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Home My WebLink Aboutagenda.hpc.19950809AGENDA ASPEN HISTORIC PRESERVATION COMMISSION August 9, 1995 REGULAR MEETING SISTER CITIES ROOM - SECOND FLOOR CITY HALL 00 I. Roll Call, and approval of July 12th and July 26th minutes.Â£2190Â· /J j 44.40 1-Â·C,<- ' II. Commission & Staff Comments III. Public Comments IV. NEW BUSINESS A 10 A. St. Mary' s Church- Minor -, AD(D 2.9 4. 25 B. 132 W. Main- Minor O K 35 C. 406 E. Hopkins, The Isis- Landmark, Conc~tual, Partial demolition- PUBLIC HEARING -TA b h V. @LI BUSINESS 45 A. Resolution to adopt Round III of the "Inventory of Historic Sites and Structures. " (Resolution will be presented at the meeting) 55 VI. Project Monitoring 00 VII . Adjourn j 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 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 624 E. Hopkins 4-12-95 Barn and historic house approved final Susan Doddington Melanie Roshko j Jeff McMenimen S'(14>:r-, TD,4*i NT -IE 9 l*k.11Â£ 64Atid>lI k:5 ~0Â·124410 OVE.169 1-0 Ate MEMORANDUM 0:21/r10O +Tadorde*F5> -39(*N~Â©UÂ¥2;7 4 To: Aspen Historic Preservation CÂ®mmission *5*,J gat PA*9 * From: -Amy Amidon, Historic Preservation efficer _ Re: - 533 E. Main, St. Mary's Church- Miner - Date: August 9, 1995 K >i Af-L SUMMARY: The applicant requests HPC approval to change the existing double doors at the northeast and northwest corriars of the building into windows for office space, to add a screen door over...rvc the kitchen door on the west of the building, to add light fixtures on both sides of the west kitchen door, to add outlets on each side of the west kitchen door, to add intake air grills on the south and west elevations, to remove a meter box, and pipes from the south elevation, and to add an exhaust grill on the south elevation. This structure is listed a local landmark, is located within the Commercial Core Historic District and is eligible for listing on the National Register of Historic Places. APPLICANT: St. Mary's Church, Reverend Lawrence Solan, represented by Olsen and Kelley Architects. LOCATION: 533 E. Main Street, Lets A-I, Bljock 93, City and TÂ®wnsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an â€žH,â€ž 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. Section 7-601 has recently been amended through Planning and Zoning Commission, Resolution 6, Series of 1995. 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 adj acent parcels when the subj ect site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark... Response: The church is in "Phase III" of their remodel, which involves interior changes to the Fiest floor. The new floor plan requires creating two new offices in the front corners of the building, under the staircases. These offices currently have no access to natural light, other than the existing double doors on the east and west walls. The applicant has proposed several alternatives, including removing the existing doors and glazing the openings, replacing the panels in the existing doors with glazing, and replacing the existing doors with ones to match, but with glazing where there are panels. (Apparently the existing doors are not well weatherized. Staff is concerned with all of these solutions, especially because the doors are original and are very much part of the character of the building and because the change would be very visible. One other possibler? solution would be to glaze the door opening and retain Â¢ 7124 the existing doors almost as if they were shutters. The ) doors could be kept closed when the offices are not in v use and could be propped open when needed. (A similar solution was used on the old f irehouse in Redstone, which is now a private residence.) Note that the clerestory windows above the doors have been painted out and are not useable due to the staircase structure inside. No information has been provided about the exact locations or dimensions of the proposed mechanical changes or the design of the light fixtures. The area where these elements are to be placed is not generally visible to the public. No information is provided about the appearance of the screen doors for the kitchen. If possible, perhaps the existing wood doors could be made to swing out and the screen doors could be on the inside. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: This block is the only city block in Aspen which contains all 19th century structures. It is very important to minimize changes as much as possible in order to preserve the character of this area, but the historic buildings must also function for their users. 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 building is eligible for the National Register. It is one of only two 19th century churches still left in Aspen, and although it has had some alterations, retains much of its original character and detailing. It is an important visual landmark in the City and lies on the edge of the historic district and a corner of Main Street. In this sense, again, it is not the changes at the rear of the building, but the issue of the doors which is more important. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: The changes needed at the back corner of the building can be accommodated without much impact to the character of the building. If the changes to the doors could be somehow reversible or temporary, as in the manner suggested under standard #1, it would be a more appropriate solution. 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 table the Minor Development application, requesting that the applicants provide detailed information about the location, size, and appearance of the mechanical changes, and more information about the screen doors. Additional Comments: j ATmCHMENT 1 IAND USE- APPIICATICN F[al . U Project Name . *F MArr'14 CULIFarl FEMac>/.L- - fl-1,Â¥68. IC 2) Project Incation HU kl'Fte- 4 1151 k| 40. i A'F*1.1 1 69' - 644 A- 15 , 81.451= 61* (indi=te street addkess, lot & block minber, legal description ,here aWrgriate) 3 ) Preseiit Zoning 60 4) Int Size , COZ AG . 5) Applicant'S NaÂ£me, Addiress & Ehone # Rev. L,A.Wg:a kkS.. 64..j , r*912'FEL 16&4 4 /9.04[>â€¢*lA t./ AsFIER|; /50. < c11,473:613- 0 1,4#rese.,tativeâ€¢s mme, Address & Micne # Cialt ]A /14.4 (aâ‚¬41 + 1*142%~ hy/MviÂ¥44 j â‚¬/7.1>07 \OWA i Pep4, A A (Arz- 1( 11.0.91404 7) :Iypd of 4plicafti,n {please check all that gply): . 4 Conditifnal Use - Conceptual SPA .-' oot..0nal Historic Dev. Special nediew Â· Final SPA Final Hi an,4 C DeV. ~~' Minor Histnpric Dev. 8040 Greenlir,2 - Conceptal ED .-' Stream Margin Â· Â· __ Final ED Rig:taric IÂ»nl itin,1 Historic Designaticn Mounf. i n yiew ]Plane Â· Siodivisign _ Teâ€¢tt/Map Amend=Mit - --- GIB Mlotment Iot SpliVIot Line QCS Ehoemption 1 Â· Adjustment 8) Desdription of Existing Uses Â· (number and; type of existing structures; 24;proodinate sq. ft.; morber of bedcoans; anor previous approvals granted to the propertiy) - 192!MOUS /ff'FFOYAL g,RAERED RIZ AR71112*1 OF El*V0*Â¥- -Wwee-, 1* 41* *14JS Â¢ 10&,Witle, A '200012T Â¢ 6 411.Â»4 fkqbpr 16 /4 9 4IEFf OFF,K R }' polk|1 .~ Al,pN J iddl lue- 1:*3.1419 +bEF, 4 4,AM'~,6. 11Â·le- atulâ‚¬1+ 19 + Â¢*Fr 'apt* RÂ£:9. 1,/ FAFF- 1>WEMBaF 645Â¥2))(. 140 4) - : 2U1>il Uth| 45* -11-IE Â£.1~WIaL#jit8NCM- ckeveÂ·L,/ Â¢plÂ¢â€¢*pamMZZ,9*Ma>( AM 801,160 * Alet'f 131 le 00 Lowâ‚¬1 'F}W* 1% Fi#Mot:156 <005119Ts â‚¬::F--14Â¥=Â· FN,10,)WIN * : t..61. PEMOON' 2Â¥ A,8'*m,1 I ,44%446\>f Aae,44 1 /fry;ee , #12'0 1 CAMÂ¢*Â¥/ 64614 .,iyLMoe*,16 J 8 1~AS BelFaoM'b 10) Have you attached the following? Besponse to Attadmart 4, Review Standards far Your Application I. 11111. ATTACHMENT 2 Description of Proposal and Compliance with Review Standards: 1. There is a desire to provide natural light to two new office spaces located below the stairs at the entry to the Church, office 3 and the reception office. The door wall is the only opportunity for light The following are design options for the pair of existing doors on the east and west elevations adjacent to the entry at the lower level (photo #3): a) Option 1: Replacement of the existing doors with windows to match existing. b) Option 2: These doors are not weather-sealed and let in a great deal of outside air. We will replace the doors with new weather-sealed doors to match the existing doors. The new doors will have clear insulated glass at each of the five panels in each leaf. Door paint color to match existing. c) Option 3: The existing doors will remain. The five wood panels in each existing door leaf will be replaced with insulated glass. The doors will be weather -sealed to prevent drafts. 2. Addition of screens to the kitchen doors on the west elevation (photo # 1) to conform to Environmental Health requirements for public kitchens. Screen doors shall be painted to match the existing doors in an effort to blend with the existing doors. 3. Addition of a wall-mounted light fixture adjacent to both the kitchen doors on the west elevation (photo #1) and the rear door on the south elevation (photo # 2). Fixtures shall be chosen which the architect best feels matches the historical character of the existing building. Fixture cut sheets shall be submitted to HPC for approval. 4. Addition of two water resistant electrical outlet s, one on each side of the kitchen door at a height of 18" above the patio. These outlets shall be painted a brick red color as are other outside outlets, inorder to match the wood trim they are mounted against. 5. Addition of the intake air grills along the south and west elevations. These grills will be integrated into the brick wall by removing bricks as required and placing them on their sides so as to create small perforations for the air to pass. Details will be provided upon request. 6. The electric meter box, exterior steel vent pipes and the 16" diameter exhaust vents on the south elevation (photo # 2) will be removed. The electric meter is currently an abandoned meter which has been replaced with a meter located on the trash enclosure. The vent pipes and exhaust vents will no longer be required in these locations when the kitchen is relocated in the phase 111 remodeling. 