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agenda.hpc.19900822
AGENDA HISTORIC PRESERVATION COMMITTEE AUGUST 22, 1990 REGULAR MEETING SECOND FLOOR MEETING ROOM City Hall 5:00 Roll call and approval of April 25, 1990 minutes I. Election of officers II. Committee Member & Staff Comments III. Public Comment IV. OLD BUSINESS 5:10 A. Conceptual Development - Public Hearing continued: Sportstalker Building 204 S. Galena Block 94 6:10 B. Conceptual Development - Public Hearing continued: 610 N 3rd St. (to be tabled to Sept. 12th) Block 102 V. NEW BUSINESS 6:10 A. Conceptual Development - Public Hearing: Pitkin County Bank, 534 E. Hyman Ave. 7:10 B. Minor Development - Black Diamond Saloon awning, 520 E. Cooper 7:30 C. Minor Development - 320 Lake Avenue (spa/deck) VI. COMMUNICATIONS A. Project Monitoring Please review your projects and be prepared to report to the Committee. B. Staff discussion on 17 Queen Street VII.ADJOURN AGENDA HISTORIC PRESERVATION COMMITTEE AUGUST 22, 1990 REGULAR MEETING SECOND FLOOR MEETING ROOM City Hall 5:00 Roll call and approval of April 25, 1990 minutes I. Election of officers II. Committee Member & Staff Comments III. Public Comment IV. OLD BUSINESS 5:10 A. Conceptual Development - Public Hearing continued: Sportstalker Building 204 S. Galena Block 94 7<8 /,t·t,#73,0-P/t. 6:10 B. Conceptual Development - Public Hearing continued: 610 N 3rd St. (to be tabled to Sept. 12th) Block 102 V. NEW BUSINESS 6:10 A. Conceptual Development - Public Hearing: Pitkin County Bank, 534 E. Hyman Ave./360/4/62+ 7:10 B. Minor Development - Black Diamond Saloon awning, 520 E. Cooper 40-'pral€,<4 7:30 C. Minor Development - 320 Lake Avenue (spa/deck) 16-'PRO,4- \ W.<-1 VI. COMMUNICATIONS A. Project Monitoring Please review your projects and be prepared to report to the Committee. B. Staff discussion on 17 Queen Street VII.ADJOURN MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Conceptual Development: 204 S. Galena, The Sportstalker, Public Hearing Continued Date: August 22, 1990 APPLICANT'S REQUEST: Conceptual Development approval for a two story addition to the Sportstalker building at 204 S. Galena. PREVIOUS HPC ACTION: On November 29, 1989, the HPC granted Final Development approval for a one-story addition to the existing structure. A number of conditions were placed on the Final approval. The previously approved addition was for free-market and affordable housing units on the 2nd floor. On May 23, 1990, the HPC and the applicant met in pre-application to discuss new plans for the structure, involving the addition of two stories (office and residential); primary material was horizontal clapboard. The general consensus at that meeting was as follows: The east elevation was improved over the plans approved for Final Development last year. Primary concern focused on materials, massing, the storefront and entire facade. The massing appears to need restudying with the goal of breaking UP the strong horizontal elements and incorporating vertical bays for compatibility within the Historic District. Brick should be considered as alternate material to clapboard. Note: NO effort was made to incorporate the storefront into the new design; storefront changes for compatibility were recommended. On July 11, 1990, the HPC reviewed a Conceptual Development application at a Public Hearing, and tabled action with the following conditions: 1) Restudy general fabric of building: materials, articulation between breaks and plane, window fenestration, and thinness of the building (i.e. width of trim). 2) Restudy the corner cutouts 3) Provide a monochromatic contextual massing model of the proposed structure, and all surrounding buildings 4) Restudy parking area (within context of re-massing building) It should be noted that no changes were made on the conceptual sketches from pre-application to Conceptual submittal. STAFF'S RESPONSE: DEVELOPMENT REVIEW STANDARDS: The Development Review Standards are found in Section 7-601(D); the applicable Guidelines vary between section IV (Commercial Buildings - Renovation and Restoration) and V (Commercial Buildings - New Construction), beginning on page 19. Please refer to the attached list of Development Review Standards. These were reviewed at the last meeting. 1) Materials, articulation, fenestration, "thinness": Materials: After significant study by staff, we are strongly recommending denial for the use of wood siding (horizontal clapboard) on this 3-story building. We feel the proposed building has no reference in the Aspen downtown historic district. The also feel the district context would be significantly impacted with the construction of this 3-story clapboard structure. Staff is not necessarily opposed to the use of clapboard on a 2-story building, however, the 3-story size dictates the use of brick within this context. To support this statement, the following information is presented for HPC consideration: "Use building materials that are similar in texture and finish to those found historically. The majority of historic commercial buildings are brick or stone. Both brick and stone has distinct textures, and establish patterns along the street. These materials are important in establishing the scale of the buildings. This pattern and texture should continue to be reinforced by new buildings. The use of variegated brick or stone is encouraged for infill construction in the commercial core. Large brick sizes are discouraged." "The use of wood siding, shingles and panels may be appropriate in some locations. Wooden commercial buildings may be appropriate when the softer appearance of wood would serve as visual relief from the predominance of stone and brick, but would Still reinforce other streetfront patterns." Staff does not agree that the proposed clapboard material meets the intent of this Guideline, within the 2 context of a 3-story building. The streetfront pattern would not be reinforced with this proposal. Two-story wooden commercial buildings are Still found occasionally in the historic district; if this building were 2-story (as originally proposed) we might be willing to support wood siding, provided extreme and careful attention is paid to detail. Example: The Clarendon Hotel, which was located at the SE corner of Durant and Mill, was Aspen's only 3-story clapboard structure of significant size (Reference: 1893 Bird's Eye View Map). This structure was completely destroyed by fire not long after it was built. It was the only structure of its kind: built prior to ample brick supply brought by railroad, with strong financial backing, warranting such large size. Brick and sandstone early on became the material of choice for Aspen for both safety and aesthetic reasons, setting a very strong precedent for infill today. One can see in Breckenridge, for example, large wood-sided commercial buildings, which create a totally different context than Aspen. Staff and the State Historic Architect believe that Aspen's substantial brick and stone downtown context must be respected, and that the use of different materials in only appropriate in very unique circumstances. Past arguments in favor