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Home My WebLink Aboutagenda.hpc.19950823AGENDA ASPEN HISTORIC PRESERVATION COMMISSION August 23, 1995 REGULAR MEETING SISTER CITIES ROOM - SECOND FLOOR CITY HALL 5:00 I. Roll Call II. Commission & Staff Comments III. Public Comments IV. NEW BUSINESS 5:10 A. 620 W. Hallam- Amendment to Final(k JÂ»zÂ«- Ecti< r V. OLD BUSINESS 5:20 A. Rocky Mountain Chocolate Factory, awning (Nolin- memo. Please make a site visit prior to the / k" 2 4, 1 meeting to examine other awnings on building) Cf | 71 : 1 JQ 4.-- 5:30 B. 406 E. Hopkins, The Isis- Landmark, Conceptual, Partial demolition- PUBLIC HEARING (No memo. Information to be presented at the meeting) 6:15 C. 525 W. Hallam, Wyckoff- Final /6) 6:45 D. 426 E. Main, Galena Plaza- FinalÂ»*- HW. /7 v V - .4.-â‚¬A 4 7: 00 E. Resolution to adopt Round III of the "Inventory of Historic Sites and Structures." 7:05 VI. Project Monitoring 7:10 VII. Adjourn j A /r /,71 1 jl - ~19 ai~tiv<i-j Â»*-~-~-, ,Â« L< b~J &>4-RE~- ~31--~-, 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 Jeff McMenimen MEMORANDUM To: Aspen Historic Preservation Commission From: Amy Amidon, Historic Preservation Officer 4%. Re: 620 W. Hallam- Amendment to Final approval Date: August 23, 1995 SUMMARY: HPC granted approval for an addition to this structure on June 12, 1991. At that time, the applicant was given approval to construct a low wrought iron fence around the front of the property. A new owner has bought the house and would like to alter the fence design. This structure is a historic landmark. APPLICANT: Mark Savage. LOCATION: 620 W. Hallam. 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... ./ Response: As the site plan indicates, there is a 6 foot tall privacy fence already in existence along the east, west, and rear of the property. The applicant would like to extend the east and west portions of the fence forward, towards the front of the lot, stepping down to 4 1/2 feet in front of the house. A wrought iron fence - would be placed on the front property line. Staff indicated to the applicant that HPC generally favors low open fences at least in front of a historic structure, and that therefore it would not be appropriate to bring the privacy fence all the way to the front lot line. His concern with wrapping the wrought tron fence around the front corners is the transition then to a 6 foot tall wood fence. Staff finds that this transition will actually be less awkward further back on the lot then the iron and wood meeting at the front corners would be. Staff recommends that the HPC allow the proposed wrought iron fence on the front lot line and on the east and west lot lines to the front facade of the house. The privacy fence cannot begin until that point and may be made to step down in height to meet the wrought iron fence. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Typically, fences are low and open, in character at the front of a lot, allowing a view into open space along the street. The privacy fence at the front of the lot blocks this view. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The fence does not affect the cultural value of the resource. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The proposal has no impact on the architectural integrity of any historic structure. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Amendment to Final as submitted. 2) Approve the Amendment to Final 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 the Amendment to Final approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the new fence only if the fence is no more than 316" tall in all areas in front of the main facade of the house. A privacy fence like the one proposed may be constructed from that point to the rear of the lot. 'A 4 42<grAW<: i--- JI 3 26-t :r p :..bi-f: /46734&~Anf*~- - 4 99*:y.i.%1.-1?7. .4, . 7. 't..42.,L... 1*#2.' ..' 9 -1, 2 144 4, * . . . 4 0, 1 4 4 4 7 4 '4 . Â· 17>91 Fe,ce_ Des.HA 3 7:i ... I -4 , ./6.6 4 4. 1. b . 1 . th ' 9, . . 4# .-- 9 1 :20 r Â· ..'. 4 ..4 . . ...S: . K. 1,â€¢ V I , Â· . 24 . I 1 417 . ..4 - t Â·Â· . 24. + .. ...1 '. 9, I 45.. TD. 4 I I. Extemple of iÂ¥ fl:. ty S 4. epe#17 . ' 41 4. Fel.â‚¬- E 1.t 04. V F' t 1 .. I..f:fp j I 1 Â· 1 - ..4,47.'mikRP I.----/.Il- . 1 . . '''f)..)firj-F#f EY; st.1 4 /5.2 . le .7 610 u. BALLAM ST AsÂ»Â£*. hopose.Â£1 061/1.1,01 -4 - c-eA-c-1- kke#AI L COAS#(ft,4*5 1 01.v.Ae r ExirIA 9 Hol,se Got +L Sco fe ) 7 ft . . 1 1 17 47. betee'. ex.Â·s t.Â·,; batwee.t exis fu,1 1 Â£ 40,4 C i â‚¬44Â£ .~1 P/-4+ 0 + ft.DE. 044 f'*'41 \ of- Levi t LI f 9 ft & 14,<e, C 1~ - C favt .4 4,0.,< 1 I \\j f 04 9/7,+1 C i Ill ft. be ~Le,4 6&.+ 64.20,2 Â· 1 i .1 . ' i 6.t/4.4,7 3'_fLee-t- - exisl:49 6 ft. 4,91. Wooolâ‚¬. fâ€¢'1<-8-.Note. A r.a +44, Aâ€¢vit k rialt/:6 < 44.! pÂ«:*t , - - p, opostot wo ~4. fe. , e. ./,0/".4.74 f 4 4 6+ 44 . 41< C mato< egis-#42 fe,~ ie_. Wd< s +e, 644 Ae,Â·441- 4,04 U.- 6 -64 1 6 fÂ·+ . feAcZ +0 4 1 -ft , Des :9 n + e lat P:cke.4 ,-As= cee (oop .l-See- pc.-lo~ ~ Pl,~â‚¬'S - G. Â¥-o 4-l,4 6440 -\-24-02- i i .6...<4 , -51-l:c~ McÂ£,st.,((. l.:,1/Ice,2- O,64:tect -.-Al 6Â£. .0(4.4.1 ~ 52 Vere l +reâ‚¬-5 ~f lo(vers e-#*1 6,-Â£4.e, oe/<2-44 c.(f o f 41Â«. f en. ce . A L 0 -9Â¢5:7 97 JO 87 3 a 1.0 . 5 4 1.+ -3 .juw a_~ S O Of ' A- 10 'Of 1 ) .a 4, 4 )vay -t }9 774- 1 1 t'-' 5 -~ j 3) 33 1/f U i' 3 00 F 1 1 wol f o yÂ» e, y 1 14 j 4 &,4 33 21 a 2 ->+ IV 10~ .6 -)1 --31Vok +19 .1 .}A ' ar: 3 4 j -3 1 -b 34 41 , 5 5 14:1 4 + .45 -4 L.-4 -Â¥ 9 4 1 9:94#44 3 3 7 1:#1 . 04 /0-* -o- -F *12.r )4.7 lo..5 -0, 5 42.1/ 7-9- L a)~ -3 p : 5 4.,9,1 : 4 ) 20,7 flrb/,0,9 /BJ//07 41/0.Y 9 6:9 tr *6:9 ~ ilvi 29 *1 1 fo) . fy Y b \~/ 30 2~ Â£ 4-15~ + j. 4 Z f U, OI 4 - ty 6-7 1 1,1,5 122 3 4 4 - e. 4 -27 ~ + y 9 2,12 Â· 804 5 4 ~DjÂ° 6 5 4 58< -3 1 -O 3:~ 1.vol) li 221 0 -1 9 -310 12/) a) 3 to ' MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 525 W. Hallam Street- Final development review DATE: August 23, 1995 SUMMARY: HPC granted conceptual approval, landmark designation, relocation of a historic structure, partial demolition of an existing non-historic structure, and waiver of some residential design standards on July 12, 1995, with conditions. The applicant attended a worksession on July 26, 1995. The conditions of conceptual approval were: 1. Provide more information about any proposed restoration/repair work for final review. 