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Home My WebLink Aboutagenda.hpc.19921223 AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE December 23, 1992 REGULAR MEETING SECOND FLOOR MEETING ROOM CITY HALL THIS MEETING WILL START AT 2:00 P.M. 2:00 I. Roll call II. Committee and Staff Comments III. Public Comments IV. OLD BUSINESS 2:15 A. Final Development: 311 W. North 9-- V. NEW BUSINESS 2:45 A. Minor Development - Airlock, 325 E. Main, Legends of Aspen 3:00 ~. Discussion: 332 W. Smuggler, addition to Inventory 6 (24,174 1661 1,06 3:10 VI. COMMUNICATIONS C - 11417 4 .ti i A. Project Monitoring B. Sub-Committee Reports C. 1993 HPC Meeting Schedule 3:30 VII. ADJOURN MEMORANDUM To: Aspen Historic Preservation Committee A From: Roxanne Eflin, Historic Preservation Officer AL Re: 311 W. North St., Final Development Date: December 23, 1992 SUMMARY: The applicant is requesting Final Development approval for a duplex addition to the 1962 Bayer-Block House at 311 W. North St. (which requires P&Z's Conditional Use approval.) On October 28, 1992, the HPC endorsed the parcel for inclusion on the Aspen Inventory of Historic Sites and Structures and for Landmark Designation, and granted Conceptual Development approval. The application has been revised to eliminate the original request for an HPC variation for a 2-space parking reduction - all required parking spaces are now being designed to fit on site. APPLICANT: Beate and Martin Block, represented by James Weaver, assisted by Jake Vickery, Architect LOCATION: 311 W. North St., Lots 3 and 4 and the West one half of Lot 5, Block 40, Hallam's Addition, City of Aspen P&Z AND COUNCIL ACTION: On November 3, 1992, the P&Z recommended Landmark Designation for the parcel, however, continued the Conditional Use public hearing until their first meeting in January in order to allow Council to take final action on the Landmark Designation. At the applicant' s request, staff appeared before the P&Z on November 24 to request that they consider the Conditional Use approval prior to Council's second reading of the Landmark Designation, as originally scheduled. The P&Z agreed. Conditional Use approval prior to 2nd reading would be conditional upon the ordinance adoption. Council read and unanimously adopted the Landmark Designation on first reading on November 23, 1992. 2nd reading is scheduled for January 18, 1993. DISCUSSION: The Review Standards for Significant Development applications are found in Section 7-601 (D). No approval for development involving historic landmarks shall be granted unless the HPC finds that all of the standards are met. The applicable Guidelines are found in both Sections VI and VII of the Design Guidelines. 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 a H, Historic Overlay District or is adjacent to a historic landmark. For historic landmarks where proposed development would extend into front yard, side yard, and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. RESPONSE: The existing structure is a Bayer designed 1962 single family split level residence of 1,576 sq. ft. (FAR - 1,314 sq.ft.): 3 bedrooms, 2 baths and an attached carport. A duplex addition (free-market dwelling unit) is proposed of 1,486 FAR sq. ft., bringing the total FAR to 2,800. 3,450 sq. ft. is allowed for this size parcel. The original structure remains virtually intact, with the exception of the SW corner behind the existing carport where the two units would join. Only minor demolition would occur. The Final Development proposal does not reflect any significant changes as proposed at the Conceptual stage. The conditions of the Conceptual approval were: 1) The HPC members shall conduct individual site visits 2) Distinguish between old in new Staff finds that the applicant's response to the goal of being able to clearly distinguish between old and new occurs through the use of materials and subtle detailing, which is discussed in more detail below in staff's response to Standard #4. , The new addition remains well under maximum allowable height, FAR, - and within the setbacks. We find that Standard #1 is met, and that no variations are being requested. 2. STANDARD: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. RESPONSE: We find that the proposal meets this standard. The proposed development reflects the eclectic and small scale character of the West End. 3. STANDARD: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or adjacent parcels RESPONSE: The argument can be made that large additions to historic resources do not enhance their cultural value, however, the HPC may find in this case that the compatible addition design and minor connecting point to the existing resource do not detract from the cultural value. Staff finds that the existing resource will read through, and retains most of its original identity. 