of "not so much brick downtown" appear to have not taken into consideration the critical and significant issues surrounding "respecting the established context", or the relation between the size of the infill building within the established historic context. Type, texture, color and finish of brick combined with careful detailing will set the infill building apart from the historic context , yet blend compatibly and not destroy the district's fabric. The architecture and use of compatible and like materials along Galena Street is absolutely critical to maintaining the continuum of Aspen's heritage into the 21st century. Therefore, due to the lack of both historic and present reference, the Planning Office strongly urges the HPC to consider the following alternatives: either a 2-story clapboard design, or 3-story brick design. A combination seems wholly unlikely; staff has not seen a material combination of wood/brick work compatibly within the context of a Colorado historic district yet. The issue of material should be clearly decided upon before 3 moving on to discuss the remaining issues of articulation, fenestration, etc. Articulation: We find "Plan B" to be a significant improvement over "Plan A". The third floor recessed corners ' are eliminated, the permanent wood/cooper sidewalk canopy removed, the brick kickplate replaced with traditionally- styled wood panels, the center portion of the second and third floors pulled in even further. We recommend that the paneled kick plates (storefront level) be eliminated where a window does not exist above. We believe "Plan B" (with the exception of the parking entrance arch {wall continuation} of the north wall) is closer to what the HPC considers appropriate. The non- recessed treatment of the NW corner responds to the Aspen 0 Block. Fenestration: The proposed fenestration meets the Guidelines: Paired, narrow, tall double hung windows are proposed; trim will be simple 1"x4", with a simple molded 2"x2" trim lintel. The upper two floors windows relate in position to the storefront windows. No changes in the storefront windows are proposed, however, the proportions do not meet the Guidelines. This should be corrected, especially in the NW corner. The corner window and two adjacent may be redesigned to take on more proportionately correct storefront window dimensions. 2) Corner Cutouts: The applicant has submitted "Plan B", which indicates the elimination of the third floor corner cutouts. The NW corner is angled but not recessed; the SW corner is 90% with no recess. Staff finds this to be significantly more compatible within the historic district. 3) Model: To be presented at this meeting. The HPC should carefully consider the general 3-story massing applicability of this non-historic building at this corner location. While code permits a 40' height limit, the compatibility of this building immediately adjacent to three 2-3 story National Register buildings should be carefully considered. "Too large" has been stated by other members of the Planning Office. 4) Parking area restudy: The applicant's "Plan B" indicates an arched "entranceway" into the parking area. "Plan A" indicates enhanced landscaping at that corner to screen the parking area. No further restudy was done to eliminate parking, or re-mass the building to fill this area. 4 ALTERNATIVES: The HPC may consider the following alternatives: 1. Grant conceptual development approval for the proposal (choosing Plan A or Plan B, or a combination) with specific conditions to be met at Final Development Review. 3. Table conceptual development approval to September 12 allowing the applicant additional time to restudy the following areas: Deny use of clapboard for 3-story structure as proposed, requiring brick as base material, with restudy of detail materials. Massing, storefront, and facade elements. 4. Deny conceptual development approval finding the review standards have not been met. RECOMMENDATION: The Planning Office recommends that the HPC table conceptual development approval to September 12 allowing the applicant additional time to restudy the following areas: Deny use of clapboard for 3-story structure as proposed, requiring brick as base material, with restudy of detail materials. Massing, storefront, and facade elements. Note: Deadline for submittal Of revised plans to staff is Friday, August 31, at 5:00 p.m. memo.hpc.204sg.cd.3 HPC COMMENTS 5 DEVELOPMENT REVIEW STANDARDS - HPC 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 is in an H, Historic Overlay District or is adjacent to an Historic Landmark... Standard 2. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 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. Standard 4. The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. ADDITIONAL HPC COMMENTS: 6 RESTUDY OF 204 S. GALENA, THE SPORTSTALKER BUILDING Submitted by Welton Anderson August 14, 1990 Summary: The existing building is 6,020 sq. ft., it cannot rise three storied without exceeding the allowable FAR ratio. Indentations at the corners and mid-block are a direct response to reducing FAR and to soften corners to reduce the mass of three stories rising directly from the sidewalk. It also breaks up the facade into smaller masses. In regard of the request to restudy infill into the parking lot with net leasable: 1) This application was submitted for office space on the middle floor and employee housing with one free market unit on the top. This is not an application for addition ground floor retail. 2) Plan B indicates the north elevation (wall) continuing to form an arched entry into the parking area. This wraps back to the south to connect with the adjacent building. 3) Plan A illustrates additional landscaping included at the NE corner of the building, to effectively screen the parking area. This option is a much better solution to hide parking than the extension of the north elevation. Effectively, the setbacks created by the adjacent building to the east eliminate a strong sidewalk edge alignment. Additional comments on re-study: Two plans have been submitted for HPC review, indicating restudy in the required areas: Plan A (perspective) with details A-1, A-2, and A-3 was submitted in elevation prior. Balconies are accessible from dwelling units. Plan B indicates the following changes: Removal of the permanent canopy sidewalk covering. Wood kickplate panels the entire width of the north and west elevations (removal of facing brick) Clapboard on returns in third floor recesses, as opposed to reflective glass No recesses at NW and SW corners A third suggestion for discussion is to leave the third floor recess return as clapboard and treat the recessed plane in vertical painted wood. The body color will be light (neutral, cream or light tan perhaps) with the recessed painted dark. Green is proposed. Trim is narrow, 1"x4" or 1"x6" window surrounds; narrow 2"x2" trim lintel milled with sloped top to shed moisture. A decorative square is indicated in the parapet pediment. No changes are proposed to the east elevation. This design is greatly dictated due to exit requirements. 