2. Limit decorative detailing on the new porch and present that at final. 3. The height of the garage is to be lowered to the 16' maximum (to the midpoint.) 0 4. Provide a report from a structural engineer for final review stating that the shed can be moved. The applicant must post a bond for the relocation, the amount of which must be set by HPC at final. 5. HPC shall grant the following variances: combined sideyard setback variance of 11.5' west sideyard variance of 2' height variance to allow 16' to the midpoint of an accessory structure under the cottage infill program 4' rear yard setback variance for the deck on the garage 5' rear yard setback variance for the shed j 6. HPC shall waive the residential design standard dealing with primary mass. The architect shall revise 0 1 the design to meet the volume calculation. 7. A restudy of the east end addition is to occur at a worksession. APPLICANT: Julie Wyckoff. Black Shack Studios is the architect. LOCATION: 525 W. Hallam Street, Lots C,D, and the west 1/2 of Lot E, Block 29, City and Townsite of Aspen. Final development review PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H, " Historic Overlay District or is adjacent to an Historic Landmark. 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 applicant proposes to build an addition on the east of the structure, to widen the front porch, to add a second story a.d.u. to the existing non-historic garage and to relocate the historic outbuilding to the east. Some restoration work is proposed, although the applicant does not wish to restore the original roof - form. In a worksession on July 26, the applicant presented a new alternative for the design of the addition which was unanimously supported. This addition was found to be compatible with the mass', scale, and design of the historic house and met jcondition #7 from the conceptual approval. The front porch alteration was also changed from the 2 first submission. The footprint of the proposed front porch now seems to match that of the original porch. Detailing is not overly ornate. Staff would prefer to see the cresting on the ridge of the porch and new addition be removed since they suggest that these elements are historic. The applicant has reworked the design for the unit above the garage, in an attempt to protect the views from the neighbor to the west' s property, and the garage now meets the height limit. , The existing asbestos siding is to be removed and clapboards (if found underneath) will be repaired and replaced as necessary. The project does not preclude the restoration of the original roof form at some point in the future, however, as staff mentioned at conceptual review, the hipped roof form may be considered historic in its own right since it's seems to have been added in the 1930's. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The overall scale of the new construction is in keeping with the neighborhood and creates an interesting site plan. 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 project meets the owner's needs with minimal changes to the historic structures. 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: Only limited demolition is proposed, and the project involves substantial restoration effort, through removal of the existing asbestos siding and restoration of clapboards. 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 3 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: On July 12, 1995, HPC approved Landmark Designation, on-site relocation, partial demolition, and waiver of the residential design standard dealing with primary mass. Staff recommends that HPC grant final approval with the following conditions: 1) The applicant must provide a letter from a structural engineer confirming that the shed can be moved and describing how it should be braced. 2) The applicant must provide information about how and where the shed will be temporarily stored before being placed on the new foundation. 3) The applicant must post a bond to guarantee the safe relocation of the structure. Staff recommends that the bond be in the amount of $*,000 or the cost of moving the shed, whichever is more. The applicant wishes to begin the relocation work immediately, although the landmark designation process is not complete. This will be permitted, however, since the shed requires setback variances which are conditioned on securing landmark designation, if the landmarking is not completed successfully, the City will use the bond money to move the shed back to it's original location. 4) Work with staff and monitor on restoration of any existing historic materials, including clapboards if they are present. 5) Remove the cresting on the porch and new addition ridgelines. - 6) Assign an HPC member to be the project monitor along with staff. j 4 4 Aa:I:ACBMENT 1 . IAND USE APPIICAECN FORM 4. 0 1) Project mme 43 4CK-DEF~ RFEE>I DEAJC r. ( HOTTACE-- SE-U ErUEL.)A l-k:*3&~ 2) Project location â‚¬ 2-â‚¬ 11 ) 0 1Â·+AL-,LAÂ»1 4 T- 0 (indicate street aairess; lot & block nmber, legal descri#ion where apprqgiate) 3) Present Zoning F- -- C ~ 4) Intsize 7 52*3 0 eu 5) Appli.gazzt's Natne, Nâ€¢!res= & Ehone # -3-0 Ll e. 1,kl 4 6- tZ)FF , 5-Z.567 0 (De=ir *AULJN,4 4:E.. Ag'ek) COLO. 8/61 2 91540 1 6 6) Represeitativels Name. Address & a=12 # 13)LACt SHAcr Aer HfrEZI[&~ <9LpAJAN Tr *Pra,VErrT-J -8~DK 7.76 146PE#* 9.22 1134 7) Type of Application (please check all that apply): 001*litional Be Oonceptual SPA concephial Histacic Dev. Special Revier Final SPA -2 Final Historic Dev. 8040 Greenline - Concept]al POD - Minor Historic Dev. Steam Mmgin Final POD Historic Demolition M:xmtain View Plane - SubdivisiOn - Historic Designation Oondominiumization Tact/Map Amerxinalt OZO Allatiirant Iot Split/Int line (2â€¢OS E]alptkn Adjustment 8) Descziption of Existing Uses (KImber and type of existingÂ· structures; approximate sq. ft; nunber of bedrooms; any previous approvals granted tb the property). 