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HomeMy WebLinkAboutagenda.hpc.19940112AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE January 12, 199,3 ~ REGULAR MEETING SECOND FLOOR MEETING ROOM CITY HALL 5:00 I. Roll Call 7 tu, 1 7-1/3 II. Committee and Staff Comments III. Public Comments IV. OLD BUSINESS 5:15 A. 801 E. Hyman - Extension of Vested Rights (Public Hearing) -Or, <_ i j 4,;40*,6-4 X., -, 5:30 B. City Shop Roof - samples : O Q'j -AL<3 V. NEW BUSINESS 5:40 A. 220 W. Main Street - European Flower Market Conceptual Development (Public Hearing) 6:15 B. 1994 HPC Goals 6:30 VI. A. Project Monitoring B. Neighborhood Character Guidelines C. Red Brick update ongoing D. Amendment to Guidelines (rooftop equipment) E. Demolition F. Upcoming Meetings 7:00 VII. Adjourn NOTE: JANUARY 20TH - ONE TO FIVE STREET LIGHT AND PARKING METER DESIGN JANUARY 21ST - ONE TO FIVE NORI WINTER CHARACTER GUIDELINES MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 801 E. Hyman Ave., Extension of Vested Rights (Public Hearing) DATE: January 12, 1994 NOTE: HPC discussed this case at their regular meeting of December 8, 1993. The Aspen City Attorney has recommended that HPC's discussion on this extension be noticed in the newspaper, and the Planning Department has done so. SUMMARY: The applicant requests HPC approval for an extension of vested development rights at 801 E. Hyman Avenue. HPC granted final approval for this project on December 12, 1990, and granted vested rights approval on January 23, 1991. The development will include demolition of the existing house, removal or demolition of the existing garage and construction of a new house. Staff finds that no applicable code amendments have been made since December 1990. Given the thoroughness of HPC's review of the project at that time it does not seem appropriate to subject the applicant to additional HPC review in the future by letting the vested rights lapse. Staff is very concerned with preserving the existing garage. Housemover Bill Bailey has determined that all but a small part of the structure can be moved for $3,000. The Planning Department will place newspaper ads and attempt to find someone who will move the building to a suitable location. RECOMMENDATION: Staff recommends HPC approve extension of the vested property rights for 801 E. Hyman Avenue, Lots A and B, Block 111, City of Aspen, for a period of nine months from January 12, 1994. The Planning Department expects to amend the ADU program during this period, so nine months was determined a reasonable amount of time for the applicant to act on the project and for the garage to be relocated. -1300.6, Ble -/Ul-ki vi 1441091 -t--Wn-nj4 4% M n«arj /*3 5- 442*14 <*reet bepan, C© lovajo .M,; ADI E. fll, W.tart .~ve . 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LEI- -.4- -W--1 - -12/ -*At- , r ,·4 N - - -=Ati,EY-r . .. , M ' .4 1 * . r.i r». 44: I €-y- L MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 220 W. Main Street, European Flower Market DATE: January 12, 1994 SUMMARY: The applicant requests HPC approval for demolition of a portion of this "non-contributing" structure, and for the addition of approximately 500 sq. ft. The parcel size and existing use are non-conforming in the Office Zone District, therefore if the applicant were to demolish more than 25% of the existing walls they would lose the right to continue operating a flower market and to have a building of this dimension. As a result, the requirement to keep 75% of the existing walls in place is a very important consideration in the design as submitted. The applicant also requests HPC support for an increase in allowable FAR. The office zone district offers such an increase by Special Review before P&Z. The current allowable FAR is 3 ,375 sq.ft., the FAR of the existing non-conforming structure is 3,990 sq.ft. and the FAR requested will allow up to 4,500 sq. ft. PROJECT LOCATION: 220 W. Main Street, east 1/2 of Lot N and all of Lot 0, Block 51, City and Townsite of Aspen. APPLICANT: Frank Lagioia, represented by Glenn Rappaport. SITE, AREA AND BULK INFORMATION: Please see the attached supplement, provided by the applicant. 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 subject site i.s 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. 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.) In general, the proposed design is in keeping with the character of neighboring structures. The building is to be extended two feet to the south and will therefore be set close to the sidewalk, as are many buildings along this street. With regard to the increase in FAR, staff finds that an additional 500 square feet could be tolerated on this site given the size of the adjacent lodge, but the applicant should attempt to decrease the visual impact of additional bulk. The applicant is asked to provide street elevations and, if the board feels it is necessary, a massing model. 