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P D p 1 1 !<- 1~12 1-==·41 1111- 1 .-....... .; 11 1 13 =11.1 4 D - v - • - 2 k>eo uu cuooco€ ~ -- -- .1 ...0 4 No© ItiC£·A+TE- 5 Pe-Atc_ --- 15-2.-- M 12£-963 -Z ~ . 93 ADWS'21 1 5 011 N M V 531.6/-7/7017/ CIO 0/\\ -. 9 . 3 n 5, -- 4 --6=AN*----'--1-1=LI.L.. ~la ~1 f[FF1 l I~t* I ~~ - 0 0 1/ 91- ..-I, E-m ~ -r--i u r=--- 4 .44== 1 - ------- .--- 2~-19 ..J ,~ 1 - 1 ! 11 1 0 r i - =L_L k )1 L===a ' ;v-= . ~ --p- L . 1 1\ 0 4/ 9 1 7 0% .D 1 ..1 r 1) . 1 J 1 1 :-I k i·. 7 - Il ~- -· 7 r-.-,~A bc<- 1 1.- 1 ~ ~ '0 la n< D -7-·-1 6=7--~.it 1 1 , f.-4~--- - . 1 11 £ 1 1 M -0=.I../1 - 7-70 - 2<2 119 0 1 - 1- Hf 1 /1 17,-CE» 1, - •f ME-- ' .U W 11 L. .El-f L 4 1 Ill! f j /1, *A: ...1 - + i il . , P .. . .1-*, . - 1 '.-9 1 -- - .l .:i I «=Uk .1-- --C->l . -4~6.- % ' .h 4 0,1013 6 0*9 81493) 1 .--N.,-1 .->4 i --- Lfiti-- ~ I Fij' 1- i - --- MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Conceptual Development: 534 E. Hyman Ave., Pitkin County Bank addition, Public Hearing Date: August 22, 1990 LOCATION: 534 E. Hyman Ave., Lots 4, PITKIN CENTER SUBDIVISION (A Lot Split), as shown on the Plat thereof, recorded February 22, 1983 in Plat Book 14 at Page 36, County of Pitkin, State of Colorado. APPLICANT: Pitkin County Bank, representative Charles Israel. Gibson & Reno, Architects. APPLICANT'S REQUEST: Conceptual Development approval for the proposed construction Of a two-story addition to the bank building. The building is not historic nor a landmark, therefore no variations are eligible from the HPC. Conceptual Development approval is required prior to the submittal of a Growth Management Application to the Planning Office. ZONING: CC, "H" Historic Overlay District SITE, AREA AND BULK CHARACTERISTICS: Lot Size: 9,028 sq. ft. Allowable FAR: 1.5:1 (13,530 sq. ft.) Existing FAR: 4,700 sq. ft. approx. Proposed new FAR: 4,325 sq. ft. Total new FAR: 9,025 sq. ft. Open Space required: 25% Existing Open Space: non-conforming (less than 25%) Existing height: 21' Allowable height: 40' Proposed height: 34' Date of Construction: 1979 Date of Addition: 1981 EXISTING CONDITIONS: The existing (non-historic) Pitkin County Bank building is a one story red brick building located on the northwest corner of Hyman and Hunter, on the edge of the Commercial Core Historic District. A rigid canopy covers the entrance accessed from Hyman Ave. A two-story rear addition was added; the roof is charcoal colored standing seam metal. The most visual architectural element of this existing building is the large, sloping metal roof located at the south east corner of the structure. A very significant evergreen is located near the very center of the greenspace in front of the building. A row of ornamental trees line the west side, screening the bank building from the Pitkin Center building adjacent to it and the walk that accesses the alley. PROBLEM DISCUSSION: The applicable Guidelines are found in both Section IV. Commercial Buildings - Renovation and Restoration and in Section IV. Commercial Buildings - New Construction, beginning on pages 19 and 35 respectively. 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... 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Staff's response Will address both character standards. The Guidelines state: "In all new commercial construction, compatibility to adjacent building types should be considered. Broad-scale characteristics such as the range of the building heights and their alignment at the sidewalk should be studied. At the same time, the designer should recognize fine-grained aspects such as facade composition and decoration." "The intent of the design guidelines...is to identify the elements most critical to the character of the historic commercial area and to insure that these elements are incorporated into new designs." Staff finds that the general 3-story design accomplishes this, however, specific design issues will be discussed following each Guideline. 1. Streetscape: "Maintain the pedestrian environment of the streetscape." Response: We find this Guideline has been generally addressed in the development of "active open space" at street level. However, we feel that more effort should be given to continuing the open space development to the west- 2 front of the parcel, incorporating the adjacent courtyard landscape ideas. The elimination of a large percentage of concrete surface here, as well as the slight relocation (to the north) of the bike racks, would greatlv help to enhance this end of the block and tie the two buildings together more. The "pedestrian experience" here would center around greenspace and natural plantings, as opposed to storefront display. Benches are located close to the building, and are set at angles. The HPC should carefully consider this pedestrian detail. Bench design should be submitted for Final review. Berminq should be eliminated from the landscape plan: It is inconsistent with the immediat area, provides little relief and is difficult to maintain 2. Setback: The guidelines state "Plazas or courts that break the continuity of the facade alignment should be avoided. Maintain the general alignment of facades at the sidewalk edge. In some cases a courtyard may be considered if it has an active function..." Response: The 25% Open Space requirement in this zone district is contradictory to this Guideline, as the HPC has discovered. This entire block, with the exception of the Elks Building at the far west end, contains deep setbacks with some relatively successful open space. This proposal does not alter the existing footprint to the south, and the applicant is incorporating more "active" use of the existing open space than currently exists. Less than 25% open space currently exists on site, which is being partially addressed with the removal of the rigid canopy over the entrance. The main floor plan, however, indicates that an expansion into the west open space area with the use of large lightwell is proposed. This creates the need to relocate all and eliminate some of the ornamental trees on this side. We are recommending further study of the landscaping and the submission of a detailed landscape plan at Final. It appears that the expanded light well to the west encroaches into open space, and staff will be seeking clarification from both applicant and zoning on this. 3. Massing: "Historic commercial buildings are almost all rectangular boxes of two and three stories. The roofs are flat behind parapets at the street facade. The street facades generally form a vertical plane with low-relief ornamentation. The box-like quality of the building mass should be preserved." Response: Staff finds that the proposed addition massing generally meets this Guideline due to the existing building 3 setting the precedent for the addition massing. We are not particularly concerned over the slight roof pitch on the upper level, however, we do find it very unfortunate that the existing first floor large metal pitched roof is remaining. This element does not meet this Guideline, and appears incompatible and cumbersome on this building, particularly with the new addition. On the other hand, it lends somewhat of a massing transition down to a one-story level at the edge of the CC district. 