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Home My WebLink Aboutagenda.hpc.19910227HISTORIC PRESERVATION-*. FEBRUARY 27. 1991 AGENDA / SITE VISIT - 4:00 - 234 W. Francis General Work Session: 4:30 - 5:00 (2nd floor, City Hall) 5:00 Adjourn meeting (So Soon! ) --- Roll Call Approval of Jan. 23 minutes Ccmmittee member and staff comments Public Comment Old Business 5:10 Conceptual Development - continued public hearing 62.0 W._'HallaE.j -70 ,\~04'\lt'.*f fril jily:,60.- / 3 5:45 Revised Conceptual Development - Sportstalkergi #,pr?J--02-4,~-_ New Business 6:00 Minor Development - 303 1/2 E. Main-a-pe'b,-~u-/ 6:15 Minor Development - 422 E. Cooper (Special Occasions)~t~/Â£~-C 6:30 - Landmark Designation, Conceptual.Development (Public Hearing) - 214- W. Bleeker CA' 7:30 Work Session: Meadows Conceptual Development, Academic and Music portions 8:00 Pre-application: 234 W. Francis-. tue, A~33yb 8:15 Communications --- HPC training field study to Telluride - Project monitoring - 8:30 Adjourn (Again?) <41 111 4, 76 , MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Landmark Designation, Conceptual Development, on-site relocation, partial demolition and parking variations: 620 W. Hallam (Continued Public Hearing) Date: February 27, 1991 APPLICANT'S REQUEST: Landmark designation, Conceptual development, on-site relocation, partial demolition approval and a variation for three parking spaces for 620 W. Hallam. The proposal includes the addition of a rear 2-story addition to the on-story cottage. Additionally, a $2,000 designation grant is being requested from Council. A deed-restricted accessory dwelling unit is included within the new addition, as required by the provisions in Ordinance #1, Series of 1990. 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 ofÂ·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. SITE, AREA AND BULK CHARACTERISTICS: Lot Size: 5,250 sq. ft. Allowable FAR: 3,030 sq. ft. Proposed Total FAR: 3,029 sq. ft. Max. allowable height 25' Max. site coverage 45% = 2,362.5 sq. ft. Proposed site coverage 2,346 sq. ft. EXISTING CONDITIONS: The subject cottage is one story, built c. 1890. The detached garage at the rear of the parcel was built in 1962, and contains no historic integrity. The cottage contains a number of additions, which (except for their small scale) do not necessarily contribute to the architectural integrity of the structure. PROJECT SUMMARY and REVIEW PROCESS: Please refer to your February 13 memo for staff's specific comments under each of the Development Review Standards. STAFF'S COMMENTS: The applicant has submitted revised elevations after restudying those areas of concern to the HPC. Staff finds that improvements have been made, however, the new addition is J'* , I 6 - still attached directly to the cottage with no apparent break in the form of a transition. The proposal appears incompatible due to the massing and height of the new addition in relation to the small-scale cottage. We are recommending, again, further study and tabling. The revised proposal continues to not meet Development Review Standards #1 and #4. All development review standards must be met in order for approval to be granted by the HPC. Additionally, the HPC generally felt that a reduction in two parking spaces (as opposed to three as requested by the applicant) was appropriate, however, no formal action can be taken on this variation until such time as Landmark Designation is completed through Council ordinance and the HPC reviews the Final Development. 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. 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 mitiqated. The Planning Office feels that the only architectural integrity the additions have to the structure is in terms of compatible scale. The removal of these makes way for the large new addition proposed, which we find does impact upon the small scale character of the historic miner's cottage. The extent of the partial demolition proposed should be carefully considered in 2 . f.enIS of the c~,erall diarater to this parcal. The Relocation Standards are located in Section 7-602(D) of the Land Use Regulations. All of these standards must be met before the HPC can grant approval for the relocation. Staff finds the following standards have not been met: Standard 2. The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation. Response: The HPC will have to determine if this standard has been met with review of the proposed site plan in comparison to the site plan of the block. If the on-site Â· relocation results in an inconsistent or incompatible front or side-yard setback, then we find this standard has not been met. Standard 4. A relocation plan shall be submitted, including posting a bond with the Engineering Department, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. Response: This standard has not been met, which shall either be a requirement for Final, or (preferably) a revised Conceptual application. Standard 5. The receiving site is compatible in nature to the structure or structures proposed to be moved, the character of the neighborhood is consistent with the architectural integrity of the structure, and the relocation of the historic structure would not diminish the integrity or character of the neighborhood of the receiving site. An acceptance letter from the property owner of the receiving site shall be submitted. Response: This is an on-site relocation, therefore, the concern regards the new position on the parcel, as discussed in staff's response to Standard #2. ALTERNATIVES: The HPC may consider the following alternatives: 1) Approve the Conceptual Development application as revised. 2) Approve the Conceptual Development application with conditions to be met in Final Development application, 3 such as: a) Compliance with Partial Demolition Standards found in Sec. 7-602(C). b) Compliance with Relocation Standards found in Sec. 7-602(D), (#4 in particular). c) Detailed preservation plan for cottage materials and architectural features, including all porch details d) Detailed site and landscape plan, indicating existing vegetation and including a study of enhanced vegetation buffer between historic cottage and new construction. Fencing shall be detailed, and shall be open in nature. e) Massing model f) Material representation 3) Table action to a date certain, to allow the applicant time to restudy specific areas such as transition between the historic cottage and the new addition, fenestration, massing, and height. Revised drawings shall be submitted to the Planning Office no less than two full weeks prior to the tabled public hearing date. 4) Deny Conceptual Development approval, finding that the Standards have not been met. RECOMMENDATION: The Planning Office recommends that the HPC table action again (to a date certain to eliminate the need for re-noticing) as stated in Alternative #3 above. Additional comments: memo.hpc.620wh.cd.2 4 HPC PROJECT REVIEW CHECKLIST Does the Project meet the Standards for Development? Does the Project meet the Development Guidelines? Does the Project support the Community's Preservation Goals? SITEPLANNING ROOF Siting of the Building: Shape (gable, lean-to, etc.) Setback Pitch Facade width Overhang Spacing between buildings Dormers Skylight Chimneys Delineation of street space: Creation of continuous street WINDOWS edge Separation of public, semi-public, Type (double-hung, easement, etc.) and private areas Shape and proportion Fences Rhythm and balance Blinds/shutters Garage placement DOORWAYS Landscape plantings Placement and orientation Type (paneled, etc.) Site improvements: EXTERIOR ARCHITECTURAL Walkways ELEMENTS Driveways Retaining walls Door platforms and steps Porches BULK, PROPORTION and Exterior stairs and decks SCALE (building size) Rootwalks and platforms MATERIALS Height Facade proportions Wall surfaces Scale Foundation Roof MASSING (building shape) TRIM and MISCELLANEOUS Mass of main portion: DETAILS Form Roof shape Trim Orientation Gutters and leaders Louvres, vents, etc. Additions: House lights Placement Public utilities Form [1113 Bulk SPECIFIC DESIGN SUGGESTIONS: :103ZONd CHARLES CUNNIFFE &ASSOCIATES/ARCHITECTS , 520 EAST HYMAN SUITE 301, ASPEN CO 81611 303/925-5590 CHARLES L. CUNNIFFE, AI.A. February 15, 1991 Roxanne Eflin Planning Office City of Aspen 130 S. Galena Aspen, Colorado 81611 Re: H.P.C. Conceptual Submission 620 West Hallam Street Aspen, colorado Dear Roxanne, In response to the directive of the H.P.C. from the public hearing last Tuesday, we are herewith submitting a revised design for review at the continued hearing on February 27, 1991. The new design creates more of a definition of the original cabin and the new construction proposed. A stairway element has been used as the link between the two. Also, we have articulated the massing and scaled down the south facade of the new part of the house, by carrying the porch on around, to make it more compatible with the cabin. We believe these changes should satisfy.the concerns of the H.P.C. However, in order to achieve these changes in massing, etc., we had to push the new portion of the house to the north, which puts the end of the garage on the rear property line. Also the rear of the house at the second floor above the garage is now 17'-0" from the rear property line. Current Aspen Land Use Code requirements for the R-6 zone call for a rear yard set back of 5'-0" for the garage and 20'-0" for the house. Therefore, we are hereby requesting a rear yard set back variance for the house and garage, which is permitted by the Land Use Code for historic landmarks, upon approval by H.P.C. We will be glad to provide any further documentation you may require. Thank you for your cooperation in this matter. Siosefely, r 1 /1 1 j- L- Janver C. Derring#on, AIA Project Archite~E enclosures -- . 1 1 1 1 1 1 1 1 11 1 + ' '' abt 1 1"--=t~ e : /00,0/7,/S/PA 11.*g-~ IlÂ» Ac.c=49 9rw P We.41 1 4.4- Unit 'f Uhj*~_Alt/'d>-31 1 37-6 6*44, ' 1 0% 11 \ trju k.-UL I , L 41 16 1 1 \ A e M w KÂ©GA~/ M e.418 U . , T , 1 1 1 1 1, 1 11 1 1 1 4- - ----4 i -- basement P/an 0 6 Â·to 90 50 2 IMMAN REâ‚¬>IPENCE CHARLES CUNNIFFE & ASSOCIATES/ARCHRECTS <~ ~/1 6~ ' 0 9.0 W. RAL-l-A KA *7. 1 Ae p E hI, COLORAD O PO BOX 3534, ASPEN. COLORADO 81612 TELEPHONE 303/925Â·5590 1 Ft,/ t~) , 7.6 ' L I 1 1 1.-- -- ~ 1 -Car Perkin~ 1- Car 65&~3 2.- 6-Â· . i f ... -. 1 -1 ; I râ‚¬ P .,4 10'pAP' 1 /- 7 i 9.4,0 11 K/706 2,7 E - Ria, ref ~' 14 .5- L_zÂ« j 1--'In Doo>- . JAnrk 7 -â€ž 1 + *AbininA D \ 96 LyL.r 1 RilÂ·04 HI '1 1 --- . \ IMP 11 lb:b t:::N ,v - 6-61~ Â£1512&91~#u .2Â·[i.~:1. ..:.:. ..k .1 - 1 5 2 4 + IJ 1 . 412â‚¬44 tt' 3 M i l I]It BAR -t ..-1 . , L I 7-arr-,7 ce:l~ ," & 1 451/il C.= 2 ..4-21'_ - .... _ i *44 6 . 1- Â· .4 ... .9 2 rl-/...eÂ».02 X/*79 . t. 12 7-rece e / 41 / 11 / .. 6. 1 / Â£&20~c.11.4 - < 6/1 ' . i I ... I t . ; 1 r ~ 7,,w< 1.i ~T7~- -/~:g-~Â£41;,~,114~,p* Â·Ap,ce -D<)LC~ . ir.1 di - Â£.% 0 - .... p . Main Floor plen ?ret Ar +1 all Grn 4,+ re e-+ ' 2 ZAA/lAAN 'RESIPENCE CHARLES CUNNIFFE & ASSOCIATES/ARCHITECTS 12//6/'1~~ 1 e Zo w. NAL-l-A /~A *T. 0 **PE-4, COLORADO P.O BOX 3534. ASPEN. COLORADO 81612 TELEPHONE 303/925-5590 -1' - - .1 J -- .- 1 Al-1 C .- 1 DeOk 1 1. ko OIl 3 ~ _] I w.4 0. Â¤ Â«4 1,; 12' 0% P ~2*h LUZZ7 1 1 r.-1- Â· He 11 pick open +0 -L Uvitjgm, \ -Djp ~~r.10'374 . 1 r 0 0 0: 74 -- 3 a f- Upper Floor Plan-u 50 2 IMMAN RESIDENCE 0(ARLES CUNNIFFE & ASSOCIATES/ARCHIECTS ~ 1//5/91 ~ 0 2-0 W. MALL-A M *T. 1 Aeâ€¢PE-N, C,O l-OR&*DO PO BOX 3534. ASPEN, COLOe,DO 81612 TELEPHONE 303/925-5590 inal NOUGe 1-7 lo" - - -ED _ 1-===A ~1_In--2- Â»--Â«3*12=-ze~ 243- - A-ja_ -2~1*4*d H]hanti 7 --39 -3 - 2\==- -2- N - I _ ----- 1121==--_22-1 -27143-9..- -'.... - ' - 4 -9 44.JE- -=-= 39Â»77 -=127â‚¬2-/ ------ -----=1---12,25*... 1%1811Â»1 6 -214Â·j 7 3-4 1-t*i fkfiÂ«-I 6 3 alp 01*1 . 