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Home My WebLink Aboutagenda.hpc.19910612AGENDA HISTORIC PRESERVATION COMMITTEE June 12, 1991 REGULAR MEETING SECOND FLOOR MEETING ROOM 5:00 I. Roll call and approval of March 27th and April 24th minutes. Also approval of April 10, 1991 minutes, clarification of motion made by Jake. II. Committee Member & Staff Comments III. Public Comment IV. OLD BUSINESS 5:10 A. Minorn Develqpment - Independence Building - display r case ' ~ ~-' --Â· A -0, 5:30 B. Final Development - 612 W. Main x06 < 0,0 8,6 4,/ Ce. 6:20 C. Final Development - 620 W. Hallam [ 2 <3, r- -h K.e . V. NEW BUSINESS 7:15 A. Minor Development - 325 E. Main - Legends of Aspen outdoor seatingÂ· (Â£'3_KE- l-f f \344 7:30 B. Minor Development - Hotel Jerome - Totem Pole yl,J v C , 7:50 VI. COMMUNICATIONS: 8:00 VII. ADJOURN Historic Preservation Committee Minutes of April 10, 1991 Joe: How many parking spaces. Sven: Seven parking spaces. MOTION: Jake made the motion that HPC approve the final development for 204 S. Galena, the Sportstalker with the following conditions: 1) Additional detailing for storefront section including profile and materials be called out specifically, like on a working drawing level of detail (shaded) be submitted to project monitor and Staff prior to applying for a Building Permit. (wood glazing and wood doors) 2) All mechanical equipment and other objects on the roof and the deck be kept below the level of the parapet. 3) Reduction of the width of the trim line of the circular windows on the third floor as well as the .......(couldn't hear). 4) Mock up of third floor window, siding and trim done prior to building permit application to be approved by Staff and monitor. Joe second the motion. Charles: There are too many things in this motion that are vague to make a final and I would recommend tabling. The floor plan does not reflect what the details show. The columns do not show on the floor plans. It is not fair because this application is not complete. Glenn: I feel manipulated by this presentation. I would like to see a shaded rendering so I could get a sense of the solidity of the building in general. Charles: Have a completed set of drawings. AMENDED MOTION: Jake amended the motion to state that the applicant must return to the full committee and demonstrate that he is meeting the conditions that he previously stated. Joe second. AMENDED MOTION: Jake amended the motion to include a rendering of a typical storefront bay but going up all three floors and showing elements. Provide additional details such as columns etc. Model should include recess bay on first floor and also colors. Joe second. All in favor of motion and amended motions, motion carries. 6 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Minor Development, continued: 501 E. Cooper, the Independence Building, exterior display case Date: June 12, 1991 APPLICANT'S REQUEST: Minor Development approval for one exterior wall-mounted display case (18 sq. ft.) on the west wall of the Independence Building, just above the basement stairs. LOCATION: 501 E. Cooper Ave., Lots A, B, and part of C, Block 96, City and Townsite of Aspen, Colorado (condominiumized first floor only) APPLICANT: Independence Partners, c/o M&W Properties, (Tony Mazza and Frank Woods), represented by Michael Ernemann, architect PRIOR COMMITTEE ACTION: Last year, the HPC granted approval for the storefront level remodel for the Independence Building, which included a new storefront opening immediately adjacent to the area proposed to receive the three new display cases. This remodel and new storefront addition has since been completed, and was recognized by the HPC last month at the annual Preservation Honor Awards. On April 24, and again on May 22, the applicants appeared before the HPC requesting Minor Development approval for display cases. The first meeting resulted in a tabling, requested by the applicant; the last meeting resulted in a 3-3 split vote, and again tabling as requested by the applicant. PROBLEM DISCUSSION: Please refer to staY y's memo dated April 24 for the Planning Office response to the Development Review Standards. Staff Response: The revised application has been modified in size to meet the sign code requirements for this building (18 sq. ft. remains as available signage area), which we find is an improvement over the two previous proposals. Should the HPC grant approval for the display case, the applicant is reminded that a new sign permit is required each time the display is modified. The display case material is a quality material (mahogany), which staff finds compatible to the landmark and within the district. Signs within the district are most often wood, or framed with wood, which is a consistent treatment, and preferred over metal. The actual method of application (floating 2" from the wall, attached to the building through the mortar) is an acceptable treatment, and is considered "reversible". The size proposal now meets code requirements under "signage", which staff finds acceptable. The outstanding issue appears to be whether or not the use of a "display case" meets, or does not meet, the Development Review Standards. Staff asks the HPC to consider this issue carefully, and consider precedent when making a final decision. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Minor Development application as submitted, finding that it meets the Development Review standards. 2. Approve the Minor Development plan with conditions to be approved by staff prior to the issuance of a building and/or sign permit. 4. Table action to allow the applicant time to restudy the proposal in its relation to the development review standards, sign guidelines and sign code criteria. 5. Deny Minor Development approval finding that the application does not meet the development review standards. RECOMMENDATION: The Planning Office defers to the HPC for final action, requesting the HPC take into consideration the applicant's stated need for this "incentive" to assist in marketing below grade retail space within a landmark in the downtown district. We remain generally unfavorable of merchandise display cases in the historic district, and recommend that if the HPC deny approval, that a strong recommendation be made to the Zoning Officer to enforce the sign code on all existing non-permitted display cases and signs throughout the two historic districts. Additional comments: memo.hpc.501ec.md.3 2 Tne Ernemann Groug Architects F F Bi, 14 As re Â· C.1 7 8 22 2 r 303 925 2266 1 Al Ls ble '1 \5 l.% /4, l -. 30 May 1991 j~ * 31 891 2 UL--LE Ms. Roxanne Eflin, Historical Planner Aspen/Pitkin Planning Office 130 S. Galena St. Aspen, CO 81611 Re: INDEPENDENCE BUILDING COMMERCIAL SPACE DISPLAY CASE Dear Ms. Eflin: We respectfully submit this letter and accompanying exhibit as applicaaon for HPC review of the proposed addition of one commercial display case to a portion of the existing west (Galena Street Mall) facade of the Independence Building. SUBJECT PROPERTY: Independence Building 501 E. Cooper Ave. Lots A, B, and part of C, Block 96 City of Aspen Pitkin County, CO 81611 APPLICANT: Independence Partners (Owners of the property) c/o M&W Properties 205 South Mill St., Suite 301A Aspen, CO 81611 (303) 925-8032 APPLICANTS REPRESENTATIVES: Michael J. Ernemann The Ernemann Group Architects 720 East Durant Aspen, CO 81611 (303) 925-2266 DESCRIPTION OF PROPOSED DEVELOPMENT: The proposed development consists of the addition of one (1) display cases, 3'-5" wide x 5'-3" high to the existing west facing street level facade of the subject building. These dimensions will result in an 18 sq. ft. case which is the remaining area of signage allowable to be placed on this facade. This case would be mounted to the surface of the brick wall directly above an existing stair that provides entry to the basement level commercial space. The top of the case would be aligned with a transome bar that is consistently evident in all street level storefronts throughout the building. Page Two 30 May 1991 The case will be constructed of a steel frame painted dark gray to match the gray color used elsewhere on the street level storefronts. The hinged glass doors to the case will be framed in mahogany finished to match the dark red mahogany entry doors recently added to the building storefronts. The case will be mounted through small spacers to mortar joints in the existing masonry wall to ensure that the integrity of the masonry wall would remain undisturbed. The case will be Illuminated in a manner to prevent visibility of the light sources from street level passersby. The viability of the basement level in this building for commercial/retail uses is considerably diminished by the present absence of street level facilities for the display of merchanfs goods or services, It is therefore requested that the Historical Planning Commission favorably consider this request for approval to install the above described display case that would enhance the commercial viability of the building while enriching the streetscape of which it is a part. Sincerely, A A i U - _-2 MighaeTE-Ememann Â«e Ernemann Group Architects encl. 1 { P 1 4 4 - 1 -i 4 1 1 1. = -,4 1 F 1 1 ill D 11 ~j . -1 :1 1 1 C . . il A- -I - - - - - - I -- - - 4ly=Â·===4 - ... *61-21111ff - P :, i - - Â· Â· ' .. It -'- I -- h- 1 11 k -1 â€¢r-Â· ~Â·F - ! Sl t tt11f _1__1__L L t-1-t] 1-4 -__- '1 1- 11 1 - 11.1.1 r------ 1-0.- U ... 1.--4 ;- .......4 2.-i= =t ==2=== 11--I 44 re 11 Â· 02Â©PLAY (Ikee. SIZE = IRENAININg SIGN ANA Al-12)TMEPIT- <54 66Â· 164 1.-.1 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Final Development: 612 W. Main Date: June 12, 1991 PROJECT MONITOR: to be assigned at this meeting APPLICANT'S REQUEST: Final Development approval for the project at 612 W. Main, a designated landmark, involving the on-site relocation and new addition to the cottage. No variations are being requested. PREVIOUS HPC ACTION: This project received HPC Conceptual Development approval with conditions two years ago, on June 12, 1989. Since that time, the applicant requested and received HPC approval to extend the Conceptual approval two times, once on June 11, 1990, and again on January 23, 1991. The final extension expires this month. CONDITIONS OF CONCEPTUAL APPROVAL: Staff finds that the applicant has generally met the 14 conditions of Conceptual. These are detailed as followed, with staff's response under each: 1 (and 6). Exact material representation: Response: This has been accomplished, with further samples presented at the meeting. 