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Home My WebLink Aboutagenda.hpc.199404201% 9 AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE April 20, 1994 REGULAR MEETING SISTER CITY MEETING ROOM SECOND FLOOR CITY HALL 5:00 I. Committee and Staff Comments Approval of minutes. II. Public Comments III. OLD BUSINESS 5:15 A. 220 W. Main Street, European Flower Market- Final Ic-11- /69=14 IV. NEW BUSINESS 5:30 A. Workshop- National Register properties 6:00 B. 303 E. Main Street- Conceptual (Public Hearing) 96 k fi 16.9 j L 199 t, 7:00 C. 204 S. Mill Street, Collins Block- Minor jon_ 1129.- Â·0 /<1 7:15 D. Workshop- Main Street 7:45 E. Preservation Honor Awards- Final Selections VI. A. Project Monitoring B. Neighborhood Character Guidelines- ongoing C. Red Brick update- ongoing 8:00 VII. ADJOURN *â‚¬ 5 SF ..1 002 rryÂ· HPC PROJECT MONITORING u ...3 1 â€žC HPC Member Name Project/committ@41 0 - :321 Add Conceptual date to all proj ects when FRE. oved .W >EC Project Monitor for County Courthouse? b - 69-jOO .E >EC .W BEA Joe Krabacher 801 ' E. Hyman.; fIL AHS Ski Museum,, Aspen Historic *4fbust-Vice Chairman c 612 W. Main ; I ls,J. 309 E. Hopkins2(Lily Reid) 617 W. Main. , 00 - 312. S. Galena -MD (Planet Hollywood) . 4 , DI Highway Entrane? --Design Committee Donnelley Erdman The Meadows (CRAir-Sub comm) 442 W. Bleeker -(Pioneer Park) Collins Block/~tley Wheeler-StallaFOAHouse C 624 E. Hopkiriscif> .29,>U--< LL' Â·/))2.4-/p- 23.LÂ«'~22-,â€¢~ 304 E. Hopkins, -6ki.,0.6-Â·tu..Â©u / ) 1 1 Ct_:c~rL,6/ 234 W. Francis'Â£ .i , C 3 i ", 7 -_0, 4?PknÂ·s (9084 Leslie Holst Holden/Marolt Museum (alt.) In-Town School Sites Committee, Aspen Historic 1Trust-Chairman ' c 824 E. Cooper 210 S. Mill 303 E. .Main Alt 312 S. Galena~*1 MD (Planet Rbi'lywood) City Shop - 1080 Power Plant Road 506 E. Main - elevator Jake Vickery The Meadows (alternate) In-Town School Sites Committee 205 S. Mill Larry Yaw 716 W. Francis 442 W. Bleeker.(Pioneer-alt.) 204 S. Galena (Sportstalker) City Hall 62/ W. Main (residential-Jim Kempner) 232 E. Hallam ACES City Shop 1080 Power Plant Road St. Mary1s Church windows ~ Roger Moyer CCLC Liaison 334 W. Hallam -r- - --1 Aspen Historical Society r 409 E. Hopkins I. ID 1-4. 303 E. Main 3'Ar W. North Â¥h]Nalla lights' Atside 210 J,ake Avenue - (alternate) t.?24Â¥1 t Museum - - n ' 96*Â£3 Karen Day 0 Jli~*Py Z Transit center ~ ~ Â·~ 334 W. Hallam ,(alternate) Cottage Infill Program JO 703 r 134 E. Bleeker 435 Wt Main Swiss Chalet 311 W:-ANorth 30,4 18 1- -Hopkins - 21- N =ilaff; 903 \'-Â·2 - fifil d. -GalenaNCE.. 7-3 .d SID Martha Madsen (9.- - idJoa#. 2Hallam falternate) I FoH z. rf , -1400 ~ark Ave<(alternate) 214 W.1 Bleeker -(alternate) Es/jimmoo *~ 2 ,: ~19990 Main * 3*. n (nu :cr 1 -45%8:)FÂ· CCooper Unit 406 n (1[ 2 50 3.~ 22 . -1. V .I /. 1. 7 Linda Smisek - . 191 \f El Bleeker. ake Avenue - -ae-;Bismill - St-? Ly *.Â» Â·'- 2".IL..CÂ·li ,2 - r. -. C. Anc . Tom Williams 1303Â§-: Galena - City Hall 300~W. Main - fence McDonalds ( .iY lI .uM jiou .992.- i.....1 f .32.' Â·Â· 3 [00Â· f{C I - C Scott Samborski fISmy.'. ,ir:3-' -f. 2 -7,01-203' 3 : 0. 702 W. Main - E pe - Conceptuh~ Davelopment approved Sept 8, 1993 . - Bnc - ..., 0:L Ty 4.*2*4Vg~Â£-0- in) ave' 5 -st,VI 3-rh' 4 - as jjh:meD Â·Â·.'32 Es , â€ž[oorlog r:WOU-Â·. 1 --2 --C;I II ~M . 2 207 i '- Edn:.0.'37% .71* 41 ( . jts-7933: Â·EL , Â·,c.Ek) 'Ct .,, 3 -Â·t' <191153:. ~3 Snalin - r LE:IcmeN mi 0-/si Z 12 3.) a -3!4 .U r J J,1 .U - i. 0.. I u . 1.24 " 2301 bsoR javI - . 0 10I â‚¬012 75Â£0 a.*r 3 0 21 - r:to u ' v:561 .ja 1 KIJ.0. noalsid D./03 ..,7. RBILEN . ACE V.1 .9 1 0 Â£<DIUCjait noil.'