door from a similar building also may be considered,
D Simple paneled doors were typical,
D Very ornate doors, including stained or leaded glass, are discouraged, unless
photographic evidence can support their use,
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Land Use Application
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THE CITY OF ASPEN
PROJECT:
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TYPE OF APPLICATION: lease check all that a I):
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Historic Designation
Certificate of No Negative Effect
-Minor Historic Development
-Major Historic Development
.Conceptual Historic Development
.Final Historic Development
-Substantial Amendment
o Relocation (temporary, on or off-site)
o Demolition (total demolition)
o Historic Landmark Lot Split
EXISTING CONDITIONS:
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MEMORANDUM
TO:
Aspen Historic Preservation Commission
--JAA
Joyce Allgaier, Deputy Community Development Director
THRU:
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
Aspen Institute Temporary Use Permit- Referral comment to City Council
DATE:
March 23,2005
SUMMARY: The Aspen Institute, Music Associates, and Aspen Center for Physics received
approval in 1991 to make certain improvements to the Meadows Campus through its designation
as a Specially Planned Area. The Historic Preservation Commission participated in the review of .
the original SPA, and in 1995 parts of the campus were designated historic, These include the
Trustee Townhomes, Meadows Restaurant, Health Club, and Bayer gardens, Only these
immediate areas were designated, and not the entire campus.
Over the years, HPC has been allowed to function as a referral body when significant improvements
have been proposed at the Meadows, for instance the new Conference Center and Meeting HalL
The Aspen Institute is currently requesting a temporary use permit to place two tents on the
property during the summer months of 2005 and 2006. The main tent will be a pole-type design
measuring 60' x 90' with an adjacent 30' x 40' catering tent and a 20' x 20' entrance canopy, The
tents will be in place for approximately three consecutive months during the next two summer
seasons, Permanent installation of the tents or similar structures may be requested in the future if
the Institute finds that these facilities benefit their operation.
APPLICANT: The Aspen Institute, represented by Amy Margerum, Vice-President.
PARCEL ID: 2735-121-29-008,
ADDRESS: 845 Meadows Road, the Aspen Meadows SPA, City and Townsite of Aspen.
ZONING: SPA.
REFERRAL COMMENT
The Aspen Institute for Humanistic was created in 1947 by Walter Paepke and formed the
foundation for Aspen's renaissance after World War II. The Meadows campus is very significant
as the center of activities related to Paepcke's "Aspen Idea," Paepcke brought Herbert Bayer to
Aspen in 1946 to serve as the design consultant for the Institute, a role in which he served until
1976. Bayer, with assistance from Fritz Benedict, was offered the chance to create a planned
environment, where the goal was total visual integration.
The New York based Kent Gallery has this to say about Herbert Bayer's legacy:
No institution affected the course of 20th century design so profoundly as the Bauhaus,
and no artist in the United States practiced its principles more enthusiastically than
austrian-born Herber Bayer (1900-1985), Bayer was active for over 60 years creating
pioneering works in painting, sculpture, environmental works, industrial design,
typography, architecture, photography and applied design. Herbert was one of the few
"total artists" of the Twentieth Century producing works which expressed the needs of an
industrial age as well as mirroring the advanced tendencies of the avant-garde. The
abilities of Bayer as well as his contemporaries (Kurt Schwitters, Laszlo Moholy-Nagy,
El Lissitzky, and Alexander Rodshenko) to move between private autonomous
investigations as well as public projects and products made them unique in their creative
depth and scope,
"..
A number of original Bayer buildings and works of landscape architecture remain at the Aspen
Meadows, and new structures, such as the Physics Building, the Music Tent, and Harris Hall,
have been designed in a manner that is sympathetic to the Bauhaus aesthetic. It is very important
that this careful stewardship of the property be maintained, Staff has provided a number of
historic photographs at the end of the memo to give HPC a sense of the campus form from its
beginnings, since analysis of the current proposal should begin with a study of the overall
development pattern, Preserving the key features of the historic landscape and its design intent
should be major objectives.
There is a long tradition of temporary summer structures at the Aspen Meadows, According to
the Aspen Historical Society,
-
Concerts and lectures for the Goethe Bicentennial Convocation and Festival of 1949 were
held in the original music tent designed by Finnish architect Eero Saarinen, Walter
Paepcke, originator of the event, soon realized that the partially restored Wheeler Opera
House would not be able to seat enough listeners to pay the bills, Finding himself without
the backing to build a 2,000 seat concert hall, he settled on a tent.
During previous summers, the applicant has erected small tents in various locales throughout the
campus, including within the designated Bayer landscapes. No City approvals were sought for
these installations since they were usually brief and did not involve any earth moving, The
location that is now proposed to be the temporary, and perhaps permanent site for two special
event tents is behind the Koch Seminar Building, along the north property line, The landscape at
this location is undisturbed native vegetation, The project will require removal of brush, and
blade grading to facilitate the installation of a floor deck. The tents are proposed to remain in
place for a more extended period each summer than those erected in past years.
Planning staff has referred this application to the Parks Department. Their feedback is attached
to this memorandum, Ultimately, City Council will apply the Temporary Use standards to make
a judgment as to the possible environmental impacts of the proposal. Staffs intention in asking
HPC for a referral comment is to inform Council as to how the application does, or does not,
negatively effect the historic integrity of the Aspen Meadows campus. A list of the relevant
,.....,..
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design guidelines is attached as "Exhibit A." The applicant is amenable to receiving HPC input
before deciding on exactly which tent design to select and has provided cut sheets from a
potential vendor.