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. In terms of bulk and massing, the overall form of the proposed building is severely constricted by the placement of the existing walls, which cannot be demolished. It is important therefore to attempt to break up the massing on the second level, and use material changes, windows and architectural details. Dormers or some other break in the roofline would add interest on the east and west elevations. The dimensions of windows and doors should be restudied. Generally, windows should be vertical, with the height ~ ~ equal to twice the width. The large center window on the south facade is not in character with the district. Double hung windows are most appropriate, and window placement should relate to the interior floor level. The second floor windows on the east and west seem too high. Main Street is an important pedestrian corridor, and therefore entranceways and landscape treatments are especially important. The proposed entrance is recessed to address this issue, but needs some additional detailing for emphasis. The applicant should also consider a porch, as they are common and important to Main Street's character. 3. Standard: The proposed development enhances or does not detract from the cultural value of desinated 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 Conceptual Development proposal as submitted, finding that the Development Review Standards have been met. 2) Approve the Conceptual Development proposal 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 finds that the current proposal does not meet standard two, compatibility with neighborhood character. The recommendation is to table action until the next meeting and allow the applicant time to revise the proposal. Additional Comments: IAND USE API?IICArIM IrCEM 11 97 - i 6-4 2/0-006 . '1 1) Project Name . European Flower Market ~ R Fol: 1 1 21 Project Incation 220 W. Main , Aspen, Co. Block 51 east 1/2 of Lot N and Lot O City and Townsite of Aspen (indicate street address; lot & block Iumber,, legal des<ziption where appropriate) Office 4) Iot Size 4,500. sq. ft. 3 ) Present Zoning 5) Applicant's Name, Arldress & Phone # Frank La,gioia 408 E. Snpris nr. Basalt, Co. 81621 (303) 927 3177 6) Representativews Name, 083nce:2<= & ]Phooe # Glenn Rappaport Box 276 Aspen, Co. 81612 (303) .920 1134 7) Type of Application (please check all that apply): conditional Use. Conceptual SPA Y _ Conoeptual. Ifistacic Dev. X Special Review - Final SPA Final Historic Dev. 8040 Gmenline .-I Concentual POD Minor Historic Dev. . Stream Margin Final. RID . Historic Demolition Mourrtain View Plane . Subdivisian Historic Designatica eon~hniniu~ization 1™cli/Map Amendniert - G>125 Allot]Berrt Int Spl-i.~Iat Line. - GMOS Emuption · · Adjustment 8) Description of Existing Uses (rcher and type of existing- st=ructures; approximate sq. ft.; number of bedrooms; any previous approvals granted to the property) . 1 -Currently the parcel consists of a single structure which houses a flower market and greenhouce of approx. 3,300 54. fu. and- a- 2 bedroom apt. of 690 sq. ft. The existing flower market is a non-conforming use in the 11 - I r-7 u *une and the 4,500 sq. ft. parcel is non-conforming in size. 9 ) Description of Developnent Application The owners would like to add 2nd story office spare, Aporeace the size of Lhe flower market, and deed restrict the apt. at the rear of the parcel. Tn orrler tn do this the owners are seeking an increase in F.A.R. of 1 to 1 from .75 to 1 thru a bpecidl review process. 10) Iiave you attached the followirg? ve s Iesponse to Attadment· 2, Mini.mum Submission Contents yes Response to Attachment ]A Specific Submission Oortents yes Response to Attad=ent 4, Review Standards for Your Application SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear. 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"x17" format. APPLICANT: European Flower Market ine. 220 W. Main Aspen, Co. ADDRESS: ZONE DISTRICT: Office Zone LOT SIZE (SQUARE FEET): 4,500 sq. ft. 3,990 sq. ft. EXISTING FAR: ALLOWABLE FAR: 3,375 sq. ft. PROPOSED FAR: 4.450~·sq. ft. 11 EXISTING NET LEASABLE (commerdal): 3,300 " PROPOSED NET LEASABLE (commercial): 4,450 " " 59.8% EXISTING % OF SITE COVERAGE: PROPOSED % OF SITE COVERAGE: 56.5% EXISTING % OF OPEN SPACE (Commercial): 31-19% PROPOSED % OF OPEN SPACE (Commer.): 30 -59 EXISTING MAXIMUM HEIGHT: PrinciDal Eda.: , 22' 6" / Accessory Bldg: N.A. N.A. PROPOSED MAXIMUM HEIGHT: Principal Bldg.: 29' 6"to pq*hossory Bldg: 4 5- 64 peak PROPOSED % OF DEMOLITION: EXISTING NUMBER OF BEDROOMS: 2 PROPOSED NUMBER OF BEDROOMS: 2 EXISTING ON-SITE PARKING SPACES: ON-SITE PARKING SPACES REQUIRED: 4 SETBACKS: EXISTING: ALLOWABLE: PROPOSED: Front: .10 Front: 10 Front: 10 Rear: 10 Rear: 1 0 Rear: 10 Side: 5 Side: 5 Side: 5. Combined Front/Rear: Combined Frt/Rr: Combined Front/Rear: l' encroachment on the east side which extend 40' EXISTING NONCONFORMITIES/ Roof overhang =11&.Luclullillwillo oii wabL atid .Web L ENCROACHMENTS: Pull-ing blied enc-Ludullmenl- ciL Led.