The URL can be used to link to this page

Home My WebLink Aboutagenda.hpc.199304281.4, -i AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE April 28, 1993 REGULAR MEETING SECOND FLOOR MEETING ROOM CITY HALL 5:00 I. Roll call II. Committee and Staff Comments III. Public Comments IV. OLD BUSINESS A. NONE 1 V. NEW BUSINESS 1 \l b .3- l pe j 5:15 A. Minor Development: 411 E. Main St. - Cantina Restaurant 05, 0 &7 5:35 B. Minor Development: 205 N. Mill St. - Cache CacÂ¥14 2,0--~ , 17 5:50 C. Minor Development: 513 W. Bleeker - Bailey Ch , Yh 4 42-1 -3, VI. COMMUNICATIONS A. Project Monitoring B. Sub-Committee Reports C. Neighborhood Character Guidelines D. Ordinance on Pioneer Park Lot 1&2 E. Red Brick update ongoing 7:00 VII. ADJOURN 1 -307 HPC PROJECT MONITORING HPC Member Name Proiect/Committee Bill Poss 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 534 E. Hyman (P.C. Bank) CCLC Liaison 214 W. Bleeker St. Mary's Church 533 E. Main PPRG 715 W. Smuggler Ann Miller 700 W. Francis Donnelley Erdman The Meadows (Chair-Sub Comm) 442 W. Bleeker (Pioneer Park) Collins Block/Alley Wheeler-Stallard House 700 W. Francis 624 E. Hopkins 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 Joe Krabacher 801 E. Hyman AHS Ski Museum Aspen Historic Trust-Vice Chairman 612 W. Main 309 E. Hopkins (Lily Reid) 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 Roger Moyer Hol den -Maroll_ ,altprnatp_) 1 j es:nm-.- CCLISI-son -2 +4--W.-Bleeleer -21.-5- W:-Hall am 334 W. Hallam Aspen Historical Society 3'02'-lh-Hepkins-Â·-13ryamtronÂ·t=Heese 409 E. Hopkins 920-E-r-â‚¬eepe=--(-stoce front-_r:emglal 303 E. Main 311 W. North Farfalla lights outside *10 Lake. Avenue Karen Day -..11.6UU=Erangis (alternate) Rubey Transit Center 334 W. Hallam (alternate) Cottage Infill Program 134 E. Bleeker 435 W. Main Swiss Chalet 311 W. North Martha Madsen 620 W. Hallam (alternate) 100 Park Ave. (alternate) 214 W. Bleeker (alternate) Linda Smisek 134 E. Bleeker 210 Lake Avenue 122Â» MEMORANDUM TO: Aspen Historic Preservation Committee From: Kim Johnson, Planner Re: Minor Development: Cantina Restaurant (Chitwood Plaza, 411 E. Main St.) Request for Trellis Structure in Courtyard Date: April 28, 1993 APPLICANT'S REQUEST: Minor Development approval to add support columns and a trellis cover over the existing courtyard adjacent to the Cantina Restaurant. The Chitwood Plaza Building is in the Commercial Core Historic District. The proposal is being made pursuant to passage of Ordinance 9, 1993 which amends the land use code to allow trellis structures as Planning Director approvals upon design review by the HPC. Attached is a copy of Ordinance 9, 1993 as it is being presented to Council for second (final) reading on April 26, 1993. If the ordinance is not adopted or is changed substantially before adoption, HPC review will not take place on April 28. PROBLEM DISCUSSION: The review criteria proposed in Ordinance 9, 1993 shall be utilized by the HPC in evaluating proposed trellises. The criteria (subject to change on April 26) are described in a new paragraph which reads: When a trellis structure is proposed within an open space area, it shall be demonstrated that the structure: a) is not enclosed by walls, screens, windows or other enclosures; and b) shall maintain 50% of the overhead structure open to the sky; and c) is designed and maintained so that snow does not accumulate to form a closed roof-like cover. The proposed trellis clearly meets the first criteria. Although the application states that the proposed trellis maintains 50% opening to the sky, staff would like the project architect to confirm this statement with dimensional data (ie. open spaces and structural coverage for a typical section of the lattice. Regarding snow accumulation, the application states that the restaurant operator is responsible for removal of snow build-up on the cross members. The Development Review standards for designated landmarks are found in Section 7-601 Of the Land Use Code. Please refer to the application for sketches and text regarding this request. 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 a Historic Landmark... Response: The design of the trellis is compatible with the Chitwood Plaza building (non-historic) and the adjacent parcels on Main Street. HPC COMMENTS: 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: This proposal is compatible with the mixed style of the surrounding neighborhood. HPC COMMENTS: 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or adjacent parcels. Response: Staff finds that the proposed trellis does not detract from the cultural value of the structure or the Historic District due to its relative simplicity. HPC COMMENTS: 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 Chitwood Plaza Building is not an historic structure, so this criteria does not apply. HPC COMMENTS: ALTERNATIVES: The HPC subcommittee may consider the following alternatives: 2 1. Approve the Minor Development application as submitted 2. Approve the Minor Development application with conditions to be met prior to the issuance of a building permit. 3. Table action to allow the applicant further time for restudy (specific recommendations should be offered). 4. Deny Minor Development approval finding that the application does not meet the development review standards. RECOMMENDATION: The Planning Office recommends that the HPC grant Minor Development approval at 411 E. Main (Chitwood Plaza Building/Cantina Restaurant) per the sketches in the application with the following condition: 1. The Applicant shall provide adequate data to the Planning Office and Zoning Enforcement Officer proving the 50% maximum coverage of the cross members. Additional comments: HP.cantina.minor 3 ORDINANCE 9 (SERIES OF 1993) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, AMENDING CHAPTER 24 OF THE MUNICIPAL CODE, LAND USE REGULATIONS, BY AMENDING MUNICIPAL CODE SECTIONS 24-3-101 DEFINITION OF "OPEN SPACE" AND 24-8-104 A.1.a. (1) "GROWTH MANAGEMENT EXEMPTION BY THE PLANNING DIRECTOR" TO ALLOW TRELLIS STRUCTURES IN REQUIRED OPEN SPACE. WHEREAS, Section 24-7-1103 of the Municipal Code provides that amendments to Chapter 24 of the Code, to wit, "Land Use Regulations", shall be reviewed and recommended for approval by the Planning Director and then by the Planning and Zoning Commission at public hearing, and then approved, approved with conditions, or disapproved by the City Council at public hearing; and WHEREAS, the Planning Director did receive from Chitwood Plaza Company an application for amendments to the land use regulations, and reviewed and recommended for approval, certain text amendments to Chapter 24 relating to the