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Home My WebLink Aboutagenda.hpc.19910410AGENDA HISTORIC PRESERVATION COMMITTEE April 10, 1991 REGULAR MEETING SECOND FLOOR MEETING ROOM 5:00 I. Roll call II. Committee Member & Staff Comments III. Public Comment Jed Caswall, City Attorney informed HPC of law suit Firestein IV. OLD BUSINESS 5:10 A. Final Development - 824 East Cooper 5:45 B. Final Development - 204 South Galena, The Sportstalker 6:45 C. Final Development - 534 East Hyman, Pitkin County Bank ny V. NEW BUSINESS A. St. Mary's Church - informal discussion 7:30 VI. COMMUNICATIONS: A. Project Monitoring: Aspen Meadows Pioneer Park, Lot 2 B. National Preservation Week: Preservation Honor Awards and Forum, Workshops C. Staff report on APA Conference, New Orleans D. Staff update on status of HP Element revision E. Staff report on CLG Grant approval, Fiscal Year 91-92 8:00 VII. ADJOURN . MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Final Development: 824 E. Cooper Ave. Date: April 10, 1991 PROJECT MONITOR: To be assigned at this meeting. APPLICANT'S REQUEST: Final Development approval for the proposal at 824 E. Cooper Ave. PREVIOUS HPC CONSIDERATION: On October 24, 1990, the HPC reviewed a revised Conceptual Development application for the partial demolition and addition to the cottage at 824 E. Cooper. Action was tabled until November 14 to allow the applicant additional time to restudy the proposal. After studying the massing model which was brought to the October 24 meeting, the HPC and the applicant agreed that the south elevation and the north needed to be switched! The result appeared to provide a quieter and more compatible addition facade in relation to the small scale cottage, and an alley elevation with more articulation. Additional suggestions were made for detailed elements to capture views and light. Conceptual Development approval was granted on November 14, 1990, subject to the following conditions: Condition #1: Conceptual elevation #3 (an alternate proposed) receives approval, with the addition of a trim board under the roof. Staff's response: It appears that this condition has been met, however, the HPC should check the Final plans carefully to insure the level of this detail satisfies this condition. Condition #2: Major building materials shall be represented at Final, along with a complete material narrative Staff's response: Materials have been called out in the final drawings. Actual materials will be presented at the meeting. Condition #3: All original lap siding shall be preserved where possible on the historic cottage. Only those sections that have deteriorated significantly shall be replaced with duplicate siding material. Staff's response: THE PLANS DO NOT INDICATE THAT ANY OF THE HISTORIC COTTAGE IS TO BE PRESERVED. The plans must be corrected /. to clearly indicate all of the existing structure to be preserved. These plans would indicate to the building department that a complete demolition were taking place, with all new construction going in. The project monitor should work closely with the applicant's contractor on the issue of original siding preservation. PARTIAL DEMOLITION: The applicant has provided information which staff considers has met the Standards for Partial Demolition found in Section 7-602(C). The HPC should include a finding that these standards have been met, when making a motion for Final Development approval. (Note: Staff finds the structural analysis description prepared by Pattillo Associates thorough. A list of the structure repairs necessary (in Pattillo's opinion) to renovate the structure are included. These appear reasonable, however, staff feels the complete removal Of exterior sidinq to confirm stud wall conditions is not necessary - this can be accomplished through the interior.) As more than 50% of the existing structure is proposed for demolition, the applicant is required to comply with Ordinance 1, the Housing Replacement Ordinance. This requires either an affordable dwelling unit be included within the development, or a payment-in-lieu prior to the issuance of a building permit. ALTERNATIVES: The HPC may consider the following alternatives: 1) Final Development approval as proposed 2) Final Development approval with conditions to be approved by staff and the project monitor prior to the issuance of a building permit 3) Table Final approval to allow the applicant additional time for restudy 4) Deny Conceptual Development approval, finding that one or more of the Review Standards have not been met. RECOMMENDATION: The Planning Office recommends that the HPC grant Final Development approval for 824 E. Cooper, subject to HPC approval of the final materials, and finding that the Development Review Standards and Partial Demolition Standards have been met. In addition, the following conditions are recommended, which shall be approved by staff and project monitor prior to the issuance of a building permit: 1) Corrections of the Final plans to clearly indicate the historic cottage, with precise directions on its preservation and protection during construction, 2 excavation, and on-site relocation. 