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Home My WebLink Aboutagenda.hpc.19940223*2447 . I AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE February 23, 1994 REGULAR MEETING SISTER CITY MEETING ROOM SECOND FLOOR CITY HALL 4:30 SITE VISIT TO 107 JUAN STREET- Story poles will be put in place on Tuesday, February 22. Please take time to go look at them on your own or meet behind City Hall on Wednesday, promptly at 4:30. 5:00 I. Welcome new HPC members; Tom Williams and Scott Samborski II. Roll Call and approval of January 26, 1994 minutes. III. Committee and Staff Comments IV. Public Comments V. OLD BUSINESS A. None. VI. NEW BUSINESS 45:15 A. 107 Juan Street- Relocation, PUBLIC HEARING 5:45 B. Holden-Marolt Museum- Minor development 6:15 C. 130 S. Galena (City Hall)- Minor development . 6:45 D. Discussion item- design solutions for enhancement of alleyscapes (commercial core and residential) 7:00 D. Resolution No. 1, Series of 1994- Amendment to the "Historic District and Historic Landmark Development Guidelines" 7:05 VI. A. Project Monitoring B. Neighborhood Character Guidelines- ongoing C. Red Brick update- ongoing D. Demolition policy E. Upcoming Meetings 7:15 VII. ADJOURN HPC PROJECT MONITORING HPC Member Name Prolect/Committee Add Conceptual date to all projects when approved Bill Poss .CCLC & PPRG 413 E. Hyman County Courthouse Highway Entrance Design Committee Character Committee-AACP 601 W.\Hallam (app. liaison) HP Element-Community Plan Aspen Historic Trust-Board Member 214 W. Bleeker St. Mary's Church 533-E. Main Donnelley Erdman The Meadows (Chair-Sub Comm) 442 W. Bleeker (Pioneer Park) Collins Block/Alley Wheeler-Stallard House 624 E. Hopkins 304 E. Hopkins 234 W. Francis Leslie Holst Holden/Marolt Museum (alt.) In-Town School Sites Committee Aspen Historic Trust-Chairman ==347 824 E. Cooper 210 S. Mill 303 E. .Main Alt 312 S. Galena - MD (Planet Hollywood) City Shop - 1080 Power Plant Road J b C- P'L Jjl / 1 JJ\C Joe Krabacher 801 E. Hyman AHS Ski Museum Aspen Historic Trust-Vice Chairman 612 W. Main 309 E. Hopkins (Lily Reid) 617 W. Main 312 S. Galena - MD (Planet Hollywood) 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 627 W. Main (residential-Jim Kempner) 232 E. Hallam ACES City Shop 1080 Power Plant Road St. Mary's Church windows Roger Moyer CCLC Liaison 334 W. Hallam Aspen Historical Society 409 E. Hopkins 303 E. Main 311 W. North Farfalla lights outside 210 Lake Avenue (alternate) Karen Day Rubey Transit Center 334 W. Hallam (alternate) Cottage Infill Program 994 cp 134 E. Bleeker 435 W. Main Swiss Chalet 3-4> /0--,1 311 W. North 304 E. Hopkins 121 S. Galena Martha Madsen 620 W. Hallam (alternate) 100 Park Ave. (alternate) 214 W. Bleeker (alternate) 132 W. Main 520 E. Cooper Unit 406 Linda Smisek 134 E. Bleeker 210 Lake Avenue 305 Mill St. Tom Williams Scott Samborski 702 W. Main - Stape - Conceptual Development approved Sept 8, 1993 . 0 ./ ./ MEMORANDUM TO: Aspen Historic Preservation Committee '. FROM: Amy Amidon, Historic Preservation Officer RE: 107 Juan Street- Relocation, PUBLIC HEARING DATE: February 23, 1994 SUMMARY: This project involves on-site relocation of a Victorian miner's cottage (listed on the Inventory) and the creation of six affordable housing units. The Housing Authority and HPC have worked closely together td determine an appropriate redevelopment plan for this parcel. Worksessions were held on September 8, 1993 and January 26, 1994. HPC is now being asked to approve relocation of the historic structure. NOTE: A second strubture 00 the property is to be demolished. This structure fs not included on the Inventory. APPLICANT: Aspen/Pitkin Housing, Authority. Gibson and Reno are the project architects. LOCATION: 107 Juan Street, Lots 3,4,5 and 6, Block 11, Eames Addition to the City and Townsite *of Aspen. PROCEDURE FOR REVIEW:. Under Section 7-602 of the Aspen Land Use Code, no relocation of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, established pursuant to section 7-709, shall be permitted unless the relocation is approved by the HPC because it meets the standards of section 7-602(D). Section 7-602(D): Standards for Review of Relocation 1. Standard: The structure cannot be rehabilitated or reused on its original site to Â·provide for any reasonable beneficial use of the property. Response: The structure has been vacant for a number of years. The Housing Authority wishes to incorporate it into an affordable housing developm?nt, and proposes to relocate the historic building appr6ximately 15 feet to the north and 20 feet to the west in order to make the best use of the land. 2. Standard: The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity ' of the existing neighborhood and adjacent structure will not be diminished due to the reloGation. . L Response: The proposed location for the historic structure maintains the building's original orientation and allows it to remain a prominent feature of this neighborhood. 