7. A new exhaust grill will be located on the exterior wall of the kitchen on the south elevation, which will be very similar to the existing one. With regard to the exterior revisions which are being proposed, where applicable it is our desire to at all times match the existing materials and colors, or to blend with the existing materials so as not to diminish or detract from the architectural integrity of the strudure. ATTACHMENT 3 Description of Proposed Development: The proposed remodel of St. Mary's Church - Phase 111 is an interior remodel of the lower level of the church. It will include remodeling of the classroom/assembly areas, offices, congregate housing facilities, relocation and remodeling of the kitchen, enlargement of the public restrooms to include the addition of toilet, lavatory and shower fi*tures to more closely meet the plumbing code requirements and the provision of handicap facilities. The heating and ventilation system will also be redesigned to provide more efficient heating and to meet the ventilation requirements of the remodeled spaces. Effect of the Proposed Development on the Original Design: The interior remodeling is a reconfiguration of the existing spaces in an effort to better serve the parish. All the Church functions will remain the same. The replacement of the existing wood doors with windows or the replacement of the solid wood panels in the doors on the east and west elevations adjacent to the entry will provide natural light to two new office spaces. Glazing will give this area of the exterior wall a more transparent feeling so that it will more closely match the windows along each side of the building adjacent to these doors. Exhaust and intake vents or grills will need to be relocated on the exterior of the building inorder to meet new mechanical requirements. Additionally some of the old mechanical equipment, pipes and grills, will be removed. It is our desire to alter the structure as little as possible and will welcome your suggestions to reduce this impad. ........... 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A e . . 1 4. p 9 11 - i 4 1...1 Un'Â· Â·â€¢,~ ~. ~ ~**~~ . ,, 3 R E - f.=-1 ..11 A 0 .:. 011. - 0--,1 - 0 - F 9 D ..9 :=27===U=.1-2 . V ailillialil i:.EjEEXEEilialli 1â€ž.4 PIEXE?68,23/fl ,*.5~7 - --- - filmm~lt t-i'~1 ,;.-f~/i:/1 ....=Nm. : 1/.ill-----M I.. ----1 1 0---i 1 0 0 e --=R, V ~ il-- i 11~11. ,A -r 11-- 9 i 11-- 11---11 11....11 . 40 11--1 .4 ill A . 11-1 f - . . 11-r,7 : Re ./ A -U , 11 1 . Â¥ 1 , L a. - 2 -./ ? V i 0 e 1 1 ;Jm~=i~ I'llillillill"'ll/" 0 -0 I -' 12= 0000/ /00 AA , i 1, -- MEMORANDUM To: Aspen Historic Preservation Commission From: Amy Amidon, Historic Preservation Officer Re: 132 W. Main- Minor Date: August 9, 1995 SUMMARY: The applicant requests HPC approval for a front setback variance and to install a new metal staircase in the lightwell between the historic building (formerly Asia restaurant) and the new commercial building. 132 W. Main is a local historic landmark. APPLICANT: Steve and Lily Ko, represented by Dennis Green. LOCATION: 132 W. Main, Lots K,L,M,N and the west half of Lot 0, Block 58, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development within 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 adj acent parcels when the subj ect site is in a "H," Historic Overlay District or is adj acent 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 5%, 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 5-510(B)(2). Response: HPC granted' approval for lightwells on the east and west of the main entry on May 18, 1994. At that time, it was represented that the bottom of the lightwells would not be deeper than 30" below grade, therefore they were permissable in the setback. The applicant now wishes to make the lightwells deeper, therefore a setback variance of 3' is needed for the west lightwell. (A noticed public hearing will be held on September 13 if HPC is in favor of the variance.) The east lightwell is outside of the setback. No floor plans were provided, so it is impossible to tell if the two lightwells serve the same room or are easily accessible to both areas. If the latter case is true, then staff recommends that the variance not be granted and the applicant utilize only the east lightwell. If the east lightwell is not sufficient to serve the area, the applicant should explain why a lightwell of 30" or less in depth is not adequate. (This would provide some light to the space, but would not be usable for egress.) Please note that neither lightwell is required for egress by the Building Department. If HPC is satisfied that the lightwells are a necessary part of the adaptive re-use of this structure, then the variance should be granted. The applicant also proposes a metal staircase in the existing lightwell between the historic structure and new structure. Product information about the staircase is attached. The site plan is somewhat difficult to read, but the proposal is to have a spiral staircase immediately to the east of the historic structure, which can be entered at grade and used to get to the basement of the new structure. The property owner finds that this would be more convenient. Staff recommends against approval of the metal staircase, finding that there is already signficant clutter in the area of the lightwell. There is sufficient access to the basement either through the new building or at the alley. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Lightwells are needed to improve the quality of below grade space and are common along Main Street. Generally, they should be as unobtrusive as possible, therefore the applicant has been required in the previous approval to use a grate and to screen them with - plantings. 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 lightwells and stair will not have a significant effect on the importance of this historic landmark. 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 proposed stair would detract from the architectural character of the historic resource as it would be easily visible from the street. One of HPC's design guidelines states that in new construction, exit stairs should be incorporated inside the building rather than outside of the structure. 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 table the minor development review, requiring the applicant to provide a basement floor plan and more information about the use of the below grade space and necessity of the variance for the lightwell. Staff also recommends that HPC deny the request for the metal stair to the east of the historic structure. Additional Comments: P . 114 J. ASIA RESTAURANT Application For Development Amendment July 1995 94%\ 1 ...AA . t JUL 2 7 1995 DEVELOP:4651 i ATInaIMENr 1 IAND USE APPLICATION IFURM ASIA RESTAURANT 1) Project Name 2) Project location 132 W. Main, Lots K, L, M, N and the west half of Lot O City and Townsite of Aspen (indicate street address, lot & block number, legal description where appropriate) O-Office 4) Lot Size 13,500 sq.ft. 3) Present Zoning 5) Applicant's Name, Address & Mine # Steve & Lily Ko, 132 W. Main, Aspen, CO 8161 970-925-5433 6) Representative's Name, Address & Mione # Dennis B. Green, 117 'South Spring, #10 Aspen, CO 81611 925-1885:Brian Bush 24505 Hwy 82, BAsalt CO 927-9800 7) Type of Application (please check all that apply): Oonditional Use conceotual SPA - Conceptual Historic Dev. Special Review Final SPA X Final Historic Dev. (Amendment to Dev. Order) 8040 Greenline Conceptual PUD Minor IIistoric Dev. Stream Margin Final PUD Historic Demolition bbuntain View Plane Subdivisian Historic Designation Condaniniumization Text/Map Amendment (NOS Allotment Iot Spli.t/Lot Line (NOS EÂ®euption Adjustment 8) Description of Existing Uses (Immber and type of eocisting. structures; approxinate sq. ft.; number of bedrooms; any previous approvals granted to the property). Restaurant and offices; conditional use for Restaurant granted in 1976; historic designation of part of building in 1976; approval for renovations in 1990. 9) Description of Developnent Application Addition of window wells and staircase 10) Have you attached the following? X Response to Attadlment 2, Mininum Suhnission Contents X Response to Attachment 3, Specific Submission Contents X Response to Attachment 4, Review Standards for Your Application 1111111 ATTACHMENT 2 Basic Submission Data 1. Letter of Consent by the Applicant for Dennis Green and Brian Bush to act as representatives of the Applicant is attached as Exhibit "A". 2. The project is located at 132 W. Main, Aspen, Colorado. The legal description of the property is Lots K, L, M, N, and the west half of Lot O, Block 58, City and'Townsite of Aspen. 3. The Ownership Certificate is attached as Exhibit "B". 4. The Vicinity Map is attached as Exhibit "C". 5. This Application is for amendments to the approval for renovations to the restaurant building (light wells) and for the addition of a metal stairway for the area between the restaurant and office buildings. ATTACHMENT 3 Drawings and other materials reflecting the requested Amendments are attached as Exhibits "D" and "EL j ATTACHMENT 4 Analysis of Review Standards Section 7-601 of the City's Land Use Code sets forth the review standards for development in the Historic Overlay District. This Application meets those standards because all of the requested changes involve insignificant changes to the prior approvals. The basic character of the buildings will not be changed and all of the amendments will continue to utilize the same style and materials as previously approved. The proposed development will remain compatible in character with adjacent and nearby buildings, will not detract from the cultural value of the structures or of those on adjacent parcels, and will enhance the architectural integrity of the structures in some respects and will not detract therefrom in any manner. I. Changes For Restaurant Building: The Applicant requests the addition of two light wells along the front of the existing building. The purpose of the light wells is to provide some natural illumination for the spaces in the basement level of the building. The plans as approved already require landscaping for the front of the building. Thus, the light wells should be effectively shielded from view, certainly from view from those traveling by vehicle on Main Street. Basically, the light wells would be readily visible only by individuals already on the property. The Commission has already approved, in concept, the addition of these light wells. This Application is needed to allow the light wells to intrude slightly into the front yard setback of ten feet. This situation is the result of the location of the existing building towards the front of the property. The additional light wells are depicted on Exhibit "D". II. Changes For Area Between Buildings: The Applicant also requests the addition of a circular metal staircase to be located in the _ patio between the restaurant and office buildings. The purpose of this staircase is to provide access to the offices located in the basement of the buildings from the Main Street side of the property, in addition to the existing access from the alley at the rear of the property. Examples of the type of metal stairway being requested are depicted on Exhibit "E". j April 16, 1994 Aspen Historic Preservation Committee, Aspen Planning Commission, and City of Aspen c/o City of Aspen Planning Office 130 S. Galena Aspen, CO 81611 We, Steve Ko and Lily Ko, the owners of the property at 132 W. Main, Aspen, Colorado hereby authorize Dennis Green and Brian Busch to act as our agents, and to present submissions to the Historic Preservation Committee on our behalf. Mr. Green is our legal counsel for the project, and Mr. Busch is coordinating the planning and renovation for our application. Ster-<*li ~- 0-2.