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Home My WebLink Aboutagenda.hpc.19901219AGENDA HISTORIC PRESERVATION COMMITTEE DECEMBER 19, 1990 REGULAR MEETING SECOND FLOOR MEETING ROOM 5:00 I. Roll call II. Committee Member & Staff Comments III. Public Comment IV. NEW BUSINESS A. Preservation Law/HPC procedural issues: one hour worksession with City Attorney, Jed Caswall V. OLD BUSINESS A. Final Development: Sportstalker Building .TABLE:8 - VI. COMMUNICATIONS Project Monitoring: 4 Meadows report - Don Erdman and Sub-committee General discussion of Council Worksession items (scheduled for Monday, Jan. 21, 6:00 - 7:30) 1991 Goals setting discussion/meeting date chosen 1991 Meeting Schedule ,-2-7 ADJOURN 0 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Final Development (continued): 204 S. Galena, The Sportstalker Date: December 19, 1990 APPLICANT'S REQUEST: Final Development approval, as originally submitted for the November 28, 1990 HPC meeting, for a two story addition to the Sportstalker building at 204 S. Galena. It should be noted that the Vested Rights approval may only occur at a public hearing, which was tabled indefinitely at the November 28, 1990 meeting. The applicant has not requested Vested Rights a rescheduled public hearing, which could not have occurred as early as this meeting anyway. PREVIOUS HPC ACTION: At the November 28, 1990 meeting of the HPC, Final Development and Vested Rights were tabled with the following conditions: 1) Restudy awnings - awnings shall be window specific 2) Eliminate second floor (horizontal) line 3) Restudy west elevation mid-block recess 4) Major material samples be submitted 5) Color rendering shall be provided 6) Restudy cross section of the top of the first floor; the wide board line requires more detail The applicant has - considered these conditions of the tabling action, and has simply responded in writing with a request that the HPC reconsider the original Final Development that was submitted. No revisions have been submitted which address the conditions of the last meeting (stated above). PROBLEM DISCUSSION: The Development Review Standards are found in Section 7-601(D)(1)(a). No development shall be permitted within the H, Historic Overlay District or involving an Historic Landmark unless the development is approved by the HPC pursuant to the procedures outlined in Common Procedures (Art. 6, Div.2) and because it meets the standards of Section 7-601(D). The standards are as follows: Standard 1. The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels with the subject site is in an H, Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot of exceed the allowed floor area, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. Response: Staff has consistently found the proposed development generally incompatible with the adjacent parcels (Armory Hall, Brand Building, Webber Block, etc.). Staff consistently has held that the proposal for this 3-story clapboard building bears no reference to the adjacent parcels, and that its detailing lacks definition and the awnings plan is inconsistent. For those reasons, the Planning Office finds that the proposal generally does not meet this standard. Standard 2. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The consistent opinion of the Planning Office is that the proposal bears little reference to the architectural character that predominates throughout the Commercial Core Historic District. We have found that HPC's review comments and conditions of approval on this project have not resulted in a satisfactory design that meets this standard. Aspen's core district is comprised of two and three story brick and stone structures that anchor key blocks and corners. Additionally, one and two story narrow frame and clapboard structures are found scattered throughout, creating a small scale balance to the district. The Planning Office finds that the proposal's three story massing, scale and materials are inconsistent with the character of the neighborhood, therefore, we find that this standard has not been met. Standard 3. The proposed- development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or adjacent parcels Response: Staff has considered the issue of this cultural value standard (in its relationship to this proposal) as the project has evolved through the review stages. We feel that the cultural value of the core district is primarily found in the abundance of significantly styled brick and stone 19th century structures. We find that this proposal competes with this established pattern and therefore may in turn diminish the cultural value of the adjacent parcels, three of which are National Register buildings. Standard 4. The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. 