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Home My WebLink Aboutagenda.hpc.19910522. 7 AGENDA HISTORIC PRESERVATION COMMITTEE May 22, 1991 REGULAR MEETING SECOND FLOOR MEETING ROOM 5:00 I. Roll call and approval of Feb. 13, March 13, April 8, March 21, April 10th and May 8th minutes. II. Committee Member & Staff Comments III. Public Comment IV. OLD BUSINESS 5:10 A. Final Development - Meadows (Academic & Music) 41 4, ,~ r\ 9 Ager- O 1- 6:15 B. Final Development - Holden-Marolt Museum 901, c r- l.>0 3 6:45 C. Minor Development - Independence Building storefront (display case) 7:00 D. Public Hearing - Presentation of draft Historic Preservation Element of the Aspen Area Community Plan V. NEW BUSINESS A. NONE 7:45 VI. COMMUNICATIONS: 8:00 VII.ADJOURN ill j MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Final Development: Aspen Meadows, Academic and Music portions Date: May 22, 1991 APPLICANT'S REQUEST: Final Development approval for the academic and music portion of the Aspen Meadows. PREVIOUS HPC ACTION: In order to divide the Meadows project into easily managed reviews, staff broke the project components into the following three sections: 1) Residential: Trustee Townhomes (Bayer design), Tennis Townhomes (proposed), carports for both, and four single family home sites (advisory only) 2) Academic: Chalets (advisory), Kresge Buildings I and II, Health Club, Parking Structure, Restaurant, and 3) Music: Proposed Performance Hall, Backstage addition to the existing tent, bus drop off area, and predominant landscaping features in these areas The following review approvals for the Aspen Meadows have been granted to date: 1) Residential: Conceptual approval subject to nine conditions to be met at Final review was granted on February 13, 1991. All nine conditions were met at Final, which occurred on May 8, 1991. No additional conditions were included in the Final approval, except for those advisory recommendations as noted below. The HPC is generally pleased with the architect's design sensitivity to the Bayer townhomes, and found the proposed Tennis Townhomes compatible with the predominant International style found at the Meadows. Three recommendations where included under HPC's advisory capacity for the four single family home sites. The HPC recommends that these be carefully considered by Council, and be incorporated where appropriate: a) Building envelopes should vary to relate to the uneven setbacks found throughout the immediate neighborhood. Clearly delineated, consistent setbacks of these four large parcels Will result in a hard edge of structure, VS. the undulated established rhythms in the area, in their opinion. This "building wall" is design issue that the HPC feels strongly should be avoided. b) Indigenous, deciduous trees (aspen, male cottonwoods) should be planted in the rear of each parcel to soften the visual impact of structures encroaching into the oval "meadow". These should be irregularly spaced, and carefully selected, but not be allowed to appear as a defined line at the back edge of the parcel. c) The Design Review Board should not consist solely of the developer, property owner and architect. At least one neighbor, and perhaps one member of the HPC should be included. 2) Academic: Conceptual approval subject to eight conditions to be met at Final review was granted on March 21, 1991. It should be noted that the motion included granting conceptual approval to the backstage addition to the tent as well. The HPC met in worksession with the applicant on May 15 to review the Final Development application for compliance with the Conceptual conditions. It appeared at that worksession that most of the conditions were met, with formal review occurring on May 22 at a regular meeting of the HPC. It should be noted that between Conceptual and Final, a number of design changes occurred to the Chalet and Kresge structures. It should also be noted that the Final review of this portion of the project was scheduled for May 8, however, the applicant did not submit complete drawings until over a week past the submittal deadline. Therefore, this portion was postponed until May 22. The HPC and staff were concerned about the basic design changes, and the overall compatibility to the Meadows' International/Bauhaus architectural style. These plans are hard to read, making a thorough review even more difficult. During the May 15 worksession, a number of design 2 I changes were strongly recommended by the HPC, that the applicant agreed were appropriate. We anticipate additionally revised drawings to be presented at the May 22 meeting. The conditions of Conceptual approval are summarized as follows: (staff's response follows): 1. Demolition standards shall be addressed regarding the Chalet buildings. Response: The HPC should carefully review the applicant's response to the demolition standards to determine if they have been met. HPC's review is advisory only over these later Bayer/Benedict buildings. 2. New Kresge building and backstage addition are to be staked relative to perimeter and height. Response: This has been accomplished. Please review prior to the meeting. 3. Material representation made at Final. Response: This will occur at the meeting. 4. Cross section drawing prepared indicating relationship between lower fox mound and Kresge Building (6). Response: This drawing has been submitted, indicating the removal of the 16' high existing mound, and the construction of a new 4.5' high mound. It should be noted that the new Kresge building is constructed in a slight depression; the HPC should consider whether the height of the new mound is appropriately sized to partially screen this new building, yet remain compatibly with similar mounding in the immediately area. 5. Final landscape plan indicating all significant existing and proposed vegetation, surface treatments and lighting. Response: This plan has been submitted, and was in your Final Development review packet for the May 8 meeting, when the Residential portion was reviewed. 6. Final elevations prepared regarding restaurant expansion. Response: This has been accomplished for HPC's review. It appears that the only change is in the enclosure of the existing balcony area, with materials to match existing. 3 1 7. Roadway width reduction be studied in the chalet/restaurant/academic area. Response: The roadways are proposed to be the minimum width to allow for emergency vehicles (13'), which staff finds acceptable from a pedestrian design aspect. 8. Detailed drawing of tent/music area parking lot treatment and bus drop-off area be submitted. Response: The applicant has provided a site plan to indicate this parking lot drop off area, however, staff is concerned with the fine design of this primary entrance to the tent. We are recommending that the HPC require the applicant to submit (for sub-committee and staff approval) a rendering at pedestrian level of the exact treatment and design elements of this entrance, as a condition of Final. 3. Music: Perhaps the most challenging design aspect of the entire project is the proposed performance hall. The HPC has spent many hours reviewing the proposal's siting, overall size, height and mass, materials and landscaping. Conceptual Development approval was finally granted on April 8, 1991, after a number of tabling actions and public hearing continuances. Seven conditions were included in the Conceptual Development approval motion, to be met at Final. The May 15 worksession indicated that the applicant is well on their way to meeting these conditions, which will be formally decided upon at the May 22 meeting. Conceptual approval conditions for the music potion: 1: The rehearsal/performance hall facility shall be resited to the northeast, as far as possible to the north parking lot, on an east/west axis of the tent. Response: It appears in the revised drawings that the applicant has met this condition. Staff would like the HPC to know that additional public comment has been received by the Planning Office asking that the rehearsal/performance hall siting occur even farther north, into the existing Paepcke Auditorium parking lot, and relocate that parking lot to the north. This was suggested at the Final review worksession on May 15, however, the majority opinion of the HPC was that the revised location is appropriate. 2. Significantly lower the height of both the mound and 4 , structure (minimum of 5'). Response: This important size factor has been accomplished, meeting this condition. The maximum height of the new performance hall is reported to be 18' lower than the maximum height of the tent. A cross section drawing has been submitted which indicates the geographic and height relationship between the two structures. Staff finds that these revisions meet the concerns of the HPC and the public comments that have been received. 