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Home My WebLink Aboutagenda.hpc.19950412AGENDA ASPEN HISTORIC PRESERVATION COMMISSION 4.Â» N April 12, 1995 REGULAR MEETING SISTER CITIES ROOM - SECOND FLOOR CITY HALL 5:00 I. Roll Call and approval of March 22, 1995 minutes. II. Commission and Staff comments- Welcome new members: Sven Alstrom, Melanie Roschko, Susan Dodington, and Jeff McMenimen III. Public Comments IV. OLD BUSINESS 5:15 A. 624 E. Hopkins Avenue- Finalf+pr /No-Â£ O/1 6/ ro 5:40 B. 939 E. Cooper Avenue- Final 6:05 8. 702 W. Main- Final m NEW BUSINESS 6:25 A. Isberian- worksession 6:40 B. Kuhn- worksession, material selections 7:00 C. Preliminary selection of annual HPC Honor awards 7:15 V. ADJOURN , I.%-, HPC PROJECT MONITORING HPC Member Name Proiect Donnelley Erdman The Meadows Collins Block/Alley 624 E. Hopkins (CD:3-8-95) 220 W. Main- European Flower 930 King Street- Cunningham 330 Gillespie Jake Vickery The Meadows 130 S. Galena- City Hall 520 Walnut- Greenwood 205 W. Main- Chisolm 610 W. Hallam- Iglehart Leslie Holst Holden/Marolt Aspen Historic Trust 303 E. Main- Kuhn 930 King- Cunningham 939 E. Cooper- Langley Entrance to Aspen f Roger Moyer 409 E. Hopkins Holden/Marolt 303 E. Main- Kuhn 420 E. Main 107 Juan Martha Madsen 132 W. Main- Asia 435 W. Main-L'Auberge 706 W. Main (CD:4-27-94) 702 W. Main- Stapleton Linda Smisek 229 W. Hallam- Pinnington 316 E. Hopkins- Howling Wolf 939 E. Cooper- Langley 801 E. Hyman- Elmore Sven Alstrom 6 0-Ll L , 11-8 9 KAI 5 - 4- iD-ris-- Susan Doddington j Melanie Roshko i Jeff McMenimen - dj MEMORANDUM To: Aspen Historic Preservation Commission From: Amy Amidon, Historic Preservation Officer Re: 624 E. Hopkins Avenue, Final Development Date: April 12, 1995 SUMMARY: The applicant requests Final approval to construct a new residence on a vacant lot. Conceptual was granted on March 8 with the condition that the applicant restudy the treatment of the lightwells (minutes attached). HPC approved demolition of a Victorian residence on this property five years ago, with the condition that the Commission would review the redevelopment plan. This site is outside of the Commercial Core Historic District, therefore only Development Review Standards B,C and D under apply. The property is zoned C-1 (Commercial). Residential uses are permitted by right. APPLICANT: Marcia and Phillip Rothblum, represented by Lipkin Warner Architects. LOCATION: 624 E. Hopkins Avenue, Lot Q and the west half of Lot R, Block 98, City and Townsite of Aspen. Development Review Standards 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Design review of this site is challenging for a number of reasons. First, it is outside of the Commercial Core Historic District, so the area is not thoroughly addressed in the "Historic District and Historic Landmark Development Guidelines" or the "Neighborhood Character Guidelines." Secondly, this particular block has a great diversity of architectural styles, forms, and building types and does not address the streetscape in a particularly unified manner. The,applicant proposes a modern design which respects the basic forms of the adjacent commercial buildings (block- like, flat-roofed). Staff finds that the overall scale of the structure and detailing is appropriate to this area. The building steps back from the street in some areas and there is some variety in heights and material treatments. (The design as proposed is well below the ASPEN HISTORIC PRESERVATION COMMISSION MARCH 8, 1995 Meeting was called to order by Roger Moyer with Martha Madsen, Linda Smisek and Jake Vickery present. Don Erdman and Les Holst were excused. MOTION: Jake made the motion to direct Staff to send a memo to council stating that the HPC needs members on the commission as soon as possible; second by Roger. All in favor, motion carries. Jake: I will contact a few of the councilmembers. Roger: I also will call them. 409 E. HOPKINS Amy: They are proposing a material change that could be done at the Staff level but I wanted the Board to see what they were proposing. The reason this is being done is cost. They are removing stone detailing but trying to add brick texturing so all is not lost. Cary Lakeman, Poss & Assoc.: We were having difficulties with the original detailing that was approved and in an attempt to simplify the detailing without sacrificing the integrity of the design. On the street facade we broke up the window ceils. The stone corbling : was simplified. The brick bands on the pilasters were simplified as well. We tried to keep the ornamentation on top. We dropped the height of the parapet eight inches to align with the parapet height of the street facade as you turn the corner. We eliminated some stone bands also. Roger: The committee has no problem with the changes. 