9 HED (nt rr- Bo I l..P [A.)â‚¬f~ 1.-9 1 m er- ~>EME~SIt) - -SHED <007-7,1 ) ra>1~A)0 -2-Â£13 0 Fr (.R.ELOCA:rll) M A fA) EX.fbT--r NE~ /400511 1 All-1 ( R.EFul /0,14 9) Description of Developnent Application , Cl Artv~F u ) ~ STUDIO ABDUE- ~,r AA= 4100 â€¢Fr~ A."Dc.316 Flz j C dii laff MAer-En 1, EDRDD M wiwir (,>r put= 384*Fli) (ZM~> FUE,215~~S j ' h) ELO ENT-rN 7'DTIC_tk 10) Have you attached the following? Response to AttachmentÂ· 2, Minimum Sulinission Ooritents Response to Attachment 3, Specific Submission Oorrtents Response to Attachmer[t 4, Review Standards for Your Application 0 lllllll SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of 0!Rar._fully_labeled drawings must be submitted in a format no larger than 11*xlr, OR one dozen sets of blueprints may be submitted in lieu of the 11 xl T format. APPLICANT: JOUE a) f CK,OFF ADDRESS: S-2.g u). H hujf,4 Â«1: 17 -6 ZONE DISTRICT: LOT SIZE (SQUARE FEET): -1 SOO m er-. EXISTING FAR: Zi 1 6 O Pl- ALLOWABLE FAR: -5 6190 4 Fr PROPOSED FAR: 16714 + 19-1 + L-'56 + l.4 51-= 1.9 6 fl- EXISTING NET LEASABLE (commercial): PROPOSED NET LEASABLE (commercial): EXISTING % OF SITE COVERAGE: 1-067â€¢ PROPOSED % OF SITE COVERAGE: 3016 EXISTING % OFOPEN SPACE (Commercial): PROPOSED % OF OPEN SPACE (Commer.): 8(ISTING MAXIMUM HEIGHT: Princioal Bldc.: 1 'Z-23 / Accessolv BlÂ®: 1 1 41 PROPOSED MAXIMUM HEIGHT: Ptincioal Bldg.: i 2.2- ' / Accessorv Bldg: Z l .< ~ PROPOSED % OF DEMOUTION: 11 070 - N E.OER. DU1-I501 LI))Arr EXISTING NUMBEROF BEDROOMS: L PROPOSED NUMBER OF BEDROOMS: Â£-1+ 61-020 Amd 4* TUALi E EXISTING ON-SITE PARKING SPACES: 6 ON-SITE PARKING SPACES REQUIRED: SEIBAGER: SEE ENCL LETTER. EXISTING: ALLOWABLE: PROPOSED: Front Â· Front Front: Rear: Rear: Rear: Side: Side: Side: Combined Front/Rear: Combined Frt/Rr: Combined Front/Rear: EXSTING NONCONFORMITIES ENCROACHMENTS: VARIATIONS REQUESTED (eligible for Landmarks Onlv: character comoatibilitv findina must be made bv HPCk FAR: Minimum Distance Between Buildngs: SETBACKS: Front: Parking Spaces: Rear: Open Space (Commercial): Side: Height (Collage Infill Only): Combined FrtJRr: Site Coverage (Cottage Infill Only): i / A* 06 BLACK 19 95 SHACK ST U DIO Historical Preservation Committee Aspen/Pitkin Community Development Department 130 South Galena Aspen CO 81611 Re: Landmark Designation for Wyckoff residence and conceptual review for Lots C, D and the west half of Lot E, block 29. Original Aspen Townsite. 525 East Hallam Aspen CO 81611 Dear Committee Members, The residence at 525 East Hallam is a typical Hip Roof style miners cottage with a square floor plan and an appplied front porch. It seems as though this structure was originally a duplex with a small central entry hall. The owner wishes to propose a number of minor changes which are intended to respect the original structure whileÂ· preserving private outdoor space on the parcel. Presently, this site has a single family residence of 1,624 sq. ft with two bedrooms and one bathroom, a detached garage of 250 sq. ft., and a tool shed of 243 sq. ft -(3 We are requesting: 1. an east side and setback variance for a two bedroom addition of 432 sq. ft. +aporch of 216 sq. ft. TOTAL = 648 sq. ft. This addition will respect a 5 ft. setback from the east side property line. The existing setback on the west side is 3.3 ft. This lot has a total size of 7,500 sq. ft. This implies a total combined side yard setback of 22.5 ft. with a minimum of 5 ft. per side required. Thus, we are asking for a variance of 14.2 ft. 2. a rear yard setback variance for: a) a 40 sq. ft. garage and ADU expansion. b) the relocation of the 243 sq. ft. shed to a position at the south east comer of the lot respecting the same 5 ft. setback mentioned above while maintaining the 0 ft rear yard setback already existing. 3. a front yard variance for the enlargement of the existing porch by 24 sq. ft. This variance would be utilized in the east and west direction only and not used to move the front porch closer to Hallam street. 4. a variance from the allowable site coverage of 290 sq. ft. The allowable site coverage is presently 40% of 7,500 sci. ft. or 3,000 sq. ft - 5% or 375 sq. ft. ALLOWABLE TOTAL = 2,625 sq. ft. We are asking to increase this number by 290 sq. ft. for a total of 2,915 sq. ft.; however, 388 sq. ft. of the footpring total will be in the form of covered porches. We realize that this seems like a lot J variances; however, the net result would be a collection of small scale structures with a combined floor area of 2,915 sq. ft. (not including the 352 sq. ft. for the garage) on a site with an a#owab/e floor area of 3,450.Eft. The interest of tile client is to add to the existing house with onl one story -massing thereby not overshadoWing the original residence. ~ BOX 276 ASPENCO 81612 FAX/TEL 303 920 1134 BLACK SHACK STUDIO We are also trying to preserve as much of a backyard as we can given the constraints of the program.. We hope that the board will agree with our efforts. Thank you for your consideration Glenn Rappaport, A.1.A J BOX 276 ASPEN C O 81612 FAX/TEL 303 920 1134 A 324 MEMORANDUM To: Aspen Historic Preservation Commission From: Amy Amidon, Historic Preservation Officer Re: Galena Plaza, Final development review Date: August 23, 1995 , SUMMARY: The applicant requests final approval to expand an existing non-historic office building in the Commercial Core Historic District. The new portion of the structure and the existing building will be faced with brick and sandstone in order to create a uniform facade. Please note that conceptual approval for this project was granted without conditions on August 25, 1993 and has been extended twice. APPLICANT: Ron Garfield, represented by Richard de Campo of Bill Poss and Associates. LOCATION: 426 E. Main Street, east 1/2 of Lot L and all of Lots M, N, 0, P, Q, R and S, Block 86. SITE, AREA AND BULK INFORMATION: See attachment provided by applicant. ADDITIONAL COMMISSION REVIEWS: The project received a GMQS allotment in 1993 as well as an increase in F.A.R. by Special Review at the Planning and Zoning Commission. Development Review Standards - Section 7-601 of the Aspen Land Use Regulations defines the four Standards for Development Review. All four of these Standards must be met in order for the HPC to grant approval for the proposal. Please see the applicant's response to the Standards and final drawings (attached). 