Â« C--2- Lily Ko Asia Restaurant 132 W. Main ~ Aspen, CO 81611 (303) 925-5433 J ......,k#./.-'./.-'...:.:-.'*/7 1 D.. . 1 Eve*%=.7 5....2939 4.:4-34:411.4-2.-Wi<.~6.:i,ki',.*.1.~a 7 7 , jkUL, - Sanctity of Contract STEWART TITLE OF-ASPEN, INC. 620 E. HOPKINS â€¢ ASPEN. COLORADO 81611â€¢ (303)9254577â€¢Fa: (303)925Â·1384 April 14, 1994 Dennis B. Green 715 W. Main Street, Suite K Aspen, CO 81611 RE: Ko; Our order No. 20973 Lots K, L, M, N and the West one-half of Lot 0, Block 58, CITY AND TOWNSITE OF' ASPEN Dear Mr. Green, Per your request, I have searched the publc records for those properties shown on the attached adjacent owners list (originally prepared by Pitkin County Title) to determine what changes in ownership have occured since June 1, 1990. (See list for changes). Also enclosed is a copy of the most recent recorded Deed for the subject property, showing title vested in Steve Ko and Lily Ko. Although we believe the facts stated are true, this. letter is not to be construed as an abstract of title, nor an opinion of title, nor a guaranty of title, and it is understood and agreed that Stewart Title of Aspen, Inc., neither assumes, nor will be charged with any financial obligations or liability whatever on any statement contained. herein. Sincerely, 6,6.b* I - Peter P. Delany Senior Vice President Enclosures Exhibit "B" . mk?'d . - bf '16.â‚¬ c . krrproed * - I El 9.4 -4-t 82Of 019 >f.:R:.16 .-SPECIAL WARRANTY DEED: . 1>. i ' ': ' 1111* DEE!)-, M.D:,hi. 11 th' de A. April , p 86 Â»-â€ž 4 NIn.-nÂ» FIRST- FEDERAL SAVINGS EANK Of NEWTON - Url.- Â· --O ' 4, 2 =U 6.-7'' 4 '4184& IA . k<,4 Jagu-,6/â€¢o,k - t 1 L U. rn 3- h ? STEVE KO AND LILY KO r= C k = . ' ec i O' -IÂ»~e &1,;,Jâ€¢!:â€¢,Â·,-129 West Main Street. Ashland..Ohio. 44805 CM l Ohlo 04.the ClburÂ» ilt . NUWÂ· '4 C*AX.MA. gfinwri â€¢ i WITNESSEnt. 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'.:i .' ur-&,-, :i:<19's'-R.*,&.* 3~,AtiL~Ii ~~ML.~i Â·412.7.'.1 -':61.3 5.9,0.,> .Wtrypet j 4:121Â»95-0///Ill/z*~ -15 :.~ i~ 9>7~~1;':WL .=m#.~--- â€ž ' 4-Â·Â· ./Â·.1,1, 1 01 0. f itt-Ilibil---1- 4 4' . b Â·-7 h.-AM'inaâ‚¬.Â·,. ..9 ..~,0,9: 2 Â· 43*. - C +9 4 : --/-, 4 +- in. 'Â·Â· 6.7 Â·Â·Â· 1â€¢ 6,4. â€¢â€¢ " Â· â€¢ : tÂ¢-GE:t= - .... 4 1 -111.~N.....)9, 9,24*70..<1t-t ..1 '11.,1 . -46. 9% /- 'ht'fl:E'l~~~'* 543Â·.â€ž99* 41- 1 -1 P 194Â£11 i -21 L LI;34 #.' 4r I _}~[~f) # .. 1 --11** developed for outdoor use. The design 'i - .23,'44: Tread WS-3 The radial grazing tread on this stair was .. permits snow and water to pass through the - . treads. Aesthetically the radiating grates Adi - 4 r create an interesting interplay of light and + - shadow: This tread is also available with non- ~ ' skid or diamond plate nosing ... Shipping 0 2. All stairs are shipped knocked down and ' mounted on pallets. Centerposts and railings :. are shipped separately, as are hardwood treads. Shipments are generally made via . common carrier. Â£ 1 k f i . r k I ... El .4 J , j K ' ) . , 9 f d 41 5 f:. 3 T ' te -F ' T *it:6..1> 4.1,1 1 I , . :Â· BA"Ki)&78 *Rewd# 4 44Le , r 91!Â· Â·. . *â‚¬.31< 1 4 N.:10?.03+02/ 1.' I Â·. in ./ I .2 77,7.- 4 *Â»Â·~ Â· r'iÂ·t.~*4 Jel I , MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 406 E. Hopkins Avenue, The Isis, Landmark designation, Conceptual Review, and Partial Demolition- PUBLIC HEARING DATE: August 9, 1995 SUMMARY: The applicant requests landmark designation, conceptual review, and partial demolition approval for the Isis Theater. The Isis, formally known as the Webber Block, was built in 1892. It was originally used for commercial shops until approximately 1920, when it was converted to a theater by the Women's Civic Improvement League, for silent movies and minstrel shows. The existing alterations to the front facade are believed to have been made in the 1960's. HPC has reviewed the project in workshop format on July 12 and 26th, including a site visit to the property. APPLICANT: Isis LLC, represented by Vann Associates and Charles Cunniffe Architects. LOCATION: 406 E. Hopkins Avenue, Lots K, L, and M, Block 87, City and Townsite of Aspen. LANDMARK DESIGNATION PROCEDURE FOR REVIEW: Landmark Designation is a three-step process, requiring recommendations from both HPC and P&Z (public hearing), and first and second reading of a Landmark Designation Ordinance by City Council. City Council holds a public hearing at second reading. LOCAL DESIGNATION STANDARDS: Section 24-7-702 of the Aspen Land Use Code defines the five standards for local Landmark Designation, requiring that the resource under consideration meet at least two of the following standards Please note that the standards have been recently amended by Resolution #21, Series of 1995. A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social or 1 political history of Aspen, the State of Colorado of the United States. Response: The building was built for Henry Webber, who was elected mayor of Aspen in 1888. other buildings in town are associated with Webber, who also built the Elks Building and Pioneer Park. B. Architectural Importance: The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type, (based on building form or use), or specimen. Response: The building is a traditional Italianate commercial building with a strong cornice line, brick corbeling, and brick and sandstone construction. Prior to alterations made in the 1960's, there were storefronts at the first floor. C. Designer: The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Response: The architect's last name was Quayle, but no other information is available. D. Neighborhood Character: The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: The surrounding neighborhood is a historic district and contains many significant historic structures and Aspen Landmarks. Two adjacent buildings, the Collins Block and the Brand Building are listed on the National Register of Historic Places. E. Community Character: The structure or site is critical to the preservation of the character of the - Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. Response: This building is the last 19th century commercial structure in downtown Aspen which has not been rehabilitated. Restoration of the original appearance of the structure would increase its contribution to the character of the commercial core and it's representation 2 of architecture from Aspen's mining era. Conceptual Development 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 adj acent parcels when the subj ect 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 by up to 5%, 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 5-510(B)(2). Response: The project involves constructing an addition on the vacant lot to the east of the existing structure, adding two levels of housing units on top of the existing structure, rehabilitation of the storefront on the existing structure, excavation of a basement and construction of new theater space, and rehabilitation/demolition of portions of the existing structure. In general, Staff is in favor of the proposed design - concept and the program for this project. While the building is not listed on the National Register, ohe of the "Secretary of the Interior's Standards for Rehabilitation" is to maintain a structure in it'S historic use when possible. The on-site affordable housing component of the project is also in keeping with community needs. Several issues were brought up during HPC's preliminary discussions of the project, mostly dealing with the 3 location/design of the residential units. The HPC seemed to be in favor of eliminating the heavy chimney mass at the east of the free market unit, pulling the residential units in from the existing building walls, using a different material, masonry or other, for the new units, and not allowing planting materials or outdoor furniture to be placed at the edges of the roof. Staff recommends that story poles be required before conceptual approval is given. In relation to the new addition, HPC did not seem tg be in favor of the arcade element and this has been eliminated from the design. Comments were also made in favor of retaining the metal siding currently on the alley and reusing it on that facade. The applicant was asked to provide more information about the original appearance of the storefronts. Some of this may be difficult to confirm without demolishing the board and batten area, however, the architect should avoid a conjectural solution. Staff is in support of all of these points, and agrees strongly that the residential units should be pulled away from the existing walls and built of some material other than brick to distinguish them completely from the existing building. In terms of the new addition, brick may be an appropriate material. Staff recommends that the architect study the horizontal alignment of building elements between the existing structure and addition to see if any greater correlation can be achieved. This is not to say that the addition should directly imitate the historic structure. Staff's greatest remaining concern with the proposal is the extent of demolition, which will be discussed later in the memo. The applicant wishes to take advantage of one of the incentives provided to landmark properties, which is waiver of required parking. Currently there are four parking spaces on the site, located on the vacant parcel. - These will have to be eliminated with the construction of the new addition. Twelve more spaces are required by the new space. None of these can be provided on site. The applicant requests HPC approval for waiver of all of the required parking (16 spaces). HPC may do so and/or may require the applicant to pay, the cash-in-lieu fee for a portion of the parking, which is $15,000 per space. Staff recommends HPC waive the parking and fee as the applicant must invest substantial money in the rehabilitation of the historic structure. 