4. Alignment and Rhythm of Facade Details: The basic proportions appear compatible, however, we are recommending further study of the southern-most projecting plane for the following reasons: a) Restudy and possibly eliminate the center "gable end" window above the third floor window lintel. b) Restudy the third floor window dimension in relation to the 1st and 2nd floor window openings. c) The bank building may be taking on too much replicative detailing from next, which may not be appropriate here. Staff feels the bank building should create its own statement with some unique use of detailing. 5. Windows and Openings: "Window openings in existing buildings in the commercial core are strongly vertical in proportion. Square or horizontal window openings are generally inappropriate. Maintain the spacing pattern of the upper story windows." Response: The Planning Office finds the fenestration plan strongly vertical, meeting this Guideline, however, we find the window styles proposed to be incompatible with predominant styles found in the district. We are recommending the following changes: a) Replace all proposed and existing 2/3-1/3 vertical windows with one-over-one double hungs of equal proportion. b) Restudy upper floor fenestration to consider double hungs to match lower two floor. c) Restudy the west elevation fenestration, to eliminate the recesses on the 2nd floor. d) Restudy and possibly eliminate the center top 4 window on the southern-most facade plane. No materials have been called out for the windows. Staff recommends that they be wood or clad, not metal. 6. Materials: "Existing buildings in the commercial core are predominantly brick and stone, which is typical of almost every 19th century mining community that experienced a fire during its history". Response: Brick to match, and sandstone banding and parapet caps are proposed. Some sandstone block is also indicated on the facade, which appears to mimic some detailing from the adjacent Pitkin Center building. Staff supports the use of matching brick, mortar color, width and strike, however, recommends a restudy of the decorative sandstone detailing. One area of concern is the east elevation, far north 1/3 of the rear addition (closest to the alley). It appears from the distinctly different mortar color that this was either an addition (to the addition) or completed by a different mason. We are recommending this mortar difference be corrected with this development application. 7. Signage: The existing free-standing sign is proposed . I to remain in its present location. The applicant may wish to relocate this sign to allow easier pedestrian flow to the seating area behind. It appears in studying the "vest pocket" park plan that the adjacent bronze statue has been removed from this area, although its new location has not been called out. 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: Staff finds this Guideline has been generally met with the proposal. The development of active open space may in fact add to the cultural value of the district. Landscaping and surface treatments should be carefully considered by both the applicant and the HPC. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: No designated structures exist on this parcel, therefore this standard does not apply. 5 ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Conceptual Development as submitted 2. Approve the Conceptual Development with the following conditions, to be met at Final Development review: £04 0 4 Detailed landscape plan submitted indicating »-ALK expanded greenspace/park area to SW corner b ) _Rliminate--be,ming bc) Relocate bike racks to north of present location ¢ 4) Material representation: brick, mortar, roof, windows, awning, benches i) 4 Open space clarification C-L-,L--EL-,1 f) Restudy and possibly eliminate the center "gable end" window j*bove the third floor window lintel. 5*bu,Ltb_ 4 g) Restudy the third floor window dimension in relation to the 1st and 2nd floor window openings. h) The bank building may be taking on too much replicative detailing from next, which may not be appropriate here. Staff feels the bank building should create its own statement with some unique use of detailing. i) ,R<epl.6ce , all jpropo§ed and existing 2/3-1/3 /Everticat windows /with one-over-one double 37 3-Cu~« l. JM- hurigs okiquilf probortibn. j) Restudy upper floor fenestration to consider double hungs to match lower two floor. k) Restudy the west elevation fenestration, to eliminate the recesses on the 2nd floor. jt Restudy and po@Bibly elimiRate the center top / -Wia:10*i\91/ ths/southerh-mofit f acadt~1>.13kf~9· m) Correct mortar difference in rear addition + *4,< --- n) Mechanical shall not protrude above parapet C--4(2- 0) Call out new location of statue (on loan) 6 p) Restudy possible new sign location 3. Table action to a date specific (September 12 is the next meeting), to allow the applicant further time to study the proposal and restudy those areas specified by the HPC. 4. Deny Conceptual Development approval finding that the application does not meet the development review standards. RECOMMENDATION: The Planning Office recommends that the HPC grant conceptual development approval with the following condition as stated in #2 above to be met at Final Development review. memo.hpc.534eh HPC COMMENTS 7 1 2 1 0 1 ) 4/41 :2 10 Ot»L 4,6,¢0%,46 lia Mt'GAL ...9 ht=El api,34 u~144 ./ 1 . 2-2 f HJ ..r/ -·44 00*0 ·jou'J " 1- lili \ - 1 -'- .1411© »,1 '*4 t,ID:o ,4026•K, ~ ' "0'0 1 \4\ 11-1-1 ~ t"' diE« --·-13 ~ 2 9* C '4*1474 70 l$' 23 *SU 1 1 INN 44%0#4 70 f**t, .-- - - ............ U#My 16*,10 »$„4- --- --- . 4 1 1 9131 $ 1 1 1 1 K. -649 4., J,Et;7040:44 i,1 '+ thf€2 + ne.K $$#4< 1;~- 5- 1 r. 1 1 11 11 i- 1 4 / 1 1 11 , 11 1 2 ,.-.. 7 4 6 1 1 1 1 1 1 1 1 1 1 1 -59,0 f -- - -1 - 87.2. E * C 4-f f 49 'POUTH e LEVA-r f Phi i P 1 -fl<I N MUArty ©~«IK ct 77*iver . 4 419__ d '4- GIBSON & RENO · ARCHITECTS July 27, 1990 ' Ms. Roxanne Eflin, Historic Planner c/o Ms. Kim Johnson Aspen Pitkin County Planning Office 130 S. Galena Street Aspen, Colorado 81611 Re: Conceptual Historic Development Pitkin County Bank & Trust Proposed Addition Dear Roxanne: I have enclosed for your review ten (10) copies of the application for Historic Preservation Commission conceptual review; a project description; a letter authorizing Gibson & Reno Architects to represent the Owners of the Bank; a disclosure of Ownership; a vicinity location map; and floor plans/exterior elevations explaining the project. This project is scheduled to be submitted for GMQS on September 15, 1990, so, I would appreciate your cooperation in scheduling this project before H.P.C. on August 22, 1990. If you should have any questions, please feel free to contact me. Thank you again for your consideration. sincerely yburs, Augu~tt G. Reno AIA AGR/sk- CC: C. Israel S. Vann 418 E COOPER AVENUE • ASPEN COLORADO 81611 • 303/925-5968 • FAX 303/925-5993 1 IAND USE APPLICATION FOIN Pitkin County Bank & Trust Addition 1) Project Name i 2) Proj ect