624 E. HOPKINS - PUBLIC HEARING - CONCEPTUAL Roger opened the public hearing. Amy: What is being proposed is a residence and basically I found that it is compatible with this block. It is a very mixed area and the opposite side of the street does have three historic residential buildings and this side of the street does not. My main concerns were in the site plan this building has a much deeper setback than the adjacent building creating a front yard situation which is fine for a residential but this is a commercial zone district. Also the front yard seems elevated somewhat and I thought that should be discussed. Also their are large lightwells in the front which is typically something that we do not agree with although the applicant does not have options. They should at least be minimumized. We also need elevations of the E, W, and S facades. ASPEN HISTORIC PRESERVATION COMMISSION MARCH 8, 1995 Roger: Does the Board feel their is enough information to give conceptual? Amy: This is a difficult project and we do not have a lot of guidelines to judge it by and it doesn't apply to most of our historical guidelines. The neighborhood character guidelines do not apply and there are a lot of good things about the project. It is friendly to the street and doesn't maximumize the height. It is a very modern building dropped in among other modern buildings. Martha: I like it because they are being resourceful. Jake: The building has been moved forward since the last application. Marcia Rothblum: If the KSNO building is back and the newish building is back it minimumized the thrust of the KSNO building in my mind. Jake: This is difficult to evaluate. It is urban and do you evaluate to the historic buildings across the street. There is nothing set up to work with. Phillip Rothblum: The FAR is so low in this area that it is difficult to do anything. Jake: You have a lot of open space area and it is interesting that you choose to go from building to building. Martha: How high is the pent house? Michael Lipkin: About eleven feet high. Roger: If the front lawn went back and was level to the walkway and you have the trees and vegetation in front of the light wells would then the lightwell be less obtrusive than if the lawn were at grade. Michael: There would just be a subtle difference. Roger: This is a modern building but in the neighborhood character guidelines the feeling of the entry is that it is more like a building in a city rather than a building in a small town and therefore the entry is almost commercial rather than residential. Is there anyway of softening the building, possibly a bench etc. so that it is more of a residential feel. 3 ASPEN HISTORIC PRESERVATION COMMISSION MARCH 8, 1995 the alley between the KSNO building and the professional building that leads to a parking lot. When I walk down that street I do not find that a particular relief. It is true that the little victorians have spaces in between them but that is from another era. This is clearly a neighborhood in transition both in use and scale of structures. We feel this is infill and we are trying to make sense. ASPEN PHYSICS Amy: An amendment is being requested to the Aspen Meadows SPA final which specifically is the Center for Physics. There is a wooden vertical sided building which is proposed to be torn down. It was built in the 60's as a temporary structure and now they want to demolish it and build a new lecture hall. It has a different orientation and has a larger building although it has the same number of offices and spaces. The primary issues for us to talk about is that it will not impact any of the historic elements. It will have a greater impact on the neighborhood as this building will be a lot more visible. It is a one story building and basically the same design characteristics as the Herbert Beyer buildings. Roger: Have you heard from the neighbors? Amy: The public hearing will be at P&Z. The reason why they are turning the building longways is because of the circle of serenity. They want to make an interior courtyard. Jake: This should be looked at in relationship to the neighborhood character guidelines and how well it fits or doesn't fit. Martha: I feel it should be broken up or an L shape. Jake: No one is here to answer questions. Martha: We should formulate in mass and scale what we like as it doesn't fit for what we have designed in the neighborhoods. Roger: It doesn't work within the neighborhood character guidelines. It is somewhat similar to the Bayer design. 