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Home My WebLink Aboutagenda.hpc.19900627AGENDA ---- I -------- 5 HISTORIC PRESERVATION COMMITTEE JUNE 27, 1990 ty, r j ./2 REGULAR MEETING SECOND FLOOR MEETING ROOM -0 9 City Hall /4 01, 0 1 (r e Regular Meeting L.tb 1 5:00 I. Roll call II. Committee Member & Staff Comments III. Public Comment IV. OLD BUSINESS 5:10 A. Conceptual Development Amendment: 215 W. Hallam, porch 9 9 9220 8/3 5:20 B. Final Development: Independence BuildingEÂ»'- 03,7 11.-c-< 19 \ 5:40 C. Final Development: Guido's Chalet Building. 1st floor 0-9' F,e*-t U V. NEW BUSINESS 6:10 A. Minor Development - Red Onion, first floor - 420 E. Cooper dit/,1-X-L-fut, 6:30 B. Minor Development (Public Hearing): 706 W. Main, fence and parking variation 6:45 C. Conceptual Development (Public Hearing continued from June 13) - 610 N. 1st, a/k/a 329 Lake Avenue Final Development (if possible) 7:30 VI. COMMUNICATIONS & PROJECT MONITORING 8:00 VII. ADJOURN ':Â·4- 3.h -6 AGENDA HISTORIC PRESERVATION COMMITTEE JUNE 27, 1990 REGULAR MEETING _ SECOND FLOOR MEETING ROOM City Hall Â£1 6 6 j ' Se (02, Regular Meeting 643, 5:00 I. Roll call II. Committee Member & Staff Comments III. Public Comment IV. OLD BUSINESS 5:10 A. Conceptual Development Amendment: 215 W. Hallam, porch h i? PRDO 8 0 5:20 B. Final Development: Independence BuildinGÂ¢jaw- 40~031 fÂ¢q/Â»F 5:40 C. Final Development: Guido's Chalet Building. 1st floor (bj? Â¢ 1 4- Â·--â€¢t_Elf V. NEW BUSINESS 6:10 A. Minor Development - Red Onion, first floor - 420 E. Cooper<Â£< uuÂ«.2 6:30 B. Minor Development (Public Hearing): 706 W. Main, fence and parking variation C 0 71_~ 6:45 C. Conceptual Development (Public Hearing continued from June 13) - 610 N. 1st, a/k/a 329 Lake Avenue Final Development (if possible) 7:30 VI. COMMUNICATIONS & PROJECT MONITORING 8:00 VII. ADJOURN . MEMORANDUM To: Aspen Historic Preservation Commission From: Roxanne Eflin, Historic Preservation Planner Re: Conceptual Development amendment: 215 W. Hallam, front porch Date: June 27, 1990 SUMMARY: The applicant is requesting HPC's amended Conceptual Development approval for the front porch (only) of the project at 215 W. Hallam, which was approved Conceptually at the last meeting. The roof pitch has been reduced from 8:12 to 4:12, and the Tuscan columns have been replaced with simple three-part columns. DISCUSSION: The HPC voted to grant Conceptual Development approval with a number of conditions to be met at Final, one of which was the restudy of the front porch. The applicant has submitted a revised facade elevation, indicating changes in the front porch, and is requesting the HPC approve these conceptual changes. RECOMMENDATION: Staff finds these porch alternations are more in-keeping and appropriate with the HPC's direction from the last meeting, and recommend that the HPC grant approval for the revised conceptual facade elevation. SUTHERLAND, FALLIN, INC. [LEFFIE[E Â©F FEAIR]51*7172[L 1280 Ute Avenue ASPEN, COLORADO 81611 JÂ°96 -07 A-'PERAWN,E EPL-14 (303) 925-4252 REÂ· R .P' C . 6 rt-v of. bePER 41.OVIT;Et FAMODAL \10 4, 6 40/NA GE UyFEN CO WE ARE SENDING YOU ,t- Attached E] Under separate cover via. 446#0 64{>21(~ the following items: El Shop drawings â‚¬i Prints C] Plans [3 Samples D Specifications C] Copy of letter C] Change order El COPIES DATE NO. DESCRIPTION 3 CP ' 1 8 Â·60 - 2-EY14,013 NOWN-9 8.ltÂ¥411 0 4 THESE ARE TRANSMITTED as checked below: m For approval O Approved as submitted m Resubmit copies for approval D For your use U Approved as noted D Submit-copies for distribution - 0 As requested O Returned for corrections O Return corrected prints 0 For review and comment O C] FOR BIDS DUE 19 m PRINTS RETURNED AFTER LOAN TO US REMARKS 110<-ANKLE , i YX J ht W 1 . Al,Onâ‚¬ P -INÂ·,GE TH-1â‚¬25- 62-E_ 7740 _67..659 -09 19-Pr 4 DFÂ«1614, NE, +1.AVE. ArDER-&644=1> i N 11-1 F- f/\4 6-J .G,Ff) C.Â£7-4, 9-1 0(4 r -Tly . f:-1 ZJHF .6,(P E- A- (--ION,C E-,.ENÂ«31.16-- 6-21.4 )M 46 JA, t.4 1 (114 Â»1F . 44%/17. C.ki 6.NrpFID NED BEL KM.RE-ys - AO\/ 071 63,1-1<JA) 1- *4 1-414 H F *1- F.14:i-3 9*56/,14 15>fUAA L-1 41,/0 - 1--kl<P, . t OPP. c 1/4 4-4 tri-4 .PA.EL- ; 3 1 1'Z-- 0 ... -2. 1 . COPYTO 4 11/91 SIGNED:~ ~ 1 11 enclosures are not as noted, kindly notify'us iE~ce. E-71 +~~.' i p, OP. I#.DU r 1Â£__ LI r~17 , f 1. 1 1 11 - ll 7 4 -- ------~ 1 / . -Â«i --- -Ii-- -----22---- - -r---------- I l4. Â«UP- 1 r--- 1 ---~ ------ ~ --~ =====-i=-12.- *-111-M-- --.1+W;b-MVI~~ - - p----*-I -Il-. 11 . ---7 -- 1--4--[1' rkÂ«L==J 111.. 1 - i 9]31 -~A ,-It -- Eurl-I- ---_-.-_.------ - Ir| 01:UT- 1471.ELIE-VAT-1-011 OCE.wlâ‚¬>E-ty) -- ---Â· - - -- - cOL-ovt-re-KL--â‚¬)007 - OU-11-1E.2-22*K:D FU-U--1 kl 1 wid. . -1 Uh.16 1/1, - toDD . iÂ«61 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office ..t Re: Conceptual Development: 501 E. Cooper, the Independence Building - Public Hearing Date: March 14, 1990 SUMMARY: The applicant is seeking Final Development approval from the HPC for the storefront changes proposed for the Independence Building. r- ; PROJECT MONITOR: To be assigned at this meeting. PREVIOUS COMMITTEE ACTION: On March 14, 1990, the HPC granted Conceptual Development approval subject to the following conditions: a) Restudy of the west elevation to provide a new storefront that is subservient to the building's historic architectural elements. A storefront detail shall be submitted with the Final Development application. b) Awnings shall be opening specific, and shall not carry across the entire north and west elevations. c) Exact material representation, including awning fabric, shall be submitted for Final consideration d) Exterior lighting plan shall be submitted for Final consideration The applicant has complied with the conditions of Conceptual Development approval with the exception of Item #b. Staff has the following comments: 1) For the HPC's