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Home My WebLink Aboutagenda.hpc.19920513Â«Â»7 6 AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE May 13, 1992 REGULAR MEETING SECOND FLOOR MEETING ROOM THIS MEETING IS TO BEGIN AT 4:00 P.M. THIS WEEK ONLY . I. Roll call and' approval of Ape-iL-@th and April 22, 1992 minutes. II. Committee and Staff Comments III. Public Comments -04 . 12-00 03c-L ," 90--,L JA.-<9 9-2 rtl.-re-q_u IV. Communications: A. Project Monitoring B. Committee Reports V. NEW BUSINESS: 4:20 A. Conceptual Development Extension - 409 E. Hopkins .9, 4:30 B. Minor Development - 210 S. Mill (Footloose)ru H /42_ o IL VI. OLD BUSINESS: 4:45 A. Final Development: St. Mary's Church Addition 5-93 E.lulcu ~- , d Â£05 0/ ---) C,bege-- bl,--z, 5:30 B. Minor Development and setback variation - Public Hearing continued from 4-22-92 17 Queen Street 5:45 C. 134 E. Bleeker Cenceptual BevelÂ®,ment (PH-continued) Penn Residence VII. Public Comments VIII. Adjourn mb --- Ap , c 6 #, .u- l c{ s M 0 1 Â£'u 6 6145-. 'A/op)Gth 6661-- 610 ' X - L h-- 14 b q f - Fjo--p Afl 4 - R -1-- A-0 0 /C- 1 -M 4 3 MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer k Re: Conceptual Development approval extension: 409 E. Hopkins St. Date: May 13, 1992 SUMMARY: The applicant is requesting a one year extension (to July 1, 1993) of the Conceptual Development approval for the proposed project 409 E. Hopkins pursuant to Section 7-601(F) (3) (c) . The reason is economic based, discussed in the application letter attached. PREVIOUS HPC ACTION: On August 28, 1991, the HPC granted a 10 month extension of the Conceptual Approval. A copy of staff's review memo from that meeting is attached for reference. STAFF RESPONSE: The applicable section of the Land Use Regulations states: "Application for a Final Development Plan shall be filed within one(1) year of the date of approval of a Conceptual Development Plan. Unless an extension is granted by the HPC, failure to file such an application shall render null and void the approval of a Conceptual Development Plan previously granted by the HPC." This language does not specify how long the HPC may approve a Conceptual Development extension for, nor how many extension approvals may be granted by the HPC. In the past, staff has recommended extensions for periods no longer than six months, however, this may be a case where a longer extension is appropriate, since the HPC unanimously approved the Conceptual Development plan. This project has previously received two Conceptual Development extensions since it was first approved by the HPC; one on July 10, 1991 for 60 days; the other was made on August 28, 1991 for 10 months. The downside to the HPC granting such a lengthy extension of a conceptual application of a commercial GMQS project lies in potential changes in development policy as a result of the revised community master plan. Currently this parcel is partially undeveloped, if you are to consider the sculpture garden "open space". A building permit must be applied for prior to the 1 expiration of the project's three-year GMQS time allocation. OTHER COMMISSION ACTION: The GMQS allotment was allocated in January of 1991, which is good for three years from that date. The applicant has already purchased affordable dwelling units to meet a large portion of their employee housing requirements. They intend to develop the parcel, and are aware that any HPC extension does not alter or extend their three year allocation under the GMQS provisions. RECOMMENDATION: The Planning Office recommends that the HPC grant a twelve (12) month extension effective from the date of extension approval. memo.hpc.409eh.exten.2 2 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Conceptual Development approval extension: 409 E. Hopkins St. Date: August 28, 1991 SUMMARY: The applicant is requesting an extension to July 24, 1992 of the Conceptual Development approval for the proposed project 409 E. Hopkins pursuant to Section 7-601(F)(3)(c). Should the HPC approve this request, the deadline for submission of a Final Development Plan would be prior to the expiration of that extension date. STAFF RESPONSE: The applicable section of the Land Use Regulations states: "Application for a Final Development Plan shall be filed within one(1) year of the date of approval of a Conceptual Development Plan. Unless an extension is granted by the HPC, failure to file such an application shall render null and void the approval of a Conceptual Development Plan previously granted by the HPC." This language does not specify how long the HPC may approve a Conceptual Development extension for, nor how many extension approvals may be granted by the HPC. In the past, staff has recommended extensions for periods no longer than six months, however, the HPC granted two six month extension on the 612 W. Main project prior to the Final Development approval being finalized. This project received a sixty day extension on July 10 of this year. The applicant had anticipated filing for Final Development approval prior to the expiration of that extension, however, have changed their minds for apparent economic and market considerations. That extension has expired, and they are requesting a one year extension from the date of the expiration of the original Conceptual Development approval (approximately July 25, 1991). The downside to the HPC granting such a lengthy extension of a conceptual application of a commercial GMQS project lies in potential changes in