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HomeMy WebLinkAboutagenda.hpc.19980903AGENDA 6 ASPEN HISTORIC PRESERVATION COMMISSION September 3, 1998 SPECIAL MEETING, 5:00 p.m. PITKIN COUNTY LIBRARY 5:00 I. Roll call II. PUBLIC COMMENTS In. COMMISSIONER AND STAFF COMMENTS IV. Disclosure of conflict of interest (actual and apparent) V. BUSINESS 5:10 A. 119 S. Mill - Minor Development '15 B. AACP - worksession Aspen Area Comprehensive Plan 7:00 VI. ADJOURN MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development Director~ FROM: Amy Guthrie, Historic Preservation Officer RE: 119 S. Mill Street- minor review DATE: September 3, 1998 SUMMARY: The applicant, Norwest Bank, wishes to add a second ATM to the building, within the existing alcove entry. This will require the entry doors to be moved 3 feet towards the street. The subject building is not historic but is located within the Commercial Core Historic District. APPLICANT: Norwest Bank, represented by FCI Construction. LOCATION: 119 S. Mill Street. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: The applicant requests HPC approval to move the existing entry doors 3 feet closer to the street to create enough room to install a new ATM machine. The machine will be inside the bank. Staffhas no concerns with the proposal. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposal will have no effect on the character of ·the neighborhood. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposal will not affect the historic significance of any building. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereo£ Response: The proposed development does not affect the architectural character or integrity of any historic structure. ALTERNATIVES: The HPC may consider any of the following alternatives: • Approve the Minor Development application as submitted. • Approve the Minor Development application with conditions to be met prior to issuance of a building permit. • Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) • Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: "I move to approve the proposal for 119 S. Mill Street as proposed." M 0 0 -0 01 m -0'. · U 04 - i 34&42 17 1- 24_ - Ft 4 U .~ Id' Ld- 1 1 0 " - 611 L "wl - 1 0 rn Flrot Floor 8920• Plan ...... 4. e NOMIM .6 n. . all,rt.6 .008 111#m Mmt Fle•r AUG-20-98 15-15 FROM - FRANCIS CONSTRUCTORS ID=303 434 7S83 AUG-20-98 15: 16 FROM: FRANCIS CONSTRUCTORS ID=303 434 7583 PAGE 3/3 . 7-®11 1 1-1 M 1 L t : 0 1 1--1=1~ F=Dir Fax Nole 701 m. 0419.9,05.4 2. . ..L CIA"IL : flint .... - tr~ = 40 . - - . 03 . . NOTE: 0 - Ae FAE 57*140,046 A¥*( m 17 - 10 .wt BULF 1 1 0 - *44 01~nN, ac.•55, Liv imdr,q¥ bcug.% 6 '-0 ' Af»Nt·O 3 n r= 9 k fl k.9.0 16 1 AACP Check Listto Aid,in Preparing,for the I ~ September 24Y-Town Meeting ------- The purpose of the September 24th Town Meeting is to update citizens on your progress, inform the other groups of your direction, ensure compatibility between focus areas, and to promote communication between the groups. At the next Town Meeting, planned for November, each group will be asked to share their draft Intent and Philosophy statements as well as their draft action items. The following questions are designed to help your group prepare for the September 24~h Town Meeting. The bullet points you develop can be turned into graphic presentation material (summary boards and slides) for use during the meeting. Overview of Focus Area Progress: Each committee will be asked to make a short, five- (5) minute presentation at the outset of the meeting regarding your findings to date. If you wish, your findings to date can be summarized on PowerPoint slides, and we can help you with other display materials. Select one or two members of your committee to make the overview presentation at the September 24~h meeting. Listening and Learning Posts: The purpose of the listening and learning posts is to provide each Focus Area Committee with sufficient time to explain their findings to date with other committees and interested citizens. They .