information, staff toured the CLG Workshop participants through Aspen's historic districts and neighborhoods, seeking their comments or advise for future reference. A group of approximately Six offered their suggestions for design review of the proposed new storefront of the Independence Building, with some diametrically opposing viewpoints. I explained that the HPC also had the same difficultly in applying the Secretary of the Interior Standards in strict fashion to this application, and that the new storefront design (approved Conceptually) was as close to a replication that the Committee felt comfortable in taking it to. The general consensus of the workshop participants ended by being in support of the direction we were taking: a very close design to what is mandated historically, without total replication. Mostly they concurred that the Hotel lobby entrance was incompatible and unfortunate on this building, and recommended that we continue to encourage those owners to redesign this entrance with historic compatibility in mind. 2) Due to the extreme nature of attention to detail that is required to preserve the integrity of this storefront and general landmark structure, staff has the following concerns and recommendations regarding the details of storefront renovation: a) The "storefront" shall remain in tact, and preserved (maintained) according to preservation standards. Wholesale removal of original windows does not meet the criteria Of "preserve first, restore second, reconstruct third". It appears- to staff that the existing large storefront panes are not original. The applicant is requesting double pane/insulated windows be installed for energy efficiency, which we understand, however, we are requiring any glass replacement done within in the existing exterior framework, retrofitted inside. All new glass used shall be clear, and not tinted. b) The transom windows shall be maintained in place, not removed, set aside, reworked and reinstalled. The risk of failure is high with the procedure of total removal. c) The cast iron columns shall be cleaned with the gentlest method possible - no abrasives or blasting will be allowed. Any missing capitol sections shall be restored in cast iron material. d) Cast iron threshold plates shall be carefully removed and cleaned for reuse at grade and the .storefront entrances . ~ 4- u.i v4L,2.- Â«9 Liti>\ ~3 -Â«C L e) All masonry patching due to removal of non-original light fixtures shall be done to match the existing mortar in texture, color and strike. The percentage of portland shall be no more than 10- 15%. Areas within the first floor storefront where previous incompatible repointing has occurred shall be repaired with the appropriate mortar mixture and application. f) Sidewalk texturing and/or new use of colored concrete shall be approved first by the CCLC. g) The original sandstone steps leading to the basement on the west elevation shall remain in tact, not removed and replaced with concrete as proposed. Any concrete 2 4 i ,/6 ~1" 61'u Â·L l j>- 63-Â» patching to be done shall occur in an aesthetic and appropriate manner. A snowmelt system is proposed; we - are recommending its use under the sandstone steps. Should technical considerations make that highly impractical, such information should be presented to staff for review with the Project Monitor. The wrought iron fencing shall be preserved on site. h) The propoged awnings do not meet the condition as required ib the Conceptual approval. The HPC required "opening spdgific" awpings, which these are not. Staff recommends that jkhe awnings remain retractable (therefore reqtjiri* no encroachment license), however, only occur in the< recessed openings of the store fronts. The awning prp*GMed across the basement stair opening shall be elj,dinaâ‚¬Rd. We find the strong horizontal feature ingÂ©mpatibl* with the vertical nature of the building. /Even thou@h it is a "reversible" element, we find th06 the contiril@ous, heavy use of this awning surrou9~ ing the two visible sides of this landmark build-jng are not appropriate and do not meet the Guidelines for use of awnings. i) Revised final plans with the above details called out shall be submitted for approval to staff and the project monitor when submitted to the Building Department for permitting. j) An exterior light plan and exact awning material shall be submitted at the meeting for HPC review and approval. Staff wishes to compliment the applicant on provided easily discernable drawings and details, and for the time and concern given to the new storefront design. The proposed new storefront appears to meet the HPC's concerns regarding compatibility. ALTERNATIVES: The HPC may consider alternatives that strengthen or lessen staff's recommendations as stated above. Tabling action may need to occur to allow the applicant additional time to respond to the recommended conditions. RECOMMENDATION: The Planning Office recommends that the HPC grant Final Development approval for the application at 501 E. Cooper St., with Conditions A through J as stated above. A Project Monitor shall be assigned at this meeting. memo.hpc.501ec.fd 3 The Ernemann Group Architects PO Box 4602 Aspen, Colorado 81611 303.925 2266 8 June 1990 Ms. Roxanne Eflin, Historic Preservation Planner Aspen/Pitkin Planning Office 130 S. Galena Street Aspen, CO 81611 Re: INDEPENDENCE BUILDING COMMERCIAL SPACE REMODEL Dear Ms. Eflin: We respectfully submit this letter and accompanying materials for Final Development Plan review by the HPC for the above referenced project. Included with this submission please find a copy of our Conceptual Development Plan Application for purposes of reference. The project consists of remodeling the building's eight (8) existing commercial street level and basement condominium spaces and its north and west street level facades. As illustrated by the accompanying architectural drawings the remodeling is being undertaken to convert the existing single occupancy commercial space (currently occupied by Crossroads Drugs) with three (3) existing street level entrances into five (5) separate commercial spaces with five (5) street level entrances. The specific modifications are: 1. Addition of a new entry on the north (Cooper Street) facade of the building. This entry will be a restoration to original form of the Cooper Street elevation with architectural detailing to match original details. 