definition of "open space" and growth management quota system exemptions for trellis structures; and WHEREAS, referral comments were received from the Engineering and Parks Departments; and WHEREAS, the Historic Preservation Committee reviewed the proposal and supports the concepts of the amendments; and WHEREAS, the Planning and Zoning Commission reviewed and approved at public hearings on February 2, and February 16, 1993, those code text amendments as recommended by the Planning Director pursuant to procedure as authorized by Section 24-6-205 (A) 8 of the Municipal Code; and WHEREAS, prior to first reading of an amendment ordinance, the 1 1 , City Council, in consideration of the recommendation by the Planning and Zoning Commission, determined that the recommended text was too broad and undefined and directed staff to revise the proposed changes; and WHEREAS, the City Council favorably reviewed staff's changes on March 22, 1993 and directed staff to proceed with the ordinance adoption process; and WHEREAS, the City Council finds that the proposed text amendments as approved and recommended by the Historic Preservation Committee and the Planning and Zoning Commission and as amended by staff are consistent with the goals and elements of the Aspen Area Comprehensive Plan and are not in conflict with other portions of Chapter 24; and WHEREAS, the City Council finds that the text amendments will allow and promote compatibility of zone districts and land uses with existing land uses and neighborhood characteristics and will be consistent with the public welfare and the purposes and intent of Chapter 24 of the Municipal Code. NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN COLORADO: Section 1: Section 3-101 "Definitions - Open space" of Chapter 24 of the Municipal Code of the City of Aspen, Colorado, is hereby amended by the addition of language in paragraph one, and the addition of language in subparagraph "J", such amendment to read as follows: Section 3-101. Definitions as used in this chapter. 2 f I Open Space means any portion of a parcel or area of land or water which is open or unobstructed from the ground to the sky with the exception of permitted architectural projections such as building eaves or trellis structures as further described in subparagraph "J" below, and shall include areas maintained in a natural or undisturbed state, as well as recreation areas, pools, plazas, pathways, fountains, landscaping, and similar areas which provide visual relief from the mass of the buildings. [Subparagraphs A. through I. are unchanged.] J. Commercial Restaurant Use. The provisions of subparagraph I above notwithstanding, required open space my be used for commercial restaurant use if the commission shall determine that such use is compatible with or enhances the purposes of the open space requirements and that adequate pedestrian and emergency vehicle access Will be maintained. Trellis structures shall only be proposed in conjunction with commercial restaurant uses on a designated Historic Landmark or within (H) Historic overlay zones and must be approved by the Historic Preservation Committee pursuant to review requirements contained in Article 7, Division 6 of Chapter 24 of the Aspen Municipal Code and the Planning Director pursuant to Section 24-8-104 A.1.a. (1) . Such approved structures shall not be considered additional floor area ratio (FAR) or reduce open space on the parcel. Section 2: Section 8-104.A.1.a. (1) "GMQS Exemption by the Planning Director" of Chapter 24 of the Municipal Code of the City of Aspen, Colorado, is hereby amended by the inclusion of new language, which shall read as follows: A. Exemption by planning director. 1. General. Development which the planning director shall exempt shall be as follows: a. Remodeling, restoration, or reconstruction of existing building. (1) The remodeling, restoration, or reconstruction of an existing commercial, lodge or multi-family building or the addition of a trellis structure to a commercial restaurant use which does not expand commercial or office floor area or create additional dwelling, hotel or lodge units or involve a change in use. No bandit unit shall be remodeled, restored or reconstructed unless it has first been 3 legalized pursuant to section 5-510. To obtain approval to reconstruct demolished commercial or office floor area, the applicant shall demonstrate that affordable housing and parking is provided for the reconstructed floor area as if it were newly constructed space. When a trellis structure is proposed within an open space area, it shall be demonstrated that the structure: a) is not enclosed by walls, screens, windows or other enclosures; and b) shall maintain 50% of the overhead structure open to the sky; and c) is designed and maintained so that snow does not accumulate to form a closed roof-like cover. Section 3: This Ordinance shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 5: A public hearing on this Ordinance shall be held on the day of , 1993 in the City Council Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which a hearing of public notice of the same shall be published in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by 4 .. the City Council of the City of Aspen on the day of , 1993. John Bennett, Mayor ATTEST: Kathryn S. Koch, City Clerk FINALLY, adopted, passed and approved this day of , 1993. John Bennett, Mayor ATTEST: Kathryn S. Koch, City Clerk 5 ' / LAW OFFICES OF OATES, HUGHES & KNEZEVICH PROFESSIONAL CORPORATION THIRD FLOOR, ASPEN PLAZA BUILDING 533 EAST HOPKINS AVENUE ASPEN. COLORADO 81611 LEONARD M OATES AREA CODE 303 ROBERT W. HUGHES TELEPHONE 920-1700 RICHARD A. KNEZEVICH TELECOPIER 920-1121 TED D GARDENSWARTZ April 21, 1993 OF COUNSEL: JOHN THOMAS KELLY Aspen Historical Preservation Committee Aspen City Hall 103 So. Galena St. Aspen, CO 81611 Re: Application of Cantina Restaurant to Construct Trellis in Courtyard 14*>64 Dear Committee Members: This is a request on behalf of the Chitwood Plaza Committee, which operates the Cantina Restaurant, for HPC approval of the trellis-like landscape structure it has proposed for construction over the courtyard between the Cantina and the walkway that serves the Pour La France restaurant next door. On April 12, 1988, City Council passed on first reading Ordinance No. 9 (Series of 1933), a copy of which is attached hereto. We have been allowed to submit this application in advance of a second reading on Ordinance No. 9 in order to give the Cantina, should it secure your approval, a chance to complete any construction necessary before Memorial Day. We have also been given to understand by the Planning Office that the