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Â· **LosÂ©-w,46 -1:Â·.M.:tb'#re.2 ,. 2..Ag 444 j - h - r : .7 . , . 62#Y 4* I .1. . -Â·-21 2~;~~Sgt...D'~' + -~ ' ' '~ ~ ~';"~ '~:-1~'~' * ....~ ~ â€¢Â·~35 '.' ...~~ â€¢ ~%~. .r~ ~~ ~~'. ~- *c Â· CÂ·~ -. ....I .7,5 -' . 1. 0. / t - . I - ~ -Â·-' <:-,-0Â£'321Uil?5:60?:A'.bal;2:~.6.:.f.-2.Â· 94~:22- 91Â«-'~ -Â¥.fit::t:.76 4~ ~t.,-~ 4 2 - --1 -' - <Â·-4,Â·.t-(tf 24~:*;4~:ArRI--4-ap k Â·4;-54 Â«V.fi:?1;38Â£ti~ 7 Â· Â·Â·.0- 16.: 41 - . '=i.*.-/*:qI.,iZ...%'-.ifif'-/.1.1 - -~ I --'e=_~ .~(*_.4:' i..Â·.Â·SAL:~tite~i,~4-~~~.34<"~241, fl~-0446=ZV~*49.-'.kilÂ·f~f.fl.3:?05-'--'- -' - '--4 ~ . =E. % : i. : . 1 ~ ZMâ‚¬0:.' *~:li-~2,~-2-- -:':Â·Â·Jut <'2.4Â¥â€¢e>*t:%0 -2Â£2 -czOMPOSEER*NO-81[-1 .te,-EVA:BIONT:tit-- t'p--4:. kekir Â· â€¢<A - D 21 6 . N iâ€¢ , t -2 ,iâ€ža; 1 1 444 -,L %,6.. , TE ' MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 939 E. Cooper Avenue -Final DATE: April 12, 1995 SUMMARY: The applicant requests HPC final approval for two of the units at 939 E. Cooper Avenue, the historic house and the barn. Other units will be brought in for final approval in the future. APPLICANT: Bob and Darnell Langley and Jerry and Jane Hatem. LOCATION: 939 E. Cooper Avenue, Lot A, Block 37 and 75' x 100' of Cleveland Street, East Aspen Addition, City of Aspen. DEVELOPMENT REVIEW STANDARDS: 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," 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, HPC shall find that such variation is more compatible in character with the historic landmark 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 5-508(A). Response: Historic house: Attached are the plans approved at the Conceptual level as well as the proposal for final approval. Only minor changes have been made since conceptual, mostly relating to window placement on the new construction. Staff finds the new addition is compatible with the historic structure and finds that the restoration of the historic house Will be a great benefit to the r 1 neighborhood. In terms of material selection, the applicant has selected appropriate siding, roofing and window systems and has developed subtle material differences to distinguish the original building from the addition. The building currently has a concrete foundation, which the applicant proposes to replace with a "rubble" foundation. Almost all of the Victorian houses in Aspen which have an exposed foundation are coursed ashlar sandstone. (see attached illustration of stonework.) Staff recommends that the applicant use a sandstone veneer, because it is a more accurate and appropriate material, but yet will not be mistaken as an original foundation. (The rubble stone is more appropriate for the new units.) On the new addition, the architect has carried the window arrays through the gable end to increase light into the somewhat narrow forms and to differentiate old from new. This detail has become common in new construction in Aspen and sometimes appears to be overscaled. In this instance, Staff finds it suitable, but would encourage the architect to consider using clapboards in the gable on the street facade. Finally, Staff recommends approval of the restoration of the historic house with the condition that any evidence of original window openings or other details that are discovered during construction be discussed with Staff and proj ect monitor and be incorporated into the project. Barn: The plans approved at Conceptual and those proposed for final are attached. Some changes have been made and are detailed in a letter from the applicant. In general Staff finds the rehabilitation of the barn as a dwelling unit is well done. In the interest Of compatibility and preserving the character of the outbuilding, Staff recommends that the skylight on the east (which lies over a storage area) and the skylight on the west be eliminated. A dormer already provides light to the upper story loft and this space is intended for storage. The skylight on the west provides additional light into the living room, an area which has another skylight (east facade) and several windows. It was suggested to HPC early in this process that conversion of the barn to living space would probably involve major reconstruction. It is the applicant's intent to dismantle the barn, construct a new framing , system and then reuse existing siding and features. This is not an ideal preservation solution, but the alternative, to work with the existing structure and improve and insulate it will have significant impacts on 2 the useability of the interior space. As much as accuracy as possible should be employed in reusing the original materials. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The neighborhood is characterized mostly by large multi-family developments, with a few single family and detached structures. Several historic properties surround 939 E. Cooper. HPC has found that the proposed design for this property, a group of small houses is appropriate to the neighborhood and a good model for future development. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: Staff finds that the project increases the cultural value of the historic house due to the restoration effort. The Commission has also achieved the goal of retaining and reusing the barn. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The proposed development will improve the architectural integrity of the historic house, by removing incompatible modern elements. RECOMMENDATION: Staff recommends HPC grant final approval for the historic house and barn with the following conditions: Historic house: 1) Use a coursed ashlar sandstone veneer for the foundation. 2) Remove the windows in the gable end of the addition on the south elevation and replace with clapboards. 3) Any information discovered during construction regarding original window openings and details, especially on the 3 south facade, shall be examined by the architect, Staff and monitor and should supercede the design as proposed. Barn: 1) Eliminate the small skylight on the east facade and the skylight on the west facade. 2) Work with Staff and monitor to reuse the existing materials in an accurate manner. Additional Comments: 4 "FheriAL *iNArd' LAND USE APPLICATION FORM 1. projectuarne.Â· fjk&-f- COOPER (99 OAT- - 1) k) \T ",A ~1 CAL'.1 2. Project Location: 0(51 *AT C.G),8fh j *PEÂ« (Indicate street address, lot and block number, legal description where appropriate.) 3. Present Zoning Rm P 4. Lot Size to 'ECO. 5. Applicant's Name, Address & Phone # 2/3* ' 04*2,/U â‚¬6 )-AfJ,~l/~>0'' 961 Â·E>A â‚¬1 000 PEe - 1 kz~ANÂ·Â·4, 6. Representative's Name, Address & Phone # \v~A /46 9/ 00,67'x.~ JALE V10(08734.1 A-(LCA#-FEr;re (41, H - -279)60 1 . 7. Type of Application (Please check all that apply): Conditional Use Conceptual SPA Conceptual Historal Dev. Special Review - Final SPA 3<' Final Historic Dev. 8040 Greenline Conceptual PUD : Minor Historic Dev. Stream Margin Final PUD Historic Demolition Mountain View Plane Subdivision Historic Designation Condominiumization Text/Map Amendment GMQS Allotment Lot Split/Lot Line Adjustment GMQS Exemption 8. Description of Existing Uses (number and type of existing structures; approximate sq. ft.; number of bedrooms; any previous approvals granted to the property). 411 A 4 14, 11&94 \ 1,/4 Eâ‚¬9/13â‚¬*)câ‚¬ i q.~ 75/4312/n 1 I BA:TH . 9. Description of Development Application PAerl AL *}Mn D l, (10-PM , 2 â‚¬77\ 6901, 4[ ~tiPAN*/ M op Uter}N 4 4/6] 41-,E PAR ILL~ (0Â¥7% 42., 10. Have you attached the following? , 1, Response to Attachment 2, Minimum Submidsion Contents P Response to Attachment 3, Specific Submission Contents -*v Response to Attachment 4, Review Standards for Your Application m EAST COOPER COURT 939 East Cooper 3-27-95 UNIT A EXTERIOR MATERIALS SPECIFICATION Existing New Exposed Foundation concrete stone - see photo Sill Skirt existing (lxl 0) 1 x 10 cedar Watertable existing (2x3) 1-1/2" x 2-1/2" beveled Typical Horizontal siding existing cedar ahvg (112"x 5-1/2" 1/2"x7-1/2" 4" exposure) 6" exposure Typical Vertical Siding n/a cedar ahvg 1 x6 T&G Vertical Wainscoting n/a 2-1/4" cedar beadboard Typical corner trim existing (1"x4") lx4 Typical window and door trim existing (1"x4") standard brickmold Rake Board existing (1"x 10") lx6 Typical Fascia lx6 lx5 Secondary Fascia n/a 1 x3 8 at somt 1 x 3/8" ply - cedar beadboard Exterior doors existing Pella full light Typical Roofing asphalt shingles cedar shingles Secondary roofing n/a metal standing seam Window - single existing wood Pella Designer/ Architect Windows - Array n/a aluminum, 1.w. storefront r-)0_CE-F~ COAr--XII) (-mool31 nu~E[r-1 L.....)6~24M 11 1 11 1 l1l,fi- 0iAOR ~40,3&9 09% 4 â€ž : It 1 b'~ 1 r*Iboll b:** Eld; &-4 H Random rubble Coursed rubble Squared and courscd rubble Random ashlar -- . 