4 There is also an open space requirement in the Commercial Core zone district, which requires that 25% of the site be open to the sky. On this site, meeting the open space requirement would mean that the lot which is currently vacant would probably have to remain vacant. As the applicant describes in the attached letter, the general character of the commercial area is that of storefronts right at the sidewalk. Pocket parks are certainly valuable in a densely built area, but this particular block would benefit from the creation of a stronger facade line at the street. Staff supports waiver of all but approximately 450 sq.ft. of open space as requested by the applicant. Only the Planning and Zoning Commission can grant this waiver, but a recommendation from HPC would be appropriate. The existing "Isis" sign appears on fairly early photographs of the building. It is shown on the development plans submitted, and Staff feels that it should be a condition of approval that it remain on the structure. (The bathrooms in the new theater should also continue to have powdered soap.) 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The addition fills in a "gap" in the streetscape. From the pedestrian's view, the rooftop development will have little impact on the character of the neighborhood if it's visibility is reduced as described under standard #1. Because Aspen is viewed from above from the ski mountain, it is important to consider visual impacts from that perspective as well. 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 new addition is set back from the front - of the theater and the rooftop addition should be unobtrusive enough to allow the historic structure to remain the predominant element and therefore preserve its historic significance. 4., Standard: The proposed development enhances or does not j diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: This standard will be met provided that 5 demolition issues are resolved. PARTIAL DEMOLITION 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. Response: The applicant represents that the majority of the structure, except for the front facade must be demolished for two reasons ( 1) because the existing walls are not structurally able to support the rooftop addition and (2) in order to excavate the basement. Staff finds this to be a central issue in the project. In order to accommodate the theaters on the ground level, it is apparent that a portion of the east wall must be demolished. The rear wall of the building appears to be wood construction (not masonry) and is covered with corrugated metal. Staff is not overly concerned with reconstruction of this wall, but recommends that the metal siding be reused on the new wall. With this understanding, Staff finds that the remainder of the building should be retained, repaired and reinforced as needed. If necessary, a new bearing wall can be constructed immediately inside of existing walls as seems to be proposed for the front facade. 2. Standard: The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: Demolishing all but the front facade of the - building does not meet this standard. It is not HPC's policy to historically landmark properties and then allow them to be nearly completely demolished. This approval would present a poor image to the community of what preservation is about. B. Impacts on tjhe'architectural character of integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. 6 Response: As discussed under the conceptual development review, the new construction is generally appropriate to the historic structure. Residential Design Checklist Ordinance #30 applies to all residential development in 'the City of Aspen, including mixed use projects. This project is in conflict with several elements of Ordinance #30, namely, building orientation (requires a street oriented entrance and principal window), building elements (requires a one story element at least 20% of the width of the facade), build to lines, and primary mass. The design of the affordable housing units has not been provided in great detail, however, it appears that these standards will not be met. Staff recommends that HPC waive these standards in the interest of making the residential development as imperceptible from the street as possible, and because the units do not have any direct relationship to the pedestrian streetscape. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Development application as submitted. 2) Approve the 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 Development approval finding that the application does not meet the Development Review Standards. Recommendation: Staff recommends HPC approve Landmark Designation of 406 E. Hopkins, Lots K,L, and M, Block 87, City and Townsite of Aspen, finding that standards A, B, D, and E are met. Staff recommends that the Conceptual review and Partial demolition reviews be tabled to August 23, 1995 with the following direction to the applicant: (1) Study the feasibility of retaining the majority of the 7 Au- 1+1 7/4(1,5 8â‚¬1 structure in place' and repairing and reinforcing it. (2) Continue to investigate the original appearance of the 0 first floor of the existing building. :50,- lod Aff* 8WTO (3) Move the rooftop addition in from the existing building walls and study using a different material for this construction. 1 (4) Place story poles on the roof of the existing building / to show the location and height of the rooftop addition. / ( 5) Eliminate the heavy chimney mass on the free market unit. (,br~ (6) Study the relationship of the alignment of the fenestration on the addition to that on the existing ~ building. a#+4 Pl~4,9 1,1 01,Â¢7 ~21~~lle><,t,+ 14 Kip, / Â¢10.5, Of 0~ 4 464 4 1 {20 ' 1,68< (OP- 042/ #P 1 4- A -3 1 Â© I134 1 1 4 1 '1 9= D '----1----2757-- 1 1 1 6 1 3 .; I U k h / 1 *+1 Â· ... .....:. 1... . '..rt It 1/1 . 1 11 \ .1 1 11 / 1 r. Tri N.I//Mil#WY* . . " 4// 'ir _~-*i=- =0*Fr:~1!Iii hi. , I //1/1 / , / -63 Â·=+-09-.,-FEReil I - I. 0 '11 4 = - '1 \ L r--01 Â· U N i i i , ' L 1 1 i 11 t 'diia irt-: 1 1! .. / 1 1 51 44:~-1 -~1 11' I = il li' ~ " ~" 11â€¢'-Â·:Â·R~1 I ~ ...i; d 01 , "//y , ''rwo. foRÂ» , 42=== r~-=LEPEE 4 11! ! >54.. 1 - f ./ .ililit' I ' ' 1 1} 1.1 /fi ICONiPAni) -32--r#+ l tl*iM: IÂ·,1 i 05; i.31 'bi IR 1 . Wi~-1-7~ 1 1 911/// 'll i . Iii j ''14:1/1 11 1 1 1 â€¢/%21-- 11 . 1.+1*1, 244 lilli. i . t., :.8*=it,lili IHIbÂ·. ~-1 .1 i 0, i 1 , -1 '*ii'' |,ij/'/1aili/*,l *Â·AL:4-1 i lj?. 6 . f.. 4.:Ed. tfll ! 1'Â·:<i~ 1 5-1 ..t 0 1 6. Â·E 4*LE " |ill / 6.8 04*)Â£v . 11 .' 1. 1 * -:/44#1,4 '|1111'FÂ· 1 , i 1 I lill i 111, ' l l i t i 1 'iNA-1,1,42' 1-7 4' r.~ 4 ~ Cy< L 0-52 91 , -1 0, // 2 1- -- __ L 1 4 '10 1 Â¢6 . 1 4-, 1:i~ Â·., ~ r~.I#* U~li- 21 2 4 04 1 - r-ir t.1 . . ----JE=Zz:M 2.8 1 ' to' 14.Sk / N 750 09' It" Mr â€¢1 Â·Â·1'~A 5-ic ' I i. . .r:Â·:f.:Â·.14 1 FOUND REBAR W; PLAS. CAP 4 ~ 6 *Aâ‚¬,14 - ' re-rÂ¢Z - - 1,1 LS. 9184 - I .to 2,1x ---Cuze 8.5,ile*+UrOFf; ' " 4)* Do{ 1.1.â€¢- lo' ~~ ~Â°re,ek 6>~vÂ·clou \Jilt wl#â€¢ Â·Sle,\ Gr,ki_ 54- 114 41 j 1, A.4 , 0,6 C~Se.1 (3â€¢d< 3 ;40 Se\\Â»~k 1 4 â€¢ l n. 4 j J A.P. 1 . 34." 6â‚¬2Yie- UN=Â· 1 AUG 0 4 c/995 ~ C .,1 4/or '21*radA I 7- 20,1 SCLet' is I D. . 4 : *00.-10,19' 1-~099 Â®0â€¢ra? . .- 1240=-9*:*t,ze. installation All models have beenassembleo In thâ‚¬ plant and cismantled orior to shipping to insure easy fieia instanation Witnoul tne need of welding Or trained personnel. Ali hardware 91976/<. -. -j.Pv#: necessary for t:is tallation is included, along with deiailed instructi-ns. =fr Pricing and ordering For ordering and pricing stairs, the follow,ng . Ackc'22Â» information is needed by Bcston Design . AME"4---0, - -Apy' Corporation: ,%.4.--..Ae# 4%Â¥L--- , 61'.2 Â· STair diameter and material (aluminum F"WlÂ¥ 1. 71 N.td=k or steel). .22911~ Â· Type of tread, and number of balusters ~ m per tread. Â· Finished floor to finished floor height. Â· Type of railing and any optional tread 5.ts,r. coverings. Â£,Ey . Â· Amount of gallery railing needed. rE V Â· Shape of openino (rectangular, square OrrOund) KA. rimilmt//5/L.Â«. -44'~ Â· Finish required (other than shop coat). Â· Any nonstandard specifications. Treads WS-4 and WA-4 This stair is especially designed for out- door summer use: vacation homes, roof .. decks, beach clubs, and bare feet. Under very Â·o-Â·, -:- iu..ej hot sun, the wood treads do not absorb as iÂ¥49*1.~P-*+'7':A. . much heatasdoesmetal. The exposed :.tyâ‚¬-- surfaces are easily accessible, and simple to 1 1 2 Â·Â·p. . maintain. 4- - l. f E. 1 + -, F'1Â¥41 li /032 - ~5-i 'Â·1Â·:V 44 'i....-r-: -Q",Cot' . - V.I. 4 .Nt. A.. '. M #7,= 4(J -rnâ€¢,â€¢â€¢Inâ€¢â€¢â€¢,â€¢}i â€¢ IW..# j Â·t.....f,1 i 4. . 9% " 10 / ..1 ... â€¢ â€¢ 'i; ... ' . -'...IN''..j..' ' -' '.. . 0 -5.6,4 ~ ''1 .-'. / / ... ''/' : I .: 9 .L- 'IrÂ·.,Â· *.1 . HISTORIC ARCHITECTURAL BUILDING/STRUCTURE FORM State Site Number: Local Site Number: 406.EH Photo Information: ASP-CC-2-7 & 8 Township 10 South Range 84 West Section 7 USGS Quad Name Aspen Year 1960 X 7.5' 15' Building or Structure Name: Webber Block / Isis Theatre Full Street Address: 406 East Hookins Legal Description: Lots K. L. M. Block 87 City and Townsite of Aspen City Asnen County Pitkin Historic District or Neighborhood Name: Commercial Core Owner: Private/State/Federal Owner's Mailing Address: ARCHITECTURAL DESCRIPTION Building Type: Commercial Architectural Style: Victorian Italianate Dimensions: L: X W: = Square Feet: Number of Stories: 2 Building Plan (Footprint, Shape): Rectangle , Landscaping or Special Setting Features: 8 Associated Buildings, Features or Objects - Describe Material and Function (map number / name): None For the following categories include materials, techniques and styles in the description as appropriate: Roof: Flat Walls: Corbeled brick Dattern and oqeed. pressed tin cornice. block name Dediment at center of cornice is topped bv acorn finial. framed bv brick piers; board and batten facade extends width of south facade at 1st floor; original brick at 2nd floor Foundation / Basement: Unknown Chimney(s): None Windows: Fixed glass. 1st floor; 1 over 1 Daired or single double hung; second floor with sandstone head and lintel Doors: Solic core wood with view Danels; 2 double. 1 single Porches: Wood shake shingle. hipped canopy with gable at center; cantilevered. extends width of south facade at 1st floor General Architectural Description: A typical Asben commercial build- ing constructed of brick with sandstone trim.) Corbeled brick lines the cornice with some pressed tin and the block name Dediment. Page 2 of 2 State Site Number Local Site Number 406.EH FUNCTION ARCHITECTURAL HISTORY Current Use: Commercial Architect: Ouavle Original Use: Commercial Builder: Unknown Intermediate Use: Commercial Construction Date: 1892 X Actual _ Estimate _ Assessor Based On: MODIFICATIONS AND/OR ADDITIONS Minor Moderate X Major Moved Date , Describe Modifications and Date: First floor facade completely altered; e.q.. board and batten and wood shake shinale canonv; wood shutters on second floor -- all dates unknown Additions and Date: NATIONAL/STATE REGISTER ELIGIBILITY AND CRITERIA Is listed on National Register; State Register Is eligible for National Register; State Register Meets National Register Criteria: A B C D E Map Kev Local Rating and Landmark Designation Significant: Listed on or is eligible for National Register Contributing: Resource has maintained historic or Ll - architectural integrity. 