Location 534 East Hvman Avenue Lot R & S, Block 94, Original Aspen Tbwnsite (indicate street ad,ire=, lot & block number, legal descriptian where appropriate) 3) Present Zoning CC 4) Lot Size 6019 5) Applicant's Nam, Address & Phone # Aspen Bank Shares Limited P.O. Box 3677, Aspen, Colorado 81611, 925-6700 6) Representative' s Name, Address & Phone # August G. Reno, AIA Gibson & Reno Architects, 418 E. Cooper, Aspen, CO 81611 925-5968 7) Type of Application (please check all that apply): Conditional Use - Conceptial SPA x Conceptual Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline - Ocnieptual FUD Minor Historic Dev. Stream Margin Final POD Historic Demolition Moln-Itain view Plane - Subdivision Historic Designaticn Cor*iominiumization Taxt/Map Amrxharrt QCS Allotment Lot Split/Lot Line -- BUS Ehoemption Adjustment 8) Description of Existing Uses (r••rter and type of existing structures; approximate sq. ft.; number of bedroams; any pmvious approvals grarrted to the property). Existing Bank of approximately 4,700 S.F. of F.A.R. 9 ) Description of Develcunent Application Additional Bank office space of approximately 4,325 S.F. of F.A.R. located primarily on a new second floor 10) Have yal attached the follawing? Response to Attachment- 2, Mininlm Subuissicn Contents Yes Respense to Attacimant 3, Specific Suhnission Contents ypq Respense to Attachment 4, Review Standards for Your Application 0--- GIBSON & RENO • ARCHITECTS PROJECT DESCRIPTION The Pitkin County Bank & Trust proposed addition consists of approximately 4,325 square feet of F.A.R., which will be located on a second floor directly above the existing bank. The existing bank currently contains a sub-grade floor and a street level floor that accounts for approximately 4,700 square feet of F.A.R. The proposed second floor addition will bring the height of the building to approximately thirty four feet (34 ft.). The existing building is currently twenty one feet (21 ft.) in height. The design of the second floor will locate the majority of its massing set back from both the Hyman Avenue and Hunter Street elevations. The new floor will begin at the upper portion of the existing sloped metal roof, which will set back considerably from the property lines and sidewalks. This will allow for the pedestrian scale to still exist. The proposed addition Will be very similar in height to the adjacent buildings located on east Hyman and south Hunter. The proposed materials for the addition are anticipated to be brick to match the existing building with stone detailing. The stone will help break up the brick walls at a horizontal band between the first and second floors, the roof parapet, and also at the window heads. Another aspect of the proposed addition will be the development of a small vest pocket park located at street level adjacent to the corner. This park will be well landscaped with vegetation and small berming. Also included in this park will be areas where the pedestrian can relax and sit at benches and enjoy the beautiful views of Aspen Mountain. The proposed addition of the Bank fits in very well with its adjacent neighbors with regard to: materials, height, massing, and quality. 41 BE. COOPER AVENLIE • ASPEN, COLORADO 81611 • 303/925-5968 • FAX 303/925-5993 V July 27, 1990 Ms. Roxanne Eflin, Historic Planner Aspen/Pitkin County Planning Office 130 S. Galena Aspen, CO 81611 Re: Pitkin County Bank & Trust Proposed Addition Dear Ms. Eflin: Gibson & Reno Architects has been commissioned by Aspen Bank Shares Limited, the owner, to design the proposed bank addition. Gibson & Reno Architects, 418 East Cooper, Aspen, Colorado 81611, 925-5968, is authorized on our behalf regarding this project relating to the development application process. If you have any questions, please contact me. Sincerely, Lda luu_ Charles Israel 534 E. HYMAN AVE. •POST OFFICE BOX 3677 • ASPEN, COLORADO 81612 • PHONE 303/925-6700 . h • I .- *. " .-4,1--£ L--w .EWTar fs- WiliT J 11 1 .-, ' d .. J 42/0 . · 0 A ' - MAIN- 97. Al{ T '-.I - .... -rl~' fp,- -i 1 , 1 1 1 11 L_- 4 L.-13' ),WS#I. ID /J <, ~\ A ..i j - -, 61/l~ Tft '-Il -<. 4. - H A 1-\ , 4.-2-227 K. u ,-1 r ' 2 .' I --'-i t-=3=f<>tk i-- 1. I 7---r--213-76.fin .2, '·- - --~-- 1' '~. --, 0 . I lk'L-j /1 11 W ' 7 -, 41 2_3· 1-1 61 -ha ftfjJ - >Ililli-- 8 1 , U ( , I ..\ 9 1 'G», Er,i 1.- .--6.-ZI'll 7.- / .1 , /+ '. . I - '. <,1 \ 3 3. 1 . . 4.,Fir"\! 11[* .- - F.-f I. -4 9 - 1. :r-J: 0-4.-1 1. / ~ - 13[1- ' r 11__ 1 11 1 '4 11 C -3 - 1 -!1 -5 -- 2-37-- [-CE!.----- /it --Ti- 1 111 21 .1 .ill F \-r-·-¥-12_ ,_, t. . .3 <-p-~~ ~,1 Er--rk' 't V - , - WYMAN AVE AVEN,Jr <-hgE/4, ~ ..... ' 0 0.-- S ·1 - ./ I ' -m-/f-- - Pch. t 5-- .1 , ,-3 297 -- I I , 1 1- C..rAS --- & ---L J. -_1 I I.. ..... C . --_f- ~.i~ a 0 1 J ~XTI' 1 .9 91 / .... 1 ' --.-iriliZ-~'77-3- -In - _ pt i . . 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' n 0.~~ BOAVOO-1 • BrINEAV 111® 7. .-1 F-7 1----1 - G-·=:0 \ 40~ ,·i·1 1 LY 1-7 1- fli -- MAIN LOIBY ' »'4,2 f N R.r-/ 1 1.1 V Iiepyli,k~·r W ~ pa=3 41\\ ~ 11 (opord . -- -W ACCOUNTm /, h ! \14=553/ 2 7 9 P = £ Fly %73-5(30 000 HUNTER STREET MAIN FLOOR PLAN ~ 0 10 20 Jo· Ual·'TWILL 7-1 77 =-mr--1 , Mic.4 al/C* =Ii.Ca L. N~22- 4 1 1 LOAN LOm-V ./ ~ mo, K.,Ng nf~ r) I VAULT full I r=:Z ki---4-»If 11 1 . L-1 LOWER LEVEL PLAN 0 0 00 HYMAN AVlNUI : .... 1 1 r; OFFICES ~~ da~- ~ 1 P ff eND LEVEL PLAN ~ 1 1 0 10 20 30' . E 111 11 1 0'.-C, / , COpera} 1 1 -711 - 1 -1 10-4 -1 7« MEZZANINE PLAN 5--- GIBSON & FIEND • ARCHITECTS 418 E. COOPER AVENUE • ASPEN, COLORADO ele'M INight Deposit] -' 41"h, 1,1,1,# m d)) >11 1 Sandstone Path \ - Existing Spruce Tree 0 , 1 . Benches 2. ... .N- P f* .%. ''' 0, 1 1 Low Shrubs Stonework Groundcover Flowers f Sod C , - Berm ) ) , Flowering Shrube , . .1 - {Bank Sign] r ________._-_~L_------------ - City Sidewalk " VEST POCKET'PARK, PITKIN CO. BANK O 5 10 20, .*N . . L 11-' 0- MIZZAral,1 Larv-- -- MAIN /1.oan VIL 109-0" SOUTH ELEVATION IE131 E-- ~ ~~1~~LIvIL 1 IL llc»-4. - - - y_MWAIIA 13141 EAST ELEVATION LLJJ I Iiill,lil,11,111 'Ex -----++---01~:ri - t ----- ' -1 --Un 1- 1 10'-4- NORTH ELIEVATION 2~-90 1 1. ff IIAaAPIM IL 134.-8. ====aili1 Al_J 1-0 'Mil libel 1 F=~1 T -=U301, @ 1-7 0-1/1-9. 119 /9~rl_1-1 - MIZZA-- LIIV-- -ill-d/fl.-*..dmi~.I-limi--Illm,WAT#Ilj'1111~ p .1- 110.-- 2 MAN ACM _~ 1 1 m. 100-0~ 9 LOVVI:R 1-/ivil. WIST ILIVATION . - I \ e--TTE------- m~=Trratittmrmirr,yi*A*41 - --IZIL~ ======= --1-- 1 ~REEP,eENEE~I lili /21-1€~M- 18*NEr /*1/125/ 1-ili~'7 /3/H ~3-9 /IBIfE,~a E€~~EEEi~l - EIJ 34 En nE«**~ -f=~ -~ ~ ~ ~ Irein = 0=-- ~ lili 111 T" UnT i 7-31 " ~ EAST ELEVATION 200 -LOCK BOUTH HUNTER O •b .0 /0 .0, h C.1 1, 1) 1 < :!1 -- 1 r - -/ - el- - 6.) lie . 06- EL • /1 -2 -1 --.. 9.- . -- i. . 7 0 0 _-F 1% - _'__ · ~_IMIE: C' 1 -L [7 --'_ = - i - -- Il 0 - €1 4 , , i '111®l ® LL - lu =J -- SOUTH ELEVATION 111 7.... 1 0 500 BLOCK EAST HYMAN ~ GIBSON a FRENO - AACHITECTS 418 E COOPER AVENUE • ASPEN. COLOAADO 8·1811 PITKIN COUNTY BANK ADDITION -9.