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HomeMy WebLinkAboutagenda.hpc.19921014 > AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE October 14, 1992 REGULAR MEETING SECOND FLOOR MEETING ROOM CITY HALL 5:00 I. Roll call and approval of August 26, Sept. 23rd and September 9th, 1992 minutes. II. Committee and Staff Comments III. Public Comments IV. OLD BUSINESS A. None V. NEW BUSINESS 5:10 A. Minor Development: 435 W. Main St. Swiss Chalet 5:45 VI. COMMUNICATIONS A. Project Monitoring B. Linda Smisek's report on National Preservation Conference C. Question: Does the HPC Board want a Christmas Party this year? Cards? Where? Budget? Will everyone pitch in? 6:00 VII. Adjourn MEMORANDUM To: Aspen Historic Preservation Committee /01 From: Roxanne Eflin, Historic Preservation Office~ Re: Minor Development: 435 W. Main St., Swiss Chalet facade windows Date: October 14, 1992 SUMMARY: The applicant is seeking HPC's Minor Development approval for new facade windows for nine of the 10 structures that comprise the Swiss Chalet. They are also asking for approval for chimney caps. Repainting is proposed, however, all surfaces proposed to receive paint have been previously painted, therefore the HPC has no review over this aspect. Recommendations may be made on color, however. APPLICANT: ALH Holding Company (Audrey Haisfield) for Swiss Chalet Kitzbuhel Partnership, as represented by Gibson and Reno. ZONING: "0" Office, Main Street Historic District PROCESS: Staff made the determination that this application meets the definition of "Minor" Development, due to the consistent, singular window change proposed for each of the cabins. 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: We support the new owner's desire to preserve this lodge, and upgrade the small units by bringing more light into them. The preservation of this parcel's use as a small-scale, affordable lodge was considered to be of utmost importance in the Main Street Historic District Study (1989). The Aspen Area Master Plan also supports the preservation of small lodges, finding that they contribute greatly to the diversity and friendliness of Aspen, the Resort. We are not satisfied that the proposed window changes meet the Development Review Standards, finding that they significantly alter the character of the individual units, and therefore, the entire parcel. The existing windows are very small, (6-pane, divided) but have a distinct horizontal proportion. With the addition of shutters to either side, this design element is a strong horizontal feature, original to the cabins and the entire parcel. This type of window and proportion is completely in character with the Aspen's resort-development era. To now alter these windows into a purely Victorian-era, 4-over-1 double hung with vertical proportions, plus a fixed contemporary divided light above, detracts from the character of this parcel. These cabins are not from the Victorian era, and new window design should respect the era of their original development. A Victorian/contemporary window retrofit does not retain the Swiss-like cabin feel this parcel is well known for, in our opinion. We believe other window design options should be examined, which meet both HPC and the owner needs. We urge the HPC to table action and require a restudy, giving the applicant clear direction. Denial is another alternative, should you find this standard has not been met, and if the applicant wishes to not restudy the proposal. The chimney caps are small and simply designed; we find that they meet the standards. COMMENTS: 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: It is important to first determine the character of the parcel, and how it relates to the historic district, then examine each of the smaller cabins to determine what features define them. The windows and stone chimneys provide the detail. The Swiss Chalet has been a character-enhancing parcel for decades along Aspen's Main Street, representing early-lodge development in the resort. The Main Street Historic District is eclectic, with a wide representation of eras and styles in architecture, and our goal is to help guide the design to enhance the overall character of the district. 