2. Removal of eight existing wall mounted lamps on north and west facades. These non-original lamps were apparently installed within the last 25 years and their removal will be a restoration to original form. Letter to Ms. Eflin 8 June 1990 Page Two 3. Addition of one storefront bay to west (Galena Street Mall) facade adjacent to, immediately north of, existing entry to Independence Square Hotel. This bay would be proportionally consistent with existing storefront bays in the building, and would be detailed in a manner similar to the original building components as requested by the HPC at the time of conceptual approval. 4. Removal of existing non-original brick infill below sills of storefront windows and replacement with wood kickplates as a restoration to original detail. 5. Addition of retractable awnings along north and west facades over storefronts and stair on Galena Street Mall Elevation. Awnings will project 4'-6" from the building face, will match slope and profile of existing awning over hotel entry and will be located between stone pilasters on building facades. They will not have end panels, however they will have valences which will be utilized for signage. Signage lettering on awnings will be uniformly 6" in height and will be limited to Goudy Bold typeface. Other signage will be applied to storefront window or door glass, and along with awning valence signage will comply with the provisions of the City of Aspen sign code. All existing commercial non-hotel signage will be removed. 6. Removal of existing aluminum and glass entry doors and replacement with wood and glass doors in storefront entries on north and west facades. 7. Repainting of wood and cast iron elements of storefront construction. This work would be undertaken to ensure preservation of original materials and details. All major building materials intended for use on the building facades, principally stone pilaster and lintel sections, brick masonry patchwork as needed and painted wood storefront window frames and trim, will match the original. Storefront doors will be wood (natural finish mahogany) and glass in the form indicated on the accompanying construction drawings in progress. We also have included photographs of the existing building to indicate the materials and details intended to be replicated in this project. Letter to Ms. Eflin 8 June 1990 Page Three The remodeling work intended for the facades of this building is largely restorative in form, detail and material. The new storefront bay intended for the west facade of the building will be in form and material identical to the original storefronts. With detail only differing from the original in that it will be more simple. Accordingly, the details and materials intended for this remodel will not significantly alter the original design of the structure and will have little if any impact on the character of its neighborhood. The Final Development Plan for this project is consistent with the Conceptual Development Plan approved on March 28, 1990 with two differences: 1. Awnings proposed at conceptual level had no valences. The awnings proposed at final will have valences. 2. Existing wood storefront window frames and trim in conceptual submission were to be retained and refinished. Existing wood frames and trim (except at clerestory glazing) will now be replaced with new wood components with profiles and details to match original. This was necessitated by the replacement of existing single glazing with insulating glass in large storefront windows and the deteriorated state of the existing components. Thus the Final Development Plan conforms, with the minor exception of the above described variations, entirely with the representations made during the Conceptual Development Plan review. We look forward to meeting with you and the HPC on June 27. Should you have any questions or require additional information in the interim please contact Mr. Lance D. Allee, project architect, at the Ernemann Group, 925-2266. Sincerely, C 3 Michae[IiErnemann, AIA fhe Ernemann Group Architects encl. cc: R Woods & A. Mazza 1 1 -%*G. Im.1. 7.- 93 1411 614.... 1,0.- -4 41425549 1 1- ' 1. ...2 - .,0 1 . LY -- 2.1.. A- N 1 :t - - 4- 0 - - 2 =-15=L -.- -33220/7-80,2-v -9 - --7 - Â· Â·7=5 -0 W 0. 9.,pl;--AL. 7-74=~.3314~wto:e 1.4364 .<47.::= r*14-Wjt-.AP-~-*~ M=-19 3..hÂ·,An- 2- 7 - . 1 --2 -I, 4 ~-9 -dr - .u,~ -* .-2- Â· ~r I. GW........Al"n/#/ --f 11 1/.I- i - - - i ,/Imâ€¢â€¢,2 '", 0 2, U '4-Â·ne. Â» ~ 1 m E 1 2 . 3,~, 2-,91 I .9 4 '. N IF: , â€¢ re. 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HPC PROJECT MONITOR: Charles Cunniffe PREVIOUS HPC ACTION: Staff submitted a complete history of this's projects review in the memo dated June 11, 1990 . The final three (3) items requiring HPC's approval are (as required at the meeting of June 11): 1) Reversal of the window plane with accent of pilasters 2) Wood window trim and frame 3) Submittal of a revised landscape plan DISCUSSION: Staff finds the conditions have been met and are acceptable to the Planning Office. The storefront design appears to the meet the requirements of the HPC. The planting areas have been divided in to three separate areas. A mall landscape- context plan has been submitted per HPC's request. The windows shall be wood. RECOMMENDATION: The Planning Office recommends 'that the HPC Grant Final Development approval for the chalet building at 425 E. Cooper Ave. Any further modifications of a technical nature shall be submitted to the Planning Office for review. memo.hpc.425ec.fd.3 605 EAST MAIN STREET ASPEN,COLORADO81611 TEL: (303) 925-4755 June 19,1990 Roxanne Eflin Historic Preservation Committee 130 S Galena Aspen, Co 81611 Re: 425 E Cooper Documentation of Revision - Final Submittal Dear Roxanne: Enclosed please find copies of the revisions to the Final Development Submittal for 425 E Cooper. The Committee at their June 13, 1990 Meeting requested the following changes to the facade of 425 E Cooper (Guido's). 