- - 7. < I . I - 5 / 5 4 / 1/22% M.I - I ak % 4 ¥.4 - 9 f-firk f 1 T 1-- - -- - - -- -9 -- 1. -- 401 /LE_-1 VV €poll-T-ki EL Ex~ATLONI 'i• - Mw<,1.16 1, Mt#l CE, £'r·,i j 66 ££1 ( ·riew J#U CIZE) .,WA41* 1; ED«.1 (4 1' * 155.te=j -'t~.' »-5.4 UX-47 *./9 r,e\ A f#,fir £227- - ' *LAA M.,4- A•¥ e lt,15 1 , UIEE K¥. . il j 2 -- - 0 1 // 11 . 1 H , ~ 474 040' d.eut.« ! i . 1 . 1 Iii . 1 b 1 CleCK t 4/1 + Jete .1 It. ||t' ,/ 'ge.y .401<1*K .1 - 1 . 1'' &' 11 ] i. 4 .I ' 1 312: A. ' 1 Yl , WIW; i,: a,Ir:N< i r7:1/ 7 1 14/-l i id_- ---4 ---- --# - h -4 L L- i i 1 11 - •,C>kj + ;4' ff /1, 1 i =r 1 1*© 9 *:44.2 ' 1 1 . 1 /2. · --1.-1 0 0 ® ~ ® - 0 »63LE ~ --' (9/ h i LU --- -=======1 ..' B.ku J>te' Nk,W f / 1 - - L plgq~4*2#0*19< < TIEolOt£ l. 1 - - -~1-- ak£,-5-24 1 - LA-l -*-- tr» "re,we{13 - 84 ta' ~£//&11t ~ 4' f ,•24 f "1 · 4%6 -) _ I - - 1- Fty --U 40-48 1 1. 4 ' 1 1. 1 1 Nd 1 11 1 1 I ell i ~CA»*43 1 1 1 0-»4 5 'll * 111 1 6 *51. -..41 1 L 1-=Rk-f-*2- r 0" 61¥ /0 V*kf) 1 1 1 1 -6 ====ill ~ |1 92 4 | i Uff= 11 ~ e** 117= =-21 1 , i ! 1.1 -4 - : 1 Fi I . 4 1<4 1 11 - . -.- --- - 11 ---- - -- - -1 6%><19-rl NG- 5,4%7 -PL E 7,4-1-109 -10 16 1LOIl f - PI-fl<UNI Gou *77~ 6441<4+Trtl/9-7 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Minor Development: Black Diamond Saloon, 520 E. Cooper, Awning Date: August 22, 1990 APPLICANT'S REQUEST: Minor Development approval for entrance and storefront level awnings at the new Black Diamond Saloon. LOCATION: 520 E. Cooper Ave. APPLICANT: Black Diamond Ltd., represented by Jan Rogers DISCUSSION: A total of four awnings are proposed. The applicant has submitted three color choices - the first choice being tan with black trim and lettering. This building is not historic, is considered by staff to be bland architecturally and in color. Only one other awning is attached to the building - the Molterer barrel entrance awning which is dark charcoal gray/white letters. The styles of these two entrance awnings are very similar, and even though they do not match in color, they are both neutral and do not conflict with one another. The first is a replacement barrel canopy over the entrance. The applicant indicates that no change in the framework is proposed, however, the framework encroaches into the right of way. Both the Planning and Zoning Department do not support retaining this encroachment, for safety and design reasons, and are recommending the framework be cut back to allow the awning material to align exactly with the first floor facade. The second set of awnings are a retractable shed style (three), running horizontally across the entire storefront level. The applicant is proposing 4' wide awnings, which staff does not support. We find this width to be inappropriate with awnings found throughout the Commercial Core Historic District for applications similar to this, and recommend 2.5' 3 1 wide awnings, at the most. A drop valance is appears to be proposed, however, staff is not clear on the design. A simple, straight edge valance of minimum width would be appropriate. All lettering must conform with the sign code, and be approved by the Zoning officer. ALTERNATIVES: The HPC may consider the following alternatives: 1) Approval subject to the following conditions: a) The entrance framework be cut back to align with the first floor facade that additional b) The shed awnings be no wider than 2 1/2'. 2) Table action 3) Deny the proposal, finding it to be incompatible with the Development Review Standards. RECOMMENDATION: The Planning Office recommends that the HPC grant Minor Development approval subject to the following conditions: a) The entrance framework be cut back to align with the first floor facade that additional b) The shed awnings be no wider than 2 1/2'. memo.hpc.520ec 2 lr. $ ... ~ P -' ATIAaIMENT ~1 4 LAND USE APPLICATION FORM 1) 1 Project Name __2&~L--£16,yn,a~£-2214, nE.4.4.062 (4 . 2) Project Iocatian _210 EL O,&*L__2_-__-~-~ - C. iicate street adkdress, lot & block rurber,= legal description where appropriate) 3 ) Present Zoning 4) Lot Size 5) Applicant's Name, Address & Phone # 1~.~..t~za~~„5~~2£) a .00 0-, d,·~ 9/6 //, 425-- %97 8858 V 1 6) Re~mentative' s Name, Address & Ehone # »(tlf»g«/9/9/ Unt>krj 9/ Gil fus-- 72# t q p 1 7) Type of Application (please check all that a©ply): Corditional Use - Conceptual SPA - Conclitiial Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline - Conceptual RJD 1/ Minor Historic Dev. Stream Margin Final POD Historic Demolition Mountain View Plane Subdivision Historic Designation - Cc~£=iniumization Tht/Map Anieirinient (2•36 Allalnerit Int Split/Int Lina (N@S E>Eption Adjustnent 8) Descriptian of Existing Uses - (number and type of existing structures; apprcocimate sq. ft.; rumber of· bedroc,ns; am, pmvious approvals granted to the property). Uy·«~u»lu r,_ -EAu Et in_£ 3 ( 8132,11 4--/ /t-QoJA,nE&43 . 9) Description of Development Application SAXIFf,-AJJ/~T+Fw4rbu ADA>t_-04 1-- O»30,~t*&1_, o 1, . Ve ejujoi).O.~_ 05»'n 1/¥u«D (2IA_. 409*,au- Utwi«_j ov 10) Have you attached the following? Response to Attachment 2, Minimum Sulmission Contents Response to Attachment 3, Specific Sulmission Contents Response to Attachment 4, Review Standards for Your Application 1 -*' . p + .. y ... $ '. :'44 *p. , , .:. , £1,_~~~1~~bJ, 44 · ..AL, r 41; iii,~'~~~tgo.'.m- . . fe &19... 3 11 4. 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LOCATION: 320 Lake Ave., Parcel #1, Marshall Lot Split, Aspen APPLICANT: Ronnie Marshall, represented by James von Brewer PROJECT SUMMARY: This after-the-fact approval is required as the property is a designated landmark. No building permit was applied for in advance of the project, and HPC approval is necessary to bring the project into compliance. PROBLEM DISCUSSION: This detached deck/hot tub is not visible from the facade or Lake Avenue, and therefore staff finds that the affects to the character of the parcel and adjacent parcels to be minimal. Our concerns primarily focus on the visual impacts the development has to the historic Hallam Lake area, although Hallam Lake is currently located in the County. This development is a great concern to A.C.E.S. (Hallam Lake). It should be noted that annexation of this area into the City is currently in progress, along with the development of a Hallam Lake Bluff ESA (Environmentally Sensitive Area) designation. Staff recommends increased vegetation around the lake-side edge of the deck to screen this development from the visual "view plane" of the lake, with the goal of minimizing the visual impacts of new development along this bluff. The landscape plan submitted does not clearly indicate the size and spacing of proposed plantings. The remaining two development review standards, cultural value and architectural integrity, we find to be unaffected by this proposal. ALTERNATIVES: The HPC may consider the following alternatives: 1) Approval subject to the condition that additional vegetation plantings be incorporated to screen the deck/hot tub from Hallam Lake. 2) Table action, allowing the applicant additional time to restudy the proposal. . 