HPC is willing to treat this request under Ordinance No. 9 as a request for Minor Development under Section 24-7-601E. of the Land Use Code. Basically, Ordinance No. 9 creates a new exception to the requirement in the Land Use Code (Section 24-3-101) that required open space be open and unobstructed from the ground to the sky. Ordinance No. 9 permits trellis-like landscape structures in conjunction with commercial restaurant operations in a designated historic landmark or within an historic overlay zone, where this does not result in an expansion of commercial floor area or involve a change in use. Ordinance No. 9 requires that any such structure: a. not be enclosed by walls, screens, windows or other enclosures; b. be open to the sky at least over 50% of its area; and t OATES, HUGHES & KNEZEVICH, P. C. Aspen Historical Preservation Committee Page 2 April 21, 1993 c. be designed and maintained so that snow does not accumulate to form a closed roof-like area. As can be seen from the accompanying drawings, the trellis proposed for the courtyard in the Cantina is designed to give a constant shading to outdoor diners during summertime and some protection from light rain, while maintaining a sense of openness to the street and conducing more varied and interesting plant material than can be accomplished under .,0..Â· . - present constraints. The trellis is designed so that at least 50% of the area is open and . st unobstructed to the sky. With the exception of support members, the area will be entirely open . Â· fFIC and unobstructed at its sides. The trellis will incorporate building materials which are highly compatible with the materials incorporated into the surrounding buildings. The trellis will be constructed entirely of wood members. Each level of these members will be smaller than the one below it to add visual relief and interest to the structure. The supporting columns will also be wood members with wood bases and capitals. The structure will be finished with a natural stain to complement the existing wood doors leading to the courtyard. Finally, there will be hanging flower-filled baskets around the perimeter to blend with the existing plane and flower boxes. In order to ensure that snow accumulations do not enshroud the area, the restaurant operator will be required regularly to clean or remove any snow buildup on the cross- members. This should prove to be a simple maintenance item. In further support of this request, we offer the following: 1. The proposed "development" is compatible in character with designated historic structures located on the property. The trellis-like structure proposed will effectively extend the building's architecture into the courtyard area, while affording more effective shading and opportunity to incorporate landscape features in the area than has existed in the recent past, when large potted trees proved unworkable due to aphid infestation and a clutter of umbrellas proved insufficient at shading and somewhat out of character. An historical antece(tent for the shade structure proposed can be found in the old Epicure Restaurant operation on the site where a large parachute afforded constant shading to summertime outdoor diners. 2. The proposed "development" reflects and is consistent with the character of the neighborhood. The proposed trellis will function as an integrated extension of the building's architecture and will facilitate outdoor dining - an established characteristic of the neighborhood and on the Cantina property in particular. OATES, HUEHES & KNEZEVICH, P. C. Aspen Historical Preservation Committee Page 3 April 21, 1993 3. The proposed "development" enhances the cultural value of the surrounding structures, inasmuch as it facilitates the outdoor dining experience and draws on the historical antecedents of shaded outdoor dining when the building was known as the Epicure Building. 4. The proposed "development" enhances the architectural integrity of the building in that the addition of a trellis would serve to soften the existing patio open space without overwhelming it, thereby creating a pleasant space for either viewing into or dining. In addition, the trellis will break down the massing of the building walls along the south and west sides of the courtyard. Finally, the trellis would make the patio area appear more finished, even in winter, when it is not being used. We look forward to answering your questions and to your input at the soonest available agenda date. Thank you for your consideration. Sinc~rely, OA , HU~E~ NEV~CH, P.C. By: L.x C kiD F ' :rt W. EfugheT - RWH/tu Enclosures . } chitwood\bix.!tr t 1 , 1 24 4 Em . :2 -,B'.% 24 , 1 4410. 25.1.;. i.*.Â· . .I T-- & i : . 1 ! ' ~2_12# F.I L Â·Â·~ . - . 1 1 i: ! I F=.*I-*=*-1 =:=z..=:~W , 51 i It 4 ; 3 f k 'i! 't 1 =6=4- *liu - --. -. -1 1 Ati 1 4.1 1 4 1, ...1. , 1.' 1 - TIF~ - - .f:,th- .Aj - L 1 r ! - 79 \ F 111.- - XI 1 Â£ t. ...lft.ti- ./ 1 , --7 Â·-4 1 Fl imz _ 1 -== h , 11 1/ . / M h Â·Â·P / 'i /D u. < f Â¥ . tti 0 1 - 3 1.- 4 1 A U N (1 / P 1 - a l, 0 0 u 4 1 11 3 X 1- 111 1 I 11. r 1 11 lili i 1 .11 lili , I f ---- 021 - - . B L..1 ,/9 ..1 , 1. I.El./W *:G -- 'L.~~~â€¢Il lili 1 lili 1.- 1 11 11 1 1 1 11!1 111 1 DOLLD.,1 *,1, li,zil 11 ~ i' 111!l.26 d :UMEr 4*4uu':4, - Ar . !1 101] MIl -4akâ€¢,6Â·3'\60\0 -- 11 114>111111 If -1. 1 1 11Â»jr 1 11.fil 4 4*41*1 01,+ i! il R,9(2Â¢ 44 - h'â‚¬1:4.1 313 MOI- ----=- C . i ~9 45 f - 4 1- j 1 01>,dt t- 4 1~ i -1 0/.4Â¢3 -1.- 11 11 il .17@ 1 F - -F il i H U 1.2 1 11 ; 4 lili:1 1 1 1 , / -- & *.----1 ------ - - 414 -- 4 4 4 4 .2 4 -14 ht id# 7Â« k 3Â»5:,Rdir--.7,2 -Â·clwa 1 1/ i i . . S 1 - 11 : 1 4/// \\ f.--..711! ' 1 -tr-t.--1 Â·Â·1.4 - H: 1 lili ll \ 41.-1.-7-rical h Â» -p--prrr 1 1 f 949/ 1 1 ,/.5....-..26;56 - 1 5'Â«Irte L----*. z*--t-4- FOUNT-Ir-4 , /,rl : 1 1-4 i! 1 1 -3--eqerIN# MINK - 1 i --9 f 1 I hi 11 1 -- 01=0 a,WMN 11 - toi 11 2 1 1 4 746 1 j N &<107'INe PRAIN ~ 9 1 1 , 7-Ti-4 e<ienue i 11 i lil i -_12___-4 ---i--- I.---.--.- I ------*- ----.- 419.411 I--- 7 7 -f w 1 I eL Â·- F X ,Â«02 114 1 PA"ir: f 1 1 1 96*-:171' " 'Ef I 13.t t:) Â·j>9-52*-13 1 1 4 .. . 71 4 -' 1 9.04 1:11 MEMORANDUM To: Aspen Historic Preservation Committee From: Kim Johnson, Planner Re: Minor Development - Cache Cache Restaurant Expansion Date: April 28, 1993 APPLICANT'S REQUEST: Minor Development approval to add 246 s.f. of area by enclosing a covered walkway in the below grade courtyard in the Mill Street Plaza Building. The site is within the Commercial Core Historic District. PROBLEM DISCUSSION: The HPC shall review expansion of structures in an historic district as a Minor Review if the expansion is less than 250 s.f. The Development Review standards for are found in Section 7-601 of the Land Use Code. 