1. A reverse of the window plane with accent of pilasters. 2. Wood window trim and frame. 3. Submittal of a revised landscape plan. The plans and elevations submitted address the directions from the Committee and are submitted for the Committee's approval and HPC documentation. If you require full sets of plans for your files, please let me know. 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Â· PP - Product Presentatioff-" -- Double-rabbeted construction, four point locking system is single plane perimeter used for security against The ~pening Glass compression weatherstrip- forced entry while minimizing Wall T is a door system ping, double weatherstripping any chance of warpage. that multi-functions as between panels: raised a single entry door, as threshold design, and an Top hung panels combined engineered weep system help with state-of-the-art hardware swinging double oper- to ensure resistance to wind provide smooth sliding and ating French doors and and water infiltration. folding operation. Adjustment as exterior bi-folding features help to maintain a doors - all in one unit. Tempered insulating glass is positive seal and to continue to used for energy conservation. provide optimum ease of This complete, precision built, operation. engineered system is pre-fitted at the factory for easy The beautiful select grade of THE OPENING SCREEN installation. Clear opening Douglas fir is perfect for WALL,â„¢ a solar insect screen widthsof 7'4", 9'10", and 12'2" custom staining. shade that fully retracts from are possible with 3,4 and 5 view when not in use, is door panels, respectively. A revolutionary, concealed available as an option. - \H 1/ - 4.-3 (-1 5-\. AO 11 -i -91[ 4 Â£ 1.-- Â·1 .dr r--6 - 11 1 4\ = - Â·&4 - c,3 - 1Â· csr A . 1 ' - fO 07 -J 2 V 90) 7 d 7 5/ .-- --2 , t' ( ATTACHMENT 3 Specific Submission Contents: Minor Development to Historic Landmark or in Historic Overlay District A Development Application for a Minor Development Plan shall include the following: 1. A written description of the proposed development. 2. An accurate representation of all major building materials, such as samples and photographs, to be used for the proposed development. 3. A scale drawing of the proposed development in relation to any existing structure. 4. A statement of the effect of the proposed development on the original design of the historic structure (if applicable) and character of the neighborhood. We propose to replace the existing fixed two-paneled 6 foot by 9 foot front windows of the Red Onion Restaurant with a 3-panel window. This window will be hinged and retractable, folding inward against the inner restaurant walls. The windows will be custom made with wooden frames and painted to match the existing. The existing two-panel window was originally one panel. The iron bar across the front of the window will be removed. We are proposing tempered glass for safety reasons.. We feel this plan will keep with the historic character of the Red Onion building, however, welcome your comments and/or suggestions. _ r -,:g.3,~Ul < 4 <w- 7.44....<. AB ya->â€¢ve u ONION P U#19".F/.1 IT *1*Ere=- ..1 *342Sk.i- iliz-A.5-/- I--* ..I'/.*.: -*...# . + --dÂ¥.1 . e F**Eg- 73 , 0. - - â€¢-:he..1.1" 'Mk / 1 -?1 2Â«=Tio â‚¬ 8->9- 1,--- - -n>-22-3 522Â· 11>R, 44 \R\. 12_11-4- :-22.- 44 1--# k. . . .t-fu-C.4- 2.33 - * 1~ i - 4~ ... r- t.,L - - 1 21 7 :,RA * - . -2 - 7 -i n - -' Z =2.-X: - 4 1Â£ I./*'ll - - ../ - 40-0 0 00 pef- A A E-\ 011 - \ gr .4 1 RECOMMENDATION: The Planning Office recommends denial of the proposal for facade window replacement at 420 E. Cooper, the Red Onion, finding the proposed replacement window system incompatible with the structure. The applicant is encouraged to submit a revised plan to the Planning Office, (scaled elevation of the entire facade and exact window sample), for future scheduling before the HPC. We further recommend that the round metal bar across the front of the window be removed, and the flower boxes be redesigned of quality materials, removed completely or, at the minimum, painted. memo.hpc.420ec 2 30 09 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Minor Development: 420 E. Cooper, the Red Onion, main floor facade window replacement Date: June 27, 1990 APPLICANT'S REQUEST: Approval by the HPC for the installation of a three-panel hinged window system to replace the existing two pane-main window on the facade, to open the inside front dining area onto the mall dining space, and allow air circulation. The Red Onion is listed on the National Register of Historic Places. DISCUSSION: Two other examples of this type of opening window application can be found in historic buildings within the CC district: the Paragon and Ute City Banque. Both of these are custom applications, with thin stiles and frame. This proposal indicates the use of a pre-assembled system, with wide frame. The applicant's explanation of the proposal does not correspond to his sketch, which indicates one center frame. An example of the three-panel system is attached, which staff finds wholly inappropriate and historically not compatible with this building. Three vertical panes below four vertical transom panes are not