One of the key features of the Aspen Meadows property is the site plan, including the
relationship between the architecture and landscape, The new tents are proposed to be located
adjacent to Anderson Park (1973-1974), which was one of Bayer's last works on the campus,
Bayer was a pioneer in modern landscape architecture. Commenting on a series of drawings that
Bayer created prior to the earthworks designs at the Aspen Institute, the Kent Gallery states:
Reducing the landscape to sculptural surface motion, the pictures demonstrated the artist's
awareness of the dynamism of the earth's surface as created' by activity deep within the
underlying core, As stated by Bayer, "my aim with environmental designs is to carry art
and design from the privacy of the museum to the public realm",
The Institute points out in their application that they currently erect tents from time to time
right in Anderson Park, The existing Historic Preservation Guidelines do not address the
issues related to the installation of temporary tents to any great degree, but staff cites the
following as the most important issues for HPC to resolve:
1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and
shrubs.
o Protect established vegetation during construction to avoid damage, Replacement of
damaged, aged or diseased trees must be approved by the Parks Department.
o If a h'ee must be removed as part of the addition or alteration, replace it with species of a
large enough scale to have a visual impact in the early years of the project.
1.12 Preserve and maintain historically significant planting designs.
o Retaining historic planting beds, landscape features and walkways is encouraged.
1.13 Revisions or additions to the landscape should be consistent with the historic context
of the site.
o Select plant and tree material according to its mature size, to allow for the long-term impact
of mature growth,
o Reserve the use of exotic plants to small areas for accent.
o Do not cover grassy areas with gravel, rock or paving materials,
Placing a structure in the designated Bayer gardens is not consistent with the artist's design
intent, visually interferes with Bayer's work, and could in fact cause permanent damage as a
result of tent stakes or trampling areas of the park, Given the significance of Bayer's work, staff
does not support the Institute continuing with these installations.
Unless there is another already "manicured" area of the campus that can accommodate the tent
effectively, it seems that there will have to be some disturbance of the native landscape that
makes up so much of the character of the property, This is somewhat unfortunate because the
photographs at the end of the memo show a history of buildings set in the wild landscape, with
Bayer's gardens creating an interesting contrast. Although we acknowledge the concerns of the
,
~
Parks Department, staff does recommend in favor of the proposed location of a new tent on a
temporary or permanent basis with conditions as outlined below,
".
Staff has no concerns with the design of the tent since it will be erected only in the summer
season and is a historic building type for this site,
RECOMMENDED MOTION: "I move to forward a referral comment to Council in support of
the Temporary Use request with the following conditions:
I. The size of the tents should be minimized as much as possible in order to allow the
structure to be surrounded by native landscape, in keeping with the historic development
pattern of the Meadows,
2, The applicant should not install tents in the designated Bayer landscapes in the future."
Exhibits:
A. Relevant guidelines
B. Application
-
""""'-"
4
EXHIBIT A
Relevant Design Guidelines for the Aspen Institute Temporarv Use Application
1.11 PreServe and maintain mature landscaping on site, particularly landmark trees and
shrubs.
o Protect established vegetation during construction to avoid damage. Replacement of
damaged, aged or diseased trees must be approved by the Parks Department.
o If a tree must be removed as part of the addition or alteration, replace it with species of a
large enough scale to have a visual impact in the early years of the project.
1.12 Preserve and maintain historically significant planting designs.
o Retaining historic planting beds, landscape features and walkways is encouraged,
1.13 Revisions or additions to the landscape should be consistent with the historic context
of the site.
o Select plant and tree material according to its mature size, to allow for the long-term impact
of mature growth,
o Reserve the use of exotic plants to small areas for accent.
o Do not cover grassy areas with gravel, rock or paving materials.
1.14 Additions to the landscape that could interfere with historic structures are
inappropriate.
o Do not plant climbing ivy or trees too close to a building. New trees should be no closer than
the mature canopy size,
o Do not locate plants or trees in locations that will obscure significant architectural features or
block views to the building,
o It is not appropriate to plant a hedge row that will block views into the yard.
11.3 Construct a new building to appear similar in scale with the historic buildings on the
parcel.
o 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.
o The primary plane of the front should not appear taller than the historic structure,
o The front should include a one-story element, such as a porch.
11.5 Use building forms that are similar to those ofthe historic property.
o They should not overwhelm the original in scale,
11.7 Roof materials should appear similar in scale and texture to those used traditionally.
o Roof materials should have a matte, non-reflective finish,
11.8 Use building materials that contribute to a traditional sense of human scale.
o Materials that appear similar in scale and finish to those used historically on the site are
encouraged,
o ' 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.
o These include windows, doors and porches.
o Overall, details should be modest in character.
5
HISTORlC PHOTOS OF THE MEADOWS
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The original
(1949, Saarinen)
Music Tent
The original tent,
Seminar building
(1952), and Race
Track
-
,
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of new tents
~
-,
7
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music tent, Walter
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Auditorium (1962),
and Koch Seminar
building
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Aspen Meadows
1991 Specially Planned Area + Approvals
THE ASPE!,STITUTE
Amy Margenun
Executive Vice President
Administration and Finance
1000 North Third Street
Aspen, CO 81611
PH 970,544,7905
FX 970,544,7908
amym@aspeninstitute.org
www.aspeninstitute,org
.
February 14, 200S
James Lindt
Community Development
City of Aspen
130 S. Galena St.
Aspen CO 81611
RECE\VED
FEB 1 4: L005
ASI'I:N
BUILDING DEPARTMENT
RE: Temporary Use Permit: Aspen Institute
Dear James:
Thank you for your advice and assistance with our application for a temporary
summer tent structure at the Aspen Institute. Enclosed is our application for a
Temporary Use Permit for a summer event tent.
I understand this is a one step process before City CounciL I will ,be here most
of March, although I am out of town the week of March 14th and again March
24th - April 7th, .
Although our long term plan is to process an SPA Amendment for a permanent
location for an event tent (still for summer events only however), we would
like to try out the site on a temporary basis this summer in time for our 6 day
Aspen Ideas Festival running from July S - 1Olh. Therefore, we are proposing
to purchase or rent a tent for about 400 people, grade the tent site to install a
temporary floor and use it for the next two summers, This temporary use will
supplant the need to erect tents in other locations on the property as we have
done over the past 10 years or so for special events (Summer Celebration
dinners, 4Sth and SOth anniversary celebrations, Fortune Brainstorm conference
and the Einstein conference). Since we will need to do some grading on the
site, we want to ensure we go through a permitting and public review process.