1 r I tt Jil li Ii'Al i ii'.4 i l _ 1 .lh i - .-. ,1-iftllit--~- -13 m-121 iii 111141-1 T \, Or(,inal 40*60 ,-- N 44 L, n 6- '' 1 "- E aet El aky 6+ ion 6 South Elevation O 10 10 30 21'AMAN REDIPENCE, CHARLIES CUNNIFFE& ASSOCIATES/ARCHIECTS 2/js,/c~ e 2-0 W. HALL-A A +TÂ· A*PE-hi, COLORADO PO 00* 3534. ASPEN COOMDO 06,2 JUEPHONE 301/925-5590 41 .If.' .li Cr----7 - .--- - ./ --:Ill/=a ./. 617***i- =7%7 11 NEF MI E-= - L'- "+I /4.<Zall = t-11 -- --- ---7-2 =i- _Â«414 -1 r-'FR - ___ ~~~~PAW-jewiwit]3911. - _ _ _ --_ --- -- IE*Eft~EEECEI~E-ME,1 LInkl-- or{qinal .Reu,e- . _Norl-hÂ· E 1 4.vation - -9 1_~*/ee-t--El,vat-ton . t~==Ii)0='Ir2j0""'~0 ZIMMAN REDIPENCE CHARLES CLAVWFFEAAISOCM,EVAI'vid"IC|; ~/'5/47~ e 10 W. Hp.Lt--A ~A +T. AFPCH, COL-ORAPO PO. BOX 3534. ASPEN COLORDO *42 TELEÂ»*DNE 30*,92"590 L -r----~ MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Revised Conceptual Development 204 S. Galena, The Sportstalker ---- Date: February 27, 1991 APPLICANT'S REQUEST: Revised Conceptual Development approval for 204 S. Galena RECENT PREVIOUS HPC ACTION: At the last HPC meeting, held on February 13, this item was scheduled for worksession review, near the end of the meeting. Due to time overruns, this item was essentially tabled to a special worksession called for Wednesday, February 20, 3:30, City Hall, with the goal of working out the issues between the architect and the HPC, blocking a full revised conceptual development approval. The Feb. 20th worksession was attended by Georgeann Waggaman, Leslie Holst, Roger Moyer, Bill Poss and staff. The applicant, Jerald Barnett and his son-in-law (Sportstalker manager) attended along with Sven Alstrom, representing Welton Anderson, architect. The session continued for an hour and half, with general discussion involving the evolution of the project, from a 3-story wood structure with contemporary glass treatments at the third floor, that retained the existing first floor storefront and rigid awnings, all of which were considered incompatible. Restudy direction given to the applicant during the numerous meetings to follow was slow in producing what the HPC felt was an acceptable and compatible design for this parcel. However, it appears now that the HPC is ready to grant approval for the revised conceptual development plans as submitted in your last (Feb. 13) packet for worksession review. The following issues received basic consensus at the February 20 worksession, and are being presented at this meeting for a formal vote by the entire Board: The massing and height appear to meet the Development Review standards for compatibility within the district. The revised first floor (north, south and west elevations) appears as one strong element, with proportionately correct storefront elements, meeting the Development Review Standards. The first floor shall not be wood, but of quality steel in a largely transparent, contemporary design, but strongly compatible with Victorian storefront proportions found in the district. The paired storefront level pilasters (referred to previously as columns) shall be steel and relate to the ornamental fascia, which shall contain more detail, and incorporated within the property boundaries (not encroaching onto public right-of-way). The kickplate design of the storefront level shall be restudied, with detailed design submitted for Final review. The south west and north east corner panels of the first floor shall be restudied with detailed drawings submitted for Final review. Exact materials and detailing shall be submitted for these panel areas. Exact materials called out for wall directly behind pilasters. Material for second and third floor shall be horizontal wood siding, however, shall not replicate Victorian clapboard. Exact detail of siding shall be indicated on Final plans, and on model. Siding on recessed planes to be similar to all wood siding. Tic center entry feature off Galena shall be square in character. The large arch is found to be out-of-scale and is considered incompatible. The same proportions of kickplate, storefront window and transoms shall carry through the entry area, providing continuity to the entire first floor. Final submittal shall include detailed, individual drawings of all areas referred to in this memo, as well as cornice, third floor windows, east elevation, rooftop treatment, balconies, etc. The architect shall provide the HPC clear and complete elevations with all features, materials called out on the plans Signage shall also be indicated. Exact material representation shall be made at final, including but not limited to: Siding, roofing, windows, doors, lighting, railings, rooftop skylights, etc. Photographs of window materials and lighting may be submitted in place of actual window sample. 2 Precise model, correctly illustrating Final plans, of no less than 1/8" scale. Central entry opening, rooftop features, east elevation, parking area and landscape treatments shall be included within this model. Final Development application shall include all requirements as stated in Section 7-601 (F) (4) , including a statement of the effect of the details of the proposed development on the original design and character of the neighborhood, and a statement of how the Final Development plan conforms to the representations made during the conceptual review and responds to any conditions placed thereon. Revised Conceptual Development approval does not assume an awning approval, nor Final approval. STAFF RESPONSE: Staff supports the consensus of the HPC members from the Feb. 20 worksession, and is recommending the HPC grant revised conceptual development approval with all the conditions noted above. We find that through the restudy and worksession, that all previous conditions have been incorporated within the above conditions for conceptual approval. The primary issues of simplicity, compatibility and quality have been addressed by the applicant through the combined efforts of working with the board. ALTERNATIVES: 1) Table action again. Specific direction is recommended for areas of restudy. 2) Grant Revised Conceptual approval with additional, revised or deleted conditions as noted above. RECOMMENDATION: The Planning Office recommends that the HPC grant revised conceptual development approval for the project at 204 S. Galena, subject to all of the conditions as stated on pages 1-3 of this memo. Additional conditions/comments: memo.hpc.204sg.RCD.2.27 3 HPC PROJECT REVIEW CHECKLIST Does the Project meet the Standards for Development? Does the Project meet the Development Guidelines? Does the Project support the Community's Preservation Goals? SITEPLANNING ROOF Siting of the Building: Shape Cgable, lean-to, etc.) Setback Pitch Facade width Overhang Spacing between buildings Dormers Skylight Chimneys Delineation of street space: Creation of continuous street WINDOWS edge Separp'ion of public, semi-public, Type (double-hung, easement, etc.) and private areas Shape and proponion Fences Rhythm and balance Blinds/shutters Garage placement DOORWAYS Landscape plantings Placement and orientation Type (paneled, etc.) Site improvements: EXTERIOR ARCHITECTURAL ELEMENTS Driveways Retaining walls Door platforms and steps Porches BULK, PROPORTION and Exterior stairs and decks SCALE (building size) Rootwalks and platforms MATERIALS Height Facade proportions Wall surfaces Scale Foundation Roof MASSING (building shape) TRIM and MISCELLANEOUS Mass of main portion: DETAILS Form Roof shape Trim Orientation Gutters and leaders Louvres, vents, etc. Additions: House lights Placement Public utilities Form Bulk SPECIFIC DESIGN SUGGESTIONS: : 133(0Nd : 31Va f . 0 / 4 C eeÂ¥0.Â©h I 0 1 M M /--- --~- - i - -6/9411~- ./.A./~,I'* , / ~4 0/ 20 3 1 7-9-C -- --2 r 'LJ f "~ 1- =LF-4,+--r---,-a 5.5.--. 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'l f....AL) \\ /0,â€¢ r ...*I 11\ .*771 6â€ž. 67 I 6/â€¢4/ 1 - [**Â¥v T SILL Â»ea s.â€ž60 5...1804 ) JOâ€¢1Â· 04 / - \. hil\,1 Em + 8 11 \Al i Al ~ ~1 i P "16 0*2 tAST Â· CLE*ATION Â£ 0 ..lilie ..- 1 41. 11-0. .tS Mn*8 Â·heel o 03 -Po~ I Uot,ap. ,l 9- ID: -# 04.- I 5 \ 21 -8" 1 - : 0 " , 40 L 4 ' , 8 1 j 1 ' 1, 11 \ PAI BED COLUIV[IN/PILASTER 5POB-E SEAL KER EU XLDI ke 1 /5 1/ 1 1 -- 11â‚¬1 11 y -1 ' N11/4 i 1 11 % -=Sm] 364 LA -4 - I . . , f CoL,* V â€¢ , 8 i 11 V 33" F .'07 f , 1 ' 4.*â‚¬ *HOR I ZONTAL DAND AMVEE STOFLEFRONT/COLUMNS SK- 1 *PORTSTALKER Â©UI LDI NIa 1/31/1 1 'lliffil ' \Illit jtl- i 11* -15 - 10.9/ Jigliklld Its STL, COL, .l .. 1 .11 1 -1 - -1 - $ 1 1 \\CC~ ~1 \Â»-f,4 19--9 COLUMNS â‚¬ CORNER 1 11 1 . 1 , - SPORTS TALKER -6UILDING 5<-4 1 titljOL+~L'l |1 1 i , Â·,SOLID -FRAk'60191 1 i :1 r..Pt'-i.1 ; 1 i., , 1% A MVE 1, ; :4.3-!..1 1 1 P , 1 11 - 2 1 STOREPRO!47 F%1INDOWS 1 1 4 1 j:Â·; i SERTS-TALKER i : 1 4--1-:: i JA N El, Ill I I , Â· i i /-1 i- 25-1 i !. /..1 1 -* SYN -TÂ»ETI 6 STUCCO FINISH ON ReD INSUL, - i I, 1 1 i '_ ' ~1~~~ ... ...... -_ '11' 1, 1 1% 1 : 1 i , 7 <~ LOLUMIN 55YON D 1 . - 1 ' 3 1-' f ~ 4 ~1/4 OOD "77*~#NSON/1" 1 D.VIR NINDOW :1 1 , . D , - WOOD =TRI Â»1 t- 1 -4.-k *..-- -- - INSUL, EL. 1 , i : . Â· ~- Â· SIC-- 5 i l\/ i l ji.t~ j i i i l j.h\f . i . MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Minor Development: 303 1/2 E. Main St. Date: February 27, 1991 APPLICANT'S REQUEST: Minor development approval for the exterior changes associated with the rehabilitation Of the historic outbuilding at 303 1/2 E. Main (corner of Monarch and Main). The applicant wishes to lease the converted office space to architect Scott Lindenau. LOCATION: 303 1/2 E. Main St., described as Lot A and the East 1/2 of Lot B, Block 80, City and Townsite of Aspen APPLICANT: Niklaus G. Kuhn and Gertrud E. Kuhn, represented by architect Scott Lindenau. ZONING: CC (Commercial Core). This parcel is not landmark designated, however is listed on the National Register of Historic Places. (Note: Staff has encouraged the applicant to submit an application for designation, which they are not interested in doing at this time.) EXISTING CONDITIONS: The outbuilding encroaches into the public right-of-way (alley), however, no footprint enlargement is proposed thereby creating an increase in the non-conformity. Pursuant to Section 8-104(A), the Planning Director shall exempt (from GMQS) the remodeling, restoration, or reconstruction of an existing building provided the existing floor area is not expanded or increased. The structure has been previously used in a retail capacity (leather shop), prior to its current use as storage, therefore the Planning Director has approved the adaptive use activity, finding an increase of net leasable floor area is not occurring with this proposal. An increase of net leasable would normally constitute impact mitigation. PROJECT SUMMARY and REVIEW PROCESS: The applicable Guidelines are found in Section VI. Residential Buildings - Renovation and Restoration (E. Alleys and Parking) on page 51. The Development Review Standards are found in Section 7-601(D). 1. Standard: The proposed development is compatible in character with (designated historic structures*) located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay district or is adjacent to a Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. (*historic resource) Response: The Planning Office is pleased to see a proposal that protects, preserves and adaptively uses a historic outbuilding, especially within the context of providing office space for a local employee of the community. We find that the alterations are minor in nature, and generally meet the guidelines. The Guidelines state: "The traditional residential pattern placed barns, carriage houses, summer kitchens, sheds and other support structures at the rear of the lot at the alley. Driveways from the street to the alley through the lot were infrequent. Buildings on alleys have an importance of their own, and give the alleys a special character. 