107 Juan Street is the only extant Victorian structure from the Eames Addition, which once contained more than fifty houses. Today, most of the buildings in this neighborhood are condominiums, although a few smaller houses and some skier chalet style architecture remain, especially around Juan Street. The Housing Authority ptoposes to' locate the Victorian structure close to the existing small homes in order to provide a gentle transition .between them and the new affordable housing units. In response to HPC comments, an addition is no longer being proposed for the historic structure.Â· The committee has expressed a desire to see the Victorian preserved in its existing appearance. Staff suggests that some thought should still be given to whether or 'not the porch element on the historic building is appropriate. After researching historic maps from theÂ·late 1800's and early 1900's, staff has determined that this house has never had a porch. Although porches are generally encouraged and this porch visually connects the historic resource to the new structures, :this is an addition of an unoriginal feature to the main facade of the building. Also in response to HPC comments, the applicants have changed the massing of the boilding immediately east of the histdric structure and have oriented the entrance for that building to the street. The Housing Authority is still trying to determine whether the entrance to the underground parking can be limited to one lane. 3. Standard: The structure has been demonstrated to be capable of withstanding the physical impacts of -the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure Â·proposed for relocation. Response: Due to financial and time constraints, the applicant has requested that the structural report be made a condition of approval. Staff recommends that the HPC include that conditioh in their decision. No building permit will be issued until .this report is submittedÂ· to' the Planning Department. 4. Standard: A relocation plan shall be submitted, including .posting a bond or other f inancial security. with the engineering.department, as approved by the HPC, to insure the safe relocation, :preservation and repair (if required) Of the strricture, site preparation and infrastructure connections. TheÂ·receiving site shall be prepared in advance of the physical relocation. - Response: The Housing Authority has requested that the relocation plan and bond also be made conditions of approval. Staff recommends HPC include this condition in their decision. No building permit will be issued until the relocation plan and .bond are submitted to the Planning Department. HPC should set a value for the bond at this meeting. 5. Standard: The receiving site is-compatible in nature to the structure or structures proposed to be moved, the character of the neighborhood is consistent with the architectural integrity of the structure, and the location of the historic structure would not diminish the integrity or character of the neighborhood of the receiving site. An acceptance letter from the property owner of the receiving site shall be submitted. Response: This project involves an on-site relocation of an historic structure, therefore staff finds that there will not be a negative impact on the dharacter of the neighborhood. ALTERNATIVES: The HPC may. consider any of the following actions: 1) Approve the relocation application as submitted. 2) Approve the relocation application with conditions. 3) Deny the relocation application, finding that it does not meet the relocation standards. RECOMMENDATION: Staff recommends that HPC.approve the relocation of 107 Juan Street with the followin* conditions: 1. Before applying for a building permit, the applicant Will submit a structural report from a licensed engineer, demonstrating the soundness of the structure and describing any structural bracing that will be necessary during the relocation. 2. Before applying for a building permit, the applicant will provide a relocation plan which f shows how the receiving site will be prepared, and will secure a bond (value to be set by HPC) to insure safe relocation of the building. 