appropriate on this facade, The only alternative we would be willing to consider is a two-panel wood window system, of appropriately scaled frame width, that opens in the center and swings in. No removal of the upper transom would be allowed. (Note: The transom contains two original (100+) year old pieces of glass.) We support the concept of buildings opening themselves to street activity, particularly on the malls, and are therefore recommending that the HPC consider the following alternatives: 1) Denial of this proposal, with the recommendation that applicant submit a revised plan, including a scaled elevation of the entire facade and exact window sample, to be scheduled for review by the HPC at a future meeting, or 2) Approval of a revised plan (scaled elevation of the entire facade and exact window sample), as described by staff above, to be submitted to the Planning Office within 30 days, to be reviewed and approved by an appointed monitor and staff. 1 k - .,1 . r \/ I I 31_ 63 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Minor Development and Parking Variation: 706 W. Main (Public Hearing) Date: June 27, 1990 APPLICANT'S REQUEST: The applicant is requesting HPC's approval for: 1) The removal of the existing chain link fence around the property 2) The replacement wood picket fence around the entire perimeter, with a pair of 9' wide gates installed at the center of the parcel on the alley. The applicant states these are necessary to keep out trash, dogs and other parked cars generated from the Hickory House, and 3) A parking variation for one space, allowed due to Landmark Designation PUBLIC COMMENT RECEIVED BY STAFF: One neighbor, across Main St., phoned the Planning Office with a general inquiry, stating he had "no problem" with one less space on the alley, since he doesn't live on that alley. DISCUSSION: Staff finds the picket fence appropriate and nicely designed to enhance the cottage and the Main Street Historic District. We are recommending it be painted. Regarding the parking variation and gates at the alley, staff received south referral comments from the Zoning and Engineering departments regarding the alley gates, parking variation and the proposed parking alignment (diagonal). Both departments have responded negatively to these issues (please refer to Bob Gish's memo attached). The HPC has the ability to vary parking, provided "every attempt is made by the applicant" to meet the parking requirements on site. We are not opposed to the one-space parking variation per se, however, the Planning Office cannot support a proposal that two other departments simply Will not approve. We are recommending the HPC deny the application for the parking variation and rear gate, and recommend that the applicant work out the design problems with the Engineering and Zoning departments, if that is possible, and consider returning with a revised plan that they have accepted. ALTERNATIVES: The HPC may consider (as an alternative to denial) k 1 3 $ j a revised plan that addresses the concerns of the Engineering and Zoning departments, that may still only include four spaces, though five is preferred. Six spaces currently exist on site; five appears reasonable on this site, and appear to fit comfortably on this site if not angled. RECOMMENDATION: Due to the disapproval by the Engineering and Zoning departments, the Planning Office is recommending denial of the parking variation and rear fence gates as proposed, however, we are recommending approval of the removal of the chain link fence and replacement with wooden picket fence as proposed, which shall be painted. memo.hpc.706wm memo.hpc.706wm 2 r.2 . 6/1, . 4 3 b MESSAGE DISPLAY ROXANNE EFLIN CC CHUCK ROTH JIM GIBBARD BC Robert Gish From: Robert Gish Postmark: Jun 20,90 9:25 AM Subject: PARKING VARIATION Message: THE PUBLIC WORKS DEPARTMENT WILL APPROVE STRAIGHT PULL IN PARKING ONLY BEHIND THE THE STRUCTURE AT 706 W. MAIN. THE DIAGONAL LAYOUT IS NOT PRACTICAL AND DOES NOT MEET ANGLE PARKING DIMENSIONS. THE FENCE WOULD RESTRICT VISION AND THE GATE WOULD HAVE TO SWING TO THE ALLEY. THE SWING OF THE GATE WOULD REQUIRE AN ENCROACHMENT AND I WILL NOT MAKE A POSITIVE RECOMENDATION. SNOW WOULD HINDER THE GATE AND OUR PLOWING OPERATION. A 5 FOOT SETBACK IS REQUESTED ON THE BACK PROPERTY LINE FOR SNOW STORAGE AS THIS ALLEY IS EXTREMELY BUSY. --------V-------- I. f 3 9 1 4 .. C Welton . Anderson & Associates Architects 30 May 1990 Roxanne Eflin Historic Preservation Planner City Hall RE: Krabacher Residence/Store-7Ob W. Main, new fence Dear Roxanne, This is a Minor Historic Development Application for a new wood picket fence along with a revised parking plan for 706 W. Main St. Your files contain the vicinity map and letter of authorization. The fence is proposed to circle the entire property with the front half being approximately 33" high and the rear half being 72" high. The transition from low to high happens in a gentle 'S' curve (see drawing) at roughly the midpoints of the east and west property lines. There is proposed to be a decorative 3 foot wide "people" gate on the Main Street frontage and a pair of 9 foot wide "car" gates oIl the alley side to close the rear parking off at night. Litter and patrons' cars from the Hickory House Restaurant next door as well as dog droppings have become a problem in the open parking configuration as it currently exists, particularly at night. Being able to close off the rear during non-business hours will solve this. This will, however, require HPC to vary the parking requirement from 5 cars to 4 cars. The justification for granting this variation is that historically the alley frontages contained fences, carriage houses, and other out buildings - not automobile parking lots. A fence will screen the parking in a more historically appropriate manner. Moreover, the Krabachers' antique store has not generated the parking demand of, for example, an office use since it is by appointment only. The parking area has never been fully used since it began operation as an antique store. The proposed fence is a wood picket fence with a decorative top design and an ornamental pattern cut into the pickets of the front gate (see drawing). The applicant believes that the proposed fence is more historically appropriate on Main Street than the existing chain link fence. You consideration of this application is appreciated. Sincerely, Â£11 13 d iy C. Welton Anderson, Architect -. Planning ' Architecture ./ Interior Design Box 9946 'Aspen ,Colorado 81612 (303) 925-4576 - - ... *Il ... 