3. Restudy surface treatments of both the land form and structure. Provide detailed information (drawings) of how the break between the field and the berm/mound is accomplished. Response: This condition has been met. The HPC should consider whether the proposed treatments are compatible with the surrounding area, and whether the gravel break between the field and the mound is appropriate. Staff finds this to be a suitable treatment. 4. Restudy the hard surface paving areas between the rehearsal hall and the tent, to maximize the amount of informal seating. Response: The applicant has provided a revised plan, which is an improvement due to the reduction in formalized, hard surface areas, in our opinion. This "lawn setting" design aspect is one of the most important to consider, and has the ability to significantly alter the public's historic perception of the tent and outdoor seating areas. Staff asks the HPC to carefully review the plans to determine the following concerns: a) The paths are 8' in width, and are asphalt to match the material found in pathways throughout this area. Is this material and path width appropriate? Are other softer, more rural alternatives in-keeping with the historic setting of the tent? b) Should all internal berms be eliminated or somewhat flattened to retain a more open "meadow" like setting? 5. Provide representation of all materials at Final. Response: This will be accomplished at the meeting. The use of aluminum and glass overhead doors should be carefully reviewed for general compatibility with the predominant architectural style of the Meadows, and in relation to the adjacent soft-sided tent. 5 6. Provide landscape plan indicating all significant existing and proposed vegetation, surface treatments and lighting. Response: The applicant has provided this for HPC review. 7. Provide detailed drawings of tent/music area parking lot treatment and bus drop-off area. Response: This condition was also included in the Conceptual Development approval motion for the Academic portion. Please refer to staff's comments above. RECOMMENDATION: The Planning Office recommends that the HPC grant Final Development approval for both the academic and music portions of the Aspen Meadows, subject to the following conditions to be reviewed and approved by staff and the Meadows Sub-committee: 1) Pedestrian-level rendering submitted and approved detailing all- design elements of entrange from parking lot/bus drop off area, prior to issuance of applicable building permit. 3Â»1 7 2) Continuent o restudy Emethods-to--reduce =both berming around tent and formalized hard surfaces; continue to examine softer material alternatives. 4 Submit revised drawings and narrative for review prior to the issuance of applicpble building permit. / 3) Restudy aluminum and glass overhead doors to <11 performance hall for design compatibility adj acent to tent; submipt~=revisions for approval prior to issuance of building permit. ZS#b-Â° O+7\ 014 Tl-12 1,2 -bft,-dkr- 4) Revised chalet design drawings and revised model to be approved by Meadows sub-committee and staff prior to the issuance of a building permit. 4 4 04 - e L Lub '72 6- id /'L,Â·ze c._ bt-2.-- /7---t ,/ C t #pLL-<2 L.Â·- y.20-4-tue-7 L 0-. f~ ,/4.6.- u (j )Lco_d. 0%-t'-iÂ·-0-Â· Additional comments: 1 ' 3 memo:_hpc.me~ows.ac.res.final - ... 1 <Â·C e-'if IC c., 6 fit,.\34- - O C I j THE ASPEN MEADOWS HPC FINAL DEVELOPMENT PLAN REVIEW THE ASPEN MEADOWS Request for HPC Final Development PIan Review of Significant Development April 26, 1991 Submitted to: The City of Aspen 130 South Galena Street Aspen, Colorado 81611 Phone: 303-920-5000 FAX: 303-920-5197 OWNERS: LEASEHOLDERS: The Aspen Institute Music Associates of Aspen 100 North Third P. 0. Box AA Aspen, Colorado 81611 Aspen, Colorado 81612 Phone: 303-925-6396 Phone: 303-925-3254 FAX: 303-925-4188 FAX: 303-925-3802 and and Savanah Limited Partnership Aspen Center for Physics c/o Hadid Aspen Holdings, Inc. P. 0. Box 1208 600 East Cooper Avenue, #202 Aspen, Colorado 81611 Aspen, Colorado 81611 Phone: 303-925-2585 Phone: 303-925-4272 FAX: 303-920-1167 FAX: 303-925-4387 INTERESTED USER: International Design Conference in Aspen 100 North Third Street Aspen, Colorado 81611 Phone: 303-925-2257 FAX: 303-920-1167 PREPARED BY: Joseph Wells, AICP Joseph Wells, Land Planning 602 Midland Park Place Aspen, Colorado 81611 Phone: 303-925-8080 FAX: 303-925-8275 CONSULTANT TEAM Architect for the MAA Facilities Harry Teague Harry Teague Architects 412 North Mill Street Aspen, Colorado 81611 Phone: 303-925-2556 FAX: 303-925-7981 Architect for the Lodge Howard Backen Backen, Arrigoni & Ross 1660 Bush San Francisco, California 94109 Phone: 415-441-8457 FAX: 415-441-8360 Architect for the Residential Proiects Nicole and David Finholm David Finholm & Associates P. 0. Box 2839 Aspen, Colorado 81612 Phone: 303-925-5713 FAX: 303-920-4471 Site Planners/Landscape Architects Donald Ensign Suzanne Jackson Design Workshop, Inc. 710 East Durant Avenue Aspen, Colorado 81611 Phone: 303-925-8354 FAX: 303-920-1387 Utilities & Surveying A. J. Zabbia Leonard Rice Consulting Engineers, Inc. 2401 Fifteenth Street, Suite 300 Denver, Colorado 80202 Phone: 303-455-9589 FAX: 303-455-0115 i Transportation Planners Bob Felsburg Felsburg Holt & Ullevig 5299 DTC Boulevard, Suite 400 Englewood, Colorado 80111 Phone: 303-721-1440 FAX: 303-945-2363 Soils & Geology Steven Pawlak Chen and Associates, Geotechnical Engineers 5080 Road 154 Glenwood Springs, Colorado 81601 Phone: 303-945-7458 FAX: 303-945-2363 LQgal Representing Savanah Limited Partnership: Robert Hughes, Esq. Oates Hughes & Knezevich Attorneys at Law 533 East Hopkins Avenue Aspen, Colorado 81611 Phone: 303-920-1700 FAX: 303-920-1121 Representing the Aspen Institute: Gideon Kaufman, Esq. Law Office of Gideon Kaufman, P.C. 315 East Hyman Avenue, Suite 305 Aspen, Colorado 81611 Phone: 303-925-8166 FAX: 303-925-1090 Title Information Vince Higgins Pitkin County Title, Inc. 601 East Hopkins Avenue Aspen, Colorado 81611 Phone: 303-925-1766 FAX: 303-925-6527 ii TABLE OF CONTENTS Page I. INTRODUCTION 1 A. Existing Improvements on the Property 1 B. Final Development Program 2 II. FINAL DEVELOPMENT PLAN APPLICATION FOR SIGNIFICANT DEVELOPMENT (Â§7-601(ID(4) 5 A. The Residential Projects 5 B. The Aspen Institute Projects 8 C. The Music Associates Projects 10 D. The Aspen Center for Physics Parcel 11 E. Submission Contents 11 F. Final Development Plan Review Standards 23 III. EXHIBITS A. General Application Information (Â§6-202) 1. Land Use Application Form 2. Applicants' I.etters of Authorization 3. Street Address and Legal Description 4. Disclosure of Ownership for Institute and Savanah Parcels 5. Vicinity Map 6. Property Owners Within 300 Feet B. Single-Family Residential Covenants iii I. INTRODUCTION This submission for HPC Final Development Plan Review of Significant Development at the Aspen Meadows is filed on behalf of the Aspen Institute for Humanistic Studies (Institute), the Music Associates of Aspen (MAA), the Aspen Center for Physics (Physics) and Savanah Limited Partnership (Savanah). The HPC granted Conceptual approval of the residential projects on February 13, 1991; on March 21, HPC approved the Institute's facilities and on April 8, the Rehearsal/Performance Facility was granted approval. The Planning and Zoning Commission recommended Final SPA approval on April 16, 1991; City Council's public hearing regarding the Final SPA Development Plan is scheduled for May 13, 1991. A. Existing Improvements on the Property The existing facilities within the two ownerships include the following: 1. The Academic Parcel (Aspen Institute Ownership): a. Paepcke Auditorium, Boettcher Building, seminar meeting rooms, classrooms, offices and related spaces in three structures owned by the Aspen Institute and used by the Institute, and occasionally by the IDCA, MAA and Physics Center. These buildings contain approximately 27,000 square feet. b. A 1650 seat temporary performance tent of approximately 16,500 square feet with permanent backstage and rehearsal space of an additiona14,700 square feet, on a parcel leased to the MAA on a long-term basis and utilized during the summer by the MAA and IDCA. 1 The IDCA also erects a small tent of approximately 1,000 square feet for outdoor discussions during the Design Conference. c. Three buildings belonging to the Aspen Center for Physics consisting of 13,446 square feet. The Physics Center received a separate SPA approval from the City in 1977 for these facilities, which are located on 2.3 acres leased from the Institute. 2. The West Meadows Parcel (Savanah Ownership): a. The three chalets, the Kresge Building and the Trustee houses, used as short-term accommodations, and totalling approximately 49,950 square feet of floor area, 20,900 square feet of restaurant and administrative space in the restaurant/administration building and Kresge Building, as well as 5,700 square feet of health facilities and six tennis courts with a pro-shop. These facilities are located on land owned by Savanah and are available for use by the Institute under the terms of agreemehts established at the time of the sale of the property in 1980. B. Final Development Program In conjunction with the planned sale of the Conservation land to the City of Aspen and the final approval of the residential townhomes and single-family lots, the present owners of the two parcels have announced their intention to turn over ownership of the remaining property to the non-profit organizations currently using the property. The final development program for each of the parcels is described in the following table. 