0 Supporting: Original integrity lost due to alterations, however, is "retrievable" with substantial effort. Locally Designated Landmark Justify Assessment: Associated Contexts and Historical Information: This commercial brick building was built for Henry Webber. Aspen's shoe merchant. H. Webber- 1892 sets in the Dediment on the roof of the structure. a typical wav of identifving a building in those davs. The building had furnished rooms; groceries and storage; qold curator and hardware facilities. Other Recording Information Specific References to the Structure/Building: Pitkin County Court- house Records; Sanborn and Sons Insurance Map ' Archaeological Potential: N (Y or N) Justify: Recorded By: Date: March 1991 Affiliation: Aspen Historic Preservation Committee - Citv of Aspen Project Manager: Roxanne Eflin, Historic Preservation Officer/Planner Dil,1 July 26, 1995 .e ARCHITECTURE Ms. Amy Amidon PLANNING Historic Preservation Officer INTERIORS Aspen Community Development Department City of Aspen 130 S. Galena Street Aspen, Colorado Re: Isis Theater Building ( AKA the H. Webber Building ) Dear Amy: Please consider this letter as an application to the Historic Preservation Committee for Historic Landmark Designation under the standards of Section 7-702 of the Aspen Land Use Code as well as Conceptual Development Plan Approval under the standards of Section 7-601.D and F, and Partial Demolition under the standards of Section 7-602.C and G. Charles Cunniffe Architects and Vann Associates have been engaged by the Applicant to study the feasibility and develop a proposal for the Historic Preservation and Adaptive Reuse of the H.Webber Building ( now known as the Isis Theater Building ), located at 406 E.Hopkins Avenue, Aspen, Colorado. The property is currently owned by Dominic and Kitty Linza. Please refer to Exhibit A, Title Commitment. The Owners have authorized the buyer of the property, Isis LLC, to make this Application. Please refer to Exhibit B, Permission to Apply. Sam Houston, the General Manager of Isis LLC, will act on behalf of the Applicant. He has further authorized Charles Cunniffe and Vann Associates to process the Application on behalf of the Applicant. Please refer to Exhibit C, Permission to Represent. The List of Adjacent Property Owners is attached as Exhibit D. CHARLES CUWNIFFE ARCHITECTS Â· 520 EAST HYMAN AVENUE Â· SUITE 301 Â· ASPEN. COLORADO 81611 Â· 303/925-5590 FAX 303/p25-5076 97Â£4 1,ly â€¢:2Â·,9 7 KÂ· . Project Site The Project Site consists of Lots K and L ( where the existing building is located ),and Lot M ( currently vacant), of Block 87, City and Townsite of Aspen, County of Pitkin, State of Colorado. Please refer to Exhibit E, Vicinity Map The Lots contain 9,000 sq. ft. of land area. The site dimensions are; 90 feet along the street boundary facing Hopkins Avenue by 100 feet from the street boundary toward the alley to the North. The current zoning is Commergial Core ( CC ). Originally built in 1892, the existing building is a two-story brick and timber structure which contains approximately 8,045 sq. ft. of gross floor area. The majority of the ground level and a portion of the upper level are currently in use as a movie theater. A portion of the ground level to the East is currently unoccupied, but was used as a plumbing shop until quite recently. The majority of the upper level is currently in use as a two-bedroom dwelling unit, occupied by the current owner of the building. The original use of the building is believed to have been commercial. A map of the town dated 1904 shows a printing shop and a plumbing shop as well as .. an assay office on the currently vacant lot. Please refer to Exhibit F. There was t a one-story wood frame structure adjacent to the existing building which was evidently demolished sometime after the 1920's. An historic photograph of the building taken sometime in the 1920's shows both the existing brick building and the wooden building. which was then evidently being used as a barber shop. The brick building apparently was already being used as a theater during the silent movie era. Please refer to Exhibit F and G. All of the above referenced historic documents were obtained courtesy of the Stallard House / Aspen Historic Museum archives. Other buildings of the same era which are still standing in the vicinity of the subject building are; the Collins Block ( now known as the Caribou Club Building ), the Chitwood Plaza Building ( now occupied by the Cantina Restaurant ), and the Brand Building. All of these buildings have been extensively remodeled and added to for adaptive reuse, restored and granted Historic Landmark Designation. Other buildings of more recent vintage in the neighborhood are; the Mill Street Plaza, the Norwest Bank Building, the Fox Photo building, the Aspen Fire Department vehicle barn and headquarters, the Thrift Shop and the soon-to-be completed Kandycom Building. 2 Proposed Development It Is our intent to preserve the current large screen movie theater use and ambience in addition to preserving and restoring the historic street Meade of the existing building. Present day economics of the movie theater business dictate that a multiplex format be utilized to offer greater selection and flexibility of scheduling to be competitive. We propose to have two theaters in a new basement level and two theaters on the ground level. This will also allow for the accommodation of local civic and cultural events, such cis the Aspen Ski Club meetings and benefits and the Fall Filmfest, without undue economic hardship. The upper two levels will be occupied by a free market dwelling unit, to replace the existing one, and affordable housing. The building will be designed to comply with the ADA guidelines for handicapped access. As the attached Schematic Architectural Drawings illustrate, the historic street facade will be preserved in place. Please refer to Exhibit I. This will be accomplished by bolting a steel framework on the back side which will be supported by structural shoring and underpinning during construction. The existing West wall of the building will be preserved and / or rebuilt using the existing bricks. The existing East wall will be dismantled to allow for the ~ proposed new configuration . The bricks will be saved and reused in the construction of the approximately 18 ft. long return wall to the new construction. The remainder of the existing building, including the alley wall, will be demolished to accommodate the new portions of the proposed building, which will be of steel frame and brick masonry construction. The new portions of the building will be set well back from the histodc facade to provide distinct definition and deference to the historic portion of the building. The non-historic overlay of wood siding and shingle roofed marquee, which were added to the historic facade sometime in the early 1960's, will be removed and the facade will be restored as nearly as possible to the original configuration. From our initial work session with HPC, we received some - feedback on our initial concept drawings, which we have attempted to incorporate into our current concept as presented herewith. Approval to expand the existing use of an historic building is exempt from the Growth Management Quota System, subject to review and approval by the j Planning and Zoning Board. Following Conceptual Development Plan approval by HPC, the Applicant will submit a GMQS Exemption Application and approval by P&Z. 3 Review Requirements As stated earlier, this Application requests review and approval in three separate Sections of the Aspen Land Use Code; Conceptual Development Plan Review, Partial Demolition and Historic Landmark Designation. Since the success of this application hinges upon the approval of Historic Landmark Designation. we will begin with this section. t Historic Landmark Designation Pursuant to the standards of Section 7-702, D of the Aspen Land Use Code, we believe the H. Webber / Isis building is eligible for Historic Landmark Designation under the following categories: A. Historic Importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social or political history of Aspen, the State of Colorado, or the United States: This standard is not applicable to this project. B. Architectural Importance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character: The architecture of the street facade of the H. Webber building js characteristic of the brick and sandstone Victorian buildings of the mining era of Aspen in the late nineteenth century. It was built in 1892 as evidenced by the building name / date plague that is on the parapet of the historic facade. See historic photograph, Exhibit H. C. Architectural Importance. The structure of site embodies the distinguishing characteristics of a significance or unique architectural type or specimen: As stated above, the architecture of the street facade of this building is characteristic of the brick and sandstone Victorian buildings of the mining era of Aspen in the late nineteenth century. D. Architectural Importance. The structure is significant work of an architect whose individual work has influenced the character of Aspen: This standard is not applicable to this building. 