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 a Historic Landmark... Response: The addition is below grade and not visible from the Hopkins Ave. frontage, so no incompatibilities are created. HPC COMMENTS: 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: This proposal is compatible with the existing building and is not visible to the rest of the neighborhood. HPC COMMENTS: 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or adjacent parcels. Response: The Mill St. Plaza Building is not historic. Staff < finds that the proposal does not detract from the cultural value of the adjacent parcels. HPC COMMENTS: 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 subject parcel is not historic, so this criteria does not apply. HPC COMMENTS: ALTERNATIVES: The HPC subcommittee may consider the following alternatives: 1. Approve the Minor Development application as submitted 2. Approve the Minor Development application with conditions to be met prior to the issuance of a building permit. 3. Table action to allow the applicant further time for restudy (specific recommendations should be offered). 4. Deny Minor Development approval finding that the application does not meet the development review standards. RECOMMENDATION: The Planning Office recommends that the HPC grant Minor Development approval at the Cache Cache Restaurant in the Mill Street Plaza Building to add 246 s.f. within the below grade courtyard per the sketches in the application. Additional comments: HP.cache.minor 2 VANN ASSOCIATES Planning Consultants March 19, 1993 HAND DELIVERED Ms. Kim Johnson Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Cache Cache HPC Minor Development Review Dear Kim: Please consider this letter an application for HPC minor development review for the remodeling of the Cache Cache restaurant, which is located at 205 North Mill Street in the Mill Street Plaza building (see Exhibit 1, Pre-Application Conference Summa- ry, attached hereto). Please note that a separate application for a GMQS exemption has been submitted to Leslie Lamont. The application is submitted pursuant to Section 7-601.E. of the Aspen Land Use Regulations by Phillipe Mollicchi, the owner of the restaurant. Permission from the building's owner, Mill Street Plaza Associates, for Mr. Mollicchi to submit his appli- cation is attached as Exhibit 2. A letter from Anthony J. Mazza attesting to Mill Street Plaza Associates' ownership of the building is attached as Exhibit 3. Per- mission for Vann Associates to represent the Applicant is attached as Exhibit 4. Background The Mill Street Plaza Building is situated on Lots D, E, F, G, H and J, Block 81, Aspen Townsite. The building was constructed following the receipt of a growth management allocation in the 1980 annual commercial GMQS competition. The building has undergone various modifications (e.g., the Gordon's Restaurant bar addition) since its construction. Conceptual HPC approval was also recently granted to permit the remodeling of a portion of the building's Hopkins Street facade. A GMQS exemption application for this remodel is presently being prepared for submission to the Planning Office. Proposed Development As the accompanying architectural floor plans illustrate, the Applicant wishes to consolidate the restaurant's two (2) dining rooms to improve service, and to provide 230 East Hopkins Avenue Â· Aspen, Colorado 81611 Â· 303/925-6958 Â· Fax 303 920-9310 f Ms. Kim Johnson March 19, 1993 Page 2 for an enlarged office and a new internal storage area. To accomplish these objectives, the Applicant proposes to expand the main dining room to include the covered walkway which abuts the restaurant's south facade. The expansion will invo- 1ve approximately two hundred and forty-six (246) square feet. Of this amount, approximately one hundred and ninety-eight (198) square feet meet the definition of net leasable area. To offset the resulting increase in the restaurant's net leasable square footage, an equivalent or greater amount of the secondary dinning room will be converted to tenant storage. As you know, such areas are exempt from the calculation of net leasable square footage pursuant to Section 3-101 of the Regulations. The restau- rant's existing office will be relocated to the remainder of the secondary dining room, and the old office area converted to dining space. With respect to floor area, a substantial portion of the two hundred and forty-six (246) square foot addition is exempt from floor area calculations, as it is located one hundred (100) percent below grade. The remainder, while countable as floor area, does not increase the building's total floor area above the maximum allowed. Based on the CC zone district's floor area ratio of 1.5:1, the eighteen thousand (18,000) square foot Mill Street Plaza property is allowed a maximum floor area of twenty- seven thousand (27,000) square feet. As Table 1, below, indicates, the existing building's floor area is significantly less than the maximum allowed. Table 1 Floor Area Calculations Mill Street Plaza Building 1. Legal Description Lots D, E, F, G, H and J, Block 81 2. Lot Area (Sq. Ft.) 18,000 3. Maximum Allowable Floor Area 27,000 @ 1.5:1 (sq. Ft.)1 4. Existing Floor Area (Sq. Ft.)2 25,630 Lower Level 2,670 Ground Level 11,760 Upper Level 11,200 1 Increasable to 2:1 by special review, provided that sixty (60) percent of the additional 0.5 floor area bonus is approved for affordable housing. Ms. Kim Johnson March 19, 1993 Page 3 2 From takeoffs prepared by Cottle Graybeal Yaw, Architects. All numbers rounded to the nearest ten (10) square feet. As the accompanying architectural elevations illustrate, the restaurant's new exterior wall will contain multiple wood easement windows with kickplates, as opposed to the original metal storefront. The use of these windows represents a deliberate depar- ture from the building's existing fenestration style, and is intended to give the restau- rant more of a french bistro appearance. The change in fenestration is also intended to help patrons more easily locate the restaurant within the Mill Street Plaza build- ing. Review Requirements Pursuant to Section 7-601.E.2.c. of the Regulations, "the expansion or erection of a structure wherein the increase in floor area of the structure is two hundred and fifty (250) square feet or less" is considered to be a minor development. The HPC review process for such developments is limited to one (1) step, and no public hearing is re- quired. The specific review criteria which are applicable to minor developments, and the proposed restaurant remodel's compliance therewith, are summarized below. 