0 & , /- 1- -74 - ElzGE oF- PAVEMEN-7 04.-750 09'1\"W.)4999' / t- 7--~ ser 166129 (/ 50-CO' 3 S E-r ~ 1 UD Int XFMIR PAD 1461'29 O ENG.ROACH ES / 112.AON// -- 19- -PARKI N@, ~ â‚¬5> F.53(:k CL|2 17 de;WEE P -- Q- ---- --- -- -R S TOTAL AF:CA L._5,000 1.94 .Â¥T,\j ~ Â¢f --- -1 Ir-, - I- I- - ..Il .Ill.I - 3 - 1 33. Z 1 1 1 1 1 1 1 . 1 1 1 1 1 1 Â©TORY WOOD n MOUSE. KIOOâ‚¬>EL /1 I --I O 1 1 1 il Fl 1 ) 01 i N /l -- 1 0 IM 1 If') j Â¢ 3 / I 1 6.1 1 10.0't 1.---- 1 04 1 OVERWANG 27,1 1 ~ (2:,77 ~t: L .tj.. PLAAn 1512. 1 . ,~ Â·' Â· 1 Pl...,47-Â£20 L _. 2. 1 1 1 1 1 LARGE TREE 41 1 .. SET i Gl Za W.C. 61 -- -- - -.. -- ... -4 % K U Â·Â· O.32' EASTER LY N : f FNED t .4- EEL- BAR 5.llc of CoRNER ON| S. PROP LlNE ~ (50.00.3 ~ OF CnR N ER 1 i Ila.el e' ,Â·' ~ (5,-ISÂ° cA'ICE.)48.acl' 2 & 40.co /* 0 C 1-T-7 MC, SE, BLK ,% O/4, . Â·Â·Â· ' CorK hiER .. .. K- L F:1 Â® c CURB - 19415-[1146Â·~ -- - 61 -.re- A.Al,J 5, 68,10 MAIN STREET h 0 06) 3100 LAU Y08 11851 00tmEICE AMY LER RCTION BASED Iroll E DEFECT IM THI5 5URUEY UITHIM SIX YERES RHER YOU LCI . IK E EUT, Slal mlY ACTIOM mISED IPOM AMY DETECI IM IHIS SUellrY BE COGIU}ICED MOef Ililm l EM YEARS :HFICETICM 5!{â€¢i HEEDIL ---.1 00 M :1' &*' ' Â°%,Yl .92 N . 14Â° So ' 9 -Eâ‚¬ 4 .il- EDGE OF- RAVE -N- .. i.'L .-tu 0 c ( N .-7 60 0~\P" W. ) 49 mci ' ~42: f PDAGE'g~UB I r.. I . IX p- SET 161291 / \( 50-00' 3 SET 2 L- TLXI7rm PAD \ ACROACH ES ~ \7 .00~,PAR.k lAJ Cb ~ Â«-4~atd# 9,242- 9 - S /~ +TOTAL AR~ 1~ ~ 4.5,000 t 54. FT. 3 ---- I 6- 1-L, Ch -h , " 1 33.Z. x j j;4/ r, R &16' 1 1 14~44 \4/400 R04 6312 1 1 1 x I 1 1 1 1 STOR-f WOOD MOOSE 1-loose I 1 1 1 8- 1 01 1 Â¢ 1 J M - tl N FE 1 62 Â¢-GÂ·'6 47 1 1 05 1 4 )70. *FOq\~1-0,3 ' 11 0 1 1 K 11 1 G. 1 -,1 10.0't 1:N .0 1 r-- -4 Â¢ 1 1 1 1 1 3 2 -u 1 - 17 - OVERMANG 21.1 1 M G:-1 + L- r- - 11 fl- PLAâ€¢47Â£R. | ; : j .' . 1 PLAP.rre:2. .5.-4-3 *# e LAW \9000 .. 8 FEN CE ARSE. TREE- 31 1 El' 2 (2') za W.C. - ... - -- --4 K= >. 22' EASTE R LY N ,- PNED ** 4 IKE- BAR- S.} >F CORNER. -h\ (4.00' 3 )Al S . PROP L) Ne k OF CORNER 19.'98' ~!1~ P2023 gÂ»cTE -4/~ 05.1 50 CA ' 11 "E ,) 49.99 ' 1 6 40.00 >f .,r ie /5 . C 1-T--1 Mc SE, el ... . . Â·Â· -Â·Â·Â· : CORNET ,. .... C Â® CCURS 98*013 9 101 120414 5,01<40 0*.A MAIN STREET - (-log) 41 mISI Ci,10Â£Â£ AHY L.Â£611 ACTION BRSED IFOIi Ria DEFICI IM IHIS SURUEy WITHIN SIX YERES IFTER yOU Ell[Mi, SIBLL AKY ACTIDM BASED UPoll mir DUED! IM THIS SIEUEY BE COmDICED MORE IHAM IEN YERS 51. 101 OK. ~ N . 14Â° So' 41" I. }00*00' ) F 1 n' .Â· - J- Â¥ f m. 1 4 â€¢ â‚¬t 4 " - W 9 9/0 - Fdot~. 6ATE- 4 00_,4 -93- PRIÂ·403, al/ 6: [528 \Â»ZU FRIÂ·JOE f ~-*h,1611-!ON| -rb IE!34,21 y>*2__ +JCE- nAA A/\66 61 1 li . ! 1 1 1 11 j'ill' 1 05'-D 111/ -4 a Â» d C U * 1 ,: 1 1. 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I - ,-1 Cr.t. r.1'r. 'n 1 - -~ 11 ty 4: 9, ' ~ ~ Â© (303) 9254576. Â· MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Conceptual Development: 610 N. 3rd St. (a/k/a 329 Lake Ave.), Public Hearing, continued from June 13, 1990 (Applicant is requesting Final Development approval immediately following Conceptual approval) Date: June 27, 1990 LOCATION: 610 N. 3rd (a/k/a 329 Lake Ave.), Lot 9, Block 102, Hallam's Addition, Aspen APPLICANT: Sheldon Lubar, represented by Welton Anderson PROJECT SUMMARY: The applicant is requesting HPC's conceptual and final development approval for the partial demolition and new addition to the historic landmark located at 610 N. 3rd St., which also carries the address of 329 Lake Ave. The addition is in the form of an attached 2-car garage with master bedroom suite above, within the "tower" element proposed. An FAR variation of 156 sq. ft. is being requested, along with a sideyard setback C variation of 10 3/4" (due to the very narrow lot at the proposed garage location). APPLICANT'S REQUEST: Conceptual Development approval, with FAR and sideyard setback variation approval. The applicant is also requesting Final Development approval immediately following Conceptual approval. Staff accommodated the urgent request by the applicant to schedule quickly, which we did for the last meeting of June 13, after discussion with the applicant. The public notice was prepared for that date, and was sent out by the applicant, however, they understood the meeting to be on the June 27. Due to this, the applicant has also submitted a Final Development application, requesting to have this approved at this meeting as well. Staff has explained to the applicant that this is not the normal procedure, and he is at risk by assuming 1) Conceptual will be granted, and 2) that his Final application is complete. As no conditions for Final are known as this time, none have been included in the Final application. Depending on what action is taken by the HPC at this meeting, Final may be reviewed at the next meeting of the HPC, July 11 (please refer to staff's recommendation below). PUBLIC COMMENT: Three individuals came to the last HPC meeting, on the date originally scheduled for the public hearing, to voice their opinions. They all said they would return for this meeting, the continued public hearing. PREVIOUS COMMITTEE ACTION: On May 9, 1990, the HPC met with the architect in a pre-application to review the basic concepts of the proposal. The general discussion focused on the significant changes that have already occurred to this cottage (miner's cottage converted stylistically into a small Second Empire), and to what extent additional alternations should effect the overall character and integrity of the cottage. The HPC also discussed the request for FAR and setback variations, reminding the architect that a "finding for the character compatibility" would be required for the HPC to grant such approval. DISCUSSION: The Development Review Standards are found in Section 7-601 (D) (1) and the applicable Guidelines are found in Section VI. Residential Buildings - Renovation and Restoration. Standard 1. 