I have attached 'digital photographs of the site, Since it is covered in snow, it is
a bit hard to visualize. We are committed to replacing any sage removed one-
for-one and have located the site in an area which has the least impact on the
sage and on the views from Anderson Park.
This site is critical to us for several reasons:
. It is not part of the landscape architecture designed by Herbert Bayer.
We often erect tents right in Anderson Park over the summer for
memorials, weddings and events, , ,this would move this type of
activity away from an area we view as "a piece of art."
~'
· It is further away from the Music Tent. Both the Fortune event and the
Einstein event created small conflicts with the Aspen Music Festival.
We would like to avoid any noise conflicts to the extent possible,
· It is close to an existing trail and can be serviced easily by golf carts
from the trail running behind the property,
· It is accessible to services provided already in the Koch Seminar
Building and Paepcke Auditorium,
· It is relatively flat and will require minimal grading to install a
temporary flooring surface.
Criteria:
Location, size, design, operating characteristics and visual impacts of the
proposed use:
The proposed site is tucked away behind the Koch Seminar building, adjacent
to the rear trail and emergency access connecting the two sides of the property.
It is set back from Anderson Park and the Paepcke Wildflower Garden with
spectacular views from Independence Pass to Sopris, We have located a
"bubble" on the enclosed map as we want to locate the tent within this area,
avoiding as much sage and all trees on the property during actual siting,
...-
The tent will be a 60' by 90' pole-type tent with an adjacent 30' by 40'
catering or kitchen tent and a 20' by 20' entrance canopy for greeting and
cocktails if necessary. Although it is our intention to keep the sides open as
much as possible, we will be purchasing/renting drop down sides to be
prepared for inclement weather and windy conditions, The height of the tallest
pole is approximately 20'.
The tent will either be of clear (see-through material) or of a neutral color
(white or beige) with a rented temporary flooring surface.
The tent will be visible from across the river, but will only be up during our
busy summer months, Lighting will be minimal and downcast. It will be used
for receptions, lectures, gatherings and discussions during the Aspen Ideas
Festival, and for other large events which typically already put up tents on a
case by case basis (i,e. our summer benefit dinner). Food will be delivered to
the site, as is done now, via golf carts from our kitchen at the Meadows
Reception Center. Temporary utilities will be connected to the site from the
Koch building, Participants will use bathrooms in the Koch and Paepcke
buildings unless portable toilets are brought in for specific events,
Compatibilitv of the use with the character, densitv and use of structures
and uses in the immediate vicinitv.
-
2
The Aspen Institute, the Aspen Music Festival and the International Design
Conference have been utilizing temporary summer tents for activities for over
50 years on the Aspen Meadows property. It adds to the casual feel of an
Aspen summer program and takes advantage of the beautiful views and climate
we all enjoy. A tent fits right in with the vernacular of the Music Tent, Harris
Hall and the Bayer designed buildings on the Meadows campus, Because of
the large open space surrounding the campus, a tent does not feel
overwhelming or imposing.
The impacts of the proposed use on pedestrian and vehicular traffic and
traffic patterns, municipal services, noise levels and neil!hborhood
character.
The temporary use is for events already ongoing at the Aspen Institute and will
not increase traffic or pedestrian use. It will cause some pedestrians to use the
rear trail on the property when attending events at the tent instead of the trail
going through Anderson Park. Golf carts typically already use this rear trail.
Noise levels overall on the property will not change; however, we will be able
to move possible conflicting events further away from the Music Tent. The
neighbors across the river will be able to see the tent during the summer
months, Additional trees can be planted to reduce the mass of the tent
strm;ture, All lights will be downcast and subtle.
Duration of the proposed temporarv use and weather a temporarv use has
previouslv been approved for the structure, parcel, propertv or location as
proposed I the application.
We are requesting temporary use for the full 180 days allowed to be allocated
in the peak summer months of 2005 and 2006,
The purposes and intent of the zone district in which the temporarv use is
proposed.
The zone district is Academic and the use would be in keeping with Aspen
Institute related events,
The relation of the temporarv use to conditions and character chanl!es
which mav have occurred in the area and zone district in which the use is
proposed.
The tent would be compatible with other changes being proposed on the
property and is in keeping with mass and scale of existing buildings and homes
across the ri veL
3
-
How the proposed temporary use will enhance or diminish the general
public health, safety or welfare.
The addition of this tent will ensure that the Aspen Institute can continue to
operate in a break even fashion and continue to host community events,
memorials, lectures and programs which benefit the entire community,
I thank you in advance for your consideration of this project.
All \htI best,
(hx
Amy L. Margerum
Executivdfice President
"",,,,,,.
_.
4
JAN, 27, 2005 11 :20AM
COMMUNITY DEVELOPMENT
NO, 0289 p, 6
ATTACHMENT 2 -LAND USE APPLICATION
APPLICANT:
Name,
Location:
Ihe 4sy-t' n -rnd tJk,
1000 rJ ~cJ sJ ft:s.p-e V1 ~V
(Indicate street address, lot & block number, legal description where appropriate)
,2 1-..T-/;l-/-J-'1-00P' '
ParcellD # (REQUIRED)
. REPRESENTATIVE:
Name, .B(Y1(j YYhrCje((Jlrv1
Address, (mill' UThVI,A ,<)t- fu p..e..v, , Co g (hi)
Phone#, 5tf4 -7QOS-
PROJECT: Sum me v YAk VI + Ie i1t - 'If W1 poi' ~ Lk W rn r-J
Name: S u YN at; ah vve
Address: ~\ 1/
1 /1
Phone #: ~c
TYl'E OF APPLICATION: (please check all thatapply):
~
0 Conditional Use 0 Conceptual PUD 0 Conceptual Historic Devt,
0 Special Review 0 Final POD (& PUD Amendment) 0 Final HistoricDevelopment
0 Design Review Appeal 0 Conceptual SPA 0 Minor Historic Devt,
0 GMQS Allotment 0 Final SPA (& SPA Amelldment) 0 HlstOlic Demolition
0 GMQS Exemption 0 Subdivision 0 Hlstoric Designation
0, ESA - 8040 Greenline, Stream 0 Subdivision Exemption (includes 0 Small Lodge Conversion!