. j ' -001 2RLD[noli .2 eob IBIT -112 qJ MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 220 W. Main Street, European Flower Market- Final Development DATE: April 20, 1994 SUMMARY: HPC gave this project Conceptual development approval on January 26, 1994, including approval for demolition of a portion of this "non-contributing" structure, and for the addition of approximately 500 sq. ft. (The applicant has been granted an increase in allowable FAR from .75:1 to 1:1 by Special Review at P&Z.) For Final approval, the architect was asked to study the use of wood instead of masonry on the south elevation. Three possible treatments for this facade have been presented for HPC review. PROJECT LOCATION: 220 W. Main Street, east 1/2 of Lot N and all of Lot O, Block 51, City and Townsite of Aspen. APPLICANT: Frank Lagioia, represented by Glenn Rappaport. REVIEW PROCESS: For any development in an "H," Historic Overlay District or involving any historic landmark, no approval will be given unless the HPC finds that all of the following standards are met: 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: The building is in the Main Street Historic District and is bordered by the Christmas Tree Inn on the west side and a small apartment structure on the east. This area is one of only two blocks in the Main Street District which does not contain any designated historic structures. The proposed development will improve the quality of the existing structure and create an inviting building. It relates well to the surrounding structures and to the pedestrian character of Main Street. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Historic buildings on Main Street are predominately residential or small lodges. Infill development should take note of the proportions and character of those structures. The architect has presented three studies of material treatments for the south facade of this building. Staff finds that a masonry facade ("A") is not appropriate to the character of Main Street, which has historically been a residential neighborhood with wooden homes and lodges. Options "B" or "C" are more typical of the neighborhood and help the building relate to the mixed use character of Main Street (office/residential). 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: This development does not detract from the cultural value of historic resources in this district. 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 affected by this proposal. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Final development proposal as submitted, finding that the Development Review Standards have been met. 2) Approve the Final development proposal with conditions, to be met before 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 that HPC grant Final development approval for 220 W. Main Street with either elevation "B" or "C," whichever is preferred by the applicant and designer. Additional Comments: ..be. - .. -4 7 t- ~--,(1 fÂ«JC >4-r- O. -9 Cr i N 1 . I .4.- \ t. 1 1. L~=li . r J i 1 J 1. 1 11 ---- ------. &0 C,MANNEL 21)'blk:- MOU-12-2Â·MTAL- SIC>INC- -. - f 1 L -i - ---- + - -- ---- --.-. , 1 1 , 1 ' 1 i - I - ilwlÂ·TH THE. 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C / -mi- g I 8 - K 4 - r- Ci-) L/ 11 11 Q=--- - '-'-* --- - -f(l=w- - -- -=.--: -.===17 Z --1 0 / . 1 1 1 ; 1 / 1 11 1-1- HÂ°11930 onl 7-:4 7 919 on A- 7.-721 - 0 -4 - H doe,,4 U;> P. 1Â£1 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: Workshop- National Register Properties DATE: April 20, 1994 This workshop was scheduled at HPC's request in order to discuss whether the committee should apply any special policies for development of properties which are listed on the National Register of Historic Places. An ad had been placed in the Aspen Times,, inviting the public to take part in the discussion. *-- 116_- MEMORANDUM To: Aspen Historic Preservation Committee From: Amy Amidon, Historic Preservation Officer Re: 303 E. Main Street, Conceptual Development- Public hearing Date: April 20, 1994 NOTE: This proposal was submitted very late and Staff did not have time to fully review the drawings before the packet deadline. Because of the number of items on upcoming agendas, it is important that HPC at least begin the review process tonight. SUMMARY: The applicant requests Conceptual development approval to construct an addition on the existing historic house, to move the house forward, to construct a shed roof on the west side of the existing rear addition, to build lightwells and to relocate the