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Home My WebLink Aboutagenda.hpc.19900523AGENDA HISTORIC PRESERVATION COMMITTEE MAY 23, 1990 REGULAR MEETING SECOND FLOOR MEETING ROOM City Hall 5:00 I. Roll call and approval of April 11, 1990 minutes. II. Committee Member & Staff Comments III. Public Comment IV. OLD BUSINESS 5:10 A. 430 W. Main - Final Development V. NEW BUSINESS 5:40 A. Hotel Jerome Terrace - Minor Development 6:15 B. Staff Discussion: "What did we learn from the demolition of 624 E. Hopkins?" 6:30 C. Staff Discussion: Summary of National Historic Preservation Week 6:45 D. Request for site visit: 1006 E. Cooper - May 29 at 3:00 p.m. 7:00 E. Pre-application: 222 W. Hallam 7:15 F. Pre-application: 204 S. Galena - Sportstalker 7:45 VI. DISCUSSION & COMMUNICATIONS 8:00 VII. ADJOURN AGENDA HISTORIC PRESERVATION COMMITTEE MAY 23, 1990 REGULAR MEETING SECOND FLOOR MEETING ROOM City Hall 5:00 I. Roll call and approval of April 11, 1990 minutes. II. Committee Member & Staff Comments III. Public Comment IV. OLD BUSINESS 110,1.3*- 14 trt' 0 0 -3> 3AA uin- TAP< 2 -3 d L â‚¬14 kÂ°t',ag - 5:10 A. 430 W. Main - Final Development V. NEW BUSINESS 5:40 A. Hotel Jerome Terrace - Minor Development(04.-.-1-~0- 6:15 B. Staff Discussion: "What did we learn from the demolition of 624 E. Hopkins?" 6:30 C. Staff Discussion: Summary of National Historic Preservation Week 6:45 D. Request for site visit: 1006 E. Cooper - May 29 at 3:00 p.m. 7:00 E. Pre-application: 222 W. Hallamjt'ACÂ·~0 Â¥, Â· Gls - 4 5-7 6 7:15 F. Pre-application: 204 S. Galena - Sportstalker BJ 7:45 VI. DISCUSSION & COMMUNICATIONS 8:00 VII. ADJOURN . THEODORE L. MULARZ & ASSOCIATES ARCHITECTURE 4' PLANNING t, ap d# 6# ap ap ap 6# ap 7 May 1990 / 3->, L 4 1 1 :4# / if MAY - 91990 .1 Z.1.. 1 1 Ms. Roxanne Eflin Aspen/Pitkin Planning Office j -6 24Â» ... 130 South Galena Aspen, Colorado 81611 3 :11*01 RE: Beck Residence/Office Â· 430 West Main Street . 1 .4 , 4, Dear Roxanne: . Â·4 I was out-of-town when you phoned last week and learned that you will be out- 4 :...1 of-town until Wednesday when I returned your call this morning. In any case, j. 1 ..j.Â·ft the following are responses to the items you questioned in the message you left: 4 WINDOWS: I continue to feel that it is a mistake to restore the existing Â·a ' :4 % ., d windows as noted in my letter of 20 April 1990 to the HPC. Since windows '4 have been replaced in the Hotel Jerome restoration, a much more significant historic building than the Beck house, it seems that a precedent has been 1 established to allow window replacement in cases such as ours as well. Y SIDING: Please note that "siding" has been addressed in item No. 7 of the HPC Supplemental Information dated 9 February 1990 as follows: 'Any rotted ' siding and trim will be replaced with matching pieces.' TREATMENT OF FRONT CONCRETE WALK: The walk will be poured concrete of 4" sidewalk thickness with a "pea gravel" exposed aggregate surface. We are flexible on this finish in the event the HPC prefers a different treatment or texture. EXISTING SHED: The existing shed was built sometime during the 50's after an old barn was (unfortunately) removed. It is an eyesore and of no historic .1 value. In fact the folks from across the alley asked what would be done with the shed and seemed to be pleased to learn it would be removed. If you are g in doubt as to its value perhaps you can look at it prior to the May 23rd HPC meeting. I have no doubt you will agree that the site will look better without it. If you have any additional questions or comments please give me a call. I will appreciate hearing from you regarding the time we should appear at the 71 May 23rd meeting. Sincerely, 3 rJ-h' A-3. Theodore L. Mularz, FAIA CC: Mr. Glenn Beck P.O. BOX 166 ASPEN, COLORADO 81612 TELEPHONE 303/925-3365 2-. , ' 933*06 I 0 - 1 -,.4.3.U . t.AU --De. ./.,I....77.vel"q/N' /11- 00 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: . Final Development: 430 W. Main. Dite: February 28, 1990 LOCATION: 430 W. Main St., Lots K, L, and M, Block 37, City and Townsite of Aspen APPLICANT: Glenn A. Beck, represented by Theodore L. Mularz, architect PREVIOUS HPC ACTION: On February 28, 1990, the HPC granted Conceptual Development approval with conditions. The applicant has met these, with the exception of requesting a complete replacement of all windows. Staff finds that wholesale window replacement request does not meet the Standards for Development, the Guidelines, the goals of preservation, nor HPC's conceptual approval. The revisions include an appropriate redesign of the front porch and the elimination of a handicapped ramp from the streetedge to the facade. The handicapped ramp will now access this structure from the alley. Staff will present a full project summary at the meeting. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Final Development as submitted. 2. Approve the Final Development with the condition that the windows not be replaced, but preserved and maintained in place. 3. Table action to a date specific, to allow the applicant further time to study the proposal, incorporating the comments and guidance form the HPC is a revised proposal. 4. Deny Final Development approval finding uhat the application does not meet the conditions of conceptual development approval. RECOMMENDATION: The Planning Office recommends that the HPC grant Final Development with the condition that the windows not be replaced, but preserved and maintained in place. memo.hpc.430wm.fd . THEODORE L. MULARZ & ASSOCIATES ARCHITECTURE ' PLANNING & 6# ap ap ap ar go 20 April 1990 Historic Preservation Committee City of Aspen 130 South Galena Street Aspen, Colorado 81611 Attn: Roxanne Eflin Re: Beck Residence/Office. 430 West Main Street Dear Committee Members: Don Westerlind of Alpine Construction Co. has inspected the win- dows at the above project and reports that it is possible to re- store them although at great expense and wlth many new parts and pieces. This type of re-building/restoration, in my opinion, would destroy much of their historical integrity in the process. A copy of Don's letter with photographs is attached. Mr. Glenn Beck, the owner, and I request that you encourage the existing windows to be replaced with new ones, of the same size and profile, which will be much more energy efficient than recon- structed existing ones. It seems that with our concerns over the depletion of natural resources, energy conservation should take precedence over modified historical integrity of a few parts of a relatively insignificant old structure. Sincerely, 15--lÂ»-4043- Theodore L. Mularz, FAIA TLM:t CC: Mr. Glenn Beck attach. P.O. BOX 166 ASPEN,COLORADO 81612 TELEPHONE 303/925-3365 ALPINE CONSTRUCTION CO., Ela 315 EAST MAIN STREET ASPEN, COLORADO 81611 ' PHONE (303) 925-7007 Â· FAX (303) 920-3778 March 19, 1990 Ted Mularz, FAIA Box 166 Aspen, CO 81612 Re: Inspection of the Beck Residence/Office Windows Dear Ted: On March 15, 1990, I inspected the Beck residence/office windows at 430 West Main Street, Aspen, CO. Following are my comments: . I have enclosed pictures of all the windows which are marked on the back as to which windows they are. My camera was opened by mistake before the film was rewound, so I did not get exterior shots of window 4 which is the lower east and window 9 which is the upper east bedroom window. . I found during the inspection that all of the windows are in basically the same shape. Most of them have been painted shut but could be freed up to be operable with a lot of work. The wood seems to be firm and there isn't any evidence of dry rot; however, they all need scraping and repainting. To make them operable, the casing would have to be removed, the jambs removed, the pulley and weight system rebuilt and rebuild the windows. New stops, handles, sach locks and barrel stops would have to be installed as well. . In order to do all this, I would recommend installing new manufactured windows. There are several window manufacturers that would make a window to match the existing details of these windows. 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El Srtâ‚¬ T Cy . 510311HDUV fUVIDOSSV 9 3331NNnD 931MVHI) -13!clozA:Ell=t VISV NORTH FIRST STREET 'â€¢i 1- EXTENSIONOF EXETING STAIR WELL & NEW DAPLOYEE HOUSING ENTRY - 70 0 / 2\ 6 r-- Nev Winlovs to Malch Existing '*214'LAV=z=] 4-/1-Â·11#.