Margin, Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane
0 Lot Split ~ 'Temporary Use ' 0 Other:
0 Lot Line Adiustment ~D Texv'Map Amendment
EXISTING CONDmONS: (descrl tion of existin buildin rovals, etc.
Op{?t'\ land hPhJ~d koc.J\ S-eWlJYlCV\ hv'ddiYVj - f\Qxf+v ~(Hl(JtL'
cM.1 '
Have you attached the following? FEES DUE: $
o Pre..Application Conference Sununary
.e:r Attacluoent#l, Signed Fee Agreement
.IT ReSponse to Attachment #3, Dimensional Requirements Form
I' Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards
Au plans that are larger than 8.5" x 11" must be folded and a floppy disk'i"ith an electronic copy of all written
text (Microsoft Word Format) must he submitted as part oftlle application..
RETAIN FOR PERMANENT RECORD
~AN, 27, 2005 1:: 20AM
COMMUNITY DEVELOPMENT
NO, 0289
p, 5
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
Aereernent for Pavment of City of AS1)en Development Application Fees
""
CITY OF ASPEN (hereinafter CITY) and In -e A,.,fH".1 -r::h<h 0k--
(hereinafter APPLICANT) AGREE AS FOLLOWS,
_ I. APPLICANT has submitted to CITY an application for
1-e"'''9i)(iVIN'J l}{..{ P"'(YY1IY: Summer y,l .lPV\+ II-I'l-r-
(hereinafter, THE P OJECT),
, 2, APPLICANT understands and agrees that City of Aspen Ordinance No. 38 (Series of 2004)
establishes a fee strUcture for Land Use applications and the payment of all processing fees is a condition precedent
to a detenn.ination of application completeness.
3, APPLICANT and CITY agree that because of the size, nature or'scope of the proposed project, it
is not possIble at this time to asCert.in the full extent of the costs involved in processing the application.
APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an
initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis.
APPLICANT agrees additional costs may accrue following their hearings ancl/or approvals, APPLICANT agrees he
will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the
CITY when they are necessary as costs are incurrad. CITY agrees it will be benefiled through the greater certainty
of recovering. its fun costs to process APPLICANT'S application.
4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete
processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning
Commission lind/or City Council to make legally required findings for project consideration, unless eurrent billings
are paid in full prior to decision.
5. Therefore, APPLICANT agrees thar in consideration of the CITY's waiver of its right to collect
full fee, prior to a detenninalion of application completeness, APPLICANT shall 'pay an inltial deposit in the
amountof$ (,~ 0 which is for houri of Community Development srafftime, and if actual
recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse
the CITY for the processing of the application mentioned above, including post approval review at a rate of $210.00
per planner hour over the initial deposit. Such periodic payments shall be made within 30 clays of the billing dete.
APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and
in no case will building permits be issued until all costs associated with case processing ha"e been paid.
-
CITY OF ASPEN
APPLICANT
By:
Chris Bendon
Community Development Director
By: ~ L m fU7~{?t-
Date: ..J/:tr..{ /h d- 7 I rJ..orYJ'
V I
Mailing Addr...:
I (J 0 0 AJ 77#1 J sf
t% ,Q--UY\ Go c;(( to II
I
g:\support\formslagrpayas.doc
12/16/04
-
-
RETAIN FOR PERMANENT RECORD
JAN, 27, 2005 II :2IAM
Project: .
Applicant: '
Location:
Zone District:
Lot Size:
Lot Area:
COMMUNITY DEVELOPMENT
NO,0289 p, 7
ATTACHMENT 3
DIMENSIONAL REQUIREMENTS FORM
+
o
.Ct
(\
() 0
(for the puxposes of calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, easements, and steep slopes, Please refer to 'the
definition of Lot Area in the Municipal Code.)
Existing:
Existing:
Existing:
Proposed:
Proposed:
Proposed:
Co=ercial net leasable:
Number of residential units:
Number of bedrooms:
(l}o..
~/!r
/
,
jJ/A
Allowable:
Allowable:
Allowable:
Proposed % of demolition (Historic properties only):
DIMENSIONS:
Floor Area: Existing:
Principal bldg. height: Existing.-
Access. bldg. height: Existing:
On-Site parking: Existing:
% Site coverage: Existing:,
% Open Space: Existing:
Front Setback: ' Existing:
Rear Setback: Existing:
Combined FIR: Existing:
Side Setback: Existing:
. ,
Side Setback: Existing:
Combined Sides: Existing:
Distance Between Exisri11g
Buildings
Proposed: {JJ /. ceo Po &. T u-+
Propo~ed:~/b@ 'fir toh-
Proposed:
Proposed:
Proposed:
Proposed:
Proposed:
Proposed:
, Proposed:
Proposed:
Proposed:
Proposed:
Proposed:_
Required:
Required:
Required:
Required:
Required:
Required:
Required:
Required:
, Required:'
Requi1'ed.-
Existing non-conformities or encroachments:
Variations requested:
,....
1X-~ .
MEMORANDUM
TO:
Aspen Historic Preservation Commission
...jA k
Joyce Allgaier: Deputy Community Development Director
THRU:
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
701 W, Main Street- Historic Landmark Lot Split, Major Development
(Conceptual), and Variances- Public Hearing
DATE:
March 23, 2005
SUMMARY: The subject property is listed on the Aspen Inventory of Historic Landmark Sites
and Structures and contains two structures, a cabin and an outbuilding, Neither building exists
on the 1904 Sanborne map, The year of construction for the cabin is 1935 according to the
Assessor's office.
