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Home My WebLink Aboutagenda.hpc.19931208Â» AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE December 8, 1993 REGULAR MEETING SECOND FLOOR MEETING ROOM CITY HALL 5:00 I. Roll Call and approval of November loth minutes. II. Committee and Staff Comments III. Public Comments IV. OLD BUSINESS 5:15 A. 409 E. Hopkins - Amendment to Conceptual - Public Hearing 0/C 5:35 B. 309 E. Hopkins - (Katie Reid) - Exterior Lighting/j< Plan 5:55 C. - City Shop --Update on--roof_materials je--nl cac-c-t- C C dia ---, L Jy- bl.t_02.0-t1Â£#L_.,i- 3/ 2._ -s 64/4,1- dil~- 1 L L V. NEW BUSINESS bo) E )49 A. None 6:16 VI. Project Monitoring A. Add conceptual date B. Sub-Committee Reports C. Neighborhood Character Guidelines E. Red Brick update ongoing F. Pamphlet on restoration guidelines (Publisher) 6:30 VII. ADJOURN NOTE: THERE ARE NO OTHER HPC MEETINGS SCHEDULED FOR DECEMBER. NOTE: PLEASE RSVP XMAS PARTY AND YOUR HISTORIC HORS D'OEUVRES . HPC PROJECT MONITORING HPC Member Name Project/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 824 E. Cooper 210 S. Mill 303 E. .Main Alt 312 S. Galena - MD (Planet Hollywood) 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 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 134 E. Bleeker 435 W. Main Swiss Chalet 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. 702 W. Main - Stape - Conceptual Development approved Sept 8, 1993 Historic Preservation Committee Minutes of November 10, 1993 521 E. COOPER - PIRANESI ........ 1 300 W. MAIN - WORKSESSION ........ 1 520 E. COOPER UNIT 406 - MINOR DEVELOPMENT ... 3 305 S. MILL - CHANIN'S ............ 5 8 HISTORIC PRESERVATION COMMITTEE Minutes of November 10, 1993 Meeting was called to order by chairman Bill Poss, with Joe Krabacher, Donnelley Erdman, Karen Day, Martha Madsen and Jake Vickery present. Excused were Roger Moyer, Les Holst and Linda Smisek. MOTION: Donnelley made the motion to approve the minutes of October 13, October 25, and April 28, 1993; second by Jake. All in favor, motion carries. COMMITTEE MEMBER AND STAFF COMMENTS Amy: The city is requesting flower pots to be hung on the light poles next summer. Bill: I feel this is a CCLC issue. Amy: No problem Joe's house has been turned over to his children and is up for sale. I would like to schedule a site visit for any proposal for redevelopment. Jim Terry: I would like to be added to the agenda to discuss the awning at Chanin's 305 S. Mill Street. MOTION: Joe made the motion to add 305 S. Mill St. to the agenda; second by Martha. All in favor, motion carries. 521 E. COOPER - PIRANESI Amy: The applicant is requesting an approval for a retractable awning which will be 13 '9" long and three or four feet deep to match the existing awnings on the building in color and design. Applicant: The awning will be shortened and just over the doorway. It will be about four feet long. MOTION: Joe made the motion that HPC approve the minor development application for 521 E. Cooper finding that it has met the standard set forth in the landuse code; second by Martha. All in favor, motion carries. 300 W. MAIN - WORKSESSION Amy: Carolyn's family's concern is that their house sits at a low grade on Main Street and there is a lot of dust settling there. They would like to come up for with a solution to improve the livability of their house. She had considered a fence along the existing retaining wall. Carolyn McDonald: We do have a retaining wall which is over 36 inches on that side which isn't up to code. It does go down two feet by the corner. We planted siberian pea shrubs and blue spruce Historic Preservation Committee Minutes of November 10, 1993 for a hedge between the Elisha property and our property but it is not enough to keep the dirt out. We would like to put a four foot fence on top of the existing retaining wall along Main Street that would actually kick the dust back. When the buses go through they send that suit all over. We also have a bus stop right in front of our house at the bottom of the hill. The smoke alarm goes off from January to August. We need something solid. We are hoping to get a wrought iron fence for in front of the Elisha house so that will be open. This is our only sun and the entrance we have is on the alley side. Possibly we could have an entrance on the front also that would go under the eaves. We need a fence and an new entrance. It would be another addition to the new addition not on the cabin. It would make it a more livable area. Donnelley: What is your setback requirement? Carolyn: It would be within our setback and there is room to do it. Under the Aspen Community Plan we are still waiting to be able to rezone that. If we don't get anywhere we may do a restaurant arts/crafts store. Sometimes we think of selling but a lot of the materials in the house have been brought from our previous house in California. We really want to work with this. There is concern that Main Street will turn into a freeway. Jake: It is a little difficult without a site plan and a drawing of the fence and where it is going. Carolyn: Since we have the bus stop everyone sits along the wall which makes the liability shaky when the kids walk on the wall. My son broke his arm falling of the retaining wall. Jake: So the proposed fence is four feet high. Donnelley: I feel the street has established a natural grade, the city decided to change the grade. Amy: I asked Bill Drueding what natural grade would be and he indicated that it would be the lawn which means they could only put on 3 feet already to the three feet they have. Donnelley: We could argue that the city changed the grade not the landowners. Carolyn: We could never fill it in because it would kill the tree that is there. Joe: The problems with Main Street are becoming more evident from mixed residential commercial zone district to a much more commercial zone district. The obligation of the HPC is to help 2 Historic Preservation Committee Minutes of November 10, 1993 protect Main Street and protect the structures that are in that district. One of the way to help protect them is by encouraging residential uses. There is a precedent for high hedges and privacy fences along Main Street. With adequate landscaping it can be handled even though the norm would be to have it open. Carolyn is asking for four