existing outbuilding. This house, the Thomas Hynes house, was built in 1885 and is almost completely unaltered. The rear addition to the building is thought to have been built very soon after the house. This structure is listed on the National Register of Historic Places and is located in the Commercial Core Historic District. Local landmark designation is pending final approval by City Council. APPLICANT: Niklaus Kuhn, owner, represented by Roget Kuhn and Jake Vickery. LOCATION: 303 E. Main Street, Lot A and a portion of Lot B, Block 80, City and Townsite of Aspen. SITE, AREA AND BULK INFORMATION: Please see the attached information, provided by the applicant. Development Review Standards 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District or is adjacent to an Historic Landmark... Response: This site lies within the Commercial Core and is therefore zoned CC. In this zone district, there are no building setbacks required and the height limit is 40 feet. The applicant has made an effort to push the development to the rear of the parcel. In addition, most of the new square footage is placed in the tower structure. In general, staff finds that impacts to the historic structure have been limited, given the possibilities for the site. Primary concerns are the height of the tower element, the visual effect of the lightwells and the proposed shed roof on the existing addition. All changes to the historic structures themselves should be very limited, given their great importance to this community. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: This house is one of a group of three Victorian residences along Main Street, and lies in the vicinity of a large number of historic structures. The proposal before HPC illustrates not what is typical of this neighborhood, but rather their future potential for development. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: While staff is not opposed to the design as presented, the possibility exists that the house could be de-listed from the National Register if alterations to the structure compromise its historic significance. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: The architectural integrity of this structure will not be greatly impacted, because the new addition will only attach to the historic house along the roof. The west wall of the addition will abut the historic house, and no wall openings are planned at this time. The shed roof on the west will result in a direct alteration of the historic house. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Conceptual approval as proposed, finding that the Development Review Standards have been met. 2) Conceptual approval with conditions, to be met at Final. 3) Table action and continue the public hearing to a date certain, allowing the applicant time to revise the proposal to meet the Development Review Standards. 4) Deny Conceptual Development approval, finding that the Development Review Standards have not been met. RECOMMENDATION: Staff recommends HPC table action in order to have all aspects of the proposal clarified. 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Mill Street, Collins Block- Minor Development Date: April 20,1994 SUMMARY: The applicant requests HPC approval to add a new window on the northern corner of the east facade and to change an existing window into a door, in order to access a balcony. The latter window is located around a corner in the wall, and is not easily visible from any location. The Collins Block is listed on the National Register of Historic Places, is located in the Commercial Core Historic District and is an Aspen Landmark. During restoration of the Collins Block, in 1992, the east wall of the building was found to be structurally unsound. The brick configuration and exact location of windows were recorded and the wall was disassembled. A new concrete masonry unit wall was built and the original exterior whythe of bricks and the windows were reset, with two new windows installed on the northern portion of east facade. Because of the significance of this