1 # 24--33 - I -- 0 2-124:EUL=Nil=f 1 - 1 l- - OF-73 - ~ 1 : 1 Coursed as}liar Rock-faced ashlar Rusticated ashlar Stone panels , 1 /.5-724 , STUDIO B architects April 4,1995 The following are proposed changes to unit C of the 939 East Cooper Street housing plan. 1. The structure has been rotated so the taller facade faces West instead of East. This allows greater light to the interior and will provide improved views to the West and the adjacent open space. 2. A shed roofed entry porch has been added to the East elevation to provide a covered entry, storage underneath, and to shed snow away from the entry walkway. 3. A galvanized chimney has been added to exhaust the gas burning fireplace . 4. Skylights have been added to provide greater light to the interior. 5. A three foot high corrugated corten steel skirt has been added at the ground level and around the window wells to provide protection from snow build-up and alley use. 6. A two foot by three foot 'perch' has been added to the South/ alley elevation. All materials have been selected to complement the spirit of a mining era out-building as well as add to the richness of the weathered barnwood. 55E n. mill st. aspen co. 81611 303-920-9428 fax 303Â·920Â·7822 M 7 r 7.: _. C,22 \ * 1 1 /1 1 1 1 L 0 74* , c C. 0 44 1- , 1 --- . Â·Ul ~ Â·'' - i r 1 - Ve 1 --- S 1 0 1 ji li F t. 1 4-4 + ' 1 1 1, 4 6 V t.; .. el i 1 +1 2 h 1 1/0 | 1 J ) 1 4\ 1. 1,104 A in. 41,1, i A F 1 U L. $ 111, 2.004 - i IDE,Â©; - L - 0(4 .10 / 0 0 : 1 . AEE;R, , -4 0 1 / i 0 Â«tâ‚¬-211 +25 1 - M . 1 1~ - < ' 1 49 - i I 0 1 ' i J 1 Â· ----... 1 f 1 1 - . I -0~ _i . i " - d -' --Â· Â· '.AÂ·=11Â·. 0.1,1-'3-3---- -- 0 1 , 1 01 I - i - 9 t f qu 0 t -- 3 il .. r - -=. f lA. -1 1 9Â·fl 1 1 ' i E , 1 -,--* -_===42':--;i.=I'/I-' =**P.--9./-- ! .... 7- 11 11 - 1 1 1 i . 11Â· Â· 1,55 1 f - i '1 It t , i 1... bâ€ž 0 1 . 4 I - 1 - -6 -- 1 . 6- F - - I l 7 ...... EL j Â¥ 2 1! --Â»1 11 e 111 j O 1 Â· 1 /. 1 -- 11 1 it,4/~ @ -f i , i - 1 1 , It.-r-14. ......1 ! - : Fc . ... 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I ili;.:Tri it' 4 ' ' |' , 1.2 11 111 2.es-4- .Jt, jukkALLI,u-,- 4\ 1'34--\. i.lHt \\4~-~-- ~v\(32>~~~r-<) 257~~ - 4 7, v,o I -Un 1 I t .' i I. 1-rÂ·269=:71/~/31//I 1 -=1 I. - CO N 0, ~-E I ---1 C 1 =- HATEM RESIDENCE 0 0 4 M 939 EASTCOOPER ST.ASPEN,COLORADO . , PROJECT DIRECTORY DRAWING INDEX VICINITY MAP OWNER JERRY &JANE HATEM CO 414 A.A.B.C. A-0 SITE PLAN . ~ ASPEN , COLO. 81611 - 71 - e Z 4.4, --/ - r. I '4>47 .41 \ 4 A-1 LOWER LEVEL PLAN d 19 - 4 -4>'I/ Rd - AN Â® 2 + ARCHITECT A-2 MAIN LEVEL PLAN Aspll 3 Mul- O STUDIO B ARCHITECTS C 11 i 1 -: 737 1 1, m 555 N. MILL ST. 9,5-= T- *5<Mood oock 4 4 ': . ' '142. 0 4 2 - ASPEN , COLO.81611 A-3 UPPER LEVEL PLAN -i ** 5. il. w Â·- '*~'~ 1%* V R"' 4 / .44 4 Â¥ I j 46 9 4 S, * 1,k .'.~t â‚¬1, CONTRACTOR A-4 WEST ELEVATION r Maple L. O,6 ~ Pt ~~~~ ~44~ 4 (a: Manolt M .H-2-3 2 M,=Ck Rd...G-M-1-2 - JERRY HATEM M-8.- +F-1 E Mikhles, Dr. ....0-H-6 < Ma,Oe.â‚¬r Ct I . ......H-1-7 4 " M(Skimming Rd ......H-1-7 1~,5 Â· ~ 4 4 Mod- Dr . . G-H-2 , "- . 414 A.A.B.C. H-2-3 Meadog Rd. .F.G.3 . . A-5 EAST ELEVATION E-4.5 M.dtand a -H+7 . H-4-6 Mill si . ............G-M ASPEN , COLO. 81611 --1.7 Monanh 2... ........ ..........G-H-5 &1 . 1 .....'........E-4 Mountain View Dr.. . __Â£-1-3 ... G.3-Â·6 Mia LNNICL D, .............._.1-3-1 -- E - 147 .. H-2 6 4 , gil H.5 N.Â·ak 41......... ... - Â·- Â· >-Â· H.. / ..G-H-4-3 Nighth.u k Or Â·Â£-3 G-+1-5-6 Nâ„¢th St. ..34 1 4 O.L La ... .....G-6 Ri,= Dr...............-1.3 ENGINEER A-6 NORTH AND SOUTH ELEVATION -..F-4 Ong,lul St. ......." ....H-1-6 River.de Av..1. ..-Â·. ..H-6 Uti M 1 '/ H-2 Ovc,1,Â»L DC .................. E-3 Rivernde R..1.......... ...16-7 ~ .G-33 Part Â».(Â·.... ..........._.... .H-6 Rod.: Fork Dr. ..........--1-7 (<1 - Roaria: FA Id ..__-_ -B-4 5 so./A.I.. MAGGERT & ASSOC. G-H-2 Pâ‚¬*51 ....................f/ Satma [),- . ,. D-E-6 G-3 Pitk,â€¢ Meâ€¢ Dr ...Â·--Â·Â·Â·Â·Â·Â·-Â· D-E-2 E-2 Pi,kin RcÂ·<ni ............ ._ E-F-4 Â·Â· S..Ct ..... --.......... ...E-2 SO-: St. _._.-.._G ,Â¤ .G-H- 1-6 Pla": In .Fl saw.~Icâ€¢....i..