3. The applicant should limit the width of the underground garage opening-to one lane, if this is found to meet safety standards. 4. The applicant should not construct a front porch on the historic resource. PUBLIC NOTICE RE: 107 JUAN STREET SIGNIFICANT DEVELOPMENT NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, February 23, 1994, at a meeting to begin at 5:00 pm before the Aspen Historic Preservation Committee in the second floor meeting room, City Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by the Aspen/Pitkin Housing Authority requesting approval for the on-site relocation of the historic building at 107 Juan Street as part of an Affordable Housing Project. The property is located on Lots 3-6, Block 11, Eames Addition to the City and Townsite of Aspen. For further information, contact Amy Amidon at the Aspen Pitkin Planning Office, 130 S. Galena St., Aspen, CO. 920-5096. s/William J. Poss. Chair Aspen Historic Preservation Committee Published in the Aspen Times on February 4, 1994. City of Aspen Account J h 3 En T i> O <Â£,/L f O i '_ 4 e.2 /#/ 7 9 ~, 11 Project Nam QUA N ~57-REET- A FP-0123+52. 9409â‚¬22&2 2) Project IDcation 10-1 <ru A N 6-TRM.EC- Al P E Al 60.1 Lc>,Â·.5 3 4 6 CE LA M e APP l. BLOCK Il. (indicate street address, lot & block Inmber, legal descriptiai Ebere apprupriate) 3) present zazing E- 15 6 C) (rov.D,) 4) Iat Size l2, O00 Te 5) Applicant's Name, Ackiress & 2=te * AS Pgkt /F-k! 9 HOUS; 04Â· . Air==/Def-Nj '630 E. MA 0.1 ST, ASPEN ro , 65?15-6040 6) Representative's Name. Mdress & Ebone # <*4 860 41 4 Eak[ O A-i~CÂ»1 4 773-3 1 41 8 21 68/DPER A:9 2 Â· A61-5~~Â£ <30 . 8 :6; 1 72 4 -6 9 4 8 7) Fpe of Application (please check all that apply): Colditioral Use Conceptual SPA Conceptual Histocic Dev. Special Review Final Sa ~_ Final Histocic Dev. 8040 Greedine Conceptual POD Mimr Historic Dev. . Stream Margin Firal FUD - Historic Demolition nxmt:ain view Plane Subdivisirn - Histolic Designaticn Cor*dominiumization TextyMap Amendmerit - (20 Allatmient rot Split/Int Line - GMOS Exalptien Adjust:ment 8) Description of Existing Uses (Iunber arxi type of existing StruchrEes - approximate sq. ft.; amber of bedrooms; any previous approvals granted tb th~ property). 0'43 %19-FOR lc-. 1~/02>JCE ~7<2594119 UNIA/-4A1='TABL.23 OF . . +509- 700 s r. ONIE yod- 417'DK\C- RESIDENICE OF Aeoer Gis SF (-To es KEN n VE]2 3 - 9) Description of Develcpoerrt Application -TFIE /41 4-roRIC 226/ DgdOE WrLLÂ· 156 IKE.LOCA-rED -15 A k/*v Fa v Al 0*71 0 N (Ar A/.1. Cad OF 47-Eb AMP KE Morpal-LE:P; AVID 6 UEW AFFORDAF51-6 8006!hle UNETS WH-t. 68 ADgeÂ© 10) Have you attached the following? Respcnse to Attachment 2, Minilrum Sulmission Corrtents Response to Attachment 3, Specific Submission Corrtents Response to Attactmer[t 4, Review Standards for Your Application lillil 1t SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clem.-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: Atpakl Pt-r-K: k./ Mout(,16- AU-r-Hog,-4 ADDRESS: 930 E. MAI d 4-r A f,Pe K.J . C o , 81 G 11 ZONE DISTRICT: R 14 (Li.(Pbr-)\ 3 KE-1-0,1 E.O -rD A H LOT SIZE (SQUARE FEET): \1000 5.e EXISTING FAR: . !28 ALLOWABLE FAR: 1.0 CA W j PROPOSED FAR: .7+ EXISTING NET LEASABLE (commerdal): PROPOSED NET LEASABLE (commercial): EXISTING % OF SITE COVERAGE: . 1-2-8 . 40 1 PROPOSED % OF SITE COVERAGE: EXISTING % OFOPEN SPACE (Commercial): PROPOSED % OF OPEN SPACE (Commer.): EXISTING MAXIMUM HEIGHT: Prhcioal BlÂ®.: 15 / Accessor, Bldg: PROPOSED MAXIM#]M HEIGHT: Princioal Bldg.: 25 / Accessory Bldg: PROPOSED % OF DEMOUTION: N. A- EXISTING NUMBER OF BEDROOMS: a C;+1 9-1-0 tr /225,02-,Â«Ce) PROPOSED NUMBER OF BEDROOMS: 2- 6 Ntâ‚¬70 C O, 2-55 92 9,VCE h 4 EXISTING ON-SITE PARKING SPACES: 0 ON-SITE PARKING SPACES REQUIRED: 4 'pact AL KEV I EW SETBACKS: EXISTING: ALLOWABLE: PROPOSED: N.A. 10 Front: 5 Front: Front: Reac Rear: /0 Rear: 10 Side: Side: 5 Side: 5 Combined Front/Rear: Combined Frt/Rr: 20 Combined Front/Rear: 1 S EXISTING NONCONFORMITIES/ ENCROACHMENTS: VARIATIONS REQUESTED (eligible for Landmarks Only: character comoatibility findina must be made by HPCM FAR: N.A. Minimum Distance Between Buildngs: SETBACKS: Front: Parking Spaces: Rear: Open Space (Commercial): Side: Height (Cottage Infill Only): Combined FrtlRr: Site Coverage (Cottage Infill Only): 1\41~ 7 / $ 1 - DURANT / AVENUE LI LIFT ONE CO~DO'S SOUTHPOINT 4 - -\ X ,-~DEAN STREET - WIA ' I / A '+ - - -- - 2-11-21-2-Â» a t L- m --da- HUWAN STRRRI_--___----~ ~. 1 I 0 0 L -1-/\ Â¢ Z 0 -5 4 2 I B K 11~ 18 - 1 /1. 