structure, the application was forwarded to the Colorado Historical Society and the National Park Service for comments. Their finding was that the historic integrity of this structure has already been somewhat compromised by reconstruction of the east wall and that therefore this proposal will not have a negative effect on the Collins Block. However, they have suggested that the arch above the new window be somewhat different from the brick arches on the other windows, to differentiate old from new. APPLICANT: Harley Baldwin, represented by Peter Kuntz, designer and preservationist. LOCATION: 204 S. Mill Street, Lots A and B, Block 88, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H, " Historic Overlay District must meet all four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in -4 character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark... Response: The Collins Block sits in the heart of the Commercial Core Historic District and is one of the most significant historic structures in Aspen. Currently, the east facade of the building is easily visible, due to the very limited development on the adjacent lots. A new building (which has HPC's Conceptual approval) is to be placed on those lots in the future and will obscure most views of the eastern side of the Collins Block. In general, the Secretary of the Interior's Standards for Rehabilitation discourage removal of historic materials or changing features that characterize a property. In this particular case, the eastern wall has been significantly altered and is not considered a primary facade of the building. Staff finds that the new window, although easily visible from the street, will not have a negative impact on the building. The window which is proposed to become a door is very large, and a person could easily step out the window onto the balcony. However, because the window is not easily visible, staff can support this request. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The development does not have an impact on the character of the 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. Response: Impacts on the cultural value or historic significance of this structure will be minimal, because the eastern wall has been altered and because this is not the primary facade of the building. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. , Response: Because the exterior bricks are historic, staff recommends that the applicant place the window and all bricks which are to be removed in storage, so that they might be replace in the future if desired. 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 approval of the minor development application for 204 S. Mill Street, with the conditions that the applicant store the window and all bricks removed as part of this project, that a different arch be placed over the new window and that the applicant submit before and after photos to the Planning Department. Additional Comments: NrmamiENr 1 IAND USE APPLICATION Ij'OIN 1) Project Name COLLINS BLOCK 2) Project Location 204 S. Mill Street Aspen, CO 81611 (i ndicate street address, lot & block number, legal description where appropriate) CC 4) Lot Size 7,200 sf 3) Present Zoning Harley Baldwin 5) Applicant' s Name, Address & 11 Dne 1 205 S. GalenaÂ· Street, Aspen, CO 81611 (303) 920-1800 G) 14]presentative's Name, Address & rhona # Peter Kuntz. designer, preservationist Aspen, LO 81611 (303) 920-1800 7) Type of AFplication (please check all that apply) : Coilditional Use Conceptual SPA (Unceptual IListoric Dev. Special Review Final SPA . Final I Iistorie Dev. X 8040 Greenline - Conceptual rUD Minor IListoric Dev. Stinam Margin Final FUD Ilistoric Denolition Mountain View Plane Subdivisicn Ilistoric Designation Condaniniumization - TexUMap Amendaxent - (245 Allotment Lot Split/Lot Line CUS Exemption Adjust:ment 8) Descripticn of Existing Uses (rumber arxl type of existing st:ructures ; approximate scI. ft. ; rumber of bedrocns; any previous arprcuals granted to tl~e pmperty) . 