1. Locate support facilities at rear Of lot. Garages, sheds and other support buildings should be preserved to the extent possible at the rear of the lot, and on the alley. Out outbuildings surviving from the mining era contribute to the character of Aspen's neighborhoods and should be preserved whenever possible. 2. Preserve existing scale in new construction at the alley and wherever possible historic outbuildings as well. 3. Off-street parking should be at the rear of the lot. Parallel on-street parking should be maintained; but there should not be parking off the street in front of the building. Asphalt shingles are proposed (a revision to the originally submitted plan). Two new flat roof skylights are proposed on the north; the HPC may find that by relocating these to the south that both the visual character of the outbuilding in relation to the principal structure is enhanced, and the streetscape is protected. A south (alley side) location skylight may provide more natural light into the interior space. Staff recommends that the actual skylight design be as flush to the roof surface as possible, and is recommending that the applicant further study a wider selection of sources for the appropriate skylight design. Doors: The existing door is being preserved and maintained. 2 - C Windows: The only change to the existing windows is in the form of an add-on mullion to the outside. Staff is recommending a true divided window replacement instead of the application of fake decoration. The idea of dividing the appearance of the fixed pane is good, however, we question whether the applicant's intention of using an applique treatment meets the Guidelines and the intention of the HPC. Materials: All materials Will remain the same and be preserved, with the exception of the newly proposed asphalt shingles. We find these materials to be acceptable. New paint is proposed. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find that this standard has been met. 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. (*historic resource) Response: The Planning Office finds that the proposal enhances the cultural value of the historic resource, the parcel and adjacent parcels, as well as the historic district. We hope to illustrate this project as an excellent example of outbuilding adaptive use and rehab. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a (designated historic structure*) or part thereof. (*historic resource) Response: Staff feels this standard has been met with the exception of the skylight design and placement and imitation window mullions, as addressed above. Our final concern focuses on the treatment of the vent proposal. Currently, only a single pipe projects from the roof. The proposal indicates boxing this in with wood siding. We believe a more compatible and less attention-getting alternative may be to simply replace the flue pipe with a new one, and allow it to be visible as a functional element of the outbuilding. ALTERNATIVES: The HPC may consider the following alternatives: 1) Approve the Minor Development application as proposed. 2) Approve the Minor Development application with 3 conditions to be approved by the Project Monitor and staff as follows: a) Redesign of the two skylights to appear more flush with the roof surface, and relocate to the south elevation b) Eliminate wood siding box around vent pipe c) Eliminate imitation mullions. Consider replacing the fixed panes with true double hung window replacements 3) Table action, to allow the applicant to restudy specific issues of the proposal. 4) Deny Conceptual Development approval, finding that the Standards have not been met. RECOMMENDATION: The Planning Office recommends that the HPC grant Minor Development approval with the two conditions to be approved by the Project Monitor and staff prior to the issuance of a building permit as follows: a) Redesign of the two skylights to appear more flush with the roof surface, and relocate to the south elevation b) Eliminate wood siding box around vent pipe c) Eliminate imitation mullions. Consider replacing the fixed panes with true double hung window replacements The Planning Department would further like to recommend that the applicant submit an application for Landmark Designation (and apply for a $2,000 designation grant) for the parcel. memo.hpc.303.ms REVIEW COMMENTS: 4 C HPC PROJECT REVIEW CHECKLIST Does the Project meet the Standards for Development? Does the Project meet the Development Guidelines? Does the Project support the Community's Preservation Goals? SITEPLANNING ROOF Siting of the Building: Shape (gable, lean-to, etc.) Setback Pitch Facade width Overhang Spacing between buildings Dormers Skylight Chimneys Delineation of street space: Creation of continuous street WINDOWS edge Separation of public, semi-public, Type (double-hung, easement, etc.) and private areas Shape and proportion Fences Rhythm and balance Blinds/shutters Garage placement DOORWAYS Landscapeplantings Placement and orientation Type (paneled, etc ) Site improvements: EXTERIOR ARCHITECTURAL Walkways ELEMENTS Driveways Retaining walls Door platforms and steps Porches BULK, PROPORTION and Exterior stairs and decks SCALE (building size) Roofwalks and platforms MATERIALS Height Facade proportions Wall surfaces Scale Foundation Roof MASSING(buildingshape) TRIM and MISCELLANEOUS Mass of main portion: DETAILS Form Roof shape Trim Orientation Gutters and leaders Louvres, vents, etc. Additions: House lights Placement Public utilities Form Bulk SPECIFIC DESIGN SUGGESTIONS: :103fOLId : 31.Va IAND USE APPLICATIC*i R]EN , 4, 0 1, r 1) Project Race 5 0*AA A->fI 4Â·troveÂ£ d 2) Project Ifxmtion 11(1171/4 f. MAid 9T Abfed 1 COU; 61-pik elull J L Â£ 7 4 AND i /.7.- Lb -r El â‚¬, C CL -E- fC (irxlicate street address, lot &'block Iâ€¢Trrter, legal description Wiere e~pprrpriate) 3) Present Zoning 60 4 4) Int Size 44 0 2 7 99,4-0 5) Applicant's Name, Address & Fhane # N i 0164 /44 6. 16-U k M 8Â« 00 'u A5 FE~ , 60. Fi L IZ 125 -#i 42 t. / 6) Representative's Name, Address & Phone # 66 (TT l,|A/PEN'All ' *T VPFO (37 177-D 0 fot- 44\ 9 4 528,4, tâ‚¬OMPO e Iblz 1 2 - 5 6 07- 7) Type of Application (please check all that apply): Ckrditicral Use Conceptial SPA axnephial Historic Dev. Special. Review Final SPA Final Historic Dev. 8040 Greenline Corx,eptial POD ~ Minor Historic Dev. 1 Stream Margin Final PUD Historic Demolition 3tuntain View Plane Subdivision Historic Designation ation - g~Â¢4/Map Amer*hant GUS Allotment Iat Split/Lot Line OCE EbaÂ©ticin Adjustment 8) Description of Existing Uses (number and type of existing structures; apprcocimate sq. ft.; number of bedrocms; any previous appruals grantM to the property). EX\4-,19 *4,6,e- AFf'Frx . NEO 562 FT-. Fog*ail, T' rev'TED 73 915- 7 . A / A ' Or Of 1- Lur' Â£7/Trlre e,Herf il- Ce,Â·TA-!149 1. PET>ete,v14, 9/9 6&44 A Vt-*Id- %*4-â‚¬ I **Axt*& M- Cll- 5Â·â‚¬2. FT. Cuvvivd 941*it 144 51-1-1 VAL"+ 41-,r *LVVI ki ,$ A- 1â‚¬â€¢-011*' 540( <54 04Â© 2 V .0~ MI'U (111-1171. 9) Description of Developmdnt Applicaticn 1 W\414 13 P eVELA 1-48 VÂ«*T 513%&6% 51*7 11971 * r OF"tâ‚¬ 10 MNSâ‚¬- Aeâ‚¬4â‚¬c f 4,* Ar< 45(417â‚¬-ET-vpâ‚¬-- 721nqE / 9TUDI O (07, 10) Have you attached the follawing? v Respcnse to Attachment 2, Minim= Sulnission Contents 4 Response to Attachment 3, Specific Submissian Contents / Respcnse to Attachmerrt 4, Review Standards for Your Application lillill Scott Lindinau 00* 217 Alpin Cclof'do Â§1G12 SCS-,20Â·3607 January 29, 1991 I, as representative of Niklaus G. Kuhn, owner of the parcel located at 303 E. Main St., Aspen, Colorado, propose to upgrade the existing storage shed located directly behind the main house on the alley into my arch- itectural office entitled 'Studio B'. The shed measures 16 feet by 12 feet vielding 192 square feet of space. After interior alterations are made, the square footage will be near 184, with 24 of that being storage. The shed was formerly a leather studio during the years 1979-1983. The interior will be brought up to the building codes, with no changes in square footage or building footprint. Current windows that are boarded up will have glazing reinstated, otherwise the existing exterior shall remain as is with no alterations to the existing charachter. I shall be working by myself. Cordially, 4 /1 1 ~ 544-- V1 k~7,t /1- Scott Lindenau-Studio B Box 367 Aspen, Co. 81612 920-3607 Scott Lindâ€¢nâ€¢ 6 G Â© 8 21 7 A.Per Color,do Â§1612 303Â·020- 3607 January 29, 1991 The proposed development of the 'Studio B shed' located at 303 E. Main St., Aspen, Colorado, will enhance the neighborhood character and commercial core first by being upgraded and put in use, second, it aids the outbuilding/alley program, and third, the exterior proposals are minor, see attached photographs and drawings. The changes proposed consist of the addition of two 24" North facing skylights, the addition of window mullions to match the existing main house, the addition of a WindoW in the entry elevation which will match the existing windows and is in a former door location. The existing wood vent previously used for outhouse needs will be sided with the same siding to match and capped to prevent moisture infiltration. All siding,mullions and trim will be painted to match the current color scheme. Cordially, 4*1-A U.- Â· FEB I ~9 - Se â€¢11 Linde nou 0., 3,7 A.P.n Coleric, 11012 February 19, 1991 202 . 0,0. D.07 I shall be.adding new roofing shingles to the building under the advice from several contractors to avoid any water damage. The roof strucure itself will not change except the framing will become more ft sturdy with roof framing members at 18 on center and not the present 36" on center. Cordially, f 4- / 1 /L .Â»ree'. 7 9.ft:'.1.49 4 ..All...,$44.11â‚¬4 - . 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Ill 1 1 Â£1414 ' -'tufl ,4 1,*3 -'k /1 ---I- -i.-- li~# --- -I- - 4 6.4 10111,0 04 .1 ..1 9,114,1 '14/Al 1 i 40019 '114/H A 11"78 th:04 91 '5~L ~ - - --- 11 k 'f --- 1 -- -- - - .01,11 34 0'.,1 3lt #-- -- IM 0,0,41%0.- ---- ------ 74-- -- MNIâ€¢IM 4WJfi; * 3 1 1 I r h i= 1 - -- 1. I -6 1 t. ~11~*- -- __Â© --G-Â»7-- 41Jlde'Â¥*A t 0 0 4/Hwld 141 *10 *1 140 11#AO 7/dva e *1 0,83 49)14 - \4 1 MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Minor Development: 414 E. Cooper, Special Occasions Date: February 27, 1991 414\ APPLICANT'S REQUEST: Minor development approval for the entry door relocation (from recessed to flush with facade) and addition of sidelights. LOCATION: 418 E. Cooper St., Unit 1, BLock 89, Red Onion Condominiums, Aspen, Colorado APPLICANT: Lita Heller, rep[resented by Gibson & Reno, Architects ZONING: CC (Commercial Core). (Not a historic building.) EXISTING CONDITIONS: Currently, the entry door to the first floor retail space is recessed. The applicant wishes to simply pull this door out to the mall-edge and align it with the facade, creating a flush position to the storefront. The doorway was originally flush with the facade. The existing jamb will be maintained and remain the same color. Awnings currently exist at this storefront level, and are proposed to remain the same. PROJECT SUMMARY and REVIEW PROCESS: The Development Review Standards are found in Section 7-601(D). 1. Standard: The proposed development is compatible in character with (designated historic structures*) located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay district or is adjacent to a Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. (*historic resource) Response: We find that this proposal meets this standard. The existing door is proposed to be retained and reused. The only change proposed for the windows is the addition of the sidelight, which staff finds is generally compatible with the district and this building. Materials remain the same, and are wood. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find that this standard has been met. 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. (*historic resource) Response: We find that this standard has been met. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a (designated historic structure*) or part thereof. (*historic resource) Response: We find that this standard has been met ALTERNATIVES: The HPC may consider the following alternatives: 1) Approve the Minor Development application as proposed. 2) Approve the Minor Development application with specific conditions to be approved by the Project Monitor and staff. 3) Table action, to allow the applicant to restudy specific issues of the proposal. 4) Deny Conceptual Development approval, finding that the Standards have not been met. RECOMMENDATION: The Planning Office recommends that the HPC grant Minor Development approval for the project at 418 E. Cooper as proposed. Additional comments: memo.hpc.418.ec 2 HPC PROJECT REVIEW CHECKLIST Does the Project meet the Standards for Development? Does the Project meet the Development Guidelines? Does the Project support the Community's Preservation Goals? SITEPLANNING ROOF Siting of the Building: Shape (gable, lean-to, etc.) Setback Pitch Facade width Overhang Spacing between buildings Dormers Skylight Chimneys Delineation of street space: Creation of continuous street WINDOWS edge Separation of public, semi-public, Type (double-hung, easement, etc.) and private areas Shape and proportion Fences Rhythm and batance Blinds/shutters Garage placement DOORWAYS Landscape plantings Placement and orientation Type (paneled, etc.) Site improvements: EXTERIOR ARCHITECTURAL Walkways ELEMENTS Driveways Retainingwalls Door platforms and steps Porches BULK, PROPORTION and Exterior stairs and decks SCALE (building size) Roofwalks and platforms MATERIALS Height Facade proportions Wall surfaces Scale Foundation Roof MASSING (buildingshape) TRIM and MISCELLANEOUS Mass of main portion: DETAILS Form Roofshape Trim Orientation Gutters and leaders Louvres, vents, etc. Additions: House lights Placement Public utilities Form Bulk SPECIFIC DESIGN SUGGESTIONS: : 133Â£01Id ;31VG IAND USE APPLICATION FOâ„¢ 1) project Nam ~ 9>ZEÂ£461- 04:â€¢C-Ailablf 21,Mot)GL 2) pruject Incmtion 416 â‚¬,AST CÂ©Orâ‚¬ E- Ava . I ASm# 1 CO, 6 \G,li SU:'CAL- 69 (.411-r 1 26= Omou CowboMIRUM,5 (indicate street address, lot & block ~mber, legal description where apprrpriate) 3) Present Zoning ac 4) Lot Size NA 5) Applicant's Name, Address & Phone # M 15, Li-rk HeLLÂ£*a- 42Z EASr Cooper AVE , AppeR , Co 125. :755 Co) 6) huresentative's NanE, Aairess & miaie # 4% 164061 ~ 26MO ' ARÂ·C+4rrECX~ 416 eAST eofâ‚¬42- Ave, Aspet,Co. 925 - 59 65 (03 7) Type of Applicatian (please check all that apply): Conditicgul Use Conceptual SPA Ocnieptlial Historic Dev. Special Review Final SPA Final Historic Eâ‚¬v. 8040 Greenline - Conceptual FUD ,~ Minor Historic Dev. Stream Margin Final POD Historic Demlition M:xmtain View Plane Subdivision _ Historic Designation Ocr*kniniumizaticn - Tect/Map Anierxicient _ CM@S AllatnErt Lot Split/Lat Line - (2433 EbEptian Adjustment 8) Descriptian of Existing Uses (number and type of existing Structures; approximate sq. ft.; nmber of bedroams; any previcus approvals granted to the property). COMMÂ©12<A AL USE , 1 eX 1'61-iNG; STFUc;ruke MASokt WY Â¢ Wooo aÂ»Isre.uc:not, 16 69 sr &16-r 9) Description of Development Applicatian 12.Gl.04.ArrE> t).rry.>Â¢ bcog- AlÂ·LD 9106UG#tr FRAM 8,157144 RE;CE,95â€¢ED 9051-rIC>61-ro A Pl-US;4 pes\-noW 141-rl -rwe Â·,rt#M=Rowr. 10) Have you attached the following? X Respanse to Attad-ment 2, Miniann Sulnission Contents X Response to Attad-Iment 3, Specific Suknigsion Contents JC Response to Attadmerrt 4, Review Starxiards for Ya.Ir Application SPECIAL OCCASIONS DESCRIPTION OF THE PROPOSED DEVELOPMENT . The proposed development is to relocate the entry door and side light from the existing recessed position to a flush position with the storefront. The existing jamb area at the storefront will be maintained and will remain the same existing green color. The door is to be reused if at all possible, or a similar door will replace it. The existing oak trim is to be reused for the area around the head, jamb and sill of the side light and door. A new side light will be constructed SO the existing opening remains untouched. All the existing side lights and framework will be removed from the recessed location. Please note that the original facade of the building had the entry flush with the storefront. Enclosed is a copy of a picture in HPC files showing this situation. L -REVIEW STANDARDS- a.. 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. The existing facade of Special Occasions is presently compatible in character with development on adjacent sites. The facade will not be altered significantly by bringing the entry out to the face of the storefront and will restore the building's face back to its original design. The flush entry will then become similar to the Red Onion Building entry. b. The proposed development reflects and is consistent with the character of the neighborhood Of the parcel proposed for development. Presently, the recessed entry is not very apparent. The recessed feeling comes from the two buildings adjacent to it. The Red Onion building has its green canvas canopy extending into the mall on the west side. The Sabbatini store has the black wooden structural canopy on the east side. With these two canopies, the whole single story facade seems to be recessed from the mall. By moving the entry flush to the face of the storefront, the mall's character will not be altered. C. The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or adjacent parcels. Because the alteration of the entry is extremely minor, there will be no effect on the cultural value of the area. d. The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. . Even though a recessed entry is suggested as a part of the historic facade of a storefront, "to create shelter from inclement weather and provide clearance for the door swing", these two items are already satisfied. The use of its existing canopy above the entry sheds the weather. The pedestrian traffic flow is significantly set away from the storefront because of the adjacent buildings' canopies so the door swing will not interfere with it. 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I, "*4 J :'8 z . ,*1411 4 42. 411&)~I. ~/17,#~3,7~:Â« 26< ~i~t N. A 4 " Â· '3* 7 *' 02,0 Â· 4 4 + 4 I'l//7 . *. *44*9 :,46,8 " 11.2,?!f .2,41 2....,- i. . 4 ./. 1 Â·Â· 1 . .. 49, r . - I - . . . ... 1, trvAannannaninAA/vV , A n n n A * V V V U~ U' V 1 - -- SPEC IAL OCCASI ONS -- d#NMAT) Awn\NE: 1 I - A / A AIA 6 J-AA-_Ar-0,1 B- USâ€¢ ExtnNE: ENI-19 Ax* ANV N W&W 1 W SUL- . 9 IDE 1-ITE ' 012 --- - -- 4-PKI ATup BRIGA-Tye -- 11 --- - J BEXISTâ€¢ 0/INAPWAND WHOL.Grtrr IRPN G.1211.1.8. SOUTH ELEVATION :J V EX19.r ING â‚¬>f-ACE 7 41 4 11 K#Move WALL +WINCEWS j T r, HELO<zy.TE IEX 19T. C22=24 4,â€¢'NO REL'Se #>Clgr, ' c,A,c'19#,1 . PLAN AT ENTRY MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Landmark Designation, Conceptual Development, on-site relocation of outbuilding, partial demolition, parking and setback variations: 214 W. Bleeker St. (Public Hearing) Date: February 27, 1991 APPLICANT'S REQUEST: Landmark designation, Conceptual development, on-site relocation of the outbuilding, partial demolition approval and variations for parking and rear yard setback. The proposal includes the a rear two-story addition with attached 2-car garage. Additionally, a $2,000 designation grant is being requested from Council. A deed-restricted accessory dwelling unit is included within the new addition, as required by the provisions in Ordinance #1, Series of 1990. Ordinance 1 allows a maximum 250 sq. ft. bonus for above grade deed-restricted accessory dwelling units; the applicants are proposing to use 81.5 ft of this bonus FAR. LOCATION: 214 W. Bleeker St., described as follows: The East 10 feet of Lot N, Lot O and the West 20 feet of Lot P, Block 50, City and Townsite of Aspen, Colorado APPLICANT: Lynda Macearthy, represented by Charles Cunniffe and Associates ZONING: R-6. SITE, AREA AND BULK CHARACTERISTICS: Lot Size: 6,000 sq. ft. Allowable FAR: 3,240 sq. ft. Existing FAR: 1,875 sq. ft. Proposed Total FAR: 3,321.5 sq. ft. ADU bonus: 81.5 sq. ft. Max. allowable height: 25' (median point) Proposed max. height: 21' (median point 28' at ridge Max. site coverage 2,400 sq. ft. Proposed site coverage 2,031.75 sq. ft. Existing parking spaces: 2 Proposed required parking spaces: 4 Proposed parking reduction: 1 space EXISTING CONDITIONS: The subject cottage is small scale two , story (1/2 story) cottage, built c. 1890. It exhibits typical Victorian-era architectural features, including a typical one story addition to the rear (proposed to be removed). A detached outbuilding encroaches into the alley. It is proposed to be relocated within the boundaries of the parcel, and renovated. Currently two parking spaces exist on the parcel. PROJECT SUMMARY and REVIEW PROCESS: The applicable Guidelines are found in Section VI. Residential Buildings - Renovation and Restoration, beginning on page 47. The Development Review Standards are found in Section 7-601(D); Partial Demolition Standards are found in Section 7-602(C) Of the Land Use regulations. Landmark Designation Standards are found in Section 7-702. Landmark Designation Standards for Designation: Any structure or site that meets one (1) or more of the (following) standards may be designated as H, Historic Overlay District and/or Landmark. Response: We find that this parcel meets the following standards, and are recommending the HPC recommend Landmark Designation: Standard E. (Neighborhood Character): This cottage and parcel is a significant component of an historically significant neighborhood (West End) Standard F. (Community Character): The cottage and parcel are critical to preserve due to the contribution made to the character of the Aspen community in terms of size, location and architectural similarity to others of like importance. Development Review Standards 1. Standard: The proposed development is compatible in character with (designated historic structures*) located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay district or is adjacent to a Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. (*historic resource) Response: Our overall concerns focus on 1) the preservation of the historic cottage, and 2) the massing and transition impacts of the proposed addition. 