2 Response: The existing one story commercial building is not historic, nor promotes any significant architectural statement in the district on its own. Therefore, we find that the proposed two-story addition detracts only in the issue of eliminating a quiet, one story, small scale commercial building within the district. SUMMARY: The HPC has continued to work with the applicant throughout numerous meetings, both full-committee and sub- committee. A great deal of time has been spent on project review, and in an effort to move the project along, the HPC has voted on numerous conditions for restudy or revision, in an effort to assist in having this project meet the Development Review standards. In this case, however, the applicant has not conformed to the conditions approved at the last meeting. For these reasons, and due to the project's inability to meet the Development Review Standards, we are unable to recommend Final approval. ALTERNATIVES: The HPC may consider the following actions: 1) Approve the Final Development application as originally submitted 2) Approve the Final Development application with specific conditions, that shall be approved by the project monitor and staff prior to the issuance of a building permit. 3) Table action 4) Deny Final Development approval, finding that the conditions Of Conceptual approval, the Final Development review conditions of November 28, and the Development Review Standards have not been met. (Denial actions may be appealed before City Council.) RECOMMENDATION: The Planning Office recommends that the HPC deny Final Development approval, finding that the conditions of Conceptual approval, the Final Development review conditions of November 28, and the Development Review Standards have not been met. memo.hpc.204sg.fd.2 3 DEC 1 2 1990 Architects C.Welton Anderson & Associates i 1 Deo 9 0 '132-3/ 12Â«-ZÂ»06- i 42 Â»p f 1 1 c BIO- -9 984 *paa fv ju_ 5fdvt-q %401 kv 42,7/plog-Â£2, Rtius;:1 60-23% c 6Â»,if (*ek_Â· 23~,j LA/1 4,4 â‚¬3.1 l 06.~-6~6 -6-ZOus o{ C,ec@j)tld a--5 550 bt,11; dew Â£ Pjak Lia A t-J' P. c f â‚¬ CO~S; ele Â»u- furd 34 41 w DC C [ 9 ill â‚¬Â£118Afl 03Â£971 Planning / Architecture / Interior Design Box 9946 / Aspen ,Colorado 81612/ (303) 925- 4576 C lA/elton Anderson & Assocides FINAL DEVELOPMENT PLAN Sportstalker Building 204 Aspen, Colorado October 19, 1990 Roxanne Eflin, Historic Preservationist Response to Attachment 3b, ASPEN/PITKIN PLANNING OFFICE 130 S. Galena In recognition of the Hist Aspen, Colorado has a commercial charactei RE: HPC FINAL DEVELOPMENT PLAN for Spo: corner entrance, and awnir 204 S. Galena Dear Roxanne, The building' s zero setbac consistant with other comn Attached as part of our final developm, The building's overall mas are written responses to Attachment 3b differentiated from its, la Development Plan application. backs that break the uppei vertical elements. S ineÂ¥ 41#, / / 09 *- Response to Attachment 3bs C. Walton Anderson, Architect The following items specil conditions remaining and j a) . WINDOWS : Second and tl in size and detail so third f loor windows..( solid transom panels 2 their head height and story windows. A wide windows also visually from the residential I obscured by awnings 01 Il I or continuous). 1 Planning / Architecture / Interior Design Bc FINAL DEVELOPMENT PLAN October 19, 1990 page 2 b). AWNINGS: Two versions are presented to the committee for review. "Opening specific" - These awnings are shorter and they narrow to the width of the store windows below. They strike me as being dinky and too varied in size (width), and some- what scattered about the facade. The vertical areas between windows becomes much more important, only moderated by the horizontal trim and bands on the surface. As mentioned several times during our meetings, awnings do- define the window.openings below them, more so on masonry buildings because they fit between the masonry piers that form the structure that separates the windows. On a flatter wood building, awnings can define the windows they are over or they can define the whole pedestrian street level by pro- viding a full canopy. In Aspen as well as other western towns, wood buildings (both old and new) often had a "continuous" canopy over the sidewalk to protect pedes- trians from rain or snow. These are (were) generally wooden porch roofs supported by columns at the sidewalk edge and covered with shingles or metal roofing (or flat as in some of the "modern" covered sidewalks in Aspen). The second elevation labeled "Continuous Street Level Canopy"5 in addition to simply covering window openings, protects pedestrians and clearly defines, differentiates, and separates the street level retail from the residential use above. The existing canopies are not awnings and should not be replaced by awnings. They serve a different purpose (pedestrian protection) and are as appropriate on this wood building as they are on the Mesa Store. Final Development Plan October 19, 1990 Page 3. c). GLAZING: Restudy of the glazing details on the west mid-block setback. Overlay drawings show different treatments and mullion patterns for this part of the west elevation. I prefer the overlay labeled 'C' because it is the most consitent with the glazing patterns established elsewhere. 