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 it in an H, Historic Overlay District or is adjacent to an Historic Landmark. For HIstoric Landmarks were 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: This (relocated) miner's cottage grew into a Second Empire-styled cottage, with shingled mansard and slightly pedimented window dormers. The changes further evolve this cottage into a grander residence, taking it completely away from its small vernacular cottage roots into an eclectic Second Empire styled adaptation. Staff urges the HPC to consider the extent of the changes proposed, whether the character of this cottage is enhanced or diminished due to proposed alterations. We do not find the addition to be more compatible in character with the historic landmark, than would be "development in accord with dimensional requirements". Possibly a smaller scaled addition would be more compatible and appropriate to this small scale residence and parcel. We are not necessarily opposed to an addition to the cottage, primarily since it has received a character-altering renovation in the past. Standard 2. The proposed development reflects and is consistent with the character of the neighborhood 2 of the parcel proposed for development. Response: The HPC should consider if the proposed addition is compatible with the character of the neighborhood. This structure is highly visible from Lake Avenue, one of Aspen's most significant residential streets within a historic context. While many of these cottages have evolved into much larger, more elaborate "Victorians" over the years, it appears as the general intent of this addition is not much different from residences in the immediate neighborhood. Standard 3. The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: We feel that the general cultural value of this historic resource is in its relation to the street and the general character of the Triangle Park/Lake Ave. district. Certainly a tower addition does not enhance the historic cottage's cultural value in our opinion, however, from a cultural point of view. it may not detract from it, either. Standard 4. The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: Staff feels that this Standard should be carefully considered, and is probably the most important in this application. Is more, better? It seems to staff that the continuation of a non-original theme (Second Empire) does little to enhance the architectural integrity of this former simple miner's cottage. We find the general application of more elaborate, eclectic elements and details strays from the nature of the preservation standards and general Guidelines. ALTERNATIVES: The HPC may consider tabling action, to a date certain, to allow the applicant further time to consider the overall impacts of the addition, and/or rescaling of the addition to eliminate the request for FAR and side yard setback variation. RECOMMENDATION: The Planning Office recommends that the HPC grant conceptual approval for the proposal at 610 N. 3rd St. (329 Lake Ave.), with the following condition: The addition be scaled down to meet the maximum FAR allowed for this parcel. We are unable to make the required finding that the request for FAR variation is more compatible in character with the historic landmark, than would be development in accord with the dimensional requirements. (continued) 3 The Planning Office recommends that the HPC not grant Final Development approval due to the applicant's need to submit an application for Final that meets the condition of Conceptual- approval. Staff will schedule that meeting following receipt of a completed application. memo.hpc.610n3 4 C Welton Anderson & Associates Architects 17 May 1990 Roxanne Eflin Historic Preservation Planner Aspen City Hall Aspen, CO Dear Roxanne: Below please find the application for Conceptual Development Plan for significant Development for the Lubar Residence located at 329 Lake Ave. Responses to Attachment 2: 1. See attached Exhibit A 2. See attached - Attachment 1 3. See attached Exhibit B 4. See attached Exhibit C 5. The proposed development plan ls to demolish the carport and portions of the ca. 1968 Master Bedroom wing. A new 2 car garage not larger than 500 S.F. will be built in the same general location - as the carport and approximately 126 square feet of new Master Bedroom area will be built upstairs half over the garage and half over the existing studio. The Master Bedroom tower element will be setback from the face of the garage by 13 feet and the rear property line by 18 1/2 feet. Two variations are being requested from HPC in order to " insure compatibilitABith the historic structure. A side yard setback variation and reduction of approximatel~103/ljfrom the c 13'-6 3/4" required total of side yards ls requested in order to get a garage 20 1/2 feet wide. The l'~-~ ~ ~ lot narrows to 33.1 feet wide at the rear where the garage is proposed and placing it at the front of the site ( where no side yard setback variance would be required) would be much more destructive to the actual historical portion of the house. The second "variation" is for an FAR space increase of 124 S.F. of Master Bedroom space for a total of 156 S.F. over the allowable FAR. The restoration of views and light to the Master Bedroom is the whole purpose of this development plan and doing it in the non-historic rear of the house rather than moving the Master Bedroom to the historic front is more compatible. Response to Attachment 3a 1. See attached plans 2. Major Building materials are exact duplicates of the existing structure: Wood shingled roof, wood double hung windows, painted wood bevel siding. 