-1-1 - -- /2/ - /'AAA %. -====2=n~ --- - -- -- 1 1 \\-ZE~ - - -- Nev Fascia, Soffits d Eaves ,Â£24 /1 / t --- - - to Match En,ling -=227----,2 ~ I--~))-1.--Â£Â£-.--I~-I-~ \\ --1---- .--I~i--I----- //9 .-_-- --_ - -- 4 524221. -- --_ NewSiding& TnmtoMatchEnsting r=1 == =zi paj--------'t=3.--- 32--- E----, -- - = - 4------7--- ------t---1,%.fiR-. --=1-----22*2-=----- ..~-pi~. .M~--- - -- - -- --- #EEES-=EES EU~I=dift~~EfEES==f=zz;=.~r---- -- - u~I - #- --------- Nov Colun= to Match 215tag Ir-7-21L-JU'-1.10 1 lir~ .EL L U 1 *Ffli In' - 11 11 - 61 9 9 - - -I-. f-1 r--1 [7-1 i-''l i I j -- - - IL_Ill[Ldl .* 1 -191 ----Â»---- ~_~ -- -I-- - - Nev Hardrails, Spintle, ard Nevel Posts 1 - M li~ff- -fld~ to Match ExiAing - --li- . SOUTH ELEVATION 0 0 EXTENSION OF EXISTING STAIR WELL < NEWDORMER ADDITION & NEW EMPLOYEE HOUSING ENTRY ~ m 0 .,1 0 ~,-_~. Nev Winlov: to Match Existing U to Match Ensting - Z - UJ ---- . NeÂ¥ Roof Shingh to Match Ensung 0 GENERAL NOTES -- - Ensting Builduw -- =3RILE --- ~ 1 Ii--d' Ir--11 /repalpd d painIA. m ; / ~=2- / r. Â£ - --1 - i // 11[JIL_3 - 011 1=1 - W Exterior of ensting bwiding to berefetished W - Nev Constrxtion --E-------)--z--3- - materials and detailing. -, All mv constnxion to antch Bxisting buildi.4 z - -- 5 -- -6 1# 2---- ---1 .... < 4140-0-1-1'[hÂ« 1-.7.=1 --- ------ ~_JI Â«U~Upzn~~ / OA/*ING C.----1 i--1 - --- M - 12*222: .22-1 LeLE.229#1'11 Nev Handicap Ramp - Nav Hdraili~Spinil=,ad Novul Po,ts ll- IW. (Qii=Â£. 6~ W,k:!lbdsM,4 NaÂ¥.Siding& Irimbld=h.Imaol Si-â‚¬ET 40 to Match En,dir EAST ELEVATION - F-1 9-/ IT /- S.C)311HDUV/53.LVIDOSSV 7 3~IdINNf-ID S313VHJ .ma--Visv ' ' 4 4 9, ' 4 ' ' 5 1. j"V 0 4, 4)8 (3 d Wlu.- I l.41.16 - Â·tlml----rm â„¢a-Â·r~ aWriNG KITCHEN PREP AR .....-n 7....._ _ L 11 BEDROOM fl BEDROOM #2 BEDROOM #3 - L...2%,/ ------1= 1 7 g 1 .1 1-1 k Existing Dimibwaiter To & b ~noved ~~EXISTINO STORAGE < EXISTING MECH. -13 <flos. cljosY 1 9061 6,11 1 i -a_r.0 -1 $61-4, F - BATHROON! C-~ 1 -: 3 J - - - -- ~1 -1-UNEXÂ¢AVATED Â· A L==U â‚¬ CLbs\: r- 1 - N .1 Ir- . In L.-a 1 ' r---7! , 11 11 u 1 1 I --7 1 . 11 11 . 0 ~i 3._ -t>i- 1 1 " I El ;1 N o : L===41 ~ g 1, 11 23 429900 KITCHEN ,<'~ 0 1 1 It 1 ----- DINING LIVING ROOM & ~ ~ 1 [ 11 r---- --- i. 11 U R y -1 6~' EXhINGMEN'SJOILEr EF~ 4 1 ---- ~ - Eisting stair to be removed | ~ E==:SLVAil i~ It 1 1 11 ~. lilli p 4 ~ EXISTING WOMEN'S TOILET ~ 11 F -- / -- L---1 L- . n --4- 2 :1 11 W 1 1- -- --9- 1 1 0 UNEXCAVATED 11 ~ OFFICE 11 It 11 11 5 11 It 1 11 Z r --- A OFFICE I l L 1 C 7 0 1 1 11 < It b 11 k 1 11 -1 - #-- ' lu -Ill- U C r-, STORAGE Z < I. N , EXISTING WALLS.AND PARTITIONS TO REMAIN 2 2 2 2 Z Z E<ISTNG WALLS AND PARTIT:CHS TOBI REMOVED --29*,E / RS.2- 1 NEWWALLSAND PARTITIONS _ _ _ - --- 2 -2 1 -0,4.-'-1-:b- - 1 Ce NE Â· * LOWER FLOOR PLAN - fe 0-12 3=4-5 2 S-L E' CDâ€¢ Sl.1311HDUV/S31.VIDOSSV 9 3=331NNfD 5312Â»13 3181 VISY CE,; , 'â€ž'6Â· 10< INC)+ 4/ i I N .';'/;H c A /9&() K)_) 4Â· 1. d'>'t, t'k'it ,( *1 . /,j OC]VUL> 1, >n Â· . ..1 Lch L - I 6441- Hol=ing Elry 67-7- Ly 11 ...92 14 11 -- EXISTING KITCHEN DINING h. 81 IMPLOYEE TOTLEr ~ 4 i h P] h LJ 1: 1 F [2-3 r:~ Emplo>De Housing Entry 1-l[-1 1 1 -I -- =~9 [1 . 11 --- -11 grORAGE /7 M /,-1\%=ge.1 - 11 IL---------- %01 - -1 It DINING DINING - 3-5Â«-0 41 B -~-- 2 2.ULL Existing statr to be ran:*ml -,/1 1 BAR F)<.'h - m M , -14 -t==1 2=22-3 COIC- 11 11 JI . -JI U UP 1 11 :1 BM=NÂ¥.d-=M--4 9-14 - 2=21 1 1 1 1 / - _ _i-1- <-:2 1 1 1 1 2-1 11 OFFICE OFFICE ~ ~ ~~ P!-0 r--1 HOSTESS ,~ DINING ~ J l__ L---- )1 - -./_ __gi_~______-____ PA--~~ *7-2-7-----3 3 Â° HAIâ€¢ 111(CAP TOILETIE:=3 cr 1 / /-J 1 H It / 11 , 1 i~ i I i w 3~1 FICOAT CHECH il/ 10 11 11 AF.U- 9 â€¢i . R Mi.7 4~~_3 1 T Â§LE. U - 2 11 E X DINING 1 4 1 T G ENTRY 4 C --1-- IN , . <P L YEs. --- c]*a auÂ·. ' i. A gâ€¢'al N O ~140 CL 5,57 ---- I E<ISTING WALLS AND PARTITIONS TO REMAIN 2.-IJZZ EXETING VALLS AND PARTITIONS TO BE REMOVED - NEWWALLSANDPARTITIONS ..2 E '. , - 2, 1 - ..â€¢E â‚¬ ' %(J GROUND FLOOR PLAN ~ ~ 0-4-3-L-1-1 91â‚¬ E T OF &1031!HDUV/SELLVIDOSSÂ¥ 9 3=13:NNOD S31219>Â·ID ~ 01654 c,(6,4 0) iNC )) I j Ill AVIH L XJÂ¥,90 IO ) N.kN, 91 4) \(,H E hi OCVUO I<)5) NE:kISV 1.323819 NiVW J 1. 4 I /' 1 I.(- /l 1 ~\4- Inen= 5 -- 1 NEW grAIR .-_. 1 1 1 1 tr~m .