2. Original elements retained and preserved, or restored if preservation techniques are found to be insufficient. Response: The applicant's final narrative addressed these issues in detail. The front porch is the character defining feature of this cottage, and it appears that great care is going into its restoration. 3. Asphalt siding removed; clapboard preserved and restored where necessary. Response: The Planning Office is pleased to see the asphalt siding removed from this Main Street district cottage, and care going into its renovation. The project monitor should work closely with the applicant during the siding rehydration and preservation stage. 4. Original windows retained and preserved. New windows shall be 1 double hung, and fenestration restudy is required. Response: This condition has been met, with the exception of the removal of the north elevation window necessary for the addition. Staff is concerned with the use of bay and oriel windows on this cottage, primarily the large one located on the east elevation in the historic portion of the cottage. We still find this to be an incompatible element to the historic portion of the cottage, and recommend, again, that perhaps it be relocated into the new addition and screened with vegetation. Staff recommends the HPC consider whether the inclusion of this window is inappropriate to the original vernacular nature of the cottage. 5. Original chimneys shall be retained, and exterior brick restored. Response: The applicant has indicated the building code problems associated with wood framing here, and staff has reconsidered this condition. We feel that newly constructed chimneys that are small scaled are appropriate, primarily due to the fact that the front most chimney has been stuccoed over and should be restored, rather than renovated. (#6 is combined with #1) 7. Fancy cut shingles in gable end only if histor-ically accurate Response: The use of fishscale shingles here has not been historically documented, however, the applicant continues to request their application. They wish to paint them in a variegated manner. Although not necessary consistent with our Guidelines, the use is minimal, and not entirely inconsistent with Aspen's historic character. Staff asks the HPC to carefully consider whether the application of decorative shingles here is appropriate or not, when not documented, and whether this decision is precedent setting. 8. Foundation/structural information submitted with detailed protection methods for the original structure and Performance Guarantee letter. Response: This information has not be submitted, and will be made a condition of Final approval. The condition of a Performance Guarantee letter (from two years ago) has now been changed to a bond or financial security in a form approved by the City Attorney. 9. Structure shall not be raised more than 6-12 inches to correct drainage problems. Response: The applicant indicates the structure will be raised 12"; staff recommends no more than 9". The HPC state the maximum height in their motion. 2 10. Railing to be eliminated. Response: This condition has been met, except for the rear (north) elevation as required by code. The east lawn patio is at grade, requiring no railings. 11. East and west elevation restudy, focus on fenestration: Response: This has occurred, and the design appears compatible, with the exception of the bay window on the east as stated previously. 12. Restudy to provide transition/break between old and new. Response: This has been accomplished. The new addition's roof is 12" lower than the existing, which we find to be an acceptable solution. 13. Concrete walk eliminated; substitute with more historic material. Response: A 1" x 6" plank boardwalk currently exists, leading from the path to the front porch. The HPC has often commented on the historically appropriate use of boardwalks in applications similar to this. The applicant wishes to remove this and replace it with a hard surface, however, clarification is needed in the application regarding the proposed material. In one place, concrete is discussed, and in another, brick is discussed. Staff asks the HPC to specify which walkway material shall be used. A separate but related issue: The 600 block of West Main has been targeted by Engineering and Planning for sidewalk installation, in order to link up the pedestrian system according to recently adopted plan. Staff recommends that the applicant go one step further and meet with all the property owners in this block to coordinate sidewalk construction. 14. Restudy roofing materials. (Asphalt shingles were proposed.) Response: At the conceptual hearing, the applicant explained that the owner had recently gone through a house fire involving a wood shingle roof, and that their verv strong preference was for high quality asphalt (non flammable) shingles instead. The material spec sheet included in the Final application indicates a material that has a general appearance (from a distance) as wood, and is perhaps a good alternative material. The applicant also states that structures in the block are asphalt roofed (which is not historic). Although staff prefers the use of wood shingles for preservation purposes, we defer to the HPC for final consideration. In summary, the Planning Office applauds the renovation efforts of this proposal. We are very pleased to see the continued 3 enhancement through private effort of the Main Street Historic District. ALTERNATIVES: The HPC may consider the following alternatives: 1. Final Development approval as proposed 2. Final Development approval subject to the following conditions to be approved by staff and the project monitor prior to the issuance of any building permit: a) Bond or financial security in a form approved by the City Attorney, prior to the issuance of any building permit. b) Specification of walkway materialz LtÂ»-r-k,~ c) HPC specification of roofing material ~}'Â»43.7 44~ A.==72~LAÂ·~~ 41'--- - -72 -- -- .6 viv'-0-w_3 .flx,Â·c*_1. t_._. d) Foundation/structural information submitted with detailed protection methods for the original strugture. 41*Â«C u ~,Lk.â€ž.~.~901-4. ff itÂ·-0-+V Jae- (cal=14- 60,--11 1'30,0 (2 4-k)Â£7:#I e) Structural shall be raised no more than 9" from grade. 3. Table action to allow the- applicant additional time for- restudy 4. Deny Final Development approval, finding the staridards 4/1 7 have not been met. t>-Lfift~Li..pfs Yu=.x-Â£..tÂ·--t-, -1/1-z l /RECOMMENDATION: The Planning Office recommends that the HPC grant / Final Development approval, with the conditions as noted in Alternative #2 above, finding that the Development Review, relocation and partial demolition standards have been met. A project monitor shall be assigned to this project at this meeting. Additional comments: memo. 42.-~-iÂ·Â·Â·2Â«~fd ~pL L L,- j 4 Ama mnm 1 - LAND USE APPLICATION FORM 1) Project Name Addition and Remodel for Levin/Arcara -1 0) Project Location 612 West tiain Street--Lots 0&P Block 24. City of Aspen (indicate street address, lot & block number, legal description where appropriate) 3) Present Zoning R-6 4) Lot Size 6,000 s q.ft. 5) Applicant's Name, Address & Phone # William A. Levin, 805 Third Avenue 14th Floor, New York, NY, 10022. (212) 421-3100 6) Representative's Name, Address & Thone # Dver & Associates, Architects, 415 East Hyman Avenue, Surte 205, Aspen, CO, 81611 925-7149. 7) Type of Application (please check all that apply): Conditional Use - Conceptual SPA Conceptual Historic Dev. Special Review Firnl SPA X Final Historic Dev. - 8040 Greenline - Conceptual RJD - Minor Historic Dev. Stream Margin Final PUD 1Iistoric Demolition M:xmtain View Plane Subdivision - Historic Designation - Corxicniniumization - Tdxt/Map Amendment - (21@S Al-lotmont Lot Split/Lot Line - (NOS Exaption Adjustnmt b) Description of Existing Uses (number and type of existing structures; approximate sq. 11.; number of ]22-1-31-3; any previcus approvals granted to the property) . Lot contains one single family dwelling~ 6 1.217 so.ft. with 3 bedrooms and part of a shed buildina with 90sq.ft. of the shed on this property. Structure is designated"Notable" 9) Description of Development Application Application is for approval to move the existing house to a new location on the same property, add a new addition and refurbish the exterior of the house which is in the Main Street Historic Overlay District. 10) Have you attached the following? Response to Attachment 2, Minimum Submission Contents y Response to Attachment 3, Specific Submission Contents Response to Attachment 4, Review Standards for Your Application Historic Preservation Committee Minutes of January 23, 1991 612 W. MAIN - CONCEPTUAL DEVELOPMENT SECOND EXTENSION Roxanne: This would be a retroactive extension from Dec. 13th. The City Attorney is comfortable with having this as retroactive from the Dec. 13 th date for six months. There have been rio changes made since we approved it. If you do not approve the extension they would have to go back through conceptual development approval with a public hearing. I am recommending approval of the extension which should run until June 12th, 1991. MOTION: Charles made the motion to grant conceptual development extension for 612 W. Main; second by Don. All in favor, motion carries. 2 c:,+ 49'i. (9!Â·1!EnT-i'I (.~'F ! fiâ‚¬ 77 TI (Pi-1 1.:'i j-'9-''iÂ·Ffi-;..29 1 :T i rt r. 1, 02 1,-,2 1 17*, i hA- 1 : 1 1...2 1 An,1 I he C.ha.iÂ·~Â·ac'ter Of 1.rte !Â·.,Â·3,3,91'i!.21(.Dr-I!. 1 11 ie for (..) PC)i-Â·e 1-1 Cle V e 1 CD IN'!T:i'.3 -it T C-'11 Tls 2 -Â·t :7 0 T IT,(TOÂ· 1 'r. R 1... n.. e' Â·: 1 -Et 2 r reE)Â©entlal Etructure 19 feet to the west of 1+ : :recont 1 ocat] on and plac ] '1*39 -O 1,â‚¬Â·Â·Â·Â· 9.1.'rtic-ture on a fleu' c .r, j cretÂ» toUr.:D dat :L on whi. ch would C.reate a parÂ· i ] 3 bas.Â· 7-t' undÂ·- -- t *Â·C' ne E a d C ] 1.-1 on to t. lie rl n'..l EÂ· e . Also F' ' C , p 0 6 ed ' 0 0 r,:90 Â· 7 1- I'jE ser, 09 121 r (2 ,('Â· l' e d Element ' f r DE, I h-Â· t, 6 C I: IT t I i e i. T 1 T i C: r, 47Â·. 