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subj ect site is in an "H," Historic Overlay District or is adjacent to an Historic Landmark... Response: There are no historic structures on this block, but several landmarked buildings surround the parcel. This proposal respects the materials, scale and block-like massing common to the Commercial Core District. In addition, the building is set directly against the sidewalk and features large storefront windows as are encouraged in the Design Guidelines. On the south facade, the building appears to step up in height towards the courthouse. There are no substantial changes between the conceptual design and the final proposal. The rear wall of the structure was previously shown as all masonry. Now it will be masonry on the east and west bays (the exact detailing of brick and stone has not been determined), and stucco with a diamond pattern scored on for the central bay. Light fixtures are shown on the columns along Main Street and Galena. The applicant must supply product information on these fixtures for staff and monitor approval. The roof plan indicates the general area where future mechanical equipment may be located, and the size of units. Each unit will require a mechanical permit and staff sign off as they are installed. At that time, staff recommends as a requirement that the equipment be invisible from the street (screened by the parapet wall), and not intrusive when viewed from above, and that it be painted in a dark color to fade out. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The applicant has made an effort to address the potential for increased pedestrian activity in this area. While Main Street and the Commercial Core in general have a lot of pedestrian traffic, the area east of Galena Street is less lively. This is an important corner as it is located near several public buildings, a park and the parking garage. A visually interesting building which offers retail and office space could be the sort of anchor needed to reinforce the character of this neighborhood. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Reaponse: The building draws architectural elements from jthe surrounding historic buildings without directly imitating them or competing visually with them, and offers some unique details of its own to further distinguish "old" from "new." 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: No historic structure is directly impacted by this proposal. ... ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Final approval as proposed, finding that the Development Review Standards have been met. 2) Final approval with conditions, to be met prior to issuance of a building permit. 3) Table action, allowing the applicant time to revise the proposal to meet the Development Review Standards. 4) Deny Final Development approval, finding that the Development Review Standards have not been met. RECOMMENDATION: Staff recommends HPC grant final approval for the project with the following conditions: 1) Any mechanical equipment proposed in the future will be reviewed by staff and shall be placed so that it is not visible from the street and not intrusive when viewed from above. All mechanical equipment shall be painted out in a dark color. 2) An HPC member shall be assigned as the project monitor, along with staff. 3) All awnings on the building will be of the same color and design, and will be placed as indicated on the site plan dated August 14, 1995. 4) The applicant shall supply information on the proposed - light fixtures for staff and monitor approval. Additional Comments: 605 EAST MAIN STREET ASPEN, COLORADO 81611 TELEPHONE 970/925-4755 FACSIMILE 970/920-2950 August 14,1995 Ms. Amy Amidon Historic Preservation Committee Director 130 S. Galena Street Aspen, CO 81611 RE: Galena Plaza, 426 East Main Street Dear Amy: Please consider this letter and the enclosed material a formal request for review of the Final Development Plan for Significant Development of Historic Resources. The project is Galena Plaza, 426 East Main Street, Condominium Unit 1 on the east half of Lot L and all of lots M, N, O, P, Q, R, and S, Block 86, Townsite of Aspen. On August 25, 1993, HPC gave Galena Plaza unanimous conceptual approval as submitted, with no conditions. The project subsequently received two six-month extensions for final approval. PROJECT DESCRIPTION - This property lies at the northwest corner of Main and Galena streets. Man-made improvements to the site include the one story, east wing of the existing bank building, a two story apartment building (known as the Kandahar Apartments), and a landscaped courtyard approximately 12 feet below street level. The proposed development will extend the footprint of the existing building east to Galena Street, and approximately 16 feet north toward the Kandahar Apartments. The new building will be two stories with a basement at courtyard level. The Kandahar apartments are not being modified as part of this project, except that five units will be, deed restricted to the Housing Authority. The landscaped courtyard will be retalined, albeit in a smaller configuration. 