1st floor commercial - existing sf - 5671 2nd floor residential - existing sf - 4595 Existing total square footage - 10,994 9) Description of Development Applicatian The applicant requests HPC approval to install a new window on -1-r the northern corner of the east facade and to change an existing window into a door, in order to access a balcony. 10) I Lave you attached the folladrg? X Itesponse to Attadiment 2, Mirlinum Subnission Contents X Izesponse to Attadlment 3, Specific SUL:Inission (Bontents X Ilesponse to Attachment 4, Review Standards for Your Arr,lication r i~" r LJ _ia i -1--L-. 1 111 p n 1 11 1 1.- il I r it 1 1 1 ; c irÂ· - rl ~wt'=2 -r~ _ -4, .._.37-Â»ff---9-'- 1_.2,#| idl-7-~L 111,11,1 111 1 1 11 1.11 73rmu :1 1 1 r '1 N 1 ! i:,1 lili b Â¢J-luure-4.,Uu'L' ~ 1.-u.14_u _ p Â£ 11% 11 -1 1 11.... .- 1 1 1%'. 1 li i. 1 1 JI 11 @ ~1 w w 1 L--a 11 Il -J-lilj f 1 ' r-i;Â¥purir -,Â·Â·Â·~r.fl Â· Â· - 1 4 2,13#-I,[4.- fr!-E.5 ~ 1TifTTR~~]T{--~~If"~Nf '~11 . 7311[ Â·- hzft 41 111 f,44 4-1~~.~-1'~A~ Lt~Mi . lili r - 1-- \\1 1 1. I -- ,--~1 11, , 11 -/2. 4-2-fli 1 1 1 111 1 ,>1 11 11 T -li r,603 F L r + J nk - F.1 11 . 1 1 1. c Â£ 1 1 . ' 4 i _r- r~K.t =--=jirrfiÂ¥ -1 . 1 . 1.- 114 1 1 1 1. 1 1 1 ... FEEÂ·*fr.37=23 8--p-Â· '1Â·3Â» L L v -.1!ill., 11|Illii<I,it,..2. 4' - --.1 1 ... __ ~LLIA_.__LLL-i.WA 1 Ul' @ iii b 1 1 , . ' LY L : . L..... 1 ..4 i Fl t i Â· 1 P,kli â€¢1' - --- 1 --0- 4 Rh Il 1 ii:lii;ill]FA&,#.114;lik,i,. __. Cl ~ - 7.- 1 f; '28'11 I I villf#R, E \Irl, = -I ~""p"~"" 1"14 'z4p' syrat. 2. >:14<6:~'..4 1'.t> r + 7, 1 ~;,~.~t~51 li (Z/'10kid ,; "-'.1 :11,/[t li . . 1 1. .11 -=**1 li *1 Â£1 , 1,7... . 11, 1 '- -~|1111 [11 1 11 1,4ri 4144 9 4je.j J 4 9 9 9,7 %2 T.6 1 e .------ 1 1 [...L NLJL J $:, -ul-4_-1 clâ€¢ .4 I 1 2.2 1 " 40 '' 0 & 1 6. C 8 117,~1)!i- '4-11; V - AE : 9 1-4 E! If 3 r-- Â·t .: r 3 - .,1. 1% '1 1 1 '1 n ble' 1 -,4 IiÂ·A Â· 7 2 11 E- j . & 11.11 4 . , 2-1 [---4 -Il)3 it j 1 74: :k4 101 "! 1 11 1 1 â‚¬ 6 1 6Â» r El b ' 77 2 L 111 11. 1.]1 ~ 1~ .'' 6 & 1 11 11, 9 4 ~l _ _ 3~1 r.-:nze~~AU Â·Â·I ,6, :t=-1 1:3; 0,; 1!I -- -7 ./ r. , -- /,1 14 . , 7 48 0. 7 1 j ; 4, f --- C- f C 1 7-1 '1 1 1 ' 3} < L li lk--1 k U ;i i t, p 4 1 1- Ii--11, '1 .: i, 1 7 7 r L ILL. .1 1~ :. 1, ~ ~ t.- - -- - 11 1111 1 J d 1 3 1 3 1 J 1 'f 111. /1 1 --. .-1 it.0 4..114,1' - 4 71 r ..râ€ž lt'Â»i, 1 4 --- ---714 1 ., - -1 1 r r,ff Telr 1---j, Â·'Â· ]11 @ 111 t}1 1 4 -,111 , Â· 4 444 5. --.-... ----..... -..../.7 1 -11 -11 c,.,iw,:-r,r-â€¢11!: JILLE..111 i -- .1 1 .,TE----43 L .1,41, %$ 19% :1 - 711 --~---4, - --1--=2 4ftÂ¢\%,. Il/--1 2 1 00 C 0 4 f E' ./66*114 . , 3,2,2 i 1 472> 33*~1'~~15*m*Â£,M"h" 1,1, 1 1-3 7.17 dl? t<-Â£7, â€ži,:Â·,t.~hlillf f. .Il f~ / I.. 4 . ' , S L: 10 -\ 1 , 11 flE -1 1. 4 ' -t 1 L.. b ..U 1 0 1 @1% t , O LM - 19 11 >% 8 2 & - - ji@ 1 4 P#' /4~50041 k Nke 1 0....,â€¢- 4- ---4 6 1Â£- do MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: Workshop- Main Street DATE: April 20, 1994 This workshop was scheduled at HPC's request in order to discuss the committee's ideas and possible policies on development in the Main Street Historic District. specifically related to the Office Zone and what it means to the residential character of the neighborhood. Entrance to Aspen issues or other concerns may also be addressed. An ad has been placed in the Aspen Times, inviting the public to take part in the discussion. ' 11Â£1 PRESERVATION HONOR AWARDS At the April 13 HPC meeting, the following sites were put on the "short list" of nominees for awards. Contractors and property owners should also be recognized. Right now there are 10 nomj.nations. We should seriously consider narrowing the list down a little. </ 134 E. Bleeker- Jake Vickery, architect ikr/Lche- A,irk..4-,ER 610Â«W. .Main--Red Dyerg-- -architect j , 127 E. Hallam- Bill Poss, architect tar +9 Harris'Concert Hall- Harry Teague, architect 716 W. Francis- Cinderella Norris, architect St. Mary's addition- Ted Guy, architect Cantina ttellis- Kim Weil, architect 234 W. Francis- John Schenk, architect ~42 Elizabeth Paepke award- Bill Poss bd' fts LarKÂ¥j'rederick C 1 -/7 1 Weltonidndersorâ‚¬awatd- Jake. _ViEkery