~ 6 LU t: I U LIVING ROOM 2- 1 % 1 1 1 1 Ll L CLOS. f -___-1 19 DINING BEDROOM #3 ~ 08 Â¤Â¤ [-1 -21 Z rl , - 2 Â§ ] KITCHEN . CLOS. -. E-0 BEDROOM #2 ~OodlÂ» C- fI~ Ill ~ ~~CLOS. 1 < ~, BEDROOM #1 ~CLOS. 1 1 1/ V ;Â¢22Â£1 EXETING WALLS AND PARTITIONS TO REMAIN 2-ZIZZ EXISTING WALLS AND PARTITIONS TO BE REMOVED O. Al. './ - NEW WALLS AND PARTITIONS :F/ZbkIc, r.laâ‚¬- 06 .1 6.'E I ' *: g-â€¢t E ' NO SECOND FLOOR PLAN < 012345 r-Â·L_r-L._1- -1 y-â‚¬E T {-W= rID 53-IMVH) OWBM VISV Â·, â€¢ " f'+ 4111 ! j. .'N!.H ( X]v?'1(110 ) N ],1% 4 a - 1.1 Â· ),1 OC]V UO 10- > N adSV 12338-1-S NIVW 1 -3 GENERAL NOTES ~ - Entling Bulding --1 -il-~ Extarior of nisdq building to be ref\E:bisE,sd rep=rod d pointad. - N.v CoD,tru:tion -- Allriv cosmontomatchansting building 2414.- __folio 0 ---It i----==1~-~---- III !1 1 -1 1 1 1 1 1 ------TpEff<+----#-, CE] Â©tr - 1.11 1 1.~Illi 4-li.-.I-.-Ill. - ------ - - I lili -- 1 1 Ii--glill---P--W--1*-I.-IlÂ£-~qi#-.-*.--)-lil--Ii-li---gi-I---li-- - WEST ELEVATION 0 o 0 EX,L,SioNcr EXISTINGSTAIRWELL & NEW EME-OYEE HOUSING ENTRY Â£6Â¢ 02 f--9 0 -1 0 0 5 z UJ 111 Q < Ne, F.ca, S.mts d Enes -1-- ' 0 to Math Enrhng ./ fillini- \\#i -- N.v Siding& Tnm iw Math Enyting ----- ~=f-=-1 j ---=12_===2222=â‚¬.=EEIBEE=E=E------- - - - -- -==E-FE=EE==F-.. ..T~-- -.. N.v Roof Sti.te: b 3.1.6:h Instng 14*Â¥ColizziÂ»WalchEd,4ng -------3 -=22;--ZZI-----~~~-- Ir:1~~ L N.,Hmir,ils, Spiz~11.:=1>ieval Po.ti - 1~ ~~ -- _ -- -- - .-. -- ---.. .- .--- 1011.a:h L=tag --- - '. -I--.--. --2--~-- 11%11 [- 1 0..v/tri; - - - LJI~ -2 /-/LWA-Â·F,6,44 - 1 H~ - 4, ~ u----4-__ 1 Le NO 'U<-7 , tz==EnS] 9â‚¬ El NO NORTII .ELEVATION E-71 9â‚¬E T C' 2331]HDMV/53171XDSSÂ¥ 7 334 AnifI) SE-]28/HJ f)6â€¢,4 h.'6 i l)t IM )â€¢ *1 3 1 11 i'/!H LX..]9210 10 3 N ld'>V t'b SH xO8 C) d *13381 S NIVVY MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation P: anner Re: Pre-application:Â· 610 N. Brd St. 1 i Date: May 9, 1990 APPLICANT'S REQUEST: To begin a dialogue with the HPC to review the changes proposed to the historic landmark at 610 N. 3rd St (facing Lake Avenue). The Committee's response at this meeting may help determine the course of action the applicant may wish to pursue with a Significant Development application. No decisions are final at this pre-application meeting. The applicant should use HPC comments to help formulate the future Significant Development proposal. SUMMARY OF ALTERATIONS: The additions consist of a new two-car attached garage (eliminating the existing carport), an angled Second Empire tower element, and FAR and setback variations as of Â·yet unspecified. This miner's cottage grew into a Second Empire-styled cottage, with shingled mansard and slightly pedimented window dormers. The changes further evolve this cottage into a grander residence, taking it completely away from its small vernacular cottage roots into an eclectic Second Empire styled adaptation. The HPC should consider the extent of the changes proposed, whether the character of this cottage is enhanced or diminished due to proposed alterations, and if the changes are compatible with the character of the neighborhood. This structure is highly visible from Lake Avenue, one of Aspen's most significant residential streets within a historic context. RECOMMENDATION: The Planning Office recommends that the HPC discuss the proposed alterations with the applicant, to help determine the extent of appropriate changes to this landmark. The applicant should be prepared at this meeting to discuss the extent of the variations being requested. memo.hpc.610n3 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Pre-application: 610 N. 3rd St. Date: May 9, 1990 APPLICANT'S REQUEST': To begin a dialogue with the HPC to review the changes proposed to the historic landmark at 610 N. 3rd St (facing Lake Avenue). The Committee's response at this meeting may help determine the course of action the applicant may wish to pursue with a Significant Development application. No decisions are final at this pre-application meeting. The applicant should use HPC comments to help formulate the future Significant Development proposal. SUMMARY OF ALTERATIONS: The additions consist of a new two-car attached garage (eliminating the existing carport), an angled Second Empire tower element, and