„~, also will allow citizens an opportunity to provide meaningful input to each committee. Each Focus Area will have its own "listening and learning post". You will be provided with a staff person to assist your group in obtaining index card comments. In addition, we will assign each member of the Oversight Committee to a Focus Area so that they can hear citizen comments first hand. Completion of the following tasks will ensure consistency between the eight (8) listening and learning posts. We are asking each focus area committee to: • Prepare a five minute presentation • Staff your post with one or two committee members at all times during the event • Answer questions and discuss the issues with citizens and other groups about your focus area • Visit at least two other posts and discuss issues with them as they relate to your group • Design visual displays and handouts with the support of your City staff person • Provide written materials to share with other groups by September 14th 0 Original by CMI Revised by Stephanie Millar, City of Aspen, 08/25/98 Focus Area Committee Check List In order to complete the AACP Update by December 31, each committee needs to complete several important tasks. In addition, a public meeting is scheduled for September 2 d. At that time each committee will be asked to present an update/on what has been accomplished since the first AACP. A written overvie~should be provided to your staff person by September 14 for distribution. r o help your committee be ready, we suggest you complete the following tas]&. . apo,·- y -40 04.1 . «3 O Review Check List from 1993 AACP O Identify what projects have been completed O Identify what projects have not been completed O Evaluate assumptions made in the 1993 AACP - do they still apply? O Modify or confirm existing Vision Statement for your Focus Area based on changes in assumptions or community philosophy (for new areas create a Vision Statement) O Identify new or emerging issues that should be addressed in the Update O Identify information or resource needs for your committee to complete its tasks O If you have not already done so, select a chair or a spokesperson for the September 24th meeting. Cl Integrate your ideas and direction with other committees to ensure a compatible plan (at September 24th All Committee Public Meeting) O Recommend refinements to existing goals, policies and action items or, where applicable identify goals, policies and action items to achieve the vision. (To be completed for the November Town Meeting). AACP Town Meeting September 24th 5 PMto 9 PM The Given Institute 2 Question # 1: What has been accomplished? 1 a.) Task: Develop 5 bullet points that summarize what has been accomplished since the adoption of the AACP for your Focus Area. (Reference existing Focus Areas in the adopted plan) . 1 b.) Task: Develop 5 bullet points that summarize how accomplishments, actions and policies have either positively or negatively impacted your committee's focus area Question # 2: What needs to be refined in the Adopted AACP? 0 Task: Develop no more thanlshort, concise bullet points for each of the following that summarize how your committee wishes to refine or update the adopted statements: Vision: Imaginative Insights about how you want your community to look and feel (in relation to your focus area). Philosophy: The Beliefs and Values that ground your committees vision. Actions: The Actions needed to achieve those visions and philosophies. (Note: For the two new focus areas-Economic Sustainability and Arts, Culture and Education- summarize vision, philosophy, and type of actions required). 0 Original by CMI Revised by Stephanie Millar, City of Aspen, 08/25/98 3 Question # 3: Are there new issue areas that should be addressed or issues that need to be revisited now? Are there new issue areas that should be addressed during the physical planning phase or as an implementation action? Task: Identify new issue areas or issue areas that'require a serious rethinking that can realistically be addressed between now and December as part of the update of the existing adopted plan. It is anticipated that this update will closely follow the format and organization of the adopted plan-a short action oriented plan document and separate existing conditions report. Physical Planning - The Next Phase Task: As you work through this task, you may discover that there are new issue areas that, due to their complexity or precedent setting nature, require further effort. Identify these issue areas as tasks or questions to be addressed in the next phase. This will help establish the work program for 1999 and may not necessarily be organized around focus areas. The outcome of this effort is likely to be a new section to the adopted