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Â·l 1-4(.. ya.... v I i.e n '~-,-. 1 .I::--,I.47-1 r: 71 T c :.1 ..9 . rrie RECOMMENDATION: The Planning Office recommends that the 111)C grant Conceptual Development approval for the proposal at 612 West Main St. subject to the followiiig conditions to be met at Final Development: 1. Representation of major building materials shall be presented 2. All original elements and materials shall be retained and preserved or restored if preservation techniques are found insufficient. 3. Asphalt siding shall be removed; original clapboard siding shall be retained and preserved by rehydrating and painting. Any new clapboard "patching" shall be done to match existing, and will be considered appi-opriate only when extreme deterioration or dryrot exists. 4. All original. windows shall be retained and preserved. New windows shall be wood, double hung. Applicant shall incorporate staff's recommendations in any fenestration restudy. 5. Original chi-mneys shall be retained, exterior brick restored. 6. Exact major materials shall be presented at the Final Development review meeting 7. The application of new decorative cut shingles in the gable face shall be approved when found historically accurate, though photo documentation or examination of "ghost markings". 8. Foundation/structural information submitted detailed protection methods for the original suructure, with a Performance Guarantee letter, to he approved by Staff Attorney Fred Gannett. MOTION: Bill made the motion that liPC recommend and grant conceptual development approval for t.he proposal at 612 W. Main St. subject to the following conditions to be met at final development which are rel)}-esented on page 5 and 6 of Staff's memo dated June 14, 1989. .In addit.ion item #9 '1'hal the strticline shall not be raised more than 6 to 12 inches to order to correct any drainage problems. Item #10 El iniination of the rail i nus completely. Item #11 Rest.udy of the east and west elevations particularly fenestration. It.em #] 2 Restii ily mal. i ng the aclclil i on more distinguishable from original. A break i n the 1- Cl (1 f alignment and wall plane to distinguish between historic and new. Item #.13 Concrelle walk be eliminated and appl icant. to come up with a more historical material. Item #14 Re study roof ing materials. Charles second. All approved. Motion carries. r : 01 6.Â· 1 , 1 1 91:.3 41 1:-) u L It '6 1. Â· i -3 Â·31.I 1 i '.1 --6 4.11 9 Â·ri -9 i- f 1-31= , Â·0 1. C 17..1. 3.-1,4 7 4 4 [ 6 6 [ i J ..1 ..3 .1 i. 1. '11 0 1. Â·-3..,.Â·3 1 7 4 Â·Â·3 m 1, O .:3 6. re ...:. u. . C. _ 2 C Ol) 1.7.1 1Â·Â·-, C; iD,-3 1..: i. D .21 . -11-1 - 3 3 I 13 49 1...1 i Ul: i .1 3 , H j ] 11 7:Â· +1.1 61,1 1:t::1. i. a Â·3!-li ' 91:. i ,);.1 1.!i i :i",r.{. 11.i .i:.)..1. 'li Â·231.1-4. 1--,in Â·1:...3.....!i.W i. .i.'. 7 [ C + 1 [ 'D: :f-):fl 3. C.) t.1 l.1 8 i) !Â·'11.Â·. f i 0 -Â»3Â· ill Â·Â·.3 3 : 7 ri C) i i " 3. 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Â·Â· . 6 , PC Rooi I. r! g ---Â· I he e : 1 E: 1.. ..i ng .a. 9, p tia .i -! rÂ·no 1 Fric, f irÂ· 7 a. TÂ· d underlwing wood shingles <6. ha j. 1 be renic' ve iD. Niet-:.' IN' 1 4..J t..11(.LIC) o aur-, 52: f r a ire arici ri e .%Â·Â· 1-1 b Ll t t. a Â·9~ ph:+9 4 -t ,-~ t i b (CÂ· rÂ· c, I ac 9. f : 3 -'i :01 .1 e q. >hail be installeor L o Joi +12 0 De a .' a r 1 1'Â·Â·Â·:.. 4 . 6 0 11*-Â· cl i 1.l!!i grewâ€ž (See attached sheet, e'hibit # 1. I ne e x pock (9 (..i porÂ· r i Clns o.r t ri e cor: cre 't e 1- nun (1.:3 1- 1 0r'I 9 4.A ) 1 1- s t. 4-.1. ne: cl 6 -t 1. '2-J 1-1 t. [Li f otÂ· '=& 3 ri ..1 1 49 f Â· 1 n M I â‚¬. -F o t ; i.. ba'.6. colcriÂ· rd- rl-ie i d-ing), 1 'teti, 2 At 1 or ie ine] elerrier +9 are tri re:7,.Â·p :..r, C '-Ke re '-Â· ~re: el C.1 1-Â· Cll_.11':,11 C.6. t.' 9 01 84 9 0(Â·Â·:ser .1 De':i in Item ., E : 1 st irm asph.alt 1. c sh :Inci le F ] d ]. no & h.al 1 b 0.-Â· 'removed to e':pose 1,4 bevel 9 7 d i n o bpri 9.. h .. 1- P bevel aiding shall De rehyd) a ted. niÂ· I .i 'titt vor (1, 1- T- i .-I j holes flileo, 9. p 1 ] i c) r-Â· drÂ· ; 1 1 ied 0-1Â·' d ! ...1 -rÂ· Ot' ':EÂ· F -- 1-- 1 i: T' i s E ..(.11 1 [ 9 1Â· epiaced 3 r: d prÂ· 1. 11; acl and kÂ·Â·Â·6. 1. -1-'i 'dec. Item 4 l.'rÂ·,-4111:3.J, W.1.T Cl(L)'1Â· en tne street ta..Â·:B..':le br'i + tc :et a ined and reft o red. Two original windows on 03: t 1 ...4 (..9 06.Â· EÂ·!,9 .1 1 b E r-Â· 6'9 l.~1 1- 1 -1 1 2 6, Cl Â·Fl. 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CÂ· ..,T I fi-, . ! en :Â·Â·'. t e C ! e 7.; re. 111 1 1.. r.1 1 1.' he E a IT, 9 9 9 F h :7 1 ,' 1- 1 )Â·Â· i fe rg.L Â·Â·Â·t: c E. A .1 ng, 1 e r. 1-2, c F â€ž C . c f..: -1, 1 r 'En:.1 1 0 9 1 s.1 1 Â·1' ti' R.'vi' c n C,Cleâ‚¬3 .rÂ·tÂ· Â·,ItÂ·; 7.-I 9, i 1.-, d -, 1.j' l i e a o ' d--Â· 1. p t Â· Â· i. m s. i. r. I I .6 r to e -Â·. j. s '' i rig w i n ch. p Iri e <'-3 El / ar 1 r tr 1 P A l J w j n r-1 Ollie-Â· on t r, F 1-Â· i e li I a c' ci J -1- 1 cÂ· r i A r, 1- n';, 4. dou K.] j,-1 ra.1.-,< p '! a he ) C! 11 1 ! !-Ii ] 1 .r T O t INEÂ· cÂ·K 1 st n 1,1 '! Tl fli~:I'.9 2 1 Ba 1 01 INEÂ·i r E r 1. 1 9 ~ 1 -- C 7 . .. u- T tÂ·Â· 1 n A i ! .Ifi---. Â·_Â·h':Â·' ' i...17-11' p. i 1 9:;:'- , i f T", 0, I , :e ..C- r ee -1 ...4 ca de a a r j e 9 h a I .i 1 Â·6 .'' 09 '~~' ~ 5 ( i :'' .2-., ~ E '~ t. ~ ~ '~'~ ir h ' 11 2-, 31 f 1 :. ! i ] n,- J E-~Â·: s pr' ] flie< : :er-, i:Â· p F :i n Ie,-1, Item 6 lhe bui .1.--1, no stall De .tored or, slte wni le 149 new Toti nd ation ] 5 placed. TheÂ· e' j st ing bul 1 01 J no shall t- t,â‚¬3 1-! be IT Â· oÂ·.' e d orÂ·i 'i o t f i e new 1-0 und P- 1 1 0 n. 1-hien the new additlpn shall be bujlt. The e ]sting structure E f! 29 -i 1. C, e Cata.1 0,2:-9.1 9.-l- r-Â· I. 1 C't t...Ira 1 12 1 0 0,Â·Â·Â· 1. 1 1 i.,iii p,Â·, consÂ· 1 r' 1_.l 1.- t j !.:,T i dc., f.- Ll!1!'33 71 1. E Â·are pr od'...i ce o .9 na subri: 1. t teÂ·., d for' bu l .1 0 .ing pernill . A performance g L.la t a }-3 12 0-6 -1 E t I F 9 r, a .1. 1 beÂ· t:Â»-Â· 1.'NÂ· i cle (.1 when the In'r' O....1 e C i: 1 i s. 1,11 brii. t. te f -for Du l 1 0 i ng perÂ·m i t . I te- Â·â‚¬ I he e:..Â·!Ct ] nq till-1 ! ding S.brip,i j 1.-lf.21 .f.Al Â·Eed .9 Ma. ilÂ·!!1,4 0-E 1 - ,Â·4 LIC-1 .../e t he e > .1 - T 1 F-1 9 1- 1 (.1: 1Â·:Â·-- J e ' '..L '!' 1 i.1-i 1 1 0 :Â·4 + 1 -' J :r Hil n jli!.irr; 1'16-Câ‚¬-PE-Â·- :r a Or 9 1 naoe e '.ii-fl..! T f C)ni - '-ie Ing:-.i T O t..1 r 1 9 04 61 3 j r .2 1 1 lnos ric ./eÂ· been e 1 1 !*f : 1 Nu ed â‚¬9 :cept 1.- hos, rp =1. u ]. rÂ· ec] b g th 1 20117.- D 00 0 e or the be c h -st a ir!: ' - I . 1te m 1 1 1 he ea.9 -t' a Tic! west ele'Â·./ 8 -licir; 9. f enes, 'C i c:Â·. T ](: ns. have- bee; res'll l. i Ct :1 (9 0 ana t nfe west ed e vati. on 1 i 61. Cleâ‚¬91 1 *' 1.Â·r l,-: 1 (4' T' , 6. l. to el iminia-le the il) pe:trs of high Â·7-'.LIT~1'Ing l.jiz.ricknu:EÂ· ir the front and back bedrooms. f LE. v a i e re F :3. ceÂ·- (-1 1...: i t ri (2) new double hung windowa. This particularlw allows the .t ! 1 n UOU..1 9- O ri t' 1 ie st r eet ta cai d:e to r ent:a ': n 34 1 g Â·9: 1 n Ce -1. 1-l e t:-4.-- Â·E I E-: .l e\Â·Â·-s t l on CICI LI L..1 .1 â‚¬- f-i l-' Tic, 131 . f "J.N~ Y.I C'Â· mee t s ., ee-'' D ; ri ci .rÂ· CDorii ec.1 fÂ· e. =B 9. r ecL I..1 -! r eme }'1 19:Â· . lhe orrel 1.1.' 1. n d C.)Ll..,9 C) n t. he eÂ·a. Â·:- r -f :9. Ca Cle l'i Â·63 Â· Â·- 2 n Cl 4.' .4-Â· ... Â· 6.7 'r"' 1.1 .t Cl 1.11 F)] +f- fled re: Ot 01- i 1- i A .1. ..4.1 '!. Pf'! 'i: E... C.i (...,-1 7-Â· 6Â· tÂ·.I: (1 2 'ff E' 'r' Â· (2' TI i ' i. -1- : e ' Â·Â·Â·Â·Â·69 y ~ O 'I~~ tÂ·E 'r r inm the siee 1. :e--Â· pi tch 01 i I i f-Â· P Â· 1 -t .1 f I :Â· t A.i,; I tie: rleul 21 0 0.17 3 c..ir-i - r '1(.3 1- wh ] c h Ula s. aTi 69' '1.- 6.: n c. of the d 2 -1 1' 6.'yÂ· en i :!Â·Â·Â·, 1 (Â· 1 1, 1 9 f oc-,1- t+rÂ·or!, t h :79Â· :- c:.11- ca t r.f CÂ· 1 91 T'.7.1 t r y'.11.-1-1-l.,le'â‚¬-3, 1 1 en: 1 3 i he A E.peri En, 94 ine' 0.? f Â·.ing L) elÂ·D , r 1.Inient s. tat' e, C.1 T fiat a ne, w (I D-i Â· Cr- e 'C e E. 1 det..11 Â·=1.1 1: 1 S tO lie? ! T-1 9 -1. a 1 1 (.9 C.1 1:-, 6-Â·Â· t ! le i r Â·61 ricl E ].Cj eu â‚¬Â·3 a Â· Â· 1 t (:-, l.t, e=. 1.- plÂ· lf, PEÂ·.4. 1...i 1 ] r) 6--3 . We, in-t 67Â·Â·n o to e : te n a ; l.n !',.I. U.!..All '1'trult 'r"lle Â·Elf'76Â·1.-. ]P tr- T.1.i,3-' T.:3!-ir T'r--Â·(31-t F'(Ii: C Di.I. Â·! 1 C: 1 rlÂ·U 6 , i Li 1''Iâ‚¬-7Â·11. l. J t....1 .1 .! c i ) . 9- ha. 1 1 rl Fi ... C= AfpriÂ·-4 J i. 1- 1 :-1 Ar cÂ· 1 A <=. f i P 3.-4 K .' Dut t C. 1- Â· i T~) 0 1 fr.Â· F 1 T.I i T 0 .' :C I bee att ached E hee t. e:Â· 1 i -,, r.Â· *f~ 4.-t ', . . ., =KwlÂ¥> CT 1 ~ REDWOOD BEVEL PATTERNS -- --- I. r 1/2" PLAIN SAW-TEXTUREDBEVEL SIDING(S1S2E) â€ž SAW- TEXTURE ''Â·932 -1 NOMINAL PATTERN CONVERSION SIZES NUMBERS A FACTORS 1,5 X 4 320 3 4 1.60 1/b x5 321 492 1,43 1/2 x 6 322 513 1.34 1/'2 x8 323 7 12 1.24 1'2 x10 324 912 1.18 4 1. 4 -- 3/ 1 1 /6 1 5/8" PLAIN SAW-TEXTURED BEVEL SIDING ( S l S 2 E ) 1 9/ .. SAW-TEXTURED -/1 G --1 NOMINAL PATTERN CONVERSION SIZES NUMBERS A FACTORS 5/ex 6 325 512 1.34 5 k X8 326 7U 1.24 5/i X10 327 94 1.18 ~ - ,-- r 3/ / /0 L__ 3/4" PLAIN SAW-TEXTUREDBEVEL SIDING (Sl S2E) 2 I 14 SAW- 1 EXTURE P NOMINAL PATTERN CONVERSION SIZES NUMBERS A FACTORS 3,1 x6 329 54 1.34 34 x8 330 712 1.24 34 x 1 0 331 912 1.18 34 x12 332 11.4 1.15 ,1/4 9" RABBETED BEVEL SIDING (S1S2E) .21 /4 1'0 at & RESAWN BACK NOMINAL PATTERN CONVERSION SIZES NUMBERS A FACTORS 1/*x4 360 312 1.28 ~'5 x6 362 5 4 1.17 1/Sx8 363 7 1.5 1.13 22 T..... Â·~ 17*~7 -. 0.-. >-2#52.-4.. TriERJJ:493 I---- -- -a-:5-~~JA) ~T Z - Nt.10-4, 3-,-. 11Â· 2 2' . - N-' 2.. 1 -,4470 rÂ¢>4 - i -'Â·k: r.<.$'7. -'-1 i.. I. -I - - - 0&5 4 -P -. I- = # 2* 4:Li -..~I .~~4- hy.... . ~ 7â€¢. b ./ 3'7~Â»f_gâ‚¬%3242â‚¬4- : 24'11*~ -"Ws -- , 1- 6.-4- -,4 5 2:30*4- :Â· 3 *-1 --- / ..4-'-J.kg: \ r . 30' 74.-1-3. '.. .17-4,/JITS-Fligil , :.:.-=5 1 40 -901475 Te*Stree{.StetÂ»e~im, =MD,*867* 4-Â· 31_ c 05.1 Li:*13,0, *Ba.*Ilkl**09#341*37*7- 0/0 2 -1-3 lit : : 4% ir t''t ti~t~ PRODUCTiNDEX /3 Â»4470 .1 + I GE 3 1, f -r PRODUCt: AND*INISH 1NFOAKUJION........1~.2....-...~.......1. .le-Â·w- I 7 3 Â».-h '10 Â· e t.,t 1â€¢ I a ENERGY -AND RERFORMANCE<DATA .-.:..2.1.+.2.4.......43,5. ..4,1â€¢,ou:. - -.-1011. - 90 1 Â·BESTCLAD BASEMENT WINDOWS....4.-:.â€žu@~..12.91*.............. . .' .. -Â» ~ 1WOOD CASEMENT. WINDOWS...1...1,2.....2-....f..2.2:.i....2 -4. -.., - 7/'% CASEMENT BOW &;BAY-WINDOWS . 