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: We find that due to the sensitive treatment of attaching the new addition to the existing resource, the structure's architectural integrity is not diminished. The applicant states that due to placement and subtle architectural and material detailing, the new addition will clearly be read as a separate yet compatible element of the original Bayer structure. We find that this standard has been met. We ask the HPC to clearly review the level of detailing proposed for the new addition, and seek clarification and revisions if necessary. RECOMMENDATION: The Planning Office recommends that the HPC grant Final Development approval for the proposal at 311 W. North, subject to Council's final reading and adoption of the Landmark Designation Ordinance. Additional comments: memo.hpc.311WN.fd December 14, 1992 Roxanne Elfin Aspen Historic Preservation Commission 130 South Galena Aspen, Colorado 81611 Dear Roxanne, Please find attached our Application for HPC Final Review for the duplex addition to the residence designed by Herbert Bayer at 311 West North, known as the Block Residence. This project received HPC Conceptual approval on October 28, 1992. New information provided in this packet (marked by *) supplements that previously submitted for Landmark Designation and Conceptual Review included in the following: 1. Introductory Letter by Owner 2. Land Use Application Form * 2.F Final Review Application Form 3. Herbert Bayer/Bauhaus summary 4. Compliance with Review Standards for Landmark Designation 5. Disclosure of Ownership 6. . Vicinity Map 7. Boundary Survey 8. Owner's Representative authorization 9. Owner's letter requesting designation grant and waiving of park dedication fees 10. Historic Architectural Building Form (Inventory) 11. 1 set of 11"x 17" reduced copies of all drawings including existing and proposed site plans, floor plans, and elevations 12. 1 set of full size drawings as above 13. Check for $ 500 fee for HPC Review of Significant Development 4.1 Supplement to Historic Preservation Development Application 4.2 Compliance with Review Standards for HPC Conceptual Review of Significant Development * 4.F Compliance with Review Standards for HPC Final Review of Significant Development Sincerely, Jake Vickery, Consultant Architect 100 South Spring Street, Suite 3 Aspen, Colorado 81611 303 925-3660 blocfr01.wps APPLICATION FOR FINAL REVIEW OF SIGNIFICANT DEVELOPMENT (CONT) BLOCK RESIDENCE December 14, 1992 (attachment #, Item #) (3B-1) BUILDING MATERIALS: Materials used on the addition will match the existing materials as closely as possible as selected from standard materials currently and readily available in the marketplace. (Current vernacular/generic) (3B-2) DRAWINGS: See attached prints, 12 sets provided. Please note the following changes: 1. The south deck and stair on the addition have been eliminated. 2. The north window on the addition at the carport has been eliminated. 3. Parking for 6 cars is indicated on the Site Plan (3B-3) DETAILS: The details of the proposed addition are similar to the existing except where building and energy codes require a change. These changes are minor and subtle in nature (such as thermopane windows and larger beams). This similarity in detailing is consistent and compatible with the historic resource and its eclectic neighborhood. (3B-4) RESPONSE TO CONDITIONS OF CONCEPTUAL APPROVAL: The only changes to the project are those listed above in (3B-2) and were made at the request of the P&Z. The following conditions were place on the Conceptual Approval: l. HPC site visit - to be arranged 2. Clarification of FAR - FARsf GSF existing: 1314 1576 proposed: 1486 1884 proposed total: 2800 3460 allowable: 3450 none APPLICATION FOR FINAL REVIEW OF SIGNIFICANT REVIEW APPLICATION OF THE BLOCK RESIDENCE (CONT) December 14, 1992 (3b-3) con't 3. Distinguish between old and new: The applicant feels that the placement of the new unit in a separate form and in a subordinate location on the site adequately distinguishes it from the historical resource. Variations in the windows such as the high clerestory windows and large sliding glass doors as well as slight variations in materials and finishes will contribute to a subtle differentiation. The minimal connection along one wall of the existing carport and the lack of continuous roofs further adds to a clear differentiation. blocfr02.wps -- I.AND LIbil Lutithleall(14 11)111 1) Proj ect Maine BLooll _RESI DE)joE . 