FAR and setback variations as of yet unspecified. This miner's cottage grew into a Second Empire-styled cottage, with shingled mansard and slightly pedimented window dormers. The changes further evolve this cottage into a grander residence, taking it completely away from its small vernacular cottage roots into an eclectic Second Empire styled adaptation. The HPC should consider the extent of the changes proposed, whether the character of this cottage is enhanced or diminished due to proposed alterations, and if the changes are compatible with the character of the neighborhood. This structure is highly visible from Lake Avenue, one of Aspen's most significant residential streets within a historic context. RECOMMENDATION: The Planning Office recommends that the HPC discuss the proposed alterations with the applicant, to help determine the extent of appropriate changes to this landmark. The applicant should be prepared at this meeting to discuss the extent of the variations being requested. memo.hpc.610n3 C Welton Anderson & Associates Architects 26 April 1990 Roxanne Eflin Historic Preservation Planner Aspen City Hall APR 2 7 1990 Dear Roxanne, Attached please find copies of drawings and photographs to illustrate the proposed additions to the Lubar Residence at 610 N. Third Street which we would like to submit for pre-application review by the Historic Preservation Committee at their May 9th meeting. The additions consist of a two car garage that would replace the decidedly unhistoric carport facing Third Street and a square tower element set back from the front of the garage about 10 feet and turned at a 45Â° angle to the street. The photographs show views of the west end of the house taken in the spring of 1989. Since then a very large house has been built in the vacated lot directly south of the western half of the Lubar's house effectively blocking any views or winter sun to that part of the house. This area is in the foreground in the photos. By turning the tower element 45', the sleeDing area of the master bedroom can be reoriented so as to avoid looking into the rear of the new house, and raised somewhat (approx. 3 feet) to regain some views. Minor FAR and setback variances will be part of theformal application. As your files indicate, this house was brought from Cooper Street to this lot in the 1960's and was originglly a Queen Ann style. After the move, it was "Second Empired" and the western half was added along with carport. The trans- formation to Second Empire was completed with a major remodeling in 1986 and the addition of a master bathroom. The real front of the house is on Lake Avenue so these proposed additions occur on the rear and the non-historic part of the house. Please call me if you have any questions. Sincerelyl , 40 9/ Planning / Architecture / Interior Design Box 9946 / Aspen ,Colorado 81612/(303) 925- 4576 ~91. ;: 'â€¢ ' Â· / *i , . 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REIa-ACEP -227 - |Ek --- - Tht,ullAAÂ¥ 14 1111tli}*Ell}~~.-; iff FLE e-ril.AUA_DILY -OFTEIWEFfiapt#,I>- 1 811* 1 Lpul)3f{ fitl -k,--4- --- ------1-fikliwiuu,u.4 _. _ 4 ._-_- . === - -A- -tiLOP. 254Z1,4 Ur OFOONG, rl-4.'~-roml - 1.4/WMW&111& I \ Â·*tarIE:-21; '20 '..2:/4*il'k"Yikt /1 ,... -LAM:%48~1*4fil $243 0 103fi 1 1 r EMN i 1 1 11 1 1-94-6 0 5 litufillul Â«7&4-*~Cj,4102,~41 4--i y---1Â· i ItT C d W--16 0 4 11 1 1 -24 2 1 1 -1 - ls>< 1Â·611 11344--- - / + --4\1 1 1 1 --1.-- -IL_ 1.f-EIG eioll*- Hol.*/Â¢ 4 --7 L tio '90-3~earleâ€¢/IE / 1 4-_ - -4 <a<1=14 Â·577EZ# 1 \ 11 / \ 1 11 / 1 \ \ 34\11 111,1/194 // 1 L -1 1 mi i >== 1 !7*M,<:.C leaMA/~2 1/ <10 1:ZAP.112- 4 puvig WRIO= - 1 1 Â·~~~~4.hz? A.~HG DA-ke LAWN 1 1 1 .tÂ»Â·g'â‚¬252:7 5% ca*,Ricpow 1 1 I i 1 Ma 1% 1 1,IN . ti) 1 2 JA Abls, 1 4 2 Â·VABLM=- \-Â· 1 I Ilt.4\111, Mil'l,mdrUM> . 1,/twiXtfiLL-----Ir:-2& *I -- 01.11#IRI+111111lkJl, AlltÂ· M\.1;A ~l\1111\11mw ' Â· i i -1IlifITIm.14'11[A11; 11;Bumr la IN)*CAYP*-11,1 , % 11 ' 1 W t !, th trb, li\\\ Shl Vi ltr,1 rrn--:- -T ~UTÂ· . 3*1111101<&*alitiummiwnÂ¥Â·. / 4- -10~1~g~'tttf,104-YARRAun,M\Artlfrm';21%11111,3,1- -z / V \11/1 AA MA U lij!'111 Htl mi llÂ·11! 117 3.lulall#LY -t,nÂ» ill . izEEtÂ·e:vE t~Ail~i~la~t~,1~ to,]~ . 