2 FINAL DEVELOPMENT PROGRAM April 26,1991 Existing Facilities New Facilities Final Prograr Lodge Lodge Lodge Units Sg. Ft. Units Sq. Ft. Units Sq. Ft. I. LOT 1 - ASPEN INSrmJTE PARCEL (40.8 Acres) A. Campus Accommodations 1. Building 1 (Chalet A) 12 5,620 - 3,690 12 9,310 2. Building 2 (Chalet B) 16 9,100 4 5,135 20 14,235 3. Building 3 (New Chalet) - - 12 8,562 12 8,562 4. Building 4 (Chalet 9 16 9,100 2 3,277 18 12,377 5. Building 5 (New Chalet) - - 8 5,684 8 5,684 6. Building 6 (Kresge Building) 16 12,130 - (615) 16 11,515 7. Building 7 (New Kresge) - - 24 16,677 24 16,677 Subtotal: 60 35,950 50 42,410 110 78,360 B. Meeting/Performance Facilities 1. Paepcke Auditorium - 13,000 - - - 13,000 2. Seminar Building - 7,000 --- 7,000 3. Boettcher Building - 7,000 - - - 7,000 4. Kresge Building - 6,060 - - - 6.060 Subtotal: - 33,060 --- 33,060 C. Accessory Facilities 1. Restaurant/Reception - 14,700 - 2,000 - 16,700 2. Health Facility - 5,700 - 1,800 - 7,500 3. Tennis Shop - 500 - 450 - 950 4. Restrooms - - - 200 - 200 Subtotal: - 20,900 - 4,450 - 25,350 Total for Lot 1: 60 89,910 50 46,860 110 136,770 II. Lot 2 - MAA PARCEL (8.2 Acres) A. Meeting/Performance Facilities 1. Tent - 21,200 - 1,500 - 22,700 2. Rehearsal/Performance Hall - - - 11.000 - 11.000 Subtotal: - 21,200 - 12,500 - 33,700 B. Accessory Facilities 1. Lemonade Stand - 200 - - - 200 2. Gift Shop - 100 - 100 - 200 Subtotal - 300 - 100 - 400 Total for Lot 2: - 21,500 - 12,600 - 34,100 3 JL DEVELOPMENT PROGRAM TWO Existing Facilities New Facilities Final Proeram Bedrms Sq. Ft. Bedrms Sq. Ft. Bedrms Sq. Ft. III. LOT 3 - PHYSICS CENTER PARCEL (4.1 Acres) A. Meeting/Performance Facilities 1. Hilbert Hall - 5,560 --- 5,560 2. Stranahan Hall - 4,220 - - - 4,220 3. Bethe Hall - 3,666 --- 3.666 Total for Lot 3: - 13,446 - - - 13,446 IV. LOT 4 - CONSERVATION PARCEL (25.0 Acres) A. Open Space - - - V. LOT 5 - TRUSTEE HOUSES PARCEL (2.8 Acres) A. Existing Residential Units (8 DU's @ 2,500 SID 24 14,000 - 6,000 24 20,000 B. Proposed Residential Units (3 DU's @ 2,500 SID - - 9 7.500 9 7.500 Total for Lot 5: 24 14,000 9 13,500 33 27,500 LOT 6 - TENNIS TOWNHOMES PARCEL (1.2 Acres) A. Proposed Residential Units (7 DU's @ 2,500 SF) - - 21 17,500 21 17,500 VII. LOTS 7-10 - 7TH STREET SF PARCEL (1.1 Acres) A. Residential Lots (4 sites) 1. Single Family Units (4 DU's @ 4,040 SID - - 16 16,160 16 16,160 2. Accessory Dwelling Units (4 AU's @ 500 SF) - - 4 2.000 4 2,000 Total for Lots 7-10: - - 20 18,160 20 18,160 TOTAL FOR PROJECr: 83.2 Acres NA 138,856 NA 108,620 NA 247,476 All square footages are gross interior sq. ft., except for the townhomes, single-family residences and rehearsal/performance hall, for which FAR square footage limitations have been established under the City's adopted Master Plan. The total FAR square footage for all of the structures on Lots 1, 2 and 3 may be greater than the square footages shown in this Final Development Program. 4 II. REQUEST FOR HPC FINAL DEVELOPMENT PLAN REVIEW FOR SIGNIFICANT DEVELOPMENT (Â§7-601(F)(4)) The Applicant requests Final Development Plan approval of the two townhouse residential projects, the restaurant and heath center expansions, the parking structure, the rehearsal/performance facility and the backstage expansion of the music tent. Advisory approval for the single-family lots, the reconstruction and expansion of the existing chalets and Kresge units and the addition of 50 new lodge units on the Aspen Institute Parcel is also requested. A total of 78,360 sq.ft. is proposed in the Meadows Lodge and 11,000 sq.ft. is proposed in the rehearsal performance facility; the backstage expansion will be limited to 1,500 sq.ft., all as described in the Final Development Program. A. The Residential Projects: Three parcels are proposed at the perimeter of the campus for the residential units approved under the Cit Master Plan: 1. Trustee Townhomes: The eight existing Trustee houses, originally designed by Herbert Bayer, are situated on a west-facing bench of land overlooking Castle Creek. The complex is designed such that each of the eight units is located two feet lower than the adjacent unit to the south and each unit is rotated approximately 7.5 degrees to naturally accommodate the buildings on the site and to create privacy for each unit. Each unit is made up of two parts -- the entry area, which is a one story element with a flat roof, and the enclosed living space, which is a two story unit, depressed into the hillside a half level. This element has a gently sloping pitched roof. 5 The architecture is very simply delineated. The walls separating the units are covered with lx4 vertical wood painted white. The end walls, which fit in between the side walls, are 8" cedar shingles, natural color and left to weather. It should be noted here that the original Bayer drawings show "fancy butt" shingles indicated in this location, probably to tie into the adjacent Victorian neighborhood. Since the primary views were south and west, Mr.Bayer also created a sun control system of wood trellises. The exterior terraces are random fiagstone and the retaining walls are made of native stone. The proposed remodeling of the existing units consists of an interior renovation of the bedrooms, baths, and kitchen and an addition on the west side of the living room of approximately ten feet. Below the existing terrace, a new bedroom/bath suite will be created. Three new units will be added to the complex - one at the south end and two at the north end. The plan of these units will be the same as the renovated units described above. The geometry of the level changes and es of the units will also be the same. Square footage of each unit is limited to 2,500 square feet of FAR floor area. The new unit to the south will be set back into the hillside moreso than the existing units, and the two units to the north will be several feet taller to maintain these relationships, because of the natural topography. The height of the Trustee houses is generally less than the 25 foot height limit of the R/MF zone district, measured according to the definition for height in Article 3 of the Code. In order to maintain the vertical and horizontal relationships established for the existing Trustee houses, however, the two northern-most units exceed the 25 foot height limit by up to eight feet in one area and will require an SPA variation for the additional height. The carports are located to the east of the units and landscaped entryways have been. The carports will be built into the hillside facing away from the entry road and covered with a sod roof to reduce the visual impacts. The carports will accommodate two cars per unit for both projects. One surface parking space will be retained outside the entry for guest parking, but owners will be encouraged to use these spaces only occasionally. 6 The proposed exterior materials of the remodeled complex will be similar to the original. The vertical siding will be lx4. The shingle end walls will be standard wood shingles. A new heavily insulated roofwith asph shingles will be applied over the existing roof. Sun control devices similar to those existing have been incorporated into the final design. 2. Townhouses Near the Tennis Courts: Seven new three-bedroom townhouse units are proposed for the site that presently serves as the parking lot for the tennis courts. These townhomes will also be limited to 2,500 square feet of FAR floor area. These units are located at the top of the bank overlooking Castle Creek so that the perceived height of the three-level units upon entering the campus appears to be only one and a half stories. The design intent for the new units is to accomplish the program with a relatively quiet architectural solution that utilizes some of the concepts and materials utilized at the Trustee houses. These new three-story units have been depressed into the hillside to reduce their visual impact from the entry road. Flat roofs are used combination with pitched roof elements at the upper level. The units are stepped approximately 7 feet in the east/west direction and the top floor is setback from the facade of the middle floor to reduce the perceived mass of the building. 