development policy as a result of the revised community master plan. Currently this parcel is partially undeveloped, if you are to consider the sculpture garden "open space". The HPC may wish to grant an extension fox six months, 1 which bears a relationship to the amount of time anticipated to completed the Aspen Area Community Plan. Some discussion has been given to the protection against loss of pocket parks and open space within the city. Please refer to the applicant's request letter regarding their sincere intent on developing the parcel. They have already purchased affordable dwelling units to meet a large portion of their employee housing requirements. RECOMMENDATION: The Planning Office recommends that the HPC grant a six (6) month extension effective from today's action (to February 28, 1992, for the Conceptual Development approval of the project at 409 East Hopkins. memo.hpc.409eh.exten 2 LAW OFFICES KRABACHER, HILL & EDWARDS A r E F\KI" ,27 PROFESSIONAL CORPORATION JEROME PROFESSIONAL BUILDING 201 NORTH MILL STREET ASPEN, COLORADO 81611 B. JOSEPH KRABACHER TELEPHONE THOMAS C. HILL (303) 925-6300 JOSEPH E. EDWARDS, 111 (303) 925-7116 TELECOPIER OF COUNSEL (303) 925-1181 JOSEPH E. EDWARDS, JR. April 23, 1992 Roxanne Eflin Historic Preservation Planner Aspen/Pitkin County Planning Office 130 South Galena, Third Floor Aspen, Colorado 81611 Re: 409 East Hopkins - Extension of Conceptual Development Approval Dear Roxanne: This letter is written to request an extension Of the conceptual development approval for 409 East Hopkins, Aspen, Colorado. At the present time, the owner of the project has determined that it will not be proceeding with construction of the project during 1992. The reasons are as follows: First, the owner paid approximately $1.9 million for the property. As a part of the GMQS approval for the project, the owner was required to provide employee housing since the City Council was unwilling to accept a cash-in-lieu payment. The owner purchased the Smuggler Mountain Apartments and donated them to Pitkin County to satisfy the employee housing requirements. Although the cash-in-lieu payment was $772,800, the owner paid $925,000 to provide actual housing -- or $152,200 more than the cash-in-lieu payment. The owner wants to preserve the HPC conceptual approval previously received, but given the extraordinary amount paid for the property and the employee housing exactions, it is not economically viable to build the project in 1992. Second, the design approved by the Historic Preservation Committee ( "HPC" ) was extremely well received by the HPC and we believe that it is an excellent design solution. As you may Roxanne Eflin April 23, 1992 Page 2 recall, the prior owner proposed a three story building and the current owner has conceptual approval for a two story building. The two story building will be a benefit to the community since it is more in keeping with the historic character of the commercial core of Aspen and compliments the National Register Brand Building and Collins Block. To require the owner to reapply for HPC conceptual development approval could result in a less desirable design solution. Third, the economics of Aspen's real estate and rental market do not justify building *the project in 1992. Accordingly, we are requesting an extension of the HPC conceptual development approval for a period of 12 months. The present conceptual development approval expires on June 1, 1992. Should you need any additional information or documentation to support this request, please let me know and I will provide it immediately. We would like to have this matter heard on the HPC's agenda for the May 13, 1992 meeting. Thank you for your attention to this matter. KRABACHER, HILL & EDWARDS, P.C. By: BJK/ch B. Josaph Krabacher CC: Kandycom, Inc. Richard S. Cohen, Esq. Bill Poss & Associates itakura~ltrs\eflin.1 /1/- 1 0 MEMORANDUM TO: Aspen Historic Preservation Committee 0 From: Roxanne Eflin, Historic Preservation Officer ~Il.gÂ·--- Re: Minor Development: 210 S. Mill St., window openings Date: May 13, 1992 APPLICANT'S REQUEST: Minor Development approval for the addition of three window openings in an exterior stairway wall of a non- historic building in the district. The purpose is to allow light and ventilation in to the currently dark stairway leading to the retail space (Footloose.) In 1988, the HPC approved this proposal, however, a building permit was never pulled on the project. The applicant now wishes to complete the work. APPLICANT: Steve DeGouveia, represented by David Blair, Rocky Mountain Construction 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: The building is neither a Landmark or historic, but is located directly across from the Wheeler Opera House. Staff finds that the development activity proposed meets this standard. The windows are vertical in proportion, which is compatible to the district. HPC COMMENTS: 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find this standard has been met. 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: We find that the proposal does not impact the cultural value of this parcel or the adjacent Wheeler Opera House. 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: We find that the proposal does not diminish the architectural integrity of the structure, and should enhance the entrance to the retail business by providing light into the space, thereby making it more inviting. 