2) Complete removal of the (historic) exterior siding to confirm stud wall conditions shall not occur. This shall be accomplished through interior investigation. Additional comments: f memo.hpc.824ec.fd 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? SITE PLANNING 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) 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 Tri m Orientation Gutters and leaders Louvres, vents, etc. Additions: House lights Placement Public utilities Form Bulk Ea SPECIFIC DESIGN SUGGESTIONS: : 1,03Â£0%Id B A'R BARA LONG AND ASSOCIATES POST OFFICE BOX 8603Â·ASPEN, COLORADO 81612Â·30 3Â·9 2 5Â·6 880 MARCH 4, 1991 HISTORIC PRESERVATION COMMITTEE C/O ROXANNE EFLIN 130 S. GALENA STREET WR-8 ASPEN, COLORADO 81611 RE: SWARTZ RESIDENCE 824 E. COOPER AVENUE ASPEN, COLORADO DEAR SIRS; THIS IS A REQUEST TO BE ON THE MARCH 27TH AGENDA FOR THE FINAL DEVELOPEMENT REVIEW OF THE BUILDING DESIGN OF 824 E. COOPER. WE WILL SUBMIT, ON THAT DATE, ALL' THE MAJOR BUILDING MATERIALS EITHER AS SAMPLES OR AS PHOTOGRAPHS. WE WILL ALSO SUBMIT A SET OF SCALED DRAWINGS. DURING THE CONCEPTUAL REVIEW PROCESS WE ADDRESSED THE ADDITION'S EFFECT ON THE EXISTING COTTAGE AND THE CHARACTER OF THE NEIGHBOR- HOOD. THE FINAL DEVELOPEMENT PLAN HAS NOT DEVIATED FROM THE CONCEPTUAL PLAN EXCEPT THAT THE SUB-BASEMENT MECHANICAL ROOM HAS BEEN ELIMINATED. THIS IN NO WAY EFFECTS THE EXTERIOR APPEARANCE OF THE THE BUILDING. AS PER THE COMMITTEE'S COMMENTS AND SUGGESTIONS AT THE CONCEPTUAL REVIEW: 1. THE CHIMNEY WILL BE FACED WITH A BRICK VENEER. 2. A SINGLE TRIANGULAR WINDOW ABOVE THE FRENCH DOORS WILL BE USED AT THE MASTER BEDROOM BAY. 3. THE SHADOWLINE BETWEEN THE COTTAGE AND THE ADDITION WILL REMAIN. 4. RIVER ROCK WILL BE USED TO FACE THE COTTAGE BASE BECAUSE IT IS BEING RAISED. THANK YOU, 0%*AARA W. LONG BUILDING DESIGN Â· SPACE PLANNING Â· INTERIOR ARCHITECTURAL DETAILING 19/ â€¢ 2072.(3% 1222 3. Uic?JI,1 -Obr: illi';r-Â·ui-UiJ IE;21 3'2Â·671-Â·1 1) Project Name SWARTZ RESIDENCE 2) Project location 824 E. COOPER Laril n pl n.<ziÂ·v / < 5 (7 -r'71-7 -Â·. 12'-. A' TOWNSHIP OF ASPEN, COLORADO (indicate ir--2 addi-vg. lot & block n-ozifoi>r --tc,Â·Â·vÂ· --=Â·c-Â·,4 -46,Â· Â· e Â·. appy-Â©priate) 3) Present Zoning R/MF 5) Applicantvs Name, Allouss Phone f JEFFRY SWAPTZ . C./'C; D'OPECi/ 17.-i>~: ..,1.-1 Tin r. i!:7:Â·--1 INVESTMENTS, LTD. ; 29:. ERSKINE AVE. r .. L.J...U]\ -IL'. Unl'i.11-.J iÂ·'1'Â·C. ! . ... (406) 489-6668 6) Represen'cative's N.=>Tiia, Add-3-psts & Fhere :'1 KE'01 MOORE P C . EWA 3,Â·u Â· u ASPEN, COLORADO 81612. 920-3149 BARBARA LONG & ASSOC. r 31 5 E. HYMAN. ASPEN. COLOP,Qu .> : t, :,r o....,-. coot,0 7) Type of App]_ication (Â«Leare d;ect all i-trp<-- app.-it.'-): 1- Conditional lise 1- ..n.M--1 - .el<:Pulil :Â·FFA Special Review Final SPA X 8040 Greenline 02:752*lual 31*D Stream Maigrl Final. .XJD 5-0.0317713103 Condâ‚¬xIlillilrllizati-00. ____ . 7-15<i-&/~dop Amendi:, -11-it , 7 . Â· 1- 2 LÂ·Â· 9 '3' 7--- 0.- Lot Split/Lot Line Adjustment 8) â„¢=rription of Existing Usul 6-1791 - '' 7: - 2- '~ '-9-2~14 -139:2 :~- -Â·'-rÂ·<-, -- -'-Â·-Â· Â· 39Â·- 4-24...r pmperty). ONE SINGLE STORY BUILDING W/ 2 BEDROOMe .... r,7732 c 1, r." ; - ---, - Dascription of Esvelopment Arplicrtion FINAL DEVELOPEMENT PLAN 10) Hawe you attached- 122 Icll- ':inal; ResLwnse to Ulachme: .I 2. M.inimum SiliniÂ«Â«r, Â«=r'*C .Respaise to Atticinel: 2 3, Sh>auf =f c- C., ~ --_..Â· t.'iIÂ·.171,590~2-0 -1 '1'1-1... 1 7 Response t .Afi'.-admaÂ·unt. 4, 32Â·upicir:Â·T 22225325 -33 u N-it -, 0 - i cy:.f c. ng -lf .--/-- 110 .. -111.... .-1 -4&&5*Â¥-Â· ~Hi=:ifi .1Nt 41 in ./-1 1 .44 1 11* L 1 2 -1 - - 155Â¤t - 1 4 1 3 00.. 1 --- 7 1/.7 Â· -- - - --I Ng=r, :crul r-93.-iI 1 1 .4 1 1.1 1 .T I -- 1 am-2- --- 1 1-1 -Â· Â· - \ 1 1- -111â€¢ 1'1 1 ----- --- -1-- ------- 11 , . \ 1.1 , ./.W#L,j .*Wt. . *Al.f M -EUE--ruf,1 - ~ 4 S WA RTZ 9Â° F S.1Â«D E'Â°N CE I ' r/Â»ft/7-4:LOT Q+ABLOCKIl 11 â€žÂ· ;, 4- 1 -le . 2 c.i-TYL:*Ift--OWNÂ¢fIE:,49'4*44*Rdoiok*~66-f - brf- 3254-yf t<*Iding i:P-~434Â·444=-36Â·Â«%443m**t.(93%6.-. {:Â·11-**t 4) v Â· 1 1 . 1 - . 1 2-,-rn -7'-7- h 0 .2 'F -- - -p- - - E fEE : 1 -10 - Itsi . - 2==Â«28 BÂ«_ 8 r 3 ---ra - 2 -i . 