3. Single-Family Lots Near Seventh Street Entry Four single-family lots of 12,000 square feet each will be developed to the north of Seventh Street as it enters the property adjacent to the Physics Center parcel. Building square footage will be limited to 4,540 square feet of FAR per residence, exclusive of exempt garage space but including a 500 square foot accessory dwelling unit to be developed above-grade on each lot. 7 The new entry road into the Meadows curves gently as it enters the property and the four new lots to the north e road are cupped around the end of the racetrack area. The lot configurations have been varied so that the appearance of a wall of buildings at the end of the race track can be avoided. Side yard setbacks have also been varied to assure that the openings between the structures will be irregular; the envelopes for the two end lots have been shifted to the outside lot line to increase the spacing between the residences. Purchasers of the lots will be required to maintain a 15 foot setback of natural vegetation toward the Meadows. Proposed covenants are included in Exhibit B. B. The Aspen Institute Parcel 1. The Meadows Lodge and Accessory Facilities The Aspen Institute proposes to reconstruct and expand the 44 lodge rooms in the chalet buildings u reconfigure the 16 rooms in the Kresge Building. The 50 new lodge rooms will be located as follows: a. A new building (Building 3) with 20 rooms will be added to the southeast of the health center. b. Four additional rooms will be added to Chalet B (Building 2) and two additional rooms will be added to Chalet C (Building 4). c. A new building (Building 5) with 8 rooms will be constructed between Chalet C (Building 4) and Kresge (Building 6). d. A new building (Building 7) with 24 rooms will be constructed to the east of the Kresge Building. 8 It has been the Applicant's intention to take into account the historical design character exhibited by the existing lodge buildings. The two-level single-loaded concept developed for the existing buildings by Herb Bayer and Fritz Benedict will be retained. The Chalet suites (Buildings 1, 2, 3,4, and 5) include a sitting area separate from the sleeping area as well as a dining/study space. These units will include a small refrigerator and bar sinks but no cooktop. Chalets A and B, which are to be remodeled, include a two-bedroom/one-bath unit type on each level, a total of four such lodge units. The Kresge units in Building 6, which are to be remodeled, have a slightly different configuration which includes a small kitchen. The new Kresge Building to the east (Building D is proposed with a floor plan almost identical to the original Kresge Building. All of the lodge units are designed to accommodate attendees at the two-week executive seminars, who live and study in their rooms. The existing health center will be renovated; a modest expansion of approximately 1,800 square feet is anticipated at some time in the future in two new elements on the north side of the existing building. This expansion is needed to bring the facilities available for women up to the square footage of that for the men. ' existing south facade facing the campus will be restored to its original appearance so that the perception of the building from the campus will remain unchanged. A new outdoor pool is to be built to the north of the health center. The health facility will be reserved primarily for the use of guests and residents of the Aspen Meadows. The existing restauranUadministration building will also be renovated; an expansion of 2,000 square feet is anticipated in order to provide adequate lodge reception and office space and to relieve the overflow seating presently required in the bar area. The existing tennis courts will be shifted to the east to accommodate the Meadows Road realignment. Four of the courts will be rebuilt above a single level of parking and a bicycle storage area for approximately 100 bikes. This lower level, which is partially buried, has been lowered as much as possible while avoiding a 9 irement to ventilate the facility. A new tennis pro shop of 950 square feet and new restrooms of 500 square teet are proposed to the west of the tennis courts. C. The Music Associates Parcel 1. The Rehearsal Performance Facility and The Tent Backstage Expansion The Music Associates of Aspen plans to increase the seating within the performance tent by approximately 400 seats. This will be accomplished by installing fixed seating. The outdoor seating area will also be improved with a series of berms. If the berms are built at the same angle as the floor inside the tent, sight lines for the orchestra stage can be achieved without any modification of the present tent design. It would therefore be possible to achieve visual access to performances from the lawn area by simply removing the side panels of the tent. ecision as to whether this is desirable, however, will be made by MAA at a later date. A backstage expansion of 1,500 square feet is proposed to the east of the existing backstage area. This expansion is necessary to bring restroom facilities for the public and for musicians up to current code requirements and to provide adequate dressing rooms for performers. The MAA has relocated the 11,000 square foot (FAR) rehearsal/performance facility further to the north on the eastern side of the music tent as recommended by HPC. Because the structure has been lowered five feet from the conceptual design, a greater percentage of the building will be buried below natural grade. The excavated material will be used around the perimeter of the building to create a 14 foot high grass-covered berm which has been reduced to a diameter of approximately 230 feet. To accommodate the siting of the rehearsal/performance facility, the IDCA tent site is being relocated to the west of the entry walk serving the music tent. Architectural plans and elevations for the MAA facilities have been submitted separately. 10 The exterior design of the rehearsal hall is little more than a roof made up of folded planes reflectinn the radiating pattern of the roof of the main tent. The height of the rehearsal building has been reduced to maximum of 25 feet above natural grade, and over half of this height will be hidden by the berm. The elevations submitted separately include an illustration of the massing of the facility in comparison to the existing MAA performance tent. The overall effect of the rehearsal/performance facility on the existing tent will be minimal since the new hall will be at least 15 feet below the top of the tent at its highest point along the east side of the building. D. The Aspen Center for Physics Parcel: No new buildings or expansions are currently planned for the Physics Center site, although there have been discussions with other non-profit organizations regarding the possibility of locating a research facility on the site. The adopted Master Plan permits an amendment of the plan to incorporate an additional building on the Physics Center site provided that it is compatible in scale, materials and massing with other buildings on the parcel. E. Submission Contents (Â§7-601(19(3)(a)): The submission requirements for Final HPC review are as follows: 1. General Application Requirements (Â§6-202): a. Application Form is attached as Exhibit Al. b. Applicants' I.etters of Authorization are attached as Exhibit A2. c. The street address and the legal description of the parcel is shown on the application form. d. Disclosure of ownership is attached as Exhibit A3. e. The Vicinity Map, included as Exhibit A5, locates the subject parcel. f. Compliance with Substantive Review Standards: 11 Specific Final Development Plan review standards are addressed in Section IKE). 2. Accurate Representation of Mgior Building Materials: Samples of major materials proposed for the projects will be presented at the HPC hearing. Final materials include the following: a. Trustee Townhomes: End walls: lx4 vertical tongue and groove wood, painted white with shingle elements Infill walls: 8" cedar shingle Window units: wood, painted Sun control devices: wood, painted Decks and paving: flagstone Retaining walls: rubble stone and concrete Roof assembly: 4" grey asphalt shingles Fascia @ rake: lx4 over lx4 to bottom of shingles Fascia @ parking lot end: 12" Fascia @ living room end: 12" New fascia, both ends: 2x8 with metal flashing b. Tennis Townhomes: End walls: Rubble rock 12 Retaining walls: Masonry Other walls: lx6 wood tongue and groove Roof: Asphalt shingles to match Trustee Houses Window units: Wood frame, painted Carport trim: Painted wood Sun control devices: Painted wood Berming and sod roof @ carports c. Single-family Homesites: At the present time, it is not anticipated that a range of materials will be established for the single-family homes. d. Meadows Lodge, Health Center, Restaurant and Pro Shop: - Primary construction material of the buildings (both new and remodeled)- wood structural members and walls. - Exterior siding -- lx6 cedar siding. - Exterior trim - painted wood trim. - Exterior glazing -- Clear double-glazed doors and windows in steel or aluminum sash with accent color. Single glazing at unheated spaces. - Upper level balconies -- wood construction with steel supports. - Balcony railings -- painted steel. - Ground level terraces -- flagstone or similar paving material. 