3 1- - 1 1 tri. f' 3,*MESTCLA[) #MfNING I.H.wvvvÂ· - 14-15- 11Â£1*trhau,q 1 -17% ..,7.7- 43 0 UP/- j WOOD AWNING WINDOWS.,.2......IL......,.......,3..Â»444=--U--2.;4...16Â·4746 - s 0.7-9.-- 9.-- -4- BESTCLAD DOUBLE HUNG WINDOWS....1...,--:.I.240.2.1,.1.:,..........1-8-21 -9 2 Â·1 ..WOOD:DOUBLE HUNG WINDOWS.....2..0......,.2...:..:22.1,..4.......:22-23 2/9 2 DOUBLE HUNG BAY WINDOWS...4:.2 ...1......1.1:- ...9.79.-10./..16.9/-~> 4-- 1 1. . MA -2 N '-~-PATiO DOC)RR--4.4 11-=.(. j :t./...~ 0 ~~ t'.0. 2- -:-4. 25 - i - :1 -1411NGED AKI-ID DOORS,.1.112:42.2...2...,224,4.2.7 *--*;.1*2.Â¢22.b -f-Â·,,6- - I 4 - - BESTCLAD 1NTERIOR-BAnODOORS.........21 .... .......i...Â·Â·....4.2'429 -'*~~~ 448< /,r 3 -y'~BESTOLAD EXTEâ‚¬DR RATIO DOORS F.2-2-,2*ESYCLAD 8,0101*DORDEPiLâ‚¬. -'. ----3 --1 Y.UNS=.2.* f E L 4- .li ..1 SBANDFELEÂ¥51.-â€¢ /.Lj......"lili/-- /g.",/'ll.Ji.... STOLAD ROUND TOP -4-EUPTJCAL WINbOWS.--.....-.......263445-72~~i1,-,-4,-a.-,.-9- ---ill,lil% . . y.. Â·teliJBEST SUNSHADES - 1 -tÂ»2 ~ ~ ~ ~ ~ ~ ~ " ~ ~ ~36 - TRUE EnVIDED UTE-WiNDOWS.-11..,i...... 1 - REPLACEMENT& REMODELING . T -------------------~~=m~U irw 1 4 :COPY AND CERTIFOJION INFORMATION j ... 2 . .V. I . . -P ' . 1-i ..1 r< , '-.. . . .:'t. : I, I-..*- ' 3 . : 8!1{Best,Windows-*,iÂ¢I ISIH#ng l#jass 1}6##* meet or e?090*tithe.lollowing Ly 1 : .f06,_.*j- 2 - 14 . r -~ -1 *Fedefal Hdu*ir,6 ABmih}strkion*HN acceptafte iâ‚¬Â®}comehts 16r wdod - -e _,Â·;AmejiUÂ¥*44A2it SiAGG*4 4;4 40Uil:6;U r ;Â·r ' - - 1 2*Win#ows.*200/0974.'9.--:' Â» - , - - 11 1,1 7 f :-: c- 1, .Â·Arct,*-ek#jtal ,Allhtnum.idaAJaetut42 11*ANIAÂ¥'41*>~ficalions 1#r > wk 60 - â‚¬- *mintan Win~302.*t&An#1%31'dm=o~*A*ti'*nbs~f~42- '.6 - - .f .â€¢ Mationat WOOd-14~4(14 *Ad -Door Assoolation 1NWWOAT find,*1Â¥oili 44 -4-3" - 16 2 2 ,_.-c. .Sliding â„¢bo Doors. 1.6.3."-*16074ndumw-=anaamlot-Wi~et4REÂ»lient. -2 -Â· 14 v.*. ... 2 - t .1.-1.. , a-~' . .'~~- ,Â·strifiti,9'3.-1,~~<34â‚¬21~,~ ,:rfl~~ f Â¥ 111.-i . - Selection of BiNBest products which conform to all applicable laws, ordinances, building â‚¬ " 4.-44- -- 0 -- codes and safety requirements is the sole responsibility of the architect. building owner ~ ----6- and/or contractor. BiliBest Windows has no responsibility in this regard. c ' . BiltBest WindovÂ£ reserves the r ght to change details. specifications or sizes without notice. -O-34*4 3 5-244*Af.06.9-~~7 --,. Â· 46~7~ 4 2-7 - The customer assumes all rtsk of alterations made to BiltBest products - ~.~ :32.- . r . -/ - Art:. 1 '. 1, t, 7* MT, '- f t. F. 1,4.Fi K ?11 , . '1 .1. 1.t:J.lf::v'.1 11% BilitBEST .Ant .1-1 -6 Challenger wood double hung windows CONTENTS Contents, Specifications, Miscellaneous Information 1 BiltBest Challenger Wood Double Hung Windows Unit Dimensions . ,. 2 Tracing Details of Right and Left Sections , 3 Table of Sizes,.., ~,, 4-5 Picture Windows ... 6 Unit Combinations. , 7-8 Installation and Miscellaneous Details , 9 Bay Details . . , . 10-13 SPECIFICATIONS All windows shown on drawings shall be Challenger Wood Double Hung Windows as manufactured by BillBest Windows, Ste Genevieve, Mo. FRAME- All basic wood frome members shall bemilled from selected Western Pine for o clear, natural finish, and preserval'.e treated in accordance with N W DDA Standard I.S, 4, Exterior exposed surfocesto be factory primed. Basic lamb width is 4-9,16 SASH- All sash members shall be milled from selected Western Pine stock and are preservotive treated in accordonce with NWWDA Standard I.S. 4. All exteriorsurfaces are to be factory primed. Sash are clamp glazed with loints water-resistant cecil- ed. GLAZING- Sash to be glazed with 5/8" insulating glass as manufactured by BiltBest Windows, All insulating glass shall be hermeticolly sealed ancl bedded with a durable extruded butyl for maxinium weotherability. Any wood double hung picture window shall have 5/8- insulating glass mode with either D.S. or H.S. glass depending upon size. BALANCE- Dual steel spring balance system counter-balances both sash. An adiustable spring clutch mechanism insures easy balanced sash operation, Springs are flocked to minimize operating noise, HARDWARE- A die-cas! metal lock insures fit-ni sosh closure willi positive com-action locking. WEATHERSTRIPPING- For optimum weatherstripping. pol, propylene leof vinyl is to be used at the check rail and bod-, toÂ·p and bottom rails. A wool pile air block pad is to be set in the vinyl famb liner at file check rail position to minimize air infl|tration SCREENS- Screens shall have white aluminum fiarne, with chorcool colot fibergloss screen cloth Screens to be held u, plar f with spring locked fosieriers ADDITIONAL SPECIFICATIONS SUNGATE 10 0â„¢ - Sash may be glazed with PPG s Sungole 1007,1 glass for extra energy sapings, comparable le tr Irle glazing. GRILLES- Colonial life wood grille inserts mode of Western Pine ore available. Standord colonial grilles ore removable fior- the interior for- easy cleaning. Also available is an aluminum colonial grille sealed within the 5/8' insulating glass. Diealuminum grille is available in bron:p and while colors. Specifications are sublect to change without notice. Consult Sweet's Cololog for complete specifications and available accessories and options. â€¢ READ CAREFULIT â€¢ REQUIREMENTS FOR COMPLYING *01 APPROVED INSTALLATION METHODS AND APPLICABLE BUItDING. CODES r)/Â·,1.'a Â·â€¢ .'Â· 'lpi/,n 14,5,10'P 'iD'[0' r.,P''N"l. Â·' re]'1.C i 1,(â€¢4 -no'Â· fr](,ufc>Â¢5 PI'tâ€¢pt' â€¢i'Â¢ ,drÂ·,*~ r ,)'.~râ€¢,Inlv i,:pt,Â·pit.(, 'Â¥pft< 10 Â·wer:,1 Â·li ,-1, 1,1 4,1 0 . v e Of 10. JPÂ· 1,td mr,Â·â€¢ lorrtÂ·f;' Â·'9 42- " ''-"- r,P. 1,".00 Jr' w -3,~0 -F-1,â€¢r' Â·PE ,â€¢e '~[1â€¢f 11' 7,(' r,(p,I'p.Â¢Ir,â€¢ 1,110,'% 1,nrr, wrl' A-rÂ· , wrÂ·,1,0,Â· wÂ·,4-wil(,Â· 1pt,endx fir tifo[~p, .â€žAvwâ€žÂ· 11Â·,11Â· 8''hi'tÂ· ,4 Â·Â·1Â·. 3;,pÂ·oirl' 4 "i'11!-9 1,1. let I. 0"d ~11.,1, rlÂ· ri*Â·ng', 1, rri'n'Ad n" rl", ,Â·.21'~nâ€¢ .~,l 1 1,7...O jo'(114 81'h- hon â€¢hoff Shoin infi,ifpr , 811'bpi' 'Pri.ni,J' 1 ip 3â€¢ i,P Biltbest W,ndoâ€¢s occppts rio responsibility *Â·hohoever for foilure of c building 0*ner archilert or initoller to irlital' Billbes, un,3 in acco,dor,cp *ilh Bilâ€¢bps, Windows opproved installation details CAUTION Â£,14, 1,0, orÂ·n gn.p,.-0 14 rle, 0,Â· m d Â·iÂ·' re'4./ I./ ' 4 Sele<'Ing tÂ·'oduc'% 14 -6/in/orrr '00' lt'p r.-:tirÂ· '0*' 4.1'pÂ·, Â·inat' 1(ji,O nlpÂ· 3/89 1 Billbest Windo* $ con o jiume no obligolion *hohoeve, for foilure ol o building owne, arch,ler, 0, ilifialle, 4 comply -th 01' opplicotle 10*s ond ord,nor,(e! 0â€¢d sole, and b.!ding code $ 81!tbest W.do.1 shall not br 'piponsibe for *Indows ord qlogâ‚¬d pa.â€¢15 w initotted in complle,Ice *Ah prous,0,5 of th, Sofeâ€¢, Stan do, d f r,r Archifecturo I Olazing Moter a 15 ( } 6 UR 1 20 1, EKInibit 3 A A 'J 1 14 M ~ 1 ~ K #t 1-1 0 -21Â»A- Pressure-Treated Lumber Specification Data r ...A& - ' W: 45 lill-, 4 .4.- i 0 t. .. lut\No ; ,~~ - -./ 4 - " lily 't.'i'w~: .. -=-4. '-- er, I . . - 1/ - 4.1 - â‚¬ .5 ' 1104 +1 4- 141:1 1 Â¥ 44 4 Â· j - 71 - I + *-0 ..ek=~ 1 , 2 -0 -' 4~Ja,BiAL U *wfy . ' U li k:<f . f ' 1/ 1 1 w / v.*.. . I . Ii- 2 ir-*k P/~=-~9~ ..e~ W , 1â€ž,- - -- 72-Â£-4-P *mm~.> i,~~-ICE~nli~1031 0 11 - 6 1 -U ,- - - I.-9 --- EtÂ¥221 ~~~,f~ 4 -w.:,~/d3;4*44% >-1 -~.4~,~t b ~ , 4 Ani.94'r,Al.t. *=61'*JN. pÂ»--___ -- .4 . /Â£/* Pt/// 1~4~& 81: '-1.-â€¢'~â€¢~ L 9/laMI" .-,g~=â€¢6Â«:51.A-u. 1-5,2--5 u -i*t, j *:414. -> -'62 141.L" 'hil m *KI VIT 4 FRENCH &THERMAL DOORS Simpson brincq a prorincial u'eatherâ‚¬tripping all : even rru ,re our Cla>Qjo, Desiener, Traditit,nal, flavor to entrYways with its French protection air,unct the element<. and Continental ((41.Â·Cti ,11: and Tlierma! d, jers. Mark.3 h a Sidelights Wood Grilles picture-winill,u ure of 21 <1<4 $/!r- rounded h rich handcrafted wood, Mastermark sidelightq add a hlicterniark wood crilb C.4,1 hench and T}lermal rl .A ft ..d special touch of Mr ace toan; add 3 unique tnuch to thermal ani liallwav or room with licht. To entr\'way. A varierY of 43*light> ate daors 5001. 523], 5144, 557]. :ird 1 ...1/ .1 1 1 add practiCallt N 1, } beallt j, French availalle to niatch our French and 5011 ;3110 1. 1. qi.1.Â·iliNit<. 1-litÂ·Â·iÂ· Thermal doors are al, ut 64% more Thermal doors, as well aq doors in grilles niav be st,lintÂ·d Or Iwint.J D ' match other *Â«MoIL, ard tho enerin- efficient than sinde glized doors of-the same type, while other snap in and out eaqi]\ for de,innic. Al,i<termark Thermal Door< Are about 3798 more energ\' efficient tlian stand,ud wn< d doors with sin- gle rane Kiazins Macterniark French Thernial doors are avail,ghle either as True Divided Licht (TDI_), which are ' indivdual insulated paties 041.144, p . ' P or as a bingle pane of Â£11,1,6 with A r ' L=== Snarin Erille. Â· 1 " With Frenth And 1-hermal 1 6- doors, double pants ofthermal Kbir 1 [ 0 pil'\'IJL extra protection agairist the A-= L 'e worst weather. DeaÂ·d air trapped ~ 11 I between the panes acts as an 1 1 -=- insulator to decrear heatint and 3J , 1 11 L -4 F=== 1 cooling bills and increace comfort. Â· ~~=a Since most enerm' loss (,ccurs * Â£ t around the perimeter of tlie dour, - T litâ€žKNi.All-DL 5015 1701 ITC' i - "M.--m=...=. I 1'~ , . - - - -7- v EE' r---~ i i. .2 - Iv Fil - : P. 11 --*- ,? <Lj r 1501 , A E 149/Fl n Â· .:4%r,Z8' *#f'. 14% , j/?42â‚¬I'l 0 9.-r. . 