feet as opposed to six feet. I also would like to see a plan and I feel Main Street will continue to be a problem. Main Street has been sacrificed for the benefit of the commercial core and for the rest of the businesses in town by turning it into r an HOV lane and that will continue as Aspen continues to have traffic problems. It is a loss seeing it go this way. I would like to see the City try and do something for Main Street. In general I do not have a problem being that it is the addition to the landmark structure which is the log cabin. Donnelley: Is the retaining wall on City property or yours. Carolyn: It is on city property but if someone wanted sue they would sue us. Donnelley: You would be asking to build a four foot fence on city property and would need an encroachment. Jake: You could ask the city to handle the problem which is caused by the buses. Carolyn: We would like Main Street to turn into what the Council wants the super block to turn into, let it be more of a community viaduct instead of going all the way into the other side of town and park. Karen: I get that dust from Ruby Park every year also, all the way to the back of the house. Bill: The Board is willing to look at an application but breaking it up with a planter or something to make it an urban experience might be appropriate. Carolyn: We wanted to bring the irrigation ditch which goes down Third to tap into it so we could have it on the median in order to plant things along Main Street and put trees in. It got hung up in Engineering because we have to get the Copper Horse's OK and the City is suing them because they are supposed to have 45 employees living there so they have not responded. 520 E. COOPER UNIT 406 - MINOR DEVELOPMENT Karen stepped down 3 Historic Preservation Committee Minutes of November 10, 1993 Amy: The applicant was issued a red tag by the Zoning Department for undertaking a skylight without a permit. There is a hole in the ceiling which is temporarily covered. They had a small skylight in place and decided to build another. The one they are working on is four feet high and 8 across and they are requesting for halogen uprights to shine up to the skylight. I have recommended denial as proposed. Don Westerlind, representing applicant: The owners firm did the work out of Louisiana and when they got caught over the weekend they hired me to proceed. He has built the plastic box and it is stable. It has a fascia of one by twelve and windows. It is a clear story not a skylight. It is flat roofed. The previous one extended about a foot above the roof but was two foot square. Bill: If it is a clear story it is no different than a window because there are lights on windows. Is there a way to screen the lights. Amy: I looked at this in terms of roof top equipment. It is extremely large and Don Westerlind indicated that another neighbor wants the same thing especially if lights are shining out the side of it. Bill: Possibly have the light shine down to give a better ambiance. Don Westerlind: It is three sides of glass. Karen: The rooms are very dark and there are seven foot ceilings. Bill: Possibly as a compromise have some screening on the windows. Don Westerlind: We can modify the light and can put dark tinted glass in. Joe: This is not an historic building. Don Westerlind: They can paint it the color of the building so it is not visible. Jake: In order to evaluate this we need a photograph of the building and an elevation which indicates the skylight. Bill: Could we do that through a monitor and Staff. Amy: I had trouble reading the plans also. Joe: My feeling is being that it is on the third floor I would 4 Historic Preservation Committee Minutes of November 10, 1993 like to see what the difference between three feet vs 4 feet high and what the effect would be. The issues that are critical are lighting and painting it out so it is not so visible. Bill: I feel comfortable with Staff and monitor site visiting and making the decisions. Jake: I can't make the decision as there is not enough information here. Martha: I also agree with Jake that the information of placement in relationship on the roof etc. has not been provided. Donnelley: How high is the parapet on the roof of the building vs. the four foot skylight. Don Westerlind: It should be a 30 inch parapet. Martha: I have a concern with the halogen lights as it is a lot of lost energy. Donnelley: Actually they put out less energy for the amount of lighting. MOTION: Joe made the motion that HPC approve the minor development application for 520 E. Cooper Unit 406 with the following conditions: 1) A monitor from HPC be appointed to work with Staff in addressing these issues; 1) lighting, painting or coloring out, height of the clear story in relationship to the parapet wall, tinted glass or shaded; second by Donnelley. All in favor, motion carries. Martha is the monitor. 305 S. MILL - CHANIN'S Jim Terry, Gibson Reno Architects: This is an amendment to minor development. There are numerous awning in the plaza that do have this new shape. Jake: What is the purpose of the awning? Jim: To get the snow off the entry as they have taken out the vestibule that was there as an entry. They are walking right into the restaurant at this point. Jake: You are proposing that it rise to the point of the roof. Jim: We are trying to match the existing which are at a 4 5% angle. 5 e Historic Preservation Committee Minutes of November 10, 1993 Bill: The other awnings pertain to the shapes of the storefronts that are there. This restaurant addition was added as a more sculptural effect of this building. It is more industrial and so are the stairs. An awning with an exposed frame would look better. Trying to relate to the awning on the rest of the building would not be appropriate. Possible a steel gray awning one stretch of a piece would be more appropriate. Jake: That awning will only provide a little protection. Jim: Initially we had tried to design a canvas to completely cover the entire stair. That presented problems from an FAR issue. There is no additional FAR because the Mill Street kids is doing an expansion. We are now trying to get as much three foot covering through an awning as we can. Bill: Since they have eliminated the airlock inside this committee frowns on any plastic airlock outside of the building. Jim: I will advise the client of that concern. Jake: I would like to see the awning as flat as it can be. It would be good to not have sides on the awning but have the exposed metal or aluminum. It will also have to be retractable. Martha: I am inclined to approve an awning open specific over the doorway. Jim: We could reduce the height and width if that is more pleasing to the committee. Karen: You need a more industrial awning to match the addition. Jim: If this is going to be denied I would prefer to go back to the client to advise him to keep the original awning that was proposed and approved. Donnelley: Numerous members would like to see the original awning that was approved built. The option would be a minimal and flat rigid covering that would be a horizontal element that just covers the opening and is bracketed off which would express how it is held UP. MOTION: Joe made the motion that HPC table the application to allow a restudy of the proposed canvas awning on the Mill Street Plaza; second by Donnelley. All in favor, motion carries. MOTION: Joe made the motion to cancel the December 22nd meeting; 6 Historic Preservation Committee Minutes of November 10, 1993 second by Jake. All in favor, motion carries. MOTION: Jake made the motion to adjourn; second by Bill. All in favor, motion carries. Meeting adjourned at 6:30 p.m. Kathleen J. Strickland, Chief Deputy Clerk 7 A \ *AA-\ 2-, VQ,rgis~e<:A.14.6 -â‚¬vÂ» u- Â·-An -2 'ClaA-~a u'~.a./1 Rvk_ 6 Â£2.v i câ‚¬, b J i Ce\- 1 0 - " C-,2-*--1 " fied aiid the subject itself can be considered with a sense The Significance of of detachment. The critic, on the other hand, is intentionally subjective, the Recent Past employing what can be a rather personal set of criteria to provoke thought and debate about a given phenomenon and how it relates to others amid the perceived melee of Richard Longstreth the present. It is easy enough to distinguish behveen these two n 1978 the terminal at Dulles International Airport spheres; however, it is just as easv to intertwine them, I near Washington, DC (1958-62) was determined eli- and there has been a tradition of doing just that. gible for listing on the National Register of Historic Historians of modern architecture have seldom drawn a Places. Among the reasons cited for the decision chronological demarcation between what was distinctly were the building's extraordinary design attributes, of the past and of the present, for the two were rightly technological virtuosity, innovative program, and key considered inseparable parts of a whole. At the same place in the oeuvre of a great modernist architect, Eero time, an underlying aim of such scholarship often has been to bolster selected tendencies of the present as much as to understand achievements of the past on their own A terms. This approach continued as a major historiograph- ical thrust into the 1960s. Since then, a growing number I t +4 of scholars has sought a less polemical view of analyzing 4â€¢r the recent past; yet the appeal of defining historically sig- nificant tendencies in the making remains strong. '. , The conception of significance for the recent past is fur- , ther shaped by the fact that for several generations, histo- - riographic emphasis has generally been given to ideolo- gy, artistic expression, and a very limited range of techni- cal innovations. As a result we know a great deal about the neue Sachlichkeit in Weimar Germany and the origins of metal-frame construction, but hardly a thing about the development of airport terminals or how air conditioning has affected architecture since the 1920s. Dozens of schol- ars have worked on Frank Lloyd Wright-and dozens more continue to do si-but scant attention has been ulles International Airport terminal, Loudoun County, VA. Eero Saarinen, 1958-62. Photo by the author, 1967. paid to Rapp & Rapp or Victor Gruen. Patronage has not been given much attention, nor have popular forms of Saarinen. The matter of historical significance was not symbolism. The list could easily be expanded, but the directly addressed in the brief determination memoran- point should be clear. Our knowledge of the 20th century dum, but it can be argued that because Dulles was is far narrower in scope than could be the case, and these regarded as a work of great import in the United States limitations stem in part from longstanding ties between and abroad at that time, no future change in thinking can historians of modern architecture and contemporary eradicate the design's past record of distinction. 1 architectural practice. Using the same argument, one could, of course, justify The perspective on the recent past we have inherited the listing of work that is brand new. Each year there are may make it easy to grant historic status to Dulles some buildings that receive international acclaim upon Airport 16 years after that facility opened; however, this their completion, if not earlier. Why should they not be attitude can be detrimental to considering a legacy that accorded instant "historic" status? extends beyond a small number of recognized artistic While such a practice might be tempting in some quar- masterworks. There are things all around us from the ters, it would tell us nothing about the present that we do same period that are still instinctively viewed from a crit- not already know. Indeed the practice would likely con- ical perspective. Most people perceive representative fuse matters by using criticism as a surrogate for history, buildings from the recent past as part of the current the methods and purposes of which differ in fundamen- world. Whether manifesting practices still admired or tal ways. History is neither a science, devoid of all opin- newly scorned, such work is often seen as expendable. ion content, nor a purely interpretative exercise, but a Scant interest is generated toward its future as a docu- balance between the two. Analysis should be based upon ment of our era. as objective a viewpoint as possible, premised on factual If our perspective on much of the 20th century may be evidence and on understanding that evidence within the tinged with a connoisseur's prejudice toward what new context of its own time. Yet biases, discernible and other- things have value, so many preservation concerns have wise, affect every stage of research, and