1.... , ~imiÂ· Ir==-I- r i =rK =1 1 ' ..IN,I , . Y. N / :11 0 1~ 41 - 1 ./ I , , , Â«22=--- /5//42- . __c-zz-zz=z--_ =.=- ----twg \ 1 1 1 -Te . . ,- -~ I-- -~ -',Te-15,/~27-~2201-~Â·--d-.11.--2=-1-: i- -re#EgeJ Â· .4~INE:pet~ 1 - 1 'i SWARTZ RESIDENCE, LOT Q, BLOCK 111 ..'lkÂ· re . 44223 -4-'12:9,- M 6 4 4 - Â·Xk re I .} 1. . .i .., MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Final Development 204 S. Galena, The Sportstalker Date: April 10, 1991 APPLICANT'S REQUEST: Final -Development approval for 204 S. Galena - the Sportstalker. The mixed-use project involves the remodeling and division of the first floor retail space, one free-market unit, and a combination of deed-restricted affordable dwelling units housing 18.50 residents. PROJECT MONITOR: Jake Vickery ADDITIONAL PROCESS REQUIREMENTS: The project to date has only received GMQS Exemption approval for three affordable units, and one free-market unit. A new Exemption application for the revised affordable dwelling units is required to be approved through Council prior to the issuance of a building permit. RECENT PREVIOUS HPC ACTION: Revised Conceptual Development approval with conditions was granted by the HPC on February 27, 1991. The conditions (or findings) were as follows: Condition/Finding #1: The massing and height appear to meet the Development Review standards for compatibility within the district. Staff response: Massing and height issues had been discussed for many meetings and worksessions prior to the revised Conceptual Development approval. Condition/Finding #2: The revised first floor (north, south and west elevations) appears as one strong element, with proportionately correct storefront elements, meeting the Development Review Standards. Staff response: We agree with this finding. Condition #3: 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. Staff response: Staff is reluctant to find that this condition has been completely met, and asks the HPC to carefully review the details and model regarding the critical first floor detailing. We cannot determine what material is being used behind the columns. A wide, unbroken horizontal band appears above the transom line, which serves to clearly delineate the storefront level from the upper two. However, we feel that the final treatment and color of this element has the option of being either a strong, contemporary feature that adds to the overall design of the building, or a discordant one, that breaks the scale and verticality of the facade. Is this feature "strongly compatible", as stated in the condition? Condition #4: 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). Staff response: (Note: We are still unclear as to whether these columns are engaged or freestanding). The metal columns, bases and capitals are simple, square and unadorned, as is the "ornamental sheet metal horizontal band" with appears unbroken across the entire length of the facade above the storefront. Staff finds that the detail condition has not been met. The HPC should consider the level of appropriate detail for these steel/aluminum elements, and request a .restudy if appropriate. ' It appears as though the columns do not encroach, although this issue should be clarified at this meeting. As this is not a historic building, and substantial demolition will be taking place, staf f does not support the HPC Â·recommending approval for an encroachment license for the columns. Condition #5: The kickplate design of the storefront level shall be restudied, with detailed design submitted for Final review. A Ap j Staff response: The kickplate panels are simple, painted wood, ,, and are unbroken under the larger 2-pane storefront sections. ~2~' Does the HPC feel this condition has been met? Condition #6: 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. Staff response: Please refer to the detailed drawing submitted by the architect to determine if this condition has been met. Condition #7: Exact materials called out for wall directly behind pilasters. Staff response: This condition has not been met. Condition #8: Material for second and third floor shall be horizontal wood siding, however, shall not replicate Victorian 2 clapboard. Exact detail of siding shall be indicated on Final plans, and on model. Staff response: This condition has not been met. The drawings indicate "replicated Victorian clapboard". The HPC and the applicant should consider carefully the application of this material, and the application should come to this meeting prepared to present alternative upper story materials. Condition #9: Siding on recessed planes to be