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Oq i Z El 1- Ul 141 4 , WI li EE r f.. =510 3-EU 'IN ~AV 33tlls Vt , b, MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: Holden Marolt Museum- Minor DATE: February 23, 1994 SUMMARY: In late 1990 and early 1991, HPC reviewed a proposal for the Holden-Marolt Ranching and Mining Museum Master Plan. Development under this plan included restoration of the barn and salt shed, reconstruction of the cupola on the barn, construction of display areas and a deck and landscaping treatments. Aspen Historical Society has been advised by their museum consultant that the bathrooms, which were to be built inside the barn, must be relocated for circulation and security reasons. The Society is therefore requesting HPC approval to locate the bathrooms under the existing lean-to on the south side of the building. In addition, the Society would like to install two work sinks next to the bathrooms and a bathroom and worksink inside of the salt shed. No changes to the salt shed will-be visible from the exterior of the building. This property is an Aspen Landmark and is listed on the National Register of Historic Places. APPLICANT: The Aspen Historical Society, represented by Graeme Means. LOCATION: 40180 Highway 82, Marolt Open Space. See attached legal description. 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 whenÂ· the subject site is in an 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 intd the minimum distance between buildings on the lot or exceed the allowed floor areas, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. Response: The proposed development is lochted under an existing lean-to which is open along the south wall. The bathrooms are to be covered with vertical siding, which should match the siding used to reconstruct the cupola. In an effort to minimize the visual impact of the bathrooms on the historic structure, staff suggests that they be redesigned slightly. Under the original approval for this work in 1991, the Building Department determined that one bathroom could serve as both the women's room and as a unisex handicapped accessible bathroom, and the men's room could be of standard size. Therefore, in the plans which are before HPC at this time, the proposed men's room could become the women's/ handicapped accessible bathroom and theÂ·proposed women's room could be changed into a smaller men's room. This would decrease the overall length of the bathroom addition by approximately three feet .and the bathroom wall would no longer cover part of the second story window. Staff finds that the worksinks adjacent to the bathrooms are a visible intrusion and should be located inside of the existing structures. Perhaps the one sink which is being placed inside of the salt shed would be sufficient. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the.parcel proposed for development. Response: This area is intended to be used.as public open space and as a museum for the interpretation of mining and ranching history. The Society must provide bathrooms for their visitors and should do so in a way which causes the least impact on the historic structures as well as on the site as a whole. 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 adjacent parcels. Response: Given that the bathrooms must be located outside of the barn, the proposed location seems to have less impact on the cultural value of this site than would construction of an "outhouse" building. 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 proposed bathrooms are fraestandingÂ· from the historic structure. Staff finds that there should be no mechanical connection between the historic building and the bathroom walls and that no historic building materials should be damaged by this new construction. The lean-to is apparently not original to the structure, but should be considered historically significant, nonetheless. 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 the proposal, allowing the applicant additional time for restudy (specific recommendations should be offered.) 