interpretation is been shaped by an antiquarian bias toward things old. its very nature a subjective undertaking. History is a Well into the 1960s, efforts in the United States concen- tinuum; it has no "end." Nevertheless, one cannot trated on protecting those portions of the past that pre- chieve a historical perspective of the present. Some pas- dated the Civil War-in other words, on things that were sage of time is necessary to give that perspective clear at least 100 years old. focus so that, among other things, the salient factors con- Given the context of its time, the 50-year provision for tributing to the subject under examination can be identi- the National Register of Historic Places was a bold step. 4 1993 No. 6 few decades, and stands as an underlying cause of preservation's great success. There is an enormous groundswell at the grassroots level to protect environ- ments that are a part of people's everyday lives-com- mon places such as small-town commercial centers and neighborhoods of bungalows. Preservationists with first , hand experience at the local level know how positively people respond to the idea of heritage, of being able to pass down to future generations that which has been fashioned by previous ones. One of the things this senti- ment embodies is a growing desire for continuity, not to 3.4 the exclusion of change, but as a balancing force. ..1=.11, Probably the greatest cultural value of preservation is r., I - I. 6, allowing people to live and work in a world that continu- 9 --I. eli:: / 6%, ZJ . -4 ., 7 7 * ally gives reminders of what has been accomplished in Â· -â€¢ 525, . -7.64 1 Y ...i--I- the past as well as what is being accomplished today. Westwood Branch, Perpetual Savings Association, Los Angeles, CA. Edward This viewpoint recognizes that the past has both spiritual Durrell Stone, 1962. Photo by the author, 1966. and practical worth and that a disregard for the link con- stitutes a needless squandering of resources. When we With the Register's broad, inclusive criteria, the provision exclude much of the 20th century from consideration, we implied that many things erected during the second half are in effect creating an artificial separation between con- of the 19th and the early-20th centuries were worthy of temporary life and that of our forebears. The greater the listing and thus challenged established views in both gap, the less a sense of continuity there may be and the architectural history and preservation. By taking this more the old stuff can seem foreign. step, the National Park Service enabled federal policy to If maintaining a sense of continuity is a valid, indeed a assume an active role in fostering change. The 50;year vital, thing, the question remains: Where does one draw provision carried with it the imperative not only to safe- the line between past and present? The matter is an intri- guard, but to learn more about, a past that most people cate one, for what we consider "old" can vary with the had ignored. nature of the thing itself. No neat formulas exist; in fact, A quarter century later, conditions have changed no neat demarcation line can be drawn. Any such distinc- markedly, and the concern for broadening the nature of tion is arbitrary since history is a continuum. For this rea- inquiry has gained a solid footing. During the 1960s, few son, certain preservation functions, particularly historic people made a serious study of American architecture; resouree surveys, should cover all periods up to the pre~ today hundreds are so engaged. These individuals hail sent. from a variety of disciplines, including urban and cultur- If we initially examine everything, there is still the al history, folklife, and geography as well as architectural need to prioritize for preservation purposes, and it is at and art history and historic preservation. New areas of this stage where the matter of historicity must be specialization such as landscape design and the decora- resolved. From an administrative standpoint, it has often tive arts also have become well established. Common- been argued that some distinct time frame is needed. place patterns in the environment are given as serious Rather than thinking about age in absolute terms, it can and sophisticated scrutiny as artistic masterworks. be more fruitful to concentrate on what a given work in Twentieth-century topics are at least as numerous as that gray area of the recent past represents. If the repre- those focusing on the 18th or 19th centuries. sentation is of ideas and practices-artistic, symbolic, Furthermore, work of the mid-20th century-the 1940s, functional, technical, social and/or cultural-that are 1950s, and even the 1960s-is coming under ever more clearly different from those in common use today, those careful examination, not for critique, but for historical differences can allow us to analyze the work as part of a analysis. Fifty years no longer seems like such a short historical phenomenon, rather than one that is still active- time. ly shaping the environment. From an intellectual standpoint the changes that have The matter of historicity is well illustrated by occurred in this realm represent more a maturing of Shoppers' World iii Framingliam, MA (1948-51). The architectural history than a new outlook toward the past. complex was among the first regional shopping nialls, Most other historical discipliiies have long ceased to have manifesting one of the most radical changes in architec- a self-conscious nerrousness about recent occurrences. ture to have occurred during the 20th century, as well as Political historians need not defend studying events of perhaps the most profound reconfiguration of business the Eisenhower or Kennedy administrations. Military centers ever to have occurred in so short a period of time historians focus on the Korean or Vietnam wars just as Twenty years earlier, commercial districts occupied the they do earlier conflicts. An interpretative approach city center and a few densely developed nodes in outly- imbued with a sense of historicity is assumed. Exploring ing areas. Facilities were iiidependently owned and oper- such realms is to a certain extent predicated on the ated. Each occupied most of its lot and fronted the side- demand for understanding phenomena beyond what walk, adhering to an urban configuration that was cen- contemporary chronicles can provide. turies old in its basic structure. Comparing such precin The demand for knowledge of our environment, not with Shoppers' World, it is liard to imagine more pro- just the relies of a distant past, but the things we experi- etice routinelv, has crown at a rapid pace over the past * ' (Significance-conhuned m page - 1993 No. 6 Siquificance-coutimwd from ptige .