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MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: HPC 1991 Meeting Schedule Date: December 19, 1990 PLEASE MARK YOUR 1991 CALENDARS TO RESERVE THE FOLLOWING HPC MEETING DATES: (2nd and 4th Wednesday of every month) January 9 February 13 January 23 February 27 March 13 April 10 March 27 April 24 May 8 June 12 May 22 June 26 July 10 August 14 July 24 August 28 September 11 October 9 September 25 October 23 November 13 December 11 November 27 December 18 (3rd Wed.) Important dates to note: Council/HPC goals worksession: January 21 (City Hall - 6:00 - 7:30 p.m.) State Rehab Tax Credit Workshop: January 31 (Hotel Jerome) National Historic Preservation Week: May 12-19 Aspen Preservation Forum and Honor Awards: May 15 (Location TBA) State Preservation Conference: September 14-15 (Manitou Springs) National Preservation Conference: October 14-20 (San Francisco) memo.hpc.meetings.91 HPC PROJECT MONITORING Update: December, 1990 PLEASE REVIEW AND INFORM STAFF OF CHANGES. THANK YOU. HPC Member Name Proiect Address Status Bill Poss 413 E. Hyman Approved Little Annies Uic 430 W. Main U/C County Courthouse Approved Highway Entrance Design Committee Charles Cunniffe Guido's U/C Holden-Marolt Museum In Process Don Erdman 501 E. Cooper (Independence) U/C 210 S. Galena (Elks) U/C The Meadows In Process Glenn Rappaport Paepcke Park Gazebo U/C 17 Queen St. In process Cottage Infill Program In process Leslie Holst 215 W. Hallam U/C 221 E. Main - Explore U/C 212 Lake Ave. Approved 210 Lake Ave. Approved Joe Krabacher 801 E. Hyman In process Ski Museum In process Jake Vickery The Meadows (alternate) In process Roger Moyer Holden-Marolt (alternate) In process 1004 E. Durant U/C Georgeann Waggaman Wheeler-Stallard House Approved hpc.monitoring vt'*Fy>*.-15: DEC 1 0 1990 December 6, 1990 ~~~*445' Building Department 42~i. i.%44.-8 City of Aspen *921Â¥5>~1*,7 - e :i. â€že Aspen, CO 81611 Dear Gary: '412(djg#q#)4~-~3442.** 59*R.,7.'Er.=:' 4.-t ''rz,9Â¢ RE: 215 WEST HALLAM STREET ..16&9; \' le,Fli i f Â·Ak 6, VAS,*Al 1 1 4 ASPEN, COLORADO ~10 -4 4 \41% r . i 4 In order to remedy the present situation, we propose to do 14 4 .19*, 1 , Ce Â£ 4, * 101. 1, , 41 44 the following in addressing your two main concerns. As you M have explained to me, your concerns center primarily around 1 A.1'trr Arir PA- maintaining the integrity of the existing structure and eliminating . 444 *4Â¢@j54*~~~4zf.%0â‚¬~ia-. what is perceived as an "attractive nuisance". 1. Sheath the walls and roof with half inch CDX plywood. r>-ffrÂ·,Â·:.I .,rnvyÂ·.f tÂ»* Â·' 2. r. -6 1 4 2. Apply 30 lb. felt where appropriate. .,b'*ty:Â·24&49$44 6Â·r-R mi 3. Flash existing building at grade line. *'**Â«f' S.T. ROBIN Associates 74 4. Erect a 4, high snow fence around the property. ...'Â·'2.*vÂ·~%2*44-:' Â· Â·~Â·,-:> p. This fence would be erected to include the wrought 1.44&2$,9., triâ‚¬G>Aytili'ji Â·'. - r.. iron fence at the front of the property if necessary. f, Â£44:444::ptr~~:"' - :~ *~, . Â¥'.1. e, 1 We are constantly pursuing the acquisition of financing so 3358 Robin Hood Road gi that we can resume our project. We are currently speaking to four different sources. It is our hope that we will be 4~6*4~0.1~9~,'+IM89f#*f able to have proper financing in place so that we can resume %641*if~R~I.: '.':r,; 13.t construction within ninety days or as shortly thereafter as weather permits. 1,Â·Â»Â·Â·' Â· &94 We can assure you of our full and prompt cooperation in addressing ~%':Â·ffi-01:39.*'.t:,-3-',1Â·:~-~-Ir,17 any concerns that you have regarding our project. t I * .*Â·u4:1.->.,9,~4*Â»11, i PA 19046.9 Sincerely, 1 't:i.r/B,-/J-jUN4y,4*.Â·-4'i -i.Â·,Â·-/ . 44 .4% 44,2 /DULÂ« David Sloviter *"00#34~~e! 21*5.93&769.0 /els 1,~ 1: 39.-9 cc: Edward M. Caswall, Esq. ff*(JiBLEA~#PE eL' S. 7. 4.16% Ms. Roxanne Eflin fÂ¢*ge<*2Â·fi-:~~- Â·t. -5 3 7:-:4%Â£;/. 0:>- Â·â‚¬~2*.f?R.FAX 215.938.7622 .f - . :'.'i~'-iZaiL 0,-,:~.Â· 1 â‚¬2;4,4. 1 #44:*r...0:, .i;:3 lot 1,9 fe 9,3.-41---:1...11.: .- ....'. 02.-mti:PJ~: -'2.-1.1.-.--: '-2 - I- I I ./ 'Ill 1. I.- T. 1 , ;r ' '~ ~