similar to all wood siding. Staff response: The proposed siding material on the recessing planes does match, however, Condition #8 calls for material other than what is presented. It appears that a restudy is in order. Condition #10: The 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. Staff response: It appears that this condition has been met. Condition #11: 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. Staff response: Please refer to the detailed drawings submitted by the applicant to determine if all these issues have been met. Carefully consider all rooftop design issues, and the compatibility of these elements within the district. Signage has not been indicated. Due to the change from one large retail space into many smaller spaces, the amount of "ornament" (signage, lighting, planters, awnings, etc.) will be important features to keep in mind when approving the storefront design. As these issues are not being addressed in this Final Development application, .a separate Minor Development application will be required in the future. Staff is concerned about the boldness of the third floor arched window/keystone treatment. The HPC finds an arched top window to be a generally compatible window treatment here, however, we ask if the design is slightly overscaled and heavy? The trim boards appear nearly as wide as the storefront kick plate panels. We recommend that the trim boards and keystone ornament be reduced in width somewhat. Is an undivided half-round transom window the most appropriate treatment here? Should this window be divided 3 vertically? Condition #12: 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. Staff response: This condition has not been met in the application, however. the applicant will be presenting these at the meeting. Condition #13: 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. Staff response: This model will be presented at the meeting. Landscaping requirements should be made as a condition of Final approval. Condition #14: 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. Staff response: This condition has been met. Please refer to the applicant's submittal letter. Staff is generally pleased with the amount of progress made on this design, however, we feel that the details deserve a closer study. We also feel that color intensity must be reviewed and approved by the HPC (not necessarily the "color" itself) . ALTERNATIVES: 1) Table Final Development approval, finding that some of the Conceptual conditions have not been met, and that materials and details require additional study for compatibility within the district. 2) Grant Final Development approval with specific conditions, to be approved by staff and the project monitor, prior to the issuance of a building permit. RECOMMENDATION: The Planning Office recommends that the HPC table Final Development approval for the project at 204 S. Galena, finding that some of the conditions of Conceptual Development approval have not been met, and that materials and 4 details require additional study for compatibility within the district. Additional conditions/comments: memo.hpc.204sg.fd.4.10 5 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 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 I Walkways ELEMENTS Driveways Retaining walls Door platforms and steps Porches BULK, PROPORTION and Exterior stairs and decks Roofwalks and platforms SCALE (building size) MATERIALS Height Facade proportions Wall surfaces Scale Foundation Roof MASSING (building shape) TRIM and MISCELLANEOUS Mass of main portion: DETAILS Form Roof shape Tri m Orientation Gutters and leaders Louvres, vents, etc. Additions: House lights Placement Public utilities Form Bulk SPECIFIC DESIGN SUGGESTIONS: ; LOSITONd :HIVG C Welton Anderson & Associates Architects March 22, 1991 Roxanne Eflin, Historic Planner FECKÂ© Im OVIR PI ASPEN/PITKIN PLANNING OFFICE 130 S. Galena At I 2 2 1991 h Aspen, Colorado JUL Lit/ 1 RE: SPORTSTALKER BUILDING 204 S. Galena L-Il - Final Development Application REVISED Dear Roxanne, Attached are revised drawings to our Final Development Application. These drawings incorporate recommendations made by HPC in recent meetings and suggestions made in a recent conference with the Project Monitor, Jake Vickery. We are pleased with the results of these meetings and feel that the present design is a well resolved solution. The overall design level of the building is consistent with the desires of the committee and the HPC Guidelines and will be a pleasant addition to downtown. The owner's development plan and F.A.R. program remain, with the addition of renovation of the first floor