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 approve the Minor Development application for 210 S. Mill St. as proposed, finding that the Standards have been met. Additional comments: memo.hpc.210sm.md 2 . 1 ATTACHMENT 3 1. Applicant would like to create a stepped opening in what is now a solid, monolithic exterior stairwell wall seperating his entrance from the Mill St. sidewalk. 2. Materials to be used include an engineered steel lintel (which would not be visible when complete), brick to match the existing, and square tube iron grillwork as a guardrail to meet code. 3. Drawing Attached 4, The building involved is not historic, but is in the Historic Overlay District. The building was orignally designed as retail space. The proposed opening should lend to this purpose by lighting the now dark stairway and providing a view of the entrance from the sidewalk. This is consistent with the character of the neighborhood which now has several open courtyards. 1,4.st, : ATTACHMENT 4 a. The proposed development is across the street from the Wheeler Opera House. The stairwell wall as it now stands is the only monolithic wall section of its size facing the sidewalk in this block. The proposed stepped opening would remedy this condition, creating a more interesting elevation across the street from the Opera House. b. The neighborhood presently consists of several open courtyards and stairways. Creating the proposed opening would make the Footloose Store and its entrance a more integral and consistent part of this mix. c. The proposed development would allow a view of the historic Wheeler Opera House to people entering and exiting the store and does not detract from its cultural value. d. As no historic structure is directly involved in the proposed construction this standard does not really apply. However, the proposed opening would add an interesting architectural break to a now-boring elevation. Functionally, it would add needed light to a now dark stairway entrance. 1 LAND USE APPLICArION FORM 0. f . 11 proleal 11=re f~00-1-Loosâ‚¬ 723(794, c Vl)/NOCnv 5 Project location 210 C 114 0+ At rEN (indicate street address, lot & block mmber, legal description where appropriate) 3) Present Zoning 4) Iot Size 5) Applicartis Nana, Pairess Et IkxÂ¥3 # ~15-7 81/â‚¬ 23Â£ Â£3 0 u V E / 0? VA & n F.. 17. - . 35<7 >4 -2- 9 f /7 Â« P, A 4- - 9 2 6 - gf Eff-- 9 -7 7; 60 9 77 - 6) Begresertativets Nime, Address & Rriia * 20 6 /5 ur 1/11-7-43 Â£'4,372 ve-7-1,â€¢.f 116 C. CeÂ© Pâ‚¬ rt -2- 2.04 97 92 2/24 7) Type of Application (please check all that apply): anditional Use Concepttial SPA Conceptiial Ilistoric Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline Conceptual IUD r* Minor Historic Dev. 1 Stream Margin Final POD Historic Demolition Mountain View Plane Subdivision Historic Designation 00~aninilmization Text/Map Amendment (IM# Allotment Iot Split/Iot Line QUE E,oanption Adjustment 8) Description of Existing Uses Â· (râ€¢mher and * type of mrigting struchrres; approocimate sq. ft.; Ilimber of bedroans; anY previous approvals granted to the property). ~97A, 6 674 oc -4 ALL Appecv Acs lt\Pe. 4 2%0 6 4 ;N 220-280Â¢ /988 9) Description of Develqnprrt Application C.4ZATE O PE~j A) I KJ 6 ltd f.0 3-84) O R Â·STA IR W E LO LU ALL. ) Have you attached the following? Response to Attadment 2, Minimm Sulnission Contents Respanse to Attachment 3, Specific Submissian Contents Response to Attachment 4, Review Standards for Your Application lili . 9<Foa?W{*99> Â·Â·Â· U~~~K,~ COr Steve DeGouveia 4-5--92_ 'J ~32Â»ve ,05-<01 Â£9%7 /Z 5 1- f_P C -1 -I -TO w ru G. CU A-- -PRE- V (c; u<90 k~- -7 L A n r-v -â‚¬2 7 EK l V 1 09 A- Â» 7 (f- 75 71.b Fo 7-L 44 & Ab vt 70 A- 7 7- Fic-2-9 7 tf- E- /VCF> 15- 7 C 4,Â©-- l -5 /1/7 '99 Ut ,Â£71/7 C 1 A (-1 76/<c> n.< -7 (n-â‚¬22- 7- 7- c 72- Pr- ''14 79- rÂ» A G- â‚¬-A_ -T Â° 7* 1,72 -72- 79- 5 E /1/\ 12.7/ 19 Â»-7 M-1...+7 ~--k C=- CE: rk1 77 An- U C t?-9 -F a 7-2- 2,-'En L.J 221 7 * C-12 4 9 7- ) /9 g /rE L k G- A, 4.- -<25- ./01/0-7ZE ./0 /2- '22 A-Â»77 77- Â»1-m A r_ r-:> /1927 FC>- 0 06 429 5 AA # A-- V R L L -6 --7'~ ) -7-cp . -B C> ci 2\ 4 1~ A-7 P E- 1--- ~ ac 7 #76/bl - 9 2-0 9 (93 '5"1 <7- 0 6 71 0 4- Z:23==i- .P' 1,/ 72 ~<3~6<9- C> Ll v, /,e, 7748-9 (77 21 '- / P.O. Box 281 Aspen, Colorado 81611 303/925-9155 . fit fr -/ 3 / I 4 1 1 - 31 A 4 E- I t 1 Z \6/ 9 V C b> 4-4 q 2 -- 91 1... *' : m , 4 \ 4 \ a h b & 44 91 t b Â« 9 X 5 i 4. ?44 , j -_2~- lrÂ·Â·-rE 1 J '11 11. [1 11 11 2 . 0.- 11. - 11 - 11-- 11' 0, i It 09 ./.1 :19 4% P. 2 - N-- 1.4 N - +A- - - j - -. 6 - L 4 1 1 1 A- 9 - 1% S 1 04 1 I $ -i h. 42 1 vÂ·- --- i i 21 ./ 1 U i J \ 4 3 0<1.071 4,14 (49kki- 31=DkWLL -t{1 - 9- aot.24,31311 O/1/ - li . LLÂ»g---137 411 -74 2/de 4- Â¢'gu:gas/ 9 010 lj-le 4~bafÂ¥0 10,71 Cm,26 *1 11 1 1 + ~ 4 1 its 10 1 It -.22â€ž. --0, ..4 , r ,1 ] 1. 1 -CZOtc,~ I....I--.I ..=2'.v- 1 â‚¬ 1 1 : 4 , t 'I/_~ -UL_-3 iiI i 3 t ill ' i ft 0.18 A ---4=â€¢ CZE11 --I-3 i lu ./ f I--_ -I 11.==CE .=---3*i. trt=-2=. - I. -I--4-.*/. i... Ellillii ~~ ..~Ant?)97~,aUVS*.Ak~=.~=~--*1)44-=.2~ 11 1 1., , 1 14 46 4 1 1 i-fÂ· F==1 , ~~t:r r==r --- p-f Et u j '_.1 1 3 L. 4 51? 1 0-11 --- '--1 j!--f!-- i!Â·ir- -, 1 1, 1 ic i i: 4 -1 1 1 1 1 ! li ! 1/.1, /Lâ€¢ A / 5 7?j-24~ u)857- 654-63#IlDÂ£1Â«nU)41*~1:~t~~7Â·~ -.7- 7r~~-~1~~~- - E - V . .& MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Final Development: 533 E. Main, St. Mary's Church elevator tower and vestibule addition Date: May 13, 1992 APPLICANT'S REQUEST: Final Development approval for addition of an elevator tower and vestibule, and front entrance remodel of St. Mary's Church. PREVIOUS HPC ACTION: The HPC granted Conceptual Development approval to the St. Mary's project, with conditions, on February 26, 1992. At the HPC meeting of November 13, 1991, the initial public hearing, the HPC tabled action and continued the public hearing to December 11, to give the applicant additional time to restudy a few significant aspects of the elevator/entrance addition. Height, massing, scale, fenestration, roof forms and materials are all considered to be areas where consensus had not been reached, and more design work was necessary in order the proposal to meet the Development Review standards. The HPC seemed to not object to the proposed general location of addition. The interior site visit held on November 13 was necessary in order for the HPC to clearly understand why the addition is proposed where it is, as opposed to pushing it further to the south of the building, closer to the alley. The nave and sacristy would be affected if the addition were added to the southwest corner, the building has close to a zero rear yard setback, and the east elevation (Hunter Street) is considered the secondary elevation, thereby precluding it from receiving the addition. The project was continued again to January 22, 1992, however, the applicant requested additional time to prepare revised drawings, following comments from St. Mary's congregation. The Public Hearing was continued to February 26, 1992, and received Conceptual approval, with conditions, at that time. PROJECT SUMMARY and REVIEW PROCESS: The applicable Guidelines are found in Section IV. Commercial Buildings - Renovation and Restoration, beginning on page 47. The Development Review Standards are found in Section 7-601(D). Please refer to previous memos for complete review. All four Development Review Standards are required to be met in order for the HPC to grant approval. Please refer to the applicant's letter as a summarization of the revisions. The areas to carefully review are the elevator tower and the front porch. Development Review Standards 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay district or is adjacent to 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: Staff feels that the general conceptual direction of the revisions meets the HPC's concerns as stated in previous meetings. The roof form of both the elevator tower and the front porch are relatively simple and appear to meet this Standard. Detailing and window form and proportion are issues that have been studied by the applicant; staff finds their window design and brick detailing in the addition compatible with the historic landmark. HPC COMMENTS: 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Elevator towers have been successfully added to significant landmarks (The Wheeler and the Elks Building) in the historic district. From discussion in previous meetings, it appears to staff that the HPC feels this standard has been met with this proposal. The front porch is more in keeping with entrance designs of the Victorian era as well. The proposed sidewalk extension is appropriate in that it enhances the overall church setting, while providing additional outdoor gathering space at the facade. This also meets the goals of the Pedestrian/Bikeway Plan of the City, by providing a "necked down" intersection for safety purposes. HPC COMMENTS: 2 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: We find that the proposal as submitted does not detract from the cultural value of the landmark. 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: Elevator Addition: We find that the architectural revisions that have evolved on this project now meet this standard. Front entry porch: We find the revised entry porch to be compatible, however, the HPC should consider the compatibility of the roof form and increase in the non-conformity (encroachment into the public right-of-way). HPC support would be necessary, we feel, for an encroachment license to be approved by City Council. HPC COMMENTS: The Partial Demolition Standards are found in Section 7-602(C) of the Aspen Land Use Regulations. The general provisions of Sec. 7- 602 allow the HPC to require a Performance Guarantee when deemed appropriate due to the significance of the project. No approval for partial demolition shall be granted unless the HPC finds that all of the following standards are met: 1. The partial demolition is required for the renovation, restoration or rehabilitation of the structure; and 2. The applicant has mitigated, to the greatest extent possible: a. Impacts on the historic importance of the structure or structures located on the parcel. b. Impacts on the architectural integrity of the structure located on the parcel. Response: The applicant has addressed these issues, and we find 3 the Partial Demolition standards have been met. HPC COMMENTS: ALTERNATIVES: The HPC may consider the following alternatives: 1) Approve the Conceptual Development application as revised, with or without additional conditions, and require that the Partial Demolition Standards be met at Final. 