£ of east ele VARIATIONS REQUESTED (eliaible for Landmarks Only: character compatibility finding must be made bv HPC): FAR: none Minimum Distance Between Buildings: SETBACKS: Front: " Parking Spaces: None Rear: " open Space (Commerdal): Side: 1 " Height (Cottage Infill Only): _ Combined Frt-/Rr: ~ " Site Coverage (Cottage Infill Only): 1'.2 Historic Preservation Committee ~~~~~~~ LACK 130 S. Galena Aspen, Co. SHACK 81611 12 30 STUDIO 93 Re: Conceptual Development European Flower Market 220 W. Main Aspen, Co. Dear Committee Members, The Main Street Historic District is in a period of transition as we are all aware. Many of the homes are being converted to offices and lodges. This project is attempting to add a second story to the front portion of a non historic building. There will be only minor changes to the existing footprint. 1. The new south facade will move 2 ft. closer to the street. 2. The north facade will be 'under-cut' to provide for adequate ~ on site parking. We will retain 75% of the existing exterior walls, although we would like to make repairs where necessary. Since much of the existing structure was used as a greenhouse, the condition of some walls (especially the west elevation) is questionable. There are portions of wall which consist of only corrugated fiberglass on studs with no insulation and no interior sheeting. This project will be a major remodel. As a part of our approval process we will be asking that the H.P.C. support the proposed increase in F.A.R. from .75 to 1 to 1 to 1. We feel that this is consistent with the density of other parcels in the"0"zone and not in conflict with the emerging character of Main St. With regard to the review standards: This proposal does not ask for any variances other than F.A.R. and it does not seek to increase any existing non conformities. (over) BOX 276 ASPEN C O 81612 FAX/TEL 303 920 1134 Letter to H.P.C. B L A C A Page 2 12 SHACK 30 93 STUDIO The existing flower market is located between two buildings that are not historic and quite different from one another. We are extending the building as far to the south of the lot as possible in order to better align with the lodge to the west. This is also more in character with the minimal set backs on this block of Main St. Finally, it is our belief that the proposed development is of a mass and scale that is in keeping with the idea of an historic Main St. in a small town. Thankyou, 1 ,--h--- - Glenn H. 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[7-1-1-1-nTFT,1 [.i--,33]Ef]J fd~' 2222 i L. .-- 1 . i 1 4 11 ilif i 1 jil i U 1 g itiliti 1111 11 1 I li 1 1 ! 1 !I i i I i i. 1 li I; i il !1 1! 1 14* ~1 1 1 1 1: 4' 1 W IllhENI'll ikililll·li;Ii 1'' 3: .1 ''11'..lili ... i#.-4 , i b 4 1 1 1 1 ?t' R Ni; M k i 1$ 1 11 k t I 1 1 11 k ,#'hi I~ !j~!i:,1,11!1~ 1 ;1111 2 I''ll I.Ii ·!!illillii:!Ii 1 it- -14 - ;1 1-1 i 1 1 I ; 1 11' 1 - - ...- 7,2.-......... .6.'I-' 1 I . --..U-&.:Un r=== 1 A -2~ -====-=.1-=- 1 .-:-i= I~--.I -il -Il- - - i! lin~ 11====· i 1 - 1 11 1 1 . - 1 11 1 + 1,41 -I V------ 1'/1 - - 1.-1 ' 1 3-- i ' EUROPEAN FLOWER MARKET.. ivest. - 1 la~tfilritilitjaj0% 'lopnlital''Nvilqxg' Illilititti:!if!:112*110!1 i! 4 11 f ! 1 /1 4 ; i h -i : 5 : ti 1 11~ 1 M a i I} 1 11 1 11 11 it 'e ~ 1 11 11 1 11 - ' 1 8 J | 1 & i ii E 1 1 : !1:,1 9 r 1 i !1 111 i 11 1 ! lit i : 1 1 1 1 i .Ar·-.= -4---~*.---I#': -- t 2-* B. 1 1 ---5--%---.1 1 ~ i 4 a , 1 1 . : : 1 9 1 1 -1 -~;~-I-. 1 1 1 1 3._,1 el_. i 11 11 EUROPEAN FLOWERMARKET 1/8" = 1'-0" eas.t MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 1994 Goals DATE: January 12, 1994 Attached are the AACP goals for "Design Quality and Historic Preservation." I have indicated which of the goals are accomplished or in progress at this time. Obviously there have been a number of successes. This committee has annually established its priorities at the beginning of each year and forwarded those to Council. Please consider the goals which you think will be important to HPC in the coming year, and we will discuss them as a group. 