This project has been discussed over the course of several meetings. HPC has granted approval
for the demolition of the alley structure, and approval to move the cabin towards the northeast
comer of the site, HPC has recommended that City Council approve a Historic Landmark Lot
Split which creates a western lot of 2,765 square feet, and an eastern lot of 3,000 ,square feet.
Final review of the Lot Split is pending before Council on March 28th. At a public hearing on
February 9th, the owner requested feedback on the idea of adjusting the location of the new lot
line, which is part of tonight's evaluation. The new plan is to create a western lot of2,565 square
feet and an eastern lot of 3,200 square feet. As was the case with HPC's initial recommendation
on the lot split, in order to pursue this redevelopment, a variance from the minimum lot size for a
Historic Landmark Lot Split is needed, because 701 W. Main Street is a non-conforming parceL
The second element of tonight's review is Conceptual approval of a new detached building
behind the cabin. Setback variances are needed, along with some variances from the
"Residential Design Standards." This project does not include an FAR bonus.
Based on the previous board discussions, Staff recommends that the adjustment to the
Historic Landmark Lot Split be supported, including the variances to the minimum lot size
required for this subdivision, The review criteria are met and the Lot Split is a good tool for
removing development pressure from a small building, Staff recommends that the applicant
restudy the roof form and north facing decks on the new structure in order to gain Conceptual
approval.
APPLICANT: Marshall and Susan Olsen, owners, represented by Dirk Danker, architect.
PARCEL 10: 2735-124-46-004.
ADDRESS: 701 W, Main Street, Lots Hand 1, less the west 2.35 feet of Lot H, Block 19, City
and Townsite of Aspen, Colorado,
,.,
ZONING: 0, Office,
HISTORIC LANDMARK LOT SPLIT
In order to complete a Historic Landmark Lot Split, the applicant shall meet the following
requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section
26.470,070(C), and Section 26.415.010(D.)
26.480.030(A)(2), SUBDIVISION EXEMPTIONS, LOT SPLIT
The split of a lot for the purpose of the development of one detached single-family dwelling on a
lot formed by a lot split granted subsequent to November 14, 1977, where all of the following
conditions are met:
a) The land is not located in a subdivision approved by either the Pitkin County Board
of County Commissioners or the City Council, or the land is described as a metes
and bounds parcel which has not been subdivided after the adoption of subdivision
regulations by the City of Aspen on March 24, 1969. This restriction shall not
apply to properties listed on the Aspen Inventory of Historic Landmark Sites and
Structures; and
Staff Finding: _
The property is part of the original townsite and has not been previously subdivided. Most of the
Historic Landmark Lot Splits that HPC reviews occur in neighborhoods where residential
development is the only option, Although this property is in the Office Zone district, a condition
of approval will be required to make it clear that the development occurring on the vacant parcel
at 701 W. Main Street must be a single family residence, unless a future code amendment lifts
this restriction, The lot that contains the cabin can be developed as either residential or mixed-
use,
b) No more than two (2) lots are created by the lot split, both lots conform to the
requirements of the underlying zone district. Any lot for which development is
proposed will mitigate for affordable housing pursuant to Section
26.IOO.040(A)(I)(c).
Staff Finding:
The property is a non-conforming 5,765 square foot lot as a result of an adverse possession by
the adjacent neighbor. This proposal will create one 3,200 square foot lot and one 2,565 square
foot lot. The minimum size required for a Historic Landmark Lot Split is 3,000 square feet so
HPC will need to consider granting a variance,
With regard to the requirements for affordable housing mitigation, Council has recently adopted
new benefits for historic properties, pursuant to Section 26.420 of the Municipal Code, which
states that mitigation will not be required for properties created through a historic landmark lot
split.
-
..,
~
c) The lot under consideration, or any part thereof, was not previously the subject of a
subdivision exemption under the provisions of this chapter or a "lot split"
exemption pursuant to Section 26.100.040(C)(I)(a); and
Staff Finding:
The land has not received a subdivision exemption or lot split exemption,
d) A subdivision plat which meets the terms of this chapter, and conforms to the
requirements of this title, is submitted and recorded in the office of the Pitkin
County clerk and recorder after approval, indicating that no further subdivision
may be granted for these lots nor will additional units be built without receipt of
applicable approvals pursuant to this chapter and growth management allocation
pursuant to Chapter 26.100.
Staff Finding:
The subdivision plat shall be a condition of approvaL It must be reviewed by the Community
Development Department for approval and recordation within 180 days of final land use action.
e) Recordation. The subdivision exemption agreement and plat shall be recorded in
the office of the Pitkin County clerk and recorder. Failure on the part of the
applicant to record the plat within one hundred eighty (180) days following
approval by the City Council shall render the plat invalid and reconsideration of
the plat by the City Council will be requiredfor a showing of good cause.
Staff Finding:
The subdivision exemption agreement shall be a condition of approvaL
f) In the case where an existing single-family dwelling occupies a site which is
eligible for a lot split, the dwelling need not be demolished prior to application for a
lot split.
Staff Finding:
No dwelling will be demolished as part of this lot split. The outbuilding along the alley is
proposed to be demolished, It is currently being occupied as a residence illegally, which must be
corrected,
g) Maximum potential buildoutfor the two (2) parcels created by a lot split shall not
exceed three (3) units, which may be composed of a duplex and a single-family
home.
Staff Finding:
The parcel currently contains a single family home, The proposal will add one new homesite, No
more than two units in total can be created as part of this redevelopment based on the size of the
lots,
,
~
26.480.030(A)(4), SUBDIVISION EXEMPTIONS, HISTORIC LANDMARK LOT SPLIT
The split of a lot that is listed on the Aspen Inventory of Historic Landmark Sites and Structures
for the development of one new single-family dwelling may receive a subdivision exemption if it
meets the following standards:
,..,.
a. The original parcel shall be a minimum of six thousand (6,000) square
feet in size and be locllted in the R-6, R-IS, R~ISA, RMF, or 0 zone district.