3) Table action to a date certain and continue the public hearing, to allow the applicant time to restudy, prepare drawings and revise the model accordingly. A revised application must be submitted to the Planning Office no later than two weeks prior to the continued public hearing date. 4) Deny Conceptual Development approval, finding that the Development Review Standards have not been met. This action constitutes re-noticing and another public hearing. RECOMMENDATION: The Planning Office recommends that the HPC grant Final Development approval for the St. Mary's Church proposal at 533 E. Main. Additional comments: memo.hpc.533em.fd 4 1 0 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer ~~-- Re: Minor Development and sideyard setback variation (public hearing): 17 Queen St., outbuilding Date: May 13, 1992 APPLICANT'S REQUEST: Minor Development and side yard setback approval necessary for the construction of wood (board and batten) 3'4" x 8'8" x 8'6" (high) outbuilding with corrugated metal sloped roof. APPLICANT: Henry and Lana Trettin, represented by Geoffrey Harris of Pellecchia-Olson Architects 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. 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: A small detached outbuilding/storage building is proposed on the parcel, which encroaches 3' into the sideyard setback. We find that a detached structure of this size and appearance is compatible to the landmark, and, further that we support setback variation, provided no significant vegetation is removed to accommodate the outbuilding. The site is tight in this area, and we find that the proposed shed's location is appropriate in that it provides visual relief between the cottage while being functional. (Note: We do find it unfortunate that the original (historic) outbuildings were not preserved for this use.) HPC COMMENTS: 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The neighborhood character with regard to on-site parking is eclectic, and staff finds that this proposal is not necessarily inconsistent with 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 not detract from the cultural value of the parcel. 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: We find the architectural design of the outbuilding to be compatible with others of similar size on other parcels, and find that is does not diminish the architectural integrity of the main structure. 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 approve the Minor Development application for 17 Queen Street as 2 proposed, and grant a side yard setback variation, finding that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. Additional comments: memo.hpc.17qs.md.2 3 PELLECCHIA OLSON ARCHITECTS March 10, 1992 Aspen Historic Preservation Committee 130 South Galena Street Aspen, Colorado 81611 RE: Miner's Cottage 17 Queen Street Aspen, Colorado Our Reference No. 8905.01 Description of Minor Redevelopment Within Historic Overlay District. We propose the addition of a storage shed for bicycles, skis, etc., within the Historic Overlay District located on a portion of the property at 17 Queen Street. This shed is to be located adjacent to the off street parking space entered from King Street, at the northeast corner of the above mentioned property. The proposed structure will be rectangular in form, approximately 3'-4" x 8'-8" x 8'-6" high, with a simple shed roof. Siding will be wood board and batten, profile and pattern to match the cottage. The roofing will be corrugated metal, also used on the cottage. Overall, the character Will be similar to other vernacular outbuildings within the neighborhood. The shed will continue a tradition of small, detached accessory buildings which occur frequently in the surrounding area. The placement within the setback is done to clearly create a break between the shed and the cottage, yet still place the shed where it is the most useful functionally. 68Â»\ GBH:sha A Professional Corporation 1442 Market Street Denver, Colorado 80202 303 534-4114 S 1 0. 19%44&24#Ar' 5.-ft: Np / :*+23 11Â£*29Â»- Â¢ 1 I . 't P** 3 . 11 . r ./ I. 9 ; 9 9 , , q..,i i . ' 11 . 42,7 A. 04 ' 4 -Â· 4 , Â·f'b :14/7. . a e ' " Â·'* I f 44 4:: 1, KÂ¢ t ,â€¢ 'll .14 U'4101 1 ..24'JA .Â»rl' -.4 Â·pit v- ' 'f fL 11 , . 4: .,121:0* - . 7 & ..t - -A.. -' e k I * ' . f./: * ..1,- '/ p EM ' 9 ,Â·, , :/ 8 â€¢e . 9 .4 6., 1 ..1 41 Â·4" Â£ 6 * mb: 1 "S RIgh#. U - 'n.,'-' t A Â· -~ ' ~~ " Sh,4.b:Â·,9:kÂ» ; . . . 11 *' 1 011- 1 01 h\i , '7844Â¥7 4 02 F Â· Â·. v . Â· t. ' reAL';4 1 .4.97' Â· ,4/1â€¢*4- e, e X f 4.1 " r i -4 1244+ f I. ''.- 04' -- 1 8/4 Â·'>1'iit NGIW@64, iir,.6 . ~: t,; 2, f 4 15+:Jr, i' .. /4 * 4 7f9 ~%4:*14~~t<M:-1:, '17Â· m. 37/Â· . 34+1 4,1 /* R -- 00 . 1 "' Ti, t 40: 6 . I ,%. 4- ' 9 , . ..42 . 1. . 1 r3 , t k\\ 1 . 1 * 1. I I - 1 :. f, 4 4. -- 1 1 1 '' \ 1 1 .4 1 ---r...... .- L_ - - 5 1 0 '' b. ? l JI Â·1Â· ... i â€¢ 1 3 \\ 1 - \\ L U / 19 1 1 ' \4 9. r-m - 1 N 0 . ki , I EN 1. .: 1. . 11 .... - . ... r./ $ 1 4 . . i- -I *. \\1 ra - 1., , r. 40. " 0 ,:. '., :.) Â·e , . \ \ h / I I y 1, . 1 . ' k? L Z.,1 - .t ri<,ike: i ., .r,; 'J 6 L I \ . 9.?/,,?: '; '' 4 1 \ I. . 