1. /'4AAM.111 IrlÂ·11'immtlY/, AU;'trAI,iUÂ£4Â¥" 9- â‚¬:;196Â»&L-14 4:1516!pÂ®libifklfÂ· Â· I~314'~A#83?23*' .1,1,#Rtiwif 'it i_~,f ,Â»TE Attl .1.11 lily wifl~[1.Â·1~&<;. I i - N Ti ..1 iddrill/MVE< f.G.,6 Â»ILL + 1 i wllin./ 2 h,~hiD.U!11.0 22353/1 i '44.U~ Â· 1-Â·-Â·--'-A,Nilillilli-ji{111 â‚¬:GE 2#40- \ ~ ' /i]111111 1\Ill thib: MIOVE. 0><ps,nhy; :4:4 L.~N E **046,m-~ . 111UUil\/1 1 1 i -2-10#Trm 1 1 11 1 1 Unw.1 1 NAALI Pm A A ' i - 1 1 7-- 1-2.'>tr -- #.XIOTING;1 Ce-#segTE â‚¬115~464-14 - hk, 1 --I- -5.M f' -1/ 421:=Mcvc et r=EWALk L 1 -NEW +Lo" 1.1,915 ca-t:L â‚¬4 PtzÂ«l-" - =ZI~.1- --- --.- MAIN! â‚¬7.7 1:2 EST 1-- - MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Minor Development - Hotel Jerome terrace treatment Date: May 23, 1990 PROJECT SUMMARY: The Hotel Jerome is currently installing 1,951 sq. ft. of redwood decking where the lawn area used to be (west side yard). Work has been stopped in order for HPC to review and approve the development proposal under the Minor Development provisions of the Land Use Regulations. DISCUSSION: The perimeter garden areas are being preserved, in fact enhanced with additional plantings, to provide a natural buffer zone around the deck area. The deck is f lush with ' the ground (not raised). The applicant has stated their need for decking is due to the maintenance problems the lawn area has caused them in drainage, maintenance, etc. PUBLIC COMMENT: The Jerome's adjacent neighbor has discussed his displeasure of this development with staff, stating incompatibility and increased heat in the summer as two principal issues. ALTERNATIVES: The HPC may consider alternatives to such a large expanse of redwood filling in the natural terrace area of the Jerome's west garden. Certainly redwood is a contemporary material, which (in staff's opinion) competes directly with the historic character of the Jerome. We are recommending a significantly reduced portion of redwood be used, if at all, with more lawn area exposed. A brick border in conjunction with the decking may be another alternative worth examining; a variety of textures to soften the contemporary impact is more compatible, in our opinion. USE OF OPEN SPACE: Staff has notified the Jerome's management that any increase in the use of open space, as previously defined in the PUD agreement of 1986, is required to be approved through the Planning and Zoning Commission. We understand they intend to increase seating and the commercial use of the terrace area. This is not an HPC issue, per se, however, has a direct effect on the need for expanded hard terrace surface. RECOMMENDATION: The Planning Office recommends that the HPC deny Minor Development approval for the Hotel Jerome's terrace development as submitted, and recommend that they restudy the proposal to incorporate a much higher percentage of vegetated, natural area, i.e. lawn. memo.hpc.jerome.terrace ~ GIBSON E GENO Â· ARCHITECTS 0 171990 May 16, 1990 Ms. Roxanne Eflin Historic Preservation Lommission 130 S. Galena Street Aspen, CO 8161] RE: PROPOSED NEW EXTERIOR TERRACE SURFACE HOTEL JEROME Dear Roxanne The Hotel Jerome proposes to change the surface material of .their Main Street courlyard from grass to redwood decking. urass has proven difficult to elle tain in good condition with the frequent u. outdoor gatherings whiph occur in this area. A 2xg redwood decking surface is proposed, h.liCIi would be ' 1 installed "flush" with the existing grass and sidewalk surfaces, and would match the nearby existing redwood decks. All existing - ~ ground cover, flowers, shrub and tree planting areas whigh presently exist would be allowed :o remain and only the KentuCKV Bluegrass areas would be replaced with Redwood Decking. (See attached drawing). As part of this project, a row of juniper shrubs would be added just behind the iron fence parallel to the City sidewalk. We hope to have this improvement ready for : > U 1- summer season. Thank you for your consideration in this matter. Yours trul~~ A <A{ 3 41[Lp M,94.__ 'David F. Gibson, ATA O.- - riebnig M. reller N. MoGrath 418 E. COOPER AVENUE Â· ASPEN, COLORADO 81611 â€¢ 303/925 5968 T -MAIN STREET I City of Aspen sidewalk (existing fence)..- ,412- 919 *L dedi> 2- 99 1 1 : . 