4) Deny the application, finding that the Design Review Standards have not been met. RECOMMENDATION: Staff recommends HPC approve the application, with the condition that the bathroom dimensions are reduced as described and the worksinks are placed inside one of the structures. Additional comments: Section 511 ~ . Do I understand Section 511 (a) to mean that if no level ccess To Toilets and Other Facilities . entry, ramp orelevator provides access to a toilet room, then the only requirement for that toilet room is a space 30 inches Sec. 511. (a) Access to Water Closets. Each water closet stool shall wide with a clear space of 24 inches in front? What about door j be located in a clear space not less than 30 inches in width and have a width entering a toilet room where no level entry, ramp or elevator i clear space in front of the water closet stool of not less than 24 inches. provides access? Where toilet facilities are provided on any floor where access by the physicallyhandicapped is requiredbyrable No. 33-A, at least one such i ~ , The provisions containedwithin the sec:ortcl paragraph facility for each sex or a separate facility usable by either sex shall /1. of Section 511 (a) are applicable only if the facilities are comply with the requirement of this section. Except in dwelling units required to be accessible in accordance with Section 3302 (0 or and guest rooms, such facilities must be available to all occupants and Table No. 33-A; thus, your understanding is correct. both sexes. All doorways leading to such toilet rooms shall have a clear The Uniform Building Code specifies no minimum width for and unobstructed width of not less than 32 inches. Each such toilet toilet room doors other than those doors which are required to be room shall have the following: accessible to the physically handicapped. 1. A clear space of not less than 44 inches on each side of doors When access is required, the following are illustrations of the providing access to toilet rooms. This distance shall be measured toilet room facilities requirements contained within Section 511: at right angles to the face of the door when in the closed position. Not more than one door may encroach into the 44-inch space. 7.. 2. Except in dwelling units and guest rooms, a clear space within 11 79+ the toilet room of sufficient size to inscribe a circle with a diameter not less than 60 inches. Doors in any position may L-Â·7<' ,I ~ encroach into this space by not more than 12 inches. 0\ 3. A clear space not less than 42 inches wide and 48 inches long in front of at least one water closet stool for the use of the handi- capped. When such water closet stool is within a compartment, $ k. entry to the compartment shall have a clear width of 32 inches <7 0 when located at the end and a clear width of 34 inches when located at the side. A door, if provided, shall not encroach into 4 ACLEAR, UNOBSTRUCTED FLOOR SPACE WITH A the required space in front of the water closet. Except for door DIAMETER OF 60- MUST swing, a clear unobstructed access not less than 48 inches in BE PROVIDED IN EACH TOILET RM. DOORS MAY width shall be provided to toilet compartments designed for use ENCROACH 12-. by the handicapped. FIGURE NO. 1 4. Grab bars near each side or one side and the back of the toilet stool securely attached 33 inches to 36 inches above and parallel to the floor. Grab bars at the side shall be 42 inches long with the L42' MIN.~ front end positioned 24 inches in front of the water closet stool. 11/2 - ~11, CLA. Grab bars at the back shall be not less than 24 inches long for -44 - If( 3 room installations and 36 inches long where the water closet is installed in a stall. Grab bars shall have an outside diameter of not less than 114 inch nor more than 1 '/2 inches and shall provide 1 '/4 - 0 TO 11,-0 O.0. GRAB a clearance of 1 th inches between the grab bar and adjacent 8AA surface. Grab bars need not be provided in Group R, Division 1 PROVIDE GRAB BARS % ON TWO SIDES ORONE apartment houses. SIDE & REAR. MOUNT 32- TO 34 ABOVE & 5. When it can be established that the facilities are usable by a PARALLEL TO FLOOR. person in a wheelchair, dimensions other than those above shall BARS MUST BE SECURELY ANCHORED. 31 be acceptable. FIGURE NO. 2 (b) Access to Lavatories, Mirrors and Towel Fixtures. In other than Group R, Division 3; Group M; Group R, Division 1 apartment houses and Group B, Divisions 2 and 4 storage occupancies, toilet room facilities shall be as follows: , 48-MIN. ~ u 0 ~48. MIN. , a=a 1. Except for the projection of bowls and waste piping, a clear , ~gg ~ unobstructed space 30 inches in width, 29 inches in height and 5 4 17 inches in depth shall be provided under at least one lavatory. 92 1 â‚¬4 2. Where mirrors are provided, at least one shall be installed so that 1 the bottom of the mirror is within 40 inches o f the floor. , 3. Where towel and disposal fixtures are provided, they shall be 1 accessible to the physically handicapped and at least one shall be 48' MIN. # within 40 inchesofthe floor. 