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Hallam (On-site relocation, partial demolition, rear yard setback and parking variations) Date: June 12, 1991 PROJECT MONITOR: To be assigned at this meeting. APPLICANT'S REQUEST: Final Development approval for the proposal at 620 W. Hallam, including on-site relocation, partial demolition, and variations for two (revised) parking spaces and a rear yard setback. The proposal includes the addition of a rear 2-story addition to the one-story cottage. A deed-restricted accessory dwelling unit is included within the new addition, as required by the provisions in Ordinance #1, Series of 1990. OTHER BOARD ACTION: On May 13, 1991, Council adopted Ordinance #9, formalizing Landmark Designation for this parcel. This action was necessary in order for the HPC to grant any variations on the parcel. Conditional Use approval (public hearing) for the ADU is required by the P&Z prior to the issuance of a building permit. PREVIOUS HPC ACTION: On February 13, 1991, the HPC reviewed the application and tabled action to allow the applicant additional time to restudy specific elements of the proposal. Specifically, the transition/massing between the old and new structures, and the fenestration was found to be incompatible. Landmark designation recommendation was made unanimously at that meeting. On February 27, the HPC again reviewed the revised proposal at a continued public hearing, as well as additional revisions presented by the architect at the meeting. The HPC again tabled action due to the number of changes occurring and the short amount of time both staff and the board had to review the plans. Comments were made, however, in support of the improvements that were made to the original plans. HPC review of both the partial demolition standards and the on- site relocation standards revealed that the HPC felt these standards were generally met, and that requirements such as posting a bond, etc. could be made conditions for Final. General direction was given to the applicant to restudy the newly proposed "tower" element, overscaled chimneys, breaking up both west and east elevations, curved windows, and to provide correctly revised massing model at next public hearing. On March 13, 1991, the HPC granted conceptual development approval with conditions to be met at Final review. These conditions are stated below, and staff's comments follow: 1. Tower element to be lowered. Response: This has been accomplished. 2. Roof material to be shingle. Response: This has been accomplished. 3. Siding material restudied on tower element. Response: This has been accomplished; siding material shall match remainder of structure. 4. Bond or financial security posted in a form approved by the City Attorney prior to issuance of a demolition permit. Response: This has not been accomplished, and is required prior to the issuance of any building permit. 5. Detailed preservation plan submitted. Response: Please review the applicant's letter dated June 5 outlining the preservation activities they will be incorporating into this project. The HPC should understand that a vast majority of the existing structure is being removed; the south facing facade wall will be all that remains. This project will no doubt appear to the community as a complete demolition (i.e. 215 W. Hallam), and it is very important that the project monitor remain in close contact with the architect and contractor during this portion of the project. Due to the extreme nature of the demolition, staff recommends that the HPC require the bond or financial guarantee to include the cost for reconstruction of the cottage as well, to insure against a potential failure, similar to 215 W. Hallam. 6. Existing materials to be salvaged and re-used on historic element Response: The application indicates this will occur. Please refer to the drawings for details. 7. Detailed site and landscape plan submitted. Response: This has been accomplished. 2 8. Restudy chimneys and surface materials of chimneys. Response: Staff finds that in drawing A3.1, the chimneys are switched from one elevation to another. The two chimneys proposed are large, and differ from one another in style and material. Staff feels that if they do not match, they should be compatible with each other in material; brick is preferred. We remain concerned about the general scale of these chimneys relative to the small scale of the original cottage. We recommend the HPC make a specific requirement here. 9. Fencing shall be open in nature. Response: Wrought iron fencing is proposed, which is compatible. The Partial Demolition Standards are found in Section 7-602(C) of the Aspen Land Use Regulations. 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: A significant amount of the existing structure is proposed for demolition. While we understand that the portions to be removed are not original to the cottage, they do provide a visual story of the evolution of this building. Again, the HPC should carefully consider if: 1) the removal of these additions is required for the renovation of the historic resource, and 2) the impacts to the historic and architectural integrity of the structure have been mitigated. The Relocation Standards are located in Section 7-602(D) of the Land Use Regulations. Again, all of these standards must be met before the HPC can grant approval for the relocation. It appears the only standard that has not been met is #4, which involves posting a bond, or other financial security, in a form approved by 3 the City Attorney. This has been made a condition of Final approval. Variations: The adjacent neighbors to the west have appeared at every meeting and public hearing of the HPC, P&Z and Council, voicing their concerns regarding the proposed variations, and continue to ask the HPC to carefully consider whether this proposal meets the criteria for granting such variation. They feel that if variations were not granted, then the building's FAR would not be as large as the building envelope would be smaller. Staff has met a few times with the neighbor, and has reviewed the progression of the revisions as required by the HPC in previous hearings. We have also discussed what the potential design could have been without HPC review criteria or setback variations, (rectangular massing without the required articulation). Staff feels that the project has gradually improved over the last few HPC reviews, however, this addition is large in comparison to the cottage, when considered purely within the context of historic preservation. This project is a clear indicator that even though underlying zoning allows this large an FAR on the parcel, the HPC must consider big picture impacts, especially when granting variations. Moving around walls and roof forms to break up mass can only go so far as to mitigate the overall size impacts of an addition to so small a historic cottage. ALTERNATIVES: The HPC may consider the following alternatives: 1) Approve the Final Development application as revised, finding that the development review, partial demolition and relocation standards have all been met, and include the finding that the variations for parking (reduction of two spaces) and rear yard setback are more compatible in character than would be in accord with dimensional requirements. 2) Approve the Conceptual Development application as stated above in #1, with conditions to be met in Final Development application, such as: 1) A bond, or other financial security, in a form approved by the City Attorney, shall be posted with the City prior to the issuance of any building permit, to mitigate any loss in relocation and partial demolition. 2) The original facade window shall remain and be preserved in place. 3) Chimneys shall match in material (brick) and basic style (either flared top or straight), and the plans amended to reflect such revision. 4 3) Table action to allow the applicant time to restudy specific areas as required by the HPC. 4) Deny Final Development approval, finding that all or some of the applicant Standards have not been met. RECOMMENDATION: The Planning Office recommends that the HPC grant Final Development approval with the following conditions to be met prior to the issuance of any building permit: 1) A bond, or other financial security, in a form approved 1 '4Â£4 by the City Attorney, shall be posted with the City prior J t) to the issuance of any building permit, to mitigate any loss in,relocation and partial demolition. 2) The original facade window shall remain and be preserved in place. The plans shall be revised to clearly indicate this requirement. 3) Chimneys shall match in material (brick) and basic style (either flared top or straight), and the plans revised to reflect this requirenent. A In addition, the Planning Office recommends that the HPC grant a variation to reduce the required number of parking spaces by two, and grant the rear yard setback variation as proposed, finding that such variations are more compatible in character than would be in accord with dimensional requirements. A project monitor shall be assigned to this project at this meeting. Additional comments: 5 memo.hpc.620wh.fd 6 CHARLES CUNNIFFE &ASSOCIATES/ARCHITECTS 520 EASTHYMAN SUITE 30] ASPEN CO 81611 303/925-5590 CHARLES L CUNNIFFE AIA 99 Â© 3 O 329 E [Al A< JUN - 51991 i. June 5, 1991 Roxanne Eflin Planning Office 130 South Galena Aspen, Colorado 81611 Re: 620 West Hallam Aspen, Colorado Dear Roxanne, Pursuant to our telephone conversation this afternoon, I am submitting supplemental information in support of our application for HPC Final Review of Significant Development. Regarding the detailed preservation plan, I wish to expand on the information in my previous letter of May 10, 1991. Due to the unique nature of this partial demolition/historic preservation & restoration project, the south facade at the gable end of the original cabin, which are now on the interior due to the later "non-historic additions, will be braced with plywood or x-braces for temporary relocation to the east on the same property next to the existing Cottonwood trees while the new foundation is being built. When the cabin is relocated to its permanent site as shown on Sheet Al.1 of the drawings, it will then have the side "shotgun" porch attached and the existing columns from the old porch will be reused as well as the decking material, facias, etc. with allowance for replacing rotted segments with new wood to match. The east, north and west stud walls of the cabin will be modified as needed for new openings, resheathed and then covered with the salvaged siding, trim windows, entry door, etc., from the demolished non-historic additions so that the cabin is restored as nearly to its historic state as pc sible. The re-used door and windows will be sanded, holes and cracks filled and windows re- puttied, then repainted to their original colors after installation in the restored cabin. We will submit photographs of the historic door and windows at the HPC meeting next week. As to setback variations, we have requested that this project be granted variations in the rear yard (adjacent to the alley) as provided in the HPC Guidelines for the garage and northerly portion of the upper floor of the proposed new house. Specifically, the