13 e. Rehearsal Hall and Tent Backstage Expansion: - The structure will be primarily subgrade, so the most predominant exterior material will be grass. More than 75 % of the visible surfaces will be grass. Well over 50 % of the building will be below natural grade and no more than 5 feet of most exterior wall surfaces will be visible. - The roof extending over the mound of earth surrounding the building will be relatively smooth and covered with a white waterproof membrane. - The window walls adjacent to the plaza will be a system of glass and steel or aluminum. - The wall adjacent to the service court will exposed aggregate. It will have solid core, hollow metal doors and a rolling metal door painted to match the wall. - The plaza front of the Rehearsal Performance Hall will be connected to the plaza in front of the Tent and will be made of concrete or mineral pavers. The surface in front of the Rehearsal Hall will have a pattern that relates to the building's roof forms. - The service yard and driveway will be paved with bituminous paving. 3. Scale Drawings Plan of the Proposal: The architectural drawings submitted separately illustrate the proposed improvements. 4. Statement of Effect of the Details of the Proposed Development Upon the Original Design of the Historic Structure and Character of the Neighborhood: Because of the size of the Meadows parcel and the considerable separation between most of the development proposed and the surrounding area, the effect on the character of the residential neighborhood is negligible. Individual projects are discussed below. 14 a. Trustee Townhomes: The design intent of the Trustee Townhomes project is to improve the functionality of th existing units and repair the deterioration which has occurred over the years. The new expansion respects the relationship established in the original design. While the new units maintain the scale, materials and style of the original units, topographic conditions and detailing assure that a distinction is discernable between the original and new units. b. Tennis Townhomes: Some of the major design elements used at the Trustee houses are employed for the new units to be built near the tennis courts, including the flat and pitched roof elements, the stepped facades and sun control trellises. The palette of materials is also similar. These units are at the perimeter of the existing complex and therefore have somewhat less of a relationship to the other structures in the campus than other new buildings proposed at the Meadows. c. Single-family Homesites: The single-family lots are located at the new Seventh Street entry and therefore function more as an extension of the west end residential neighborhood than as a part of the Meadows. In prior discussions about the design character that would be appropriate for these homes, the conclusion has been that they should relate more to the west end residential neighborhood; they should not be designed using the vocabulary of the international style since they are so removed from the rest of the campus. d. Meadows I8dge, Health Center, Restaurant and Pro Shop: 15 The late 1950's style of Herbert Bayer's architecture will be respected in the design and struction of all the buildings in this project. It is the intent of the architect to use the principles of the existing designs as guides in the development of the new buildings. The buildings will be sited to respect the Bayer gardens and to preserve the major natural features of the site. The building details will follow in the tradition of the "International Style". The use of materials and colors will be carefully coordinated with the surrounding buildings while remaining faithful to the spirit of the original Aspen Institute complex. e. Rehearsal/Performance Hall and Tent Backstage Expansion: The design of the new facility echoes some important design elements of the present campus - - the folded planes of the Music Tent, and the sculptured land forms in Anderson Park. The "inverted saucer" of the land form is intended to be similar in scale and opposite of the form created by the floor of the tent, which is )ped out" from the natural ground plane. 5. Conformance with the Conditions of Conceptual Development Plan Approval: The HPC granted Conceptual Development Plan approval to the Aspen Meadows projects subject to the following conditions to be addressed in the Final Development Plan application: a. The Institute Facilities and Music Tent Expansion: The academic facilities, including the lodge, restaurant and health club expansion and tennis/parking facility and MAA's back stage renovation and additions to the music tent were approved with the following conditions: i. With respect to the chalet structures, that partial demolition standards be addressed pursuant to Â§7-602(C). (a) Standards for review of demolition include the following: 16 â€¢ The structure proposed for demolition is not structurally sound despite evidence of the owner's efforts to properly maintain the structure; Attempts in recent years to shore up the existing lodge buildings structurally and the substandard nature of the buildings' mechanical and electrical systems have been well documented. The buildings are clearly not structurally sound. â€¢ The structure cannot be rehabilitated or reused on site to provide for any reasonable beneficial use of the property; Reuse of the structure on-site for accommodations is impractical because of the substandard nature of the facility. No alternative sites for this approved use exist on the property. â€¢ The structure cannot be practicably moved to another site in Aspen; Relocating the structures to another site and bringing the buildings up to current code requirements is economically infeasible. â€¢ The applicant demonstrates that the proposal mitigates to the greatest extent practical, the following: - Any impacts that occur to the character of the neighborhood where demolition is proposed to occur. The impacts on the character of the neighborhood are positive, as the campus atmosphere of the area will be enhanced. 17 - Any impact on the historic importance of the structure or structures located on the parcel and adjacent parcels. Care has been taken in the siting of the structures to minimize any negative impacts on the historic structures and outdoor areas within the campus. - Any impact to the architectural integrity of the structure or structures located on the parcel and adjacent parcels. The architectural integrity of other historic resources on the site are unaffected. ii. That the new construction relative to Kresge and the music backstage facilities be staked relative to perimeter and height. Building 7 and the backstage expansion will be staked prior to the HPC hearing on May 8. iii. That representation of all materials be made at final. Material samples will be presented at the May 8 hearing. iv. A cross-section drawing be prepared indicating the relationship between the lower fox mound, lodge and Building #7. A cross-section through Building 7 and the excavation mound has been prepared by Backen, Arrigoni and Ross. iv. Final landscape plan indicating all significant existing and proposed vegetation, surface treatments and lighting be prepared. The Final Landscape Plans (Sheets Ll through L12) and Lighting Plan have been prepared by Design Workshop, Inc. 18 vi. Final elevations be prepared for the restaurant expansion. Backen Arrigoni and Ross has prepared revised drawings of the restaurant expansion. vii. That roadway width reduction be studied in the chalet/restaurant/academic area. The emergency access road serving the lodge buildings has been reduced to 13 feet; turnouts for the use of service vehicles, lodge vans and emergency vehicles will be provided within 150 feet of all structures, as recommended by the Fire Marshall. ... V111. Detailed drawing of tent/music area parking lot treatment and bus drop-off area. The MAA parking lot and bus drop-off area is illustrated on Design Workshop's drawings. b. The Rehearsal/Performance Facility. 1. Re-siting of the rehearsal facility to the northeast as far as possible with a much clos adjacency to the east west axis of the existing tent. The facility has been relocated to the north to a location on the east-west axis of the tent; the staking has been relocated to reflect the change. 2. Significant lowering of the height of the mound; the height of the structure shall be reduced at least 4 feet. The maximum height of the structure has been reduced from 30 feet to 25 feet above natural grade. As a result of this reduction in the height of the building, the height and diameter of the mound have also been reduced significantly. 