2) Project Ifxation .3// A/0â‚¬ZZL...ST.-ASEELL.-~E._.-_4,221-422.-*_ TUE WEVE HALP OF (_01- 5 (GLock. 44 14*u-AAA'5 ADD#Ttod 1-q_igâ‚¬ (indicate street ~ress, lot A?locic rimiogr, legal descriptirn where appropriate) all-V op kbfâ‚¬u, Pil~(640 CounT,9 lc.O-O Â£*M. 3 ) Present Zoning g 4, 4) Int Size 75' K /00' 51 ApplicaIes Marna, 1\daress & 2*xe * 66,41-2 j MAQ/70 BULK ,, 3// ./ 1002:TH ST. i At PEO 05 81 (oil 425- 7743 61 Representative's Name, Mdress & anne t . LA,(,(69 2. WEAVEA , } I 31\ Dogill ST.: As Pâ‚¬k) Co 9 }~t\ 925--7631 7) Type of Application (please chack all that apply): Cboditional Use Conceptual SPA acnieptal Historic Dev. Special Review - Final SPA ~ Final Historic Der. 8040 Greenlire conceptual IFUD __ Minor Historic Dev. Stream Margin ~ Final RID Historic Demolition Mountain view Plane - Subdivision - Historic Desigatica Â· . Condaniniumization Tect/Map Amendment (21@S Allot:ment I- rot Split/Iot line - (2US Ehomption Adj ustment 8) Dpscription of Existing Uses (runber and type of existing- structures; ar,2roximate sq. ft.; Illmber of bedroans; arly previous approvals granted to the pr:operty) . 51 DOLE F/AMI LV "SPLIT-- OBJE L REM DEUE-4 U)1711 151(0 92.F-1., 3 SED@-nous i 1 BATM 0-00 MS U.)0 AE Acu â‚¬70 CARPOR.T. 6.00$1lk) 20-TED /0 1 961. 9) Description of DevelepIEnt Auplication A \ ~2 51-0 2-9 A-001110-0 AF \82>4 Sâ‚¬.FT, conâ‚¬,i 9,10(p OF A Lit)1130 ~ DIA)InG Â¢20(AA & k.{TaleÂ£ , 3 SED 12â‚¬>049 , 5 341-4 200Â»\ 5 . 14â‚¬ LOWEN. FtÂ©De. 15 Moqrll< Maol,0 612.ADE. 10) I {ave yal attacted tlie followirq? 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LIFAVING 1 3 \ 1 h. / CL t K.> 2 j\\ \111\ 4*\11.\,1\ r 1 , 4 5 h . .- 0 5 , + %3 0 1829- f .- / .1 ?1'17.1 Â£ foo'-O. ...I -/ . for S tt-*_ dQN) 1 .1 1 94-Â»4Â·45 -â€¢'..p., 2â‚¬lic-Wair-1 MEMORANDUM To: Aspen Historic Preservation Committee il From: Roxanne Eflin, Historic Preservation Officer~ Re: Minor Development: 325 W. Main, Legends of Aspen Restaurant, airlock Date: December 23, 1992 APPLICANT'S REQUEST: Minor Development approval for the temporary airlock at the front door of Legends. APPLICANT: CanAm Development, represented by Craig Glendenning ZONING: CC, "H" Historic Overlay District NOTE: The applicant has been red-tagged, as the airlock was installed without approval from the HPC or a building permit. The attached photographs clearly indicate the appearance of this airlock. PROBLEM DISCUSSION: The Development Review standards 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: Staff finds that this airlock installation does not meet this Standard. It is not compatible in character with the structure, especially due to its adjacency to numerous adjacent landmarks (Elli's - next door - and the Hotel Jerome and Aspen Times buildings and across the street.) The Planning Office finds that the size, style and inharmonious color of this airlock is incompatible and out of character with this structure. A great deal of time and effort went into the review of the Elli's addition, and staff finds that this canvas and vinyl airlock attachment detracts from the quality design of this building and of the immediate block. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: This parcel is located within the Commercial Core Historic District, and is prominent on Main Street. We find that this airlock is inconsistent with the historic district, immediate neighborhood, and the character of the Aspen community. We find that this Standard has not been met, and recommend that the HPC deny this application. 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 design of this airlock diminishes the cultural value of the parcel, and recommend that the proposal be denied. 