1 <480MIN 1 (c) Water Fountains. Where water fountains are provided, at least 1\ J oc u ne shall have a spout within 33 inches of the floor and shall have up- 71 ont, hand-operated controls. When fountains are located in an a~cove, r,> / e alcove shall be not less than 32 inches in width. ...Â·~~ 34Â· ~ FOR SIDE TYPICAL .: 1 CLR. ENTRY , (d) Telephones. Where public telephones are provided, at least one shall be installed so that the handset, dial and coin receiver are within 54 GRAB BARS OMITTED inches of the floor. Unobstructed access within 12 inches of the tele- FOR CLARITY phone shall be provided. Such access shall be not less than 30 inches in width. FIGURE NO. 3 1VANVW NO!1Â¥13>ldH31NI/NOI.LY)]lddÂ¥ *2)'1]'n , -' I ... ..1 -- mirÂ·ff, 4,:Â· ' 1 ..9 1,5 / 44 4 1 ; 9 1 .: .1 ....,r: : Â£ f 'i f, ' i' Â·Â·LIÂ·/ 2, ..1 ./"*"/ ~ -44.OUL,O-2-19u*j - GRAEME D MEANS ~,- F- -2 ', in,/7 f. 'Â» [30\ 4956 AN PE N (2 () 8l('l 2 4 '9 2.6 li ..,1 1.9 1 1 1'.1, TEI.F.PHONE i{)4 926 9150 10: i ..00. 4 .t February 11, 1994 Amy Amidon Historic Preservation Committee City of Aspen 130 S. Galena Aspen, CO 81611 Dear Amy and HPC Members, On behalf of the Aspen Historical Society, I would like to request a hearing before the HPC for an amendment to our previous HPC approval for the Holden-Marolt Museum Project. The changes we would like to make involve moving the toilet facilities from inside the barn to underneath the south overhang. Our museum consultant has strongly recommended removing the toilets from the barn in order to facilitate circulation and security. Upon reviewing this change, we feel that it works much better with our operating plan and makes the facilities more accessible. The toilet facilities would be set back nine feet from the edge of the overhang and we feel they would have only a minimal visual impact on the structure. Furthermore, they will be introduced into a portion of the building which is a later addition to the original building. We understand that we are on the agenda for 23 February to review this matter. Please call if you have any questions. Thank you, .* - 1 L-1TGÂ»,tÂ» Graeme D.(Means - LEGAL DESCRIPTION A TRACT OF [,Atil) BEING A 1 9 At'RE MORE OR LESS PORTION OF THE MARALT RANCH AS PLATTED IN PLAT BONK 12 AT PAGE 1 OF THE P17%1 N COUNTY RECORDS S ]TUATED 1 N SECT ION 12 TOWNSHIP 10 SOUTH. RANGE 85 WEST (-)1:' HIE 61-h PRINCIPAL MERIDIAN. CITY OF ASPEN. PITKIN COUNTY. COLORADO DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CURNER C A NUMBER 5 REI_JAR WITH CAP 16129) WHENCE THE WEST 1/4 CORNER OF SECTION 12 BEARS N 60 40'08" W 1,939.53 FEET AND THE BLM MONUMENT "ALIMUTH" BEARS N 67 31~'50"W 1.704.45 FT THENCE 0 00 47'05"W 337 72 FT To A NUMBER 5 REBAR WITH CAP L 16129: THENCE S 78 41'46"W 162.60 En 7 1) A NUMBER 5 REBAR W I - fil (.'AP 16129: THENCE N 15 21'05"W 168 19 17 70 A NUMMEN 5 REBAN WITH CAP 16129: THENCE N 11 45'31-W 185 26 17 010 A NUMBER 5 REBAL: WITH CAP 16129: THENCE N 20 00'E 1 03 52 FT .1,( ) A NUMBER 5 RF:[1 A R WITH CAP 16129: 71!ENCE S 71 20'29"E 222 73 F[ TO THE PO[ NI' OF BEG INN Ind CON'FAINING 1 00 ACRES MORE OR LESS. 43 337.72' 1 ' torÂ»vÂ· vi - EC-orÂ°92<4 433*ti~ ceÂ© ou a ~Tt> F. 1 W LD t.-t 1-Â®AÂ· L 11 /4 1 /'. L.Â· - Ful N-".5 . 54 R.FAC.C. b *In- A-4 e=> 14 -ID 15Â· TAI L-5 %- S 1-*Pe. - u 1 1,-4 1 1 1. A-r-TÂ».cÂ» I-+0.--IND RK-IL. 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SALT SHED (WORKSHOP) FLOOR PLAN 14 , I~/.-L... 1 Â· Vt' e. t' -CS' . 4.4 9* .4 k tit It[ 1 '- 1 1 -- /4-2 0 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: City Hall, Minor development DATE: February 23, 1994 SUMMARY: As part of the City Hall Master Plan, the City would like to create new meeting space for Council and some additional offices in the basement of this building. The basement will be accessed by extending the existing interior staircase in the south west corner of the building. In order to meet safety codes, a second exit must be created on the opposite end of the basement. The applicants have stated that it would not be possible to use the existing interior staircase in the north east corner of the building as this second egress. This solution appears to be cost prohibitive and would require substantial redesign of the existing staircase. The City has determined, therefore, that an exterior stair should be constructed on the east side of the building. The proposed stair is meant to be functional and also to be a pleasant area which allows additional light into the basement. The City is also proposing a large lightwell on the south side of the