19 3. Better definition of the surface treatment of both the land form and the structure considering in detail how the break between the field and the berm would be accomplished and finishing up the berm. The berm is proposed to be maintained as a manicured inverted bowl shape standing out from the surrounding meadow grasses. The lower edge of the landform is defined by a 3 foot band of crushed rock. On the west, where the form is broken to avoid filling around an existing cluster of aspen trees, the edge is defined by a low rock wall. On the east, the blow is Â«sliced off" to reflect the angle of Third Street as it enters the property. In this area, low shrubs will planted to establish a plant cover for this surface which is distinctive from the manicured lawn surface. The roof plane will be covered with a white membrane which will be turned down to cover the fascia. The soffits will also be painted white to enhance the appearance of the folded planes "floating" above the landscaped mound. An exposed aggregate has been selected for the walls of the facility, to maintain a relatively dark band beneath the roof structure. 4. Restudy hard surface paving area between the rehearsal hall and the tent to maximize the amount of informal seating available during performances. Relocation of the rehearsal/performance facility to the north has minimized the impact of the facility on the existing lawn seating area. In addition, lawn seating is being expanded in other areas so that overall lawn seating has increased at least 50%. The paved surface at the entry to the hall may prove to be a suitable alternative for those who fmd sitting on the lawn to be uncomfortable and who therefore bring deck chairs to the concert. 5. A representation of all materials are to be made at Final application. 20 Material samples of all major building materials have been submitted separately. 6. Final landscape plan indicating all significant and proposed vegetation, surface treatments and lighting shall be required. The final landscape drawings *1 through L12) are included in the drawing package submitted with this narrative. 7. Provide detailed drawing of tent and music area parking lot treatment and bus drop-off area. Drawings of the backstage area, the outdoor seating area around the tent and the MAA parking lot are included in the drawing package. c. The Residential Projects: The Residential projects were approved with the following conditions: 1. Further study be given to the Tennis Townhomes to reduce their visual impact; provide a massing model shall be provided to show the parking and landscaping proposed. The models for the two residential projects have been revised and will be presented at hearing. 2. Detailed preservation plan for the Trustee townhomes materials and architectural features with the idea of a subtle compatible design difference be created to the new Trustee Townhomes to discern between the original and new. The architectural drawings reflect the slight changes in detailing that are intended to separate the "old" from the "new" construction, including the use of shingles on wall surfaces to contrast with the tongue and grove siding, and the extension of the new roof surface over the old. 21 3. Trustee Townhome carport remodeling the new roofs of the townhomes shall be provided. Drawings illustrating the entry area and the roof detail are provided in the architectural drawings. 4. Further study of the design articulation, materials and texture of all end walls; Tennis Townhomes. The architectural drawings for the two projects illustrate the proposed detailing of the end walls. 5. Massing model revised to show the covered parking. The models for both projects have been revised to include the covered parking areas. 6. Material representation: Exact materials representation shall be made at Final, 4 including major materials, windows, balcony, railings and decorative features. Materials have been discussed previously; samples will be presented at the hearing. 7. A palette of materials, textures and colors shall be prepared by the participating architects and submitted for HPC approval at Final. Materials samples will be presented by the architects at the HPC hearing. 8. Recommendation from applicant for compatible massing, scale, height, setbacks, materials for the four single family home sites and design covenants for HPC consideration. This could be in the form of a narrative or an outline as to how the lots would be controlled to assure compatibility to the west end. Design covenants for the single-family homesites are provided in Exhibit B. 9. Detailed site and landscape plan indicating new and existing vegetation and tree location and removal. 22 Sheets Ll through L12 address site design issues for the project. F. Final Development Plan Review Standards (Â§7-601(D)(1)): The proposal complies with HPC's review standards, as follows: 1. Compatibility: "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, 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." (a) The Residential Projects: The design intent of the projects is to provide consistency and compatibility with the existing structures on the property which are listed on the historic inventory, but which are n Landmark structures or within an Historic District. Any variations which are required from the underlying zone districts to be applied to the sites will be accomplished through an SPA variation as suggested by the Planning office. (b) The Aspen Institute Parcel: The new buildings and remodeled existing lodge buildings will be designed to be totally compatible with the surrounding buildings and landscape features. For example, the lodge buildings will continue to be two stories tall, flat roofed, unobtrusive, and designed in a manner which utilizes the best ideas upon which the design of the original buildings were based. 23 (c) The Music Associates Parcel: The design for the new rehearsal performance facility is intended to be compatible with its historic counterpart and neighbor, the music tent. Because the two facilities are functionally interdependent, 1he rehearsal performance hall is intended to be compatible in terms of its patterns of use as well as in physical appearance. Physically, the white planes of its roof radiate from the center of the tent, becoming an extension of the white folds of the tent fabric. The facility is located close enough to the tent so that the association with it is clear, but far enough apart to read as distinct and separate. Its public areas are shared, and some of its grassy sides will be used for outdoor tent seating. Functionally, the rehearsal performance hall will share an outdoor plaza with the tent; the plaza will be used during intermissions, before and after concerts, as well as for informal outdoor listening. Access for musicians and instruments will be on the north side, as it is for the tent, via the Institute parking lot to allow for the efficient transfer of instruments. 2. Neighborhood Character: "The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development." (a) The Residential Projects: The Meadows has always been a separate area within the neighborhood, touching its borders in various places. The creation of new buildings with a character different than that of the single family residential area will not negatively affect the neighborhood. The buildings within the campus are not only a reftection of an important period of time in Aspen's history 24 that is distinct from the growth of much of the community, but they also accommodate uses which are unique to the neighborhood. The campus buildings should be unified in material, scale, and massing but should not be made to look like the adjacent neighborhood. (b) The Aspen Institute Parcel: The immediate neighborhood buildings surrounding the Meadows Lodge consist of the Health Center, the Restaurant, the existing and new Trustees Houses, and the proposed Tennis Townhomes. The character of these historic and new buildings and the scale of the neighborhood will be preserved with the introduction of the lodge units. The primary feature which unifies these buildings are the original gardens designed by Herbert Bayer. The lodge units will relate to these gardens by looking onto them and through careful siting, will respect their limits. As many existing trees as possible will be preserved in their present location. (c) The Music Associates Parcel: By being distinct from the tent in location and form the new facility should preserve the cultural value and integrity of the Music Tent. The new building relates to the tent with geometry and color, but important differences such as the permanent surface of the hall as opposed to the fabric of the tent should provide adequate distinction to preserve the integrity of the tent. 3. Cultural Value: "The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development of adjacent parcels." (a) The Residential Projects: 25 - The proposed residential projects are intended to complement the existing International Style structures designed by Herbert Bayer. The significance of these buildings rests perhaps as much on the fact that they reflect that period of Aspen's rebirth as a cultural center as on their architectural significance. (b) The Aspen Institute Parcel: The lodge buildings will serve the participants of the Institute. Because they will provide comfortable, safe, and convenient accommodations for the participants, their contribution to the cultural value of the community of Aspen is note-worthy. (c) The Music Associates Parcel: The rehearsal performance facility will become an integral part of the cultural life of the campus. It will not detract from the cultural value of the adjacent tent and other campus buildings. 