-5 1 The iniperative to shed the age bias is the greater because so much of our heritage that is not very old is fast disappearing. Entire chapters that are of great impor- tance to understanding the past are threatened, especially where the pressure for more intense development exists. Buildings simply may not remain long enough to become . appreciated anew. As a result, one can no longer assume that the places created by our parents' or grandparents' 3 generations are going to stand relatively undisturbed for a considerable length of time. Many other forces contribute to change as well. 4 Shifting programmatic needs may require major modifi- cations to a building, but all too often such work need- e â‚¬* t. U -- lesslv disfigures the existing character of the fabric. Facilities may be updated for the sake of appearances as I f much as for pedagogical or economic reasons. Each gen- eration carries with it the craving to recast things accord- ing to some current, transitory set of conventions-to update not on the basis of actual need, but for the sake of Shoppers' World, Framingham, MA. Ketchum, Gina & Sharp, 1948-1951. Photo by the author, 1988. a presumed gain in status associated with newness. Probably no realm of architecture from the recent past nounced differences in terms of location, form, appear- is more threatened with change than commercial build- ance, and planning or business structure. There is also ings. Within the last decade or so, whole categories have the matter of influence. As a pioneering example of the become endangered species, including such once-basic regional mall, Shoppers' World had an enormous impact staples as variety stores and movie houses. The land- on the postwar landscape. Furthermore, the complex has scape of Main Street might as well have been the victim experienced little change-a remarkable fact since it is of a pogrom in terms of mid-20th-century storefronts. standard practice to remodel regional centers after about Preservationists may be as much to blame as anyone in 15 to 20 years. The regional mall remains a contemporary these instances, having frequently dismissed such work ,henomenon; however, the nature of the Framingham in their revitalization plans and condoned their execution sign is very different from current work. One should in rehabilitation projects as if they were an inferior breed. ave no problem examining the complex from a histori- Areas developed during the mid-20th century are often cal perspective. ignored in preservation efforts; consequently, many Although Shoppers' World possesses an unusual buildings exist, and are lost, in a world that preservation- degree of significance, any attempt to preserve the com- ists do not see. plex would likely be hampered by a widespread preju- dice against shopping centers generally. But it is easy to - 466#4&2it, c find subjective reasons for not valuing remnants of the 30!%9~1 ... past. Thousands of workers died in the course of p Versailles' construction. Thomas Jefferson despised Williamsburg. Preservationists normally do not indulge in such forays, at least not in so overt a manner, unless a ~ 14 ,// thing of the recent past is involved. 9 4, To avoid the pitfalls of emotion, it is well to remember â€¢ - that age unto itself should not be a very consequential - factor in determining significance. The more ancient a .... j.-~2â€ž.-Â·.-Eft 164 6 - thing, the more power it may possess to elicit positive emotional responses, but this factor is incidental to deter- - --- ... I'll"."'i l 4 mining historical significance. Age may make things rarer and hence seem more imperative to save as individ- ual relies. Seventeenth-century houses are far more scarce in the U.S. than are early-20th-century office buildings; however, that fact does not make the former group intrinsically more significant from a historical perspec- C. G. Murphy Co., Arlington, VA. James F. Hogan, 1948-49. Demolished, 1988. Photo by the author, 1970. tive. Determining the degree of significance can have a great deal to do with the era and the place in which the Then there are things that were never designed to last hing in question was erected; all times may not be equal for long, such as those found along the road. Nostalgia a given location. What was built during, say, the 1960s for some of these things has soared in recent years, but a Kansas town may or may not have been as conse- scholarship has grown too, bringing with it the recogni- quential for that community as work done in Chicago for tion that the automobile strip, no less than Main Street, that city and indeed for the nation as a whole. The point has been one of the major forces in shaping the 20th-cen- is simply that age, unto itself, is not a qualitative yard- tury landscape. The things that define the strip come and stick. go, lasting sometimes only a few years, seldom more 6 1993 No. 6 ~ Frozen Dan k 9 .4 4; ..k Frozen t luT- 4 - t./ 1 . . b */.. Levittown, PA, 1951-57; many alterations. Photo by the author, 1970, Frozen Dairy Bar, U. S. Route 50, Fairfax County, VA. Mayhew W. Seis, 1950. Photo by Christopher Martin, 1990. 