retail level into a multi-tenant layout. This revision was addressed and reviewed with the Project Monitor. During the lengthy approval process several financial situations have changed. The owner is now required to find new tenants for the retail portion of the building. The owner remains committed to providing the employee housing units in these plans. This should be acknowledged as a significant contri- bution to the community. We feel this design does accomplish the goals of the HPC Guidelines for a commercial project. The consensus of the Committee, Architects and Staff which has developed in the last several meetings has led us to an approval of the building design which has developed this year. This Final Development Application commits the Owner and Architect to the design, quality of construction, and level of detail shown in this submittal. We look forward to now meeting our construction goals for this year. This project has made a successful transition from the previously approved two story to a project which now will be a successful commercial infill within the commercial core, an appropriate development of this site. This mixed use residential and retail building will be seen as a successful project by the owner, HPC, and the community. Planning / Architecture / Interior Design Box 9946 / Aspen ,Colorado 81612/(303) 925- 4576 SPORTSTALKER BUILDING 204 S. Galena March 22, 1991 PÂ·2 Below find the criteria for our Final Development Application (REVISED): Response to Attachment 3b Item 1. All materials are noted on the 1/4" elevations and detail drawings provided. Samples and photographs of major materials will be presented at the next HPC meeting. Item 2. Previous submittals have shown building height and massing adjacent to other buildings. Height has remained unchanged since the prior Conceptual Development Approval. Item 3. The details of this design are compatible with adjacent structures and the consensus of the HPC is that the building now serves as a success- ful backdrop to the authentic Victorian architec- ture of its neighbors. It does not compete with them in materials or detailing yet provides a sufficient level of detail and interest to the pedestrian streetscape. The nature of this over- all building design identifies it as a mixed use and residential structure. Item 4. This submittal conforms to all of the dialogue which has occured since Conceptual and through- aut our Final Application process. We have spec- ifically responded to the last several meetings and recommendations in the last Staff memo. Since December 19th we have responded in direct input from HPC and arrived at a much improved design. The attached drawings include revisions to drawings since our last meeting. These revisions include but are not limited to the following: 1. Storefront, entrance, and upper level window details, cornice, and typical handrail/guardrail details general materials and wall construction are further illustrated. 2. Design revision to the West Elevation Galena entrance. This entrance is now a smoother transition from the adjacent storefront design. 3. Signage is indicated on the drawings. Lighting and Final Color selection will be developed by a color consultant prior to construction. 4. The retail storefront has been further developed after meeting with the Project Monitor and now has an ability to adapt to future changes within an overall design which had been developed earlier. A model illustrating the current elevations will be presented at the next meeting. SPORTSTALKER BUILDING 204 S. Galena March 22, 1991 p.3 F.A.R. and other Final Application data are on the attached Land Use Application form. Thank you for your input and advise during this application process. Sincerely, . , Sven Erik Alstrom AIA Associate Architect F.A.R. SUMMARY Appendix to Land Use Application Form Ground Level 6009 SQ. FT. Second Level 6176 SQ. FT. Third Level 5391 SQ. FT. Penthouse 422 SQ. FT. TOTAL 17998 SQ. FT. AFFORDABLE HOUSING TOTAL Unit 201 1 Bdrm. 552 S.F. Unit 202 1 Bdrm. 615 S.F. Unit 203 Studio 434 S.F. Unit 204 1 Bdrm. 632 S.F. Unit 205 3 Bdrm. 1577 S.F. Unit 206 3 Bdrm. 1359 S.F. TOTAL 5169 S.F. ATTACEMENT 1 REVISED FINAL March 22, 199ly IAND USE APPLICATION FCâ„¢ 1) Project. Name SPORTSTALKER _RTTTT,DING - 2) Project location 204 S. Galena. Lotg A, Rr C, BLK. 94 Aqppn (indicate street acklress, lot & block Iumber, legal description Miere appropriate) 3) Present Zoning CC Commercial Core 4) Lot Size 9029 SQ.FT. 5) Applicant's Name, Address & Phone # Jerald Barnett POB 2635 Little Rock, AK 72203 501 376 8267 telephone 6) Representativels Nam, Aairess & Xone # C. Welton