11 -\ \4 h. \ 2â€¢Cal MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer ~iL- Re: 134 E. Bleeker: Conceptual Development (Partial ~ Demolition and Expansion), and Variations (parking, sideyard and FAR); Public Hearing continued from April 22, 1992 Date: May 13, 1992 SUMMARY: The applicant has revised the Conceptual Development proposal (partial demolition and expansion), and is requesting approval at this meeting. The variations consist of a parking reduction of one space, and a west sideyard setback. In addition, they are seeking HPC's approval under the Cottage Infill program (Ordinance #60, Series of 1990) for an FAR bonus of 134 sq. ft. (findings are not required) and height variation due to the increase of the non-conformity of the outbuilding. APPLICANT: Susan and Paul Penn, represented by Jake Vickery of Bill Poss and Associates. LOCATION: 134 E. Bleeker, Lot S and the Easterly 15 feet of Lot R, Block 65, Townsite of Aspen, Colorado SITE, AREA AND BULK INFORMATION: Revised information has been submitted by the applicant for the HPC's reference. ADDITIONAL COMMISSION REVIEWS: A conditional use approval is required by the Planning and Zoning Commission for the Cottage Infill unit (detached accessory dwelling unit). This requires a public hearing. The HPC is able to grant variations (FAR bonus and setback variations) as specified in Ordinance #60, Series of 1990, which created the Cottage Infill program and incentives. It appears that the Housing Authority wishes to see a balcony added to the west elevation of the carriage house in order to enhance the studio unit's livability. Staff does not support this addition, due to its incompatibility to the historic outbuilding. This item is not included in the revised plans submitted to you for review at this meeting, but we bring this to your attention for potential future discussion. Conceptual Development: Partial Demolition, Expansion and Variations 1 REVIEW STANDARDS: Section 7-601 of the Aspen Land Use Regulations defines the four standards for Development Review. All four of these standards must be met in order for the HPC to grant approval for the proposal. In addition, the Partial Demolition and Relocation Standards (Sections 7-602 B and C) must also be met. The applicable Guidelines are found in Section VI, beginning on page 47 of the Historic District and Historic Landmark Development Guidelines. Development Review Standards 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay District or is adjacent to an Historic Landmark. 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 of exceed the allowed floor areas, 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 applicant will present a summary of all the member comments they received at the last HPC meeting, at which time action was tabled and the hearing continued to allow the application addition time to restudy the issues. Staff finds the revisions to the addition to be much improved in terms of meeting the Development Review Standards. We support the reduced length of the roof ridge, and the introduction of glass in the hyphen. The east elevation bay window is gone, but has been replaced with a slightly projecting pair of windows, which we ask the HPC to study carefully. Generally, we find the revised proposal is a blending of the HPC's and staff's concerns, and we support Conceptual approval. We also find the variations to be more compatible, and support the HPC granting the FAR bonus and height variation for the deed restricted cottage infill unit. We particularly find the cottage unit to be an exciting and community-oriented aspect of this proposal, and congratulate the owners and designers for finding ways to make this work by adapting the historic carriage house. We look forward to this project setting a precedent for this immediate neighborhood. The introduction of glass to the hyphen and the west gable end of the new addition is a modern application that has merit. Clearly, this defines new from old, and allows the second floor of the addition space to be very light and airy. The remaining proposed materials meet the Guidelines and are 2 compatible with the historic resource. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: As staff stated in detail in the first review memo for this project, the simple nature of this 1 1/2 story cottage directs the level of detail that can occur on an addition, in order for the entire parcel to remain compatible with the neighborhood. We find that the revised proposal more closely meets this Standard. 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 cultural value of this parcel is in its visual contribution to the community, and physical illustration of vernacular cottage and carriage house architecture and, thereby, social standing of its occupants. We ask the HPC to carefully review this cultural value standard as it applies to this project as revised. 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: Staff's original concern was in the size of the addition, which we found detracted from the architectural integrity of the historic cottage. We find the revised proposal more in keeping with the architectural integrity of the historic cottage, while being functional for today's living needs. Although it is a large addition, we can support Conceptual Development approval with conditions that the Final Development application include a revised model and colored rendering in order to clearly understand the full impact of the addition and new cross gables proposed for the cottage and the carriage house. 3 Partial Demolition Standards 1. The partial demolition is required for the renovation, restoration or rehabilitation of the structure. 2. The applicant has mitigated, to the greatest extent possible: a) Impacts on the historic importance of the structure or structures located on the parcel. b) Impacts on the architectural integrity of the structure or structures located on the parcel. Response: The areas proposed for partial demolition are to the rear of the structure and are the least visible and historically important. We find that the Partial Demolition Standards are met. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approval as proposed, finding the Development Review and Partial Demolition standards have been met, and finding that the sideyard setback and parking variations are more compatible in character with the designated landmark than would be in accord with dimensional requirements, and granting the FAR bonus of 134 sq. ft. for the Cottage Infill unit, and height variation for the carriage house. 2) Approval with conditions, to be met at Final, such as submitting a revised model and colored rendering. 3) Table action and continue the public hearing to a date certain again, to allow the applicant time to revise the proposal in order to meet the Development Review standards. 4) Deny Conceptual Development approval, finding that the Development Review Standards have not been met. RECOMMENDATION: The Planning Office recommends that the HPC grant Conceptual Development Approval for the proposal at 134 E. Bleeker St., finding that the parking and side yard setback variations are more compatible to the historic landmark than would be in accord with underlying dimensional requirements, and further that the FAR bonus of 134 sq. ft. for the deed restricted Cottage Infill unit and height variation for the carriage house is approved conceptually. memo.hpc.134eb.cd.2 4 605 EAST MAIN STREET ASPEN, COLORADO 81611 TELEPHONE 303/925-4755 FACSIMILE 303/920-2950 May 7, 1992 Roxanne Eflin Historic Preservation Officer Aspen Historic Preservation Committee 130 South Galena Aspen, CO 81611 RE: PENN RESIDENCE 134 EAST BLEEKER Dear Roxanne: This letter is to clarify items shown on drawings dated May 1, 1992. The variations requested are as follows: 1. A westerly sideyard variation of 2 feet to reduce the sideyard from 5 feet to 3 feet. This increases the setback of the easterly building wall of the addition from the historical east elevation. It also increases the visibility of the north Cottage and south Carriage Barn wall surfaces and sets the ridge of the addition further behind the ridges of the existing historical buildings. This, in turn, lessens the effect of the height and mass of the addition and creates more planting area to buffer the impact. Also, research shows that the westerly edge of the original footprint on the Sanborn Map is 2.5 feet from the property line. 2. A height variation above the 12 foot limit for accessory buildings to allow for a new cross gable on the west side of the Barn. This is required to increase the usability of the already marginally small Detached Accessory Dwelling Unit. 3. A reduction of the required parking spaces from 3 to 2 because the inclusion of a second full size space in the Historic Carriage Barn would require significant alteration of its form. Placement of a third space on site would require the relocation and perhaps partial demolition of the Barn. No FAR increase is requested from the HPC. The DADU allows a bonus of 153 FAR s.f. which increases the allowable total to 2,973 FAR s.f. This increase is necessary to accommodate the DADU. iÂ·, ~ and associates p Roxanne Eflin Page 2 In order to better conform to all four standards and reduce impact of the addition on the Historical structures, we have done the following: The majority of the mass of the addition is placed behind a sloping roof which terminates at a 1 or 1 1/2 story height on the east side no higher than the existing. This primary roof form is separated from the existing historical cottage with a very clear architectural hyphen - a recessed form composed of simple walls and a glass skylight roof. Passing thru this hyphen is literally "a bridge connecting the old with the new." A secondary roof and recessed form are placed on the north end of the addition to soften the massing and serve as an unconnected hyphen to the Carriage Barn. The Carriage Barn is completely intact. All roof pitches are similar to the existing. The high gable end wall and cross ridge of the master bedroom in the original design has been reduced to a shed type horizontal dormer. This dormer penetrates the primary roof below the height of the existing ridge. The dormer is placed asymmetrically in the main roof to breakdown any sense of formality. The dormer roof is curved to clearly indicate it is of a different period. The roof and wall surfaces of the addition are stepped in a simple, aligned manner as they would have been historically and surfaces are thus broken into smaller scale elements. The walls step back in plan to allow the existing structures to be more visible and prominent. This design is a clear and comfortable resolution to the time warp of when 1888 Aspen collides with 1992 Aspen. If you have any questions, please feel free to contact me. Sincerely,0 4â€¢ iqmv Jake Vickery Project Architect ~ wd-mates. 605 EAST MAIN STREET ASPEN, COLORADO 81611 TELEPHONE 303/925-4755 FACSIMILE 303/920-2950 May 1, 1992 Roxanne Eflin Historic Preservation Officer Aspen Historic Preservation Committee 130 South Galena Aspen, CO 81611 RE: Penn Residence 134 East Bleeker HPC Revised Conceptual Review Dear Roxanne: Please find the following attachments: 1. Reduced copies of new 1 /4" scale drawings representing the revised Conceptual Design for 134 East Bleeker 2. A description of changes made to the design to respond to staff and member comments 3. A calculation of the revised FAR s.f. We have tried as much as possible to accommodate feedback and to explore suggestions from the Commission and yourself. These revisions are itemized in the attached list. We hope there is enough common ground among the members to grant the Conceptual approval. Also enclosed is an application for Final Review contingent upon approval of the Conceptual. The revised design was done with sufficient accuracy, study and detail to supply the information necessary for a final review should a Conceptual Approval be granted. 