20th century to be attained by a vastly larger share of the than a few decades. On rare occasions, they are saved, populace. even restored, by their owners; however, the preserva- We cannot replicate Levittown today. We have not tion community has seldom provided leadership in this been able to do so for some time. The cost would be pro- direction. hibitive. But we can learn many things from such places Use can pose problems in attempting to save such and we must come to view them as non-renewable work. So can political and economic pressures. Not resources. If we continue to disregard so much that is al everything can be saved from the recent past any more around us, we may waste far more than we preserve anÂ·d than from any other period. But these problems are bestow upon future generations the difficult task of dec- inherent to so much of preservation and are never suffi- phering the carcass. dent reason to ignore work that is only a few decades [Editor's Note: The Pennsylvania Historical and old. Museum Commission recently installed a historical Oftentimes, too, what are presented as concrete and marker in Levittown, in honor of the 40th anniversan- c f essential needs are in reality based upon abstract and the June 1952, arrival of the first residents.] malleable concepts. Preservation can rewrite the pro- gram. For example, the standard belief that retail facili- ties must be updated frequently in order to remain eco- 1 I use the term historical significance to include all aspeo of a property, tangible and intangible, that might contribute u, nomically viable is undermined by evidence that, with an understanding of that property in its historic context. The the proper management and maintenance, such build- division of significance into separate "architectural" and "his- ings need not be subject to much physical change. The torical" categories, as has been standard in preservation prac- neighborhood shopping centers built during the interwar tice for some time, arguably served a purpose a generation a 2 3, decades in the Country Club District of Kansas City and but imposes an artificial barrier between physical things and still owned by their original developer are a good case in the social, political, economic, and other forces through whid- point. So too is the 1948 Nob Hill Business Center along they derive much of their meaning. what used to be U.S. Route 66 in Albuquerque, NM, which was recently restored and has become a magnet Richard Longstreth is associate professor of architectural his- :- for revitalizing trade in the environs. ry and director of the Graduate Program in Historic There are many such places. Most of them are still Preservation at The George Washington University. He is ignored by preservationists. Many of them are still dis- preparing a book on the decentralization of retail developn-=Â·- - paraged. Take Levittown, PA. I was taken there in the in Los Angeles from 1920 to 1950. early 1950s when it was under construction. The image remains vivid: as far as the eve could see lav raw earth, This article is condensed from an article of the same title tl- 3 - large niachines nioring it, and the beginnings of hous- originally appeared iii the APT BiclletiTi XX/ll. The fo:,;.:57/ c- es-thousands of houses. My parents said it was the Preser:Â·,?tion Tedmologit Number 2,1991; and is reprinted he. - undoing of civilization. Levittown and places like it were with permission. hated by everyone I knew. More than a decade later, in 1967, I returned to Levittown. The physical evidence contradicted the stereotype, and subsequeiit probing revealed ill ore. Levittown was intended for steelworkers and others who theretofore seldom had the chaiice to acquire such coin- modious dwellings. Levittown was planned-rather well planned. And Levittown's hugeness was an attribute. Among other things its scale allowed those qualities associated with niiddle-class suburbs during the earlv- 1993 No. 6 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 409 E. Hopkins Ave., Amendment to Conceptual Development Approval (Public Hearing) DATE: December 8, 1993 SUMMARY: The applicant proposes an amendment to the Conceptual Development approval granted on August 8, 1990. HPC has extended Conceptual approval on this project three times, and that approval, as well as the 1991 GMQS award for this parcel are due to expire in January 1994. The Planning Office has determined that the proposed amendment does not affect the GMQS approval. Attached are the Conceptual plans as approved by HPC in 1990, and the amended design. The proposed amendment changes the east-west oriented courtyard into a central space which is visible from the street. Stairways to the second floor are relocated from the east and west ends of the building to the center. New metal details have been added. APPLICANT: Kandycom, Inc., represented by Tom Smith, esq. and Bill Poss and Associates. LOCATION: 409 E. Hopkins Ave., the north 80 feet of lots D and E and all of Lot F, Block 88, 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... Response: The proposed amendment creates a void at the second level which disrupts the rhythm created by the bays of the Brand building, this new structure as previously proposed and the Collins Block along East Hopkins Avenue. At the same time, it relates to the height of "Caribou Alley," and allows for more traditional storefronts along the street level. The metal details above the first level and in front of the courtyard were not present in the previous design. Staff finds that the metal structure at the second level should relate a little more closely to the height of the cornice and parapet wall. Neither the material nor the geometry of these details is typical of the district. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Pocket parks have been determined important to the overall character of Aspen because they add vitality and relief from density. The amendment will make this public park much more visible and will probably increase its use and value to the neighborhood. The idea of entering an interior courtyard is compatible with the character of Caribou Alley. 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 amendment does not detract from the cultural value of the surrounding historic structures or the Commercial Core Historic 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 designated historic structure is directly affected by this proposal. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the amendment to Conceptual Development approval as proposed, finding that the Development Review Standards have been met. 2) Approve the amendment to Conceptual Development approval with conditions. 