1. "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 a H, Historic Overlay District or is adjacent to an Historic Landmark." There are no designated historic structures located on the Mill Street Plaza property. While the adjacent Katie Reed property is designated, the proposed remodel is invisible from the Hopkins Street. As a result, the remodel will have no adverse impact on any historically designated structure. 2. "The proposed development renects and is consistent with the character of the neighborhood of the parcel proposed for development." As noted above, the proposed remodel is invisible from Hopkins Street and surrounding development. While the remodel's fenestration departs from that of the Mill Street Plaza building, it retlects the character of the surrounding neighborhood, in which no single architectural style dominates. 3. "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." The proposed remodel will not detract from the cultural value of any designated historic structure located within the immediate site area. Ms. Kim Johnson March 19, 1993 Page 4 4. "The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof." The Mill Street Plaza building is not historically designated. The proposed remodel will not diminish or detract from the architectural integrity of any designat- ed historic structure located within the immediate site area. Should you have any questions, or require additional information, please do not hesitate to call. Yours truly, VANN ASS~CIATES Sunny Vann, AICP SV:CWV Attachments CC: Anthony J. Maza Robin Ferguson c:\bus\city.app\app22093.hpc -3/ I L ' CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY EXHIBIT 1 PROJECT; ~f-Pc- C'-6 L.~ CD-c AL 0/beoe_ APPLICANT' S REPRESENTATIVE: ,~ ~ff/K/0,41-~~0Â»- 0 REPRESENTATIVE'S PHONE: -i-.lill OWNER'S NAME: 0,4~2 tÂ«. / 4*A K kg.,1,411 i SUMMARY 1. Type of Application: b33410 Feo - 2- t Describe action/type of development being requested: 041 146 0 nat #4 29.6,0 Ui, --Il=67--B---- 3. Areas is which Applicant has been requested to respond, types of reports requested: Policy Area/ Beferral Agent Comments 4. Review is: +P&.2-021Â¥-)-fâ‚¬â‚¬-Orrly)..I---- (-PEZ--then--toÂ· -â‚¬e-)-- 5. Public Hearing: (YES) *13 6. Number of copies of the application to be submibted: /3 7. What fee was applicant requested to submit: @lotÂ¥ â‚¬2- 8. Anticipated date of submission: 9. COMMENTS/UNIQUE CONCERNS: frm.pre_app . EXHIBIT 2 March 19, 1993 HAND DELIVERED Ms. Leslie Lamont Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Permission to Apply Dear Ms. Lamont: As a partner in Mill Street Plaza Associates, which is the owner of the Mill Street Plaza Building, please consider this letter authorization for Phillipe Mollicchi to submit such applications as may be required to obtain approval for the remodeling of his restaurant, Cache Cache. Should you have any questions, or if I can be of any further assistance, please do not hesitate to call. Sincerely, L._j>dithony J. Mill Street Plaza Associates - 205 South Mill Street, Suite 301A Aspen, CO 81611 (303) 925-8032 SV:CWV c:\bus\city.ltr\!tr20692.112 01/06/93 14:27 2'303 925 3736 Hagman Yaw -=u Juo . C . EXHIBIT 3 M & W PROPEATIES SUITE 301A 205 SouTH MILL STREET ANTHONY J. MAZZA ASPEN. COLORADO 81611 AREA CODE 303 FRANK J. WOODS. In TELEPHONE 925-8032 FAX 026-6996 December 28, 1992 TO WHOM IT MAY CONCERN: Please be advised that the Mill Street Plaza Building is owned by Mill Street Plaza Associates, which is comprised of Frank J. Woods, III and Anthony J. Mazza and a minor interest by Joan Slattum. The existing mortgage on the Mill Street Plaza Building is held by Commercial Federal Mortgage. Verytuly yours, f /*iNho.~ J. Mazza ik~ /D AJM:dr EXHIBIIT 4 March 19, 1993 HAND DELIVERED Ms. Kim Johnson Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Permission to Represent Dear Ms. Johnson: Please consider this letter authorization for Sunny Vann of Vann Associates, Planning Consultants, to represent me in the processing of my application for HPC approval to remodel my restaurant, Cache Cache, which is located in the Mill Street Plaza Building in the City of Aspen. Mr. Vann is hereby authorized to act on my behalf with respect to all matters reasonably pertaining to the aforementioned application. Should you have any questions, or if I can be of any further assistance, please do not hesitate to call. Sincerely, 1 , E' ~Phillipe Mollicchi Cache Cache Restaurant 205 South Mill Street Aspen, CO 81611 (303) 925-3835 SV:On c:\bus\city.ltr\ltr20692.kjl .. ... . .1 , , L <3 - + (6- 0 } le } . ALâ€¢~ ~m ~~~~Â·11.~c,-Â·ry--â€ž -1.1 Â· , . gr-'-rr--4- - ' 1 2 4-x '1 : , (DE : 01 L t_.1 4.4 C ' - OFFICE - 1 31 <,1 - 11161- STREET PLAZA HEO4 ANICAL RooM --- 1, . I 14 1 .4 Â· -â€¢t Â· . 2/ ) - 71 I -4 BAR- 5-SEATS ' 7. 1 i...7 41 1 '.f % /9 . . 14 V'..t.~. 1 4 kilr.HEW AREA, 0 0 0 / ! 1 // ...a h~ A // Â¥ 7 4 1 4 // i 1 1 I I : 1 â‚¬ 0/1 4- '14 I ./Â£/ Â·2 14 '. \ 6 rn 00 ' Cl r- - 4 N 8 \ /1/ C 4 , I t 1 yt EXISTINGÂ· DININer - 4-9 5Â£+73 , 1.-1 4/, r - 1 1 r. 0 -U .Itt . 0Â·-- - Â· : / .... 11 -- : - -,01 - 1 â‚¬4 l_,/2 1 1 - - ~.. 1 34 f. 3 bl f ) 1 f J{ 1 /-1 1,1 \ 0 \ , 11 ., I , i: - .-. \ 2 9 . 4 . L./ L./. ) lu i , / * ..i 'h-; /f Â· UP . \ Â· 7 STA#RS TO 3 * (/-3 (r, 0 - , C. ' .,itt, 42 1 i : ..4 .-1 /----- . 5 1 1 1 j T -/ C.../ L -. -7 1 41.. Ct t 4 : 1 /- i. . 44& t,t.Â·,2 M+14 1:1@13-X â€ž5.1. , 4 , 1% . r-'.f'#,4,5 te''S.1;.6, f, ,-,=1 . 1 -,1- 17 ~ ' ... --3Â·42& #"litÂ· 0:-5.- Â·- uÂ·' pir-. i.:~.0 .~ 1-1 ' 4-Â·.r~.Â·:.2.pat,4,Â» i.27'- .*'~,4,4*4 'i . *. ~ - ' 00 00 #. 40<(STINg. L\ME oF BALcorti 40vs - - . /-h t . -I .Mi 00 . , -1 i , 20 --a '4 rh t Â£*\511NG, Dl N \Me - 31 56*VS tb 9. / 1 /42 BAR. 5 56*a 0 '. / P\NIN& Rrt. 7. D,uwb RM 1 49 SEâ‚¬S PLAN VIE'VA 14. 4 - \'on ~ NORTH Â£.. Â£ C D I AltÂ» RH 2-3 1 92*TS i A TOTAL SS 56*2 - EK#5 T\Ne FLOOR PLAM AND 52*rth,9 ' . Â» i ,Â·: r~ , TOTAL 5EATINS - 89 .2 CACHE CACHE /! 1//0 0 205 5. MILL ASPEN, C.060 3-2-93 PRAW N 34 12Â· FEKI,(804 ~ i - 41 -1 00 00 0 U .A %" fE*-3,mr.,er?Â·Â»294:>Â· .e;Â·Â·-3-: -:44,4,;**~r;::<FÂ·**SplÂ·~â€¢c:5:.De.*9~7 -'~Â·L '', Â·Â·Â·â€¢:1 1Â·r*,:.ryj. 7.ftÂ·:73Â·,râ‚¬ I .11 .I'* 'Â·Â· Â· ~''j FÂ·. etâ€¢ 71'1.-.2,2*0.,5,1.9.,Â·Pt.&Â»fifÂ¥tÂ«.ffr~13% -1Â·0 /4-r f 1 1 f.?IRÂ«.... * .r>.i .-.c.-.*j. w:. lk:eeYÂ» "0 19' P. ..... L 16'- d' 13'- 4" 1 1 1 1 146 01' 1 lat 04 4 6 . .24.....filt>L~Â·Â·-Â¢%131,2Â·tiÂ·'-,il-Â·44.f.Â·:.,f.*mu.,tj -4-,..Â· ~~ .'-- fa'Â»%+Star.ji.2-9-~6,-7333.4 4. Â·~..~-42: :,~ ~Â·2-3/.~ I'" -- .744*A:~- *'tt â€¢.*.2*2T)' '.~ ; .~: ~~~~~h .4Â«- .-. ~1 1. 1-. '1- . .V . 1. , '1 ..9: 1, . n . , + Z ..Â· ..Â·&1Â·. '., C.