3) Deny the proposal, finding it to be incompatible with the Development Review Standards. RECOMMENDATION: The Planning Office recommends that the HPC grant Minor Development approval subject to the condition that increased vegetation (i.e. trees, large shrubs) be planted around the lake-side edge of the deck to screen this development, with the goal of minimizing the visual impacts of the new development along the Hallam Lake bluff. A revised, detailed planting plan shall be submitted for staff's approval prior to the signoff of the building permit. memo.hpc.320LA r -' % 41 July 26, 1990 Ronnie Marshall 320 Lake Avenue Aspen, Colorado 81611 Kim Johnson, Planner Aspen/Pitkin County Planning Office 130 South Galena Street Aspen, Colorado 81611 RE: Attachment 3 Dear Ms. Johnson: The spa/deck has been constructed using redwood, and all exposed materials are of natural origin. I am enclosing photographs of the spa/deck in situ. A section and plan of the spa/deck is attached. The spa/deck has no adverse effect on the original design of the histoic structure or character of the neighborhood. Sincerely, /1 *- /7 902.'C-3« V A 0 Ronnie Marshall . July 26, 1990 Ronnie Marshall 320 Lake Avenue Aspen, Colorado 81611 Kim Johnson, Planner Aspen/Pitkin County Planning Office 130 South Galena Street Aspen, Colorado 81611 RE: Attachment 4 Dear Ms. Johnson: a.: It was my feeling and is my intention that the spa/deck addition by its design and placement will have no adverse impact on my residence which has been designated an an historical landmark. b: The proposed development reflects and is consistent with the character of the neighborhood. It does not in any way distract from the historical character of the existing residence. C.: The proposed development enhances and does not detract from the cultural value of designated historic structures located on the parcel proposed for development or adjacent parcels, and was designed with that in mind. d.: The proposed development enhances and does not diminish or detract from the architectural integrity of the designated historical structure. Sincerely, Ronnie Marshall ¥ 0- . ¢ 6-4 July 26, 1990 Ronnie Marshall 320 Lake Avenue Aspen, Colorado 81611 Kim Johnson, Planner Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 RE: Attachment 2 Dear Ms. Johnson: I hereby appoint James von Brewer, 1028 Pitkin Avenue, Glenwood Springs, Colorado 945-0705 as my authorized representative to act on my behalf concerning my application for a spa/deck addition to my property. The subject property is located at 320 Lake Avenue, Aspen, Colorado. Legal description: Parcel 1, Marshall Lot Split, City of Aspen, Pitkin County, Colorado. The deck/spa is located on the east portion of the property. It is set into the terrain in such a way as to minimize visual impact. It is my intention to install natural landscaping of sufficient size and quality to further minimize visual impact from the east. Sincerely, Ronnie Marshall encl: Disclosure of ownership Certificate of Title Insurance Vicinity Map (8 4 X 11) Building Permit Survey I. - 70 ~ 12 1---41 .46 4: +4, €» 0:4~> 1 : '1 L ./ 6% /4.1 4, . gixtrd*.Irr 1 «"r 1 , i. ...0 4,. 49*51 ,- -2 4. 1.-44 i f-4 I I i . al'.1. 1-6. '0 - 6 & p 4 4 ..1 2 1> XI - ' i ' · ..,- ,% ta U - 11:1 al#fir. 120 N hi, C U MA[24,U A U_-, 640 CALE Ave A«ME.1 6060 r2»20 1 r r : 649 A l DEc\6 AD t> (T \ 0 54 . .-r _21 I. - ~ b · 1 2 9-1-4 k 04«6-36 19 I . milim . MEMORANDUM TO: Aspen HPC From: Roxanner Re: Attached article on Nantucket Date: August 22, 1990 A little light reading regarding historic Nantucket, and the challenges they are facing with regard to development, architectural compatibility, and their new survey. 'lier saia ine liquictillion 01 . ni,u, , „ b.lne, „Ilce me al,He h A,lgat,9 Nuvell,pet Ill'14, ilim HIS ruuiliallitietici uparinlelli Complex 18 *Yestoorougn. 00 1 Community Profile , Nantucket strives to guide growth, find the right balance 7 to ....m..................................li.....................~ At the moment though, the construe- By Frank Mauran CONT!{11!UTING REPORTER tion industry is very slow and real estate Nant-ucket at a glance sales have cooled. "We're in a period of ial ower Main Street on Nan- .:, 1,~~ucket 1 4'X .. >': . -4,..:t. 1 Incorporated: 1671. suspenseful quiet," said H. Flint Ranney, Of tucket, with its cobbled : ·,- Area: 45 square miles. a local real estate broker. 4 7t' 1 4 4 ,ns streets and federal and Greek Boston la . .... · Population: About 7,000 year-round. Prices are 15 percent lower than they ' 8'. *4 1 *2. f .3,4'Ft<h ht f# ··? revival store fronts, looks t¢~ .4%~4£4=: .·Ocean 2. U I)istance from Boston: 90 miles. were last year, Ranney said, and the num- 5 >• 3%·· i · i. ..,.···.0 .3 .· Tax rate: $4.30 per $1,000, pretty much as it did when •· • '3 W.:·,} I. 1 . 1 ... ber of houses listed for sale, roughly (450, >, ,· ""14~92- .·,..,~ .....: -.tt· 5 Government: Five-member board of selectmen. the 4'haling industry died ·· iI .,142.irr,1,. .., . < ,:1 , : ..A¢. : Services: Nantucket Electric Co., Wannacomet or 10 percent of all the houses on the is- about 140 years ago. And - ,4 "...... f.·.·.:·.4:·t«.. A... ..: : id!.. Water Co, land, is the highest it has ever been. that's exactly how the resiclents of this is- : '~i''t !'?·4#>f~&:, 'j:-34· :,'' ..: · ¥ , Transportation: Ferries: Steamship Authority While the median price for a house & land wantit to look 140 years from now. 7,4*4%·'44 ,NWri*4 39,1-·i p ~ :1: and Hyline ferry from Hyannis; commercial If, . airlines from Boston, New York, New Bedford, falls between $350,000 and $425,000, 46- r "It's one of the finest collections of pre- >Ed 66.J•'· '· '·· Hyannis and Martha's Vineyard. cor·ding to Ranney, prices now vary from a t HrS 18503 architecture in the country," said : ..4 -:41 ~>. L . Schools: 1 high school, 1 elementary school. low of $155,000 for a one bedroom on the 4 : \\21 Nantucket , William R. Klein, director of the Nantuck- J.- Cable TV: Nantucket Cablevision. western edge of town to a high of $4.0 mil- Ing b.. Ileen·ation: Beaches, 3 golf courses, public and lion for a nine-bedroom mansion on the is- et Planning Commission, adding, "It's im- in, prwale tennis, Extiling, windsurfing, fishing, 11. 94 portant to see where we tonie from." ,- she]11-Ishing, bic,veling, running and horseback land's east side. Ii- He explained that the economic de- GLOBE STAFF MAP rk li n g. Besides the price of the house ancl the Il is pression caused by the decline of the whal- normal taxes, a buyer must pay an :ul,li- ing industry effectively mothballed the tional 2 percent tax which goes toward the town in it.9 1,81(,s-ish state. Ile ;ils<, pointed acquisition of conservation land. Fut·ther- out that the cobblestone streets, besides industry suffered several blows from However, as evidenced by bumper more, there are strict regulations on the being aesthetically pleasing, also require which it never recovered. Its population stickers saying "No moor houses," people design and appearance of new bilililings or little maintenance. dropped from over 9,500 in 1840 to just want to guide future growth, particularly modifications to existing ones. . Once inhabited by Native Americans over 4,000 in 1870, just about the time on the island's inland moors, Klein said. "We don't want any wild contemporary