1 Design Quality and Historic 1 Preservation ~ 15 1992 1993 1 Short-Tenn Mid-Term 1993 1995 O 1. Develop a historic preservation program in 13 7. Study .which areas in the downtown core the County. Begin by developing standards, could be developed in order to attract social expanded guidelines and incentives. activity in specific places (i.e. people magnets at intersections or ends of corridors ~0'~2. Provide planning staff assistance to and and corners). encourage neighborhoods not located within historic districts to develop their own set of /§31. Investigate programs for enhancement of Character Guidelines to assist new alleyscapes, both commercial and residential. development fit within the context of that neighborhood's character. 9 Amend Historic Preservation Guidelines to ,*i,/. 199+ 1 Al '12067 C.'ELEJCD encourage compatible roof-top activities in ,0'5. Continue review of public projects through the commercial districts. the Public Projects Review Group (PPRG); 1 17+ expand the PPRG to include a wider ~,O 10. Amend the City Code to require review of discipline of design professionals. alterations and additions to all historic resources identified on the Aspen Inventory El 4. Encourage front porches by amending the of Historic Sites and Structures. Aspen Land Use Regulations to exempt front :FUM 17 ' SpacEs \ O 64 porches from FAR and site coverage 941. Develop a Neighborhood Office zone calculations, and reduce total allowable district for portions of the Main Street FAR's accordingly. Historic District, to encou j age locally * owned businesses to locate here and provide ~134. Retain the red brick school building for year-round vitality to this area. public use and preserve its open space; · a. Purchase for public use; ~[2~12. Review the appropriateness of current floor b. Rezone to public. area ratio allowances in the Residential-6 ..7. (R-6) zone district. 0 6. Support and enhance the continued 17 94- 19 95 educational use of the yellow brick school ~2~13. Study the Hunter Street corridor for 1 and if no longer viable as an education increased buildout with aesthetic quality as center. it relates to the historic district and the 1 0 a. Do a comprehensive study for the gondola. yellow brick school to determine its 199 t ultimate appropriate function, use and - character contributions to the community. 1 1 1 1 55 UU Uuu U U U U U • 6 116 61 PLEASE REVIEW- THIS IS AN AMENDMENT/ADDITION TO THE "HISTORIC DISTRICT AND HISTORIC LANDMARK DEVELOPMENT GUIDELINES" AND IS PART OF OUR 1993 CLG GRANT. COMMERCIAL BUILDINGS- RENOVATION AND RESTORATION: HVAC equipment, satellite dishes, skylights, antennae, solar collectors and other such appurtanences should be minimized on historic structures. When installed, these objects should be screened from view at the street level and should also be inobtrusive when viewed from above. Rooftop equipment should not be placed on primary facades or on roof slopes which are visible from the street. Place rooftop equipment behind existing building elements when possible, such as parapet walls or pediments, or, in some cases, consider enclosing the element with a structure of similar color and materials as the rest of the building. All equipment shall be painted to match the color of the roof, so that it will fade out. Historic building materials should not be damaged or obscured by the installation of these objects. COMMERCIAL BUILDINGS- NEW CONSTRUCTION Necessary HVAC equipment, satellite dishes, skylights, antennae, fire escapes, solar collectors and other such appurtanences should be anticipated at the start of a project and planned as part of the overall design of a new building. In the historic districts, the size and number of these objects should be minimized. Rooftop elements should not be visible from the street and should also be inobtrusive when viewed from above. Paint all equipment to match the color of the roof. Use architectural elements to screen equipment or, when possible, incorporate these objects into interior spaces of the building. RESIDENTIAL BUILDINGS- RENOVATION AND RESTORATION: Satellite dishes, skylights, antennae, solar collectors and other such appurtenances should be minimized on historic buildings. If possible, equipment should be placed on the ground and screened with landscaping. If placed on the structure, the objects shall not be visible on the main facades or on roof slopes which are visible from the street. Installation of these objects shall not damage historic building materials. The equipment should be painted to match the color of the roof. RESIDENTIAL BUILDINGS- NEW CONSTRUCTION: Satellite dishes, skylights, antennae, solar collectors and other such appurtenances should be minimized in terms of size and number of objects. These objects shall not be visible from the street or on any roof slope which faces the street. They should be painted to match the color of the roof. -