2 As we continue to see in new additions to small scale cottages, the transitions between the old and new are as challenging as massing, height and scale design issues. This proposal has not addressed the need to provide a distinct and compatible break between the original cottage and the new addition. The historic roof form becomes undiscernible, which does not meet this standard of the principals of preserving original form that is so important to maintain. A restudy appears to be in order. Height and basic scale issues appear to be compatible, however, the fenestration of the addition (arched windows) compete with the historic resource. We are recommending restudy here as well. Variations: Four parking spaces would be required with this : proposal, two of which are being met by the attached 2-car garage, and one is uncovered surface parking, accessed from the alley. The applicant is seeking a reduction through variation of one space, which we find acceptable. The HPC has the ability to grant a parking variation, provided that the site has been studied carefully and all spaces that can be provided are. In addition, a rear year setback variation of 7' is being requested. The HPC should consider whether a finding can be made to support the required language of "more compatible in character". Although the actual variation approvals could not take place until Landmark Designation was complete, and at Final review of the HPC, the applicant should be given some assurance either way at this conceptual stage. Streetscape and Landscape Material: Landscaping has not been addressed in the Conceptual application. A landscape plan will be required at Final. Fences: Staff recommends new fencing consistent with page 49 in the Guidelines. Open space requirements are specific in requiring fencing to be "open". Alleys and Parking: Staff has addressed parking needs under "Variations". We support the on-site relocation of the outbuilding, which will be used for storage at the north east corner of the parcel. Rooflines: The proposal generally meets the standards for roof pitch. A number of new dormers are proposed, which we recommend the HPC consider for compatibility purposes. Doors: We recommend all original doors (if any) remain on the historic cottage, and be repaired as necessary. We are unable to determine the style of doors proposed on the new construction. Staff recommends the applicant describe all doors and windows in the Final application, or a revised conceptual application. 3 Windows: As with doors, we recommend all original windows remain on the historic cottage, with storm windows installed on the interior as necessary. The fenestration pattern proposed for the new addition appears generally vertical in nature. The addition of the large arched windows above the second floor windows competes with the historic resource, in our opinion. We recommend these be restudied. Additionally, the small square windows in the shed dormers appear as fixed glass. Perhaps a simple division would be more compatible here - the HPC should consider this issue. An additional double hung window is proposed for the project facade bay, which we strongly recommend be denied. Great care should be taken in facade restoration, especially in light of all the changes proposed to this house. Materials: The proposal calls for compatible materials: horizontal wood overlap siding and wood shingles, which we find appropriate. Material representation shall be made at Final. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The Planning Office feels that the proposal is generally consistent with the character of the neighborhood, however, the streetscape should be studied to determine compatibility with the immediate neighborhood. Although the West End contains many cottages with rear additions, we are recommending that the applicant provide a simple streetscape study to determine massing, height and bulk compatibility. 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. (*historic resource) Response: We find that while the renovated cottage certainly adds to our community's cultural heritage, the problems associated with the addition (transition, massing, competitive detailing) may detract from this cultural value. The HPC should consider this standard carefully in this proposal. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a (designated historic structure*) or part thereof. (*historic resource) Response: We have addressed the issues of impact to the cottage- due to incompatible massing and transition of the addition, which detracts from the architectural integrity of the historic 4 resource, in our opinion. Two important architectural features of the cottage (projecting front bay and front porch) are necessary to preserve in their original form. We are recommending restudy in these areas. Partial Demolition Standards 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: The entire rear portion of the structure is proposed to be demolished. The application does not address the character/age issues of this portion of the existing structure, nor has a response to the standards been included. 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 mitiqated. Relocation Standards The only element being relocated is the detached outbuilding- storage shed located at the alley. As this is not a principal structure, staff finds that the proposal generally meets the intent of the relocation provisions in the land use regulations. Our goal is to protect, preserve and use these character- enhancing structures, which the applicant wishes to do. We are recommending a detailed report on how the relocation is to occur, and what preservation methods will be incorporated. ALTERNATIVES: The HPC may consider the following alternatives: 5 1) Recommend Landmark Designation, finding that both ' Standards E and F have been met. 2) Approve the Conceptual Development application as proposed. 2) Approve the Conceptual Development application with conditions to be met in Final Development application, such as: ah Compliance with Partial Demolition Standards found in Sec. 7-602(C). b) Restudy of massing and transition between the historic and new portions and fenestration, including the dormer windows c) Detailed preservation plan for cottage materials and architectural features, including all porch details d) 2 Detailed site and landscape plan. Fencing shall be detailed, and shall be open in ' nature. e) Massing model f) 2 Material representation g) Simple streetscape elevation to determine massing/bulk compatibility with the immediate neighborhood h)j Details of outbuilding relocation and preservation methods to be used 3) Table action to a date certain, to allow the applicant time to restudy the fenestration and massing/transition of new construction in relation to the historic resource. Revised drawings shall be submitted to the Planning Office no less than two full weeks prior to the tabled public hearing date. 4) Deny Conceptual Development approval, finding that the Standards have not been met. RECOMMENDATION: The Planning Office recommends that the HPC recommend Landmark Designation for the property at 620 W. Hallam St., finding that Designation Standards E and F have been met. The Planning Office recommends that the HPC table action (to a date certain to eliminate the need for re-noticing) to allow the 6 2 applicant time to restudy the fenestration and massing/transition of the new construction in relation to the historic resource. Revised drawings shall be submitted to the Planning Office no less than two full weeks prior to the tabled public hearing date. Additional comments: memo.hpc.214wb 7 HPC PROJECT REVIEW CHECKLIST Does the Project meet the Standards for Development? Does the Project meet the Development Guidelines? Does the Project support the Community's Preservation Goals? SITE PLANNING ROOF Siting of the Building: Shape (gable, lean-to, etc.) Setback Â· Pitch Facade width Overhang Spacing between buildings Dormers Skylight Chimneys Delineation of street space: Creation of continuous street WINDOWS edge Separation of public, semi-public, Type (double-hung, casement, etc.) and private areas Shape and proportion Fences Rhythm and balance Blinds/shutters Garage placement DOORWAYS Landscape plantings Placement and orientation Type (paneled, etc.) Site improvements: EXTERIOR ARCHITECTURAL Walkways ELEMENTS Driveways Retaining walls Door platforms and steps Porches BULK, PROPORTION and Exterior stairs and decks SCALE (building size) Roofwalks and platforms MATERIALS Height Facade proportions Wall surfaces Scale Foundation Roof MASSING (building shape) TRIM and MISCELLANEOUS Mass of main portion: DETAILS Form Roof shape Trim Orientation Gutters and leaders Louvres, vents, etc. Additions: House lights Placement Public utilities Form Bulk SPECIFIC DESIGN SUGGESTIONS: C ; 1,03fOEd :31 1) Project Maire MacCarthy Residence 2) project location 214 W. Bleeker - East 10' of Lot N & Lot 0, West 20' of Lot P, Block 50. (iMicate street aldress, lot & block Iumber, legal description tiere appropriate) Present Zoning R-6 4) Iot Size 6,000 5) 491.icant's Nane, Miress & Biane # Lynda MacCarthy, 214 W. Bleeker, Aspen, Colorado 81611, 925-8292 - 6) mpresentative's Nan,2, Miress & Ricne f Kevin Mac[eod .- Charles Cunniffe & Associates/Architects, 520 E. Hyman, Aspen, CO., 925-5590 7) Type of Application (please check all that apply): a,nditional Ilse - Ocnceptual SPA -I......I Ocnceptual Histaric Dev. X Special Review Final SPA - Final Historic Dev. 8040 Greenline Conceptual RID - Minor Historic Dev. Stre= Margin Final POD - Historic Demolition M]untain Via; Plane __ Subdivision .Ii- Histaric Designation Corxkninilmlizaticn 96*t/Map Anendment - (203 Allotment Ict SplivIct Line - (POS E]oemption Mjustment 8) Descriptian of Ebcisting Uses (number and type of existing- structures ; aiproodmate sq. ft.; ninter of bedroccs; any previa= aWrovals granted to the property). 1 Residence, 1 Storage Shed, Approximately 1776 sq.ft. of existing F.A.R., 3 existing bedrooms 9 ) Description of Develoinert Applicaticn Addition and remodel of existing residence to a build out of approximately 3,000 sq.ft. F.A. R. to include 4 bedrooms, accessory dwelling unit, and a 2 car garage 10) Have yai attached the following? Re~onse to Attachmezit 2, Minimmt SuEmission COnterzts ~asponse to Attarbment 3, Specific Submic=irq Ckntents . msponse to Attactmerft 4, Review Starrlards for Your Application llllll tr-VULL-CJ 6W1.1.1, i 6 6.' ....,--- - --1. I.- -- .. ----- 520 EASTHYMAN. SUITE 301, ASPEN, CO. 81612 303/925-5590 CHARLES L CUNNIFFE, AIA I. GENERAL APPLICATION REOUIREMENTS A. Letter of consent by applicant is attached as Exhibit 'A'o B. The street address and legal description of the proposed project is: 214 West Bleeker Street East 10' of Lot N, Lot O, West 20' of Lot P Aspen Township C. Disclosure of ownership is attached as Exhibit 'B'. D. A vicinity map for the area surrounding the site is attached as Exhibit 'C'. E. Compliance with relevent review standards. 1. Design compatability with existing structure. The proposed development will have little effect on the orginal historic structure. Small shed dormers have been added to the existing structure to increase the useable are in the attic space. Some windows have been increased in size to provide legal egress and increase views, but will maintain their vertical form. The additions are placed behind the existing structure and to the west, minimizing the visual impact on the existing structure from the street. The new elements are set back on the site, allowing their mass to not overpower the original structure. Designed to appear as a progression of additions, the proposed development is in keeping with many of its' West End neighbors that grew as the families that owned them grew. The garage and accessory dwelling unit have been massed at the rear of the property, and separated from the main residence to emulate the carriage houses of the past. A small out-building is planned to be relocated on the property's north west corner, further enhancing this property's character. 2. Consistancy with neighborhood character. The proposed development is not meant to detract from, but rather to enhance the orginal turn-of- the-century residence. Like many of its west end neighbors these additions allow this structure to maintain its usefulness well into the 21st century. This will also be consistent with the character of the surrounding homes in the neighborhood, many of which have grown from their original form. CHARLES CUNNIFFE &ASSOLLAi t)/Al(L.Flucili 520 EASTHYMAN, SUITE 301, ASPEN, CO. 81612 303/925-5590 CHARLES L CUNNIFFE. AIA , 3. Enhancement of the Cultural Value of the Structure. The limited changes to the Bleeker Street facade, are in keeping with the original structure's character. In addition, the large east yard and relocating the historic out-building allows this property to maintain its' original victorian f lavor. This Will enhance the cultural value of the structure. 