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Home My WebLink Aboutagenda.hpc.19900613Y--CLkt, . AGENDA - HISTORIC PRESERVATION COMMITTEE JUNE 13, 1990 REGULAR MEETING SECOND FLOOR MEETING ROOM City Hall MEETING STARTING AT 4:00 P.M. 4:00 Pre-application for 824 E. Cooper 4:30 Followup discussion of CLG Workshop General Discussion Items Streetscape Guidelines Comments 8 Regular Meeting 5:00 I. Roll call and approval of May 9, 1990 minutes. II. Committee Member & Staff Comments III. Public Comment ..---04.- IV. OLD BUSINESS 5:10 A. Insubstantial Modification to 200 E. Main 5:20 B. Conceptual Development extension - 612 W. Main 5:30 C. Final Development - Guido's - 425 E. Cooper 4. V. NEW BUSINESS 6:00 A. Minor Development - 715 W. Main 6:30 B. Conceptual Development-Public Hearing - 610 N. 1st. (TO BE TABLED TO JUNE 27) 6:30 C. Conceptual Development - Public Hearing - 215 W. Hallam 7:30 VI. ADJOURN MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Pre-application: 824 E. Cooper Ave. - substantial partial demolition and addition Date: June 13, 1990 APPLICANT'S REQUEST: A pre-application conference with the HPC to begin a dialogue on the proposed substantial partial demolition and new construction to the historic c. 1880's miner's cottage. . LOCATION: 824 E. Cooper Ave., (Highway 82), Lot Q, Block 111, City and Townsite of Aspen, Colorado. ZONING: RMF (Residential Multi-Family) BACKGROUND: This small vernacular cottage is located on a 3,000 sq. ft. parcel, which appears to be its original location. It is simply referred to in the Planning Office inventory files as the "824 E. Cooper House ". The structure shows signs of de ferred maintenance. Its distinguishing characteristics are the front porch, single gable 12/12 roof form, and typical vertical windows. PROJECT SUMMARY: Staff met with the applicant, Ken Moore, and the project architect, Barbara Long, on site to discuss the character defining elements of the cottage, and the general preservation goals of the HPC and the City. This cottage is extremely small, with an enclosed front porch, and obvious additions to the rear. The date of these additions is unknown, and will require research on the part of the applicant. 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 siding to confirm stud wall conditions is not necessary - this can be accomplished through the interior. The cottage is sandwiched between a slightly larger cottage (same era) and a c.1960's chalet-esque multi-family structure. Due to the size of the parcel and the small scale of the cottage, any new development would need to occur to the rear of the parcel. Similar to development the HPC has reviewed and approved involving cascading/stepped back roof forms, staff feels this approach would be greatly preferred over what has been submitted in this packet, and would preserve as much of the small scale street character the cottage currently contains. The opinion of the Planning Office is due to its prominent location on Highway 82, the preservation of this small cottage is critical in terms of neighborhood character and image enhancement of the community. The proposal indicates a new two-story "Victorian" design, which eradicates the one-story cottage nature of the historic resource. We recommend that the HPC discuss compatible design alternatives with the applicant at this meeting. PARTIAL DEMOLITION: It is not clear to staff in this pre- application letter what the exact intent of the applicant is. We clearly do not support a total demolition this cottage. It is apparent that a number Of alternatives involving creative renovation are possible. Any more than 50% demolition of the existing structure requires compliance. 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. RECOMMENDATION: The Planning Office recommends that the HPC take this opportunity in pre-application format to begin a dialogue with the applicant for the renovation and addition of 824 E. Cooper Ave. We recommend that the general direction to be taken shall be restoration of the front porch, preservation of non- deteriorated materials, renovation of the remaining historic elements of the structure, and a compatible small scale addition be designed well to the rear. No formal action is to be taken at this meeting. memo.hpc.824ec 2 - k eu. BARBARA LONG AND ASSOCIATES POST OFFIC E BOX 8603 â€¢ASPE N, COLORADO 81612 â€¢30 3Â·9 2 5Â·6 880 MAY 22, 1990 HISTORIC PRESERVATION COMMISSION C/O ROXANNE EFLIN 130 S. GALENA ASPEN, COLORADO 81611 RE; 824 E. COOPER, ASPEN COLORADO DEAR SIRS; , I WE WOULD LIKE TO RESERVE A SPACE ON THE JUNE 13TH AGENDA. WE WANT TO BEGIN THE REVIEWING PROCESS FOR THE REMODELING OF 824 E. COOPER, ASPEN, COLORADO. WE BELIEVE THAT THE EXISTING STRUCTURE IS NOT STRUCTURALLY SOUND, BUT WILL CONSULT A STRUCTURAL ENGINEER TO CONFIRM THIS. OUR INTENTIONS ARE TO BUILD A NEW RESIDENCE IN A SIMILAR WESTERN VINACULAR STYLE. WE WANT TO MATCH EXISTING MATERIALS AND DETAILS AS MUCH AS POSSIBLE. THE COVERED ENTRY IS AN IMPORTANT FEATURE WHICH WE WANT TO REUSE IN THE RESTORATION. % WE INVITE YOUR IMPUT ON THE PRELIMINARY DESIGN. 1 SINCERELY, ) ~ A-, i O.trÂ«- 9320--5 149 BARBARA LONG KEN MOORE BUILDING nce'GN . SPACE PLANNING â€¢ 14!TED,OR ARCHITECTURAL DETAILING ~41-- 2)2(Dll-Lill . liA,Â§1-- /21,57-3*3 ki |C"VJ L)<pi -1-[2 ,Â· i E. ~ VAA.AL) E-% A C : 1 --------- ; D I.7, 0 X 1 it----~--4/ 11 2 oil Ill\1 1 1 7924.6 1 1 11 1 0/ 1 11 J! , 11 x 7930.4 1 3/ Ag L 1 C- . O . . 11: 1~cul==_----1 ill- ~ _~9281_ ~ Ll_ .11 \ - (-- x 792ih \ 1 . 1\ 0 11 11 O p 3 61 \ > 1 11 . \911 1 11 2,6 Ne* Il~_4] -2 11 -fof- V . Woject f. ,-11 1Â«222 rtkDO CULTURAL RESOURCE SURVEY Colorado Preservation Office P. 1300 Broadway, Denver, CO 80203 ARCHITECTURAL/HISTORICAL COMPONENT FORM IMPORTANT: USE IN CONJUNCTION WITH THE GREEN INVENTORY RECORD FORM FOR FOR RECORDING HISTORIC STRUCTURES AND DISTRICTS. USE SEPARATELY FOR RECORDING STRUCTURES LOCATED WITHIN DISTRICT BOUNDARIES. 1) Resource No. 5PT-197 2) Temp No. 206 3) Name 824 E. Cooper House 4) Address 824 East Cooper Street 51 District Name none I. INTEGRITY: 61 Condition: Good * Fair Deteriorated 7) Original Use Residence 81 Present Use Residence 9) Original Site * Moved Date(sl ef Moves N/A 10) Unaltered Altered * Explain: enclosing front porch II. DESCRIPTION; 111 Building Materials Wood 121 -Construction Date circa 1880' s 131 Architect/Builder unknown 14) Architectural Style(sl. Victorian 3) Special Features/Surroundings:. IVA 161 Archaeological Potential: Yes No Unknown * Explain : III. CULTURAL ACTIVITIES: Key the resource type (ie: house, barn, shed, school, church, etc) to the cultural activity theme and sub-theme category associated with it, 17) THEME Residential 18) SUB-THEME lJrban 19) TYPES Single-family 1 RESOURCE NO. 5PT-197 .... 40 --t (Attach Photographs) Frame Number 5 Roll Number 7 Facade Orientation Front IV. SIGNIFICANCE: Assess whether or not the resource has any historical or architectural merit by checking appropriate categories and justifying below. Include ~ any relevant historical data. 20) Architectural Significance: 21) Historical Significance: Represents work of a master Associated with significant persons Possesses high artistic values _ Associated with significant events or * Represents a type, period, or patterns method of construction _ Contributes to the significance of an historic district The significance of this residential structure is not of those who owned it or lived in it, nor of its archtitecture, although it is representative of Aspen's Mining Era. It is of historical importance by illustrating the family/home environment of the average citizen of Aspen which was then dominated by the silver mining industry. 22) List Any Associated Cultural Group: none V. REFERENCES,: RECORDER V.G.Kirkpatrick DATE Oct. 30, 1980 1 â€¢ . 4 - '-J A- L_ 1 1 F-4 4-1 |_F, 1-â€¢ L L' E. r- t< 1 H 1 P.0 PATTILLO ASSOCIATES STRUCTURAL CONSULTANTS June 4, 1990 5/4Mt) PostÂ·It'v brand fax transmittal memo 7671 â€¢of pagoâ€¢ â€¢ ~2> Ken Moore T6 tÂ»J flumzz From 78& fornuo P.O. Box 5074 Co. CO. /*177249 /*fal 27,2 1 Aspen, Colorado 81612 <1 . , , Phone #905-9(,a s I Dept. RE: 824 EAST COOPER Â· Â· Fox 0 Fox h 946 -49.1/ bear Ken:- - - -- As Barbara Long requested, the undersigned has completed an inspection of the residence located at 824 East Cooper in Aspen to determine its present structural condition. I understand that this information will assist you with your plans to renovate or redevelop the property. My conclusions are presented herein. The structure is a single level, timber-framed house which is sited on a relatively level lot on the north side of Cooper Avenue. The original portion of the building was probably built before the turn of the century. Its construction is typical of the unornamented miner's shacks which were common in Aspen's early history. Foundations were minimal, sometimes only consisting of a timber "mud-sill" placed directly on soil or shimmed by stones. Framing consisted of rough-sawn native Spruce or Pine timber. Gable roofs were usually framed of 2x4's, spaced at 2 foot increments and sloped at a 12:12 pitch. These buildings were poorly insulated, a fact which helped contribute to their longevity by minimizing accumulations of snow on the roofs. At this location, the original house probably consisted of one rectangular room, 1 2 feet wide (north-south) by 20 feet long. This is the southernmost portion of the existing structure. A 12 foot square addition was made to the north side, flush with the west wall, probably sometime within a few years. Later, perhaps in the twenties or thirties, a kitchen was added further to the north, extending that wing another 14 feet. The last addition was also to the north, where a 5 foot wide (north-south) by 12 foot shed-roofed bathroom was added many years ago. The crawlspace cellar is probably a more recent addition. The roof framing on the entire structure consists of the typical 2x4's at 24 inches rafters, with spaced 1 x roof boards and two or three layers of wood or asphalt shingles. Areas of the roof boards near the eaves appeared to be severely decayed, probably due to ice dam conditions. Most rafters appeared to be in good condition. All gable pitches are 12:12, and the ceiling joists are 2x4's spaced at 16 inch centers. The ceiling joists have been removed in a portion of the original building, which now serves as a sitting room. Assuming that adequate tie connections exist between rafters and ceiling joists (this area probably requires improvement), the basic snow load capacity is approximately 36 pounds per square foot. P.O. BOX 76 1 â€¢GLENWOOD SPAINGS, COLORADO 81 602 0 [303] 845-gagS â€¢ PAX [303) 945-482 1 oR nd (3 n naÂ·tA ..' ..1 JUN- 4-90 M ON 17:13 G L E 1--1 WOODBLUEPRIIT P-02 824 East Cooper June 4, 1990 Page two The floor framing varies between the original building (including the first addition) and the kitchen addition. The original floor joists are rough-sawn 2x6's, Spaced at about 30 inches, while the newer planed 2x6 joists are spaced at 16 inches. The joists are considered adequate to carry normal residential floor loads if they are properly supported near midspan between exterior walls. Unfortunately, the visibility in the crawlspace is limited and confirmation of adequate support is difficult except for the few joists within the small cellar area. The 1 x floor sheathing is not adequate to span more than 16 inches. There is evidence that the older floors have been strengthened and releveled by the addition of a shimmed plywood layer above the original floorboards. The foundation conditions of the existing structure are of greatest concern, from a structural viewpoint. Based on a hole dug adjacent to the building perimeter on the west side, there appears to be no proper foundation (concrete or masonry) below the floor joists along the original building. The clearance which exists under the floor joists is much less than the 18 inches presently required by code, and the general site drainage conditions are poor; in fact, the elevation of the floor is below the exterior grade along most of the building perimeter. The resulting decay of the joist ends and wall sheathing from being buried in moist soil is predictable and was confirmed during my investigation. If any attempt was made to renovate this building, the following structural repairs would be necessary: 1. Remove all shingles and replace decayed roof boards. 2. Companion rafters to provide 75 PSF design snow load capacity for increased ceiling insulation. 3. Strengthen connection of rafters to ceiling ties or provide ridge beams. 4. Remove siding and/or wall finishes to confirm stud wall conditions. Remove shimmed plywood floor. 5. Lift the building at least 18 inches to expose all floor joists and to provide soil clearance and to improve drainage conditions. Level the original floor as required. 6. Replace decayed floor joists, rims, sills, sheathing, etc. Add new 2x6 joists so that floor sheathing spans less than 16 inches. " m 4 01 riâ‚¬Â·lit PM Pn 9 JUN- 4-90 rÂ·1 CIM 17:14 GLENWOODBLUEPRINT P . 0 3 824 East Cooper June 4, 1990 Page three 7. Excavate and place new concrete footings and grade walls along all building perimeters. Provide a center support beam and piers for the floor joists. This completes my report. Please be aware that my inspection is necessarily limited to those conditions which were readily observable. Unknown conditions probably exist which may require additional repairs. If renovation efforts are undertaken, I recommend that a Professional Engineer be consulted to provide necessary decisions and prepare plans for detailed repairs. Thank you for contacting Pattillo Associates to assist you in this matter. Please feel free to contact me should you have any questions or require further information. Sincerely, Robeft M. Pattillo, P.E. .s>A ~AM~~';3% RMP/kmk **1* s'r6863'&14 CC: Barbara Long Mi 16794 wi*& 403-012 ,PA..gs, 9 -400.'ONAL *.â€¢Cit '%24&2000'. ... /0 - 1 1 eu .U U ir 1 I X h a 2Zu - '-' a 1-4 +044& ll . 1-- 824 L 9, 1 44 111 2 1Â£ 7" 7 . 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'41â‚¬7 5 617 rl'-ki , 2678+1 , AS'L,964-CP lili I MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: General discussion items for Action Date: June 13, 1990 Staff is requesting the HPC take action on the following items: 1) Action Needed: Volunteer to help design the Boat Tow covering. This is a necessary element to protect the fast deteriorating National Register Boat Tow. This is a requirement of the State Review Board! The construction of a protective cover needs to be completed prior to the forthcoming snow season. "The Parks Department Will find lottery funds for the project", says Bill Efting. 2) Action Needed: Volunteer to help design a bike shed, to be used at City Hall. Carol O'Dowd, the City Manager, has requested assistance in this project. Staff is not interested in seeing a plywood box on the grounds of Armory Hall. Time frame: immediately. 