HomeMy WebLinkAboutagenda.hpc.19920812 AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE AUGUST 12, 1992 REGULAR MEETING THIS MEETING WILL BE HELD AT THE NEW LIBRARY 5:00 I. Roll call and approval of June 24th minutesOC \1 c E € r - ile i . II. Committee and Staff Comments III. Public Comments IV. OLD BUSINESS 5:15 A. 332 W. Main Conceptual Development extension .ic_- 1, IML·L Fr; O f Doll V. NEW BUSINESS 5:20 A. 434 W. Smuggler, Landmark Designation Public Hearing 1 /<1_ 5:30 B. HPC consensus on Front Port FAR and site coverage exemptions 6:05 C. Election of Chair and Vice-Chair 6:15 VI. COMMUNICATIONS A. Sub Committee Reports B. Blue Ribbon C. Character Committee D. Aspen Historic Trust E. Public Projects Review Group (PPRG) F. Project Monitoring VII. Adjourn
JUL 28 Mi. la ARCHITECTURE PLANNING July 28, 1992 INTERIORS Ms. Roxanne Eflin Planning Office City of Aspen 130 S. Galena St. Aspen, CO 81611 RE: Showcase Victorian 332 W. Main St Aspen, Colorado Dear Roxanne: The Showcase Victorian addition and remodel was granted preliminary approval by the HPC on August 14, 1991. Due to financial difficulties the project was put on hold and the approvals process was taken no further. As this addition and remodel is greatly desired by the owner, we are requesting an extension of the preliminary approval to the maximum length of time allowed. If you have any questions or require any other information, please contact us. S ncerely, f )Jane<Uverson 6/ pro~ct Architect CHARLES CUNNIFFE ARCHITECTS · 520 EAST HYMAN AVENUE · ASPEN, COLORADO 81611 · 303/925-5590 FAX 925-5076
MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Landmark Designation (public hearing): 434 W. Smuggler Date: August 12, 1992 SUMMARY: The applicant is requesting Landmark Designation for the parcel at 434 W. Smuggler. An application is currently not pending for any exterior architectural changes. APPLICANT: Katherine Thalberg, represented by Gretchen Greenwood and Associates LOCATION: 434 W. Smuggler, Lots K, L and the East .15 feet of Lot M, Block 33, City and Townsite of Aspen LOCAL DESIGNATION STANDARDS: Section 7-702 of the Aspen Land Use Regulations define the six standards for local landmark designation, requiring that the resource under consideration meet at least one of the following standards: A. Historical importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social or political history of Aspen, the State of Colorado, or the United States. Response: Our records do not indicate this parcel being associated with a person or significant historical event. B. Architectural importance: The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character. Response: The principal structure is best described as a typical vernacular "miner's cottage", with roof forms and window proportions illustrative of traditional Aspen character. The structure has been modified and embellished within the last decade, however we find that the alterations have not significantly impacted the historic character of the structure. It is easily recognizable as a miner's cottage. Records indicate the structure began as a small 15' x 20' log cabin, evolving into a typical late 1880's cottage with overlap exterior siding. This evolution, as indicated through additions and embellishments, is typical of Aspen's architectural heritage.
C. Architectural importance: The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. Response: We find that this standard does not apply in this case. D. Architectural importance: The structure is a significant work of an architect whose individual work has influenced the character of Aspen. Response: Our records do not indicate an architect was involved in the design or construction of this cottage. E. Neighborhood character: The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: The contribution this small scale residential structure makes to the West End is considered to be a valuable cultural asset. The lawn setting is a particular contribution to the neighborhood's character. We find that this standard has been met. F. Community character: The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. Response: Aspen's "miner's cottages" are signatures of our town. The preservation of these small scale, vernacular resources is critical to the character and economic vitality of Aspen. We find that this standard has been met. RECOMMENDATION: The Planning Office recommends that the HPC recommend Landmark Designation for the parcel at 434 W. Smuggler. Additional comments: memo.hpc.434ws.Id
THALBERG VICTORIAN HISTORIC DESIGNATION I. HISTORIC DESIGNATION REQUIREMENTS A. Attachment 2 - Minimum Submission 1. Letter of Consent by the Applicant is Attached as Exhibit A 2. Street Address: 434 West Smuggler Aspen, Colorado 81611 Legal Description: Lots K,L & E.15 Feet of Lot M, Block 33, Aspen Townsite Lots 11,12 & E.15 Feet of Lot 13, Block 33, Hallam's Addition, Aspen, Colorado 3. Disclosure of Ownership is Attached as Exhibit B 4. An Aspen Townsite Vicinity Map is Attached as Exhibit C 5. See Attachment 4 for a Written Description of the Historic Designation Proposal B. Attachment 3 - Specific Submissions 1. Boundary Description: Lots K,L & E.15 Feet of Lot M, Block 33, Aspen Townsite Lots 11,12 & E.15 Feet of Lot 13, Block 33, Hallam's Addition Lot Size: 7,500 Square Feet Zone: R-6 Medium Density Residential Allowable F.A.R.: 3,450 Square Feet Existing F.A.R.: 2,336 Square Feet Allowable Site Coverage: 3 5% or 2,625 Square Feet Existing Site Coverage: 2,424 Square Feet 2. The applicant does not intend at this time to request a grant from the City of Aspen.