Staff Finding:
The subject parcel is 5,765 square feet and is located in the Office Zone District. A variance is
being requested in order to meet the minimum lot size stated above,
b. The total FAR for both residences shall be established by the size of
the parcel and the zone district where the property is located. The total FAR for each lot
shall be noted on the Subdivision Exemption Plat.
In the Office zone district, the following shall apply to the calculation of maximum floor
area for lots created through the historic landmark lot split. Note that the total FAR shall
not be stated on the Subdivision Exemption Plat because the floor area will be affected by
the use established on the property:
If all buildings on what was the fathering parcel remain wholly residential in use, the
maximum floor area will be as stated in the R-6 zone district. _
If any portion of a building on a lot created by the historic landmark lot split is in
commercial/office use, thcn the allowed floor area for that lot shall be the floor area
allowed for all uses other than residential in the zone district. If the adjacent parcel
created by the lot split remains wholly in residential use, then the floor area on that parcel
shall be limited to the maximum allowed on a lot of its size for residential use according to
the R-6 standards.
If there is commercial/office use on both newly created lots, the maximum floor area for all
uses other than residential in the zone district will be applied.
Staff Finding:
The maximum floor area for the original parcel, containing a historical landmark in the Office
zone, is 3,142 square feet. The applicant intends to develop the lot which contains the cabin as
mixed use, therefore the FAR is indicated on the site plan as ,75:1. This note should actually be
removed, in case a future owner decides to develop the cabin as a residence, which would have a
different allowable floor area. As stated above, the new lot must be developed as a residence,
however no specific FAR should be indicated in case City codes are amended in the future,
c. The proposed development meets all dimensional requirements of the
underlying zone district. The variances provided in Section 26.41S.120(B)(I)(a),(b), and (c)
are only permitted on the parcels that will contain a historic structure. The FAR bonus
will be added to the maximum FAR allowed on the original parcel.
4
-,
Staff Finding: No variances can be granted for the vacant new lot under the HPC review
criteria,
VARIANCE FROM THE MINIMUM LOT SIZE REQUIREMENTS FOR A HISTORIC
LANDMARK LOT SPLIT
The applicant will need several variances related to lot size, The first is a variance from the
minimum required size for the fathering parcel, which is 6,000 square feet, Due to the adverse
possession, the lot is 5,765 square feet. The second variance is for the width of the fathering
parcel, which is to be 60 feet, not 57.65 feet. Finally, a variance is needed related to the size of
one of the newly created lots, which are meant to be at least 3,000 square feet each, One of the
new lots will conform to the requirement, but the other will be 2,565 square feet and 25,65 feet
wide, rather than 30 feet wide.
In order to authorize a variance from the dimensional requirements of Title 26, the HPC must
make a finding that the following three (3) circumstances exist:
1. The grant of variance will be generally consistent with the purposes, goals, objectives, and
policies of the Aspen Area Community Plan and this Title;
Staff Finding: The AACP does support of the concept of more dense development and infill,
and preservation of a variety of historic resources,
2. The grant of variance is the minimum variance that will make possible the reasonable use
of the parcel, building or structure; and
Staff Finding: Without the lot split, the "use by right" development options for the site are a
single family house, which would entail an addition of approximately 2,400 square feet to the
684 square foot original cabin, or an office/mixed use development that would add some 3,700
square feet. HPC has found in the past the Historic Lot Split has worked well to satisfy their
goals and the property owner's, and it takes away the pressure to create out of scale additions on
designated buildings, Because of this, statr finds that a variance will allow for the most
reasonable and appropriate development scenario in light of the City's Historic Preservation
standards,
3. Literal interpretation and enforcement of the terms and provisions of this Title would
deprive the applicant of rights commonly enjoyed by other parcels in the same zone district,
and would cause the applicant unnecessary hardship or practical difficulty. In determining
whether an applicant's rights would be deprived, the board shall consider whether either of
the following conditions apply:
a. There are special conditions and circumstances which are unique to the parcel,
building or structure, which are not applicable to other parcels, structures or buildings
in the same zone district and which do not result from the actions of the applicant; or
5
Staff Finding: As stated above, the property does have an unusual circumstance in that it
became non-conforming through a property line dispute. The applicant is working with an
existing building, which cannot be modified in any significant way, Staff finds that this standard
is met.
"""
b. Granting the variance will not confer upon the applicant any special privilege
denied by the Aspen Area Community Plan and the terms of this Title to other
parcels, buildings, or structures, in the same zone district; and
Staff Finding: No additional FAR is accrued through the variance, only the right to divide it
into two residences. This is a use that is generally allowed for historic properties in the zone
district, Staff finds that this review standard is met,
MAJOR DEVELOPMENT (CONCEPTUAL)
The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff
reviews the submittal materials and prepares a report that analyzes the project's conformance
with the design guidelines and other applicable Land Use Code Sections. This report is
transmitted to the HPC with relevant information on the proposed project and a
recommendation to continue, approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the staff analysis report and the
evidence presented at the hearing to determine the project's conformance with the City of
Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve
with conditions, or continue the application to obtain additional information necessary to ..-
make a decision to approve or deny.
Major Development is a two-step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the'
envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
the proposed development by the HPC as part of their review of the Final Development Plan
unless agreed to by the applicant.
Staff Response: Recently, the HPC has been contemplating new tools to analyze the
appropriateness of proposals to alter historic structures, The following questions are likely to be
the center of future discussions, and may be helpful for HPC to at least reference for this project
(note that the questions do not serve as formal decision making criteria at this time):
1. Why is the property significant?
2. What are the key features of the property?
3. What is the character ofthe context? How sensitive is the contexfto changes?
4. How would the proposed work affect the property's integrity assessment score?
S. What is the potential for cumulative alterations that may affect the integrity of the
property?