4. Enhancement of the Architectural Integrity of the Structure. The proposed modifications are massed to the North - and West, allowing the historic structure to stand alone, and not to be overwhelmed by the addition, therefore enhancing the architectural integrity of the structure. II EXISTING CONDITIONS PLANS A building permit survey prepared by Aspen Survey Engineers, along with plans and elevations from field measurements illustrating existing conditions is attached in Exhibit 'D". III STATEMENT OF EFFECT OF PROPOSED DESIGN ON HISTORIC STRUCTURE AND NEIGHBORHOOD CHARACTER The restoration and addition we propose for the residence at 214 West Bleeker Street, Aspen, Colorado is planned to enhance its character as well as the neighborhood. The minimal changes to the existing structure will help to enhance its' livability, while maintaining its' historic charm. The form of the additions is to emulate the expansions that might have occurred as a family grew over years. IThe expansion will also be well screened from the street by the historic structure and large trees along the west property line. This location to the west and north, is also meant to maintain a large yard along the east of the residence. A relocated historic out-building will be located to the rear of the Yard, further enhancing this property's historic flavor. It is the intent of the applicant to maintain the structures historic character, while adapting it to a more up to date lifestyle. The resulting modifications will not only improve this residence, but will help to enhance the character of the i entire neighborhood. The proposed development is illustrated in Â·Exhibit 'E', attached. CHARLES CUNNIFFE &ASSOCIATES/ARCHITECTS 520 EAST HYMAN, SUITE 30].ASPEN CO 81611 303/925-5590 CHARLES L CUNNIFFE AIA IV APPLICATION FOR HISTORIC DESIGNATION The applicant wishes to have the residence and site be given historic designation and is applying for the historic designation grant provided for by City Ordinance. A letter of intent by the applicant is attached Exhibit 'F'. The residence and site, along with the proposed development preserves the character of the west end because Of its' relationship in terms of size, location and architectural similarity to other structures of historical importance in town. We believe this proposal qualifies by virtue of its' significance as a component of an historic neighborhood. V APPLICATION FOR PARKING VARIATION The proposed development indicates provisions for 2 off street parking spaces in a garage off the alley, and 1 space in the front yard for a total of 3. Current Zoning requirement of 1 space per bedroom would total 4 on site parking spaces. A variance for one parking space is requested. We believe the 3 parking spaces to be adequate for this development. We would also like to point out that the subject site is located within a 1 block walking distance from established city and regional bus routes. VI APPLICATION FOR SETBACK VARIATION The current zoning requires a 15'-0" rear yard setback, but allows for a 5'-0" setback for the garage only. In order to provide some relief between the original historic structure and the addition, it was necessary to encroach on the 15'-0" requirement with the garage and accessory dwelling units mass. This reduces the rear yard set back to 8'-0". We believe this variance is necessary in order to maintain a compatible character with the original historic structure and the neighborhood. 0 -Lf D 1 4.6.-tyÂ® e - 7 f k C.Of < ~4'3 0 10 83 2--1 1.. 00 c:\wp5\clients\9032\his.let / EXHIBIT 'D-8 ' January 31, 1991 MACCARTHY RESIDENCE EXISTING CONDITIONS Lot Area 6,000 sq.ft. F.A.R. Allowed 3,240 sq.ft. Main Level 1,115 sq.ft. Upper Level 760 sq.ft. Total Floor Area 1,875 sq.ft. Maximum Height U ' I ~ ~-- K ~iÂ» S-* 41 Parking 2 Spaces Allowable Site Coverage 2,400 sq.ft. Actual Site Coverage 1,243 sq.ft. ct\wp5\client,\9032\conditione.let EXHIBIT 1E-zin January 31, 1991 MACCARTHY RESIDENCE PROPOSED CONDITIONS Lot Area 6,000 sq.ft. F.A.R. Allowed 3,240 sq.ft. A.D.U. Bonus /~(7 25-6- sq.ft.- 13 , . . Basement 208.25 sq.ft. - CA.t Main Level 1,501.75 sq.ft. Upper Level 1,611.5 sq.ft. Total Floor Area 3,321.5 sq.ft. 01'rE> /:4 . 1.1041 ! A' 7. Maximum Height C>40 -2*.U.*20 AB, atir< te '1 1 Parking 3 Spaces - N:.LS 7 * 6 41-Â· i r 'c ,- 1 - r & Allowable Site Coverage 2,400 sq.ft. Actual Site Coverage 2,031.75 sq.ft. 1i :81:gla=. COLORADO IAW YOU w.,ST CO-DÂ¢CI AMY Le,1 Y DEFICT â„¢ THIS PLAT WITHIN THRn YEARS Ar-TO YOU OVERED SUCH DEFECT. IN No EVE,rr. MAY ANY ACTION BA81 NY DETECT IN TMIS PUT BE Collâ‚¬D:Crn 110;RE THAN THREE YEARS DATE Or THE CERTIFICATION SH)*41 HEmoN. THE CERTIFICATION 10 VOID 9 NOT WET STAMPED WITH REAL Or THE SURVEYOR. FENC-C ALLEY BLOCK 50 FoÂ»MED (70 /1 w...e ) ELNCCkoh,c.Meg'~~~) UTILIT" BOXES BUILDING PERMIT SURVEY (.1,6--/*J 6000') e.lcir)*LA+4#J<3) O Cr' L * 101 4 1 , 99â‚¬ OF THE EAST 10' OF LOT N,LOT O,AND Coe C 361-04*Â£-3 THE WEST 20' OF LOT P, BLOCK 50,CITY 02.,VE Â»ve-Cl .| O L--___1___] Flik/*1 6, AND TOWNSITE OF ASPEN,PITKIN COUNTY, 0 5 COLORADO. 0 ..11 Â· 47 A- 1 1 , 1 er. k SURVEYOR'S CERTIFICATE W ~ ~.441 . El. r'h R 1. JO- 11.110-*111. 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XHIBIT 'IE- 103.UHDUV/91[VIJOSSÂ¥ 9 3:d31NNAJ S312MO 72NS:411 *9ZI 0659-4~910â‚¬ 3NO-3131 (19,0 00010101 Nadg 'â‚¬5[ )(Ce 0-4 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Worksession: The Aspen Meadows, Academic and Music Associations portions Date: February 27, 1991 SUMMARY: Attached is a copy of the Conceptual Development , application for the campus and music portions of the Aspen Meadows application. You have been requested to review this proposal in worksession format at this meeting, to prepare for the formal Conceptual Development review and Public Hearing scheduled for March 13. The HPC granted conceptual development approval with conditions for the residential portion of the Aspen Meadows proposal on February 13. Please note that two separate architects are involved: Howard Bracken from San Francisco has been retained for the Aspen Institute (campus/restaurant/parking/health club) portion, and Harry Teague is the architect for the music tent, backstage enlargement and new rehearsal facility. The application was just submitted Monday, February 18, and staff has not had an opportunity to review it to provide you general comments at this time. A formal review memo will be included in your March 13 packet. Please note that the Teague portion of the application does not include elevations; sketches of the rehearsal facility and copies of photos of the small-scale model are only presented. Staff is requiring elevations be submitted for Conceptual Review, in order to move the review process along. RECOMMENDATION: No formal action may be taken at this meeting on this proposal (worksession only). Due to time constraints at this meeting, we recommend a very brief (5 minute) introductory presentation from the applicant, with the remaining time focused on your general questions for clarification purposes for formal review at the next meeting. The sub-committee may have a brief report at this meeting as well. memo.hpc.meadows.ac.res.wrksn t. THE ASPEN- MEADOWS HPC CONCEPTUAL DEVELOPMENT PLAN' REVIEW OF THE ASPEN INSTITUTE ' AND MUSIC ASSOCIATES PROJECT - THE ASPEN MEADOWS Request for HPC Conceptual Development Plan Review of Significant Development of the Aspen Institute and Music Associates Projects February 18, 1991 Submitted to: The Citv 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 do 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 Projects 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 Legal 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 2 B. Conceptual Development Program 2 II. CONCEPTUAL DEVELOPMENT PLAN APPLICATION FOR SIGNIFICANT DEVELOPMENT (Â§7-601(F) 9 A. The Residential Projects 9 B. The Aspen Institute Projects 11 C. The Music Associates Projects 11 D. Submission Contents 50 E. Conceptual Development Plan Review Standards 53 III. nXHIBITS A. General Application Information (Â§6-202) 1. Land Use Application Form 2. Applicants' Letters 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 iii I. INTRODUCTION This submission for HPC Conceptual Development Plan Review of Significant Development of the Aspen Institute and Music Associates projects 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 residential projects were filed for HPC review prior to the other projects in order to facilitate their review at a worksession scheduled for February 6 and the subsequent public hearing and received Conceptual approval on February 13, 1991. On November 22, 1988, these parties joined with the International Design Conference in Aspen to form the Aspen Meadows Consortium and to enter into a Statement of Intent (see Appendix B of the February, 1989 Conceptual SPA Plan) regarding a proposal for preservation and development of the Aspen Meadows property, presently owned in part by the Aspen Institute and by Savanah. The proposal outlined in the Statement of Intent zvas the product of the efforts of the Institute, MAA, Physics, IDCA, the Aspen Valley Improvement Association, the Aspen Community and Institute Committee, the Aspen Foundation, and other interested parties. In February, 1989, the Consortium submitted a Conceptual SPA Plan for the City's review. During the review process for the submission, however, the City expressed its desire to undertake a master planning effort of its own prior to considering a specific development plan for the property. That effort took place during late 1989 and 1990 and resulted in the adoption on October 16, 1990 by the Planning and Zoning Commission of the Aspen Meadows Master Plan, an amendment to the Aspen Area Comprehensive Plan. The City's adopted document states that in order for the plan to be successful, it must accomplish the following things: 1) Provide a secure, long term, suitable lodging base for the Aspen Institute through transfer of land and all buildings associated with the lodge operation to the Aspen Institute. 2) Provide a land ownership opportunity and secure the future for the Music Associates of Aspen and the Aspen Center for Physics. 3) Preserve the important visual open space character of the campus. 4) Provide compensation to the principal landowners sufficient to return all land to non-profit or conservation use. 1 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 additional 4,700 square feet, on a parcel leased to the MAA on a long-term basis and utilized during the summer by the MAA and IDCA. 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 Townhouses, used as short-term accommodations, and totalling approximately 49,400 square feet of noor area, 20,700 square feet of restaurant and administrative space in the Restaurant/Reception 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 agreements established at the time of the sale of the property in 1980. B. Conceptual 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 boundaries of the three parcels to be owned by the Institute, MAA and Physics are described conceptually on the proposed Conceptual SPA Land-Use Plan (see following page). It is likely that these boundaries will be adjusted as the final agreements are resolved between the parties. 2 The Aspen Meadows 1,//rn W./*ship In. CÂ»lt Landicape Architects Nor,r '.,Ir Al'll,le. 01 A,Pel 710 1,0 Durari - 2 03 *pen Ce=r 10. Phibki A.â„¢-7 L u.,1,8, A. f Â·, , â€¢2.-83# H,0,0 Asper, Holdinp h Â¢Alpe.,4.'*.. C.'ll".In) \.\ I.... 1 .In. ' O=,- /5.1-0 nEE ASPEN MEADOWS CONCEMUAL SPA ILLUSTRATAE MASTER PLAN \ I I /\ - .. ..0 I. 1 . . ....2. - I - \\ . 1 -"-tl, C~ -1 , .. - 1.... 4.1 11, ' .4 22.-3 U~Iti 0- Â· i \ - , - A Lf - , IC) 24 '*Coct-- - - - 1:<C 1..... T..â€¢ .1 - kmarif' 4 INI Tewnhoul~~l It .L.1 .,4.9. -- -,m, 2 3,51//6 - -- 0 -/ Â· 'CE-EE~r-..2/13 ; . e .'