building. The lightwell will be covered with a decorative metal grate. In addition, the City plans to open up the bricked-in window on the south facade and insert a new window. No window has been specified at this time; staff will bring several options back to HPC in the near future. City Hall is listed on the National Register of Historic Places and is an Aspen Landmark. As the Colorado Historical Society holds a preservation covenant on the exterior of the building, HPC's recommendation will be forwarded to them for final approval. APPLICANT: The City of Aspen, represented by Cris Caruso, City Engineer and Raul Gawrys, architect. LOCATION: 130 S. Galena Street, Lots K,L and M, Block 93, City and Townsite of Aspen. Development Review Standards 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an 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 areas, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. Response: Original exterior stairways and lightwells can be found on historic buildings throughout the Commercial Core. (See the Elks Building, the Independence Building and the Wheeler Opera House for examples.) Staff finds that adding a stair and a lightwell to Armory Hall is not out of character with the building or the neighborhood. Staff also recognizes that this is a National Register structure and that it sits in the only city block in Aspen which contains only 19th century structures. City Hall is a very prominent building and is easily visible from all four sides. In order to be compatible with this important historic structure and to limit the impact on the existing park and sidewalk, staff recommends that the size of the staircase and lightwell should be minimized as much as possible. By decreasing the overall opening into the basement slightly, relocating the entrance opening to the far right and decreasing the width of the lowest part of the stairs, the staircase length could be decreased by at least several feet. The applicants have indicated that the stairwell will be built with colored concrete, to soften it's appearance. If possible (for structural reasons,) the basement wall should be built of brick which matches the dimensions and color of the historic brick. Mortar samples should be taken and the new wall constructed with a mortar compatible in strength and color to that of the original structure. If the wall must be built of concrete, the face brick and mortar should be compatible with the historic brick and should be set on an even plane with the existing wall. (Note: the existing infill brick above the steel lintel is not considered compatible to the historic building. New brick should be laid in the same pattern as the historic building.) Windows installed at the basement level should be double hung, similar in dimensions to the historic windows and made of wood. Staff finds that the lightwell will not be intrusive, but, at 17 feet, is too large. The exposed wall and windows in this lightwell should follow the same guidelines as specified for the basement entrance. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposed elements are in character with the Commercial Core. 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 adjacent parcels. Response: If the visual impacts of the new staircase can be minimized as described under standard 1, staff finds that the cultural value of this structure will not be diminished. 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: Original building materials will not be affected by this proposal, as most of the work will be new construction. Extreme care should be taken to protect the historic structure during construction. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the application as submitted. 2) Approve the application with conditions to be met prior to issuance of a building permit. 3) Table the proposal to allow the applicant time for restudy (specific recommendations should be offered. 4) Deny the application, finding that the Design Review Standards have not been met. RECOMMENDATION: Staff recommends that HPC table the application, and provide the applicant with the following direction: 1. The applicant should decrease the size (length) of the lightwell opening on the south facade. 2. The applicant should decrease the overall size of the stairwell entrance. 3. HPC must review exact descriptions or samples of the brick, mortar, windows, doors, railing and grate before issuance Of a building permit. e a . 2 ''11. C , .,.410, leÂ·-â€¢.,1.. '1., lrAI.,#:t...,4~3Â·:4 -- li : ' -Flf'' pt./9;,/1."zi'h. iibl ./# '.'I. f / S ' ' r 'r..