4 E. Neighborhood character. The structure or site is a significant component of an historical neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character: This standard is not applicable to this building. F. Community character. The structure of site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures of historical or architectural importance: As stated earlier, this building is similar in size and architectural character to three nearby buildings that have received Historic Landmark Designation: The Chitwood Plaza Building, the Collins Block and the Brand Building. The~ preservation, restoration and designation of this building will further the community goal of preserving the historical character of downtown Aspen. Conceptual Development Plan .. Pursuant to the standards of Section 7-601.D.1. of the Aspen Land Use Code, t we believe the proposed development is deserving of approval by the Historic Preservation Committee. Our response to those standards is as follows: a. The proposed development is compatible in character with designated historic structures located on the property and with development on adjacent parcels: As stated earlier, the proposed development will be set well back on the site from the historic facade, which is the only portion which had been and will be primarily visible from the street. Also, the restoration will be done by utilizing the salvaged bricks from the portions of the existing side walls that are to be demolished. The new additions will be built using a darker shade of compatible color brick with sandstone lintels, etc, which will compliment with, but be subordinate to the historic Meade. b. The proposed development reflects and is consistent with the , 0 character of the neighborhood: j As stated earlier, there are three buildings in the immediate neighborhood which bave been historically designated. They are; the Chitwood plaza Building, the Collins Block and the Brand Building. All of these buildings have been extensively remodeled for adaptive reuse and 5 added to, in addition to historic renovation, similar to the proposed development of this project. All of these buildings are characteristic of the Victorian brick and sandstone architecture of the mining era of Aspen. The proposed additions to the subject building will be of similar materials and detailing to be compatible with but not imitative of the historic facade. This is in compliance with the stated directive from the HPC in our initial work session. c. The proposed development enhances or does not detract from'the cultural value of designated historic structures on the parcel: As stated earlier, we propose to not only preserve the historic facade of this building, but to preserve the big screen movie theater use and ambience that has been an important part of the social life of the Aspen community since the 1920's. d. The proposed development enhances or does not detract from the architectural integrity of a designated historic structure or part thereof: As stated earlier, the proposed additions will be of compatible colors, materials and detailin0 which will be complimentary to the historic ; facade, but subordinate to it. The historic Meade will be given further importance by placing the additions well back on the site and placing an open plaza area at the street on the east side. In addition to the above, the Applicant is required to address the provisions of Section 7-601.F.3. Our response is as follows: 3. Conceptual Develdpment Plan. a. Development application of conceptual development plan. (1) The general application information required in Section 6-202. Please refer to Exhibit J. Supplement to Historic Preservation Development Applications, and Exhibit K, Attachment 1, Land Use Application Form. (2) A sketch plan of the proposed development showing property boundaries and predominant existing site characteristics. Please refer to Exhibit 1, Conceptual Architectural Drawings. (3) Conceptual selection of major building materials to be used in the proposed development. + 1 6 As stated earlier, under Conceptual Development Plan standards a. and b., the restoration of the historic facade will be done by utilizing the salvaged bricks from the portions of the existing side walls that are to be demolished. The new additions will be built using a darker shade of compatible color brick with sgndstone lintels, etc., which will be complimentary with the historic facade. The existing historic Meade windows will be restored as needed. The new windows and doors will be of a similar style and color that is compatible, but will distinguish the new additions from the historic facade. (4) A statement of the effect of the proposed development on the original design of the historic structure and / or character 6f the neighborhood. As stated earlier, the proposed additions will be complimentary with, but subordinate to, the existing historic Meade, which was originally the only significant facade visible from the street. The additions will be set well back from the historic facade to accentuate its importance. The historic neighborhood character will be preserved and enhanced by this 2 development. Partial Demolition Pursuant to the standards bf Section 7-602.C, We believe the proposed development is deserving of approval for partial demolition as follows: 1. The partial demolition is required for the renovation, restoration or rehabilitation of the structure: As stated earlier, the incorporation of the multiplex theater format for this development is required in order to make the preservation of the theater use of this site economically viable. Furthermore, the construction of a full basement. which will house two of the theaters, necessitates the demolition and removal of the bulk of the existing structure. The historic facade, which embodies the essence of the historic significance of this building, will be preserved in place with a steel framework on the back side which will be supported by structural shoring and underpinning during construction. 1 2. The Applicant has mitigated, to the greatest extent possible: a. Impacts on the historic importance of the structure or structures located on the parcel: As stated earlier, the two story street Meade is the essential historic element of this building. It will be preserved in place and the recently added non-historic wood veneer and marquee structure will be removed to allow for restoring the brick masonry, using the bdcks salvaged from the demolition of the East wall as needed, to return the Meade to as near to original condition as possible. To the greatest extent possible, the existing historic windows will also be preserved and restored. b. Impacts on the architectural integrity of the structure or structures located on the parcel: As stated earlier the proposed development precludes utilizing the majority of the existing structure, which does not have a basement and could not support the two additional floors of construction. The integrity of the historically significant street facade will be preserved i in its original place and restored as nearly as possible to its original condition. In closing, we believe this Proposed Development is in keeping with the community goal of preserving the historic character of downtown Aspen, and deserves Historic Landmark Designation and Conceptual Development Plan approval by the Historic Preservation committee. We appreciate your cooperation in this application process and will be glad to provide any further documentation which you think may be helpful in your review. Sincerely, Charles L. Cunniffe, AIA ' v Principal in Charge 8 AJ. EL APPENDIX A ARCHITECTURE List of Exhibits PLANNING INTERIORS Exhibit A: Title Commitment Exhibit B: Owner Authorization to Isis LLC Permission to Apply Exhibit C: Applicant Authorization to Charles Cunniffe Architects & Vann Associates Permission to Represent Exhibit D: List of Adjacent Property Owners Exhibit E: Vicinity Map Exhibit F: 1904 City Map Exhibit G: Historic Facade Photograph Exhibit H: Historic Detail Photograph of Building Plague 1 Exhibit I: Conceptual Architectural Drawings Exhibit J: Supplement to Historic Preservation Development Applications Exhibit K: Attachment 1, Land Use Application Form CHARLES CUNNIFFE ARCHITECTS Â· 520 EAST HYMAN Â· SUITE 301 Â· ASPEN, COLORADO 81611 Â· 970/925-5590 FAX 970/925-5076 , Â· JUL 21 '95 15:35 PITKIN COUNTY TITLE AARAARAARAAA EXHIBIT A NII COMMITMENT FOR TITLE INSIJRANCE SCHEDULE A 1. Effective Date: 07/01/95 at 08:30 A.M. Case No. PCT10050 2. Policy or Policies to be issued: (a) ALTA Owner's Policy-Form 1992 Amount$ TBD Premium$ Proposed Insured: Rate:RE-ISSUE RATE PROFORMA (b) ALTA Loan Policy-Form 1992 Amount$ Premium$ Proposed Insured: Rate: Tax Certificate $20.00 3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: DOMINIC LINZA and KATHRYN A. LINZA t -. 4. The land referred to in this Commitment is situated in the County of PITKIN, State of COLORADO and is described as follows: LOTS L, M AND N, BLOCK 87, CITY AND TOWNSITE OF ASPEN. TOGETHER WITH an easement for encroachment on Lot K, Block 87, City and Townsite of Aspen as set forth in Deed recorded in Book 347 at Page 988. COUNTY OP PITKIN, STATE OF COLORADO. Countersigned at: PITKIN COUNTY TITLE, INC. Schedule A-PG.1 601 E. HOPKINS This Commitment is invalid ASPEN, CO. 81611 unless the Insuring 303-925-1766 Provisions and Schedules Fax 303-925-6527 A and B are attached. j , 4 JUL 21 '95 15:36 PITKIN COUNTY TITLE AARAARAAARAA f NTI SCHEDULE B -SECTION 1 REQUIREMENTS The following are the requirements to be complied with: ITEM (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. ITEM (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record to-wit: THIS COMMITMENT IS FURNISHED FOR INFORMATIONAL PURPOSES ONLY, IT IS NOT A CONTRACT TO.ISSUE TITLE INSURANCE AND SHALL NOT BE CdNSTRUED AS SUCH. IN THE EVENT A PROPOSED INSURED IS NAMED THE COMPANY HEREBY RESERVES THE RIGHT TO MAKE ADDITIONAL REQUIREMENTS AND/OR EXCEPTIONS AS DEEMED NECESSARY. THE RECIPIENT OF THIS INFORMATIONAL REPORT HEREBY AGREES THAT THE COMPANY HAS ISSUED THIS REPORT BY THEIR REQUEST AND ALTHOUGH WE BELIEVE ALL INFORMATION CONTAINED HEREIN IS ACCURATE AND CORRECT, THE COMPANY SHALL NOT BE CHARGED WITH ANY FINANCIAL LIABILITY SHOULD THAT PROVE TO BE INCORRECT AND THE COMPANY IS NOT OBLIGATED TO ISSUE ANY POLICIES OF TITLE INSURANCE. t j - JUL 21 '95 15:36 PITKIN COUNTY TITLE AARAARAARAAA l NTI SCHEDULE B SECTION 2 EXCEPTIONS The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, enchroachments, any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer service or for any other special taxing district. 7. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 144, 160 and 521 providing as follows: "That no title shall be hereby acquired toÂ·any mine of gold, silver, cinnabar or copper or to any valid mining claim or polasession held under existing laws". 8. Terms, conditions and provisions of Notice of Historic Designation recorded in Book 295 at Page 515. 