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: Upgrading the Swiss Chalet to extend its useful life as a lodge is enthusiastically supported by the Planning Office. We believe that vital, small lodges add to the cultural value of our 2 1 community. However, staff is concerned that unsympathetic changes to small resources in our historic district will eventually erode the cultural value of the community. 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: This parcel is not a designated landmark, therefore staff's architectural comments are found above, under standard #1. HPC COMMENTS: ALTERNATIVES: The HPC 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 Minor Development approval for the proposal at 435 W. Main, to allow the applicant time for restudy, or grant approval subject to specific design revisions to be approved by staff and the project monitor prior to the issuance of a building permit. A project monitor should be assigned at this meeting. Additional comments: memo.hpc.435wm.md 3 , ~2 GIBSON S RENO • ARCHITECTS Sept. 29,1992 Historic Preservation Commission 130 S. Gelena St. Aspen, Colo. 81611 Attn. Roxanne Eflin Re: Project Description for Minor Historic Development of the Swiss Chalet at 435 W. Main St. Aspen, Colorado Dear Roxanne, Enclosed is an application for a Minor Historic Development for the Swiss Chalet at 435 W. Main St. in Aspen, Colorado. The proposal for the existing 9 cabins plus office/residence on the site, is to repaint the existing exterior dark brown with light blue trim colors to a lighter color exterior stain with a varity of trim colors to create a more European Mountain Village feeling. Also proposed is expanding the area of existing glass in the cabins to provide more natural lighting wihtin what are currrently dark interior spaces. The minor changes to the units should in no way effect the historic value of the project and the change of exterior colors will enhance the feel of a European Mountain Village which the original architecture of the units depict. The proposed changes will fit very well with the neighboring buildings with reguards to existing building materials and proposed color schemes. Should you have any further questions reguarding this matter, please fell free to call. 418 E. COOPEA AVENUE • ASPEN, COLORADO 81611 • 303/925-5968 • FAX 303/925-5993 , , LAND USE APPI.J.CATICN FOMi e , 1) Project Name *6 4* 1 645 6 HALET- 2) Project Ifxmti~n 455 9 MA/N ST- 1-0-r-5 A-I BLM M. 38 (indicate street address, lot & block number, legal description where appropriate) 3) Present Zoning 60MM. OFFICE 4) Iot Size 269 88 5. A 5) pelicares Name, Maress & 2*xe # ALH AOLD/Ne COMPANY '5NowMA56 \hu-AGE, 60 923 · 6526 6) REpresexitative's Name, Address & P,Yin # Gl BSON ¢ REND AgcH/Ta:Tb 41 B E- Coope'2- AbpEN : CD 925 ·5768 7 ) Typd of Application (please check all that gply): 4 Conditional Use - Conceptual SPA Conceptual Historic Dev. Special kwiaq Final SPA Final Historic Dev. 8040 Greenline anceptial ED -~ Minor Historic Dev. .1 Stream Margin Final PUD Historic Demolition M:xintain ~iew Plane Subdivisirn - Historic Desigration Cor•hninilnnization· - Text/Map Amendment (209 Allotnalt Iot Split/Int line - (2433 Ekemption Adjustment 8) Descripa-7 of Ekisting Uses (number ani f type of existing structures; approocimate sq. ft.; umber of bedroans; any previous approvals granted to the pmperty). EX/67196 Logs/57-5 OF 9 0616 · 5T©BW CABIN.5 8€DUEEN |80 5.6 -Ic> 400 5<k · FT. AND 1 5/NGLE S7bgv SPACE / 2.ejiDENC€ 9) Description of Develogoent Applicaticn l.) To CHAN GE EXTER./00. 13014-o,Ne Col~-6 OF TAE 2%161-th/9 CASINs d OFF¢c€/ gebip. -ZD. -16 Exew,D 6*Ilmht€, 6(-665• IN CABINES -Tb ADO Hog€ WArt)124(- 06+477+16 10) Have you attached the following? Response to Attadnnent 2, Mininimn Subnission Ocgitents VE 5 Response to Attadlmerrt 3, Specific Suhnission Oontents 9 Et Response to Attachment 4, Review Standards for Your Application *~S-1 Bunny Ct b 1 0, 1. To Basalt g / Evtx V. -4\ AV M.r, Aspen ~ 0 • Institute 45 tb 2 \ 1: k - 0\ \ o • 3\ \i 4 /jze 8 Music 2 Tent ~ 3 1\ 9 Not all streets or roads are 6,5 82 am.splosi \ Lake % ' ri F 1-1 all a m A p named on maps. Construction Golf Course P rI St 4 -- 1 Of streets and roads may be In \ progress In certain areas, St 12 :- 4 \ 41* Vin• St 4 & 22 F nci• St $ .. 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