3) Gazebo Update: The restoration/renovation efforts of the Paepcke Park Gazebo will not take place until fall. George from Parks has had some difficulty finding a contractor who is willing to do the work during this heavy summer construction season, plus Parks does not want to interrupt summer use of the gazebo. We hope "summer use of the Gazebo" doesn't do it in! 4) Pioneer Park Update: You may be pre-apping a proposed development on "Lot 2", the vacant 12,000 (4 lot) parcel to the east of the historic resource, on July 11. Staff has received a number of calls from concerned citizens (primarily West-Enders), interested in purchasing the development right on the parcel, including a combination conversation/facade easement. The HPC should be prepared to discuss these issues regarding one of Aspen's most important National Register parcels, and direct staff to prepare a resolution stating the HPC's position. 5) Jerome Terrace Update: The HPC sub-committee of Glenn, Georgeann and Les met on site to work with the applicant in revising the deck plan to include more garden area and landscaping. The revised proposal was then submitted to the Building Department for permit. . The following week, the Zoning Department found that a PUD Amendment was necessary, and required that work be stopped for either a Planning Director signoff or an approval by the P&Z. The Planning Director considered the revised, approved plan (by the HPC) to not be insubstantial, and offered the applicant two choices: either re-install the lawn area in the (approximately) front half of the side yard (which she would then sign off), or submit a complete PUD Amendment application for review by the P&Z. The applicant agreed to reinstall the lawn in that section, keeping the small deck area near the front for the bar service area until October 31. Prior to that time the applicant is to submit a PUD Amendment application for P&Z consideration. If it is not approved, that portion of the deck is to be removed.Â· The remaining benches, planters and tree improvements that the HPC reviewed will still be installed. memo.hpc.issues 2 1 Aspen/Pitkinflanning Office 130 sduth~gilena~street aspen=prnlarg~iâ‚¬181611 June 5, 1990 - Historic Preservation Committee 130 S. Galena Aspen, CO 81611 RE: "Entrance to Aspen" Advisory Committee Dear Historic Preservation Committee Members.: The Aspen City Council is forming a citizens advisory committee to assist the staff and City Council in reviewing plans for the widening of Highway 82. Of particular concern is the design of the Highway from the Maroon Creek Bridge into town. Aspen is a unique place and we deserve a creative and innovative approach to the design of the entrance into our town. Your organization was selected by the City Council for representation on the Committee. It is anticipated that the group will meet sporadically, depending on the schedule of the Colorado Department of Highways, but no more than once per month. If you are interested in participating, please contact us in writing by June 22 with the name and phone number of a representative. We hope to have a kick-off meeting in late June or early July. If you have questions, please contact Tom Baker in the Planning Office (920-5090). Thank you for your interest! Sincerely, v . 1 El 13 2'L e%) Amy L. Margerum Planning Director CC: Carol O'Dowd, City Manager Bob Gish, Engineering Director Tom Baker, Assistant Planning Director MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: CCLC Streetscape Guidelines - Commercial Core Historic District Date: June U, 1990 Please review the attached Streetscape Guidelines, and be prepared to discuss any changes you would recommend to the CCLC. The attached ordinance has been prepared for Council action, and has been scheduled for First Reading. It is important to consider the historic nature of the Commercial Core when reviewing these Guidelines. Comments: ORDINANCE NO. (Series of 1990) Aii ORDINANCE OF THE CITY OF ASPEN AMENDING CHAPTER 19 ARTICLE V. SECTION 19-121 (a) and (d), 19-122, 19-123, 19-126 AND ARTICLE VI - CE THE MUNICIPAL CODE SO AS TO CREATE STREETSCAPE GUIDELINES IN THE COMMERCIAL CORE AREA BOUNDED BY AND INCLUDING MAIN STREET, DURANT AVENUE, ORIGINAL STREET AND ASPEN STREET. WHEREAS, the Commercial Core and Lodging Commission, in conjunction with the Parks Department, Engineering, Planning and other qualified consultants have reviewed the landscape materials and designs utilized in Aspen's commercial core - area; and WHEREAS, the Commission has determined that streetscape guidelines are needed to provide direction for the installation of landscape and sidewalk improvements in the public right-of-way in order to increase public safety and to create a more harmonious urban streetscape attached hereto as Exhibit "All and certain amendments to Article V. Sec. 19-121 of the Municipal Code proposed by this Ordinance; and WHEREAS, the City Council, having considered the recommendations of the Commercial Core and Lodging Commission pertaining to adoption of streetscape guidelines, desires to amend the title of Article V, VI, of the Municipal Code and Sections 19-121, 19-122, 19-123, 19-126 of the Municipal Code. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO: SECTION 1 That (Section 19-121) subsection (a),(b) of the Municipal Code of 1 0 the City of Aspen, Colorado, is hereby amended to read as follows: (a) Location, arrangement and species of landscape material shall conform to the adopted streetscape guidelines. (d) Landscape material location shall be such as not to obstruct corner sight distances at intersections, provided, however, that street trees with branches a minimum of eight (8) feet above sidewalk grade may be planted up to fifteen (15) feet from the line representing the extension of the curbline on the adjoining street. SECTION 2 - That Section 19-122 of the Municipal Code of the City of Aspen, Colorado, is hereby amended to read as follows: Landscaping provided or required for all new construction or reconstruction in the public right-of- way or sidewalk adjoining any building site in the commercial core area shall conform to the adopted streetscape guidelines. SECTION 3 That Section 19-123, subsections (a) , (b) , (c) , (d) , (e) and (f) of the Municipal Code of the City of Aspen, Colorado, are hereby amended to read as follows: (a) Grass strips and planting areas adjoining the. curb within three (3) feet of the back of the curb are ' prohibited in the commercial core except by special review of the Commercial Core and Lodging Commission. (b) Planting areas and tree grates provided in the public right-of-way shall be a minimum of four (4) feet in diameter or four (4) feet on any side. (c) one new street tree shall be provided for each thirty (30) feet of street frontage or portion thereof. All new trees planted at sidewalk grade shall be provided with tree grates conforming to the minimum requirements established by the code and with trunk protectors. Each new street tree shall be a minimum of three inches in diameter (caliper). 2 (d) Elevated planting areas are prohibited in the commercial core area except by special review of the Commercial Core and Lodging Commission. Minimum requirements for special review shall be that a setback of three (3) feet is maintained from the curbline, an eight (8) foot minimum sidewalk width is maintained and an encroachment license is obtained from the City Council. (e) Gravel, crushed stone, washed rock and similar materials shall not be allowed at grade in the sidewalk or public right-of-way. Such materials shall not be allowed in lieu of living landscape materials unless approved as part of an overall streetscape plan. No artificial landscaping of any .type is permissible within the public right-of-way. (f) Paved areas shall not be placed within eighteen (18) inches of the base of any existing tree. Tree grates may be substituted for open, unpaved areas at the discretion of the Engineering Department of the City of Aspen, Colorado. SECTION 4 That subsection (g) (h) (i) of Section 19-123 be added to the Municipal Code of the City of Aspen, Colorado, to read as follows: (g) a permanent source of irrigation other than a hose bib on an adjacent building shall be provided for all street trees and landscaping in the public right-of- way. (h) During construction or redevelopment Of any sidewalk area in the commercial core, APPROVED tree grates shall be installed around existing trees. (i) Projections into the City's right-of-way from adjacent structures shall be self-supporting and shall be designed to prevent the dropping of water, snow or ice onto sidewalk areas. SECTION 5 That Section 19-126 of the Municipal Code of the City of Aspen, Colorado be amended to read as follows: Landscaping and planting areas provided in accordance 3 with an approved existing landscape plan shall not be paved or removed unless special review approval has been jointly granted by the Director of Parks and the Commercial Core and Lodging Commission. Criteria for approving a special review request to pave planting areas shall include, but not be limited to, the amount and quality of new planting area(s) proposed as replacement for existing planting areas, the effect of the loss (if any) of street trees in existing planting areas and the effect of the paving of landscaped areas on the streetscape and on adjacent properties. SECTION 6 That Article VI of the Municipal Code of the City of Aspen, Colorado is hereby amended to read as follow-s: ARTICLE VI PERMITS FOR INSTALLATION AND OPERATION OF SKI AND BICYCLE STORAGE RACKS ENCROACHING OR LOCATED UPON PUBLIC RIGHTS-OF-WAY Sec. 19-141. Permit for installation and operation of ski and bicycle storage racks encroaching or located upon public right-of-way; qualification; application. The owner of any business conducted within the City for which a business license has been issued may apply to the City Engineering Department for approval of a permit to install, operate and maintain a ski or bicycle storage rack on the outside wall of the building in which his business is located, or in the area as may be reviewed by the City Engineering Department for purposes of temporary storage of bicycles or skis by the general public. The application shall be made upon the form provided by the City Engineering Department and shall include an affidavit signed by the applicant (and by the owner of the building if the applicant is a lessee) stating the name of the applicant and of the owner of the building. The name and address Of the business and such other additional information as the City Engineering Department may reasonably require from time to time and stating further that the applicant (and owner, if not the applicant) agrees to save, defend and hold harmless the City from all liabilities or claims due to loss, damage, theft or injury of or to persons or property arising from the use of such rack, and stating further that the applicant agrees to comply with the provisions of this article and with all regulations which may be promulgated from time to time by the City Engineering Department in connection with the installation, operation, maintenance and use of such racks. The application shall be accompanied by the full amount of the fee required for such permit and by an accurate drawing of the proposed rack showing the design and location thereof. Sec. 19-142. Genetal specifications for ski and bicycle storage 4 racks. In addition to whatever regulations the City Engineering Department may from time to time promulgate in connection with such racks, all ski and bicycle storage racks shall: (a) Be of sound structural design and shall be approved by the City Engineering Department and the Commercial Core and Lodging Commission. (b) Be so designed and constructed as to harmonize as closely as possible with the buildings to which they may be attached, or with the approved area they may be located upon. (c) Wall-mounted ski racks shall allow a minimum clearance for purposes of snow removal and ordinary sidewalk traffic of at least six (6) unobstructed feet between the nearest curb and the protrusion of the rack/and or its contents. (d) A sticker or other form of identification listing the name, address and phone number of the applicant-operator of the rack shall be affixed to the rack. Said identification area shall not exceed three and one-half (3-1/2) inches by five (5) inches. (e) All racks shall be maintained in an operable and attractive condition at all times. (f) Free standing ski racks shall be allowed only during ski season. Sec. 19-143. Fee; expiration of permit. The fee for the permit required by this article will be the sum of Five Dollars ($5.00) annually, which fee shall be paid to the director of finance on or before February 1 of each and every year.Â· The permit required by this article shall automatically expire on February 1 of any year for which the permit fee has not been paid for the next year as above required. Sec. 19-144. Termination of permit; removal of racks. The occurrence of any of the following events shall cause the automatic revocation and termination of a permit issued under the provisions of this article and the ski or bicycle storage rack installed under such permit shall be completely removed by the permit holder within ten (10) days following the termination thereof, to wit: (a) Termination of the permit holder's right to occupy the building space described in the permit application or the permanent removal of the permit holder's business from such space. (b) The failure of the permit holder to remedy any 5 violations of the article or of the regulations promulgated hereunder within ten (10) days following receipt by the permit holder of written notice from the City Engineering Department that such violations have occurred. (c) The receipt by the permit holder of written notice from the City Engineering Department that the City has provided sufficient ski or bicycle storage in mall areas or other public places to eliminate the need for individual bicycle racks. Sec. 19-145. Permit required, violation of article provisions or regulations; separate offense for each day violation. The installation or operation of any ski or bicycle storage rack which encroaches or is located upon a public right-of-way (a) without first having procured a permit from the City so to do, or (b) in violation of any of the provisions of this article or of any regulation promulgated hereunder the City Engineering Department or the failure to remove a rack within the (10) days following the termination of the related permit, shall constitute a violation of this article and shall be deemed a separate violation thereof for each and every day that such violation continues. Any such violation shall be unlawful and shall be subject to criminal prosecution in the municipal court of the City of Aspen. SECTION 7 That a new section 19-146 be added to the Municipal Code of the City of Aspen, Colorado to read as follows: Sec. 19-146. Mechanical, electrical and plumbing systems for heated sidewalks shall be placed no closer than two (2) feet from the back of the curb. All heated sidewalk installations shall be approved by the Engineering Department of the City of Aspen. A complete set of as-built drawings of any heated sidewalk system shall be provided to the Engineering Department within fifteen (15) day of completion of heated sidewalk. SECTION 8 If any section, subsection, sentence, clause, phrase or portion Of this ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent 6 provision and shall not affect the validity of the remaining portions thereof. SECTION 9 The City reserves the right to have a rack removed if it binders snow removal or effects health and safety. Nothing in this ordinance shall be construed to affect any right, duty or liability under any ordinances in effect prior to the effective date Of this ordinance and the same shall be continued and . concluded under such prior ordinances. SECTION 10 A public hearing on the ordinance shall be held on the day of , 1990 in the City Council Chambers, Aspen City Hall, Aspen, Colorado. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law by the City Council of the City of Aspen on the day of 1990. William L. Stirling, Mayor ATTEST: Kathryn S. Koch, City Clerk FINALLY adopted, passed and approved this day of 1990. William L. Stirling, Mayor' ATTEST: Kathryn S. Koch, City Clerk 7 C N 1-REE )E LINES ITY OF ASPEI TSCAPE GUIE EXHIBIT A SIDEWALK/PEDESTRIAN THOROUGHFARE The quality and condition of sidewalks reflects a city's way of life and its self-image. In order to ensure a safe and pleasant pedestrian experience and a degree of design continuity, the following guidelines and standards have been developed. Included are review procedures for proposed projects. TO achieve our goal, cooperation is necessary between the commercial property owner who is responsible for the maintenance of the property between the building and the street and the City of Aspen which owns the public right-of-way. PROBLEM DEFINITION Existing sidewalks in the Commercial Core vary greatly in terms of materials, texture, width and degree'of maintenance. In some areas, no sidewalks exist at all. Although some variety of treatment is desirable, the repetition of a few basic materials allows for a more cohesive image for the Commercial Core. There have been many attractive sidewalk developments recently in Aspen but, unfortunately, there are an equal number of poorly maintained and poorly designed walkways. Cracking, chipping and spalling of the paving are quite prevalent in the Commercial Core. SIDEWALK ELEMENTS In subtle ways, sidewalk treatments can direct and enrich the pedestrian experience by means of texture and materials. Sidewalk treatments involve the surface between the property and the street. Elements include tree grates, concrete and brick pavers. The Mall offers the most focused pedestrian experience , in Aspen in terms of detail, amount of street furniture and potential personal interaction spaces. The Conceptual Designs for the Commercial Core sidewalk treatments reflect and expand upon this focal point of pedestrian activity as well as other recognized centers such as the Rio Grande property, Courthouse , Complex, Little Nell, Lodge District and Rubey Park. A common unifying theme will eventually evolve in the Commercial Core if elements of design are repeated. The Commercial Core should be primarily combinations of brick set in concrete with tree grates or planters. Sidewalks can be continuous brick or patterns with concrete designs. Flush tree grates are required by ordinance. When planting near the curb, trunk protectors are required and must be centered correctly to protect the tree from car doors and snow accumulation after snowplowing. The owner of the building and/or tenant is responsible for the health of the trees, their maintenance and the condition of grates and trunk protectors. The City of Aspen reserves the right to remove trunk protectors as necessary (See Section 19-125 of Municipal Code). Brick pavers, trees, benches and other streetscape amenities provide unifying elements for the Commercial Core. City of Aspen Streetscape Guidelines Exhibit A PLANT MATERIALS Although the choice of plant materials in Aspen is limited by altitude, climate and length of season, there are many attractive and functional trees, shrubs and ground covers which flourish in the oft times harsh environment. The following plant material palette has been selected for hardiness, growth pattern, ultimate size and degree of drought tolerance. The coordination of patterns of plant types, spacing and use will provide a sense of cohesiveness and unity for the downtown area and will enhance the experience of those who frequent the Commercial Core. Plant materials provide not only aesthetic aspects to the streetscape but also subtle engineering and climatological functions as well. The shape, texture and color of plants add interest, excitement and dynamism to the streetscape. Aesthetics are only one rationale for using plant materials in the City. Many engineering problems can be wholly or partially solved by the use of plants. Trees, shrubs, ground covers and grass can be used to control soil erosion, noise and air pollution and excessive glare and reflection as well as direct and control pedestrian and vehicular traffic. Plant materials can be very effective climatological modifiers as well. Deciduous plant materials provide shade and intercept reflected glare from man made surfaces. Thickly foliated plants obviously intercept more radiation than those with loose open foliage. In summer, a cooler microclimate is created beneath the tree while in winter, the leafless branches allow solar radiation to warm the surface below. It should be noted that densely branched trees such as the Norway Maple may interfere with the requirements of solar collectors in winter. A loosely branched tree provides comfortable shade in summer and maximum solar access in winter. Plants guide, deflect and filter the wind. Although they reduce wind speed by increasing resistance to the wind flow, the amount of resistance is dependent on the species, placement and grouping of the materials. In general, deciduous trees allow wind filtration whereas evergreen trees block and redirect air flows. Clusters of evergreens which branch to the ground are considered to be the most effective year round wind barriers. They reduce wind velocity by 50% for a distance downwind equal to 20 times the height of the tree. Windbreaks are, however, generally unnecessary in the Commercial Core area and adjacent lodge and residential areas. 2 City of Aspen Streetscape Guidelines Exhibit A Shrubs and trees are effective in controlling blowing and drifting snow. The velocity and drop zone of the snow can be determined by the size and location of plant materials. Snow is deposited both to the front and the lee of the tree. In general, impenetrable plant materials such as evergreens cast a longer "snow shadow" than those which are deciduous and penetrable. By placing the plant materials at appropriate distances from parking lots and walkways, snow removal costs can be reduced. Evergreens can create hazards, particularly at intersections when planted on the south side of a street. The shadow cast by the tree creates ice and snow buildup causing Unsafe conditions for motorists and pedestrian and results in higher public maintenance costs. Evergreens on the north side of a street can cause an ice-forming shadow on the adjacent sidewalk. In general, nursery stock should be grown in Colorado or from nurseries located in northern climates to ease the plants' adjustment to harsh high altitude conditions. All street trees should be a minimum of 2 1/2 to 3" caliper (diameter of trunk 12" above top of ball) and they should be balled and burlapped. Â·All soils should be checked for drainage and water holding capacity. Most mountain soils are formed from decomposed rock and often require peat or compost to improve their moisture holding capacity. Soil samples which can be tested by Colorado State University should be taken in the Commercial Core area and soil mixes prepared accordingly. The CSU Extension Service strohgly recommends spring planting at high altitudes to allow for ample root development before the winter season. Trees should be placed a minimum of 3-1/2' from the curb unless doing so impedes pedestrian movement. Materials planted in the fall Will generally require winter watering to help assure their survival. Before a planting program is established, information on existing conditions such as underground utilities (electric, water, waste water, gas, telephone, etc.) must be obtained. Drainage from adjacent streets and buildings and microclimatic factors will have to be determined. For instance, if a building adjacent to the project produces considerable glare and heat in summer, thick canopy deciduous trees are appropriate. DECIDUOUS TREES Most commonly, deciduous trees are selected for street trees because they provide relief from hot summer sun as well as visibility through or beneath their branches. In the winter when the sun angle is lower sunlight filters through the branches to 3 City of Aspen Streetscape Guidelines Exhibit A adjacent buildings. Deciduous trees provide a sense of scale and definition to the landscape and to the streetscape and provide seasonal change and interests. They are used to soften expanses of street paving, screen and shade parking areas and enhance existing architecture. In addition, trees help ameliorate some of the effects of urban pollution by reducing dust, glare, noise and most importantly by consuming carbon dioxide and producing oxygen. Although common themes are desirable, constant repetition of the same street tree should be discouraged since an entire species could be lost to disease or unusual climate conditions. To prevent sun scalding, the trunks of all deciduous trees, particularly smooth-barked species, should be wrapped at planting with a commercial tree wrap. The wrap should extend up to the first or second main branch and should remain for a full growing season. Some smooth-barked trees and all trees over 5" caliper should be wrapped for two winters and removed each spring, with the exception of aspen trees and birch trees. Although water requirements differ from one type of tree to another, generally long soakings are highly preferable to frequent surface watering because soaking promotes deep, healthy root growth. A tree well watering system is required by the Streetscape Ordinance. EVERGREEN TREES Evergreen trees are generally discouraged as street trees because they offer little relief from summer sun if allowed to grow naturally and their conical shape often interferes with pedestrian and vehicular access and visibility. However, they imake excellent visual and wind screens. In general, less water is required for evergreens than for deciduous trees; consequently, care must be taken so that over- , watering does not occur. Like deciduous trees, evergreens need staking and special care for the first year. (See evergreen planting detail). FRUIT TREES A variety of fruit trees are available for planting in Aspen. Due to widely varying soils, exposure and soil conditions a nursery or landscape specialist should be consulted for specific properties. In general dwarf and semi-dwarf varieties of fruit trees are not advisable int he Aspen area. Full size fruit trees provide the homeowner the best chance of success. Fruit trees provide variations in color, fragrance and texture in home plantings. Due to the unpredictable nature of Aspen's growing 4 City of Aspen Streetscape Guidelines Exhibit A season fruit crops can be expected on an irregular basis. In the case of apples the fruit while sweet is generally smaller than fruit grown at lower altitudes. Only the earliest variety should be considered. Fruit trees are not recommended in Aspen's commercial core area. SIIRUBS The primary purpose of shrubs is to provide accents and visual screening. Shrubs can be planted in masses or as single specimens. Small scale ornamental shrubs and isolated individual plantings should be avoided. All shrubs should be placed in prepared beds and heavily mulched to conserve moisture and retard weed growth. The depth of mulch should be a minimum of 3 inches. Watering procedures for shrubs is the same as for trees. Deep soaking at infrequent intervals is recommended. GROUNDCOVERS In protected urban settings such as downtown Aspen, ground covers should be used only as accents under trees or in planters because they cannot withstand even moderate pedestrian traffic and many i cannot take direct sun. Because groundcovers thrive on loose and loamy soil, preparation for planting will involve the addition of organic materials such as peat, compost and manure. This organic material, which must be worked in to a depth of 15", will allow the soil to absorb and hold moisture. In addition, the soil will be continually enriched as the material breaks down and decays. Groundcovers should be spaced close enough to provide complete coverage in two years. During this establishment time the plants need deep watering and weed control. Once the area is covered, the plants themselves serve as a mulch and inhibit weed growth. MAINTENANCE Good consistent maintenance is essential for healthy plant materials; therefore, it is important to consider the following: (A.) Use drought-resistent, hardy species. (B.) Plant with regard to the existing microclimate and the particular species preference of exposure. (C. ) Provide Â· good soil mixes with sufficient organic material amounting to 30% of the tilled depth. (D.) Use irrigation systems where possible to ensure appropriate amounts of water. (E.) Position plant materials so that they will not be walked on 5 City of Aspen Streetscape Guidelines Exhibit A or hit by car bumpers or car doors. (F.) Avoid planting under the driplines of roofs where the ice will fall in winter. (G.) Provide simple guying systems for trees for a minimum of two years. (H.) Establish a system whereby weeding, pruning and general cleanup will be guaranteed. ADMINISTRATIVE PROCEDURES One of the principal purposes behind the creation Of the landscape and sidewalk guidelines for the Aspen Downtown District is to stimulate the actual improvemen't of both the function, safety and attractiveness of the area. These goals can only be accomplished through the cooperation and participation of both the public and private sectors. The City has adopted these guidelines and the administrative procedures discussed below. All improvements to be constructed in the public right-of-way require permits and those within the CC and CC-1 zoning district must be reviewed as part of the criteria established in the Streetscape Guidelines, whether the application is being made for expansion or for the new construction of a building(s) located on the private property. All improvements to buildings located in the CC or CC-1 zone which require Growth Management Plan approval also require that the public right-of-way including sidewalks and landscape areas ,be brought into the established guidelines. All reconstruction of existing buildings wherein the value of said reconstruction exceeds 50% of the value of the existing building requires that all sidewalk and landscaping improvements in the public right-of-way be brought into compliance with the established guidelines. Normal maintenance and the repair of existing sidewalks and landscaping in the public right-of-way are exempted from the review process. APPLICATION Any individual or business that wishes to install improvements on public property within the Commercial Core of the City of Aspen shall follow the procedures described below: a) Contact the Aspen Engineering Department to discuss the proposal and review acceptable alternatives, if appropriate. Complete an application form and submit it to formally commence the review process. 