3. The proposed development is at the extreme rear of the historic structure and built over a more modern addition. The new construction will not be visible when viewing the historic portion from Lake Avenue. The Third Street elevation will change to the extent that a decidedly non-historic carport will be replaced by a somewhat more historic looking carriage house inspired garage. Planning / Architecture / Interior Design Box 9946 / Aspen ,Colorado 81612/(303) 925- 4576 Page Two 4. This development does not meet any of the categories for "significant development" listed under paragraph 4. Does that mean it is a " minor development"? Responses to Attachment 4 a. The proposed development is compatible with the designated structure because 1 ). it duplicated the architectural style of the designated structure, 2). it is behind and to the rear of designated structure built over a much later portion of the house, and 3). it ls not visible from Lake Avenue, the historic front of the house. Thevariation requested foraslde yard andsetback (reduction of 10 3/4" from 13'-6 3/4"to 12'- 8") allows a narrow garage to be built on the non-historic (but much narrower) end of the house. Building the garage on the wider end of the lot ( Lake Avenue) would dramatically alter the historic facade on Lake Avenue. The second variation requesting a FAR increase of approx. 126 S.F. ( for a total of approx. 156 S.F. over the FAR) allows for the restoration of light and views to the Master Bedroom recently blocked by new construction. The variation allows this to happen where itÂ·is over the newer end of the house rather than altering the fabric of the historic portlon by moving the Master Bedroom to this end, b. The development proposed is consistent with the neighborhood because 1 ). it does not change any element of and is not visible from the Lake Avenue end of the house and 2). it changes the rear from a carportto a garage with carriage house feel which is a slight improvement to that end. c. The proposed development does not detract from the cultural value of the designated structure because it is behind the historic portion and built over a more modern portion and not visible from the front. d. The proposed development does not detract from the architectural integrity of the historic structure '66..I.-I; for exactly the same reason as 'C' above. 8. Done ~ Your consideration ofthis applicatlon isappreciated. Sincerely, ju/- C. Welton Anderson C Welton Anderson & Associates Architects fo: Historic Preservation Committee; Jed Caswall, City Attorney 9 FROM: Welton Anderson, representing Mr. and Mrs. Sheldon Lubar RE: Final Development Plan for Significant Development to Historic Landmark for 610 N. Third Streets Lubar Residence. DATE: 18 June 1990 INTRODUCTION: Due to a miscommunication between Preservation Planner Roxanne Eflin and me, the Conceptual Development Plan Public Hearing originally scheduled for June 16, 1990 had to be pushed back to June 27. This mixup puts the Lubar's construction start uncomfortably late in the season. Because this is a relatively simple residential application, and because comments at pre-application were very positive, the applicant wishes to schedule Final Development approval immediately after the Committee votes on.Conceptual. If there are no significant conditions imposed on Conceptual approval on June 27 then there is no reason to wait an additional 2 weeks for Final. No public benefit is served, only unnessary delay for the Lubarsp - Section 6-205 A. 6.a.&b. of the Land Use Code is clear that the applications must be filed separately and heard separately. There is nothing in the Code that indicates that Final cannot be heard after Conditional is granted at the same meeting as long as final meets the conditions of conceptual. UBMISSION CONTENTS: FINAL DEVELOPMENT PLAN 1). An accurate representation of all major building materials is included in the photographs of the existing structure included in the two previous submissions. All new construction materials will match existing. 2). Scale drawings are included in the form of completed Construction Documents attached as part of this application. 3). The effect of the details of the proposed development on the original design was addressed at Conceptual, i. e., minor, as the new -development occurs at the nonhistoric rear of the historic structure. 4). If the Committee is considering Final approval at this time, then there will not have been any significant conditions placed on Conceptual. If there are significant conditions imposed that cannot be addressed on the 27th, then we respectfully request continuance of the Final to your next meeting. Planning / Architecture / Interior Design - Box 9946 / Aspen ,Colorado 81612/ (303) 925- 4576 NOTE. LOT CONSTRUCTED FRL FOUND MONUMENT. 1 1 849!S OF BEARING: RST RE0ARW/AL.U. CAP FOUND: 1 '' /65.00. Jple 3 p. p rig-1 . / - -I.-0-- '..i-- . 1, @ METALJ - * i Re - 1 1 019 2 2 12 1 ---- 6, \ -1 pemfem- : / -2( r- 1 1 14--~h CARPORT , 1.\ \ K WOOD - | C To 13 E GERHOLISEtt) ~ DECKL 5 5 1 z ) B i 1 -4.0 2 1 ' < . Â» 1 -r - . Vi ~WilER-WER- - -39 --,1,, , HIE,I 22-- -6-Tr- .FIT-'j 733 , 0-, 6 4 E~ 1 .A:t= DITIC./.1 - CONC. PAD | l \D e,r. e.a Â·54 Fo 9 1. 0 1 , 3 , 0 u , ~ T 1, . e WES 0 0 U , 1 N 75> i - E.U. 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