11 ':4 V- 'lv 9 7-f>- D Shrubs Lit! 71: A . 09; . , f\ 4* - #F 'flf 37.07*i--7NF:ts- 141 1 - Mi hs Â·: I / . 1. . . A .... . 0 0 . afÂ¥<1: h , â€¢ , - I ..... Â· th .. (existing Crabpll .,Â· . , .. .. 44 .e ... . 0 0 ..1 . i . .... 1,41 '1 . . I . ..:: 9. 0, ' I. . .. d . .t Apples) 130 ...... .... 4 7 'Â· 1 0.1, . '' . 0Â· . '. 4. f'.:.8 .0. 0 , ; i ../" Â· . Â· c/Ly Â· . ,r 61 Â· ' 84 01. Â· i. , . 4 .... .t.'. . .4 - . I. (existing e.4- " ----- 0 Â¢ flower b ed ) [fit ; ---- --- . ---- * rji~ (existing 1=131 0 ' Aspens) B - . .. --2=7 . Â·r EE New Redwood- 0 - f 74 fl,Fi',rv --21 . Decking - t , R f~ ... 13' X 20' - 01 - ' 0 .. .. 3 0 ,'-7- New-Redwood p Ma - - 4 1- & 1 I t 1 -D_ack-i-ag 9,71 1 1 1 1 1 a ..r-9 - 14_Â»L_. I i . 27' x 68' -- . . â€¢ 9 . 1 r Wi 0 k i 4 1 1 B:-4 -----1 1=ZE .: f -4 :'Â·4 4*1 1 . 4 .. r..4 .. , I. 1 :. 6 (existing ~ 3= 4 12 -- sidewalk) -- -Dk- I - 1.92.-11- - 4, -(existing spru 22 3*EFEE=*pp ... 4 f 1% r=-5===9-~ -- ,0 . 4 e (exist ind deck 13*19----=2_ 6 ' 1 â€¢ . . ' / Â¢exist ing Mugo Â¥-42_QuityÂ«11 + . - Fines) I in=____ --- . - 0. I tft- -- - c. -' 0 1 / I \ ~ (existing pool )42 -23*29-=i____ ~,- 4 ~ 1. 1 - /1 ~ - 0 I . I , 1 . .. Ftyl.z.- '.'. . 4 4 :. I Â· I \11/ f k 1 '. 0. w 1/' ' Ar/A - I C.\ f / \1./ &14&1~ 4144 , /4 1 / 9 1 -//ll\, c,A~ 12), 9 z *Min-Â·--------I-- 3 NORTH t- Scale 1/8" = 1' PROJECT TITLE HOTELJEROME,(ALÂ£y66,.D*TE~~~~~~ DRAVAPIG HO, 1 C RENO - ARCHITECTS I Â£ 4.1 -r.-,2 ./ENUE AS--% a -Â¥4425 84 en- T, A ! --4 - MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Pre-application: 222 W. Hopkins St. Date: May 23, 1990 PROJECT SUMMARY: The applicant is requesting a pre-application conference with the HPC to discuss a small addition proposed to the landmark structure at 222 W. Hallam. A portion of the below grade terrace is proposed to be enclosed with a transparent cover. The applicant will discuss the proposal in much greater detail at this meeting. RECOMMENDATION: The Planning Office recommends that the HPC enter into a dialogue with the applicant to discuss the proposal. 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I /4. - kes-la,pue uollaM .2 , C Welton Anderson & Associates Architects Roxanne Eflin Historic Preservation planner Aspen City Hall RE: SportStalker preapplication review for a three story revised version. Dear Roxanne, The office space crisis in Aspen this spring has forced a rethinking of the program for the SportStalker Building expansion. At this point the owner wants not only to provide housing for his employees but also office space for his and others use. Because the existing building is slightly over 6900 square feet, simply going up three floors over the existing footprint would push it ove- the allowable FAR of 18,000 sq ft on a 9000 sq ft lot. We therefore have designed the new floors to step back from the store' s facade in strategic locations which greatly reduces the mass by breaking it up, and softens the corners at the top of the building. It also forced the elimination of the "Motel 6" balcony along along the east side(which you disliked so much) in favor of a much more interesting solution. Overall height has increased by about 8 feet for a height at the alley of approximately 37 feet to the top of parapet. I genuinely think this solution is vastly superior to the approved two story project. Please schedule this for preapplication review on the 23 May meeting. Your consideration of this application is appreciated. Sincerely, 1 %\ /! ( .. lA jl i --3-~ U vul Welton Anderson -l Planning / Architecture / Interior Design Box 9946 / Aspen,Colorado 81612/(303) 925- 4576 MEMORANDUM TO: Welton Anderson, Project Architect From: Roxanne Eflin, Historic Preservation Planner Re: HPC conditions to Final Development approval for the ' Sports Stalker project, 204 South Galena Date: January 17, 1990 On November 29, 1989, the HPC granted Final Development approval for the above mentioned project, subject to the following conditions to be approved by the Project Monitor and Staff: 1. Architecturally strengthen the cornice or cap at the top of the parapet 2. Provide more landscaping at the northeast corner bottom stair landing to screen the parking lot 3. All exterior wood materials shall be painted or finished as existing 4. Windows shall be wood, double hung 5. Gable ends on Galena & Hopkins to be restudied 6. Restudy required of glass rooftop structure 7. The HPC is in support of the one foot encroachment of the building into the City Right of Way. (Staff will prepare a referral memorandum reiterating the HPC's support of the request to grant an encroachment license, to the Engineering Department when requested.) 