north wall of the garage will be 1'-0" from the rear property line rather than the 5'-0" required for garages only in historic structures. The north wall of the second floor bathrooms will be 12'-0" from the rear property line rather than the 20'-0" required for principal buildings in the R-6 Zone. This was necessitated by the HPC requirement at conceptual review to "show case" the original cabin at the front of the site and have it appear independent of the proposed new house which should "step back" behind it. With the constraints of a sub-standard lot size and designing a compatible and functional new house, we believe these vari-ati-ons are reasonable and in keeping with the historic neighborhood. As stated in the May 10 letter, we have met or exceeded all other setback requirements for this site, especially on the West property line. We are also requesting a variation from the Land Use Code requirement of one off-street parking space for each bedroom. Since there are five bedrooms proposed, five spaces would be required. As we noted in the conceptual submission, this property is one block from the major bus routes and there are no houses on the south side of Hallam street, so there is plenty of curb parking available. We are proposing one parking space off the alley to the north in addition to the two-car garage to be built. This will serve the proposed Accessory Dwelling Unit. I believe that this information will answer the questions you have raised and provide the HPC with the needed documentation for final review. If any additional information is needed, please do not hesitate to call me. Sincerely, ~ 4â€ž-- Ual* Jahver Derrington,/AIA ~oject Architecn~ c:\wp5\clients\9027\final.rev Â¥ f.. CHARLES CUNNIFFE &ASSOCIATES/ARCHITECTS 520 EAST HYMAN, SUITE 301, ASPEN, CO. 81612 303/925-5590 CHARLES L. CUNNIFFE, A.I.A. May 10, 1991 Roxanne Eflin c/o Planning & Zoning 130 South Galena Street Aspen, Colorado 81611 Re: 620 West Hallam Aspen, Colorado Dear Roxanne, Please find enclosed an application for final review of significant development. If you have any further questions, please contact us. r- ) Sincerely, I j MIL/.---f~ Â· /1/1,Â«/1/L 16/Â°7 Janyer C. Derrington, AIA Project Architect~ . I. CHARLES CUNNIFFE &ASSOCIATES/ARCHITECTS 520 EAST HYMAN SUITE 30] ASPEN CO 8l6l l 303/925-5590 CHARLES L CUNNIHÂ·E AIA May 10, 1991 Roxanne Eflin c/o Planning & Zoning 130 South Galena Street Aspen, Colorado 81611 Re: 620 West Hallam Street Aspen, Colorado Dear Roxanne, This letter -is to inform you of our response to the conditions attached to the conceptual approval for significant development of 620 West Hallam at the March 13, 1991, meeting of the Historic Preservation Committee. The following addresses conditions attached by Jake Vickery's motion: 1. Tower element to be lowered: Our understanding of this requirement is that the committee wanted the pitch of the pyramid shaped roof over the stair tower to be reduced to the same pitch as the rest of the roof elements which is 9:12. This has been done as the attached final drawings show. 2. Shingle roof: This again refers to the stair tower roof which had been presented as a metal roof. We have changed it to shingles in compliance with this requirement. 3. Restudy of siding material: The committee did not like the shingle siding on the chimneys and the stair tower. These have been changed to the typical siding to match the original cabin. We are proposing to use fancy butt shingles at the gable peaks of the west elevation and at the garage on the north elevation to match the south gable end of the original cabin as shown on the attached final drawings. 4. Bond to be posted with the Engineering Department as required in Sec. 7-602 (D) (4) for relocation of historic cabin: We have been advised by the Engineering Department and City Attorney that a specific performance bond from the Owner or General Contractor is required prior to the issuance of a demolition permit. The Owner has agreed to this and we will present the appropriate documentation prior to the Final Review meeting with H.P.C. I. 1 CHARLES CUNNIFFE &ASSOCIATES/ARCHITECTS 520 EAST HYMAN, SUITE 301, ASPEN, CO. 81612 303/925-5590 CHARLES L. CUNNIFFE, A. I.A. 5. & 6. Detailed preservation plan; existing materials to be salvaged for re-use on the existing historic cabin, in particular the newly exposed east and west elevations: As stated in our inital submission, all exterior materials will be carefully removed prior to demolition of the recent additions. Materials to be salvaged for re-use include: Wood siding, trim and fascias, porch columns, entry door and two selected windows called out on demolition plan sheet Al.1 of attached drawings. All salvaged materials will be stored i,n a clean, dry place protected from sun and weather until needed for re-installation. Location of storage site will be made known to H.P.C. monitor. 7. & 9. Detailed site and landscape plan indicating existing vegetation and south plaza treatment. Fencing shall be detailed and open in nature: We have provided a detailed site plan on sheet Al.1 of the attached drawings, indicating that the original cabin and garage elements have been moved to the east as much as possible, resulting in setbacks from the west property boundary of 9'-6" and 12'-6", respectively. We would like to point out that the proposed new location of the original cabin will be nearly twice as far from the west property boundary as the present location of the non-historic bedroom which is to be demolished. We have also enclosed a detailed landscaping plan and plant materials schedule as well as a detail of the proposed wrought iron fence. 8. Restudy chimneys and surface materials of chimneys: As stated in condition 3. above, we have changed the surface materials to wood siding and trim which matches the original cabin. The flared tops of the chimneys have been reduced as suggested and are compatible in scale with the proposed house and neighboring houses. One additional note regarding the off-street parking proposed is that in order to accommodate the shift of the garage to the east, we had to re-locate the one surface parking space to the west side of the garage off the alley. Please do not hesitate to contact me if you require any further information. Thank you for your assistance in this project. S'<ncerely, Janver C. Derrington, AIA Project Architect~ Encls. c~\wp5\clients\9027\final.app . 43 . .1 . 4 7 6.* ..6 40 4 . 6. . D 47 4 1 1 L. 4 % 6 43.48. C 0/.t 4 Â·- 12: . b.92 ~4-c, 4 .... h. * 40. I . ... , t â€¢ . 41* 1 4 ... I .. 3 I -y 40#9*f' ... . : I'' - ' 6,.'.2 2 6.2. :.-' ' 1 1 I -Il. 1 4., m I Elillp#''migfÂ¥6*1* F. 09. t, 1 0 1 Tegil 9..5 i>,e,+0 0&*4*Imk - â€¢'~'4:d*â€¢mr*~. . '- 6,44% 32#1 ILÂ£91.b ,Â®54*8"/dh-WKW-81#*2.AN&4: . 5* v.; :8*/12. . 0 /9.'.BUIA. 41#F?j**'44;ffil .Al. 1â‚¬25:'4*:43 RN =~ wl . 94*al-MinG'..Ff. i â€¢ . 8Â©3:~0,2 .. .-:2 -7, R @Uff~ 4 Z, -?;~~i*~ 3 .90 .1,491,43#31*1 \B.4 0.,e; '01.$=r~a.*Al.~rhrtil~..~.*W (4 + - AJ . W0@*97*Â¥rk $ ~ /18"9%~3 **f I,:4Â£9~1'iwimill"'llitijislill*imits:'2463,(bi, .1 11 1*0 -2.-'*d'-~2~~~ @jl*//A :> :eft?99~t; I ; 9'./8////0///F/MP , m .,mill~ A-- 01/ 1 ~ 19* ..Â«35:fil uiÂ»*1*, 6%~.~1~~'1~~~,0~.~'~~E.4,-~4~' 30 ki-* I\\11 tÂ· z Gi;~ ....... e*Jil)//aV~i~ ifty>~*:Vt'-4 *Zlbya-4,4.* g INA!11!1~ 1,0% f'..>te,!14.... , .4 â€¢Â·,WEâ€¢k.Â· I , I., r ,â€¢'14,4 C,&Zi./.iÂ·â€¢~~ \ .t I 5; g:*7" j I 4 1â€¢w.Â·.Â·I. 41. I 4 7 . 1, 4 4,4 ' / ?. I 523 41\ i 1>18 + tivt AM?.9 . h ' I 01 #l 4 0, r , 'Uf~; 4~Li' ~' t ' tm, "tivf I MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Minor Development: 325 W. Main, Legends of Aspen Restaurant, outdoor seating and fence Date: June 12, 1991 APPLICANT'S REQUEST: Minor Development approval for outdoor seating (22 seats) and required fencing at perimeter. APPLICANT: CanAm Development, represented by Craig Glendenning ZONING: CC, "H" Historic Overlay District OTHER BOARD ACTION REQUIRED: The P&Z will be reviewing this application under "Special Review" at their next meeting (June 18) . The CCLC also considered the application and required no special conditions. PROBLEM DISCUSSION: The Development Review standards are found in Section 7-601 of the Land Use Code. 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay district or is adjacent to a Historic Landmark... Response: Staff finds that the proposal generally meets this standard, with the exception of the proposed wood picket fencing style. The adjacent parcels have open iron fencing, which is more appropriate in the CC District. Wood pickets appear residential in nature, and are less compatible in this commercial setting. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Staff considers the proposed fencing to not be compatible with the character of the neighborhood, in this case, the CC District. We recommend that the HPC approve an open iron fence, perhaps incorporating a vegetation screen as well. We find that outdoor seating, using quality materials, is appropriate within Aspen's historic districts, and generally enhances Aspen's unique character. 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 cultural value of the parcel will not be diminished with the outdoor dining as proposed, with the exception of the fencing material, as stated above. 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: Even though Elli's and the addition are sided with horizontal wood clapboard, we feel that continuing the use of wood into a landscape feature is not appropriate on this parcel, and may in fact detract from the simplicity and architectural statement of the structure. We recommend the use of simple, open black iron fencing here, of a height not to exceed the general height found within this block (3'). ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Minor Development application as submitted 2. Approve the Minor Development application with the condition that the applicant substitute the wood picket fence and gate with an open black iron (wrought or cast) fence of a height not to exceed 3', and that revised drawings be submitted and approved by staff 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 grant Minor Development approval with the condition that the applicant substitute the wood picket fence and gate with an open black iron (wrought or cast) fence of a height not to exceed 3', and that revised drawings be submitted and approved by staff prior to the issuance of a building permit. A representative photograph of exact fencing material and style may substitute for revised drawings. Additional comments: memo.hpc.325em.md 2 r ArrA[12<ENP 1 LAND USE APPLI CATION FORM 1) Project Narre Legends of Aspen (Outside Food Service) 2) Proj ect Location 325 East Main Street, Aspen, Colorado (ind_icate street address, lot & block number, legal description where appropriate) 3) Present Zoning Comme rc ia 1 / Re ta il 4) Lot Size . 5) Applicant's Name, Address & Phone # Legends of Aspen, Inc., 325 Main Street, Aspen, Colorado 925-5860. 6) Representative' s Name, Address & Phone # Craig Glendenning (same as above) 7) Type of Application (please check all that apply): Conditional Use _ Conceptual SPA Conceptual Historic Dev. K Special Review - Final SPA Final Historic Dev. 8040 Greenline Correntual lUD -~ M.imr Historic Dev. Stream Margin Final PUD Historic Demolition Mountain View Plane Subdivision Historic Designation _ Condminiunization - Text/Map Amendmnt - OUS Allotment Lot Split/Lot Line - 01,8 Ebcâ‚¬mption Adjustment 8) Description of Existing Uses (number and type of edsting structures; approximate sq. ft. ; runber of bedroans; any previcus approvals granted to the e pruperty). Restaurant 9) Description of Development Applicatian Add outside food serving area to existing restaurant. C LiEU k.u-C) 1 1 Se A-~â€ž 10) Have you attached the following? Response to Attachment 2, Minimum Suhnission ayrtents Respcnse to Attachment 3, Specific Submissicn Contents Response to Attachment 4, Review Standards for Your Application '' I . 1 Â·1 1 .4 K f 4 .. , 1. , 4,1 1 1 1 1 5423//1373. 2 143Â»4 301'.94[13 731 - 37Nld 1191 11,[I 11 Na]Â»-31-3 47[N 1/141/3 1 .PMHÂ·* 9:11.1, rÂ·i'#..',i,;;'.' , 17414 FJÂ»01': :-Â· .. - ' ' 1191Â·11 914-7 Â· ,-,Â· .'2"::: .Â·l'' Â·Â·Â·'91" lilli .#!Ii' 1 2 . 00 , ,/ 1 11. A . .953 2~6 f. 1 /45 Â·1<1 4 . ,.J h, Â· - 394, 2 4 11, 4111 , 4 /43 0 .62/- .1 IiI 1 %,1 -t .. i - ' f *012'9-3.1*11/ 8 ....ct 1.111 4,111 f V:. ,&~41 Â« 48 43 4 7.-------_ I ..1 . , I . â‚¬ r En 1 341 9 1Â·41 9 - r=jr~ na m ~Pll t~f31 m PfjoÂ©* roff>3 112 . 1%4 4/9 1=g:172 m===1 I' , " ---- u_Z..122- rp===r==il fr~ re==1 - -- ---- IFFAI 1~1~11%,11,411 lili'/7/11~ 11..:.1.1,1 It :.,1 7.,1 1 ---t -vin+LIL-~ILIiIJ---------- -+3-6--66----fr- 1 0 . r ' â€¢I 1. . , t i'. .. ; .0.1 1 , 1 - -1 r-- 1 1 1 1 1 1 6- . 5. />P -/ - \ 4 - --7 r- 1 1 1 1 1 1 - -1 L. 1, 1 1.1 .1 1..1, - 1 1,1 Mler'r.+RE ," re W. --rfa,L 3.:Â·E 7 7 p flU,N' Wrfri M#fAEÂ·ftÂ· 6------ FlÂ·,4-AffÂ· f. n r' 4, 3,- I I ir 4 r"-. -. ) '.'' ' ,/' - , ' ./ I 1!ff, N.1.1'WRE,Mi' 14,5 --1 wiÂ·rH 61,49, N c-7-rs.+ ~ 2\ 2 / il 1, 6 6.M-1 41 9 1 6 0 7Â·: Z Fy-N 2% 1 r $Â·Ar!,4 E rlov'/4Â·14 -rm] rE.P. 04<r,44 4 â€¢:0,< -Â·~ hY Pc' ' Ffl hlfi N 6 8,*-M r.9 4 8-6 6 B Uki - . L Â· rt,trt f E-' M'ell T2-IQ 11 1 + 6 f %1 6 11#37\ y Of h 1-1- , --7 r-- -,1, 1 1 1 1 1 1 L - - -3 r-- 1 1 1 1 1 1 ..1 L _ -- ./ 1 1 1 /1 1 1 .1 1 0 1 1.-' 1 1 1 1?Yoff 1'51 r o bE / 56:47 WIfiÂ·! .53'K!.f,REre- - L.- 11-'2.i - 1 1 1 E-} E v. c..\ r r-ir= 1715,41' 3 *~U \4 / s 1, 1/ 1, -' 1 9. i k,1 . -P 11 1 Â»-16 Â«0 1 1 f_ -1 r 1 11 1 1 L- ,A-2 -1 -7 - - - --7 r 7.4 - 1 1 1 --2 L- 1, /1 1.1 -lf'f': Af Nx fc !9,6 FIL/M Ii,r, . , - F k-Â»Hf E- F. n r-- rE,- IM % r t 9 . # A fe 064.1-fc'FfhE,LE." FAE- --9,~ Wi f pl Â£â€¢,#447 -**~~ / 9 7 1.54 1. 6 2-2-7 iN .0 MIFfE-Ft Z.-A'BA I b C y.: FE-RLE ' f E...Ct-1 b.h! F fE-2 52<1'RE./.'4 Fix--1 ~ 5.j' PO I E OPH. 1. FF-!Rfl #3 '91 r . E>:,Â«1 PLE le-g S E IlkA - '--- .Fl-ENCE-Â® pfÂ·E-P- 2-s t~ b) MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Minor Development: 330 E. Main, Hotel Jerome, Totem Pole in plaza Date: June 12, 1991 APPLICANT'S REQUEST: Minor Development approval for a 20' carved wooden totem pole on a 3' base with 10' wing span at top, to be installed in the courtyard area of the Hotel Jerome. APPLICANT: Marketing Corp. of America (Hotel Jerome), represented by artist John Doyle ZONING: CC, "H" Historic Overlay District OTHER BOARD ACTION REQUIRED: The Hotel Jerome's development, including all landscaping and courtyard features, was scrutinized and approved under a PUD agreement a few years ago, which did not include the proposed structure (totem pole). All changes to a PUD are required to be approved by either the Planning Director (as "Insubstantial") or through the P&Z, depending upon the scope of change and other criteria. Planning staff has not determined the PUD amendment process for this proposal at this time. PROBLEM DISCUSSION: The Development Review standards are found in Section 7-601 of the Land Use Code. Staff reminds the HPC to review this proposal only within the context of the development review standards, and make your findings accordingly. 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 proposed totem pole is considered, by zoning regulations, to be a "structure", thereby requiring a building permit. We also understand it is not temporary (as in a seasonal art display), and is designed to be a permanent addition to the Jerome's courtyard. In addition, due to its large size (23' high with a 10' wing span at the top), and no cultural association with Aspen's heritage or the hotel, we find its review by the HPC to be appropriate. Usually "art" has not been reviewed by the HPC, however, this particular application within the Commercial Core Historic District warrants HPC' s consideration, due to the reasons previously stated. The Planning Office has no doubt that the structure itself will be of high quality design. The artist explains that the totem's animals are "Aspen specif ic". We feel that installed within an historically-related setting, this structure could enhance the landscape. However, when considering Aspen's native american history (nomadic Mountain Utes) and cultural Victorian heritage, staff has a difficult time finding that this proposal meets Development Review Standard A, B and C. On the other hand, our community's character is uniquely eclectic. Our post-war history is ethnically and architecturally diverse, a result of "borrowed culture". Perhaps the introduction of a north- west Indian art form within the courtyard of the Jerome carries the feeling of cultural diversity forward by making a strong statement. The HPC should carefully consider these issues, and weigh historic compatibility against the introduction of a new element deeply rooted in northwest native American culture - particularly if it is to be located within the heavily used courtyard setting of the National Register Hotel Jerome. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: This proposal is entirely unique, and could therefore be found to be inconsistent with the character of the neighborhood. However, a variety of art forms (metal sculptures, life-size bronzes, etc.) are found throughout the district, many of which do not speak to Aspen's history. 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: This "cultural value" review standard is perhaps the most important to consider, when determining the appropriateness of this structure within the Jerome's courtyard. We feel that the totem pole does not necessary detract from the Jerome's cultural value, however, we do not find that its value is enhanced by the proposed structure. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: The installation is proposed to be well to north of the sidewalk edge, (approximately 120 feet), (refer to the attached diagram), and therefore it will be less visible and its direct association with the Jerome's facade lessened. The 3' base will be constructed of concrete, surrounded by a "brick colored lichen 2 rock". Staff is unclear about the design details of the base, and recommends that the HPC require clarification of both material and design at this meeting. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Minor Development application as submitted 2. Approve the Minor Development application with specific conditions to be met by the applicant prior to the issuance of a building permit. The applicant shall clarify materials and design of the base at this meeting and on the plans. Approval could be time-limited (3, 6, 12 months), with a sunset provision included, requiring public "survey" information when reviewing a request to extend. The location could be altered, in order to insure that the architectural and traditional lawn setting integrity remain the focal point of the parcel. 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 carefully consider the applicable character, architectural, cultural and historic association issues discussed by staff in this memo, and take action accordingly. Staff defers to the HPC for approval or denial. Additional comments: memo.hpc.320em.md 3 9,$41 L D i Jul 1 v 2 1 SUPPLEMENT TO ATTACHMENT 4 Development Application for Exemption from HI>C- ir*vi369---- -- ~ (Please attach supplemental information, i.e. sketches, samples, catalogue details or any information which may be of assistance in approving the development activity. Please provide a detailed description of the proposed activity.) 5-Â·Applicant's name: 2, 04-L Al C . '7>r,-9 1.-a ,-Address and day phone: .F>L, >4 1 / 2 /3 01 .67Â¥74 9 2 45 - 2-1 2- L.'- i 4- '4-1-2 ., .~ Z.-~ '. - 4-1 ofel D e r Ch--41- ..Â·Property owner: ALF- ),Ld' 1-.--,---cL- , -C.,7-h ~ - Is applicant authorized tojrepresent owner in this application?_92 -5 .- -- Address of property: F=74 -4 - iÂ·A.A i ~1 - A Â«.2274 - Name of property, if applicable: 1-1 <-7724- YE~42 ' C> }44 t=- Is this an Individually Designated Landmark? u-6' Located within the Commercial Core Historic OKerlay District? 4-6,/1 Located within the Main Street Historic Overlay District? 14.0 ' Does the proposed development ,meet , the standards specified in Paragraph #2 in Attachment #4? 43... W /& 0 Explain in detail the proposed development: A =-1 7200 C H i hyl 75-732 L.>C -I--c~ik E- ' 2-9 -7-20/3 L .f--24 2.-L 7-0,~67*- 7>C--2 1.-L i ..n-1 0-1 ICQ 7-stir- (63/ 6167 S-PAN- .' l.-0 *L- -2 = 6>2 -aZI-:6 0/4 A r .;=t--2 :3 i , +-4 2.- L- 2~21574 I C<D t-1 Â£-6.-+-2 L.~-*i Â£- 4-- aa -6 - :1;3 0 0 .,4-bah R = i c- *A d.c-z--22-,EL SID 4- ice-9 2 A 2 EX Jeck . . 