31Â§ and associates 444...:WI.+1â‚¬ff'ri'-Â·Â· Â· Roxanne Eflin Page 2 We greatly appreciate the work you have done to facilitate the processing of these applications. Sincerely, O 4'NINA# Jake Vickery Project Architect ~ ~andassowates 134 EAST BLEEKER PENN RESIDENCE REVISIONS TO CONCEPTUAL APPLICATION MAY 1, 1992 The following revisions have been made to the Conceptual Design in response to staff and member comments: 1. Comment: East Elevation "Reduce impact of addition" "Simplify the form, fewer ins and outs" "Gable too strong, competitive - symmetry too formal" "Possibly reduce height or size of addition" "Possibly create a "thin" building" Revisions: 1. Principle ridge now runs North and South 2. Deck is recessed in porch roof and breaks vertical wall surface 3. Upper floor of Master Bedroom moved back approximately 2 feet 4. Height of deck doors reduced from 9' to 7' 5. Eave height dropped to 12' (1 1/2 story) for walls and 8'-6" (1 story) for porch 6. Roof plate height reduced to 4' on East (master bedroom) 7. Small recesses and small porch roofs @ 2nd level eliminated 8. Dormer placed asymmetrically in roof 9. Gable end reduced to shed dormer ~ and associates j 134 EAST BLEEKER Page two PENN RESIDENCE REVISIONS TO CONCEPTUAL APPLICATION MAY 1, 1992 2. Comment: FAR Increase Questionable Revision: FAR has been reduced to within allowable, without increase 3. Comment: Bay window Unacceptable Revision: Bay window has been eliminated and replaced with a pair of double hung windows and associates PENN RESIDENCE F.A.R. CALCULATIONS MAY 1, 1922 (Supersedes all previous) FAR S.F. Existing Cottage 1372 Existing Barn 901 TOTAL EXISTING 2273 PROPOSED DEMOLITION Existing Kitchen -132 Existing Bedroom -180 Enclosed Low Headroom -64 -376 TOTAL AFTER DEMOLITION 1897 Exemption For Garage Conversion -446 Bonus For DADU -134 SUB-TOTAL 1317 TOTAL OF PROPOSED ADDITION 1476 TOTAL AS PROPOSED 2793 ALLOWABLE 2820 ~ and associates t PENN RESIDENCE 134 EAST BLEEKER MATERIALS LIST MAY 1, 1992 Materials for the proposed addition to 134 East Bleeker are as follows: 1. Roofing: Heavy Textured asphalt shingles 2. Siding: Wood, horizontal lap lx8 (2x existing), stained 3' high wainscoting, stained 3. Gables Ends: Vertical board and batten, 1/2 round batten 4. Fascias: 1/4 round trim w/ lx8 redwood sub-fascia 5. Corner Trim: 3/4 round and lx2 Cedar 6. Soffits: Rounded lx, T&G 7. Windows: Wood windows, similar proportion, different scale 8. Doors: Wood with full lights 9. 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DO NOT SCALE DRAWINGS -CONTACT ARCHITECT OR 15*<EVE-Nr <6001<. -Ar[ ffÂ»ICE& ~ VAA 129 FF #44 -p MLI ge-|1 Â· ENGINEER CONCERNING DISCREPANCIES OR MISSING AL.-1 61 K I W/ E-x pÂ» 441:21 0 14 21 1 3 CM,53.6. INFORMATION. NEW â€¢EfFÂ«lk m77':71 1 6 4 a * AA.+ 1/ 1 4 , r i , Â· ' '.77777--I -- -4 4. : 4 2. COMPLY WITH ALL APPLICABLE BUILDING CODES AND , . f -9~39-1,. 1 J. ~t ..Â· ' A.1246Â·.1 '.PC~SAI 3'Â·Â· Mâ€¢ J. F--~1 - -'~~~.d~~Â£2 ~ . -Â·Â· Â· i Il'62' .0 ~ 101 CAÂ·~4 14 11.....3 2.-51 _r, CONFORM WITH MATERIAL AND ECUIPMENT 1,0 J L /1 Ai hil , 5 MANUFACTURERS RECOMMENDATIONS. 9 COPYRIGHT ~ MACH. TH, F 4 < Pufle ,-~-Â·- .1. 5 SUMP , 11 , THEODORE K GUY 7 0 OTHERWISE. 3. ALL DIMENSIONS TO FRAMING UNLESS NOTED ASSOCIATES PC L_<8 00 ' 1 }it'll-,be Â»4.-Â»* \ ,/ || ng Â· 3 Trp. 4. EXTERIOR WALLS TO BE 2X6 AT 16- 0-C. UNLESS I - - 2 1 V ELE*Tow< 0 -j NOTED OTHERWISE. REFER TOSTRUCTURAL. ' â€¢ K 0 00 7,6 5. INTERIOR WALLS TO BE 2X4 AT 16- 0.C. UNLESS r a~ 1 NOTED OTHERWISE. REFER TO STRUCTURAL. \ .. Ul F 1 -- -Ill- 2 .1: m / N 6. CROWN ALL STUDS, JOISTS, AND RAFTERS. CROWN U' 2 T 1 '4 JOISTS AND RAFTERS UP. |U i 'l i i Â£21 4 r _7 3 7. COORDINATE JOIST PLACEMENT WITH PLUMBING 1-z 4W - 1 1 /4 FIXTURE LAYOUT. . 1 r V. ' 4- 8. HOLD ALL PLUMBING TRAPS AS HIGH Â·AS POSSIBLE - BL,111,132114# '5212>/1Â£5>e, th r COORDINATE WITH CABINET ACCESSORIES. 04 1I 1 f 14 Â· R â‚¬ 90,-1057* Fly, 42 15>4012. 44.1,1 i [0 GRAPHICALLY DEPICT THE GENERAL NATURE OF THE 041- kil/ 9. THE PURPOSE OF THESE DRAWINGS IS ONLY TO - 91~ 7 i 661-Ev- 4 1. h WORK. THE CONTRACTOR IS RESPONSIBLE FOR Â¢ ve,gri eut-rs ..r r. CONFIRMING DIMENSIONS AND SELECTING Je ' i E.L.-Ex,1 I, -3 AMVE- j ' >0 FABRICATION PROCESSES AND TECHNIQUES OF / 1 e g d. 9 13(J' t c ur ., 4 CONSTRUCTION. THE ARCHITECT AND/OR ENGINEER - 1- 0 O i. LAAE.Dit-le, 1 11' 5. il" 9â€ž 9.- DIMENSIONS OR CONDITIONS SHMWN IN THE ~ f-|h F <Â».~s. SHALL BE NOTIFIED OF ANY VARIATION FROM -1 0 - ~t FE 42,Â·14,. 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COLORADO 81611 ---- - \\ TEL: (303) 925-4755 \ Issue: IKEVI+612. 62'ticâ‚¬FT- - f r' 11 - - -2223 - ~~=42=---rrn---n~ -1 1 1 E E =a_ [14 1 - i ----- $-*-I.I.I.. Il-'-I.-*.i-.1-*.-i. .. blef-Tft 646VATIOK| -- . _ 401-ITE ELEVATION 9/ 9 2% (CENGâ‚¬ 4 k PROJECT | DESCRIPTION _ SHEET NO I art#*BAf"â€¢liâ€¢10- 605 EAST MAIN STREET ASPEN. COLORADO 81611 34 TEL: (303) 925Â·4755 VE*/ - /7/ / >t,\. ht.~ _ _- 6â€¢80 7...\ I k 1 IssueÂ· 4 LAÂ¢96Â¢01 / 1/ 1% 11 . \ d lili \4 / 1 *P ' 1 1. - -e Â·.11- ij , # i)\2 ..\ ~ Â¤01'746 BE,rwELN ap \ f kil Lf' D-j / ~i @ E r'J l 1 1 ijl- 4- 1 Â¢ NEW Â£*3 I 1 It Ill 111 ! 2~-111 111 111 - 4 1 - -------11 --------4 la/-4, - 1 ----*- -Il.--*.--.-*--1---i--Ill-.9/.---.-*I- 1 1 1 . 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