AACP. focuscom.doc Original by CMI Revised by Stephanie Millar, City of Aspen, 08/25/98 SUMMARY OF PRIORITIES ESTABLISHED BY SUB-COMMITTEES HISTORIC PRESERVATION SYMPOSIUM ~ AUGUST 6-8, 1998 DESIGN REVIEW • Review adjacent structures • River to river historic district • Review landscape • Review surrounding property • Integrity and landscape (cultural/natural) to guidelines • Combine review boards POLICIES • HPC projects as models for all development • HPC ideals through all discussions • Objective way of dealing with materials • Reason/balance • Stop incremental changes to applicant • Predictability of process • Flexible policy regarding water usage ENFORCEMENT •Better enforcement ~ • Bigger fines and penalties • Stronger enforcement and higher fines • Stronger enforcement • Certify all contractors • Require architect on project to completion INVENTORY VS. LANDMARK • Strengthen contributing and non-contributing review • Upgrade inventory to landmark • Upgrade inventory • Upgrade control of inventory • Eliminate owner consent • Update inventory for annexation • Strengthen and extend inventory review • Mandatory landmark • Designate more recent structures ACCESSORY DWELLING UNITS • ADU's must be used • Mandatory ADU occupancy • Deed restricted, city wide "Primary Residence" COMMUNICATION • Better communication between HPC and City Council • Communication and education • Public notice of conceptual and final DEMOLITION VS. PARTIAL DEMOLITION • Redefine "demolition" and "partial demolition" • Stronger demolition review • All demolition be reviewed by City Council • Change/redefine partial demolition TOOLS WE WOULD LIKE TO HAVE • Preservation watch list • More money • Guidelines • Define compatible • Strengthen Ordinance 30 • Detail in guidelines • Require models • Historic preservation advocate group • Education, i.e. photo boards of existing condition • Impact statement for project • Government as partner rather than adversary • Plan key parcels INCENTIVES ("CARROTS") • Delete bonus FAR • Property tax relief • Reduce or eliminate bonus • Review incentives for effectiveness • Incentive to not redevelop • Greater cash incentives DIMENSIONAL REQUIREMENTS & ALLOWANCES • Height limit measurement • Reduce FAR for lot splits • Freeze building size • No pop-tops • Volume/mass calculations • R-3 Zone 3,000 sq. ft. lots • Downzone historic property • Maximum lot size/maximum house size • Reduce FAR 20% • Minimum 1 st floor height 0 • Reduce size of additions • Delete open space rule • LUC and HPC residences--FAR • Reduce FAR • Reduce FAR • Lower FAR THINGS TO KEEP • Attorney at meetings • HPC review • Density in town • Council decision for landmark • Property rights • Sec. of interior standards • Lot split but reduce FAR • Fine tune HPC process • Economic fairness • Criteria sheets • Ordinance 30 with amendments g:\planning\aspen\hpc\hpcsym\HPSYSUM.doc 1 / r•' 1 Design Ouality and Historic - - - 5 < - Preservation_ - - -- - Intent - - historic sening is recognized as being a vital - - component to our economic well-being Maintain- ing ounhistory through-the preservation- of our To ensure the maintenance of character -.~hrough design quality and compatibility with quality architecmral resources has. therefore, - historic feamms. grown in importance as the responsibility of - the enrim commimity. The loss of our Eistoric - architecture through total removal-or insensi- Philosciphy tive adjacent development must be prevented. Aspen is rich in late-Victorian architecture. which Policy gives this COImnlmiIy its.historic essence and sense -of scale. Modem buildings woven throughout tile I. Retain and encourage eclecric and varietal traditional townsite and along the-hillsides cream -businesses along Main Street to mainmin and - an eclectic design quality that contribute to the enhance the special character of the historic small-town uniqueness of our communiry. The district. imbortance of quality infill design-within the larger % - - .. - - . - 1909 i li ~- - 54 *21" 6742' 1,i, Design Ottality and Historic Preservation itt, .1 1·919'2! 