Anderson & Associates PC POB 9946 Aspen, Co. 81612 303 925 4576 7) Type of Application (please check all that apply): Conditional Use Conceptlial SPA Conceptual Historic Dev. Special Review Final SPA XXX Final Historic Dev. 8040 Greenline - Conceptual FUD - Minor Historic Dev. 1 St:ream Margin Final POD Historic Demolition Mimtain View Plane Subdivision Historic Designation Cor~laninil=izatic[1 - Text/MÂ® Amerxhant - 045 Allotment Iot SpliVIct line - QUE Eboemption Adjustment 8) Description of Ekisting Uses (Imber ard type of ecisting structures - approximate sq. ft.; rtnber of bedrooms; any previous approvals granted to the property). Existing one story retail structure with partial basement. Ground level 6009 SQ.FT. 9) Description pf. Deyelorgent Applicatiql Addition or Secofill and Third Floor and Penthouse/Mezzanine to exist-ing Rtrlirt-llrp. Fixiqfing Crnllnrl T,pÂ·vel Ret-mil 1-n hp rmmnrholpri into a multi-tenant retail space. Second Floor to provide rippri rpqtrirtprl emp-Invep hnilq-ine nnit-c oc chnr.m Thirrl flnn-r to provide a freemarket condominium and accessory unit. Tnt-711 F.A.R viimmwry mtÂ· Anrl nf opplirâ€¢atinn lettÂ·=-r Total F.A.R. = 17,998 SQ.FT. 10) Have you attached the follauing? Respcnse to Attachment 2, Mininum Sulmission Contents 21/ xxxxi Response to Attadment 3, Specific Submission antents Response to Attadment 4, Review Stardards for Your Applicaticn NOTE: ALLOWABLE F.A.R. (Special Review) = 2:1 or 18,058 SQ.FT. Affordable Housing Total Shown = 5,169 SQ.FT. Minimum Affordable Housing required = 2,708 SQ.FT. INDSX C= DfAN,NeS AFCâ€¢+ITTITUNBAL A- 1 54 Ft,41 ANDe, AÂ· 1 C,AsevENT 19.AN A- 15 enOUND PL- COR Pr.KN h. se CO'ID Fle'64 PLAN 7,+iRC) FLOOR PUâ€¢VI Recj- ,â€¢20 PENTAOUSE PL~N h-7 A- 8 ,â€¢te57 ELeVA-TIN A- 1 NcAT* El e VATION AID EAST- EL=VKTION A-11 Coul-H ELEVATION A-12 Flâ€¢ATIAL 6,L[e EL.tr'41'IONS A-13 :57--ReNT- CLE VAT'ION SEOTON A-14 6.-744:"eNT SecrloN, ' 041 40Â©r) CCT//L, NALL. 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Hyman Ave., Pitkin County Bank addition Date: April 10, 1991 PROJECT MONITOR: To be assigned at this meeting APPLICANT'S REQUEST: Final Development approval for the addition to Pitkin County Bank. PREVIOUS HPC ACTION: Conceptual Development approval with conditions was granted on August 22, 1990. Please refer to the applicant's submittal for their response to the Conceptual conditions. Staff finds that the applicant has met all the conditions. ALTERNATIVES: The HPC may consider the following alternatives: 1) Grant Final Development approval as proposed 2) Grant Final Development approval with specific conditions to be approved by staff and the project monitor prior to the issuance of a building permit 3) Table action to allow the applicant further time to restudy those areas specified by the HPC. 4. Deny Conceptual Development approval finding that the application does not meet the development review standards. RECOMMENDATION: The Planning Office recommends that the HPC grant Final Development approval as proposed. Please assign a project monitor to this project at this meeting. Additional comments: memo.hpc.534eh.fd 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 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 1 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 Roofshape Trim Orientation Gutters and leaders Louvres, vents, etc. Additions: House lights Placement Public utilities Form Bulk SPECIFIC DESIGN SUGGESTIONS: : 1,03Â£0Nd ATTACHMENT 1 IAND USE APPLICATION FORM A '1) Proj eat Name Pi.1464 cou,4~ 2:>av~k Â¢ Tri)4- Add Ak OVL 2) Project Ifxation 634- E:aeÂ¥ U 41-n an Av enue> Le\- w Â¢ 9 *pleck- 94 1 0 Or i qi Mod AEÂ»94 -rbuinsil= (indicate street ad~ress, lot & block number, le@Al descriptioll where appropriate) 3 ) Prefent Zoning Â£36 4) Lot Size 6019 5) Applicant's Name, Address & Phone # AsFem Epan L Â£81,ates Livnited ~?o. Dox 36-1-1 i Aspz~ , Coloraole 06| 6,1 | 1 726- Gloo 6) Representative's Name, Address & Rione # Â®Oust G. Renot AIA Gibsov~ Â¢ tze-no Arelikeets 1 415 16. Cg,er; AspeR,Ce 925-5962 7) Type of Application (please check all that apply): Corditional Use Conceptual SPA Conceptual Histofic Dev. Special Review Final SPA X Final Historic Dev. 8040 Greenline - Conceptlal ED Minor Historic Dev. Stream Margin Final PUD Iiistoric Denolitian Mountain View Plane Subdivisian Historic Designation Conlininiumization - Text/Map Anniwiniarzt - (2<8 Allotmert Lit Split/Iot Line - (NOS Ebaption Adj ustment 8) Description of Existing Uses Â· (rinnber and. type of eocisting structures; approximate sq. ft.; nmber of bedroans; any previous appruvals granted to the property). tax i.AnÂ« kpa v L ef oireroximale \~ 4-700 ar Â°F e A.4, 9) Description of Development Application 444 itional EpavAL (Wie,2 -Dpace 4 (Ippiciam 4219 1:-329 91%. â‚¬ r.A.12. tocal.A priVH,xr i \3 ovi (4 neub-j *ovt! f I nor 10) Have you attached the following? < Response to Attachment 2, Minilrinn Sulnission Contents Lf - Response to Attachment 3, Specific Submission Contents Response to Attachment 4, Review Standards for Your Application - , PITKIN COUNTY BANK & TRUST CO. 1991 FINAL MP.C. REVIEVV J ~ GIBSON & RENO Â· ARCHITECTS 418 E. COOPER AVENUE â€¢ ASPEN, COLORADO 816Â¥1 -' INight Deposit] /1\),1,1/ 1,lit 4 11)))/11 Sandstone Path \ Existing Spruce Tree 4. . .6. 