6 City of Aspen Streetscape Guidelines Exhibit A b) The Engineering Department will refer the completed application to the CCLC, Parks and Fire Departments as appropriate for their review and comment. Â· The review will be completed as expeditiously as possible. At its discretion the City may require a performance bond or other form of guarantee to ensure the satisfactory construction of the proposed improvements and the provisions for their proper maintenance. REVIEW CRITERIA Approval of the proposal by the City of Aspen, its Engineering Department and the CCLC shall be based upon the applicant's compliance with the Streetscape Guidelines and the City's adopted engineering standards. The various City departments and Advisory boards shall consider the following general criteria in evaluating the proposal: a) Compliance with the principles of the City of Aspen Streetscape Guidelines. b) Compatibility of the proposal with adjacent properties. c) Acceptability Of the program for maintenance and irrigation as required by the Ordinance. The following list of trees and shrubs has been derived from studies conducted by Colorado State University and from the experience of members of the CCLC and its consultant. In addition the Parks Department of the City of Aspen maintains an on-going program of street tree planting and experimentation; therefore, new trees are being introduced for study and may eventually become part of this list. As a word of caution, it should be noted that while most of these plants should be expected to survive and perhaps flourish in Aspen, there are unique site and climatic conditions in our community which should be considered. A quick look out your window shows that deciduous trees are very limited in the natural environment. Narrowleaf cottonwood and aspen are the most common large trees, while scrub oak dominates the small tree category. Many nursery catalogues will list "hardy" or "super hardy" plants for the various plant zone areas in the United States. Due to our low humidity, temperature extremes within a day, high ultraviolet radiation and significantly lower soil oxygen and water content, many trees which will survive in colder but lower 7 City of Aspen Streetscape Guidelines Exhibit A altitude environments are unsuitable for Aspen. While we are limited to the variety of plant materials available to the home or business owner in Aspen, careful selection of plant materials and their location on a particular site can accomplish a pleasing landscape design that will be harmonious with the indigenous environment. PLANT LIST CODE: RA Residential application, (general): This code indicates a plant with broad general application for the City's residential areas- however, each plant is subject to question, which might limit application. RS Residential streetscape: Trees in this category, while potentially suitable for use as street trees in Aspen's residential areas, may have additional use as lawn trees on larger residential lots. CCA Commercial core application: Trees and landscape materials in this category are suitable for use subject to comment in Aspen's commercial core. Specific designs must be submitted to the Commercial Core and Lodging Commission and the Engineering Department of the City of Aspen. CCS Commercial Core Streetscape: Trees in this category represent the only trees approved for use by the Aspen Parks Department in Aspen's commercial core area. Physical restrictions and safety considerations require careful coordination with the Parks Department and the CCLC to assure a successful planting and functional design and appropriate choice of trees for specific , locations. Trees on this list are subject to deletion and new trees may be added; therefore, owners and designers should consult the Parks Department prior to conceptual landscape design of any site in the commercial core. NOTE: Some areas in the east and west portion of the commercial core are mixed or transitional in nature and may be acceptable for a mixture of RA, RS, CCA and CCS species. Trees or shrubs marked with an asterisk (*) have specific limitations on use. Refer to specific comments for each plant. 8 City of Aspen Streetscape Guidelines Exhibit A DECIDUOUS TREES SIZE: (ULTIMATE GROWTH) (L) large, (M) medium, (S) small Box Elder - RA* (L) This fast growing native tree suffers from limb breakage, common among fast growing trees. While the box elder is hardy in Aspen, it cannot be expected to reach its natural shape without extreme attention to snow removal during periods when the tree is in foliage. A prolific seed producer, the box elder should be considered a somewhat messy tree for lawn use. . Weeping Willow - RA (L) The weeping willow is a graceful, attractive tree. It requires a large open area to reach its true shape. The low branching habit limits use under the spread of the tree and a lawn is somewhat difficult to maintain under the branch spread. The weeping willow is an attractive accent tree for areas adjacent to ponds or streams. The major negative aspect of this tree is its habit of dropping branch tips in the spring. Amur Cherry - (S-M) - All applications This choke cherry is exceptionally hardy and has a beautiful smooth-bark. It has an upright consistent growth habit and good fall color. The fruit is attractive to birds and can be somewhat messy. Recently introduced to Aspen results to date have been favorable although it is not yet clear what size the tree will reach at this altitude. European White Birch (Wheeping Birch) - RA, CCA (M) A beautiful delicate tree, this species is nevertheless limited in hardiness. There are several good examples in Aspen; therefore, the tree is worth consideration in spite of its limited resistance to dry conditions and low snow winters which expose its shallow root system. It should be planted in moist, sheltered portions of the lawn or patio area. Green Ash - RA, RS, CCA, CCS (L) While the green ash and the variation "Marshall' s Seedless Ash" survive in Aspen, they do not flourish, possibly due to low soil moisture and temperature variations. The green ash is slow growing at this altitude and while worth consideration in residential and limited streetscape applications, it should not be considered for theme planting due to its unpredictable growth habits and genetic variations between individual trees. Crabapple (varietals) RA, CCA (S) 9 City of Aspen Streetscape Guidelines Exhibit A The crabapple is a beautiful and generally hardy tree and is a good addition to most Aspen landscapes when used appropriately. Although the crabapple was until fairly recently used as a street tree in the commercial core, its low branching pattern makes it a hazard to pedestrians and the fruit inevitably gets crushed underfoot. It is no longer allowed except in unusual circumstances where there is adequate horizontal separation between pedestrians and vehicles. The Dolgo crab, a white flowered variety is exceptionally hardy and produces a beautiful red fruit in the fall. The red varieties such as Hopa are hard to match for spectacular spring beauty, although they are somewhat less hardy. An additional benefit of the crabapple is that they provide a winter food source f'or many wild birds. Shubert Chokecherry - RA, CCS, CCA (S) This chokecherry is an exceptionally hardy and attractive small tree which can be trained as a single or multiple trunked landscape specimen. It is generally better as a single-trunked specimen due to its attractive shape. The plant's glossy leaves change color from green to purple and are attractive in the fall. The medium sized dark purple fruit is ornamental but will stain fabric and are somewhat messy. The chokecherry varieties including the natives, should be used in more landscape plantings. Their one major drawback is their habit of sending up new trunks or suckers from underground roots. Siberian Elm RA* (L) The siberian elm is a fast growing, weak branched tree with the typical problems associated with those growth habits. Despite its name the siberian elm is particularly susceptible to Â·freezing of its summer growth during early snows and to severe branch shearing from heavy, wet snowfalls. While the siberian elm could be used for quick effect, it is generally not recommended for us in Aspen. Sugar Maple - R* (L) The sugar maple is unlikely to do well in Aspen, since there are no known examples. It should be considered on an experimental basis due to its beautiful shape and foliage. Areas which provide a micro climate sheltered from wind, winter sun and dry soil conditions should be most favorable. Silver Maple - RA* (L) The silver maple suffers from problems similar to the siberian elm, but it is more attractive. It has been used extensively in Aspen, including street tree applications where it must be tended carefully by a home or business owner who is available to knock the accumulating snow off leaves and branches. Due to limb 10 City of Aspen Streetscape Guidelines Exhibit A breakage most silver maples in the core are misshapen. It could be considered for use in areas where fast growth and quick shade are desired. It should not be considered a specimen planting or core area street tree. Norway Maple RA, CCS, CCA (L) (Including more upright varietals such as "Cleveland") The Norway Maple is an enigmatic tree in Aspen. It survives but grows very slowly and generally in a shape that is uncharacteristic of its eastern cousins, possibly due to its limited resistance to drought. The Cleveland variety has been used in recent years in Aspen and the results have been mixed. The tree has done well in sheltered Â·locations but has shown typical drought susceptibility in more exposed locations. The Cleveland varietal is preferable to the parent Norway Maple, although there is the potential to overplant this tree and face "deforestation" of the commercial core in the event of some new disease which might attack maples. Russian Olive RA* (S) The Russian Olive seems to hit its maximum elevation limit at or near Aspen's 7900 foot level. There are examples in Aspen which seem to be doing well. The Russian. Olive is an attractive small tree with fragrant spring blossoms and gray-green foliage. The tree is very difficult to transplant and has thorns which can be a nuisance. It is a tree worthy of experimentation, but it is a chaney investment for most homeowners. Silver Poplar - RA, RS* (L) Similar in growth habit to the Narrowleaf Cottonwood, the Silver Poplar can be a good substitute for the more unpredictable narrowleaf cottonwood or aspen when a large deciduous tree is needed, particularly in a streetscape situation. The Silver Poplar is generally hardier and somewhat more resistant to . disease and limb breakage than some of its cousins in the poplar family. The trees very large ultimate size should be considered when choosing a spot for planting. Ouaking Aspen - RA* CCA* (M) The City's namesake tree is fast growing, has beautiful fall foliage and is delightful to watch in a breeze. The tree can be used as a specimen, group or screen planting. The aspen's weak wood, a result of its rapid growth habits, makes it a prime candidate for limb breakage. The aspen should generally not be used for streetscape plantings unless an unusually large planting area can be provided and then only in residential areas. The aspen generally attains a medium size due to limitations in the planting environment, but it should be realized that individual 11 City of Aspen Streetscape Guidelines Exhibit A specimens when crowded can grow very tall. Despite its limitations the aspen is a beautiful four season tree and should be considered for many landscape applications where adequate topsoil (9 inches or more) is available. Narrowleaf Cottonwood RA* RS* (L) The Narrowleaf Cottonwood is the largest native deciduous tree and is found throughout Aspen. The narrowleaf cottonwood is the street tree historically used for Main Street and should be used on Main Street in the future. There are very large specimens throughout Aspen's residential area. In fact the aspen, narrowleaf cottonwood and Colorado Blue Spruce form the backbone of Aspen's landscape. The narrowleaf cbttohwood achieves a very large size and can represent a hazard since its limbs and trunk are often damaged by early or late snows. Like all cottonwoods, particularly when young, the narrowleaf demands much more water than most deciduous trees; so it is wise to avoid areas where heavy watering would be a nuisance or could damage the foundations of adjacent structures. In most years, the fall color of the narrowleaf cottonwood is spectacular. Only the cottonless (male) variety should be considered for planting. Balsam Poplar RA, RS*, CCA* (L) The balsam poplar is a hardy and handsome native tree that could be used more often. It is ultimately a large tree and is, therefore, somewhat limited in application. More use of Balsam Poplar in residential streetscapes would be desirable to avoid the problems associated with monoculture plantings of narrowleaf cottonwood. The balsam poplar makes a very good shade tree for large lawns (needs moist soil). White Poplar - RA, RS*, CCA* (L) Similar to the balsam poplar and a generally desirable tree with unusual bark characteristics, this tree also requires moist soils. Thin leaf alder RA (S) This small native tree can be used as a specimen planting in areas where the soil is moist. While the tree has no particular distinguishing characteristics, it is a hardy and fairly attractive native. Red Birch - RA, CCA (S) The native red birch is most commonly found adjacent to water courses. It can be trained as a shrub or multi-clumped specimen tree. The birch's red bark, glossy leaves and general growth habits (with the exception of suckering) are attractive. Fall color is excellent and the birch is exceptionally hardy when 12 City of Aspen Streetscape Guidelines Exhibit A given plenty of water. European Mountain Ash RA, CCA (S) This small attractive tree with its summer-long clusters of berries, spring flowers and cherry-like bark can be used effectively in Aspen. The tree is very prone to sunscald, so many of the specimens in town have open areas of dead bark on the southwest side due to the sun heating the bark during the daY, activating the sap, which then freezes at night. The