. 7 01" T .-0 h -= --1 a " , 4 I L O 0 Un â‚¬... i C 4 , i h. \ \ 1 . , 4 W-- I \ .. t~~U> ,=:wlmI 1*472",4,tr:19 .i -3 'A â€¢ t k .5 .:Â· 9,32 . ~C Â·r M - 9-1 4- . : . . . i ' .. I Ila I ./. *Ill 1 - ,â€ž. A.â€žlon 94 .5 ., 4 - - 2 r -. Â¢ -00 1 .m . Â·Â·1 3 9 : , . .. AG:' I .. . 1 -t 'R- 4 Single Famlly Lita 0.0.1, t. . tj . ........... - 9, - 0 '.A-7 0 -- ./>C J ....7, ))- , 9/ : ,. ~ f 4-5,41 L] 9 .. CONCEPTUAL DEVELOPMENT PROGRAM Existing Facilities New Facilities Final Pro Lodge Lodge Lodge Units So. Ft. Units So. Ft. Units So. I. ASPEN INSTITUTE PARCEL (42.4 Acres) A. Carrous Accommodations 1. Building 1 (Chalet A) 12 5,620 - 3310 12 8.930 2. Building 2 (Chalet B) 16 9.100 - 2.270 16 11.370 3. Building 3 (New Chalet) - - 20 13.200 20 13,200 4. Sliding 4 (Chalet C) 16 9,100 6 5.420 22 14320 5. Building 5 (Kresge Building) 16 12,130 - - 16 12.130 6. Building 6 (New Kresge) - - 24 18.210 24 18.210 Subtotal: 60 35,950 50 42.410 110 78360 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. Accessorrv Facilities 1. Restaurant/Reception - 14.700 --- 14,700 2. Health Facility - 5.700 1.800 - 7.500 3. Tennis Shop - 500 - 250 - Subtotal: 20,9(Jo - 2.050 2 Total for Parcel I 60 89,910 50 44,460 110 134370 II. MAA PARCEL (9.5 Acres) A. Mectinâ‚¬Performance Facilities 1. Tent - 21.200 2,000 - 23200 2. Rehearsal Hall - - - 11 Or 11.000 Subtotal: - 21200 - 13,000 34.200 B. Accessorv Facilities 1. Lemonade Stand - 200 - - - 200 2. Gift Shop - 100 - 100 - 200 Subtotal - 300 - 100 - 400 Total for Parcel U. - 21,500 - 13.100 - 34,600 4 CONCEPTUAL DEVELOPMENT PROGRAM Page Two Existing Facilities New Facilities Final Program Bedrms Sa. Ft. Bedrms So. Ft. Bedrms Sa. FL III. PHYSICS CENTER PARCEL (4.3 Acres) A. Meetint?erformance Facilides 1. Hilbert Hall - 5.560 - - - 5.560 2. Stranahan Hall - 4.220 - - - 4220 3. Bethe Hall - 3.666 - - - 3.666 Total for Parcel III: - 13.446 - - - 13,446 IV. CONSERVATION PARCEL (25.0 Acres) A. Open Space - - - - - - V. TRUSTEE Houses PARCEL (2.6 Acres) A. Existing Residential Units (8 DU's @ 2,500 SF) 24 14,000 - 6300 24 20.000 B. Proposed Residential Units (3 DU's @ 500 SF) - - 9 7.500 9 7.500 Total for Parcel V 24 14,000 9 13.500 33 27300 VI. TENNIS TOWNHOMES PARCEL (1.2 Acres) A. Proposed Residential Units (7 DU's @ 2,500 SF) - - 21 17,500 21 17,500 7TH STREET SINGLE FAMILY PARCEL (1.1 Acres) Residential Lots (4 sites) 1. Single Farr* Units (4 DU's @ 4,040 SF) - - 16 16.160 16 16.160 2. Accessory DweLling Units (4 AU's @ 500 SID - - 4 2.000 4 2.000 Total for Parcel VII: - - 20 18,160 20 18,160 TOTAL FOR PROJECT: 86.1 Acres 84 138.856 100 106.720 184 245.576 All square footages are gross interior sq. ft, except for the townhomes, single-family residences and rehearsal hall. for which FAR square footage limitations have been established under the City's adopted Master Plan. 5 Maintenance standards, reciprocal easements, restrictive covenants, architectural review rights and rights of first refusal will be developed within the Meadows Consortium to ensure that each Institution has the quiet enjoyment of its own property during the time that its activities are held on the Aspen Meadows Campus and to ensure that MAA's rehearsal facility, as well as the Aspen Institute's lodge expansion, are constructed in a manner that is consistent with the existing campus ambience. 1. The Aspen Institute Parcel: Savanah will give to the Aspen Institute all of the land within the West Meadows parcel not included within the residential and conservation parcels, including all of the existing buildings within that portion of the property, to secure the future of the Institutions and to maintain a cultural campus at the Aspen Meadows. This gift of approximately 30 acres will include the restaurant/administration facility, the three Chalet lodging buildings, the Kresge Lodge, the tennis courts, the sculpture garden, and the remaining "race track" open space area along Meadows Road. Under the City's Master Plan, the existing lodge may be expanded to 110 rooms. The Aspen Institute proposes to reconstruct and expand the 44 lodge rooms in the Chalet buildings and reconfigure the 16 rooms in the Kresge Building. The 50 new lodge rooms approved under the Master Plan will be located as follows: 1. A new building with 20 rooms will be added to the southeast of the health center. 2. Six additional rooms will be added to Chalet C. 3. A new building with 24 rooms will be constructed to the east of the Kresge Building. 2. The Music Associates of Aspen Parcel: The Aspen Institute intends to convey to the MAA a parcel as identified on the Land Use Plan as the Music Associates of Aspen Parcel. The site is presently shown as 9.5 acres in order to accommodate the alternate rehearsal hall sites. Now that the City has expressed a preference for the eastern site, the acreage of the MAA parcel will be changed. The Music Associates of Aspen plans to increase the seating within the performance tent by approximately 400 seats. This may be accomplished by changing the layout of seating sections, using current building code requirements or by installing fixed seating. 6 The outdoor seating area will also be improved with a series of berms. Conceptual studies indicate that if the berms are built at the same angle as the floor inside the tent that 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. A decision as to whether this is desirable, however, will be made by MAA at a later date. A backstage expansion of approximately 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 musidans up to current code requirements and to provide adequate dressing rooms for performers. The MAA proposes to build a new 11,000 square foot (FAR) rehearsal facility on the eastern side of the MAA parcel as designated on the Conceptual SPA Land Use Plan. The structure will not only be fully enclosed, but a significant portion of the building will be buried below natural grade. The excavated material will be used around the perimeter of the building to further reduce the amount of exposed wall surfaces. Architectural plans and elevations for the MAA facilities will be submitted under separate cover. 3. The Aspen Center for Physics Parcel: The Aspen Institute will convey to the Physics Center the 2.3 acre parcel which is presently part of the Physics Center's long-term lease as well as approximately one acre immediately to the north of the leased land. 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. 4. The Residential Parcels: Three parcels are proposed at the perimeter of the Campus for the residential units approved under the City Master Plan: a. The Trustee Houses: The eight existing three-bedroom Trustee townhomes located along the bluff to the west of the health center will be renovated and condominiumized for sale. These units are identical in floor plan and are laid out in a repeating fan shape along the cest of the hillside. Each unit has the same horizontal relationship to the next. The townhouse at the south end is the highest unit; each unit to the north is stepped clown two feet in response to existing topography. Because of the alternating flat roof and pitched roof elements of the design, 7 these units read as one-/two-story detached residences from the Campus side of the site and two-/three-story units on the creek side. Three new units are proposed to be constructed adjacent to the existing units -- two at the north end and one at the south end. The square footage of each of the 11 units will be limited to 2,500 square feet of FAR floor area. Because the residences are located at the perimeter of the Campus, they rfill impact only minimally on the continued use of the Campus by the Institutions. The height of the Trustee townhomes 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 several feet and will require an SPA variation for the additional height. b. Tennis Townhomes 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 from the Campus appears to be only one and a half stories. The design of these units inc:ades elements borrowed from the design of the Trustee houses. The units are stepped horizontally along the bank to break the plane of the two longer facades. Flat roofs are used in combination with pitched roof elements at the upper level of each unit which give the appearance that the building is made up of a series of detached units. c. Seventh Street Single-Family Parcel: 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, as shown previously on the Conceptual Land Use Plan. 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. These lots are to be located on the north side of the new road alignment. 8 n. REQUEST FOR HPC CONCEPTUAL DEVELOPMENT PLAN REVIEW FOR SIGNIFICANT DEVELOPMENT (Â§7-601(IF)(4)) The Applicant requests advisory Conceptual Development Plan approval for the reconstruction and expansion of the existing Chalets and Kresge units and the addition of 50 new lodge units on the Aspen Institute Parcel. In addition, HPC review is requested for a Rehearsal Performance Facility to the southeast of the Music Tent and a backstage expansion of the Tent. A total of 73,360 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 Conceptual SPA Plan. A. The Residential Projects Several design changes have been made in both townhouse projects since Conceptual SPA review to minimize the impact of the automobile and to create a more gracious entry for the units. The carports which were previously attached to the units of both projects have been relocated to the east of the units and landscaped entryways have been added in their former location. The new carports will be built into the hillside facing away from the entry road 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. At the new townhouse site, the removal of the attached carport allows the overall length of the building to be reduced from 70 to 60 feet. The parking area has been reduced in size and lowered by approximately three feet to minimize the visibility of the parking area from the entry road. 1. Trustee Town-homes The Trustee housing, originally designed by Herbert Bayer, is situated on a west-facing bench of land at the Aspen Institute 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 carport entry, 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. The architecture is very simply delineated. The walls separating the units are covered with b<4 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" 9 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 flagstone 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 angles of the units will also be the same. The new unit to the south will be set back into the hillside more so 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 proposed exterior materials of the remodeled complex will be similar to the original. The vertical siding will be 1 x 6. The shingle end wall will be either standard or a mix of standard and fancy butt shingles. A new heavily insulated roof with asphalt shingles will be applied over the existing roof. Sun control devices similar to those existing will be incorporated into the final design. 2. Town-houses Near the Tennis Courts 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. Along the east facade only about a floor and a half extends above natural grade. 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 The new entry road into the Meadows curves gently as it enters the property and the four new lots to the north of the road are clipped around the end of the racetrack area. The lot configurations have been varied so that the appearance of a Tvall of buildings at the end of the race track can be avoided. Side yard setbacks will also be varied to assure that the openings between the structures will be irregular. Purchasers of the lots will be required to maintain a 15 foot setback of natural vegetation toward the Meadows. 