-,
6
The property is significant as part of a relatively small group of remaining rustic style cottages
built in Aspen from just before World War II into the 1960's, There were a number of such
buildings constructed on Main Street in particular, most of which were tourist cabins,
The historic building on this site is very modest in character. It is a simple rectangular building
with one gable roof. There have been some alterations, including the enclosure of a porch at the
front of the cabin. The existing asphalt siding mayor may not be original.
The context is the Main Street Historic District, which is sensitive to change. There are
Victorian era buildings all around this site, as well as other pre-war cabins and ski lodges. It
appears that Main Street has always had a diverse mix of building sizes and heights, evidenced
by the combination of miner's cottages with Victorian mansions. There were 19th century
commercial buildings like Mesa Store, and churches that have been torn down, The ski lodges
obviously introduced larger structures, particularly as one moves closer to the Commercial Core,
The proposal before HPC is related to a new structure behind the cabin, No work is specified for
the cabin at this time.
Design Guideline review
Conceptual review focuses on the height, scale, massing and proportions of a proposal. A list
of the design guidelines relevant to Conceptual Review is attached as "Exhibit A."
Historic Landmark Lot Split is pending before City Council. The applicant must develop the
interior lot as residential, but plans mixed use for the corner lot. This is very appropriate for the
neighborhood. No addition is being proposed for the designated cabin, which is admirable, HPC
has granted approval for its on-site relocation and setback variances,
The proposed new building is separated from the cabin by approximately 12 feet, In plan form
the footprint is fairly similar, The cabin is 684 square feet and the new unit is 1,260 square feet,
plus a one car garage, Staff is somewhat uncomfortable with the difference in height between the
two buildings, although the proposal is not dissimilar to what has received Conceptual approval
at the Conner Cabins, downtown,
The new building is pushed as far back to the alley as possible, and HPC would probably not
want to see a lot less space between the structures on the lot. The applicant could potentially
make better use of basement space and place the second bedroom there, however the program
planned for the second and third floors could not likely be moved down to the ground level and
still be efficient.
Staff recommends that the design be restudied in order to create some elements which inflect to
the height of the historic cabin. Specifically, this might include making the east-west ridge the
dominant roof line, so that the roof slopes down towards the front of the lot. The north and south
facing gable ends could become dormer elements. The third level deck seems to emphasize the
height of the north fayade and would ideally be eliminated. There is no space to locate it on the
rear fayade, Staff recommends that consideration be given to installing the hot tub on the second
floor deck, even if that space were enlarged slightly. The applicable guidelines are:
7
11.3 Construct a new building to appear similar in scale with the historic buildings on
the parcel.
D 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.
D The primary plane of the front should not appear taller than the historic structure.
D The front should include a one-story element, such as a porch,
,
12.14 Design a new building to appear similar in scale to those seen traditionally in the
district during the mining era.
D Generally, a new building should be one to two stories in height.
The HPC guidelines and the "Residential Design Standards" emphasize the importance of entry
porches on Aspen homes, The proposed building has a canopy over the entry, but not a
functional porch, This should be restudied, It may necessitate moving the entry to the north
fayade given space constraints.
11.2 In a residential context, clearly define the primary entrance to a new building by
using a front porch.
D The front porch should be "functional," in that it is used as a means of access to the entry,
D A new porch should be similar in size and shape to those seen traditionally,
D In some cases, the front door itself may be positioned perpendicular to the street;
nonetheless, the entry should still be clearly defined with a walkway and porch that
orients to the street.
-
SETBACK VARIANCES
The application requests an east sideyard setback of 3' a west sideyard setback of 3 feet, and a
rear yard setback of 2'6," The criteria for granting setback variances, per Section 26.415.110.C
of the Municipal Code are as follows:
HPC mnst make a finding that the setback variance:
a. Is similar to the pattern, features and character of the historic property or district;
and/or
b. Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district.
Staff Finding: HPC has discussed the minimum front yard setback for the historic cabin at
length, The building has a long footprint, leaving relatively little space to construct a new
detached building that provides some buffer space around the landmark. For this reason, it is
appropriate that the new building be pushed towards the rear lot line.
-,
8
The sideyard setback variances are necessitated by the narrow lot width, The applicant is
attempting to keep the width of the new building similar to that of the old cabin, which is
appropriate, The variances do not affect adjacent properties to any great degree because they are
located on street-facing yards and a sideyard which is internal to this project.
RESIDENTIAL DESIGN STANDARDS
The project requires variances to the Residential Design Standards related to "build-to lines,"
"secondary mass," and "building elements." All residential development must comply with the
following review standards or receive a variance based on a finding that:
A. The proposed design yields greater compliance with the goals of the Aspen area Community
Plan (AACP); or,
B, The proposed design more effectively addresses the issue or problem a given standard or
provision responds to; or,
C, The proposed design is clearly necessary for reasons of fairness related to unusual site
specific constraints.
Standarl/: BUILD TO LINES. On parcels or lots ofless than 15,000 square feet, at least 60% of
the front fayade shall be within 5 feet of the minimum front yard setback line. On corner sites, at
least 60% of both street facades of the building shall be within 5 feet of the minimum setback
lines. Porches may be used meet the 60% standard,
Standard: SECONDARY MASS. The intent of the building form standards is to respect the scale
of Aspen's historical homes by creating new homes which are more similar in their massing, by
promoting the development of accessory units off of the city alleys, and by preserving solar
access.
1. All new structures shall locate at least ten (10) percent of their total square footage above
grade in a mass which is completely detached from the principal building, or linked to it
by a subordinate connecting element. Accessory buildings such as garages, sheds, and
accessory dwelling units are appropriate uses for the secondary mass,
A subordinate linking element for the purposes of secondary mass shall be defined as an
element not less than six (6) feet in width and ten (10) feet in length with a plate height of
not more than nine (9) feet.