European Mountain ash is best in a sheltered location where it can be an excellent small specimen tree. Black Locust RA (M) . The black locust is an upright medium sized tree that has an open branching pattern and provides thin shade. The tree has very attractive late spring pink flowers and is very hardy. The branches have thorns which limit the tree's application. The black locust is an unusual tree which could be used as a specimen or as a conversation planting. EVERGREEN TREES Colorado Blue Spruce TA, CCA , (L) The Colorado Blue Spruce is a hardy evergreen which can tolerate a wide range of conditions and exposure to unusually wet soil. The spruce is a very popular tree in Aspen due to its beauty, fairly rapid growth when young and disease resistance. However, insects are a problem with spruce gall being the most unsightly. The Colorado Spruce ranks among the hardiest of evergreens. This spruce can attain a very large size so it should be planted away from homes, streetscapes and businesses and should not be used in confined areas due to its shallow rooting pattern. Color varies greatly depending on soil conditions and exposure. Nursery grown trees are generally bluer in color. Englemann spruce - RA CCA (L) A very tough native tree which is a good substitute for Colorado Spruce particularly in wet areas. The Englemann Spruce has a more open growth habit than the Colorado Spruce and will grow at higher altitudes. Bristlecone Pine - RA, CCA (S) (Foxtail pine) The Bristlecone Pine is a very attractive small to medium sized tree which is well represented in Aspen. Distinguished by its upright, somewhat chaotic growth habit, the bristlecone makes an excellent specimen planting or dense screen. Among the hardiest of all evergreens, the bristlecone is an excellent addition to any landscape and will grow in confined areas by adjusting to the 13 City of Aspen Streetscape Guidelines Exhibit A space allowed. The sticky resin which exudes from the branches is a negative when children are present, otherwise the tree has no undesirable characteristics. Ponderosa Pine - RA, (Western Yellow Pine) (L) The Ponderosa Pine is a beautiful evergreen with cinnamon colored bark which is native to the Aspen area. This tree prefers open exposed (dry) slopes although if over watering is avoided, it can be an asset to large lawn and provide a significant vertical element and winter color. The ponderosa is somewhat difficult to transplant and requires a large area to prosper. Concolor Fir - RA, (M) . The Concolor Fir is a somewhat risky choice for Aspen since it does not tolerate changes in soil moisture. A beautiful tree, the Concolor Fir should be considered only when soil moisture content is predictable and controllable, as in an irrigated setting. Austrian Pine - RA, CCA (M) The Austrian pine is not the best evergreen choice for Aspen due to its intolerance of drying winds and susceptibility to wildlife damage. Its uniform growth characteristics and dark green needles make it an attractive tree worthy of use in sheltered locations where plenty of room is available to allow for its horizontal growth habit. Lodgepole Pine RA, CCA (L) The native lodgepole pine can be used in dry locations as either a specimen or group planting. A narrowly upright tree, the lodgepole can be used in fairly small areas. Somewhat difficult to transplant, the lodgepole has suffered from attacks by fungus- carrying beetles in areas near Aspen so it would not be wise to use the lodgepole as a theme planting. Pinon Pine - RA, CCA (S) Like the lodgepole the pinon can be used in small dry spaces and in fact, does better there when adjacent to a south or west facing wall. The pinon is intolerant of wet conditions and varies widely in its growth habits due to genetic variations. .The pinon can be a very attractive small specimen tree but it can be messy underfoot when the pinon nut crop is good. Native Juniper (Utah One-Seed Juniper) (S) RA This native juniper is generally found on dry south or east facing hillsides. It is tolerant of a wide variety of soil and moisture conditions and is extremely hardy. The tree has an irregular growth habit which makes it attractive for rock gardens 14 City of Aspen Streetscape Guidelines Exhibit A and for rugged existing landscapes. It is relatively slow growing consequently the homeowner should acquire the largest possible specimen for transplanting. SHRUBS Common lilac (including varietals) (L) The lilac can become a vary large shrub. It is hardy although blossoms freeze during late spring snow episodes. The lilac can be a good screen or specimen planting. The major disadvantage to the lilac is its aggressive suckering habit. Siberian Pea Shrub (M-L) . The siberian pea shrub is an exceptionally hardy interesting plant. The attractive yellow flowers and locust-like foliage are unusual and make it especially suited for an individual planting in a small area. Potentilla (varieties) (S) The potentilla including the native varieties are very hardy and offer a wide range of color from white to yellow orange blossoms. The potentilla has a very long bloom season and is best in group plantings, rugged and natural landscapes. Cotoneaster (varieties) (S-M) A hardy plant with growth characteristics ranging from horizontal to upright. The cotoneaster has attractive foliage, branches and fruit. Tolerant of a variety of conditions and exposures the cotoneaster is a good choice for most residential settings. Forsythia (M) The forsythia has beautiful early yellow flowers in favorable years and is one of the earliest blooming shrubs. Red twiq dogwood (M-L) The red twig dogwood has an open growth habit, attractive branches and leaves and good fall color. This shrub does best in areas with some protection and with moist soils. Oregongrape holly (S-M) This ornamental shrub does best when planted in areas protected from winter sun such as the north side of a structure. It prefers a moist well drained soil. The dwarf variety is native to Colorado and can be used as a very low shrub or ground cover. Spreading Junipers (S-M) These evergreens are available in several varieties and have a wide range of applications. While they do relatively well in 15 City of Aspen Streetscape Guidelines Exhibit A Aspen some varieties need winter watering and/or protection from winter sun. Upright Junipers (M-L) The green, rather than blue varieties do better in Aspen. These plants provide excellent year round screening and they can be used for accent planting. Many varieties require protection from winter wind and sun and need supplemental water during dry winters. Alpine currant (S-M) An excellent, hardy small to medium sized shrub best used in group plantings or as an accent in natural kandscape. Shrub honevsuckle (M-L) Widely used in Aspen the honeysuckle has fragrant and attractive blossoms. Subject to severe attacks by aphids and with limited tolerance of dry winters, the honeysuckle should be used sparingly. Serviceberrv (L) Named due to the wide spread and varied use of its fruit during pioneer days this relative of the huckleberry is an extremely hardy native shrub with attractive spring flowers and an open growth habit. The Serviceberry is most effective in natural landscapes or as an individual specimen planting. The fruit is attractive to birds. Dwarf mugho pine (S) This low growing pine is very hardy and attractive. It is very effective when used in rock gardens, at entryways or for winter color. It should not be considered for use where deer are present since they will browse on it. Barberry (S-M) An effective barrier planting due to its thick and thorny branches. The green leaf varieties generally do better in Aspen. Shrub rose (M-L) The shrub roses such as Austrian copper can grow quite large. They have beautiful blossoms and are very hardy. Their aggressive thorns protect them from damage by animals and make them a highly effective barrier plant. The shrub roses are part of Aspen's historic planting base and should be used where large areas are available to accommodate their spreading growth habit. Reference Book: The Audobon Society Field Guide to North American Trees (Western Region) Alfred A. Knopf - New York 16 DECIDUOUS TREES C! 20 HOT- O.1 r LEAFE E â€¢ 16 FiE/APVE (Stly \4'<226 AND 226TS APTEE P21.14 2 Arb'*622 O U 5 4 02441414 5 246041 OR. 0643 9,032 ~ -Aa. P2O2 1-0 FLALITIIÂ·461 4 t - \ X< ~3tl- 1 -3 1 r v. 1 1/ l/kz<c -?9 V./2Ap 7201Â·414 Fon FIRST WINTE!2 j g E//eleÂ» 1 4 5721/4. ~LAK]Â«5 572,425 02- ~ AFFEOVE F .Eâ‚¬2 04 L PLANT SZOD-2 EAL-1.- 2 ' Age/2 E>45-71 k!61 aRAPE v bf~ - STEE-1- PE?U FPET CAUY!}40 W[ILE TA FE A BALLPILL -2 KI BBEYONIP EFar op -7 FLANT: NE,1 FIT -i ........Al- I 141Â«762. le.>.10.4.4 2.... HEÂ»jil)1*. .-I SFECIPIEP 1 1~ff! fal Â·r~ VAEÂ·,Â· * /-: 3,~31*18 REAit?VE ALL 1WINE EAÂ£>KFI LL~ --111; 1 / igiEW lilli~' liÂ·<J ) ~~i ~-~~M4Jf AFOULI F TRUU K. AN P -'~1 =11kfai~!(4421 1.KE 107 93 OF- WIAE 5 4 laililla & 12" A*-011#2, BALL, Cori- VERNT-/CAL- W k .1 2 1 ST U R E E P ' 501 L SLICES I tv BURLAP /4.61*/2_ 4- 172-62 5 45 40 S 24724 152Â»' 40.14 4- T~61lfe, 1.11 CAL- . 90511-1 trÂ· { - - EVERGREEN TREE PLANTING & STAKING DETAIL / 171 0 A ji X 0 1\,1 1 . \\ 7 I tul # I 9 }'. \ /&. f ./7 )#h.~ 6 ~1 1 T :/,f : \1 1 f O 27 1 3\1 i - I. ./ 7, , 4 '.4. ' '. f Vy 3147 4 3/ p l L \Ji; F1 V v i .1Â·V/\, \' 1 .4,1 Canvas attachment straps 3~ 1(99 '1 1 j.,6. \1 -3 .:' or approved equal f,/ f j fil f U Vk P.X. ;-4,34 , Guy wire (remove after 1 Taper backfill ''fr.>f- -520'Â«a / 1 f..4 <245.42....- 't.~.*C~>( growing season) beyond edge of planting pit ~ -91 2 Â«/>01 1 j -7/ 30" metal stake -d e in ground at angle in /\ /undisturbed soil -1 <93+ => -41 -1 40/ V <pe 7 Plant root ball 2" above ~ existing grade - . 1 il i!.t~.1 1.-= 34 4-9, L L Specified backfill 36 41 *2 11 Â· 4 5 21!~i Â·l Remove all tine around lE?lt ' -' --7.-- 112 =3/ trunk and top 2/3 of wire basket around balT Undisturbed soil 1,5-9,1--~//798W--iiln)- 1-2 burlap after tree is Cut vertical slices in properly seated in holi and is in a vertical position. COMMERCIAL CORE 1 RITZ DEAN STREET ICE MTN. GONDDLA RINK CHALET DURANT STREET - , -At Rubey Park Wagner Park . COOPER STREET - p - ID E-4 1 1 03 HYMAN AVENUE M [=3 T - I , M T w LWhetler 1 U] a 'Pply a k-1 Z ~ House Z A Z D < 0 1 HOPKINS STREET 'rÂ· 1 Id City Hall - MAIN STREET HOTEL JEROME 1. PARKING BLEEKER r - . U 11 . SPRING STREET iGHM,LS HONVNOW MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Insubstantial Modification: 200 E. Main, sidewalk Date: June 13,1990 SUMMARY: Don Fleisher is requesting HPC's approval for the proposed changes in landscaping on the west portion of the parcel. The previously approved plan indicated a walkway with planting strip between it and the curb. He is proposing to move the sidewalk directly adjacent to the curb, and eliminate the planting strip and one (proposed) tree. .. PROBLEM DISCUSSION: Two plans are currently underway to address landscaping and walkway issues: The Main Street Historic District Study and the Pedestrian Walkway and Bikeway Plan. Both of these plans will be addressing surface treatments within this historic district. Don requested that staff take action on the proposed changes in sidewalk alignment, which we could not due to both the nature of the change, and two plans currently being development of which no formal adoption has occurred. Staff offered to discuss the proposal with the Neighborhood Advisory Committee and Nore Winter (Pedestrian Plan) and the Main Street Study Team, of which Georgeann Waggaman was available. Of all the committee members staff was able to discuss the changes with (3 plus Nore), none were in favor of the proposed sidewalk realignment directly to the street. The precedent in that neighborhood for planting strips has been set. The Sardy House directly across the street has maintained a planting strip very well, which serves as a good example for other development. Although the Sardy side-yard is wider than that at 200 E. Main, a similar treatment may in incorporated. The continued use of a planting strip buffer between the street/parking area and the pedestrian is appropriate in the Main Street Historic District and should be utilized in all development, in our opinion. The applicant was not pleased with that decision, and is asking for HPC's determination. The applicant prefers to not divide the side lawn area down the center with a walkway, and wishes to provide a hard surface as curb-edge for people to step onto when they get out of their cars. RECOMMENDATION: The Planning Office recommends that the HPC deny the proposed changes in sidewalk realignment, finding the proposal to be incompatible with the established walkway character of the Main Street Historic District. memo.hpc.200em.5 - --i- NEW CURB' , AS Rma'LA ... .1 ~ NEW EC'Na. kIALK 0 . \ \>4/ CONTÂ¥2'OL J-T6. e 5' O.6. . Af . 3 . . 1 .... I - -0- --4 . .. . .-: .i â€¢ . . 111 1 i 1 - .Â· . E5LD 2, i FOOTFKINT -. -eL -u - 4 4 . fi :6725$. 1.61 . / . . HIE.1.4 . 0932Â£5 - . .1/ (CO-'Elbtd W~k*') 1 0 tÂ·-~ .. -1 , .. . . -'-3-X NEW CONg. WALL< \B 1 b 9 0 .'.. -- 1 . 9 . I . 14* Ln P ... 0 . -- 1 11 1/ ' le>'-0" 1 6'-0" S 7. -31(-4 i.,1 A~1:2idi=<13 U ALK r EE*.151-'a, ETREET L.141,1-11--- N~x gEPLA<SEL L.-UNI5 . Cd i 'G EL-- 1. 11 AS RES' C'- N=kE=- 1 1 +4*1 N 5 -7-0 LANQUAFt.--FLAN 23- 1 " = \6 -O 4 .1Do Â·MAIN t.11.4:A-4118,440.4-48".6.u p..t :Â·J - d 7 - .- F,''i :7 1 #fi,74.41423*71.~Â·-,2- -* .|, :,1.-~'i;4,1 1 J F , 7 9 /L I .:.*z.~20-9 {fÂ¢<gÂ©--~~ rs ~ .. ri. r- 134 1 1' lift MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Final Development: 425 E. Cooper - "Guido's" parcel Date: June 13 , 1990 SUMMARY: The HPC is being asked to grant Final Development approval for the structure referred to as the Chalet building. HPC PROJECT MONITOR: Charles Cunniffe PREVIOUS HPC ACTION: Staff has summarized the actions taken in previous meetings since August, 1989 on this parcel for HPC's reference: On August 23, 1989, the HPC reviewed and tabled action for a Conceptual Development proposal involving a third floor addition to the detached commercial building on the Guido's parcel (to the west of the chalet building). The plans included a new facade on the commercial building and a bridge connector between the two structures. The Committee found the general application was not compatible with the chalet building or the historic district. On September 13, 1989, the applicant returned to the HPC with a revised proposal, which received Conceptual approval with the following (condensed) conditions to be met at Final: 1. Chalet building preservation be precisely defined 2. Exact building materials represented at Final 3. Bridge connector restudied for reduction purposes 4. Landscape plan submitted 5. Commercial storefront plans be submitted in detail 6. Restudy of bridge connector; hide mechanicals there 7. Roof top plan be submitted 8. Existing conditions be provided either in elevation or photographs 9. East elevation of commercial building to be submitted Due to the number of fenestration design changes made to the plans since Conceptual approval, the applicant wishes to receive HPC's approval for the amendments prior to continuing work on the Final Development plans. On March 14, 1990, the applicant met again with the HPC to obtain approval for an amended conceptual development application, which the HPC approved with the following conditions: 1) Corner entrance (of chalet building) be restudied, with . the suggestion that a gesture of the solid aspect of the building be retained in some manner at that corner. 