9. Deed of Trust fr6m : Dominic Linza and Kathryn A. Linza To the Public Trustee of the County of Pitkin For the use of : Charles Tesitor, Personal Representative of the estate of Marjorie P. Jenkinson Original Amount : $500,000.00 Dated : , 1994* --0- Recorded : June 24, 1994 in Book 754 at Page 37 Reception No. : 371410 This commitment is invalid unless Schedule B-Section 2 the Insuring Provisions and Schedules Commitment No. PCT10050 A and B are attached. ;Â» JUL 21 '95 15:37 PITKIN COUNTY TITLE AAAAaAAAAAAA . Nfl ADDITIONAL INFORMATION AND DISCLOSURES The Owner's Policy to be issued, if any shall contain the following items in addition to the ones set forth above: (1) The Deed of Trust, if any, required under Schedule B-Section 1. (2) Water rights, claims or title to water. Pursuant to Insurance Regulation 89-2; NOTE: Each title entity shall notify in writing every prospective insured in an ownerts title insurance policy for a sihgle family residence (including a condominim or townhouse unit) (i) of that title entity's general requirements for the deletion of an exception or exclusion to coverage relating to unfiled mechanics or materialmens liens, except when said coverage or insurance is extended to the insured under the terms of the policy. A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanics' and/or Materialmen's Liens executed by the persons indicated in the attached copy of said affidavit must be furnished to the Company. Upon receipt of these items and any others requirements to be specified by the Company upon request, Pre-printed Item Number 4 may be deleted from the Ownerts policy when issued. Please contact the Company for further information. Notwithstanding the-foregoing, nothing contained in this Paragraph shall be deemed to-impose any requirement upon any title insurer to provide mechanics or 1 materialmens lien coverage. NOTE: If the Company conducts the owners' closing under circumstances where it is responsible for the recording or filing of legal documents from said transaction, the Company will be deemed to have provided "Gap Coverage". Pursuant to Senate Bill 91-14 (CRS 10-11-122); (a) The Subject Real Property may be located in a Special Taxing District; (b) A Certificate of Taxes Due listing each taxing jurisdiction may be obtained form the County treasurer of the County Treasurer's Aunhorized Agent; (C) Information regarding Special Districts and the boundaries of such districts may be obtained from the Board of County _ Commissioners, the County Clerk and Recorder, or the County Assessor. NOTE: A tax Certificate will be ordered from the County Treasurer by the Company,and the costs thereof charged to the proposed insured unless written instruction to the contrary are received by the company prior to the issuance of the Title Policy anticipated by this Commitment. This commitment is invalid unless Schedule B-Section 2 the Insuring Provisions and Schedules Commitment No. PCT10050 A and B are attached. jEXHIBIT B ISIS THEATRE DomIAIÂ¢ 6 Kathryn LIAZÂ¢1 RO. BOX 18 ASPEN, COLORADO 81612 July 26, 1995 To Whom It May Concern: This letter hereby grants to the Isis LLC, as holders of an option to purchase the Isis Theatre, the right to submit such land use applications as may be necessary to obtain approval for the redevelopment of the Isis property for threatre purposes. After reviewing the plans that the Isis LLC are submitting to you, we are 100% supportive of the proposed plans. We would like to take this opportunity to say how happy we are that their intent is to keep theatres in this location. 1 Yours most sincerely, Dominic and Kathryn A. Linza /110 J'*Â»+4?f*'- 408 E. Hopkins Avenue, Aspen, CO 81611 (970) 925-7909 J I 3~ f EXHIBIT C ISIS L.L.C. July 21, 1995 Ms. Leslie Lamont and Ms. Amy Amidon Aspen Community Development Department 130 S. Galena St. Aspen, Colorado 81611 Dear Leslie and Amy: This letter authorizes Sonny Vann & Associates and Charles Cunniffe, Architects, to represent "us" in the processing of such applications as may be required to obtain approval for the redevelopment of the Isis property. Most sincerely. - %2 /. __11L \ h N:k Sam Houston 0 As Manager of ISIS L.L.C. j 305 S. Galena St., Aspen, Colorado 81611 (970)925-8664 , EXHIBIT D PITKIN COUNTY TITLE, INC. 601 E. HOPKINS, 3RD FLOOR Vincent J. Higens ASPEN, COLORADO 81611 Christina Davis President 303-925-1766 : 303-925-6527 FAX Vice President 300' OWNER'S LIST Pitkin County Title, Inc., a duly licensed Title Insurance Agent in the State of Colorado, hereby certifies the following list is a current list of property owner's within three hundred feet of LOTS L, M AND N, BLOCK 87, CITY AND TOWNSITE OF ASPEN, obtained from the most current Pitkin County Assessors Tax Rolls. NAMES AND ADDRESSES TAX SCHEDULE NUMBER ------------0--- PLEASE REFER TO LIST ATTACHED HERETO AND MADE A PART HEREOF t llÂ»~ - ADTHOfâ‚¬1UE* SIGNATURE . 316 E. HOPKINS, INC. 2737-073-29-008 715 W. MAIN ST. ASPEN CO 81611 ALH HOLDING COMPANY 2737-073-30-005 435 W. MAIN ST. ASPEN co 81611 ASPEN ARCADE, LTD. 2737-073-38-008 1148 4TH ST. SANTA MONICA CA 90403 ASPEN ART INVESTMENT, INC. 2737-073-43-009,010 1450 SIERRA VISTA DR. #B ASPEN CO 81611 BANK OF ASPEN 2737-073-29-009 C/O AUTAX, INC. P.O. BOX 2798 LITTLETON CO 80161 2 CARL R. BERGMAN 2737-073-29-002,003 CATHERINE M. BERGMAN P.O. BOX 1365 ASPEN CO 81612 CBI PROPERTIES, INC. 2737-073-22-014 C/O LOWELL MEYER 517 W. NORTH ST. ASPEN CO 81611 CENTRE OF ASPEN, LLC 2737-073-29-004 ANDREW V. HECHT 601 E. HYMAN AVE. ASPEN CO 81611 CHITWOOD PLAZA CO. 2737-073-30-421,702 C/O THE FLEISHER CO. 200 E. MAIN ST. ASPEN CO 81611 DAVID DENSON 2737-073-43-011,012 KATHLEEN DENSON 170 EAST GORE CREEK VAIL CO 81657 . DUVIKE, INC. 2737-073-39-020 THRU 027 P.O. BOX 2238 ASPEN CO 81612 FOOTLOOSE MOCCASIN MAKERS, INC. 2737-073-43-004 210 SO. MILL ST., STE. 201 ASPEN CO 81611 G.E. BULLOCK CHILDREN'S TRUST 2737-073-40-701 C/O SUZETTE GOODMAN 7601 SCOTT HAMILTON DR. LITTLE ROCK AR 72209 GALENA PLAZA, LLC 2737-073-22-013 C/O LOWELL MEYER 517 W. NORTH ST. ASPEN CO 81611 HARLEY A. BALDWIN II 2737-073-39-001,704 2737-073-46-001 THRU 205 SO. GALENA 009,011,012,014,016 ASPEN CO 81611 1 HILLAS OF SNOWMASS, INC. 2737-073-43-014 170 EAST GORE CREEK VAIL CO 81657 HOTEL JEROME ASSOCIATES L.P. 2737-073-21-001 330 E. MAIN ST. ASPEN CO 81611 JEAN PIERRE ODIER 2737-073-46-010 P.O. BOX 88 ASPEN CO 81612 KANDYCOM, INC. 2737-073-39-002 P.O. BOX 1135 MAMMOTH LAKE CA 93546 LA COCINA, INC. 2737-073-29-007 P.O. BOX 4010 ASPEN CO 81612 LEWIS I. SCHAINUCK 2737-073-22-004 MICHELLE T. SCHAINUCK THRU 012 3650 SOUTH STREET STE. 301 LAKEWOOD CA 90712 LINDA H. JEMISON 2737-073-46-013 RICHARD H. JEMISON 1524 CANYON ROAD SANTA FE NM 87501 LOMA ALTA CORPORATION 2737-073-39-010,011 P.O. BOX 8105 DALLAS TX 75205 M & W ASSOCIATES 2737-073-30-009 205 SO. MILL ST. ASPEN CO 81611 MARGARET M. DOLE 2737-073-43-707 C/O FIRST NATIONAL BANK OF CEDARIDGE P.O. BOX 8455 ASPEN CO 81612 1 MILL STREET PLAZA ASSOCIATES 2737-073-38-704 205 SO. MILL ST. STE. 301A ASPEN CO 81611 MOUNTAIN ENTERPRISES 80B 2737-073-43-706 C/O HILLIS OF SNOWMASS, INC. 170 EAST GORE CREEK VAIL co 81657 PETER GOLDSTEIN 2737-073-43-015 ALAN GOLDSTEIN 150 METRO PARK #2 - ROCHESTER NY 14623 RANSOM B. WOODS, JR. 2737-073-39-013 JUSTINE F. WOODS P.O. BOX 12288 ASPEN CO 81612 RYANCO PARTNERS 2737-073-30-007 C/O PAT SMITH 715 W. MAIN ST. ASPEN CO 81611 SABBATININ SPORT, INC. 2737-073-39-014 230 SO. MILL ST. ASPEN CO 81611 WALTER F. HAMPEL, JR. 2737-073-39-008 255 MORTN ST. EXTENSION MARATHON FL 33050 WENDELIN ASSOCIATES 2737-073-43-001,002, 003,005,013 150 METRO PARK ROCHESTER NY 14623 WHEELER BLOCK BUILDING LLC 2737-073-39-012 217 SO. GALENA ASPEN CO 81611 WILLIAM W. WHEELER 2737-073-46-015 INGRID J. WHEELER 3241 WEST DRY CREEK RD. HELDSBURG CA 95448 j EXHIBIT E LOCATION MAP .. t 1 1 1 '44 4 \\. Â«...1 b -~ At,1414. 4 --- V -1 I-Â·4Â»AU ~~~-~'Ilc~q<. 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I '' , i - '...'- Al Â· I - ' . -' , i .... 1 - - 2 I ./. 9 I,/Â© r. 47'~,7- ..:t 2 p ll-DA 1- :,5 %... &,2 !< -P d '4 :, '09 2,1 2/1 ItÂ·: 1- J ' ' ~' â€¢4 Li /Z#''t''I..1.--vi-, ,Â·Â·~,t .-I:... .' ~)~.~: W.'.*' .- 4.'' h / 624 22.3,': et; . . 4 <Â·- 1-w'-1 ..â€¢-t. .. -42,1 ..:C . 4 .- - +2.. ..u<t.. -: , . 1 F r ...i.~ , 36 0 5 .:,3.3711 2 1 i"f JI-ir.3 -:101 J '~21'24:'Edfyic ' 3.9,4-1~it,0\2~):11=,3'i,Allyty- - , 1 1 -* , ,./ - I 704 0 & 9 3 * B L W Q S,i J~t~fff 1 7 4 2* *9 3 9Â¢,i T~, T- Ir ,- I. 4 it ' .,i . 4.- - < m 'Â· 4 2274 j Â·Â·ru 13, 'I . hAMIS: 1 J . . SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of gle.81. _fully labeled drawings must be submitted In a format no larger than 11'x17", OR one dozen sets of blueprints may be submitted in lieu of the 11-xlr format. APPLICANT: Isis LLC ADDRESS: Isis Theater Building (The H. Weber Building) 406 E. Hopkins Ave. Aspen, CO 81611 ZONE DISTRICT: Commercial Core (CCi 9,000 sq.ft. LOT SIZE (SQUARE FEET): EXISTING FAR: , 8,044.76 sq.ft. ALLOWABLE FAR: 18,000 sq.ft. PROPOSED FAR:' ' * 0 17.830 sa.ft. EXISTING NET LEASABLE (commercial): 5,669.0 sq.ft. PROPOSEDNETLEASABLE (commercial): 11,693.5 sq.ft. Approximately sixty nine percent (69%) EXISTING % OF SITE COVERAGE: PROPOSED % OF SKE COVERAGE: Approximately ninety five percent (95%) Approximately thirty one percent (31%) EXISTING % OFOPEN SPACE (Commercial): . - #ROPOSED % OF OPEN SPACE (Commer): Approximately five percent (5%) 1 EXISTING MAXIMUM HEIGHT: Palcioal Bldg.: 28' - 3" / Accessorv Bldo: PROPOSED MAXIMUM HEIGHT: Pmcioal Bldg.: 40' _.~~~~ /Accessory Bldo: idl dl PROPOSED % OFDEMOLITION: To Be Determined Two (2) EXISTING NUMBEFIOF BEDROOMS: Three (3) (Not including Affordable Housing) PROPOSED NUMBER OF BEDROOMS: Four (4) EXISTING ON-SITE PARKING SPACES. ON-SITE PARKING SPACES REQUIRED: See attached letter from Vann Associates SEIBACKE: EXISTING: ALLOWABLE: PROPOSED: Front: None Front: None Front: Nnno Rear: None Reac Nonp Rear: None Side: None . Side: Nnnp Side: None Combined Front/Rear. Noen * Combined Frt/FIt: Nonp Combined Front/Rear: Nnnp EXISTING NONCONFORMITIES/ Nonp ENCROACHMENTS: tignt (8) inches over the westerlv border nntn Int J i VARIATIONS REQUESTED (eligible for Landmarks Onlv: character comoalibility finding must be made bv HPCH NA FAR: Minimum Distance Between Buildings: NA SETBACKS: Front: NA Parking Spaces: No on-site parking Rear: NA Open Space (Commerdal): 379 qq.ft. Side: NA Height (Collage Inlill Only): NA Combined FrUAr: NA Site Coverage (Collage Infill Only): NA ATIAa]MENT 1 LAND USE APPLICATION FORM' EXHIBIT K 1) Pmject Name Isis Building Historic Preservation/Adaptive Reuse 406 E. Hopkins Ave., Aspen, Colorado - Lots K, L and M, 2) Project location Block 87, City and Townsite of Aspen, Pit County, Colorado. (indicate street address, lot & block rumber, legal description where appropriate) 3) Present Zoning Commercial Core (CC) 4) Lot Size 9,000 sq.ft. 5) Applicant's Name, Address & Phone # Isis Limited Liability Company c/o Houston and 0'Leary Inc., 305 S. Galena St., Aspen, CO 81611-925-8664 6) Representative's Name, Address & Ihone # Charles Cunniffe Architects 520 E. Hyman, Suite 301, Aspen, CO 81611-925-5590 7) Type of Application (please check all that apply): X Conce~tlial Historic Dev. Conditional Use ___ C_--lual SPA ,-I Final SPA Final Ilistoric Dev. Special Review ~ 8040 Greenline Â· .