__.... .. .G-3 Summi, k.._.... ....... ....E.2 H.3 1 Power Mmi Rd . ...F-GÂ·l 1101 VILLAGE RD. STE. #UL3D Scume k..........-_..-... GH.7 Toby La.. )...... E-F-6 Primni< PÂ»th H.2 Tru,colt M _ t.: E .G. H.4 6 Shadowood Or......_.... 1-1.7.8 Pupp' Smith 9 .,. G.5 ' ...H.4.5 Pir,mij Rd ...F-1 Shady La. ...... F.G.5 Tgi. R.dec C......Â·.-... 9-6 Silver KI.% Dc.... E-3 Inc Av. M...... Oucc. il CARBONDALE, COLO. 81623 0-6 Skâ€¢mmingL..... .........H-7 V,nÂ¢ S[ .. .*-I......-.. R...Si It.2 D.E.3 1 Smuggler SI............. F.G.i-3 *al.., St.++............--. Red H,lite Di ...11Â·2 Smugglâ‚¬/ Glo~ Rd _ . ..HÂ·6-1 W.efs AV.... ... Red M,um 141 D-G 5 6 j . G.'.6 RedÂ· RJ D.E-4 6 Smuggler M-IM,I Rd . E-H-6-1 war End St., S,-t St ... H.f **Â·,e. 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Plywd. *A !11...F j . l.141 60 6 1 6 - 1 j 1 111 1 1 1 :-41!1 1 1 1, ' - 1 1 1 - \ 1 ---' 4 .1 1 l . 1 /\ - - 1 - ---- -i---- 4- r 1-l - , IN / 1 . 1. 1 111111 1 1 1 11 lili , j 1 - 1 1 T.O..Conc. ~ 1 - Ill /1 ------- -1 - -North Elevation-------- -Ad - South Elevation- --- -- - -L Scale 1/4" = 1' n" Scale 1/4" = 1' -0" -V .IS 11!w Â·U g 1&9:8 '0 SE 82,6t.0 SNOilVAH 13 00VH0100' N3dSV 133W1S 836000 1SV3 6Â£6 13l_ AJ MEMORANDUM To: Aspen Historic Preservation Commission From: Amy Amidon, Historic Preservation Officer Re: 316 E. Hopkins Avenue, Howling Wolf- Conceptual, Public Hearing (continued from April 26, 1995) and Final Date: May 10, 1995 SUMMARY: The applicant requests HPC approval to add a carport with a seating area/deck above. The deck will include a bar and stage area. Additional storage and one bathroom, which is required by code due to increased occupancy, will be provided at the ground level, where two parking spaced currently exist. APPLICANT: Two Schmucks Inc., represented by Paul Levine and Steve Levitt. LOCATION: 316 E. Hopkins, Lot 0, Block 80, City and Townsite of Aspen. REVIEW PROCESS: All four development review standards must be met 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 an H, Historic Overlay District or is adjacent to an Historic Landmark... Response: In general, Staff supports the concept of adding an outdoor seating area in the proposed manner. Only a limited amount of space is available in front of the building and seating at the rear of the building must be elevated in order to accommodate parking and storage needs. Building code requires the addition of another bathroom due to the increase in occupancy, and the size of the deck requires two staircases be provided. The applicants wish to have a bar/service area on the deck, and had previously proposed a canopy in order to protect this area from weather. The canopy has been eliminated, therefore the deck will essentially be invisible from Hopkins Avenue. One informal worksession has been held with the applicants since the April 26 meeting. At that time, members of the Commission suggested that the applicants "lighten" the design somewhat and try to find creative ways to relate to the existing structure. The design has been amended to show the deck surrounded with siding, broken up with areas of steel pipe railing. Steel "cords" with turnbuckles will be strung between the rails to meet Building Code requirements. The rail is angled slightly, which helps the structure to appear less block- like. In addition, the applicant's propose to hang lights and plants around the deck. The historic house is clapboard, with asphalt siding on the east. The new addition at the rear is board and batten. HPC should discuss if whether there is any reason to try to relate the deck with the new board and batten construction, at least at the ground level. Six parking spaces currently exist on the site. The proposal eliminates two of those spaces to make room for storage, the bathroom and the staircase. HPC must waive two parking spaces for the site in order for this plan to work. The code requires 2 spaces for every 1,000 sq.ft. of net leasable area. Since the other four spaces on the site are apparently unavailable to the Howling Wolf due to an agreement with their landlord, this would leave the restaurant with no dedicated parking area. Staff has concerns with this, but does not have an alternative solution, other than to reduce the size of the deck, move the bathroom back on top and provide for at least one space. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The deck will primarily be used in summer. The alley that it abuts is somewhat unattractive and the deck will be an improvement in terms of adding liveliness to the area. 