ATTACHMENT 4 - REVIEW STANDARDS The Thalberg Victorian Residence located at 434 West Smuggler is an example of historic Victorian architecture that has evolved through Aspen's history. The original building began as a 15 Sq. Ft. x 20 Sq. Ft. log cabin, probably constructed by one of Aspens' first miners in the early 1880's. As Aspen prospered, the log structure was expanded and transformed into a Victorian residence exemplifying the current style of an Aspen residence in the late 1880's. Subsequent additions include another Victorian house that was added to the rear of the structure. Other evolving modifications to the residence include Victorian decorative elements such as ornamental windows, pattern shingles, jigsaw work in the gables, bay windows, decorative porches with turned balusters, turned posts and decorative grill iron work at the roof end. The review standards used to identify a significant Victorian structure in Aspen apply in many examples to this building. The structure meets the following review criteria: A. Historical Importance: The residence is identified with the settling of Aspen in the early 1880's. B/C. Architectural Importance: The residence reflects Victorian architectural style that is unique to Aspen's history. Throughout the history of this residence, it has been changed to reflect the prosperous growth of Aspen and its resident, while maintaining the Victorian style of Aspen. E. Neighborhood Character: The residence has occupied the western side of the parcel allowing for a small lawn to the east throughout its history. This characteristic has remained in the West End neighborhood throughout Aspen's history. F. Community Character: The residence and site preserves the Victorian period of Aspen's history.
MEMO To: Planning, Zoning, HPC From: Roxanne Eflin, HPO Re: Draft Front Porch FAR Exemption; code amendment language Date: August 5, 1992 Purpose: To encourage better, more compatible design of residential dwelling units in Aspen. Background: Within the last 10 years, FAR and site coverage requirements and definitions have been amended to discourage the incorporation and design of front porches on residences. This is due a combination of reasons: porches and eave overhangs are counted (less 15%) within the overall FAR and site coverage calculations of the parcel, and land values are so high that developers aim to maximum building on their site® The HPC and staff has been concerned about the design practice of leaving off front porches entirely, or minimizing their contribution to the overall design by making them very small and appearing as after thoughts. We are recommending a text amendment in the Aspen Land Use Regulations to exempt front porches from these calculations, in order to encourage them to be built on new infill structures, and be retained on historic structures. The design guidelines used by the HPC state: "Porches are a common element of the residential streetscape, marking the point of entry. The porches protected entrances from snow and provided shade in the summer. While the details varied with the type of residence, porches were characterized by a transparency that allowed the main building facade to be seen." For centuries, porches have been a single unifying element of a community, provided a functional space for neighborhood and pedestrian interaction with the home. They also serve to provide embellishment and interest to otherwise vernacular facades (i.e. Rocky Mountain mining towns), which helps break up facade massing and contributes to compatible scale and human proportion. Porches help define patterns and rhythms of a streetscape, and help anchor, or ground, Victorian-era structures which are defined by their verticality. Importantly for Aspen, porches lend character to our neighborhoods, and are a welcome architectural addition, blending new design with our historic context. We want front porches, and are proposing the following requirements be met in order for a project to receive an FAR and site coverage exemption:
Requirements: #1: When is a porch NOT a porch? When it is a porte cochere or coverage patio. These will not be exempted, nor will enclosed porches. The design must meet the following guidelines in order to be exempted from the FAR and site coverage requirements: Must be attached to the principal facade, at first floor level Must be viewed from the public right-of-way Must be consistent with general HP design guidelines May not encroach into setbacks, and on corner parcels it must be consistent with front yard setback (unless variation is granted to Landmark via HPC process) Must be open - not enclosed Full facade and/or wrapping verandas will only be considered on a site-specific basis Process: Article 3, Section 3-101, Definitions, must be amended under "Floor Area" (B) , and "Site Coverage" to include the above language. It may be necessary to amend each residential zone district to include the exemption language as well, or refer the reader back to the definition section0 Should a conflict occur between an applicant and the Zoning Officer regarding interpreting whether a project has met the above requirements, a request for a Planning Director interpretation may be made, which should then be reviewed with the Historic Preservation Officer, and perhaps Chair of the HPC (referrals). Recommendation: Your consensus on the direction we are taking with this code amendment, plus any additional comments or suggestions. The HPC is asked to move to direct Staff to prepare an Ordinance for City Council adoption, which will come before both the HPC and P&Z prior to first reading by Council. memo.porches 00 000 0