4. Architectural Integrity of Historic Structures: "The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof." (a) The Residential Projects: The design intent is to accomplish a consistent building character through massing, materials and scale with the original structures without imitating or replicating the existing buildings. The existing buildings should remain recognizable as the important buildings on the site from the period in which they were built. 26 (b) The Aspen Institute Parcel: The significant buildings in the neighborhood such as the Restaurant and the Health Cenl will change very little on the exterior. The lodges, on the other hand, will be completely modernized; the exterior design will be faithful in detail and composition to the original historic style and period during which the Aspen Institute was begun, but the interiors will be designed to function for the present programs of the organization. . (c) The Music Associates Parcel: As part of the Institutional meadows complex, the rehearsal performance facility is intended to relate to the other structures of the campus, with materials, geometry, color and landscaping. Also as the structure closest to the residences along Third Street it presents a form almost entirely obscured by terrain and landscaping to those houses. The height of this new structure will compare favorably to the height limit of these houses. 27 Elb (8 9*:Â·: 4 yÂ·,Â·tr.If, D MY Ky...4, , ..... 1 1 1 Gâ€¢J 7.p"kiMJ' -\..,v>-'-t KEY / 12 1 DROP OFF 2 PLAZA .0 3 TICKET BOOTH 4 REFRESHMENTS 5 EXISTING PERFORMANCE TENT 0 6 EXISTING BACK STAGE 7 BACK STAGE ADDITION U - 8 SEATING 8ERMS 85 9 REHEARSAL /PERFORMANCE HALL ~ 1 C P.iÂ· A 1 / rn r '10;:? r'7;h ':14 C :JÂ·Â·,1 10 LOADING DOCK Mil C (Â·5-*14 4 'L - 11 BEAM , l I J 1'41/ - - --, ..es,/r'. diy - 1&;lifilijmf'refila ''LETI5-:.:2/2 t2 PERFORMER PARKING ~ 13 PUBLIC PARKING - e - - V~Pt4741 - H ..Â»MrÂ·JEA'v=iii*:) ~9> 60 i\- 4,U--Ff I Of / 009 \351 / 1 9 /~I~A 70 6 . 6 (844 ---- - - % 231 -7 I '4 -en... t. \ A f ) tin . Â· \94 9 - 1 . 11 , \.\\\ , 1 1 jih ...r Â·. 1 1 91. -tl- . 9 4,6. r 1 11 / 2 ,s./1 - 1 f '0 1,11 4/ ' '.4. 1 1 --- 8~ ~ 8 ..4 . 85 ........ - / A-- * 02 -4.-0 \-- 4 Ul --4 1. -2 - ./1.1. A 77:<91 /4 Â· /9 -- ... 7.-Â·3 - Â· 79 .9,6.. 3 2 4 ... ill 1 ..r. 90.443 0Â»ki V AL . -4-4.-AM ~-\-LAU 8 -/ 11 - 1..1 N D..14 \ A . 1.* vyil>k r / 4.6.- I Â· :-c 1 F. 1: . ,\: "r -- - .:47., 70/ SITE PLAN --1-- rr-9/ 1 -P'Act *t Offras eÂ© tiuj Â·tÂ·*c 1 6 H 3"~ ~N V IA:2O383d/1VSUVB - 1 , duitil.uiuar ux,u - ~ . ~ -. -re ':: ' 1 '11' 11.+0...321 1 11. ': 7..1. 1 Â·RJhu-Zb:' :I '.77h---6~. - ... WEST ELEVATION 01 8 to M. A. A. REHEARSAL/PERFORMANCE HALL HARRY TEAGUE ARCHITECTS SOUTH ELEVATION 01 1 10 M. A. A. REHEARSAL/PERFORMANCE HALL HARRY , TEAGUE ARCHITECTS lili . 4 , 1 K EAST ELEVATION 01 . 10 M. A. A. REHEARSAL/PERFORMANCE HALL HARRY TEAGUE ARCHITECTS 2.-1 T â€¢ 9-7-. r30 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Final Development: Holden-Marolt Ranching and Mining Museum Date: May 22, 1991 YOUR INDIVIDUAL ON-SITE REVIEW OF THE MUSEUM SITE IS NECESSARY PRIOR TO THIS MEETING. S LIMMARY: The applicant is requesting HPC's Final Development approval for the master plan of the 1.9 acre Holden-Marolt Ranching and Mining Museum. Development includes the restoration of the two structures, the reconstruction of the roof ridge cupola on the main structure, exterior display areas, and deck/landscaping treatments. APPLICANT: The Aspen Historical Society, represented by Graeme Means and Heidi Hoffman, architects ZONING: Currently, the parcel is zoned R-15 PUD/SPA, with an "H" Historic Overlay, however, an application for re-zoning to Public (PUB) is currently underway; Council will review at Final reading on May 28, 1991. The larger parcel, including the Opal Marolt House and mill ruins, is listed on the National Register of Historic Places. The boundary of the leased museum parcel is smaller, and located within the National Register District boundaries. - PROJECT MONITORS: Charles Cunniffe; Roger Moyer and Les Holst, alternates. A project monitor site visit was conducted on May 8 for approximately one and a half hours; Les Holst, Roger Moyer and staff attended with the applicants. A number of construction, preservation and design details were discussed, which the applicant has responded to on the attached narrative. PREVIOUS HPC ACTION: Conceptual Development approval with conditions was granted on November 28, 1990. The conditions were as follows, with staff's response: 1. Preservation activities shall adhere to the Secretary of the Interior's Standards. Response: We find that a complete removal of the original roof extension structural system does not meet the Partial R T .... Demolition Standards or the Secretary of the Interior f Standards, and recommend HPC deny this portion of the proposal. Staff also finds that the structural system reconstruction plan constitutes a significant design change, which does not meet Development Review Standard D. The applicant shall revise the plans accordingly, and restudy this issue. We recommend the applicant specifically study a companion structural system that shall be of minimal visual impact and preserves the existing structural members. 2. The sub-committee, consisting Of the two project monitors and staff, shall ineet on-site with the applicant to review all details Of preservation, restoration and reconstruction prior to the submission Of a Final Development plan. The sub-committee's findings shall be incorporated within the Final Development application for full HPC review. Response: This condition has been met, and a summary of the results of that meeting are attached. Staff supports the preservation and design solutions indicated in the narrative, with the exception of the demolition of the roof extension structural support system, as noted above. 3. The cupola shall be designed as a reconstruction, based upon accurate historic research. A restudy of the , cupola windows is recommended. Response: ~ This cupola reconstruction) condition has been met with the bxception of the-_windowst The final plans indicate three diffiE-ent--WihdoW- styles fof- the HPC to consider. Two over two double hungs are indicated for the north elevation, four over four double hungs are indicated for the south elevation, and square single pane awning windows are indicated for the east and west elevations. The HPC should review the proposed window openings carefully and consider the following issues: 1) Should windows be allowed at all? 2) If so, should these windows attempt to replicate the historic windows in the main body of the structure? 3) If windows are allowed, and replica styled windows are considered inappropriate, should the window style be extremely simple (i.e. single pane awning windows), simply to function for light and ventilation, instead of decorative as well? Staff is still not comfortable with the window solution in this "restored" architectural feature. We are unsure why I 2 1 three different window styles have been indicated. Double hungs appear to be the least appropriate solution; simple awning windows provide a functional, non-competitive solution that we find to be more appropriate. We also question the need for window openings on all four sides (12 total), and ask the HPC to consider reducing the number. 4.jj All landscape, deck, ditch, fence, etc. details shall be submitted in the Final Development application. Response: The surface-level wood deck proposed continues to be a concern to staff, perhaps in that it is a half round shape and a new introduction to the parcel. On the other hand, because it is modern in design it clearly appears as a new feature which does not attempt to compete. The Historical Society's needs for this hard surface directly relate to visitor traffic. Staff asks the HPC to once again consider the following issues: 1) Is the design appropriate (shape, size, location)? 2) Is wood the correct material? Staff has not made a restudy Of this deck feature a condition of our final approval recommendation, however, we ask the HPC, project monitors and the applicant to keep design options open, should another (perhaps better) solution be found. 