11 and associates -- , I ---= ~ and associates August 14, 1995 Page 2 The materials for this project are as follows: Roofing: River rock ballasted EPDM membrane (flat roof), with mechanical equipment concealed behind parapets. Exterior Walls: Natural cleft and cut sandstone (mostly Colorado Rose or Utah Red) will be used predominately on Main and Galena street frontages, together with brick masonry in a decorative pattern and detailed banding. The southwest corner of the upper level of the building will be predominately metal and glass, to give the feeling of openness, like an enclosed terrace. The center section of the north facade will be a colored synthetic stucco finish with a joint pattern, which will help to break down the massing facing the apartments. Massing of the building at the juncture of Main and Galena streets is cut away by a recessed entry at street level and a curved window element on the upper level. This softened edge, with some more intricate detail on the brick and the sandstone on the corner, is typical of historic buildings at corner loc@tions. Exterior Windows: The street level will have a factory painted aluminum storefront system, with insulating glass in the windows and doors. Awnings extending over the sidewalk approximately 3' are proposed to shade the storefront windows and provide a covered amenity on Main and Galena Streets. Upper floor windows will be aluminum clad wood windows, mostly double hung except for unreachable locations. The windows at the upper southwest "terrace" element will have a painted metal trellis sunscreen. The lower, or courtyard level will have an aluminum curtain wall system from floor to ceiling, giving more of a feeling of light and openness to that level than would a full masonry exterior. :mer&*3 /k.44 I- and assoclatesÂ· August 14, 1995 Page 3 Parapets: Brick and sandstone parapets will be used at the top of the exterior walls, with metal coping at the very top. Sidewalks The sidewalks and courtyard will be completely repaved with a and Courtyard: lightly colored concrete, with either a broom finish or exposed aggregate surface. Doors: Doors on Main and Galena streets will be part of the aluminum storefront system. Doors at other locations will either be aluminum or hollow metal of steel. Handles and hardware will typically be anodized aluminum. This Final Development Plan conforms very closely with the representations made during conceptual review. The building footprint follows the size and shape of the conceptual project, with the overall length and width within a foot of the conceptual design. The massing also remains very similar. The existing stairs to the Kandahar apartments will now be retained, as well as the existing masonry steps from the courtyard to the bank parking off the alley. More of the existing planters in the courtyard will also be retained if possible. CONCLUSION We feel this project complies very favorably with all of the Growth Management Quota System (GMQS) criteria as set forth in the original application. We look forward to the committee's review on August 23, and appreciate your support of this project. We hope the Historic Preservation Committee will see fit to grant final approval to this project. If you have any questions, please do not hesitate to call me. Thank you for your time and consideration. Sincerely, ~ U 1 - ' 4 J- ok &*1* j -'Al/A/h 1 V.BU-- Richard L. de Campo, A. LA., P.E. Project Architect ATTACHMENT 1 LAND USE APPLICATION FORM rOJect Name: GALENA PLAZA 23 Project Locadon. 426 E. Main Street, Aspen, CO 81611; Condomium Unit 1, east half Lot L, and atl of lots M, N, O, P, g R and S, Block 86 3) Present Zoning: CC 4) Lot Size: 7,900 sg 5) Applicant's Name, Address & Phone: Galena Plaza, LLC, c/o Garfield and Hech4 601 E. Hyman Ave.,Aspen, CO 81611,925-1936 6) Representative's Name, Address & Phone: Bill Poss and Associates, 605 E. Main St., Attn: Richard de Campo, 925-4755 7) Type ofApplication (please check all that apply): Conditional Use _ Conceptual SPA _ Conceptual Historic Development Special Review _ Final SPA 1 Final Historic Development 8040 Greenline _ Conceptual PUD _ Minor Historic Development Stream Margin _ Final PUD _ Historic Designation Mountain View Plan _ Subdivision _ GMQS Allotment Condominiumization _ Text/Map Amendment _ GMQS Exemption Lot Split/Lot Line Adjustment 8) Description of Existing Uses (number and type of existing structures; approximate sq ft; number of bedrooms; any previous approvals granted to the property): The existing uses are a one-stoo of#ce building with basement of about 1,800 g.s.f.; a two-story apartment building with basement of about 5,500 g.4 (with 14 bedrooms); and a landscaped courtyard. The propsed project received conceptual approval from HPC on August 25, 1993. 9) Description of Development Application: Construction of a new two-sto,7 building with basemen4 paritally on top of the existing commercial building foundation, and renovation of the courtyard in a smaller configuration. 10) Have you at}ached the following? Y Response to Attachment 2, Minimum Submission Contents Y Response to Attachment 3, Specific Submission Contents Y Response to Attachment 4, Review Standards for your Application SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of dear. fullv_labeled drawings must be submitted in a format no larger than 11â„¢17-, OR one dozen sets of blueprints may be submitted in lieu of the 11-x17-.format. APPLICANT: Galena Plaza,L.L.C. c/o Garfield & Hecht,PC 601 East Hyman Ave.; Aspen, CO 81611 ADDRESS: * CC, Commercial Core ZONE DISTRICT: 0. 7900 LOT SIZE (SQUARE FEET): EXISTING FAR: 0.92:1 1.5:1; up to 2:1 by Special Review ALLOWABLE FAR: PROPOSED FAR: - 1 .64: 1 .