-Â·& -'~ I Â·Â·Â·' , '- ' Â· ~~Â·'*i:1 -'7'- eLi fO ch 3 - .' 624' ' 48 - n.1. 0 0 4. '.- \ 49â‚¬1 -I- 4: 9*3 - - . - -bill.L yrger PLAZA MECM ANICAL P.odi- &*I.I. It;-fi'. i4 i /20.-. .- \%-/ (EA SRNG) . I t.j - 74* , O 0-0 1 NEW 014114(, 8 SEATS *.(1 1 O .PÂ¢ -~ 4 - ..:33 Â£'fÂ· 555*75 -Abic# i.,~Â·.4,-'â€¢.t'l~#~jlf'A...4. Â· HAM DINING - 61 SEATS 4 1- U 6 - r :, ' 3* . 43?t i/ , . i / E El 4-7 X--b .. /1 ./. At 3 - . : ..2 tial 47 // C..) r fu> -~.--,- - , I r \ . ; l_7 1 C / . /.-- ts"jautx .kÂ¤ks\42\\ S :.: 1 03 ,. * t e ' l - , 3, - . 1 i. I./ .-I 4 4 -- ./ U i ...4 1 , - 0-) 1 10 , (/ 1 , = 1 4 { .... r il l -0 f ii/-1 1, / / 'd I ' 4 -- 5 - 4 j 'If,Â· 1 1 . ,).1 1 4 t 1 / 44 - 4 .' Â· i . I I I 4 itup i X , I'l At 4 lig~ 4 =TAIRS To 1/ =A Auzy 9 W. 4 11 i . d 'Â·1 - L C j - 71 . 02 1 . i 4;21 72-- /*. 9./*. A . ~ ' Â« Â·U ~5'.Â·:' Â»rf: ~#Â· 1 + Â· Li - Ill 00 13 43 LU I:....-1 JA i j. 1 r.3 - -\ Ch C 1 0, -1 , .1 1 -1 Â«1 1 ,--i-f--1 1 i.l l YÂ·i j. j -- 1-1 24 -.! 47 Le .ti I I 0 â‚¬%\ST,Wa- DIN,oe To ;E <OVT,CE 5 PME - < 246 pl~ NEW 5-ToRAGE r.1 g . W. - ki 29 4 -44 PLAN VIEk) ye c\'D'% ~ NoÂ©3 4 - BAR. - 5 ZER,3 ky U 9 44 t MA~ D ININâ€¢ 4 1 35 RE- 93 W Ew DI NWA; 8 58#r, NEW ELOOK PLAN AND 5EKn N6- UÂ·. 7-0-TAL 5EAT#84 -74- Mi: ..... 3 -r 0TK L 74- 5EKIS CACHE CACHE REMODEL 1.. 9., 14>E S.MIL-L ASPEN) COLS 4.2 3 3-2 -93 DRAWN 5/ t. FERâ€¢US EN *' : 4. % at' .- -Â· 1 - 1 Â· 4 L .-i r. 1.L - 11 : t. D r r .4.- ' . 2. e Â· r. 4 .n 0 W4 t L . ..... 4k'.1 JÂ·"~71 'i D z., , 4*34 ', f 9,134 - . 1 ..t :, f:. . 7:7.4:...2.1... 'rk..1~; , :91'/,4 4,14 , 0: : : '.1 %...4 1 1.1 4 + '. ..8/76: 3 9%. P W . 47.k -5 Â·14. Â«?t I,O 10 I e>....1.'.Â· At~& 5.,2 143, C.. :Â·' 1 1 1, ..... /- 0,1 L 1 31- 4.1 16/- 01. , 141 0.1 l 1 1 L /6 -al +5Â¥ffÂ·'Â»p 'j'Â·:LU~<4:&..3.,9{341=i.Â·4Â·i>tÂ¢**46-Â· 1 - 0' 'Â·. I *â€žIÂ· -fÂ·c''FI"A+U~Y~*. 't..W Li..3$11~4I'p i...D'Â·7:C-'9re*4~4~4Â£f.~114 .:1:342Â·U,4(-,*9 jr 1#5 r, Â£ (*.5 I if ), <--1 Â·53* Iii Â· R p 1. Â· h e.< 4 7 2 22 44 Let Â·Â· ~ f jic , -- O VIL-6- .5TREET FLAZA MIC,AANICAL. ROOM-- 924 1 h ~E)41 511 8 53 \ 4, NyÂ¢ . 0. 9 11 4 . 4 3 :Ei r. 4 9 r \ -#.* 3*..4Â·. -Ve , 5 ' iiI ..0-1- 7$4.-4 8AR AREA- ND CHANGE 1- - - ' 4 ... REMOvE 2%,STI,16 WALL:=- 2/ 1- '24, 9 f CoNVâ‚¬KT -ro D~ KIt Ne- 99 Â·, : -- .: ~..:j ..4.- :ctic<rij .H:t:-Â·Â·i~.-3:,~Â¥Â·4*L''Â·Â· 19Â·Â·.1.:43,.1-0#Â·3:71--2!:;*3~1;i*66Â·4Â·*'Â».7 'Â·49:-':4#94*474.:Â·3j~&Â·PÂ·.161,i,6~~-i '1.4'Â·t'Â· i.*41 -&. Â·:k,PÂ·. 2~ .t A A l. t; f. f. ... BUJ 6/KITCHEN - 140 0-iAN,f,E - ..441.- . Â·95: Â»S. Â· p' 0 I:Â· 3 UL, , 1. 6-/ ..... ls, 0 Y #1.- 1 1~1 * 4Â¢. i 5,2.- .ny 45 9 ye I. 2. - 1 r, e .4 1 \~ / t..1- 82 */. .':ca 14 /- .I "er i -f., .., Â¥-, MAINI DININ&- Roal - 40 CAN46/- 1. 7 f tk ./: -9 f ift '1 4 f. A rE <445 t :-.0 - M. e 72 Pir Â¥31 e C 5122* / STRbUUKAL CoLUM/46 To RE.MAâ„¢h--- :9 N * 4 * 44*2 4 4 1/.,4 4 - 1 24 1 1 up- Â¥ - 31< - Al=9 11 +Ty 6 STAIRS 10 .tv. 1: k f?K KEr + 2 + -REHOVE 2,<ISTINS WAI )1 ye U ;â‚¬ 1 ** * %,1- ' 1 - 4* ..2 9 Ii 1.-T - - -- - --- -- -*rm -- -- -4- - - -- 1 - MA :.. . Â£ 27.-7 .44*'"'1~'LÂ·-"~2Â·~'e<' Altr''le-'7 ..17#.c:~ Â·.-*,- ~ ~~â€ž~ jiF~~' ~~ ~' 4"1'~~ '~ ~ . Â·â€¢â€ž' ._ , , ~4,t 4 U,;0 -,j,- ;.1 2t 34.1.,~44 'h .... 4 t~ -474 BA ..4 ,>:Â·h 'A Wkt//*.AÂ· 1 L - ----- 3,9.. i 111 --- L- ~ NEW MAIN E~TRY -1- 1 /\ 4 I e \ 1 / 246 '0 ADD fTIoNAI- e,r~ To Catrul Obc 3304 l~ A 9* X / / eÂ»Â« 1 ... \ f Ly / 1 \ kin 72/ *4 -PtÂ¢;1 1 \ .t,UJpl 1 1 1 .,4 ji 4,..al 1 1 t===1 1 -.- 111 1--4 1 k T.-42 -*E..24 7 a r - tÂ·Â·Â¢1 1 :3Â¢ .Â· i EXFT To (07103 06(.3304(6) NEW CONsTRUCT,od - .. 38'10,0 / DINING To SE OFFICE 51*CE --' 146 ~ NEW STOR~E --- --- 14 - , rt / F XyÂ·ti J 'e, 91 b Â¥41 + t'~ 4/ Ng FLAW VIEW A ' = \'0" ~ NORTH 34 1 339 *42 71}.47 r *d%4 CACHE CA:LHE REMoDEL -. 205 5. MILL A.SPE~ Cal-O ~ 1 4.,410 L=L- ' fe 2.-2.6 -93 [724*A 89 R, FUR*US<>N ;cÂ· - Â· ~ '2, 1* 4 0 I. 24A -44-1 4> r Efs ..... I .r &254 , , -,31 .0-,9/ - .... FARTITOJ FRAMt*r- SECTION l yx' *1' o.' -POURED 5Â£Ag , . .J.U .'. #4-.' g4. .4.-*R#..- .44'*) r 2 4.-' AÂ·k 1 4. . A ,* ; 5, i 8Altz)049 ( E,4 WTO) 2 .~61 2. 1 .3.3 :i ...31.-2,f :,;.2: 4. :.:1:51 0...... Â¢ WINDOW 4 DOOK 5(HEDUAL Ilat 1 7 -HURD 235? WOOD CMEMENT i i 1 1 8- HUKD 2-347 WooP 3-TATbAARY 1 . Tb'TAL GLASS = 102 .2.1 0 (HEAT MIRROR) 1-3'alt xu'S" <\14" 5TORE Doot . 1 i i - To'rAL. GLASS = 22. d THERMAL PANE , 1 HURD H tl@8 1 11 . : WIND 0,4 5 (-TYPS) i./ ! iiI Â· G i iii i iii 0 l. + lit 1 1 '2 iii 2 *4 D E FRAMN#r sil,n,46 EXTE#Lia< */ALL r i e- 2,1.Sn Nu Lirlrr o F ExTE<100- WALL- 1-01 INSUL, 1 11 1 i . 4/4 RED 0Ak TeM j (TY ED Yi' Hy *Cre,) 1 :.0. r. X"HDF OAK PAÂ¥ f. -/ .=43 *il.:Â¥.4 ' 4417-7/.4: * J- ON 93 FLAST ELEVAT 1 0 hi 12*'* ib" WEST ELEVA-TI ON 4-2 =PO" =\11/2- 4 --*247* SLAR.AND C+UMNS EABT#Â¥rrs--77- ~- + 4 im L- , 1 L \ 1 /0 / ---- - ---7 . .4 1 -2 *ip 9 1 1 A /1 1 4, "44 .....1 ' I 1 I - / 1 -9 ' .ALI . / \ i. 1 1 i -1 2., \ . li i I i \ X. .. 1 \ I ! -4 -72 / \ 4 . \ 1- ~ \ 4.i i \ te <@1 44> e j 4.-E < 6 : Y<* ~C-,1 42Â£) , i ':<Â© \ \ 1 be l 3. i 1 / j \ I . /1 7- 4 1 1 \ \ / : 4,1.- - i \ 1 bL \ / / . 1 .4 \ / i - 20... : \i i ...9 ' 1 r i.'- 1 1 1 1 6 , 1 -1~. , IM- \ / 7 1/ i. / 1 f h 4 1, 5/- 4:. - f 44 k Â· , i e 1 , 0 1 1 ' 1 3 1 1 --- ./ /2/ I t. f %- ' I, 1 1 . -- :-- : f,1 i 1 4 " 1 , 42 \ 4 *3 / N / / -0 -:.,f- \ 1 6 . NORTH ELEVATION 72-11 = 1'0" CACHE CACHE REIÂ·loDE L 205 5. MU-L ASPEN, 60 1- 1-4-93 DRAWN BY R, FERGusabl -- - AGE 4 .... 7-1 -1 I Tr;fi-iÂ· i~:~F~ tft),tit--fnlmÂ·Â·~ P T-1~ ~F-~r'-r-t 1'*r 1-T t~- ~, ~ Jil.fi_1.1,11*.1.U. 111! AlÂ· ~1~ lill111|.Ii 1Â¥11 13:11.11!..141~.-.1:.1.3 1 1. 1 [.1 jpi; ,~ b L i i 4 1 f T 1 -1-n s. :4- T'T l-~T r-i - 7 mi MEMORANDUM To: Aspen Historic Preservation Committee From: Kim Johnson, Planner Re: Bailey Minor Development: 513 W. Bleeker Date: April 28, 1993 APPLICANT'S REQUEST: Minor Development approval to replace the existing non-historic masonry chimney and adjacent metal flue with an aged copper ornamental chimney/flues. PROBLEM DISCUSSION: The Development Review standards for designated landmarks are found in Section 7-601 of the Land Use Code. 