-' Conceptnal RJD Minor Historic Dev. Stream Margin Final FUD X IIistoric Demolition LMxmtain View Plane _ Subdivisicn X Historic Designation 1 Condaniniumization Text/Map Amendment QUS Allotivent Lot Split/[Â¤t Line - GUS Doeuption Adjustment 8) Description of Existing Uses (rnmber and . type of ecisting stcuctures; approximate sq. ft.; number of bedroams; any previous approvals granted to the property). Two story brick/sandstone masonry and timber frame construction, containing; Movie Theater: 4,297.0 sq.ft. net leasable Plumbing Shop: 1,469.5 sq.ft. net leasable Dwelling Unit: 753.0 sq.ft. net leasable (2 bedroom) 9) Description of Develornpat Appl i entian See attached letter 10) Have you attached the following? X Respanse to Attachment 2, Minimum Submissian Contents x Response to Attachment 3, Specific Submissian Cbntents x Response to Attachment 4, Review Standards for Your Application lillill *Wi'*3/1/ /00â‚¬0 n 1 < AUG 0 1 1995 : VANN ASSOCIATES f i Planning Consultants ~ iÂ·: .,-: '..Â·-...;- ./ \...y, C: '. r. I. I . August 1, 1995 HAND DELIVERED Ms. Amy Amidon Community Development Depanment 130 South Galena Street Aspen, CO 81611 Re: Isis Conceptual Development Plan Review Dear Amy: The purpose of my letter is to address the parking and open space requirements of the proposed Isis Theatre project. Please consider the following a supplement to the conceptual development plan application which was prepared and submitted to the Historic Preservation Commission by Charles Cunniffe Architects on behalf of Isis, LLC, the project Applicant. Parking The Isis Theatre property is zoned CC, Commercial Core. Pursuant to Section 5- 209.E.3. of the Aspen Land Use Regulations, two (2) off-street parking spaces per one thousand (1,000) square feet of net leasable area are required to mitigate any increase in the existing theatre's commercial area. These spaces, however, may be provided via a payment in lieu pursuant to Section 7-404.B. of the Code. Pursuant to Section 5-209.E.1., no parking spaces are required for residential uses which are located within a historic landmark. As the Applicant proposes to increase the theatre's net commercial leasable area by approximately six thousand (6,000) square feet, twelve (12) parking spaces, or a cash payment in lieu thereof, are theoretically required to mitigate the additional commer- cial square footage. No parking is required for the proposed free market and afford- able housing units, as approval has been requested to designate the building as a historic landmark. Please note, however, that Section 8-204.B.c.(2) of the Code, as amended by Ordi- nance 54-94 (ije., the recent GMQS amendment ordinance), also addresses the provision of parking when associated with the expansion of a historic landmark. This section provides as follows. 230 East Hopkins Avenue Â· Aspen, Colorado 81611 Â· 303/925-6958 Â·Fax 303/920-9310 Ms. Amy Amidon August 1, 1995 Page 2 "Parking shall be provided according to the standards of Article 5, Division 2 and Division 3, if HPC determines that it can be provided on the site's surface and be consistent with the review standards of Article 7, Division 6. Any parking which cannot be located on-site and which therefore be re- quired to be provided via a cash-in-lieu payment shall be waived." As the Applicant's conceptual development plan does not contemplate on-site parking, approval is hereby requested from the HPC to waive the parking require- ment resulting from the proposed expansion of the theatre's net leasable commercial area. As we have discussed, the expansion of-the Isis Theatre building is essential to â€ž the preservation of the property's existing theatre use. In addition, no practical ability exists to provide the requisite number of parking spaces on-site. As the waiver provision was obviously drafted to encourage the preservation of historic landmarks via expansion exempt from growth management, we believe that it is appropriate for the HPC to waive the parking requirement. Open Space The open space requirement in the CC zone district is twenty-five (25) percent, which the Planning and Zoning Commission may reduce by special review. As the project site contains nine thousand (9,000) square feet of lot area, a minimum of two thousand two hundred and fifty (2,250) square feet of open space is required. As the conceptual development plan depicts approximately four hundred and fifty (450) square feet of open space, special review approval to reduce the project's open space requirement will be requested from the P&Z. This request will be included in the Applicant's GMQS exemption application which will be submitted for review and approval by the P&Z following the receipt of conceptual development plan approval from the HPC. While no formal action with respect to the proposed open space reduction is required from the HPC, the Applicant would appreciate the Commission's support of our P&Z application. We believe that the provision of less than the required amount of open space will be more consistent with the character of surrounding land uses, and is in keeping with the Land Use Code's objective of facilitating the preservation of historic structures via expansion exempt from growth management. In our opinion, the provision of open space in accordance with regulatory requirements would serve no public purpose, as the majority of the existing vacant lot would have to be preserved. As the surrounding streetscape consists primarily of structures which abut the front j property line, the retention of a vacant lot between two adjacent multi-story buildings would not appear to be appropriate. Ms. Amy Amidon August 1, 1995 Page 3 Should you have any questions, or if I can be of any further assistance, please do not hesitate to call. Yours truly, VyN ASSOCWns r ./ Sunniiann, AICP V ce: John Wheeler, Charles Cunniffe Architects c:\bus\city.ltr\ltr28395.aal j 1 . e + 183 . 4= 6 9#Mic/M - f ['D Pl*lECTION ROOM C PROLECTION 55&00 SP NET r f IE{ I 1 82126 SF. NET _mr- t---7 â„¢* J OPEN )< 1 1 b . i i . 1 11 1 1 11 11 11 --- 11. 11 1 1~1111'11 - || TENANT STORAGE || -RIal{*) RAMP UP (10% SNOW hETED) TRASH /METERS - ~ MBOL EQUP. 1 Y .9--49-4 --200 U. . U ~ A ~ ~ ap./11 c /13@1 L : 462.8 S.F. NET EXIT COINEDOR Em CORFIDOR ZE====--===ZIL %2 LU 1 1 1.4 %31 Z 5. . 4 . . THEATER \ 1 -- i NETLEASABLE 61E184SÂ£ / - U ~f I FOX PHOTO ~ $ FUE Iâ‚¬USE ~E TENANT SORAGE D 1HEATER A THEA-ER B U 89 1.750 S.F. BC SE#TS 1+ T}EA-ER C THEA-ER O 250 SEATS +A 163 SE, TS +6- 100 SU TS +A 2,666 Sa. FT. 2122 n 1 - 1,28 *1 1 1,441 SQ. FT. . M HANDICAPPED) (4 HeCAPPED) (4 )'*E)CAPPED) (4 HVIDCAFPED) T-EAFER NET LEAS#.BLE 3731.65 S.F. 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APPLICATION EXHIBIT I E I ~~ ~1 1 /SIS RENOVATION CHARLES CUNNIFFE ARCHITECTS ' LOTS L,M, & N, ALLEY BLOCK 87 320 [Air }INAN AVE, â€¢ SUNE 301 0 ASIEN, CO 81611 0 105 303925-5590 ' FAX: 30392W076 406 EAST HOPKINS AVENUE, ASPEN COLORADO 220 10010:ADO AVE ' TalURDE,CO 81435 â€¢ InE: 303*28-3738 â€¢ FAX: 30~728-0567 NV-Id BOOW Illillilll Â»2394 (3Â»a I ..>At396Â» -~r 't'=Â·943{3% CA -Â®exeze 1~2~~ - --- <4s~p4' -'I-,1 ~:~~rej I . /AMIT,7133*=21*=.=1.0699 :vj#5*3333 wN.~.~.~.~ MHAIilil lilli] 1 - -PIE* Et'il,-~ I53333?8~~REREs-'m E*35.7.â€¢5â€¢22~3â€¢â€¢ â€¢'â€¢â€¢ â€¢'â€¢â€¢3$-x-xsex- --------- ------ ------~ 4-23:z=.11!111%24311==sal *EE=**i %11 11 11 ....8=439.--- ~~n d Iljoillinill'i'"~~IM#%%gm Ii''-- ~Ealt t#}~It'fl~'[1~0 I,1;=%5*&2-"~ DDEâ‚¬â‚¬-X Hâ‚¬-Xe Eze- 33233 3~ELEÂ«2222222;(6~~EEFEEÂ»Â»xeâ‚¬=ae= 3-21-3 Al~r-1--:ike- MEEMEEhM=REâ€¢,Fii=,ViÂ¥*f,zit~=[~El litite*111% *2!1.--4 El=~=24=-256<Ei--3Â£--*~far#Aff:3- Et %]11[ lilli]]13%23=29 *211'Il'm ill" Il le 'l l 1: 3 ~~~~~% i'~~1 lin H~ li -l i~~r~t - =-------2-653622-2-0=-2-2--eeDODGeoeÂ»3Eexer-T-60â‚¬ . 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APPLICATION EXHIBIT I ISIS RENOVATION CHARLES CUNNIFFE ARCHITECTS -1 CA) 1 2 ie 10 LOTS LM, & N, ALLEY BLOCK 87 320 140 }INAN AVE â€¢ SUM 301 â€¢ ASPEN, CO 81611 0 111Â£; 30@923-5390 ' FAX; 3039234076 8/ 406 EAST HOPKINS AVENUE, ASPEN COLORADO 220 E COLORADO AVE. â€¢ TaLURDE. 00 81435 â€¢ TELE: 301*2&-3738 â€¢ FAX; 303,n&Â·9567 FRE STKIN NOUMA313 NORTH ELEVATION 400 49 400 4 0 - - -1 0 â€¢co & I f 1Â¤ 1 9 N< C I 1 Z 1- 0 m m i 8 - dj =b 9 3 -0 Z t L 02# 1 11 19 li 1 51 r 1 Inn 1 1111!L--~-- 1 Â·Â· > 1 -___al = ir---1 1111111111111111111111 = jgR=. lilli - I '____JI 2 ----- ~1puultuq , 11 'k. 11 1 i .El m 1 1 H.1 - r- -itititmmi##ft:-01@U i =:p, l I. 1 a r---- 1 0 L ========== 1. - 1 89 r 1 1 1 H.P.C. APPLICATION EXHIBIT I ISIS RENOVATION CHARLES CUNNIFFE ARCHITECTS ali~ 3 12 1 10 0 406 EAST HOPKINS AVENUE, ASPEN COLORADO 220 E COLORADO AVE ' mil,RIDE, CO 81435 â€¢ TELE: 30,*28.3738 â€¢FAX: 303#8-9557 LOTS 1.M, & N, ALLEY BLOCK 87 320 EAST InMAN AVE â€¢ SunI 301 â€¢ ASPEN,00 81611 â€¢ TEE: 303923-890 â€¢ FAU 30.23&76 18â€¢ NOUO3S DNIaling 0 1 - --O FLUE . 1#L--, ROOF DRAIN \1~ 3 / \*tpl 1 1- 1 ~EXHAUST m FWE FUJE FUIE n n g 52 2 f &1 -O zm 0 ZO 8 d 0--- -4 -----1-10, 5 -0 - - ... - -0- 5 Z Et LI - 11 8 1_jal- 7 - i!" i 8--i in ' I . LI - e d 1 1 1 11 -1 LJ LJ - / 9 0 . f m e--44 -8& 0 i ----* 1 Or _1_ Z < ;7 n n ri 1 2-- r--1 41 1 11 1 1 11 1 TIT~ 2 4 1 1 1 1 - - - - - I. J 1 1 / ,/ '' 1 1-/ H.P.C. APPLICATION EXHIBIT I m %3- EY ISIS RENOVATION CHARLES CUNNIFFE ARCHITECTS Z 0 e m Pin LOTS LM, & N, ALLEY BLOCK 87 320 EAST Hâ„¢AN AVE. â€¢ SUm 301 ' ASPEN. CO 81611 ' TELE; 303,911-5390 â€¢ FAX: 301925-30,6 8. 406 EAST HOPKINS AVENUE, ASPEN COLORADO 220 E.COLORADO AVE. â€¢ TEUURIDE,CO 81435 â€¢ TELE: 30172&3738 â€¢ FAX: 303028-9567 NVId 3008 ~ /. . ~a 11 ~ mamhi-Wiumiwdwaviattaria*Ii>'dit=,W:: m. g- Â· -imym Â· 7myyyf."422'SL: , .mi.UU.U.....imma - O" 0 _FIN R 1 MHE PIF[- 11 - = 1 = 1 { -4.11 111.1.1111.1'.1111.11,1111"111 ' '==m=am~0'A~,17,vitv,i,XN>;*L~ 1111,11'.11,1 ..1 1 ..1,111,11,1,111.1111,1.11,11'1 11111;- ..1,1.11.'. '.1,1.1"... '.1-0 14 1.,11 M 111,1 .11, St * 010 -44 < U ,--Eflmm~,_ 1 1 1 1 m 1 11 Gh EAST ELEVATION Â® SOUTH ELEVATION A. - r-oâ€¢ 1 . 9 r---------03 -- 8 Â£ r a* ter Â· L *Â®1#[fill M==1 01-1 U - 0 0 *PA $2.M.1 ' .3/x/x~ <Â§*i C-) NORTH ELEVATION rh WEST ELEVATION 3 4 r-==-1 1 2 1-7 g i R PAaJECT)014 - ROOM 11 /00 00 0 3-X 14 - 1 CO ---- STORAGE 1 DIUAWNG 1 I BOSTING OONDmONS - 91 - i M STAGE SEATrJG AREA -- ST]RA Â£ STORAGE L- ---- -- L' (2 .NO. 9521 .4 Z h- DATE 5-+95 6 A SHEET NO- ~ BUILDING SECTION 3 E= CA '/6.- r.<r \-/ 9." - r-O Câ‚¬ ~ SHEET OF Sl)31IHONV 333]NNOD &313Â¥HD NOI1VAONEIN SISI 91 1!610Â£ *A . 065$116<01 Gill . 11919 00 7432Â§Â¥ . JOE luni .'3,~Y NVWAH l,M 29 N]01Â£1 X311Â¥ 'N T 'WAI , 6,0,*10; ;XY,1. mflteâ‚¬OC !3131. GE,t.0 00 'Kmtmlit â€¢ lAV 00Â¥30100 N3dSÂ¥'anNBAY SNI>IdOH 1543 904