10 3 B. The Aspen Institute Parcel 1. The Meadows Lodge and Accessory Fadlities It is 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 Herbert Bayer and Fritz Benedict will be retained. The Chalet suites (Buildings 1, 2, 3 and 4) 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 5, which are to be remodeled, have a slightly different configuration which includes a small kitchen. The new Kresge Building to the east (Building 6) 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; these attendees 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. 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 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 which is proposed to be partially buried. C. The Music Associates Parcel 1. The Rehearsal Performance Facility and The Tent Backstage Expansion The exterior design of the rehearsal hall is little more than a roof made up of folded planes reflecting the radiating pattern of the roof of the main tent. The height of the rehearsal building will extend approximately 30 feet above natural grade, but approximately half of this height will be hidden by the berm. 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Submission Contents (Â§7-601(F)(3)(a)): The submission requirements for Conceptual HPC review are as follows: 1. General Application Requirements (Â§6-202): (a) Application Form is attached as Exhibit Al. (b) Applicants' Letters 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: Specific Conceptual Development Plan review standards are addressed in Section II(C), beginning on page 53. 2. Sketch Plan of the Proposal: The architectural drawings following page 11 illustrate the proposed improvements. 3. Conceptual Selection of Major Building Materials. The following materials are proposed conceptually for the projects: (a) Trustee Townhomes: - b<6 vertical wood end walls - Cedar shingle infill walls - Composition shingle roof - Sun control devices - Flagstone decks and paving - Brick or stamped concrete drive material to create a feeling which is softer than asphalt. - Stone retaining walls. (b) Tennis Townhomes: - Masonry dividing walls - Masonry retaining walls 50 - Glass block with masonry - lx6 wood siding - Composition shingle roof - Flagstone walks and decks - Sun shading devices - Earth berming and possible sod roof on carports - Brick or stamped concrete material on parking lot. (c) Single-family Homesites: At the present time, it is not anticipated that a range of materials will be established for the single-family h6mes. (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 - b<6 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. (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. Virtually 20' of the building will be subgrade, 20' above grade but earth sheltered and 5' to 10' exposed. - The roof and walls exposed above the mound of earth surrounding the building will be relatively smooth and covered with a white waterproof membrane or coating. - The walls adjacent to the plaza will be a system of glass and steel or aluminum. - The wall adjacent to the service court will be concrete painted white or Herbert Bayer grey. it will have solid core, hollow metal doors and a rolling metal door painted to match the wall. 51 C - 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 Tent and the Rehearsal Hall will have a pattern that relates to the building they serve and the adjacent plaza. - The service yard and driveway will be paved with bituminous paving. 4. Statement of Effect of Proposed Development Upon 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. (a) Trustee Townhomes: The design intent of the Trustee Townhomes project is to improve the functionality of the 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. 52 (d) Meadows Lodge, Health Center, Restaurant and Pro Shop: The late 1950's style of Herbert Bayer's architecture will be respected in the design and construction of all the buildings in this project. It is the intent of theÂ· 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 "scooped out" from the natural ground plane. E. Conceptual 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 not 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, 53 -2. unobtrusive, and designed in a manner which utilizes the bert Ideas upon which the design of the original buildings were based. (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, the 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 reflection of an important period of time in Aspen's history 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, 54 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: 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 corlver:-"t 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. 55 3, (b) The Aspen Institute Parcel: The significant buildings in the neighborhood such as the Restaurant and the Health Center 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 sfyle 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. 56 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Pre-application: 234 W. Francis, the National Register Davis Waite House Date: February 27, 1991 SUMMARY: The applicant is requesting a pre-application with the HPC to generally review the proposed partial demolition, renovation and addition to the property at 234 W. Francis. A site visit has been scheduled for 4:00 on February 27. No formal application has been submitted for HPC and staff review. Your comments should be kept general to the specifics of the project, and tie directly to both the local development review standards and the Secretary of the Interior Standards for rehabilitation. As a CLG, you are required to include the Secretary's standards when reviewing National Register properties. (Please refer to your manuals.) STAFF COMMENTS: Staff's concerns deal with the extent of the demolition proposed to this National Register parcel. Additions are considered as part of the overall evolution of Victorian dwellings, and it is unclear at this time if these are historic or not. The compatible scale and non-competing forms of the rear additions is another important aspect of this parcel. RECOMMENDATION: As this is only a pre-application, no formal action can be taken at this time. The HPC is encouraged to enter into a dialogue with the applicant and offer general information. HPC members should be cautious in their comments, which should directly relate to both the preservation provisions of the land use regulations and the Secretary of the Interior's standards. memo.hpc.234wf.pre HPC PROJECT REVIEW CHECKLIST Does the Project meet the Standards for Development? Does the Project meet the Development Guidelines? Does the Project support the Community's Preservation Goals? SITEPLANNING ROOF Siting of the Building: Shape (gable, lean-to, etc.) Setback Pitch Facade width Overhang Spacing between buildings Dormers Skylight Chimneys Delineation of street space: Creation of continuous street WINDOWS edge Separation of public, semi-public, Type (double-hung, casement, etc.) and private areas Shape and proportion Fences Rhythm and balance Blinds/shutters Garage placement DOORWAYS Landscape plantings Placement and orientation Type (paneled, etc.) Site improvements: EXTERIOR ARCHITECTURAL Walkways ELEMENTS Driveways Retaining walls Door platforms and steps Porches BULK, PROPORTION and Exterior stairs and decks SCALE (building size) Rootwalks and platforms MATERIALS Height Facade proportions Wall surfaces Scale Foundation Roof MASSING (building shape) TRIM and MISCELLANEOUS Mass of main portion: DETAILS Form Roof shape Trim Orientation Gutters and leaders Louvres, vents, etc. Additions: House lights Placement Public utilities Form Bulk SPECIFIC DESIGN SUGGESTIONS: : 103Â£0>Id : 31, 4 1 L.1 /4 February 19,1991 Ms. Roxanne Eflin Historic Preservation Planner Aspen/Pitkin County Planning Office 130 S. Galena Street Aspen, CO 81611 RE: Project #91-04 234 W. Francis Street Aspen, CO 81611 Robert O. Anderson Residence This three-lot site presently has two separate structures; the old historic portion is a two story frame structure situated on the southwest corner of the property. The structure has two attached additions of as-yet unknown age parallel to Second Street. The additions consist of a one-story element linking the original structure to a one-story caretaker unit at the alley. The caretaker unit appears to have been a garage, accessed from Second Street, according to plans discovered that show conversion in 1970. A one-story -bam- lies to the east side of the original house that is presently used for storage. The prospective buyer of the property wished to remove the additions and rebuild the connecting link as a one-story element and to construct a new two-story two car garage addition along the alley. These new additions would be relocated slightly to the east of their existing location to become aligned with the norttVsouth axis of the original house structure, creating a more compatible roof alignment. The -barn' would be raised so that the floor will be level with the main house, and would be connected to two bedrooms; a new addition would be attached to the north side and a new element would connect these new elements to the -old- house. The "old- house would receive a new full basement, as would the new addition to the north. The -bam- wing would not have a basement. The exterior of the original structure would not be aHered except where the additions attach and where a new masonry chimney would be added to the east side. SUTHERLANDÂ·FALLINÂ·INC. Bruce Sutherland, President . Rielarl Fallin, Uee President Â· David Panieo, Associate Arellitecture & Planning 0 1280 Ute Avenue . As~en, Colorad 0 8]611 0 303/9254252 o FAX 303/923-2639 The interior of the old house will be gutted and completely remodeled in a fashion to retain the existing door and window locations. Glazing does not appear to be original and would therefore be replaced with new insulating glass. The current requirement for garage access to be from the alley where possible would create an intrusion on the duplex existing across the alley to the north; since the original garage was entered from Second Street, we request that access be retained. 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Rejoin the Colorado Historical Society this year and discover the Colorado of 1900-1910, when - mar in 1901, anautomobilefirstclimbsto thetop ofPikes Peak in 1904, Colorado has three governors in one day in 1905, Colorado celebrates the first National Western Stock Show in 1908, the Capitolbuildingdomeisadorned ingold war in 1910, spectatorsthrilltothefirstairplaneflightin Denver Society members enjoy a host of benefits, induding subscriptions to our monthly Colorado Histoo Neus, and the beautifully illustrated Colorado Hentage magazine! A special 204 Centwy Colomdo edition of Colorado Hedtâ‚¬e is planned for each of the next ten years. Members are also entitled to free admission to the Colorado History Museum and 11 other histoIiC sites and properties statewide! Each member receives many discounts: from 1096 off in our Museum stores, to reduced rates on lectures, children's and adult programs, treks and tours, and exclusive events! Andasamember,youllcontinuetoexploreand discoverthe rich and diverseheritagethatisColorado- exciting, dynamic, and full of surprises! Act now-just complete the enclosed brochure and return it to the Colorado Historical Society. Please join us in a 10-year celebration of Colorado's unique history - 20TH CENTURY COLORADO AWAITS! Cordially, 60 CENTURY / >Arnes E. Hartmann COLORADO L-/nesident 111Â£ rinST DECADE P.S. Rejoin now and receive a free gift from our Museum Store! 19004910 20th Century Colorado is generously sponsored by Public Service Company of Colorado. nomm C2