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 a Historic Landmark... Response: The existing chimney must be replaced because it leaks C and does not draft well. The design of the existing brick chimney is too "heavy" for the home. The applicant proposes to combine the brick chimney and metal flue with a streamlined aged copper fabrication which combines the two elements. The proposed chimney cap and flue detract from the concept in that they create a rocket nosecone appearance which is too modern for the building. The rounded flues give a "spire" effect which does not feel appropriate. A square chimney with shallower pitched tops and several inches of overhang would lessen the spaceage feel of the new element. HPC COMMENTS: 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Staff believes that the revision as proposed is not a benefit to the neighborhood. HPC COMMENTS: 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or adjacent parcels. Response: Staff finds that the proposal does detract from the cultural value of the structure, although it is debatable that the existing chimney and flue is any better. HPC COMMENTS: 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: Architecturally, we find this standard has not adequately been met. HPC COMMENTS: ALTERNATIVES: The HPC subcommittee may consider the following alternatives: 1. Approve the Minor Development application as submitted 2. Approve the Minor Development application with conditions to be met prior to the issuance of a building permit. 3. Table action to allow the applicant further time for restudy (specific recommendations should be offered). 4. Deny Minor Development approval finding that the application does not meet the development review standards. RECOMMENDATION: The Planning Office recommends that the HPC table the application until the next meeting (May 12) to allow the applicant to restudy the chimney, flue and caps. Additional comments: HP.bailey.minor 2 , 4 The Ernemann Group Architects PO Box 4602 Aspen. Colorado 81611 303.925 2266 15 April, 1993 Ms. Kim Johnson Aspen/Pitkin Planning Office 130 South Galena Aspen, CO 81611 Re: Historical Preservation Commission Application for Minor Historical Development, Thomas H. Bailey House, 513 W. Bleeker, Aspen. Dear Ms. Johnson: We respectfully submit this letter and accompanying exhibits as application for HPC Minor Development Plan Review for the removal of an existing wood-burning fireplace, brick masonry fireplace chimney, and separate sheet metal gas furnace flue at the above referenced address. It is proposed that these elements be replaced by a gas log fireplace and an aged copper ornamental chimney and flues. Our records indicate that the existing fireplace and masonry chimney are not original. They appear to have been installed during remodel and addition work on the house in 1986. Examination of the existing foundations beneath the house reveal the base of what appears to be the original chimney, which is considerably smaller than the current chimney. Further, the separate sheet metal furnace flue is not original and, therefore, does not seem to be historically significant. It is our opinion that this proposal does not distract from, and is, in fact, compatible with the historical nature of this property, the adjacent historic structures and the overall character of the West End neighborhood. Finally, the removal of the existing wood-burning fireplace will result in the removal of a point source of air pollution in Aspen. Sincepet#, , ~ â€ž,, U-~2Â·4X GL,2.92-4 - Miyhael J. Ememann AIA cc: M r. Thomas Bailey April 15, 1993 Thomas H. Bailey 513 W Bleeker P. 0. Box 11234 Aspen, Colorado 81612 (303) 920-2702 Ms. Kim Johnson Aspen/Pitkin Planning Office 130 South Galena Aspen, Colorado 81611 RE: Thomas H. Bailey - Historical Preservation Commission Applica8on - 513 West Bleeker Dear Ms. Johnson: 1, Thomas H. Bailey, hereby give authorization to Michael Ernemann, The Ernemann Group Architects, 720 E. Durant, Aspen, Colorado, (303) 925-2266, to act as owner's representative with regard to the above named property. Sincerely, Thomas H. Bailey cc/EGA Al':CACBMENT 1 I Â¢ IAND USE APPIIaTICN HERM 1) Project Name - Â·Thrmas H. Bhiloy Ranodel Project location 513 West Bleeker Lot F, Block 30, West Hallam Street Historic District (indicate street ackliess, lot & block nmber, legal description,here awrcpriate) 3) Present Zoning R-6 4) Iat Size 7 Con â‚¬F 5) Applicant's Name, Adiress & Ihone # Thrmag H. Railpy P.O. Box 11234 Ast*n, Colorado 81612 920-2702 6) Bepresentativels Name, Aairâ‚¬ss & Ihone # Mi chapl Frnrmann The Emenann Group Architects, 720 East Durant. Aspen 925-2266 . 7) gypdof Applioation (please check all that gply): . 4 . Conditional Use Conceptial SPA 0000â‚¬p~]al Histxn:ic Dev. Special Review Final SPA Final Historic Dev. J - 8040 Greatline Coneeptual ED -L Minor Histoizic Dev. -1. Historic Drmr,l itirn Stream Margin . Â· -Il.Il Final ED - M,mi.,in View Plane - Sulidivisicn Histocic Designatim Cor.hninilmization Â· Tad;/MÂ® Amendment -- QCS Allotment Iot Split/Int Line (NOS E=option Adjustment 8) Description of Existing Uses Â· (Ii.mber and f type of existing structures- appredinate sq. ft.; nmber of bedrocins; aror previa= awrovals granted to th~ property). 2 story, 2 bedroom, Victorian house (3.386 sq.ft.) with Met.arhed 2 qtnry garage/carriage house (300 sq. ft.+) Historical designation January 1991 9) Description of Development Appl-ication Removal of existing wood burning fireplace & chirrnpy, replarement and relocation with gas log fireplace and coDDer clad chimney. 10) Have you attached the following? v Response to Attadmalt 2, Minimm Sulnission Contents C Response to Attadment 3, Specific Sulinihsion Contents ; Response to Attadmiant 4, Review Standards for Your Application lillil 1.,1 SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear.fully- labeled drawings must be submitted in a format no larger than 11 x17% OR one dozen sets of blueprints may be submitted in lieu of the 11*xlr format. APPLICANT: Thrmas [4 RA i lej, ADDRESS: 513 West Bl-eeker/ P.O. Box 11234 ZONE DSTRICT: R-6 LOT SIZE (SQUARE FEET): 7,500 Sq. ft. EXISTING FAR: 3,386 sq. ft. ALLOWABLE FAR: 3.660 sq. ft. . PROPOSED FAR: No change EXISTING NET LEASABLE (commercial): 14/A PROPOSED NET LEASABLE (commercial): N/A EXISTING % OF SITE COVERAGE: 34% PROPOSED % OF SITE COVERAGE: No change EXISTING % OFOPEN SPACE (Commercial): N/A PROPOSED % OFOPEN SPACE (Commer.): 14/8 EXISTING MAXIMUM HEIGHT: Princioal Bldg.: 25 ' 0" / Accessorl' Bldo: 17'0" PROPOSED MAXIMUM HEIGHT: Princioal Bldg.: No change / Accessorv Bldg: NO change PROPOSED % OF DEMOLITION: Chimney only EXISTING NUMBER OF BEDROOMS: Two PROPOSED NUMBER OF BEDROOMS: No change EXISTING ON-SITE PARKING SPACES: ON-SITE PARKING SPACES REQUIRED: SETBACKS: EXISTING: ALLOWABLE: PROPOSED: Front ' 10'04 Front: 10'0" Front: Ne-fhange- Rear: 15'0" Rear: 15'0" Rear: Ne-change- Side: 5'0" Side: 5'0" Side: Nu il Idl 'ge Combined Front/Rear: 25' 0" Combined Frt/Rr: or i On Combined Front/Rear: LJ 110-change- EXISTING NONCONFORMITIES/ None ENCROACHMENTS: VARIATIONS REQUESTED (eligible for Landmarks Onlv: character compatibility findina must be made bv HPC): FAR: - . No change Minimum Distance Between Builcings: 1\IC SETBACKS: Front: NC Parking Spaces: NE Rear: NC open Space (Commercial): 140/4 Side: 1\IC Height (Cottage Infill Only): N,/,n Combined FrURr: MC Site Coverage (Cottage Infill Only): p, M 4/,/ *tit. ro U /Â· - ky -..