- 2,490 EXISTING NET LEASABLE (commercial): PROPOSED NET LEASABLE (commercial): 6,890 53% EXISTING % OF SITE COVERAGE: 64% PROPOSED % OF SITE COVERAGE: 47% EXISTING % OF OPEN SPACE (Commercial): PROPOSED % OFOPEN SPACE (Commer.): 18% 13'-6" DISTING MAXIMUM HEIGHT: Prhdoal Bldg.: / Accessorv Blda: 2 0 '-t< PROPOSED MAXIMUM HEIGHT: Princioal Bldo.: 31'-4" / Accessorv Bldg: 20' '>C PROPOSED % OF DEMOUTION: 90% Commercial, 0% Residential 14 . EXISTING NUMBER OF BEDROOMS: 14 PROPOSED NUMBER OF BEDROOMS: 2 EXISTING ON-SITE PARKING SPACES: ON-SITE PARKING SPACES REQUIRED: 1 1 SETBACKS: EXISTING: ALLOWABLE: - PROPOSED: Front .0 Front O Ront 0 - Rean U Rear: O Rear: O Side: .4 Side: u Side: 4 Combined Front/Rear: n Combined Frt/Rr: 0 Combined FronVReac (} EXISTING NONCONFORMITIES/ Existing apts encroach on Galena St. sidewalk ENCROACHMENTS: approximately 4" and on alley approximately 1/2" 1 VARIATIONS REQUESTED (elicible for Landmarks Only: character comoatibilitv ffnding must be made 6v HPCk FAR: X Minimum Distance Between Buildngs: SETBACKS: Front Parking Spaces: Rear: Open Space (Commercial): Side: Height (Cottage Infill Only): .. Combined FrURr: Site Coverage (Cottage Infill Only): 4 >4 1 4, Â· : 1 - 1 ':;': 2 '''rA"411"oillb 4 ESANDsltluctulits:Â· \ --* /1 , --11,0uu 11980 UP[) . ~91 COL. ...1.d . de//gN/ed . 13K - I . . not â€ž1 ---8 \ . râ€¢! yel de*ated O Ge/Mi,LF,ji.m o o 0-17 . 9=1=al.=019 O . iN %. . 0.-- I S.cll'.*'Y Ck.ch . Cip ret 1 . t â€žfl, - --/ I[h 0*il ~:1: :ir 'Â· ; .~. Â· . . Â£;~~~ U - 11111'j...Cl .JI - . MI|â€¢ Jil|Ii ili|21|! Umilill';111110 MUIHI Â· s Â· Â·~ 1111Â£ li,iliiu . JI#111#L#!Illim [INglia Iw*m 111 -i .:.:11 M Â·, . .. t- 10 [iW!11; Â¢!11#1!! :11101!U @WINI, [Illmir 2111171 1. 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V ..... ... 0 .... . ........... 1 11.Q-11 1 1. ........ 1 4 0 . - 4- E % 1 1 . tj l 1 l,LO' Â¢211.IN- ~ 1 1 1 1 1 % lili 1 - lu l - I - I Â· - 0- --EL__ 1 Â°t ----Il- A 1 / 11" \ PROP,m, ecÂ¥IT ('1'-6Â· 21 â‚¬- -en q 0 - , i -1 H / - - - - - 1- -05.-1 ' SALENA PLAZA . , 2:El_El--- --------------------- -1 1 1 1 43 J Im 428 MAIN STREET Z 1 6/3<4-/-7 -1- -i tgt'=:6-. lilli Ill 1 1 % !O'-0. SEILINe 1 1 1 i li ]* iÂ© . *Amm- 2 - 1 1 1 \,AM_ 1 I 1---1 10: cE#wal&~,94 i .t' I - - - i â€¢a 1 1 GEEME ' -1 f. u u au U\/ / 1 \ 1 4 t#--- 1 9 22/ 23&., MS Vief 11 ' 1 1 1 1 1 1 1 PLAZA . 7-V , 7-2Â· . 7.= . , er-r , 11'-0 . .. 4 ./ . . I . 4 ... uppm pva- FLOOR PLBM Â® db @@@@@ Â® @ Â®4 -t 1 44-Fr Â© Â©@ @f Â¤ 11 11 Â® 0 @ @4 Â® @ @ Â®9 1, |, 4'00" â€ž74" 15'-43' , 1,-O. Arl'-0. 21'-00 , 4'-0' , 2)'-8" , 11'-0' , 14 '*4. " ' ' ' ' .1 4-Aft 1 1 1 1 1 11 608 E,Sr hâ€¢IN 5111EET ~SPEN. 0,0-00 81011 1 1 1 1 1 \29, I 7 I *40-â€¢0 -0 = . T. O.1â€¢Alâ€¢APET 130'-8. ' ........... 1 )*A:le#,0 -*99*4 1 -?. Â® --I .il .n - 4 . \'~ T. O.,Ali*/Er 12â€¢-6~ -##.#~~ r 1 F---- 1-7 Fl ri f- -1 =inT < I .......... i - U )) l_ J L _.1 ~ 1._ J L-1 LJ .......... .et.OPE TO *.......... i ~ MAKE-UP AIX Â»U// L.'e' FOR hiCA#ANICAL EQUIP,err ~ .09...\ / ........... 1 ..a ........... EXHAUST . m./. 120.-O, 9 | ~ | RESTAI.NA,r) | FAB (ONLY r -1 r -1 r -1 r -1 r -1 Roop N = , ~ 5'-69 HIGH , IF REST) ........... 1 T. O. PARAPer kpieÂ· 1 4'-0.10GH L _1 LJ LJ LJ LJ Ely. igu-0 f| J %44"9 m.:.4 1 .......... - JifF\ 1 ( ( - N~ ~FoR ~rENANr A/G. 9'-OS HGH &%O IN; \ ........... 15 (MAX) CONDENSING UNIT3 .......... \> .9, 1- -1 rn rl r 7 r 7- -__ _ - jr--44 -0, 0 - 1 i LJ LJ LJ L J -#tM956/ T. o. PA.Ap= 180Â·-al -*nf~ Â¤ .......... l m.. 121%04. T. 1 PARAPET ISO'-6' :Ae em T. 0. PARAPET ISOLD. 9 ........... i lei 1611 ........... @ \- 6 - - - - 0 --&/*4/6J - 1 - I 26-zw. SM-O'2 ..,0*'* 7.*A . L___ =-2-: 12.4, ........... 1 \ LINE OF 12'-00 HISH GEILINS eELOM 1 I_~_ 1><15-3----J ---122 - ---- ----- ------ --- 1 W M i 1 ROOM Rm.ATP,ELY mâ€¢22 0, 0,3,1-err i opal ELEV. '30'-O'1 To DRAM' ti / 10 -4\ 11 1 1 - 1 - - - - - - 'AM'Ir i - - I 6-1 J q 1 / =29:ap.0. / Rm=$ h 0- - 0 - O 0 - .Ill 1 -/ e 6/LENA PLAZA 1 1 Roof ;A 1 1 \ - j 4 1 42 MAIN STREer 1 110 r. 9 PAZ<APmr leousÂ· ~ mole m *7 0 . imumbb 1 4 %' - ELEV. !28'-09 MP# COLORADO. // I TO OMANI T=.1 Roor I \ /1/1 21'EV 125'-6.1 .SLoPE i . juxur T. *81, i TO 1 - a. M. -T. O. PARAFEr 1 - Ew~*0% : - 7[Eniggr-- =Vt' -7 /E~- 0 - 1 -T I --1 T. O.GRAVE- 611 12506. 1- - - 1.1 111 ~ - ' Fl 1 Il Il . il IMPA.V./r mo, 4: ir&(fip WI i i j L- SLNSCREEN TRELLIS KE~ \Mg . 1 PLAZA 1 1 1 1 1 1 1 1 1 , 4'-4* 7-2" , 7-2' , 7-2" . 1'-W , 50-10 , 44' , IT-8 , 11'-0' . .. 0 a . 4 . . 0 .. MÂ© DEâ„¢U Â® 44 Q e Â® O 9 ~ 9 Â®4 SHEET Â©Â©@ 0 11 iii 1 1.1 1.4 1.7 2 - 2.6 5 5 4 I . 4'-1' Â·r-2. 7-2. 7-7 T-i 5,-1. â€¢Mr 17-0. 1140. 1.-4. . 1 <1 1 1 1 1 1 te -*02*gr - - --I.--48&320. 1-11 lili 605 GS:- 61401 SIREET Aspei COLOR#00 81611 TEL: (303) 923-4755 1 1 / Issue: 1 1 Â®44-0 H.D mlairr#42 : * 11.1 1 11 1 1 1 1 ............. .............. ............... EXIST. BANK ............... BUILDING ............... ............... ............... / I $ ./..~. , * , \ / I ............... 1 1 Il i ............... ............... ............... ............... ............... . 00 00 0 00 ............... 1 . . . 96 - Â¢ SOUTH MAIN STMET) m-EVAT~ON ............... ............... ............... ............... >iD'k 1,-0'. mil 0,"40'*'/ '/".WHI' 9 1 9 *2 99 , 1 1 1 1 11 1 -ae&.+ -- - - -u- - SALENA M.A: 420 MAIN STREET Mplat COU:8+0 1 1 1 1 PROJECT GALENA PLAZA . 322.mw'Maft -- - ..51"30 DESCRIPTION KANDAHAR MAIN ST. (90(mO. | | | APARTMENTS GALENA ST. MAS- -LENA FLAZA - 2.1 - =ere0#fia g 11 EAST SALDIA S M.EVATION '' 1 ------ Â®1110 116,0...1.= 11 1 1 11 11 '. 1 1 11 -11 1 1 % 11 11 11 1 1 11 - 11 Il Il 11 11 11 1 1 11 ' 11 I - 7-KE'In/@r- , L_-1 j L-J , -- 1 9 0 0 8@ 0 0 Â® ./. 6/71â€¢-4â€¢ 11'-O. , 8460 0 1.-0. , 140'-A , 7-0. , 15'-9. T .44 . I . 0 ... I. lime'+ rEW +02*gr 4 + I 1 1 - - - i ' A A X A A 1/>4 1 1 , 1 11111111111111111111111 lilli 111111111 111111~11111-1 4 I 1 i i il :1 1 \ /1 . .6 Fl ' 1 132 . 2 - 1 IPÂ·"IÂ«'Ort . TO. 010/0 â€¢ 16*ENSP+ 'fix-k 523 *At>- i. 1 1 I.1 - - 1 - .1 12 14 11 - 1 1 1 1/~43 1 - +02WMP HT ->4 1- A \, | .-I 1 1 1 1 7,=-= 0 1 JI: 1 1 1 . 1 . im - 1 - I -r 1 1 1 1 1 1 1 1 M.musÂ¢00,0 1 0 - .+0.[Sâ€ž1.- - 1 1 + 4= 1 -r - 1 1 1 1 - 1 1. 1 1 -1 - -1 - -- +Id- 1 1 . 