2) The second revision to the fenestration of the commercial building as presented (at the March 14 meeting) be incorporated into the final plan 3) The fenestration on the ground level storefront (of the chalet building) be restudied to ensure compatibility (with the character of the building) 4) The HPC supports staff's preparation of a referral letter to the zoning department to retain the non- conforming Guido family crest sign 5) Landscape elements are to be restudied and all remaining conditions of conceptual (granted on September 13, 1989) shall be met at Final. On April 25, 1990, the HPC granted Final Development approval for the commercial structure and tabled Final on the Chalet structure with the following conditions: 1) Restudy of storefront fenestration and corner entrance, with the possible use of additional wood trim around doors and windows 2) Color rendering and architectural details be submitted 3) Detailed landscape plan be submitted 4) Restudy the base treatment of the Chalet building 5) Staff shall prepare a letter of support to the Zoning Officer for the Guido crest sign relocation on the structure On May 9, 1990, the applicant appeared before the HPC, and requested to be added to the agenda to discuss the demolition of the 2nd floor of the chalet building. Following investigation, the contractor discovered major construction inadequacies of the (late '50's) 2nd floor, requiring substantial demolition. The HPC stated that the applicant shall submit exact demolition and reconstruction details in the revised Final; they also required that the demolition be sequenced. STAFF'S RESPONSE: The following has been submitted for HPC's review: 1) The sandstone base around the perimeter of the building has been reduced in height, as HPC required. 2) The applicant restudied the first floor fenestration and wood trim option, and has produced no changes. Staff is still not in support of this storefront and entrance design, finding it to be incompatible with the 2 Swiss half-timbering style of the building. As previously stated in at least two review memos, the - square windows and entrance door and sidelights appear out of character. No wood trim has been incorporated around the windows and doors to carry out the Swiss half-timbering style as the HPC recommended. The "Mountain Chalet" style is noted for its tudor influence (rectangular timber/stucco materials), low pitched roofs with wide overhangs, horizontal features 0(balconies, fenestration) carved verge boards, and cutout balcony and shutter detail. We feel that the applicant has not incorporated the HPC's recommendations for a restudy, and can therefore not recommend approval of the first floor design. We feel that the proposed first floor design significantly changes the chalet character of this building. 3) The landscaping treatment in front of the building has been amended, clipping the corners in an angle to allow better pedestrian flow from the mall to the building. This appears to be a better design solution, and should reduce the screening of the storefront. 4) The applicant delivered a letter to staff on Friday, June 8, stating that the 2nd floor demolition can not be done in a partial manner. They intend to remove the entire floor, roof and all, and reconstruct immediately. The barricade that is currently up will screen most of the 2nd floor from public view. ALTERNATIVES: 1. Grant approval for Final Development including the demolition and reconstruction Of the second floor as proposed. 2. Grant approval for Final Development including the demolition and reconstruction of the second floor, requiring another restudy on the storefront fenestration and corner entrance, with specific direction to the applicant. The Project Monitor and staff may serve as the final signoff. 3. Table action, recommending further study be completed on the chalet building for compatibility purposes. 4. Deny approval for the amended proposal, finding the conditions of conceptual have not been met. RECOMMENDATION: The Planning Office recommends that the HPC Grant approval for Final Development including the demolition and reconstruction of the second floor, requiring another restudy on 3 the storefront fenestration and corner entrance, with specific direction to the applicant. The Project Monitor and staff may serve as the final signoff. memo.hpc.425ec.fd.2 . 4 1 . - -t'., ~ Â»'i't,,4 ~r, Ft,- 4 ,â€¢Â· . t L. b k: Â¢ -, 1.1â‚¬124':&1411* ' U 1 " "- 1 1 . I L 1. 4'Â· ti.t,-1;Â· ' ~ Â·i~,t~FÂ·-!~9~tti,462#~~Â·p * ,. -'| : 'Â·. . e:JÂ¢.1, ir.Â·6[-, .-â€¢.~~:~ !.,1 i.Â·-,-11 -:4 ,@â€¢.-t.- 4 ir.:% ..4 NA.*29 1. 4 f zb... 941*49,MAN i......J.,41,7'Â·; 534.,FAviKi: : - 1 .1 .1. ..1 1 ./ ' .1.Â·49313 .i:.:-9Â· i i.:...2. '...:....:Â·,/5.... 1?1 ,-2 .L 1 -f ,2,.,- . , , 9 . Plulle MI.lao HUMJe 45 2.41 6@t~~ ; 1 â‚¬t ./ 'Y'<.3/-.<..... 7 ..'1~.1/ --4 7..% , -1.-- ; PAÂ»F MLite PINE- C ' 7' '1~ ' J f29 1 . 1 1 . 7 . 1.11.r - , -- .1 91.... . Â·~ ~*r Â·f. - Â·f:;,Â·-f -#-74#14 -:.. Afr '~th~f.:-'Â·I 1-. ; Â· 2rmâ„¢As / ill . .. a. .. I ' ... .. 1. ... 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Â·~ 6 -,' 2.-''~ , Â· ,;. 2 ' ~ 1,- -4 tELUk, 1PMMUWIFEÂ« 1.411-8:144Â· O6115A1*Il-A 6>LaME#:P, fIHI.* MI,16Â¢ Fil-01* '~ 2)-44p,te-.' - , , RAMVe M#ElÂ·\ 6,(AAMP ALMEP M.,gUE#- PLUE#14- DÂ»#f 11110 FlkÂ·15 ' t . ' : Â·Â·. . ' O Â· .....3. 'Â·.4 }DI'Llule 17#Mill.649* 4.Â¢-49*64 - ,'*I- .i-- I.., '62, , 6,,Â·'' 'Â·Â·i 1 -- .. F 12 May 17, 1990 Historic Preservation Committee c/o Ms. Roxanne Eflin 130 South Galena Suite #300 Aspen, Colorado 81611 Re: Final Guido's Submittal - 425 E. Cooper Dear Roxanne: This narrative letter is pursuant to our previously submitted letter of May 16 regarding final development of drawings etc. for the May 23, 1990 HPC agenda. In review of the April 25th application before HPC, we find the below listed considerations were still at issue with the board: 1. That the 9/13/89 conceptual review were met and complied with the 4/14/90 review excepting that HPC reccommended approval of business building as submitted, but that entry fenestration of the chalet building and materials usage should be items to reconsider. 2. Signage and graphic, should be renovated to match existing. 3. Sandstone base band should be lowered in height to match that of 1" thick wood (painted) base banding. 4. Reconsider corner entrance with possible dark painted wood trim around doors and windows. 5. Landscaping plans and color drawings showing materials. This motion was voted and carried unanimously. In compliance to this motion, we feel that we have complied with the hereabove concerns with our attached drawings covered in our May 16th letter and further address the items as follows: 1. We have restudied the fenestration issue and feel that the openings which represent about 35% of the wall mass keep the horizontal elements of the chalet building intact and allow the subtle vertical nature of the building to relate to the traditional elements of the neighborhood. 4....Li 8.li//r.. * and-sbod 7,-,. Â·96Â»trk> " ri . I As previously addressed in our 4/14/90 review submittal before the board, we feel that the design is totally in keeping with "Swiss Continental Design" by allowing the residential elements to relate to the "home over the business" feel that is very common in Swiss architecture. That distinct yet subtle division of "home over business feel" has been continued with our study of this design question. The proposed design for the retail space at the lower level is in keeping with that theme and the , second level restaurant exterior design is in keeping with the residential feel above the shop. 2. This item of nonconforming signage received unanimous support by the board. HPC agreed to provide a referral letter to planning and zoning for approval as historic and requiring repair, renovation, and or replacement. 3. Our drawings of building elevations affected show that we have lowered the base height of this building element and its relationship from previously submitted drawings. 4. We feel that dark stained wood around the openings is inappropriate and would negatively detract from the horizontal nature of the chalet building and emphasize the ratio of glazing to' stucco as being greater than the present ratio. 5. Landscaping plans are provided in this package and a magic marker overlay will be provided at the scheduled agenda meeting on May 23, 1990. ~ Tha~k You,/7 /Mu- /Michadl A Baker, P.A. MAB:plb JUN 08 '90 13:48 THEODORE K GUY ASSOC PC A P.2 THEODORE K GUY ASSOCIATES PC ARCHITECTS AND STRUCTURAL ENGINEERS June 8, 1990 Mike Baker William Poss & Associates 605 E. Main Aspen, Colorado 81611 Ae: Guido's Restoration Dear Mike. . During a Field Observation on Thursday, June 7, 1990 at 4.30 p.m., I observed that the southern portion of the first floor framing of the Guido's Swiss Inn building was removed. This framing was removed to aid with foundation demolition in the basement. The loss of the first floor compromised the overall structural capacity of the structure. We feel rhat the best option is to immediately remove the roof and upper floor framing to insure public safety as well as the safety of the construction crew. Please contact our office if we can be of further assistance in this matter. Sincerely, UP. L-e Date D. Kaup, P.E. Project Engineer THEODORE K GUY ASSOCIATES PC DDI</pnp 90536 L2 9/26%1Â£.2.-, Â· -, r 1%Â¥414 â‚¬~..4 + ..9... 3.5~ AJh.3-1- 1 -- , 43.%%.214.2....7. 3 - . I,1 ? 12 4 1 . , '710 605 EAST MAIN STREET ASPEN,COLORADO 81611 TEL: (303) 925-4755 June 8, 1990 Historic Preservation Committee c/o Ms. Roxanne Eflin 130 S Galena Aspen, CO 81611 Dear Roxanne: This letter is to inform you that after careful review of the structure in Guido's (428 E Cooper St), we feel that we can not safely brace a partial roof/wall assembly for wind loads and request a release waiver from our amended approval to reflect this concern. However, we are requesting to be allowed approval to remove this roof/wall assembly in accordance to standard construction techniques and replace with new assemblies to original dimensions, elevations, etc., as per approved plans. *gards - Michael A.BRRer Enclosure MAB:lah 1 U17 605 EAST MAIN STREET ASPEN, COLORADO 81611 TEL: (303) 925-4755 May 16,1990 Historic Preservation Committee c/o Ms. Roxanne Eflin 130 S Galena Suite #300 Aspen, CO 81611 . Re: Final Guido's Submittal Dear Roxanne: ;, Pursuant to our last meeting before the Board please find enclosed the following: 1. A letter from ourstructural engineer Theodore Guy & Associatesoutliningthe proposed demolition/construction sequencing plan as reviewed by the owner/contractor for this project Mr. Guido Meyer, Jr. This plan addresses the construction concerns of the Board for this project. Also find attached drawings numbered Al.1, Ll.1, A2.1, A2.2, A3.1, A3.2, A3.3, A3.4 and a cover sheet reflecting the changes we made pursuant to our last conditional approval before the Board on April 23,1990. Materials and associated data will be presented to the Board for approval at our next scheduled agenda before the Board on May 23,1990. Enclosure MAB:lah f 16 '90 13:06 THEODORE K GUY ASSOC PC A P.2 i THEOOCÂ»le K GUY ASSOCIATES â€¢C ARCHIT/(78 AND STRUCTURAL ENDINEERS May 16, 1990 William Poss & Associates 605 E. Main Street Aspen, CO 81611 Re: Guido's Restoration Dear Bill: Below is our proposed demolition sequence for the roof framing and upper level stud walls a! the Guido's Swiss Inn Building. This sequence may be adjusted for field conditions that are encountered M and for tracing and public safely concerns. 1. Remove 50% i of existing roof framing. 2. Remove same amount of existing third floor framing. 3. Remove perimeter upper level walls at area of removed roof and floor framing. 4. Interior floor framing ar the upper and lower floor can be removed .as required to begin Construction of the replacement structure at the lower and upper levels. 5. Construct upper level walls and roof framing at the initial demolition area. 6. Repeat above demolition procedure for remainder ot roof framing and upper level walls. 7. Complete Construction of upper level walls and roof framing. Please contact our office if we car, be of further assistance in this matter. Sincerely, 13. (6423 Dale D. Kaup, P.E. Project Engineer THEODORE K GUY ASSOCIATES PC DDI</pnp 90536 Ll 23280 8 STATE -rwAY 82 PO GO* 1640 BASALT COL ORAntl At Apl , 9-Q. O 0-,-'. 1 = 7 .. . f - WI ALLEY .â€¢â€¢, fA>' 16'4'/ SU"f# ' AMÂ¥N f ~~1(Â»'4~Â¥)#1'6" 76 -G -- I I I 1 STALLS e 8.6'w ' 1 1 R.OMERTÂ¥ LINE lie J A ... ,\\ : - 5,=gil" MIl - lA H--- A~MED,se,4/L-r__) 5./Ils/8 3/ECI -6- 11 - -4 ---I 2 eor,1 L I. ' C.-1- ,[ 1.- 1 1 1 , r --1 - U 1 ..Ba~.0 4. 4 11 . 11 I Ib - mic =CK BELD, 10 1 ! 1 1 .RD "-11 .0' 1 ./14/ ELE'-lilli r , 4-16 -0 0. 1 p 1 1:1 CANT 9.. 1 9 ........0 SCIâ€žPEA ./ _ ., - I J ..DC.-rlowtfz~1Â£-- N 1 Ft,;15- 0.. 3 --IC-*-C-.. .........0/ EQU'Â·PMEâ‚¬-4 4 - 5 De*! L ~~ X17 AE -- --9 7 1 . -R' GALENA 5=REE- w 1 - ill. _-1 1 1 ~ELOCATM 1 $ 00 S L--_21__ - bUS NESS 6.Â·LD >,G 1 6 1 Â·Â· 111 37 p-0, 8'-3/ I...â€¢I .'Â·.*-2/. v.-- ru/1 A fle= ACZESS A GuiDo's 3- f 07~ . , 10,0 F i 9 2 1* ~-1-/6-ARS#5-1= 4i RESTORATION ./ i. .0 L . t p-2 ~- , 45./ co, , â€¢Pe I A-_1 1 Â·,4 .... 1 1 0 1 '2 '40 .4 ' e. ID E-191 1 1. --9- ./ 1 .4-0~. .10'~ 1...... lilli 6uiL.CÂ».GPIRP'. 1 --------, /---7 1 - 1 rr-1 -4 -1 . I L A L - --0-, 3 -- - r '12 6 1 C. DE-A- SU 1 1 1 L_ 1 -/ 1 vul 494 1 J 1 . - liu .P 4 1 1 RE? .P. -1 t?- morck# wv i.0. â€ži 42'.,v :~di 5/'-Zk' BUSINESS - .......I--- 63.9 MIL...TIC' . EEPT--Ii-.. ,4- QENERAL NO'ES COOPER AVENUE , 1 V.Ki'Y AL' !3]MENSIONS INT'SrELD SITE PLAN se. I., W â€¢ 1 0' ''1 Al.1 O-9. '0 004 33'-1 113/Oba lt- 63 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Conceptual Development Extension: 612 W. Main Date: June 11, 1990 SUMMARY: Conceptual Development approvals are valid for up to twelve months from the date the HPC has taken action. 