5. Exact major building materials (roof, windows, railings, etc.) shall be submitted as required in the Final Development application. Response: These will be presented at the meeting. Highway 82 Right of Way Impacts: Since the HPC last reviewed the Conceptual Development plan for the Holden-Marolt parcel, a number of public meetings have been held by Council and the Board of County Commissioners to review the new highway alignment across this parcel (and elsewhere). A couple weeks ago, Council finally agreed upon an alignment that attempts to address the impacts to both the historic parcel and the Villas. This alignment does encroach across both the leased parcel and the National Register District boundary. Background: The original EIS alignment (voted on in 1988) was prepared over four years ago, indicating the new highway coming dangerously close to the main "barn", and encroaching significantly on the landscape of the historic sampling works building, similar to impacts at Emma. 3 r Approximately two years ago, a large group consisting of staff, the Highway Dept., Parks Association, Historical Society and others, met on site to examine a slight adjustment north in the proposed alignment indicated in the EIS. This was recommended in order to miss the barn and allow some land buffer to the north of the structure to mitigate visual impacts. The Highway Department staff indicated at that time that this slight adjustment was in fact possible, and drawings were prepared to indicate three alternatives. The revisions, however, resulted in an increased impact to the Villas Townhomes (across Castle Creek to the east), as a more northerly alignment would bring the highway closer to them. Naturally, this change greatly concerned the Villas owners, and alternatives were again studied. One alternative briefly looked at a curved bridge option, designed to allow the highway alignment to remain to the north of the Marolt Barn parcel, while not impacting the Villas even more. Apparently this design alternative was not one the Highway Department could support, perhaps due to the curve design itself. The Historical Society is not interested in continuing to pursue a more northerly alignment due to impacts to the Villas, and are willing to revise their 1.9 acre lease boundary accordingly. Staff has investigated the possibilities of formally amending the National Register District boundary with the SHPO; impact mitigation will still be required through 4(f) and Section 106, as an adverse affect has been determined with anv highway ' alignment across this parcel. Sta remains concerned with the following issues, and recommends *ha the HPC address these issues in their final motion: J4 \r 1 1) Mitigation measures to reduce proposed highway visual Al and noise impacts to this landmark parcel 2) 4(f) and Section 106 impact mitigation measures involving the National Register District 3) Lease parcel boundary renegotiation between the Historical Society and the City ALTERNATIVES: Approval as proposed, approval with conditions, table action or denial, finding that the Standards for Development Review have not been met. RECOMMENDATION: The Planning Office recommends HPC grant Final Development approval for the Holden-Marolt Museum Site subject to the conditions to be approved by the project monitors and staff prior to the issuance of a building permit: < 1)) Demolition of existing roof extension structural system 4 ' l is denied, finding that the demolition and new construction design do not meet the Partial Demolition Standards, the Secretary of the Interior Standards, or the Development Review Standards. The applicant shall revise the plans accordingly, and restudy this issue. Revisions shall be approved hy staff and the project monitor.-recommand-the- applicant_sp.g.cifically-*tudy a-comphnion structural system that shall be of minimal visual impa_gl.-andPNpre-garves--the__existing structural members--ili place. - /7-1- The cupowindows shall. be reduced in number; double 7 hung windows -*hsÂ·:11~..~be redesigned as single pane awning windows. Revised dra'hall_b-*pprbved by staff and the project monitor. In addition, the Planning Office recommends that the HPC include as a condition of the Final approval, the following items which shall be accomplished prior to the new highway realignment occurs: 1) Mitigation measures to reduce proposed highway visual and noise impacts to this landmark parcel \ 2) 4(f) and Section 106 impact mitigation measures involving the National Register District 3) Lease parcel boundary renegotiation between the Historical Society and the City, and survey correction. This may be accomplished with the overall master plan survey, expected to be accomplished later this year. Additional comments: memo.hpc.marolt.fd 5 1 4 HOLDEN-MAROLT RANCHING & MINING MUSEUM Response to conditions placed upon project from the Historic Preservation Committee 11/28/90: 1. The preservation activity will adhere to the Secretary of the Interior's Standards for Rehabilitation. Prior to con- struction, a meeting between the contractor, the construction crew and the architect will take place to review the pro- cedures for the restoration and reconstruction process. 2. The Sub-committee has met on-site with the applicant to review all details of preservation, restoration and recon- struction. From that meeting on May 8, 1991 the following is noted: 1) The window option at the cupola is a new element and is not trying to replicate the existing; 2) Recycle from the jobsite or from around town when possible; 3) Sug- gestion to recycle or epoxy a piece onto the loading dock beam; 4) The deck surface should be as low to the ground as possible (2" lip); 5) The loading dock overhang should re- main as is. Any new structural element should companion it and be minimal; 6) The ramp will be 8'-0" wide for loading exhibits as well as for the handicapped; 7) Submit photo of light fixture at doors; 8) Reside with recycled barnwood the two rear doors; 9) It was suggested to darken the new roof wood shingles with graphite shavings; 10) Use a sliding wood barnlike door at the East elevation of the Salt Shed; 11) Windows at the South elevation for light and ventilation of the Salt Shed (future workshop for restoration of equipment). 3. The applicant's drawings represent to the best of their research the size and scale of the original cupola. The addition of the windows (of which there were none on the original cupola) are for light and ventilation for the new use of the building as a museum. The gable end has 4 over 4 pane double-hung windows similar to the existing only smaller. The two other sides have square awning windows proportionately placed in the elevation. 4. The deck configuration was staked out at the site. The size was found to be too big, so it was scaled down in radius. The spherical form allows the walking paths at either end to merge in a gracious manner with the deck activity and the entrance off the pedestrian path to the west. 5. The exact major building materials (roof, windows, railings, gutter, etc.) will be submitted for review at the Final HPC meeting, May 22, 1991. HOLDEN-MAROLT RANCHING & MINING MUSEUM Response to conditions placed upon project from the Historic Preservation Committee 11/28/90: 1. The preservation activity will adhere to the Secretary of the Interior's Standards for Rehabilitation. Prior to con- struction, a meeting between the contractor, the coristruction crew and the architect will take place to review the pro- cedures for the restoration and reconstruction process. 2. The Sub-committee has met on-site with the applicant to review all details of preservation, restoration and recon- struction. From that meeting on May 8, 1991 the following is noted: 1) The window option at the cupola is a new element and is not trying to replicate the existing; 2) Recycle from the jobsite or from around town when possible; 3) Sug- gestion to recycle or epoxy a piece onto the loading dock beam; 4) The deck surface should be as low to the ground as possible (2" lip); 5) The loading dock overhang should re- main as is. Any new structural element should companion it and be minimal; 6) The ramp will be 8'-0" wide for loading exhibits as well as for the handicapped; 7) Submit photo of light fixture at doors; 8) Reside with recycled barnwood the two rear doors; 9) It was suggested to darken the new roof wood shingles with graphite shavings; 10) Use a sliding wood barnlike door at the East elevation of the Salt Shed; 11) Windows at the South elevation for light and ventilation of the Salt Shed (future workshop for restoration of equipment). 3. The applicant's drawings represent to the best of their research the size and scale of the original cupola. The addition of the windows (of which there were none on the original cupola) are for light and ventilation for the new use of the building as a museum. The gable end has 4 over 4 pane double-hung windows similar to the existing only smaller. The two other sides have square awning windows proportionately placed in the elevation. 4. The deck configuration was staked out at the site. The size was found to be too big, so it was scaled down in radius. The spherical form allows the walking paths at either end to merge in a gracious manner with the deck activity and the entrance off the pedestrian path to the west. 5. 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