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 Planning Office finds that the design of this airlock significantly detracts from the architectural integrity of this parcel. Its size and style is not complimentary to the architectural design of the Elli's addition. It appears out of scale and largely competing with the mostly vertical nature of the building. We find that Standard #4 has not been met, and we recommend that the HPC deny this application. ALTERNATIVE: Due to the apparent energy efficiency needs of the establishment (north facing door), the applicant may desire to present a redesigned airlock for the HPC's review. We recommend the applicant work to devise an interior airlock system that does not detract from the architectural, cultural and character compatible of this parcel within the historic district. If that is not possible, staff would support the approval of a transparent, opening specific airlock for temporary use to be removed no later than April 15, 1993. Staff recommends a 24 hour removal deadline of the existing airlock devise. RECOMMENDATION: The Planning Office recommends that the HPC deny Minor Development approval for the airlock at 325 E. Main (Legends), finding that none of the Development Review Standards have been met. We further recommend that the applicant be given 24 hours to remove it. Should the applicant wish to return to the HPC with a revised proposal for a temporary airlock design, an application to the Planning Office will be required. Additional comments: memo.hpc.325em.md.airlock 2 ATmCHMENT 1 IAND USE APPLI ' 4 1) Project Name L el egic Â·cTI. q g 1_ rÂ·~4 - rt_I A, 2) Project I.ocation (indicate street address, lot & block nunber, legal description where appropriate) 3) Present Zoning 4) Iat Size 5) Applicartrs'Bzisse, ~Meress 62*xe # L â‚¬~ccut r 0 1 0=~rp- 1 NC-- 1 3 1. T Â·Â¥E M MA n 3-1- (fr-fC 6 6) Representative's Namp, Address & Rxne # 0Â» (Illepae,/rl v-1 1 3.6 o E f , /462,1 -&+ F. 9 1-r- I q -12- Type of Application (please check all that apply): . 1 Conditional Use Conceptual SPA Concephial Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline Conqeptual POD _r Minor Historic Dev. Stream Margin Final POD Historic Demolition MOUntain View Plane Subdivision Historic Designation 0 . . .8 ---- Tect/Map Amendment QUS Allotment- tlon Iot Split/Int Line (POS Eboaftion Adjustment 8) Description of Existing Uses Â· (Ilmber and type of ecisting structures - approocimate sq. ft.; Ilmber of bedroans; any previals approvals granted to the property). - 1 100 6-4 7-â‚¬et 9) Description of (prelcpnent Application <fla look 10) Have you attached the following? Response to Attadment 2, Mini.Illim Submission Contents Response to Attachment 3, Specific Suhnission Contents Response to Attachment 4, Review Standards for Your Application 4â€¢4 4 ':Â» r.:.4 m0 /5 - 0.14 47 9 1 0 .- 1 Men / d ~ 533.30Â©93~,1,162 44;fi-<- 1--; 0 2 . 1--bo-ENBS -Ji//".. t; k.li' ./:..'- ~- 1 7. 1~ a U ' .4.k 5.737 ' s- 1%" .#f*21Â·Â·Â·-Â·dEr. LIE@TER[12% 4.-1 i i.0 Â· 11 W 4,4 2,2.- I / r. 1 1:--n Â· 1 - I I .1 . .,1.-1 i i - , - 2-- 1.-1 -,- 1 1 1 1 - - . 29rb 1 . I I ./ . vy - . I -Pt@tÂ·.4.Litff 11 1 R Al' ift Â· liÂ· - , Â·- Â· V al . 1- ~ 11 41 /.e ilifi: / : 1 :. -. -41 '4.L *--*Y ...... ...Ar . 40Â·4> 0 Â· Â· . C #45/:,7 4 , /4,9L fli . 1 + 143-9..39 . : ./5 C Â· A'f.\t.RS ~ -t ~ llc:. d . .RE. .- I LFGENts Ly :F:t'i' % * D 9 +T-=,SQUITTP R. . ... , '..77 1- . Â· Â· L,Â· . r- , ~ , t 1 k.1 1 .- . 1 It , 1 1. .. 3. *I ' I. . /# ':- .:B. 'W- I. " ..~. -'#: - :: 9 :#..i'-,~ 1. ,Â©2 '' ;'a 'Â·~' .Â·TÂ· Â·.,Â· ..CAL;.:.:'<Â«7-1 p~t., C?yft:.r.9-y,963..: #:''.j,? 'Â·"''; December 20th, 1992 Re: Proposed air-lock, street-level, 304 East Hopkins To whom it may concern, Renaissance Restaurant proposes to install a small (4ft x 5ft) canvas air-lock under the existing plexiglass canopy at 304 East Hopkins. The color is seafoam green, which matches the approved sign which has existed since July, 1990. The materials are weather-proofed canvas and see-through plastic for safety of movement in and out of the restaurant. The purpose is energy conservation, and the visual impact is minimal (the structure is set off the sidewalk by 15 ft). We hope you will consider and approve of our aesthetic and functional air-lock... Yours sincerely, - .//f// //-//-- 4 ---* h. -1-te Charles C. Dale President, La Dolce Vita, Inc Dba Renaissance Restaurant RENAISSANCE 304 East Hopkins Â· Aspen, Colorado 81611 â€¢ 925-2402 f 1 b n j j AÂ¢NA .SSAUCt. tZ.ti'Thth,61- ;3 1 1 001-5,66 ST-A/Ac.<SC' - 1 i /1 0 CODUC 9 431 1 LL- - P L AS-f 1 C E V UA - I.* - - r 4 U 1 7- 1,7 - - 1 b 3 ty .4 1 0 . 3' â‚¬ 47- o pacalâ‚¬-- f~ CAN; VAS . 1.-- '4 66*FC)741 i COL.<17- 4 â‚¬ J r./ 3 04 JAsT 1(02~<IJ 1 0 b -/ 3 -- Ni f ke lu 1 #i_liU ' - 12 02 6 LeVAT-1 old Ct e ~pgc~Â©sci 1) . - - -2 zr L c ,Â»6 v'AL A i R_- Loc.c I I 43-20 2 1-1 ~ frfÂ·~#+F~B~"r-- i J~ 6'Â«"i jÂ·.~f .Â·.Â¥'' $Â·1.1/0-4 '44 . Zril .... liw....... i - $ ./. I / , 46 -3 1 F i , I. , 9% .- . r- 6 ' 1 4,7 , R 0. 71Â¥ . 9 . 4 1 1 -t'Â· *.,1-4 A ., . a gh r - I 6