\\ E-::9...:.t.'..14*011 Pl+~Â·)1,1 I. .Â· .7/Zill 1: ./ '--- I Etr * .1 T 1 ~ Raul Gawws 1 . ..t P. 14.-6,14 0 ple . C. . /0.11*8:m â€¢144).Di..04141 ..103 62,4411 ~ h 0-\ 1 1 .: 4 /1 } 3 1- ----3--99%7,-4 ~Ite N-Â« 1 1 2.,L:.1, . k c ri r f 4 . 4 4 .0 / 1 1 1. 1 1 v\. -2 --9 -\ 1.1 22- j C. <leÂ» u.32* . 11 1 1- 1. 7 :. Hy) .. | L effÂ»Â· 011Â¥ mI Â· '1 j "- *F l ~ *1-w di Â» ~~49 *7 60 -4-0 r I -2 -7=--11 -1-,=T --I - - - 1127-34 h 1 *EaEEEE . 11=-- - -t- .----il'--f 6-11+5.4 =17--A /E,i-M-i ------- lfEÂ«_r- ;A~~-- t k 1-41=2~(-Mu I i Niz *tkhov i 1 .4. 1//4 1 11 EAST ELEVATiON 11.4 1/1'W- WI lull' 1 V lilli*11 . 1 1-1- - WWW -IVV-' 1 C U 1 0 1 2/4 .1.Wâ€¢LJ 1,u .UVJ 1 .Ul Post-lt" brand fax Iran,lf,tillal memo 787~# Â°' 9~?,3-~~,~-~' TH/(1*%262 1.rem â€¢04/ If Co. . t. Phona N 1,2/.. 44' tmr71077--mor, F.* w L_-31 J .IN. 1 1 :, tit - , ! 1,11 T.K. 1 1 -- 1.1 , 1 - C i . 1 ~\ LIJ / 9- 1 - ,1 1 1 i) , 12' - .-/ 87> 1 1 I - 1 /1 . 1= 1 I . 11 1 1; 11 '1:~~1211 4 M1--r-]1~ 1 tt 11 - 4442%1 1 1~'/'~22~---LIZESUP---- ,-i_, LID, V MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: Enhancement of alleyscapes DATE: February 23, 1994 SUMMARY: As part of Aspen's 1993-94 CLG grant, we are to undertake a study of ways to enhance commercial and residential alleyscapes. Alleys are very important transportation ways in Aspen, but are generally used only as a service areas and not recognized as potential areas for pedestrian and retail activity. In the immercial core, alleys could have small "backdoor" shops and 1 fes. This could be a good location for "neighborhood commerÂ·cial" businesses, which would offer bas'ic services and goods. In residential areas, the Cottage Infill Plogram encourages the development of affordable housing .in the form of small outbuildings along the alleys. Staff will present photographs of existing alleyscapes at the meeting. RESOLUTION NO. 94-1 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMITTEE RECOMMENDING TO THE CITY COUNCIL OF ASPEN, COLORADO, ADOPTION OF AN AMENDMENT TO THE HISTORIC DISTRICT AND HISTORIC LANDMARK DEVELOPMENT GUIDELINES WHEREAS, the Historic Preservation Committee of Aspen, Colorado (hereinafter "HPC") created the "Historic District and Historic Landmark Development Guidelines" in 1986-1987; and WHEREAS, City Council adopted the "Historic District and Historic Landmark Development Guidelines" through Resolution No. 88-2; and WHEREAS, the guidelines were intended to increase community awareness of the historic character of Aspen and to illustrate concepts of compatibility to owners of historic structures and structures within historic districts; and WHEREAS, the HPC has generally found the guidelines to be effective and of value in carrying out the powers and duties assigned to this committee; and WHEREAS, the HPC has determined that the existing guidelines do not provide sufficient direction for development which occurs on the roofs of commercial buildings, including mechanical equipment, satellite dishes, skylights and other such appurtenances; and WHEREAS, the Aspen Area Community Plan recommended amending the guidelines to encourage compatible roof-top activities in the commercial districts. NOW THEREFORE, BE IT RESOLVED by the Historic Preservation Committee: Section 1 That it recommends that City Council adopt the following amendment, adding new language to the "Historic District and Historic Landmark Development Guidelines:" Chapter IV. 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 unobtrusive when viewed from above. Rooftop equipment should not be located on roof slopes which are visible from the streets. Place this equipment behind existing building elements when possible, such as parapet walls. pediments or chimnevs, 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. Chapter V. Commercial Buildings- New Construction HVAC equipment, satellite dishes, skylights, antennae, fire escapes, solar collectors and other such appurtenances should be anticipated at the start of a project and planned as part of the overall design of a new building. Their size and number should be minimized. Use architectural elements to screen equipment or, whenever possible, incorporate these objects into the interior spaces of the building. Rooftop elements should not be visible from the street and should also be unobtrusive when viewed from above. Paint all equipment to match the color of the roof. DATED: , 1994 ATTEST: HISTORIC PRESERVATION COMMITTEE By Kathy Strickland, Joe Krabacher Deputy City Clerk Chairman