612 W. Main received Conceptual Development approval on June 12, 1989, and as of this date, the applicant is not prepared to submit for Final approval. Therefore, the applicant is requesting an extension from the HPC for six months, to December 11, 1990. PROBLEM DISCUSSION: Code requires HPC approval for an extension of a Conceptual Development approval. Staff finds this request acceptable, and recommends that the HPC grant approval for the extension. The changes proposed are an on-site relocation to the west, an excavation and basement, an "L" shaped addition to the rear of the structure, the removal of the asphalt siding and a restored front porch. RECOMMENDATION: The Planning Office recommends that the HPC grant Conceptual Development extension for the proposal at 612 W. Main St. for a period not to exceed six (6) months, or to December 11, 1990. memo.hpc.612wm CÂ«\ i f , MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Minor Development: 715 W. Main Date: June 13, 1990 APPLICANT'S REQUEST: Minor Development approval for the enclosure of two open porch areas of the non-historic commercial building. LOCATION: 715 W. Main St., Lots D, E, and F, Block 19, City and Townsite of Aspen, Colorado. APPLICANT: Ryanco Partners, Ltd., represented by Randy Weedum, architect PROJECT SUMMARY: Two porches totalling 241 sq. ft. of (currently) open porch area are proposed to be enclosed. These porches are located on the facade, and flank either end of the structure. PROBLEM DISCUSSION: The predominant neo-Victorian elements of this building are its dormers, turrets and porches. The general character of this structure was established by working these elements together. The open, turned-post porches are a very significant element of the design, in our opinion. Open porches are a critical design element within the Main Street Historic District, whether historic or new construction. The HPC should consider whether the enclosure of these porches is compatible with the' building and the Main Street Historic District. This structure is the first one experienced on the south side of the Main Street Historic District when entering Aspen from the West. Staff does not support the proposal as presented for the reason that the elimination of both open porches alters the character of the facade in an incompatible way in this district. The nature of the Main Street district is residential, with traditional elements such as open porches. The large, horizontal panes of enclosure glass appear out of character and alter the articulated first floor of the facade. Staff recommends that the HPC review this proposal carefully, and consider the precedent setting enclosure proposal. The Committee has worked very hard in the past to encourage applicants to restore enclosed porches by opening them up. It seems contrary for the Committee to approve the enclosure of the porches on such t N. U * J - a predominant building within the district. ALTERNATIVES: The HPC may consider the following alternatives: 1) Approval subject to the condition that one porch remain open, and the other enclosure be redesigned to incorporate a more vertical glazing design. 2) Table action, allowing the applicant additional time to restudy the proposal. 3) Deny the proposal, finding it to be incompatible within the character of the Main Street Historic District. RECOMMENDATION: The Planning Office recommends that the HPC table action to allow the applicant further time to restudy the proposal. memo.hpc.715wm A~rmaIMENT 1 . IAND USE APPLICTION FURM 715 West Main - Remodel 1) Project Name ) Project Location 715 West Main, Aspen, Colorado Cirxlicate street address, lot & block number, legal description where appropriate) 3) Present Zoning 0 4) Lot Size _~2000__square feet 5) Applicant's Name, Address & Phone , Ryanco Partners, Ltd. 201 North Mill, Suite 102 - Aspen, Colorado 81611 - 925-5890 6) Representative's Name, Address & Phone # John R. Wedum Design-Development 616 East Hyman Ave., Suite 102 - Aspen, Colorado 81611 7) Type of Application (please check all that apply): Oonditional Use Conceptual SPA Conceptual Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline conceptual FUD XX Minor Historic Dev. Stream Margin Final PUD - Historic Demolition Mountain View Plane Subdivision Historic Designaticn Condcminiumization laxt/Map Amerxlment (2119 Allotment Iat SpliVIot Line GEOS ExaI]ption Adjustment 8) Description of Exi-sting Uses (number- and type of existing structures; approximate sq. ft.; rlmber of bedroas; any previous approvals granted to the property). Offices First Floor 2895.5 sq.ft.. One Building Second Floor 1 487 sq.ft. 19% Above Grade Basement 1254 sq.ft. 82.5% Exposed Wall 5636.5 sq.ft. 9) Description of Development Application Enclose existing balconies: "A" = 146 sq.ft. i "B" = 95 sq.ft. Total enclosed balconies = 241 sq.ft. A MAY 2 3 10) Have you attached the following? XX Response to Attadiment 2, Mininun Submission Cbntents __*_ Response to Attachment 3, Spegific Submission Contents Response to Attachment 4, Review Standards for Your Application -1 -Â· b - .ai 715 WEST MAIN STREET MINOR DEVELOPMENT PERMIT APPLICATION Addressing Attachment 2 - Paragraph 5 The new owners of 715 West Main Street wish to remodel the build- ing to accommodate their needs. We are addressing the enclosing of two balconies containing approximately 241 square feet. We also anticipate closing off a two-story atrium for about 225 square feet. This gives a total of 463 square feet, which is already roofed over. This, however, does increase the net leas- able by 463 square feet. We are submitting a Minor Development Application to the Planning & Zoning Commission for sign-off. Part of the space being added is interior, which is not visible to the public. The existing balconies which are roofed over are just going to be enclosed in glass. It is a minor impact to the neighborhood. 715 WEST MAIN STREET MINOR DEVELOPMENT PERMIT APPLICATION Addressing Attachement 3 - Paragraph 4 The building that exists now was built in 1981. It incorporated in its design an existing building of a one-story miner's shack, which is shown on the plans as the left side of the building, hav- ing a gable with the porch to its left. The whole building was new construction and only the design element of the one bay was incorporated to reflect the existing previous structure. Enclos- ing of the decks "A" and "C" are not part of the original struc- ture but only part of the new design of the building constructed in 1981. As this building is in an H-overlay zone, that is the reason for this application. [74 -â€¢ , 715 WEST MAIN STREET MINOR DEVELOPMENT PERMIT APPLICATION Addressing Attachment 4 Item B: The design of the existing building, built in 1981, is Victorian in nature. Enclosing of the balconies is mainly just removing some railing under, basically, a four foot section in three different places and replacing the siding to match the original. Other than that, the visual impact will be virtually the same as the upper portion just being enclosed in glass. NO new construction will be done. The remaining square footage will be incorporated into the usable office space as interior and not visible to the public. As you can see by the elevations, the addition of the closing of the balconies is a minor impact to the visual affect of the neighborhood on this building. Addressing Item C, it does not change the cultural value of the designated historic structure as it is not an historical structure to begin with and it does not impact the neighborhood of the adja- cent parcel. Dealing with Item D, as stated earlier, it does not diminish or retract from the architectural integrity as it is not an historic structure; but it does not change dramatically the architectural character of the existing building. JRW:A2Z 5/4/90 . ....4.-fAa f . 1 - 11--0 $ f k ./= 1 m R IF ' L..JL..1 ,1*6,/:.:.:/:Fl /:I'lill:",1/1,Ellille:i-/fl ~64.14 h,ZA).~.00--~04 . 2 4 Â· ... ik - . . il ly . Al 4 1'&~1 ' 1 . , U. b --4 â€¢ 13%~59ttf~ *t.r.r:,.7.>3':Â¢3.%~ I lili tf~.0 8Â· .. 4 -4. r:,S .......J'.3Â«W*/18* ' Â·Â·. Â·1 , 4<: U-Z' /4.4,4 -:9Â·j - ,1 ic, 43 I. 2, Â·Â· -.. i" 2.9 :'- -<P:.. . i,R'. 09/ t. - :. 749.3-{ri~id 4 . 4. ./ 9 ...4 .A..... .r... .4- .. 14. ' 1/,a . 922*U~ -R> ./ e â€¢ t.:-f . . 7%34 ,1 - . 4 ./ Â· .1 , 42*24.1 1 . .-9#W-' Â·'sU*43-.â‚¬:.. Â·/f: 91<1.*36Â·,f r.,ri.: ., 64% ./.'....2.-'Â·fâ€¢. 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SOUTH 4- -- Â·- - ./.09f ... 6*10 ~ EXTERIOR 2 -- Ey t. ._Al . .... .. 41 *, â€žn ' ELEVATIONS Se'le: . .Â· 1 9 *Ir'ENÂ¥ A 1 1 -.. 4 Lax 1 , r r t. 7111 80 A3.1 /21 NORTH ELEVATIO _ (3.1/ , Ill .......POSS - 74 > - bi*l F-E MT~ 1 tEM=VE *1-T Wi NDOW. _OC-*-/ NEW .NOOW IMENINIM Â«TCâ€¢â€¢UÂ«O~EN,-6 (TY,) Â·0-EALÂ® Cr'fr.~ Wt: vtÂ·rAIL G r./ m./.'Ar 0 111 [ 1 L,_-1 . -0 -Al U U U ' 1 U [9 - ..in,7.,hhil,-41/'I ~ EL. 71 40 M' 4 44*12*r A,6 FASI Mâ€¢'4 5rnâ‚¬ET . 1 -> 1 r# fk"' ....'35 'ij !1 Q -i i ii A 11 " 1 47.- 6 1 1 ID * 11 Â·,~w, 1 1 17 .|i :.7,1-j 1 4: i li-_ 1 1 ......le. ' 1 11 1 1 <Tr.' I 0 6 ~ 4 e LU " -0 - 1214 r -r- . 1 11- _I t -- , ---5, .EVE. _ /' 7 1 1,21 U. 11 2 1 . N 1 0/- --V 111 1 , , -\\-7 V---- 1 4 , 1, 1 \ 1,1 1,/ 0 11\ 1 1 -21 r 'S I 9 - 3 4-.- T :3 -t_ ~~ & 22=L - + 'Â·InÂ·eÂ· }ff ~ -1 1.~..-- (i -.- ~L_. 4 Y ' _< -7 - I r~.~ I 1-- li . -' r --41 't--7,Â·Il' "=== A- ..DWEâ€¢ -5 .1 - 1 . 1. 1 - kJ./ #061,~ -NU QI-:t.ANC i E_ I . 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Lim,Â·rr sou,c.,m..) 1 ./ 1 4 1-,2,, 0-7 F%zzz~td -Â£* Mic<71/-1,=-11 Â» : taRM #dikdure,adf-it- 21 U j land associa fes ,t,revE n wiloo,4.L.OC,â€¢r, r -\ NEWWINDOW orâ€¢b, Mu ixier or'*, Crrâ€¢9 i lf---1 -yÂ·-3 'p-' .. 0 1 - KITCHEN .,1 4 ". ... ...' __ - ..4/ IDC>M -- -Â°elg CONiu-OK EL 7131,7 - 20Â·t I , Â· E. Attl?ji/217/761,71591 1 11 Ull# 1 *:14â€žIi, .J 1 U"E~ LEVEL .Fr ET LEVEL El 71. '-- 1 101'Â· 6 - J NEW CAN... EL, 71/ 1' 0 rr- 4.v,11/8 (1'r,) 3.. . 1011/1 \ 1 22- WALL '' LCCO ---- 1 49 ffir E-r | 0 . M-40 I ---E<-.__4/ 1 -- I co,YvicÂ·-OR r. 712 d r le?'-0, 1 1 1. i----Il- .2*EM LIVEL j 1.. 0%/. .EVE_ E... 71 2 I 1' . 11 ' 7 6 .. - 71-7.4 .. ...4 .1 - .. EL, Il:'.111 4 4 . 4. 'Zi 4- R & 3+6&Â· ..: F < '~ _.- __- IL S,EFE#- '' CONNE.CTO' Â®AerÂ·'EN'- ....MENT 1 E. mier , 70 - 19 ----- 1 . 10.1 0,1,--77/0 - - EL 7111.W 7 49 / 4%077 21 WEST ELEVATION MJH. 6,41,1,â€¢rf k &'f At F. ImsÂ·H â‚¬46&. 4./.1... 'NO /-0. C.L.-0 4 / 1/ 6/ rln- I rAIâ€¢rrl' I i 1 2 " "1:0 07.) --7 GuiDo's U. RESTORATION 4-UGAO -1 ~0*AL ~ . .~Ce.0 'EVIAL lOT E F C. H I BLOCK ~ Â· ASPEN. COLORADO 9-2527 3 -1 7111.' NEW WO. .In.= 11 . Wk ' WINOOW Â»J.OSINE J - 'AND... - liT~ 'F=ilÂ» 1 __--ll~ 4 1. I. -.I ...= El 4Ii 6~ I ~ ---/'':a.~ CK-~~ - 1 111--'. . L 1 1 r --_-- - - ---- - -- ----- - --- --- - - I --I---'. rÂ·':9~ 0 ~CÂ·~'0% - Ne=) / 1 ' E,1,0.C e.AÂ·<DE-c.Â·e ...10 .Erg. -5 /it ' *06â€¢710 LOW...L 4 aL. 1.Ul 2' 1 1 11=~==. BEEFJE:.EE:'- L----' 9 BUSINESS i BUILDING EAST& WEST â€ž EXTERIOR ELEVATIONS /il EAST ELEVATION ~ ~ I H. WIL...IN POSS ADS *CON , MA--O/ EX ./ 4 'Er'Lâ‚¬Â·E ./PLACE EXI.r. -m- leoâ€¢ I.un-Ell 's M.mb. -1 61'401:6 IL. tâ‚¬AM ,=p \ Ill -./.EXIT .1 'COW N Wi â€¢Ew No vvi'Dow (--1 7.21 '100' L / 2/daSSOCiateS 51.. 7141 ~; I I 1 I - 118-0~ *04/#AelfÂ¢'* L.OWEâ„¢ uM I ' t; 11 .\1 ~ 09 Â£ ,â€¢â€¢e ..' NÂ» ~ASI MaÂ»4 STAM AS.*.~DADO..' r, '= c./LE ./ 0 - 1 1 et < 5-Â·0.-EM ~ ~ ~' ~~ ~ ' ' I. 1 ' 1: I ' + I ~ 1 7.-+41 91 1 , r,I- I.' 11, <7 * jiti-f[...i-22.1*~- 1 161 (Â·)1 ~~ ihI --1-<t__~_ 113 I f i i LL Uâ€¢9-lu~A: I.-I lEe-A-RI.- .-006 4 1 LOCA~~ION~ 5..71/ 1 El ....:& f ir Â·Â· r.* i.2-A V. *ly " -./IN ."Al 11 Wâ€ž I.' (e f '1 <'' 0 r f 11 '1 2 # 141 1 111 1 I I] [1 i .._!,1...Â·i:irt.:=el/ALÂ·' -1 'En * ./O/ 5-. 7â€¢2 6 ._Al~. Â¥ . e,~SEÂ·Â·N <-/ 4 EL 79 ' ' 60 /31 EAST ELEVATION ./0 - ON D :/3 1. ~.-El I .GE I ; 1 li;lill'll : ~ 1 1-----7--7 -, 7.- --- 1 - E~ 71,0 Q Guioo's Â£ '/'41 641 -ovill_ I =es _ 4. â€¢ Â·./.0Â·2 ' â€¢,v41 1 RES,ORATION Lori. F O. M. 1 .locK H lit41 ... COLOAADO 101:ilÂ·/ 'i 1..U. 1 1 I 11 /0 e. _S ./ .Elv -2= 14- - W~MENG . -C.E. 1 lili - - 11 ---- -- - ~ - i eEâ‚¬-NJ~AN- COME) - Â·- 23'u:u-to-- --Â©Â°~ 1 -- 11.11, 1:4,1,'.1,1,1,;.,4.=i -! 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Stcf| . 1 1 1 Â· 4 2 1 ' lit 1 1 i R !2 : 1 1 , Ill . . 6 1, 1 1 . 1 \ - PARKING LO SPACES 1 0 /r-# 4 1 1, , 1 1 ~ UNDER( 1 & iII . 1 /L . 1 1 r 1. 01 @L-(251<5 _ 1.9, ~ - LOTS D E,2 F 00 1 z $ B , ~ ALLÂ¢:f. 1~.:Â© ,, , y,v , '. , SEWER : ' -4 â€¢%' - . , . 0 \ CENTER '*'Â·. , . W.KIER L,NE TO dlbtliNE Al?Fli 450' TO EAN . 1 . .i S ' :IDEWAI.K Ir [fLEEt 1.Ow -3 N, d f> 7 c, .LN/wiv-1 MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Conceptual Development: 215 W. Hallam, Public Hearing Date: June 13, 1990 PROJECT SUMMARY: The proposal involves an extensive renovation and new addition to this vernacular 2-story Queen Anne, a near twin of its neighbor immediately to the west. During the 1960's, incompatible additions were added to this structure, along with aluminum siding. The proposal attempts to. be sensitive to the original form and details of the facade, while incorporating a more contemporary addition to the rear. The existing carport will be removed, along with the drive and curb cut off Hallam. Access will be relocated to the alley; a new 2-car attached garage is proposed. The applicant will be offering the 153 sq. ft. detached shed off the alley for relocation. APPLICANT'S REQUEST: Conceptual Development approval for the remodel of the principal structure, involving partial demolition and a new addition, and the relocation of the 153 sq. ft. shed at the alley. A side yard setback is also requested for the basement light well. An encroachment license will be required by the City for the front fence. LOCATION: 215 W. Hallam St., the East 1/2 of Lot E and all of Lot F, Block 50, City and Townsite of Aspen. APPLICANT: David and Elaine Sloviter, dba S. T. Robin Associates, represented by Sutherland, Fallin, Inc., Architects ZONING: R-6, "H" Designated Landmark (designated in 1986 with the condition that the aluminum siding be removed within two (2) years of designation. That condition will be met with this proposal.) SITE, AREA AND BULK CHARACTERISTICS: Lot area: 4,500 sq. ft. Allowed FAR: 2,861 sq. ft. Existing FAR with shed: 2,728 sq. ft. Proposed FAR: to be submitted FAR to be demolished: to be submitted EXISTING CONDITIONS: The principal structure currently encroaches into the west side yard setback. It is clad in aluminum siding, which will be removed to expose the underlying siding. Provided this clapboard is in good enough condition to preserve, the applicant intends to retain it. During the mid-1960's, an incompatible addition was added to this house, including a carport, driveway and curb cut in the front. The proposal includes the removal of all these additions and the carport. The new garage (proposed to be attached) will be accessed off the alley. PROBLEM DISCUSSION: 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 of the Land Use Code, and are reviewed below (staff's comments follow): 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. Response: Setback, spacing. landscaping and fences: The proposal generally meets the Guidelines addressing setback and spacing. A variation is being requested for the existing sideyard encroachment. A complete, detailed landscape plan will be required for Final Review, including fencing and curb replacement details. The parking plan agrees with the Guidelines (no parking variation is being requested). Guideline E.2 states "Preserve...wherever possible historic outbuildings." The HPC should be prepared to discuss the preservation of the small shed with the applicant. Rooflines, Doors and materials: The proposal appears to meet this Guideline. Staff recommends the use of wood shingles (as proposed), stained dark. Detailed information on the doors, particularly the front door, shall be included in the Final application. Windows: The Guidelines state: "Make every effort to preserve and repair existing windows. Maintain the original number of window panes. Avoid changing the position of the windows." Staff strongly recommends that all original windows be preserved. It appears that the applicant intends to remove and replace every window, with the exception of the first floor facade. Most are not historic; it appears as only 6 or 7 are. The upper facade window should be preserved. The replacement of the 60's windows 2 appears compatible. Porches: The Guidelines state: "Maintain front porches as an important facade element._Unless reconstruction is necessary, do not removed original porches. Preserve original porch materials. Decorative elements that are not known to have been used on the , residence should be avoided." Staff recommends that the front porch be restored. The front - - porch of this structure is probably its most important facade detail. Every effort should be taken to restore this element. Photos and other means of investigation should be researched by the applicant to accomplish this goal. In our opinion, the "L" shaped porch does not appear to retain the original small scale character of the front porch as it was original designed. The proposal indicates Tuscan columns, which we find possibly too heavy for this small porch. Possibly a thimner, unturned column would be more appropriate, however, research for restoration may uncover the exact details and proportion. With the extent of other changes taking place, staff feels strongly that the gabled facade, including windows, roof form, and front porch, should be preserved and restored. Materials: The Guidelines are very specific on materials. "Maintain original siding. Replace decoration where it is know to have existed. Simplified modifications may be used where historic elements have already been lost." With the exception of the unknown siding situation and the front porch, the proposal appears to meet the Guidelines, however, a complete detailed description of materials shall be required for Final review. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Staff finds that the proposal is generally reflective of the neighborhood. A new home of slightly larger scale is being constructed directly to the east of the subject parcel. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or adjacent parcels. Response: Any elimination of aluminum siding on a historic resource in Aspen is applauded. Certainly the cultural value to the community of this somewhat "hidden" resource will be enhanced. Careful consideration in landscaping must also be given to enhance the entire parcel. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a 3 designated historic structure or part thereof. - Response: The partial demolition involved is extensive, although the applicant states that not more than 50% of the existing structure will be removed. In our opinion, the removal of the 1960's additions and carport will enhance the integrity of the historic structure. However, we feel that without careful and sensitive consideration for the architectural characteristics of the historic resource, our net gain may not be as great as should be. Staff is generally favorable of the proposed addition, with the following exceptions: 1) The HPC should consider whether a detached garage is more compatible and appropriate in this situation. The rear massing may be reduced to be more compatible on this small lot. . 2) The front porch should be restudied. A restoration of the porch is appropriate and should be investigated thoroughly. 3) Staff believes the 2nd floor facade gable dormer alters the simple, vernacular character of this structure as viewed from Hallam. Its elimination should be studied. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Conceptual Development as submitted 2. Approve the Conceptual Development and side yard setback variation, with the conditions as stated below in Staff's recommendation, to be submitted for Final Development review. 3. Table action to a date specific, to allow the applicant further time to study the proposal 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 Conceptual Development approval and side yard setback variation with the following conditions, to be submitted for Final Development review: a) Complete FAR breakdown: Proposed FAR to be demolished and new proposed total FAR b) Partial demolition details and sequencing information c) Removal of aluminum siding. Test section shall be removed and photographed for Final 4 review by the HPC. Clapboard (if any) underneath shall be preserved, primarily on - the facade. d)- Restored front porch.- Information on -the research conducted shall be submitted with Final application. e) Restudy of 2nd floor facade gable dormer for purposed of elimination. f) Historic windows shall be retained and - preserved g) Detailed information on historic doors, and plans for their preservation h) Restudy of attached garage and rear massing; detached garage may be preferred. i) Exact materials representation made in application, and brought to Final Development review. . j) Information and details on excavation. Letter of guarantee or bond may be required. k) Detailed landscape plan, fencing and curb replacement details 1) Applicant' s plan for "offering" outbuilding to community, for relocation. m) Support letter prepared by staff in favor of the encroachment license for the front fence memo.hpc.215wh 40 rÂ«L-2 \ f Riti 1 / I -/ 4 11 ~-1~ iffi- --\\ . -N, - 3 . . t:. . - - I I. 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CONCEPTUAL DEVELOPMENT PLAN 215 West Hallam Street Aspen, Colorado May 15, 1990 The following is the Description of Development called for, in the Significant Historic Development Application Package Contents specifically for Attachment No. 2, Attachment No 3a and the Review Standards in Attachment No. 4. This report has also addressed the requirements listed in the Aspen Municipal Code Section 7-602 (B) 4,5 and 6. Applicant believes The Development Plan has met all the required review criteria in a sensitive and forthright manner and the Plan is in compliance as documented herein and on the attached Conceptual Submission drawings dated 4/25/90. 4- The intent of this Plan is to create a four bedroom, four and one-half bath single family residence with an attached two-car garage. Due to the applicant's program requirements, the cash-in-lieu option in Ordinance No. 1 has been elected. The Development Plan is designed to comply with the allowable Floor Area Ratio of 2,861 square feet, on-site parking for one car per bedroom, allowable height limit of twenty five feet and allowable site coverage of forty nine percent. The existing structure is composed of three basic elements: 1. An existing two-story frame structure originally built in the late 1800's. It presently contains a partial basement, first floor, second floor and attic with five bedrooms and two bathrooms, whose total floor area (except basement) is approximately 1,670 square feet of F.A. R. type space. 2. A one-story attached addition, constructed in the middle 1960's ,consisting of a living room and a two-car car-port. This addition exists along the rear east side and south portion of the two-story structure and excluding the carport, is approximately 905 square feet in area plus approximately 450 square feet of carport. 3. A one-story shed on the alley at the southwest corner of the property consisting of approximately 153 square feet. Conceptual Development Plan May 15, 1990 215 '.Vest Hallam Street Page 2 The condition of each of these three elements and the proposed Development Plan for each is as follows: 1. Original Two-Story Structure. A photo of this house is shown in the middle of page 58 of the Historic District and Historic Landmark Development Guidelines booklet as an example of aluminum siding .possibly protecting original materials that could be uncovered.- It is proposed that whatever siding is disclosed during demolition would become the siding to be used on the entire house; we are assuming it will be the typical clapboard siding expected from its era, but its condition at this point is unknown. Whether it is partially or completely salvageable, will be determined during demolition and with the advice of HPC. The existing house is in poor condition and would presently meet few of Aspen's current building and zoning requirements and will require extensive renovation to do so. The front facade is characterized by a shingled gable with no major trim at the eaves, rake or windows. We intend to retain the gable shingles and two windows with slight modifications in trim and height as shown on the attached Crawi ngs. The existing shed roofed front porch appears to have been added to the front and is to be removed. The existing entry door and entry vestibule appear not to be original, however, the small roof over the entry does appear to be part of the original structure. The entire element would be removed and replaced by a new L-shaped porch as shown on the drawings and incorporating a new front door in approximately its original location of a design compatible with the era. We are proposing that "Tuscan" type wood columns with a simple wood railing L e used in keeping with a stronger simpler design for the house. The new two-story addition to the east and south would have its roof slope matching the original roof and repeating the eave detailing; new and existing roofing will be wood shingles. The two new gables proposed on the front and east side would repeat the cut-shingle detail as shown on the drawings. The two existing brick chimneys will be relocated and the original bricks will be reused as their condition permit; the new chimney for the living room fireplace will be brick to match as closely as possible the other chimneys. ' Conceptual Development Plan May 15, 1990 215 West Hallam Street Page 3 New windows will be wood, double-hung of vertical proportion at the front and east side in combination with various smaller squares and more contemporary french doors and dormer windows at the rear portion of the house. Exterior corner trim, door and window trim will be consistent on the old and new structures. An encroachment license is requred to allow the existing iron fence and gate to remain in the City right-of-way along Hallam Street. An encroachment license is requested along the west property line. The existing building encroaches approximately four feet into the required five foot setback. All other setbacks are in compliance with the R-6 zone. Due to the west wall being less than three feet from the property line, no windows are allowed under the Uniform Building Code. Therefore, the existing windows will be removed. An additional requirement for the west wall is that the Uniform Building Code requires a one hour construction rating. Because of the two requirements, the existing siding will have to be removed, a new rated wall sheathing installed and new siding installed over. A wood fence presently exists (recently installed) along the south half of the west property line and along the south property line at the alley which will remain. The fence will attach to the new addition in order to enclose the rear yard and will be removed along the alley to facilitate the new driveway as shown on the attached drawings. The changes described above will, in our opinion, enhance and improve an important and heretofore somewhat neglected element of our community's past and will have a positive impact on the historic nature of the structure and of the neighborhood. 2. Existing One-Story Element The entire one-story element will be removed and replaced with a combination one and two-story addition plus a new two-car attached garage. The driveway that exists off Hallam Street will be abandoned. The curb cut will be replaced and a new driveway constructed off the alley at the southwest corner of the lot as shown on the attached drawings. The yard area along the east side and at the rear will be extensively relandscaped as shown on the attached first floor plan. An encroachment variance is requested for the basement window well that is required for exiting within the last side yard setback. Conceptual Development Plan May 15, 1990 215 West Hallam Street Page 4 All parking required (four spaces) will be on-site at the alley end of the property. No variance is requested. While the new addition will have a slightly more contemporary feeling, it will in no way detract or diminish the cultural value or architectural integrity of this or any of the other surrounding structures in the area. And in fact, will reflect more so the character of the outlining neighborhood. Again, it is important to note here that all materials to be used on the addition will match those currently on the front of the house. . 3. Existing Shed Element The existing shed is in very poor condition and due to the size of the lot, was not able to be accommodated as part of this development plan. The applicant will attempt to offer it to the public for removal in the hope that it could be used elsewhere. 1 1 1. f. A ST i, c ET | ..4, i 1 1 1 ... 1 L. .., ''0 -f~---r-1--1 1 77.rÂ·-1-9 -â€¢â€¢i. . ./ TWO *TOM,44,-- -6. -,â€¢â€¢_.. 00,â€¢7,99Â«Â» .1 Â· Â°~ - 1 ' Â«Â» i. Tic. 1 LÂ«Â«1 hntu*~ // u.Â·AÂ· / l / UU.Lulpi 1 r i -Lia_<221Â·:LaÂ©ZQ i k 1 - S[?115 F.Yon'S CF.}ITIE-IC-ATI- : 1 -1.. 5-11-1,11[- . - 1â€¢31,U. ~ I. . 1 1 1.0- 1Â«11. 1. 1 -- 1 1 1 A D C D F 4 -''IN'. ... '1.1 A l. 1. E Y It I.OCK 50 E<.ltrr-i,1'~ 6-45 1,)Â»I-b 1 1. lu:-1--22Â·7=.=U- 72= Alplne S-â€¢eys, 6- * d 4 4 aâ€¢ , . - IMPROvE UENT SURVE, ' I Â», Iâ€¢ u ./f-d ...... EAU HALF Of LOT E AMD ALL OF C-. ....1 ...1 0........3 LOT F, BLOCPC 60. CITY OF A5PEN 4.- Colâ€¢,-.7 8â€¢,il Â»J 925 2688 SECOND STREET 122'. '0 dH - 1Â¥1.UWanS 1Â¥rUd33,400 i il (i! ) k j li r L t 1 UJ ' A 0 / A- 1 1 -/ 1 21 1 - p ki,1 1 1*<f L.4!zil J It 1. 1 } c 1 . 11 1 I 1, 0 j -1 r 1 4-6 ir- -0 1 1 4 . 1!0 'ii L ~~34 CONCEPTUAL SUB~Ar-TAL -HPC i 215 HALLA M STPEET , ASPEN COLORADO #'1 ' %8-<,-'H:*'C'-44f Â·-%d :1- ' ~ ~ . I 4 d+32-.3,3 -G:z22Wi Â« 1-j-Â·6.4 I t . -. I r i I-h :11 R b. D 1.3 .1 111 1 --. 1 1 1. 4 L ;1,11 1 U - 1 It I ---4 In U .. u~1.-2 1 1/ 1 2 1 1 ft 0 51 L- . 1 -3 1 1 0 L . 2--1 7~-- - = IL 11 d ; 13 J ~ f .-. 1 + 1 111*lili ! /1 16-1 Â£ -4- n 1 11 i 1-1 =, b 3 I L 1 i i .1 2 [7 37= 3 ; 1 . 2 1 L.-1 ~---~~ ~ ~~ ~ ~~ u L 7 1-U 1-1 1 4.1 1 -- ' 1 :f 1 1 -i r- .4.En I 11 'if. CONCEPTUAL SlearT-TAL -HIC. ~61%f,Elvil:Pe#Z:4,512Â£'tiliz. 3;((42,*sukail'Â·Â· Ih 17.-9 0.1. .â€ž.... Â· ~ CO R SLOVITER REMODEL ~ 2 - C M 4 . 00-0/ADO 2st,~~~4<W~~4 '~~'.11 2 15 HALLAM STPEET -Ir- -72Â·â€¢us. -1,Â·-1-5:; ~ -11,3,-r-a"., Â¥'L././,li - 5 ' 1 .. =21 -r. 1-1 - 1- 1 . 1 2 -1 1 221 -1__ L , 0 1 11 1 , b A . 11 1 1 . 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