<-1 1 1 r nÂ«-1 -0-/ 2 1 -0-' 1 1- 1.1- --u \ 1 FIGURE 111.2 L//-3 981 ~ EAT-ohY 16ii,60* r STRUCTUR~ Â· LEGEND ..e L....1__~_,q 41-1 - - - E/cootional Structures r: r designated . %. 4 - not yet designated 0 1 - designated * ' d Yet de,Agn,Aed 6 --' //lk.21 - '00 J ..CÂ»3 designated / X . not yet designated o 0 +60 .. -0 EÂ¥iumstrwl 2- corrmerciaj Core 3.west bleeker/halam street 4-haltam lake 11-1 ' S.comnu,ity church 6.tift 1 . t -/-7 0 W 34 .. ,-â‚¬ ----hÂ«// .l~1 - \ 1 -7 [IliEI !10@Ljj [ttiEB-iliWO %333, --4.2 6. <i, < \ h â€¢ 9 91:IT!'12 -'7-177Â·r, ~'pilli. i , r O. - 1 -- - -- I 11:ETId .liE .111111*j int!12 46, - . L- 1 -0- -I YE.53:117 JUR[li 1~AILil#POf,2 ff]Wffil 1*51, 6 .. . .u ME~J.mE *im OIW[HIEME'I[ ME'm:M [9EIRE*11 -4 . l k -- vv it 33 ~ n i, 1141:'ll~:2<46 2~1 !11!111UI Â¤02.*2 KINLj W#W .'~.-% 1 ~ -- - 1 . -0 - - / t |[mlf] [Illl[DI ~~~ Fjin#Qi] IigitiI], Bagiwt[!1[[-[I i [Il#[MI [IIWIID 1 - 07 :-i - 1112 a ug 13Â£11.,Ult.11.1 Â·6811111Â· 1111[1* Wkilili ~ 1146.E llill{1111 Nun"4 -- 0 -( 1 [I[Ull# RILILE ]W1101 tiN*t#-UEUVJfliLitilillÂ·{1111RW-1tui:Uil.1. 1.132..,~ 1 . ~ 1 -Â«g.*i @':i 19[ itimi#IiÂ® Ei*-%1@: 4 trliI UUP//LO3UUi.-_ f [Iilmm DIJOIU 4 L-- 012> w. ELEEKEK- ---2 {@112 [H*Â·Â·Â·0*[D imb *..al-1 1 - Will_14-. -- r 1 /- .7f>x d Â·1 --. Ii//81!/ _ 3Â· iP . tll.19 - e - k. h l %, / A - 11, r Â¥ i 4- 4 r. ...< I 1 1 Y V, ...97. C i Â·,r . 4Â£ *lit. c . ' 4\.74 4 et.,Id i, A # 4 *21 73 J V.*4# .3.- 4, "i Â· 9 Ct,1 4 :11: 2 t. Â· t /90 Â£ .:#Whpli_RE it iii . - 5 - 03Â¥..~ = & .r--- 11'r . 1 4 /f C , ) 2 -il Y.-0 & 1 1 r IX Â·'t . --T~- ra N #-1 - i- 14 -1.1 J f * - ii Â· , '1....FTE &. -"-1 Ir 1 1 #111111- I. : . S-1 3 H ES T PSLGS.,C. E R- . 1 $ I - 5 . la /9 ..re".Ar-6 .. - I. . !424 . .LE , - â€¢ I. r. - \ ./u .. . - 1 Wr . .,A t, c..9 - .- 2 + . --1 .... 1-ler /5-14--\ - Ir- . - A" . .-,- ... .4. . Â©4 *\ - 432'+M ' 1 7?m~ -- 54.4 - ' .,--4 14 - p 0 *-2 -*1 1 \ 01 : 1 / iNIt .4 5 3 -i' tf- -TE x.~'". >* 74.2- -=- f 16 \ Â£ ./.12.f ~~2-1- jt\. - 1 .. i I - . =.-1- - 2 1.' ic:,Â· - Â·. 4 t :f. ' ~"/~hy, .... V . MVA - . "11. i '* f b - 0- ./.*1%* .=- - .*1/>~**p~0 - _ '1 i .22 - 1/O '.' il '-/4, /1 16'22 .lb' ... = ific I - , 1, Â·~ ~-72.0Â»11< . Â£ . .A 1%' ' 4 1 i e M'kf Â· \ . "<Cr: - it , 1 .:ARÂ¥.Ilk., .. h. , , ./ 6;i t>/ GARFIELD & HECHT, P.C. ATTORNEYS AT LAW TELEPHONE RONALD GARFIELD* (303) 925-1936 ANDREW V. HECHT** VICTORIAN SQUARE BUILDING TELECOPIER ROBERT E. KENDIG 601 EAST HYMAN AVENUE (303) 925-3008 MICHAEL J. HERRON*** - ASPEN, COLORADO 81611 JANE ELLEN HAMILTON PATRICK D. McALLISTER **** * also admimed to New York Bar â€¢* also admitted to April 15, 1993 Dimrict of Columbia Bar *** also admitted to Floida Bar â€¢â€¢** also admitted to Pennsylvania Bar and New Jersey Bar Pitkin County Building Department Planning Office 130 South Galena Aspen, CO 81611 Re: Thomas Bailey - Historical Preservation Commission Application - 513 West Bleeker To Whom it May Concern: I am a licensed attorney in the State of Colorado. I hereby certify that Thomas H. Bailey is the owner of the above-referenced property more particularly described in the enclosed General War- ranty Deed. There are no liens or encumbrances on the property other than the ones listed on the General Warranty Deed. Sincerely, GARFIELD & HECHT, P.C. By. Andrew V. Hecht AVH/cm Enclosure . - 1.- r * RECORDING REQUESTED BY: WHEN RECORDED RETURN TO: Andrew V. Hecht Garfield & Hecht, P.C. 601 East Hyman Avenue Aspen, Colorado 81611 GENERAL WARRANTY DEED JERALD M. BARNETT, as Grantor(s), for Ten Dollars ($10.00) and other good and valuable consideration, in hand paid, hereby sells and conveys to THOMAS H. BAILEY, as Grantee(s), whose address is c/o Janus Capital, 100 Filmore, Denver, Colorado 80206, the following real property in the County of Pitkin, State of Colorado; to wit: The East 1/2 of Lot E and all of Lots F and G, Block 30, City and Townsite of Aspen. County of Pitkin, State of Colorado. with all its appurtenances and warrants title to the same SUBJECT TO AND EXCEPTING: 1. Taxes for the year 1993 due and payable in 1994 and all subsequent years not yet due or payable. 2. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 420 providing as follows: "That no title shall' be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws". Signed this 3714 day of January, 1993. 01& (rn O-0- Jer~ld M. Barnett STATE OF ARKansas ) ) SS. 1 COUNTY OF PUICISM; ) The foregoing General Warranty Deed was acknowledged before me , this 411-4 day of January, 1993 by Jerald M. Barnett. Witness my hand and official seal. My commission expires: &121104 eugdkb -2 Notaryi,Pub.lic:~~0~~~~'~Â¥10Â« mjh\,t\barn-bâ€¢i.:wd 901- 30- r _ 0 0 0 4- -37-It 6<14T. SWEE-r -144 9-7 #1671- 44 FLLE ~ U fLo - E><1*T. k,I,be.:PLIgr----4 h< 1 11 11// FlgE.PLALE. 5+116/IWEâ€¢r -= 4 0// Fig~.Fl.ASE.Â£4Â·liwlkler L 1 ET:- 1 h j. lili > 1 //. 11 , - /7 0 -FER -- 0 0 -- - - -- ---- -----------4 111 11 111 111 1.\\ 1 1 , ./7 / 'i <. THET,FMF, - 3 ---â€¢ . - CE ER==ZE ~Ill Fll'[iLl ----1- 4 m 11 23(11! 1 Â·t HI 4 W r , li I ' Il 1 IICI-Il i I I 11 . ~1 1 -- 3 02370122-11 - EXHUT 1 4141 2* #TIN< MOYTH (67@EET) ELEVATION 9667 ELEVATIOAJ 1 - 1/4.11 ; 1~ 011 / A /1 m/ I 0 0. -X ,20,&46.57 X,&576Â»'PEF- | F T 22 F*pres-co NES; COPPE.2. 774 -- - -- 6~52 OWLJÂ»VE#TÂ»U - - CW VUEr 42 FlueÂ· . f.~ 1~b Dwi_er 'u m FLUEÂ· KV \ ~Â· / it 1. .8/1. 1 41 1 1 ~4.M 1 1 \4 733 / 94'*41 . THOMAS H. BAILEY REMODEL 1 - -7- U lAi - - 513 West Bleeker Street - ILL .11 11=22-LU Imull t!=-/ 43 Ett 1 LLJ The Ernemann Group Architects k / ////41\ . 14\ -1.. 13@*111 . 'I 9 4, i. *,4 . . ... . f, 41.--,?44 32'.12 - , 191,1 -. 1.4.7.1. . 1 1 F 1/. 4, ' l-4. le,153 | kip'CÂ· -popw,r.Â»1 ~ U, 9 . .Â©* 4 I f:re<: '':: d s ' /. 1 A .' :: 46~11<yshmigis,3.34 ~ J~ ~Wfi~84TW# 4 4, 1.Ph # ELUILIZIZEd 1 3 -3, Â· .1 11 1 Â·Â·,i % 177 N hfu i,2...:34.zi'mt-Ma.9 i ,; RK' kÂ· * . 1 10 . 1 Â·441/ / I 3 1 31IIihI///42%,8 ~ ~'jf.v~ 1~ 1221 .*4,- - rl:,1-itil.lieff . re~ g#drad~5 9 \4011 1 [[ - ]11[- _ - 41 1 ~~ 9 -*Aftp~,91:K,95-74. 1 ..:a--24[ 1 1 -1 111*r- Talll . '#~1 ' 1-- -r__tu __3_~ifit_l--9_j---1 - li __ ___ ATILJ --------~--- _------_-~- -_--- -- ~ --- ----- - ------ ---- --j 1 ~4 :4 1 1 "111116 i Imil]1}2 1114Â»11 1_11 4 I R - f 1111 1 1 1 1 1 H il . 1 Â· i lon w 1 rky 1 --- 1% ----- r. l 1 Li. 1 - L No. PROF,02'ao 6Wlk/IMEr FROPADE.o (51-1 w! A er Ii-91 F \ WEET ELEÂ«Â£O~ 41 r I Gl 141' g li 01' & 4 f . . 01 -r--v-râ€¢~FrEr-â„¢C-7-7-7,7/7 77, 1 4 DR A PH~N C.