1191913i Short-Tenn ~d-ierm , 1 1 949'31 , 1 , 1 91919 l + U 1. Develop a his[Dric preservanon program in J 7. Stuay'vmcn areas in Elle downtown core cne County. Begin by deveioping srandards. couid be ueve:oped in order to auract SOCial expanded ~uidelines ana-igcelves 1 - activlry in specific piaces C i.e. peopie 1 ~ 1 Ailattl©Vj U u 04510•-7 niagnets ar intersecrions or ends of corridors 6 1 Provide planning staff assismnce [o anc% and corners). A_64-0 410 Liu . encourage neighborhoods nor locared within 4 1 hisroric districm zo deveiop their own ser of 9 3. Invesligam programs for enhancemenI of Char=er Guideiines ro assist new ailevscanes. both commercial and=sidenEiaL - ~6*&44- Cd'W*4291 developmenr fit wiIhin the Context of thar Ar'.68.*:23*/irt,Ljftk~2':Oth,2/3,/e)#cl neighborhood' hnrnr r ~9..Amend Historic Preser/ation Guideiines to · c.yu (42,10 i i,(d25" encourage compatible roof-[op acuvi[ies in O 3. Con69ue review or public projects through the commercial disrriCIS, the Public Projeas Review Group (PPRG); 1 60:ke guwau»/4- Joue, expand the PPRG [o include i wider 2 10. Amend the City Code to require review of discinline of des*·professionals. alteradons and additions TO all historic SAC»42) resources idemified on the Aspen Inventory ~ ~ gi. E£52& from porches by amending the of Hismric Sites and Structures. ,- Aspen Land Use Reguladons to exempt front Cout,ir»44.A porches from FAR and site coverage O 11. Develop a Neighborhood Office zone calculations. and reduce rogi ailowable district for portions of the Main Street FAR' s accordingly. 54, 30 - Historic District. :o encoumge iocaily owned businesses to locate here and provide W 5. Retain the reel brick school building for - year-round vitality to this area. public use and preserve its open space: a. Purchase for public use; . - - ~12. Review the appropriateness- of current floor b. Rezone to public. - area rado.allowances in thQ Residential-6 ~6. Support and enhance the continued . I. (M zom dimict (Sr4 , ED - educional use of the yellow brick school ~ 13. Study me Hunrer Sauer conidor for and if no longer viable as an education- increased buildout with aesthetic quality as cey®r. . it relams. to the historic district and the 5 a. Do a comprehensive smdi for the gondok - yellow brick school to determine its pl=4- deu~+4 - u .ulAInak appropriate function. use and '. - . - characmr coniributions to the ~_ - - -- -. community. I . -- - 0 -.. 55 .hAddlidUU## *A IWJhl UJU. 41•w-U L AACP Questions Suggested Questions for the AACP Plan to Address The following questions for:he Focus .Area Committees were developed based on comments received from citizens ar the kick-off meeting and refined during meetings with the Aspen Ciry Council. me BOCC. and a joint meeting with the City and County P & Z's. In order ro ensure a more integrated planning effort. each focus area committee is being asked to consider and address: m The five (5) core questions:ana 1 Questions raised by citizens and their elected and appoinred representatives specilic to their focus area. While there is some overlap benveen focus areas. questions have been categorized by their anticipated placement in the plan update. The responses to these questions by each Focus Area Committee will then be reviewed and reconciled by the AACP Oversight Committee, using a similar process to that followed in 1991-1993. Core Questions for the AACP Update 1. What is the character we want-physical character, social character, economic character. and cultural character? 1 What does -mess)- viIakiry" mean? • How can we preserve the uniqueness of Aspen? 2. How can we reconcile the necessary trade-offs between the 'sacred concepts: more affordable housing, more open space, acceptable densities, managed growth and a geographically limited supply of land? 3. How can we develop and sustain a diverse economy? • What should the local economy include? • What is the comect balance between "locally-serving" retail and services versus tourist/recreational businesses? Dra# 7/30/98 4. How should we grow? • What growth impacts can realistically be mitigated? m What impacts shouid be mitigated? 1 What zools can we use :0 mitigare the impacts of growth? • How can we ensure berter coordination with and iniluence upon public agencies and organizarions that can legally make land use decisions without City or County approval? 5. What land use decisions will help us maintain a viable, healthy community? , How many affordable housing units are necessary and what kinds of units are needed? • How much more free-market housing? • What type and how much more commercial square footage is needed? • What other types o fland uses should be planned for? 0 Draft 7/30/98