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 the amendment to Conceptual Development approval finding that the Development Review Standards have not been met. RECOMMENDATION: Staff recommends HPC approve the amendment to Conceptual Development approval with the condition that the applicant restudy the decorative detail at the courtyard level. Additional Comments: LAND USE APPLICATION FORM 1. Project Name: FU q GM - 404 -g. +bt:+~AS 2. Project Location: 1-81 e. tÂ»:4 AA, I hort|A 89 A k{-6 1DmA â‚¬ U all of Cot F 13(101& 86. (Indicate street address~, lot and block number, legal description where appropriate) 3. Present Zoning: 06 4. Lot Size: 7826 5. Applicant's Name, Address & Phone No.: 6/0 -13 vvI enl ith 21 - 90 6. Hof#*Me 42.6- '29 Do 6. Representative' s Name, Address & Phone No.: ~5/66 735â‚¬741*~ 402Â¢K. 006â‚¬Â·MNIA et. 1024-4746 7. Type of Application (Please check all that apply): Conditional Use Conceptual SPA 2< Conceptual Historic,, Special Review Final SPA Development(AMQ*lul~ Final Historic Dev. 8040 Greenline Conceptual PUD - Minor Historic Dev. Stream Margin Final PUD Historic Demolition Mtn. View Plane Subdivision Historic Designation Condominiumization Text/Map Amendment GMQS Allotment Lot Split/Lot Line GMQS Exemption by Adjustment Planning Dir. GMQS Exemption 8. Description Of Existing Uses (number and type of existing structures; approximate square feet; number of bedrooms; any previous approvals granted to the property) : owâ‚¬ eÂ¥4\ (DvM Wl-*\ 4(11- -4 ~32 160/ID C (462 - 9. Description of Development Application: AyÂ·002 6Muttel 14%@10~â‚¬*i 0 Mer?>VAL 1 1 10. Have you attached the following? Response to Attachment 2, Minimum Submission Contents Response to Attachment 3, Specific Submission Contents 605 EAST MAIN STREET ASPEN, COLORADO 81611 TELEPHONE 303/925-4755 FACSIMILE 303/920-2950 November 30, 1993 Ms. Amy Amidon Planning Office City of Aspen 130 S. Galena Aspen, CO 81612 RE: 409 E. HOPKINS - KANDYCOM Dear Ms. Amidon: Please consider this letter and the accompanying information a formal application for an amendment to the Conceptual Developmept application submitted by Kandycom, Inc. Specifically, we are requesting to alter the proposed street front facade and to reconfigure the interior courtyard on the second level. We feel the changes are more compatible with the Historic Preservation Committee Guidelines and also present a more interesting facade to Hopkins Avenue. The project originally received conceptual approval in July, 1990. At that time, the project was a continuous two story mass along Hopkins Avenue. An upper level plaza ran east-west through the project and was not visible from the street. Our proposed change breaks this continuous two story mass into two elements. These two elements are tied together by a central element containing a stair to the plaza level. The proposed building materials of brick and sandstone remain unchanged. Our intent is to keep these materials and the fenestration simple in detail so as not to compete with the historic buildings on each end of the block. Exposed steel work is shown to give the building a sense of decoration. This steel work is reminiscent of that presently existing in the Art Park and is shown on both the lower and upper levels. The second positive result of this change is that the upper level plaza will now be visible from the street. This would result in a more inviting space with more use by the public. ~ and associates. WI ; and associates 409 E. HOPKINS - KANDYCOM November 30, 1993 As stated previously, we feel the changes make for a more compatible project. Please schedule us for a hearing before the HPC on December 8, 1993. If you have any questions please do not hesitate to call us. Sincerely, 6394 - Kim Weil Associate 93431130.ami 2 LOâ€¢ME.CIAL SPACE' r , , * 7 1 41 - ..+- i \)) QU-~fijyj-1~41- ----3/7 (17.1\~ /1 11 4- -27 1 .4 1 :3- , 7~7 ~ 1 f* 1 CO..EMCIAL ..ACE -Il--I---'I. UPPER LEVEL PLAN IMI 409 EAST HOPKINS SEPTEMBER 15, 1990 ~-~35~LI~--~ ~:~LI-LI I Ii. -.- .-. 0 1 9 0 - ,4 "*4 L#1774~24 7 r-~ = . 0 0 . --- COIWERCIAL IPACi .. 1-24 ... Uir' i r- DN COM/,DOM A . 1? SERVICE YARD TRANSFOMMER MAIN LEVEL PLAN 409 EAST HOPKINS SEPTEMBER 15 L~Azilfil 1 ~ JUL STOAAGE --7 .TOMAGE 1 .TO..0. 1 L L COMMIDOM Ll - 1 .TO'All , STOMAOE 1. ,Â£:91 1 11 1 I ~E+ANICAL BASEMENT PLAN IMI 409 EAST HOPKINS SEPTEMBER 15, 1990 -~-1 % 4.I-*-9 19 - - l 1-111.IN/1 4, $ . -f ----t--*-*filÂ«~=r p 1 ' 11, k\, ft 44 4 7-_ 5711Â»Â¥ttkill- Lr- 3-- - -A-- -F]-= --[]- - f j 4 . .-6 4 .-.7 17 12ZE 1 +-T -51-'41- 117 3 - Inl - IlmmtÂ·-wll- ~ lilli 1'1 , 1,/ 1725-i ,- HOPKINS ELEVATION r 4 11 1/I,1 1.1 4., : 0 8 IdilIliETZ ~ -ti-u El kil ALLEY ELEVATION fA--/'1 = 07/472Â« [tfo - M 409 EAST HOPKINS SEPTEMBER 16, ld@DI ~--~ 1 1 - 1 ff{3 . 1-litÂ«~ - 2*91 9 -,r f. F.39:*I---- fl 01 flit-I- ---- - _V~___r - .-ff 1724* ya~ 8,42#31/ - 1 1 a .LE# --- --- I.,~li 6.-- .-' EAST ELEVATION WEST ELEVATION .' l. '44 ~ / 4 1 '4'7' f ,. 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'11 6 r- Â·Â·- -,' Â·Â· Â·r Â·Â·.,r--- 9.... , .V...4-..... r2:.91Â·U:Â·elY+M~t,te?'fts&*dt-,192=rE.A;asâ€¢.2 MAIN LEVEL 1 . - :11 1 4 1 -r _ L E .1 - 1 ~lifti=.w =_ _41__ . L _Wi g 1 - 2 - . R 1,0 -- 4-1 8 - LEASE SPEL I LEASE SPACE 2 ~ LEASE SPAGE S LEASE SPKL 4 1 4 8 8 8 0 j 8 - 1 1 CORRIDOR " U=-41 , p L~ E i C : -- M sT*' i III Izte,m =g- ~ E 0- Ir~ =a -----*--.Â· ~ mevATOR | , STAIR 2 /111 a i h 6=,1 Ul . 1 Iia . 11 4/ FORIZONTAL EXIT CORMIDOR It El m â€¢014Â»el-*rle-Â· 4.9- bt.ppe F LEVEL FLAN -O--O--g d El B ---- C. , 1 11.1 4-1...11 A-L.LÂ·.i 4 1 4, 1 ---- --1 1 1 1 IZIZZEZIZILT 1 1 r L - - -- LEASE SPRE 5 LEASE S~<LE 1 t -- - :1 I --- 9 -_ -- net.ts *04 _ 4 1 1 ~.1 i, V . > p--1\ & 7 4 5 ..1 \ I f '2 L . â€ž1'.1 1 1 "A' w.4- -J i . 1 CORRIDOR ' 1 1 0'' 1 1 1 11 14, 1 'IU;-- , Â· -, STAIR 1 2 It 11 1} 1 i-7 - A - ' ELEVATOR ~ --JA/%22 4 STAIR 2 LIANE 94<LE 6 - PE] Fil IiI m :I UPÂ· , ' ' =21Â· , , J.... 11. 1 If 1. Â· t--- *0*2#751*f MuAME= =wa Fr-7- ==S=S 'Â· .44-1--0229-2='*11 b== ~qi,gNAGN,Ah=~91# trt--*2~ ' Â· iFE YE?*gr. FIT./.101 .. Â· Â·,/ ---- Â· - -liste/SEER, ME:liefil/Autit,1 Â£1262@62: 11 Â£2Â£12 1 t.t.*=29.-1 , 7 r Â· ,- 4.-,9-11 1 1, 0 , 1,1 11. 49.. 11 1. 1 . I ' I , ' V I I -/ I ..I'.. .*' I *-. .'- 1, t'â€¢'. ~.'1â€¢ ..'~,1.'~.U..' ~..~ 1*''d(*,~A,1 * .11,1.1 : 0 ...6=:~ .1==T . 17' " t. I. 1 - re,, ' '.4 m' 1 .p, 61:33 1 ' 9.9 :d". . ... '. '....1,~.1 - ....Â·.~ . ' jullÂ·/',1 't.' ' .. i --~.,6,, mr-fild#...Â¥redâ€¢/TMJ~ .. J, In' I. 4.1 11 ..17'' . ~ * .4- -.... -- :- .. r -rv. -.. r.c.. . .L Â·-Sm*WDr=*~- r'~*2:CL Â· Pt=*=fencI .hbc-ty=<12;Â·il:fok / Â·Â· ..9*'44 . /4 . I + Le .rr ' , ' ' i.' --' ' +I...+<**ly#-/- - .-I.-.--Ill.-I . 1 , SO u=nt f ELÂ®VATION *: .. 4. l. , -I,. 