1. .3-k-1 i -5 FOL-- EE Uu..1 U--2~ '222 E--,ECTE,33 i 61 -$'*- ao- .:2 Ty,â‚¬2.3 7-H ZE yEE-4452. 011- 1 71 cs 5 Â·eiz- r. 0 '-4 E F-Ag. 2,4 e A-juAL i<L -ST-,2.aE-I- bi'-l - --2,7/J 'H E PC) C> a_ A ne.4- A r.ip 7- AE CO,-O 217 9 4*423 L 135[f - /â‚¬77*,20->4. i 2-Â£, N r52Irt Dp- ialvA 2 .Â«1 97, Abfc> MRE:>im--5-0- f 74 E-â‚¬n cpi- ./ rt E .p-r D ~722 Z- (- 2>2 5.- .C>: A<hAA:Â« Thank you. Planning staff will notify you if further information, 70, is requestes. C.>74 'F...E>4'c n v r. - n *- --' 4 n .LE AOTE L - 362 0. i a. 12 -7 9 1 \\ i 1 1 1 1 POOL \ 1 4 IDE-0 k / 13 11 ; - 6-ep G in-1- VA fET) 6872 c>-7Li E 3 1 /0 1 JIG , 11 4 1 1 j 1 - 7/-,2-~1 dsl I.Zh - 1 43 l -6 141(I--,CJ/<C. MA ) Al 53-222-7- )--)IVY 1 /5 g -* *.--- I p r gEl-, Â· N=34-~ -41) ~~ ~~~~~~~~ ---~' >_th FeU--r-- ---- - -- C V 3 0.2-=217 - / IF) M . j 0 0 - )>th - 2â‚¬IFEUr /2 4 9 - 1% i4; f - I. /7- V 1:3> - - 12 4 ' 0, FÂ«i- 0 B - 15- FEED,~ 04# 99.- ath.1/'<CRA t., /1 - /9 N - 1 / 411 Â«1 - 7 /1- -/12*4Â£) Â».1 *Fle \*\~ 13 - Â·i-1 9..44 -I ~+1@4--- y--419 P'_45% C (0>n h -10 F . 1 8 h 9 C)*WL _,A 1 22/ a 840 & 53' 6 4- 9 rfil- 44- d 71 7 M - 42) Faq 9 <r N\N - F \90*71 9 - (499 ' U - \ 2..../41Â£ 1 0 ... 7./.ll.%/t-â‚¬,IP - 12eg li144 4 1_3<r.,=.... 1,42 kÂ· E- eL F; 1,4- 1.- -9 4 N - MEMORANDUM ..... TO: Mayor and Council Transportation Symposium Participants 4/3' #.1 / i FROM: Carol O' Dowd, City Manager~:criI~~3~~~>555*//- RE: Summary of May 29th Transportation Symposium DATE: May 31, 1991 SUMMARY The Transportation Symposium was attended by approximately 30 citizens. The group reviewed and revised short-term suggestions for improving the City's transportation system in three categories: 1) Visitor Welcoming, 2) People Routing, and 3) Making Automobile Alternatives Friendly. The following is a list of suggested actions and people or entities responsible for initiating the implementation of these suggestions. Brochure/Map of Aspen. A group of citizens will put together a brochure/map of Aspen that will highlight bus routes, bike routes, trails, parking garage, visitor information centers and other public facility information. An enlarged map in a frame will be posted at mall entrances, the bus station, parking plaza and visitor information centers. The map is being donated by RFTA. The information to be included in map will be developed by Marsha Goshhorn. The locations for framed displays is being coordinated by George Newman. The cost of the publication for brochures is being financed by the Ski Corp and the City. Welcoming Kiosks. We are looking for 2 portable structures to function as kiosks, which can be located at the east and west entrances of town. These kiosks will be staffed so that visitors can ask questions and receive information about Aspen. Businesses and organizations will be asked to donate "1-Derson day" to staff the kiosks. At the kiosk, the brochure map will be available along with other visitor information. Site location for kiosks is being put together by Molly Campbell and Pam Cunningham. Additionally, all volunteers will given a T-shirt which has an Aspen logo on it. Jim Brock will coordinate the acquisition of the T-shirts. Auto Free Street Segments. In the areas of the Wheeler and Independence Square Hotel, expand the auto free areas to allow for a friendly pedestrian environment. These idea would not change the appearance of the street, but only prohibit normal traffic. Auto free street segments are being planned by Marc Friedberg. City Bike Fleet. City wide bike fleet and bike racks are being - h coordinated by Nick DeWolf. Bike Racks/Lockers. Bite racks and lockers for bikes not part of the city fleet is being coordinated by Mary Faulkner and the CCLC. Sidewalks for Maior Pedestrian Corridors. The "North-South Route" (Smuggler to the downtown) should be paid for by the City instead of the property owners because this is a critical piece of the sidewalk network which should be installed as soon as possible. Hal Clark will initiate work on this item. Crosswalks. Paint a crosswalk across Main Street at Third to make pedestrian crossings as safe as possible. Tom Baker will contact the Colorado Department of Highways. Additionally, add cross walks throughout the downtown. Jack Reid will coordinate this effort. Right Turn on Red. Eliminate the "right turn on red" movement at Mill and Main in order to give pedestrians a running chance. Tom Baker will contact the CDOH. Parking Validation. Allow businesses to validate parking tickets which give garage parkers a discount on the parking fee. Bill Efting will coordinate this effort. Downtown Shuttle. Attempt to implement a downtown shuttle this summer, if this is not possible then plan the routing for a shuttle next summer. Gary Gleason will coordinate this effort. Convert Angle to Parallel. Convert angle parking to parallel parking on Durant Street between the gondola and Rubey Park. This Will reduce congestion in that area which has high pedestrian and transit traffic, especially during the ski season. Dwight Shellman will coordinate this effort. New Develonment Provide Bike/Pedestrian Facilities. Require new development to provide bike and pedestrian facilities, i.e., racks, lockers, (showers?). This can be done through an amendment of the existing Land Use Code. Roxanne Eflin will coordinate this effort. 2 The Historic Rehab Tax Credit: A Proven Recession Fighter PRESERVATI Spring 1991 The Historic Rehabilitation Tax Credit (HRTC), established in 1981, has demonstrated its value over the last ten years in stimulating private reinvestment where it iS most needed--in qualified historic -- -0-*or Un Al,-6- --9< hinâ€ž"h/Â»" flu YA, rr-"-~, 7.Ol,Â·.ALL. iii W-/ C.L.-= ti-v..,~i.vul .... -wLâ€¢â€¢ALâ€¢/. The Historic Rehabilitation Tax Credit has proven successful: Preserving buildings that help to tell the history of our communities and our country. Since 1981, over 18,000 qualified historic properties have been rehabilltated using the HETC; all ars listed on the National Register and meet federal standards for historic preservation. Information collected in 1990 indicated that 78% of the projects would not have been undertaken without the HRTC. Providing affordable, quality housing in America's older neighborhoods. In FY89 and FY90 together, 51% of HRTC projects were residential and an additional 21% were mixed-use, providing 6,056 housing units; 66% of these units were for low- or moderate-income residents. Over the histon' of historic preservation tax incentives (since 1976) 115,000 housing units have been rehabilitated, 57.000 of wÂ·hich were newly created. Infusing local economies with private investment. Between 1981 and 1990, HRTC projects attracted $12.9 billion in private investment. Collateral effects include job creation, neighborhood revitalization, increased tourism, and permanent local revenues in the form of increased property and sales taxes. Stimulating employment in depressed areas where economic development is needed most. Rehabilitation construction is labor-intensive, requiring repair of existing materials on-site rather than dependence on new materials and components produced off-site. Rehabilitated buildings house new businesses, bringing jobs into the revitalized area. Between 1982 and 1985 in the Commonwealth of Pennsylvania 871 HRTC projects were approved, creating 45,025 local jobs. Based on information from the National Park Service report, Tax Incentives for Rchabilitating Historic Buildings: Fiscal Yer 1990 Analysis, published FebruarÂ·v, 1991, by the Technical Preservarion Services Preservation Assistance Divlsion, and on the special T epor.' of tke National Trust for Histort: Preservation, " Rehab Takes a Fall", published in Historic Preservation magazine. 1990 Impacts of the Chililging Tax Laws oIl Ilistorie Rehabilitation 1981 1986 1991 Economic Recovery Tax Act Tax Reform Act Suggested Revisions I listoric Rehabilitation Tax 25% 2()% No change Cred it (1 1 14'IC) Passive Activity Rules: All credit available iii year of Annual credit limited to tax on merease limit to tax on $65,000 Limiton Credit project completion $25,000 (approx. $7,000 credit) (approx. $20,000 credit) Attracted investors to qualified historic I)ecreased financial relurn discm,rages Will allow imlividitals increased :111,11,71 relial, projects, providing an mle(lil:lic investors. Large projects arc less credit m encourage greater investment source of capital for reinvestment in fe,sible because costs of atimcling in q,ialified historic relial), ilicicasing commercial historic properties. multiple investors cut into return. ihe pool of private capital available for reinvestmenL 43%'of privatc capital for projects came Size of projects has decreased: $1 mil- from upper-income investors. 38% of lion-plus projects now comprise only projects Imd private investment ofover 19% of tolal; under-$100,000 projects $1 million and 56% were financed have increased from 19% 10 31 % of through a limited or gencial total. Corporate ownership is partnership, up and partnership projects arc clown. Passive Activity Itules: No limit on investor income Investors with income greater No limit on investor income Limit on Investor Income than $250,000 not eligible Provided a valuable incentive for Drastically clits tile number of inveslors Ily removing the income rap investors investors to parlicipitte iii historic Iliat can use tax cralit, rest,|ting in sharp and private c,irital will return t<) |1iGIc,tic preservation development. drop in projects. preservation developmem, Critically important at a time when the SAL and In F785, 3,117 projects were completed, By FY90, tlic number of projects had 11:wiking crises have tightened translating to private reitivestillent of dropped to 814 imtionally, totaling tmditional sources of finance. $2.4 billion in qualificd historic (wily $750 million invested-- a '75% Structures around tile Colintry. decre:use in activily in 5 years. Ammal Depreciation Deduction 19-year 27.5- or 31.5-year No change Marginal Tax Rate 5()% 28% or 33% No change Capital Gains at Sale 2()91.1 28% or 33% No change 0 j'hile tlic Tax Reform Act altered many tax considerations for al'forms of real esm k investmenc, it is principolly liuÂ· PaAsive Acticity Nules tliat have dampened Iment in historic pres ervation drvelopment k