Standard: BUILDING ELEMENTS. The intent of the following building elements standards is
to ensure that each residential building has street-facing architectural details and elements which
provide human scale to the facade, enhance the walking experience, an!i reinforce local building
traditions,
1. Street oriented entrance and principal window. All single-family homes, townhouses, and
duplexes shall have a street-oriented entrance and a street facing principal window. In the case of
9
townhouses and accessory units facing courtyards or gardens, entries and principal windows
should face those features. On comer lots, entries and principal windows should face whichever
street has a greater block length, Multiple unit residential buildings shall have at least one street
oriented entrance for every four (4) units, and front units must have a street-facing principal
window, This standard shall be satisfied ifall of the following conditions are met:
,,"'
a, The entry door shall face the street and be no more than ten feet (10'0") back from the
frontmost wall of the building, Entry doors shall not be taller than eight feet.
b, A covered entry porch of fifty (50) or more square feet, with a minimum depth of six feet (6'),
shall be part of the front facade, Entry porches and canopies shall not be more than one story in
height.
c, A street-facing principal window requires that a significant window or group of windows face
street.
2. First story element. All residential buildings shall have a first-story street-facing element the
width of which comprises at least twenty (20) percent of the building's overall width and the
depth of which is at least six (6) feet from the wall the first-story element is projecting trom,
Assuming that the tirst story element includes interior living space, the height of the first story
element shall not exceed ten (10) feet, as measured to the plate height. A first-story element may
be a porch or living space, Accessible space (whether it is a deck, porch, or enclosed area) shall
not be allowed over the first story element, however, accessible space over the remaining first
story elements on the front fayade shall not be precluded.
Response: This is an alley house that cannot meet the "build.to line requirement." The building
in itself is a "secondary mass" on the site, therefore staff finds that it is unnecessary to attempt to
break it into two forms to meet the standard, It has a small footprint already.
...-..
The architect has chosen to orient the entry to the side street, rather than to Main Street. This
allows some privacy from the commercial activity at the front of the lot, and is in keeping with
the side door that exists into the historic cabin. Given the discussion above, it may be advisable
to move the door to the north fayade to meet HPC design guidelines,
Staff finds that it is appropriate to grant the necessary waivers from the "Residential Design
Standards. "
DECISION MAKING OPTIONS:
The HPC may:
. approve the application,
· approve the application with conditions,
. disapprove the application, or
· continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
......-...
10
RECOMMENDATION: Staff recommends that HPC grant the necessary variances for the
Historic Landmark Lot Split and recommend Council approval for the subdivision exemption,
Staff is in favor of the setback variances and "Residential Design Standards" that have been
requested for this project, but restudy of the roof form, north facing decks and entry roof into the
new residence are needed, The applicant may bring this information to show HPC at the hearing,
Recommended conditions of approval for the lot split remain as they were from the last
recommendation, The only difference is the change in lot size.
Exhibits:
A. Relevant Design Guidelines
B, Application
11
"Exhibit B: Relevant Design Guidelines for 701 W. Main Street Major Development
(Conceptual), Historic Landmark Lot Split, and Variances"
""*,,,.
11.1 Orient the primary entrance of a new building to the street.
o The building should be arranged parallel to the lot lines, maintaining the traditional grid
pattern of the site,
11.2 In a residential context, clearly define the primary entrance to a new building by
using a front porch.
o The front porch should be "functional," in that it is used as a means of access to the entry,
o A new porch should be similar in size and shape to those seen traditionally,
o In some cases, the front door itself may be positioned perpendicular to the street;
nonetheless, the entry should still be clearly defined with a walkway and porch that
orients to the street.
11.3 Construct a new building to appear similar in scale with the historic buildings on the
parcel.
o 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.
o The primary plane of the front should not appear taller than the historic structure,
o The front should include a one-story element, such as a porch,
11.5 Use building forms that are similar to those ofthe historic property.
o They should not overwhelm the original in scale.
11.6 Use roof forms that are similar to those seen traditionally in the block.
o Sloping roofs such as gable and hip roofs are appropriate for primary roof forms,
o Flat roofs should be used only in areas where it is appropriate to the context.
o On a residential structure, eave depths should be similar to those seen traditionally in the
context.
o Exotic building and roof forms that would detract from the visual continuity of the street
are discouraged. These include geodesic domes and A-frames,
12.1 Respect historic settlement patterns.
o Site a new building in a way similar to historic buildings in the area, This includes
consideration of building setbacks, entry orientation and open space,
12.6 Minimize the use of curb cuts along the street.
o Provide auto access along an alley when feasible,
o New curb cuts are not permitted,
o Whenever possible, remove an existing curb cut.
12.8 Provide a front yard that is similar in depth to its neighbors.
See the guidelines chapter: Lot and Streetscape Features,
12.9 Orient a new building in a manner that is similar to the orientation of buildings
during the mining era, with the primary entrance facing the street.
o The building should be oriented parallel to the lot lines, maintaining the traditional grid
pattern of the block.
o A structure should appear to have one primary entrance that faces the street. The entrance to
the stmcture should be at an appropriate residential scale and visible from the street.
12.10 When constructing a new building, locate it to fit within the range of yard
dimensions seen in the block.
o These include front yard, side yard and rear yard setbacks.
12
-
-
o In some areas, setbacks vary, but generally fall within an established range. A greater
variety in setbacks is inappropriate in this context.
o Consider locating within the average range of setbacks along the block.
12.11 Keep the front setback of a new structure in line with the range of setbacks on the
block seen historically during the mining era.
12.12 Maintain similar side yard setbacks of a new structure or an addition to those seen
traditionally in the block during the mining era.
12.13 Locate a new secondary structure in a manner that is similar to those seen
historically in the district.
o Place it along the alley edge,
12.14 Design a ncw building to appear similar in scale to those seen traditionally in the
district during the mining era.
o 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.
o Other, subordinate modules may be attached to the primary building form,
o Each identifiable mass should have its own entrance.
13
Main Street
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