3, 1 , 4 Benches , 4% ~ , 41 , V. , Low Shrubs Stonework th . Groundcover Flowers f , - Sod Berm /4 0 4 -E -_- 4 + t. LAI. < r.1 C / /7 1 / 0/ C /, 1 0 147 6 /- 7<. 1 .... 2.U-f- r - j , , Flowering Shrubs f -C _____2L_------------- City Sidewalk ' NEVV CORNER PARK - PITKIN CO. BANK 19-1./.4-1~ly-.'M 0 5 10 20' Â«ION L , UN. O. AOJACUNT IULOING ..0/.ATY LIN. ~_~ =x.X.T.I.VIWINT., II mept.ACIO ANO LANOICAPID . : -I>*2362*.-0 ((20Â·-92, tfro C.Â· 5-3 -1.-1.. . arl-Wn 1 TW- 1 L ~.A.â€ž/1~ IAVICI 2 / g L ~~~~J -9 _ r- - dn 4 A ' U l Pl.YY 11{ \1â€ž* 1 02;*A 111 ' 1 1-/LL/A/ ~7 ~ . .., il MAIN LOIBY 0 MLE=l C 1//lA w.7-1 111 1 =:t= Emlit i I-*)/1~24 111 :1 / 1 -7~, mp.n' =t= 1-]De .x..r ....c. r... _ -7- ---1 wet '11 0.-C.. Ne,W ACCOUNÂ·rl L - --- .- -7~ IXI.T. C.A.A..L. T... VY/ <> -1 w.1 : HYOMANT fieb Ppppli /0-.1 1 LLIGHT /0.1 - --Â¢Â·40 : i Lf U U. 1 1 1 1 i /--Â· LIGHT PCL. . lif[I LEGEND: HUI,ITme ITRIIÂ·r MAIN FLOOR PLAN ~ ARIA TO al looll 1 0 10 ec JO' OR REMODEL/D r----i r-- 1 1 -1 E--1 . N 137 M-04. m . ~ i -- 0/FICE ARIA E -4 =tz VAULT . I . 4 11 -1 11 4 LOWEA LEVEL PLAN HYMAN AVENUE - - - -- - 4 0<'/0'.1.0.1 0..... - -- LE TIZIZZ~/ 1 1 1- ' . 11 11 11 1 - - 1 \1\ - /1 1 GFFIt \11 2ND LEVEL PLAN ~ 1 1 10 20 30' - MEW~k I . 1 E Â· i i. /0-n, 1 , - 1 MIZZANIN~ - 1 1 / COPIN TO =ILOW] 1 1 4 4... 1 1 11 F / _ IL .- -_. U O..IC. 0.~dl.1 3 -1 -[ [T~T~Pr-i T--T-~-~ i r-,t~~~1~r T--1- '~ 1!~ T-1- r- *- i.1. L:_...Â£-1._i.-:_1 1:il -]-3 _1_,1-1 -2-[.. 1 11.1314~Ei--9 --~~ MEZZANINE PLAN - - -4-Till: ' ~ 1 1 IAWCUT GUARTZ,TE .1.1,..1 ~.1~11*[ ]4 1 .4. : CORNICI -- 1,1 4 ... 4~ I , I BAWCUT QUARTZITI â€¢ILL/ a LINT/1.0 .....+Fâ€¢â€¢ON=; ANNOOIZIO PACIIRICK - i .Al, 6, i #M.' 11'i!11~1111;1111't 111,1.1 i '1:~1~ i ,~: 1~i.! ; .: --=ri.E $4 W~NDOW PRAMmI '"It'l.'Ar 4 :,1: ,= P:,. 2 ,E =-- OUARTZITI S IRICK .7.ING COU... ~ )â€ž': i",'I~ ' -I~. EL.~1~2 1 " Diii' r-7 4. ---A%WWW, 1-1 QUAARY PACIO 6 7---[Tril.13.-211EEL '~ aUARTZ,11 CANVAI AWNINO -- \ 'd 1 4 --- - !1 1 1 li ' 7.--1-2.- 1 .4,Â· ---- i li _lul L 7-- -JAUT-----T--7 a. HIGH .Al..0 M.TAL - LITTIRINO 11 1~ 11111~ 1141 1 1 1 -- 4- .- . L.--- E 014wk!'!'., 4.1'1 ' ~mib. j: 1 ! 4 |1_1 â€¢1 I u . ; -39Â»9~Ef 9 11 10 ' 1. 1 I I. 7. It= SOUTH ELEVATION EXISTING SOUTH ELEVATION PROPOSED O ,0 2â€¢ 8 14 .. S, IN;fi +I'l f . H..88.Ir -/~ -_ 134'.8- ~!/1.1 1 1/ 1 1 1 1 m â€ž11, I lillil /9 /1 --- f .M.-4 --009_ 27 1 Â£. 100'-0- ,-' SOUTH ELEVATION 7--1~oÂ· 11 /0. 1111111 1 F. 1 , a G L 1 781-1 .Wn 1,1,111111!ImITI~1111,111,111111,111.1 1,!11111111~~11*11111~~MI~,U 1~1~ 1~,11111~ 1~11f~ ~,1,1~~ ~~1~| 11~ Ill'1111~,3.,i.1,11-Fll!111~i', il ~I 1 | ./1..LOO. .*E~. 11--1 1 12- I -~-~211_ _ . MEZZANINe LE.5 _=L_- I~~gÂ»-aF=i- - ==791*-12--- 1Wf, MAIN -100- --46=-0-11.4- 12=-I -i- * EAST ELEVATION rl "11 i PABâ‚¬EFI_.._ plillililll'Ill'lll'U (11 ELÂ· 133'-2" MEZZANINI LEVEL 8.144" 3~70~ FFA~-=6-=-Fe# . .LU ./ Fccl~F-/i#Z%-~- 1 - -=7M-=--=4IF~IIM MAIN FLOOA 4/7/0.-or , . NORTH ELEVATION r"--i A--4 20 300 .....El - EL 134'-al 0 lill'j J â€ž-1 -21 - , 11-_0 M ft_Ek--1&2~ =Â·rl .,Â« â€ž-1.1 - EL. 1200-9" . r'rl: - 7 :&11:%3 LEVEL 1 49 - 1 2-- i MAIN FLOOn - - - EL. .00.-01' 0 LOV,JEEA LEVEL EL. 091.0â€ž .- Pr- & ,â€¢ 1, 11 -1 i ',2*-hi=.1-~~-'i./2, L , _-1 I;zIE~ikf~- E-1 1 5%17*ift1Fm M M*M ki :I'l':I . ..ili' 1 i - 4 1 Â»r /.-'I"-1~(P r- --1 In-1--F-T- -1 FO--4 - i Il |.Il.-" IiI Fl'53 .6 I M _ 9 "m 521 =mtÂ«El - . . . --3 taLK, -1-7' 1 1 -. .-1 r r' . 1-Â·r -'f~ =-273* =wÂ·~ t~~4----L=~r-=-Ge====1!==lktjf==1_im 1 1 1 EAST ELEVATION , 200 BLOCK SOUTH HUNTER 0 1' 20 - 30 .0 1 1.1 1 fÂ«-0-24570-19 . Â» f d 1 11 L .- L .. =E .. 1 ,- ---'-r//1/L â€¢0,=c- F i u _ 1 7:' =Ti'~ . ,2/--.ar -- -- - - 31*HA -1 Â« FER 1/A -- , 1 1_1 un~ Â·-1 1*' 1' ,1 i -11 H fill- t- F- 31/09~- j GE=ST r.-=UT .Mid TT'INA 11 _,2 . i - 1 --- 1 I 1 1 --4- 2.-2 1. 2 k .51-1.3119. + -4 1 - - A ..' ,+17 ty* : :-e 1 7.-0 - I L. 1 - - 1 ..lil i \ I ... - mÂ·1-2.6. _LEE ~ . . I . IL = ....Li 1- J.