8. The glass canopy cover (2or the east elevation) shall be a neutral color Additional discussion by the Committee took place (following the approval of the motion) to add a railing around the roof deck. Bill Poss was assigned as Project Monitor. All of the conditions shall be met prior to the issuance of a building permit. memo.welton.204sg r. / MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Pre-Application: 204 S. Galena, The Sports Stalker Date: May 23, 1990 SUMMARY: The applicant is requesting time with the HPC in the form of a pre-application conference to discuss the new plans for the Sports Stalker building at 204 S. Galena. The new plans indicate a three story building of clapboard. PREVIOUS HPC ACTION: On November 29, 1989, the HPC granted Final Development approval for a one-story addition to the existing Sports Stalker building. A number of conditions were placed on the Final approval (a copy of a summary memo is attached for reference). The previously approved addition was for free-market and affordable housing units. NEW PROPOSAL: The applicant is now proposing to add two stories to the existing one story building. The new height is 37' to the top of the parapet. The second and third floor massing has been broken up by recesses in strategic locations (corner diagonal treatments, etc.) ISSUES FOR HPC CONSIDERATION: 1) Materials: The materials are horizontal clapboard. While this worked well on the proposed two-story building, the HPC should consider its applicability in this large a scale. A structure Of this size and adjacent location to Armory Hall, the Brand Building and the Webber Block (all brick and stone) should be carefully considered for compatibility, texture, etc. 2) Massing: The massing is relatively rectangular, with strong horizontal elements. The third floor recesses help break up the mass, however, we feel that further study is warranted for compatibility with the three adjacent National Register buildings. As we have seen in the past, the District's two and three story historic buildings are comprised of vertical bays, the delineate fenestration patterns and storefront entrances. This proposed structure only contains a central "bay", with the remaining wall plane articulated by window openings. 3) Scale: Under the category of scale, we include window groupings, third floor corner treatments, and parapet pediments. The appropriate scale of this structure is extremely critical in balancing historic and new structures on Galena Street. 4) Fenestration: Staff is generally pleased with the fenestration patterns along with west, east and north elevations. We feel the corner window treatments deserve more study for compatibility. The groupings of windows are balanced nicely, creating (in our opinion) an appropriately symmetrical structure. We are pleased to see such a significant improvement of the east elevation. 5) Storefront: With this much effort going into a remodel of a structure on such a critical corner in the Core, we ask WHY a storefront renovation is not proposed. This storefront is not compatible with the Guidelines or the Commercial Core, and needs help, in our opinion. 6) Additional concerns: Please utilize your Guidelines for reviewing the finer grain details of this proposal. STAFF'S RESPONSE: Our four principal concerns focus on materials, massing, storefront and the entire facade. These issues will be discussed in more depth at the meeting. RECOMMENDATION: The Planning Office recommends that the HPC enter into a dialogue with the applicant and discuss their general concerns about this proposal with him. It is to be understood by the applicant that any recommendations made by individual members of the HPC shall not constitute a Conceptual Development approval. memo.hpc.204sg.pre.app 2