1 . Ill 1 1 1 1*ORTH (MEA~ m-EVATION !4,"= 118 F Â® Â®9 9 Â®Â® .* '-4. 1. 1 ' 1 11 11 || I 78/immit - 1 1 -02"8+- *BRist - - -- 1 1 11 1 eAL'*A PLAZA -- I - - - 1 1 1 lili 1 1 1 1 1 1 1 -71 1 111 1 E -- Il - 1 1 1 Ill I . 1 j VIST MAN# MEVATION j 9.1500 . Â·*PIÂ· 44' i.....0. .. **"Lf..U..t 000 EAST WIN STREET ASPOL Â¢Â©tmÂ¥00 81611 Ta: 0303) 92S-475, 1-ue. ... DÂ·14- Ble EBHOr!Â»C . . . . ............. ................ ............... Â®e --- ~ Â©0 @9 ................ ............... ............... ............... ............... 16Â·-8Â· , 11'4' #4. 0 11'-O/ 1.-4.-7.. ~ ............... 4 4. '1 11 1 1 - ................ 1 1 1 - - 11.M'lit................ I - - I - - - -~emeâ€¢=a~7eBÂ¥=*,- I I I 1-TI V I 1 1 -2 ...............0 -7 ................ 1 -1 ................ ............... ................ 1 ............... LEI "d] P ............... ................. 1 1 P:Lf.L 131 ............... 1 - --int - - ,0,r~T~1 <,1 1 1 1 1 1 1 1 1 1 1 1 ~ - 1 UPPER ,.06 LOBBY _=V -muWOR,1.--r1 - +02?~ 1 1 1 '.Â« 1 01&.1~. SALENA PLAZA - CO Â·'IMERCIAL E-Â°ADE L STAIRyâ‚¬1*/ 11. ===0 1 -Lm# PLAZA 420 MAIN STREET am.1004**AG+ . 4.-=--1 --/ji~-1 1-i 1 1 1 -1 1 1 1 4 1,-1 1 1 1 1 l~ --W /2/22 229#.1 COMMERCIAL SPACE CORR. COMM. MECHANICAL j SPACE = ROOM ~ I im- li L-1 L..5 - -- ~'~~zn,:*r- PRNECT GALENA PLAZA 1 1 - DESCRIPTION NORTH-SOUTH BUILDING 515Â©TIONS AT EAST 00 ... 1/e GROSS-SECTION THROUGH EAST STAIR ........0 1% 1 r. 1 I.-I DEMOLISH CON.eCTINS BRIPSE MITH BAN< < r --1- 1- LINE OP EXISTING BUILDINS . FILL IN EXTERIOR MALL BOTH .71'18 BRICK CONSâ„¢UCTION TOMATCH EXISTINS MALL /+ *GEâ‚¬ Z L - 4%- - aip DEMOUSH />OST.-i7'/45 m 22 0 - -LÂ»- SICIVALK, CINS /7/75 0 â‚¬29 7_ 2 ~- ~- L Mo ems. / ~ ~* 44/84Â£"9. :/ 7 , ASPOI. COLOR*00 81611 TEL: (3031 823-4753 EXIST. SIDEMALK 605 DSF -01 STREET 1*sue: - - 8-14Â·e}rÂ© Etâ€¢'Irr"Li : : : : I i,7 't_-2 ' , - GL 1 -1 Til -11*1- = -1 11 1- DEMOUSH --':' ,-' i,i' .,4, r,~, ~~,:,- 0-, 1 :,3' 'i.'1'' _3'- "-~.~ ..................... EXIST. SIDEMALK - - 11.11 1 -- - //////rititmlm/////#t/1//mum/mun##u,* - : -..: -: -- f. 4 -T - â€ž V. 2, i' 'CE 1-tkn/94"*Eli 4.-11--r,1~1 -:111-1.11 IT ,-1111/ ..................... r.1 - 1 1 - Â£ * 4 r extsr,Ne cule 4 4/ :1 1 - ~ Ild,1 - 1~ -- /1 14 ~ GUTTER TO REÂ»,IN 1 - - - - . Ill ,-. r ' I . + t. #0' ----= lilli 111 . EN=ke 7111-11--211 -11 111''f=-i~~ 9-11 01,1-1111.11 - 1 1 1- 4. r .- -4,1 - - -- - 1 . 1-r - 1 1 -1 11 1- 1 11 -1 - 1 1 - L ExisT. nâ€¢Ems To R,3-!Attl / MAIN Sâ„¢meT 1,11 L..i' DEMOLITION PLAN - STREET LEVEL , 6 ~'-~~1~ ~~ *-~-A li U~ + Â· -- ............... J .Le,i G. I.J./ ~-046 - ~ -42$4 0 1 Fl]{F Il r \ . %8=11%/47 1 . 1 ' L.. r.-29 T ~04, ll1mr- o TIFT"- RDIAIN 1.--- 2.=--21>Z.YI -5,-'I-43**NO~ 1Â¥7.- Amarf-'' 6 -4-,36-4â‚¬4-4--- v.=vÂ·.- L 2 -1-; #S '. --2â‚¬-1=--=-L'-1 -7-= 2 - - 1, -1 - - 1 =-,2(mÂ©56;.6 f...1- Â·'~ I 32;â€¢' Â»1r'-~~~~~~-L- LÂ· - -2 _- ,-C-J-~ L~ ' 3 25*"2' 0 0 1 --L-9.56 ._L-Â»-4-*AFARIMENAk :-46=re-: r- '---'i--r - 2.1 L. . I Ihn p 1 1 1 ..................... 1 1 1...-+44~ lul#j lot 38*= 1 11 4 -1.-1- 47-34/ ,>i t ..4=-3~ . M C h- L I 13#g/%41 * 21 6. 9 -1- - -- .0 11 - Ill' C ' .. , 1 _'*. â€¢ N 11 1/4-,1/70///Ar' '. ---1 1, 7 --/ + 1 111 11 l .1 lilli e?279 Up - 1 0 22 -07///7~7/ 77//A, vlily 1 2&14 // I 'J H, --7 i 0 1 -l'll~lidl~j~l IglllllllI~llf\Â» \-111 \â„¢\ - - \ 0:Z-Â·iI / I. .' 1!11 -1. 123 1- I 1 . NEM Sâ„¢UCTURE - 52 FLOOR PLANS | 1 -1 9 1 0540 R.R. 1 '- i - r.71 CRIBBINS 141 1 I L.*1 --J *ALSIA PLAZA < 0 r 1 1 , /0 45557 -i- - 61105â€¢IALK, 1 . 426 MAIN STREET J-=-1---- - 1 4 : 1_ CUâ€¢13 4 GUTTER k_Ji *#coLORADO - -_T r --~ - 4 r (0, 1 1 lie Â·--71,1-1 1 1 1 el lei 01 1 10 11 1 11 -0.9 3 4.6 1l * P..4 - 0,011.. 0.4,1 . 11 . 1% 4, - 1 & 7 7 I A 'li j 2-E:iLL-3-1'67-SA ////////// 1 . 1 1 9079- 9-4 . -i--7 Lit OP 12)41 -- - BUILDING POOâ„¢RINr ~ * L < . 1, d 12 4 - 41416 U - --V /" ' i , 65 3-0--2': 2- f L2#~.:$ . k. 'ill' 1 I e - MAIN STREET '11.6. PROJECr i 112 1 -=In - p-y' r â€¢BALENA PLAZA -000 4/0,49'7:Z=M, DESCRIPTION DEMOLITION PLAN - LOWER LEVEL AND SOURTYARD SITE PLAN - COMBINED STREET AND COURTYARD LEVEL AND SITE PLAN PEMOLITION PLANS 141:. 143* 4,0 @ Â® 9 0 @9@ Â®Â® . 01' /- , 74' , 2ZA7 , f#' , . vt' , WA7 I . .A,V-4 ' ' ' '1 1 1 1 1 1 / At'323'0 1 1 1 1 11 1 1 11 ASFe. COLOR,00 81611 1 1 10: (3031 928-4756 P E.-pir.: ... 18..: 1 .2 1 2 " j -21*21 1 4 k. i . A b-44-0 105 Â»-47!TAL : 91 P I - / - -~ I O rj .,, ~, i, I . 4-1 4 A ........... i, -- , 22 35 1 Nbv .......... 0 64 2 1 .......... 1 41 I I ......... .......... ~Vt- 4 L ' I j 2 1 ~ .......... 4-*Â» , ---3 1 /,0 \ MECH, . / ELE. ,-'Pj,7797.71~ mq ,; 1 t - ROOM ----- ~4, /1 94 , .......... et / .... i.. ......... -I.--ue OP *L~ 6*41 -ove .......... ......... - -~ - -U- I ... 9 /\ 1 .......... ......... -193 - \. 1 .......... ......... 1 ==U .......... tr 't. 1 | GOÂ»22<DIAL SFACE | 1 >Fi : 2 1 , 49 1 [] . - .01 6 1 rm rm eq .- 1 521. , 3 1 60-pon - Â¥ - - -- ~* ~-~-;i~ _Â£*i~" -9% e /6:,9,.(3-~el 80,1.0(A 101-AZA i na=:1 n i 1 1 1 Le 1 - TED /.7, 426 MAIN STREET 2 95. - uÂ¢ /67'\ 1 CL /7 | A-Eti COL=R,400 TOILET , 1 %. --- 1 Â© t.*%%%%*%4%41Â¤18 A[mi 1 . -0 1 rill , I M:...,, Â·g.Â·AÂ·:9'Â·Â·i;S,Â»:+'Â·*2562145,11.yt 43341 , - Â¥1Â·.