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 adjacent parcels. Response: The applicant has made a good effort to preserve the integrity of the original structure, to limit alterations to it and to physically separate new elements. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: The proposal does not impact the architectural character of the resource as viewed from the street. The historic structure will no longer be easily visible from the alley. RECOMMENDATION: Staff recommends HPC grant conceptual and final approval, along with a waiver of two parking spaces required for the restaurant, with the following conditions: 1) Provide drawings at 1/4"=1'0 scale of all elevations. 2) Provide drawings or written information which identifies all building materials. 3) Consider siding the bathroom and storage with board and batten in order to match other new construction. 31_ e MEMORANDUM To: Aspen Historic Preservation Commission From: Amy Amidon, Historic Preservation Officer Re: 332 W. Main, Showcase Properties- Minor Date: May 10, 1995 SUMMARY: The applicant requests HPC approval for construction of a handicapped accessible ramp on the west side of the building. This structure, the F.M. Taylor house, was built in 1888 and is an Aspen Landmark. It is located within the Main Street Historic District. NOTE: The proposal also includes the addition of a new parking space, which requires culverting over an irrigation ditch. The maximum curb cut allowed for this site by the Engineering Department is 18', therefore a new space is not allowable in this location. In general, HPC also discourages pull-in parking and culverting of the historic irrigation ditch system. APPLICANT: Gary Feldman, represented by Michael Gassman. LOCATION: 332 W. Main Street, Lots K and 1/2 of L, Block 44, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H, " Historic Overlay District must meet all four Development Review Standards found in Section 7-601 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 "H, " Historic Overlay District or is adjacent to an Historic Landmark... Response: The applicant's original proposal was to add a ramp at the front of the structure. Working with the Building Department and Staff, the proposal has been revised to have the ramp enter the building from the west, in a slightly less prominent location. This plan Will meet the UBC requirements. The ramp will be concrete, with a 1:12 slope. Damage to any historic building materials where the ramp abuts the building should be minimized to the extent possible. Because of the elimination of the proposed parking space, the ramp will have to be constructed to run to the existing parking. The applicant must submit a drawing to this effect at the HPC meeting. 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 not impact the character of the neighborhood and is required for compliance with the "Americans with Disabilities Act." 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: Given the revised location of the ramp, the impacts to the historic significance of the structure have been sufficiently mitigated. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: The proposal does not diminish the structure's architectural character or integrity. ALTERNATIVES: The HPC may consider any Of the following alternatives: 1) Approve the Minor Development application as submitted. 2) Approve the Minor Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the Minor j Development application for the ramp, with the condition that the applicant presents a revision to show how the ramp connects with the parking area and that this revision meets the development review standards. Damage to historic building materials must be minimized where the ramp abuts the building. hz=t b fm THIRD 3rgker L t .. ' 1 ~ 1, ---*.I-- ----- ~ ' 1 . h G A -1 Rs,001 6Â¥/077*29 =EVCE /6/ - .RE ,.. : t. 2.... 2 , *64 oF New 194Â«ING[ 684ct -r -11 -R : .. -0 . <0 PAS/latry ,#-~12/2 .tl Jf ~ u 11- ~ 1 --1 r 1.1 1. Â¤l Ned ADA AU:66 RAMp <- I 38Â£ : 4/t. I * SE04770*.3 / \ v I f'- 1 1 . r_I .r- 90 ' â€ž ->4 - 7- .- - ----- 1 . 1 ' .r . V 1 j 7 m LL m.. 1 4 , MI 1 J . f-_ hu 11 11 14Â·,1 . . 1 1 fill l , 1 11 - Ill,1 - 11 1 , , ..1 1 -. 1 1 4 1 . 