'il . ,- J-.-kl. /1.- .,i'.Iâ€¢,L-'â€¢â€¢ -I - .--1. -â€¢'I'-- .1.St 1 - I - Â·,/ 'I-.7./ .. .... ./ h .1 1 . . f -I --I ~ - .4 I I . 9 . - I - + ' W ' . ' ' I I. ... .9 4, -- 2 . . .'' , . .1 .... ... ...~... . I I lilli. I.. . 1..... Â· Â·-?, '.1,14- 1. I - ..1,Â· Â£ Â· , ,' ' I ./ I .'...JI . ' EAST ELEVATION - ~-ff**'lf.:.0-19#&.ti f ;.?. /: < '. f ., i ~74'11., 11 1 1,111,1 '41 1 Â¢17'ff'.441*.:. 54,1,537 1 1 11 1 1 ~141*24*11-414it~141.ut--22 0-4.-2~:--5.-:-t.31-t-914463.441'-f.-lfit>.94-*21(.~4.-9---122%2--w#-4.-' Â·t ~ee Ik I #u. - A.: 4-1: 1/.-, I 11 [:12:'11:2IXI1Â·19â€¢.402*~~rALEÂ·,4.:*=.0.<t Â·Â· Â·yt..gbt':' id.'--+V'. - w-Â·7..V- 74:77JY''l.-r:.in:76 . 6 :-192 -uÂ·Â·Â· ..d :y.'N.=:.' .., f,Â· 46*4-.,i=* .4 -. -r.,2 2. L ..,23-4% 1~ff' il72' . I 1 ' .... Il ./ Â· Fl... ....4. ..- 4%#mi~u-ny-*-u:2. 1.-. .:J#.A/:-. , ,-1-; 2.'.'Â·1.,,,r.â€¢- :.' -''i.Ct,' --i .*- .. 22*9*Mt*U#**52*%*+2,*A#mfyÂ£3.,e: I -I'>pli.'LÂ· 4 -_.. . * ast,Z*+229,f .'4~Â»A.-t.fÂ·+1Ii'.7*-N:~~-*-tit-~Â·:-f~jif.3.1.2>7-7Â·~--~'- Â· ~-AÂ·Â· L' Â·~~~ "~ ~~ ~ t - ifflit~yAâ‚¬CAW.2.ti:AijÂ·-: .Â·.1.;.-4'-,-'41-2.-r~-'r 1.- .... 1~ I .1 1- -t ..1 ~ter.1:92 - n ....irn n .1 -n 3 - . .. .. - I. ' ... ~4. 1--I ...~*I. ... .....9 + , 9. ~, - r .-4 -4944-<ML,9-#- -4.#,444444 4---4.---..4.--. ,-6 -r - ,i b 4- -3., p r ,.. W.%... 4, ....... : 4- 1, . Minpr ...4.4, griON C..,4 ' .. , t LaÂ«..,>le'tr,~â€¢ .9.1~~~â‚¬-*Â®l.bÂ· 4,4Â·â€¢~a~6.i-*,1,J,**'*4.1.,â€¢rk*~4**44 -Â·hu-4**'â€¢â€¢f*'~AJW...1.~ IiÂ· K ty-1 4 iÂ·ii 44,4Â·Ai,, ILII tul #4 li' id lilll: 4 9 Ult Il F L ;111411 tl~~~~ 1 - i â€ž"411" : 41, ttlÂ·**:litrfltir Â· , . 7 - .- /1"la5/26//52EiN?3*9> 1...,21 Â· 4+ifitpli lilil, Trr.-r-r T--11 l' i" _ ~*4~Â·â€¢~Â·Â·i~ *}*2*ENIOUM#*1*41 *0 ir _*tim~41*filig#> c: ; ; -R-TE-1 4 ~ 18Â£52>i:.Ilu~â€¢â€¢Wâ€¢â€¢Râ€¢ 64* Ar f... I I 9 1 ,/ 4.., ': W --i .Flim 4/ 30Â£ Ar e v 1 1,Â· , 7120 -154. n:32.'.f~11 '9Â·lf". i.f ~~ ~' , :' Â·Â· - t....1 ... .. - 3 lib . 0.1 11 1 .. W. ...~ 1 9 J' % ~0â€ž,4... ~,Â». ~Â· .. -~ 1 4 4 7 . ,r ....1 - %11 ~414 1.4 9 2% f ..72 -1:. I:,14. t., . #-8 - -2311â‚¬ f 1-4.- r..126 . NORTH ELEVATION 5J4 %1 - Â·91*ju ' 7 bil-- Htilitf~)70]ODDI Uriqi . 43<DID EASF E<DPAI[PiE 1** ~A,ar~,â€¢*Aâ€¢â€¢,11-1 ELEVATIONS NOVEMBER 30,1443 SCALE: 1/8"=1'-0" NOI,LVAra V 14 81(}09 I. 4. 14 4 . 3 B -410,95-4.gr'j ... . 0. tte .....4 --- 1 4 B ..24 9 . 1,1 4 .0 , N j Â·- :---*.-* - F-/t!-Â· + :2..T.'..6.Â· E .. f -111 -7 9! 1...... L :1 ,lf ~'' -- 1.6-m 1....4 3 .' -- I /4 r, Â·Â·' Â·Â·-Il( 4 + - A- - ,41,- 1 - 4 I -m L . VII. . 2-4 . .11 ir.- -, r.1- ... .." 1 1 T.<2Â· ck w=u- ,...ik...Â¤y. ~L.~ . i.. 7 4. 0 ~1 2 2 I A 112 - *' 1.-:CÂ·' .4..UÂ·-7.1.22- _.-12_vl 21*51- 1111iu .7 + , a E rat. r.Â· G Â· k ... Af 1. -t , -/C . -,- ai I :4 . A r- - - t **A ' -/ *A'/f47N# .$%.64,66. .. .1 J,-: :9- 1, 1 - -1.1./#712///Ait:& Â· KY.144246#pit~ -34 ~ M ~{ ?TL. 1. ~ Â·09 e - 1 R .1 '2 n. 41.- . 1 -. -- #44. H:22: , 22-,2 11,= 4- i '. mei. u. 2 1 f L : 43 -~-1-i~.'.:r..:.- ' ..3: 8 12" ~ 4. 4 .1 1. 1. 41 . d jij, b Â· I ': 4.1 1. (16 Â· .j- - ' " 7 1-135'Â·14 â€¢ \1â€¢ I -1 . . F: ptuk:. 21 I . U Â¥ 14*Jp.-1 ~ ~ 6 -_. t IN I' r' Ran r. ff-, I *' 1 . s 'C. 2 1, 11 n m. W â€¢ .Â»,4 ki - I. E es â€¢ %. ' . ./ . ./. J -: .' -I t~64/ - : 'Ir . -4 it: "'48< - r - 9 flf! 3.- 1 . , .'17/R~~*-76,2-.*--*J * 3 .... '4!> 44,0.4 4.' 99. 1 4Â·1Â»43Â¢4*Â».Â· p r. 3>Â·4~.Â·, . Br. 744 4* iw#M&86#~*M-j'-~-~~77â‚¬9Â·44.kbt.44*4*14414.-'-,fiÂ·$*~ itp 1:5*4*- c . * 1 7. 1. 'd. I . I -, N . SECTION THROUSH PLAZA 1. â‚¬ ... '. 1. 1 - r'J . ...1 17 Â»T g N ~ TZILIZ* - ..' .,5 ' 1. A- ' - = ~ - 5-4. ' 24 . 1. . 8 1 16 Ill . 1f 144'Â·:b-Â· MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: Lighting Plan for the Katie Reed house DATE: December 8, 1993 SUMMARY: The applicant requests HPC approval for a lighting plan at the Katie Reed house. Lighting was not discussed during HPC reviews of this project, although an electrical plan was submitted to the building department during the permitting process. One light has already been installed on the porch of the cottage, without HPC's approval. Damage occurred to some bricks. There are currently three lights beneath benches on the east and west sides of the building. In addition to formal approval of these lights, the applicant wishes to install seven low voltage spotlights which will illuminate the building and store sign. RECOMMENDATION: Staff recommends HPC approve the lighting plan for the Katie Reed house with the following conditions: 1) The applicant repair the damaged brick work on the porch using the following method: Clean damaged brick surface carefully with a stiff, non- metallic masonry brush. Using a chisel, make some small grooves in the brick surface, to act as keys for the bonding material. Apply a thin layer of fine lime mortar grout, pushing the mortar into the keys. (Some of the remaining brick dust should be mixed into the mortar to match the brick color. Dry and sift the brick dust first.) Set the broken pieces of brick back into place as accurately as possible, and allow to dry. NOTE: Do not damage mortar or neighboring bricks. If necessary, coat the surrounding materials with rubber cement, which is removed after the repair is completed. 2) The applicant continue to search for a light fixture for the porch which is more appropriate/accurate than the one which has been installed. This fixture and the method of installation are to be approved by staff and project monitors. 0-19949 7(694 4-- the 44 l.fb uat 30 / E- 0* kk.s AVE r r ~ : 6('4 174+ - 1.w Â¢614<142. hjul.,3 1 (E) c Po, ck J,ju-+ - la de, A Â«-Harkocl Â·\Â·Â·e~ v,cal ; /f 010.-,{! , l ................... . 1 1 â€¢A............ ..... d..............I ................................. ............... r.................................................................+1 ................................................................. i .................................1 ..................................- :0:.:::......:.:::*:.:..::....:.....:.:.::.:,.1 23 ................................ 1 ................................. ................................. ....................................r l........... 5'Ual Ge >44, 3 1 01,2/ . A 06*c, ................ Â£SÂ»Â»20;'Xâ€¢:44:t.Â¥.:.:.u.Â·........... *Ii) c-tone GUALI w--0 .. 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