-: =-111 1 -,--- f 1 i . 6 - - c Fi -1, 11 lii 4 - 511.I Â¢..:, N.~. f 4 8 J - 3 6 1, A ' E r.491 f-tri i.il'< = 3 53 1 11 2.- U *j-'Lal '; e lili- 11 I ..IX 11 = L- 1.- . - 1 11 SOUTH ELEVATION U 500 BLOCK EAST HYMAN ~= GIBSON E FRENO Â· At-ACHITECTS 11/ [ /1/â€¢Eft /#.EN'/ .9,4 N ' C.on... all" PITKIN COUNTY BANK ADDITION ,. 6-- GIBSON S RENO Â· ARCHITECTS February 26, 1991 PITKIN COUNTY BANK FINAL DEVELOPMENT PLAN FINAL DEVELOPMENT PLAN STATEMENT A. Restudy area dedicated to vest pocket park with simplified solution and elimination of berming. Response: The vest pocket park was restudied. With the fence and sculpture being removed and the sign being relocated, we feel the space is improved and more appropriate for pedestrian use. The berm is proposed to remain as originally shown. This berm deters people from cutting the corner of the park and creating a muddy path. B. Relocate bike racks to north of present location. Response: If the bike rack would be moved more to the north, it would require more hard surface and eliminate more of the vegetation. The bike rack actually has been moved to the south where there will be more public use. It also has allowed an increase of vegetation on the southwest side. C. Exact material representation shall be presented for brick, mortar, roof, windows, awning and benches. Response: The new brick, mortar, roof and window materials are to match existing materials. These are shown in the accompanying photographs. The park benches will be wood. We propose the benches to be heavy timber, similar to the enclosed photographs, without the back. The stone and awning samples will be presented at the meeting. D. Restudy the large southwest stair/elevator tower considering separation from the west wall plane. Response: A separation was considered between the tower and the rest of the west wall to define the tower as more of a separate unit. The separation is difficult to achieve without violating open space requirements. This separation was developed by placing a small vertical element between the tower and the rest of the wall plane. This component is made up of a 4" wide cut brick running the full height of the 3-story building. The openings in the west wall on the second level are to be limited as much as possible to a pattern of brick and small screened openings, for mechanical equipment air requirements. Please see the West Elevation for brick pattern. This will simplify the elevation and isolate the stair/elevator tower even more. 418 E. COOPEA AVENUE â€¢ ASPEN, COLORADO 81611 â€¢ 303/922-5968 â€¢ FAX 303/925-5993 page 2 E. Open Space Clarification Response: The lightwells for the basement windows have been reduced. The open space has been reviewed and accepted by Planning and Zoning. F. Add horizontal mullion to third floor windows to make them more consistent with windows on the first two stories. Response: The horizontal mullions were added to the third floor windows. G. Study possibility of unifying mortar color throughout the entire structure and present at final. Response: The mortar color on new addition Will be as close as possible to the existing building's mortar color. The mortar color on the old addition will also be adjusted as much as possible to match. H. Mechanical equipment shall not protrude above parapet. Response: The mechanical equipment will be located on the west side of the existing roof. This will allow the west wall to screen the equipment. I. Call out location of sculpture if it is to be retained. Response: The sculpture will be removed. J. Restudy possibility of sign location and sizing. Response: The sign is to be located on the building on the left side of the main entry. The sign is to consist of individual 6" high raised metal lettering or a metal plague with 6" high raised lettering. K. Clarification of fenestration and detailing of entire west wall. Response: The window details have been unified with the use of horizontal mullions. The openings are to be limited as much as possible to a pattern of brick and small screened openings for mechanical equipment air requirements. I ..3 N. .9 1 0 , . 1 . Ilia ., p - *. - r. ... -.43;.> ./ -I . 6--. - -- \ P ---- -'4.-7. r . , , 5. . . -r. *. I . -.- I '/ m, 540'.7, i '*/:<*i,i':&* S--- I - ----- â‚¬ ----7 - '1'g . . h . ./'â€¢ . 3~k 1,yu;,i. .2fiA.- / 7. _t I.- -...I./"* . .-/ r . T> U. 2,4 . I. . 1 -=.-m.-- VVINDOW VVO -1 - BENCH Cd*~~< TO BE OMITTED] C /hyâ‚¬ 'f 1%1~ b - 1 5 - . .. I. . . I g ' i. 1 - 0 . 1. . D,j . . , 46'2' . 439 .Â· . .1 I -/' r '. -----, 1 1 i . Fr -- ~ ry'l-/ ---. Ma"!EN-" . 41 A..4-1-10/ -=- I. seeb= - I // - Ve ~000-4#0 1 â‚¬ 0:03 METAL ROOF BRICK