47./.4 Ch* ' . , 1 . -2:116- : NIVH 1â‚¬221/* ->1-1 yA aolg HOVCU Li v J c_) MEMORANDUM To: Aspen Historic Preservation Commission From: Amy Amidon, Historic Preservation Officer Re: 702 W. Main Street, Final Development Date: April 12, 1995 SUMMARY: The proposal involves demolition of an existing non- contributing building in the Main Street Historic District, and construction of a new office building with affordable housing on site. Final approval was tabled from February 22 with the request that the applicant provide more detailed information. APPLICANT: William C. Stapleton Agency, represented by Joe Wells David Panico of Sutherland Fallin, Inc. and Gideon Kaufman. LOCATION: 702 W. Main Street, east 10 feet of Lot R and Lot S, Block 18, City and Townsite of Aspen. ADDITIONAL COMMISSION REVIEWS: The project has received a GMQS allotment and an increase in F.A.R. through Special Review at P&Z. Board of Adjustments approved a variance from the minimum required lot area (6,000 sq. ft.) to permit construction of an office building and deed-restricted housing on this 4,000 sq. ft. lot. A sideyard setback variance will also be requested to distance this project from the historic structure to the west. Development Review Standards 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H, " Historic Overlay District or is adjacent to an Historic Landmark... Response: The parcel is adjacent to a Historic Landmark, surrounded by several landmarks and inventoried parcels and located in the Main Street Historic District. Since the approval for this project was originally granted, Staff and HPC have become increasingly sensitive to neighborhood compatibility issues. Critical urban design issues on residential sites are now being addressed through the "Neighborhood Character Guidelines" which the Commission developed. Staff finds that there are many positive elements of this design and also some negative effects as a result of trying to fit a rather large structure on a small, non- conforming parcel. Although this is a commercial building, the structure is residential in character. The fenestration is scaled in a manner that is compatible with neighboring structures and the design includes a few fairly deep porches along the street elevations. In addition, the second floor has been incorporated into the roof, which reduces the perceived height and mass of the building somewhat. In Staff's opinion, the amount of F.A.R. allowed on the site forced the design to be a long structure with few breaks. Not enough consideration was given to the historic structure to the west, in terms of stepping down in height, thereby encouraging that property owner to redevelop as well. The applicant has provided 1/4"=1'0 drawings, showing material selections (no information about the windows is provided.) 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: This neighborhood has undergone a transition from a primarily residential area into a mixed commercial, lodge and residential neighborhood. Nonetheless, the area retains the scale, materials and features characteristic of Aspen's historic houses, including steeply pitched roofs, front porches and small front yards. The proposal does address and incorporate these typical features into the design. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: This new building may overwhelm the adjacent Landmark to some degree. The applicant has provided a comparison of the southern elevations of this project and Krabacher redevelopment for comparison. 4. Standard: The proposed development enhances or does not , diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: The proposal does not directly affect any designated historic structure. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Final approval as proposed, finding that the Development Review Standards have been met. 2) Final approval with conditions. 3) Table action to allow the applicant time to revise the proposal to meet the Development Review Standards. 4) Deny Final Development approval, finding that the Development Review Standards have not been met. RECOMMENDATION: Staff recommends HPC grant final approval. The applicant must provide information about the type of windows proposed. Additional Comments: 0 C 1, I it : 1 \ i T,1 1 <1Â»-1, -1 111 111.-1 21.- [.. .:71[1'j..lts le':11 -4 -NT<1:41*- 0~-. tri,--*.--4 rÂ·ilÂ· LE- . v : .4 + 1 : , -I j - 1 FÂ¥.e=... .-2-4.441 e"-1. \,h.q.-,+-- , . 1 1- 424:4Â¢7Â¥ : .1 < 5.-1 1 .42 1 1 43.H. MA 'tÂ·:/ 11 1 \ g '7. \\ \ 1/ . , 1: , . 4. 1 - 1.- 0 12\. ..U \ 5. -1: - , â‚¬ f 41// , : Â· / ....'ll:.....*/6/ '' . 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