â€¢4,2,>- - t. @ 1 1, -1--,--1-. t- --" 0 I /=\ j rE!7 1 1 P"92/91 GALDIA PLAZA ,, =-<r . rr-v , W.0, DE*~1*PrON 0 . LO,el Le,m. FLOOR PI-/01 4 6 4 @ FBI, @ Â®4 SHEET F 2'131E.'7 ~"'?177/"'-' 2"~-14 1 - -.... e) RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION ENDORSING THE 1995 RE-EVALUATED INVENTORY OF HISTORIC SITES AND STRUCTURES Resolution 95-2 WHEREAS, it is the responsibility of the Aspen Historic Preservation Commission (HPC) to re-evaluate the Aspen Inventory of Historic Sites and Structures, hereinafter "Inventory, " at least once every five (5) years, and recommend revisions for adoption by the Aspen City Council; and WHEREAS, Inventory management is considered to be a vital aspect of Aspen's historic preservation program, and meets an underlying principal of the HPC: to foster public awareness of Aspen's preservation program, and work in harmony with the community's goals to preserve, protect, and enhance Aspen's historic resources and unique character; and; WHEREAS, the HPC and Planning Office completed the field studies and survey form revisions between September, 1990 and March 1992, with the assistance of professional consultants contracted by the Planning Office; and WHEREAS, the Planning Office held an open public meeting on June 20, 1995, to assist the public in understanding the re- evaluation process and current review requirements of the historic preservation program; and 1 WHEREAS, the HPC conducted a duly noticed public hearing on June 28, 1995, to solicit citizen and property owner input to assist in HPC's re-evaluation of the Inventory; and WHEREAS, one property owner, the City of Aspen, inquired about the implications of designation of the Colorado Midland Right-of- Way; and WHEREAS, a representative of the Aspen Institute appeared before the HPC at the public hearing and requested a revision of the areas of the property covered by the designation; and WHEREAS, HPC conducted a site visit to the Aspen Institute property on July 12, 1995, where it was agreed that the following areas would be specifically included on the Inventory, while the remainder of the campus would not be included The Meadows restaurant building Existing Trustee housing Race Track Health Club building Sculpture gardens and all other landscape elements associated with the Beyer/Benedict design, Anderson Park and a radius of land 50' around Anderson Park as represented on the attached site plan, "Exhibit AN' and WHEREAS, the HPC has reviewed and approved plans for expansion and renovation of facilities at the Aspen Institute and has no objection to the property owner completing those plans as approved on May 8, 1991, and May 22, 1991; and j WHEREAS, as with all other properties listed on the Inventory, .basic repairs and maintenance of the historic resources listed 2 above will be exempt from HPC review per Article 7, Division 6 of the Aspen Municipal Code; and WHEREAS, HPC has reviewed and agreed upon the recommended additions, deletions and classification changes to the Inventory as recommended by the Planning Office (attached as Exhibit "B") . NOW, THEREFORE, BE IT RESOLVED that the following amendments are recommended to the Inventory of Historic Sites and Structures, as a result of the re-evaluation process pursuant to Section 24- 7-709(A-C) of the Aspen Municipal Code: 1. The following properties shall be added to the Inventory, based upon architectural integrity, historic significance and contribution to community and neighborhood character: The Aspen Institute (as identified on "Exhibit A") Colorado Midland Right-of-Way 2. The following property shall be retained on the Inventory, based upon architectural integrity, historic significance and contribution to community and neighborhood character: Red Butte Cemetery 3. The following properties shall be deleted from the Inventory due to demolition of the resource: 437 W. Smuggler 325 N. Third 4. Each non-Landmarked property receiving a re- evaluation has been categorized as either "Significant," "Contributing," or "Supporting," as indicated on Exhibit "B." 3 5. The official map of historic resources is located in the Planning Office and will be revised accordingly and titled "Inventory of Historic Sites and Structures, 1995 Revised." - APPROVED by the Aspen Historic Preservation Commission at their regular meeting of August 23, 1995. ASPEN HISTORIC PRESERVATION COMMISSION bV Donnelley Erdman, Chair ATTEST: 0 Kathy Strickland, Assistant City Clerk j 0 4 Non-Designated Properties for re-evaluation August, 1995 Key: Significant: I~~~ Contributing: ZX- Supporting: ~ Drop from Inventory: c~ Address/Name Area Status per year 80 86 95 CO Midland R.O.W. Shadow Mountain IZ 437 W. Smuggler West End 325 N. Third West End Aspen Institute West End Red Butte Cemetery West End 0 0 j Exhibit "B" 111101<11 Ic Â·f )3rM >11 . 't. ), 11''t . .1 1.t.\2 \1 -~ 1 t ji Sage Terrace F -- 1 . 77â€¢44.4 I /941 Open Space ~ â€žw - - i i~ Iliv~ 1/ ~ - 1 lit\ *0 . . 4 ... -14\\ 1 . . 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I . .Â· 7846 7844 7842 -1- / \ 1 i; t -4 6Â«\ - i -- 4 ... 14> G . 84 - I .- - j ..1 -1 2.- 784# 79)\1 - I. ./- C 6( 1 Remodeled Trustee <.â€ž~:~4&~AL <, 4-Â· 1 15 I. . I .1 1 -- - bry-Alk-Â£ -Â· ~---- \ - %; 'r . L-/ Townhouses \ \1 \ v s, , v re. rr, - _ 11 Parking Spaces j..31 \ 1~ ' . /4 ..: - 1 -- 4447 5 , I\\ , - U. \ < ~*loor Cl~..1,:.1 i. r--9 - . Â·Â· ~ - djkly*~ /(c = 4 ' 0 4 $ 1 -Â·Â· ....MÂ·'.' i l , 6-AÂ«.f . D. 7 2 \ .4 . . FCâ‚¬~\ .t , Ne)W ..... 0 - 4:.AW 1 - ..,8 44 / 1-* - .- #-: , Skult'te .fl cr, CAA. 44 7\ 4/k - So-/ 1 - * New townhouse Â·LK~*t< 8462â€¢ ~ Unit . I. I. I. N<\\ I , .. . . 1 \ ., edi . 0 Â·i 4>I . .. . . Ewl. F F 1. . n=.5 I , C ~ 'Centerline of Prooosed Trail Ease . ~ .. ~ 10% Grade Max. i - 9%03.2 - - U I :0 3. . '. 'ib Building 2 V //1 20 Units f t' ~ 1,Ptoposed Expansion I A 16-1 I -- 10 It . i I ,. -77361- \ #leaddws 115 %12 - 15-0' EmergenoY '-Â· i 1-4 L ... .. 9.11Â¥lrl \ i Yflestalâ€¢anf~a f .~ Access Road 4~.r 1 u - ..\ - . . 11 Exid F.F 6. / Building 1 VIÂ· - Â·1 12 Units , 1 Prmosed:eck -==-t---+ r ... -t-- - -4- 114. \ i l-: 1. F <-.*--. *z -:- /3/, LOT 1 -. - 1 ----59 1 . / \Uv 4 - ,.-- t /., 1 .,7.4. 1 + I 1 Z...~04=~==,--u , \\ .\\Gy'll f // 1 1 :,vt- 9 4~-4,1 i: dyÂ»:c:g~gil- ~ .- ~ ~ - 1 i ... I 4- // + , , '.4-I. 1 , / lic,1 , . Â¥.-'uy ., Bford 10 \lf Exhibit "A" 1 Â· r,-1 7-- %0 n n w ' \ :All , :.41 ~ I)4 1 j. .>--t> ."82.8 bdo~RG /5, \% 7 New Townbabses -U+ B - \Z-' r. ..2/ 7 t: 147&' pirE~~ Main Level E0vation -Â·- I â€¢+ ; I Â·-Wn yA';.1 1Â«\.e\!m 1 * i 7865~Fl H '. , -j) 11 \ ass Lower Lev,tlevation- - ,-Â·' 1. .* 11 29_.-Â·-41.-4 9 ,rad C \ 6 , ~ ' 7.,,8â€ž44.rl,inrl u/ - A j Ten Â· IG . 011 ... 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