who gave the island its name, "the land far when tourists started to make their sum- Meanwhile, public and private conser- houses or office buildings because what we out at sea," Nantucket was colonized in mer visits. vation groups, with the support of most have here is history from the whaling in- d- 1659 by English settlers from northeast- residents, have been buying up land to dustry, and we want to preserve it," said ,le. ern Massachusetts and southern New Tourists and summer residents, drawn protect wildlife and keep it from develop- Ranney in defense of the building code. , Hampshire. by Nantucket's many charms, both natu- ment. More than one-third of the island's Nantucket is accessible by boat or (18, Finding agriculture inadequate as an ral and manmade, now provide the main- land is now in the hands of such groups, plane. Commercial airlines have regularly economic base, in the late 1 7th century stay of the economy. In summer, the is- and Klein hopes that figure will eventually scheduled flights from Boston, New York, they turned to whaling, an industry that, land population swells to 40,000 compared reach 50 percent. New Bedford, Hyannis and Martha's 1 In for the most part, wou](1 :lipport them with roughly 7,000 winter residents. Klein sees the island government's Vineyard. Ferries leave for the island 4* economically for the next 150 years. Along with tourism, construction, es- biggest challenge as balancing economic from Hyannis and Martha's Vineyard. Through the 1830.4, Nantucket w:ts the pecially in the past 10 years, has been a interests with concern for the environ- Once on the island, cars are commcm, largest whaling port in the et,litilry before major contributor to the island's economy, ment and keeping housing prices, already but short-term visitors are encouraged to giving way to New Bedford with its deep- too, Klein said that since 1941), about 2,000 high, from going out of sight, One idea, he leave them on the mainland. Mopeds are er h:itbor and access lo railt'i,:1,1.i, units of holiKing have beeii Nuill, and $1.2 said, is to cluster futUre construction also discouraged but. e; bicycle pt ilitting the 18·106, N:inluctiel's whaling billion worth of real estate Ims been :li'ound alle,lf|y eXiSting tOWn S. paths are everywhere. THE INQUIHER ANIT MIRROR, NANTLC'KEr, 11.,\Sh. Island HDC launches v PI: N will 1 phase 3 of /fe Library of 9% survey $ + By Linda King By Hobson Woodward ' Staff Writer Staff Writer PtL 3: I »I . Ii.3. f Armed with cameras When the Historic District - .1,6 I·'.,.,. measures, Sun'€ Cornmission finishes an arch- , I ........ 43 ' : · - 1.-11·E· - I equipment and drs 41 0.4 Wt.4 itectural survey now in its . 14. , .- 1 1 utensils, students fron third phase, members expect b I , to have instant access to infor- c Preservaton Insti , Nantucket SUInmer prok mation on the historic signif- i %, 0. »· r have taken a ma~ifying icance of every structure on t. 'fv to several hiStOriC buildin X 1 * the island. I - 1 the island this Se: r / "We will have a real data ,-/ I. I . 0 - .. - primarily the Greek Re, base to refer to when we make 2 66** 1 - First Baptist Church decisions instead of just what Summer Street and the the comrnissioners or others eighteenth century W remember," said Chairman Gardner House at) Acad John Whitney. Lane. The results of thosi Phase three four-year pro- 4 764~.,~ documented to the stand, 21 1#,0 - 3% 1. projects are b jed will cover 1,500 structures in the old historic district. The of Historic Amer commission is now seeking Buildings Survey to be fili , ·. .1 ....:I. applications for the position of Photo by Claudia Kronenberg the Library of Congress, surveyon Historic District Commission Chairman John Whitney stands Institute director Susan '1 An intern sponsored by a before the former Methodist Church parsonage on Lyon Street. Other projects this 1 grant from Yankee magazine This is one of 1,500 buildings that will be surveyed during phase include a building analys surveyed the Five Corners three of an HDC review of all the structures on the island. the Maria Mitchell House area in the summer of 1988. A second phase later covered the you have." with a revision of the commis- an ongoing assessrnent Of area from Brant Point to old The surveyor will take a sion's filing system. When the historic interiors of Sherburne, and 'Sconset and photograph ofeachstructure. commission was begun in Atheneurn, the Had Madaket. Each building will be dated · 1955, information was filed by House, the Coffin School The completion of the down and the materials used will be the name of the owner of par- Baptist Church and Sherbi town area will mean the sur- described. Features such as cels reviewed. A new system Hall. vey of the entire island is near- dormers, windows and roofs will file items by map and par- "This is an excel ly finished. Only'Ibm Nevers will be listed. cel numbers, bringing it into opportunity for students t, will remain, as well as some Thesurveyor willalsojudge line with the system used by hands-on work in the se connecting areas such as Pol- the historic significance of the building department. that they are doing I pis Road and Madaket Road. each structure. Each will be studies," said Thte. Stude No building will be left off defined as individually signifi- Whitney and Butler noted h,ve come fr()III as far awa the survey, says HDC admin- cant, significant as part of a that Nantucket was among the France this year to explore istrator Pat Butler. "We going streetscape, or non_ first to be declared a recog- to do every building, even if it's contributing. nized historic district. This Island's eclectic architectl landscape. "Nantucket i just ten years old, even if it's The completion of the sur- meant the island government laboratory for students a shed," she said. "It's im- veyisslatedfor August of 1991 broke ground in a lot of areas, preservation," said 'Il , portant to understand what and is expected to coincide HDC, PAGE 3D "There is a unique collect IVIarv Beth Snlaine namp,1 rlir,rinr 11/1111112iI A Ul Ulc 111141 w-w-' 49 -'b vw •vt ...4.-5-k v. ule community, late sala. -1 preservation Interests of t [ed string movement, based on a set of the Janacek Kreuzer Sonata. there appears to be a local community, Institute studel r to esta- ld's most variations on a theme. Each Allinall, when youadditall interestorneed inabuilding havehadawealth of build.inz variation was clearly and up, the Angeles Quartet or in a specific area, we will to investigate and learn fron her~ertd ui distinctly enunciated. Adding offeredamusically satisfying take a look at it," she said. Every year, they ' cov€ to their sparkling evening of inspired quartet „Sometimes we will study a something new OL Ib name performance of the Brahms playing. whole district." structures that hav er is, Cleve- uarneri. Quartet was the warm Nantucket is an especially for hundreds of , ears [taliano intonation emanating from III)(] interesting place to study Comparing old builders their instruments. Greek Revival style guides and carpenters ~MS#1~ The meat and potatoes of (Continued from page IC) structures such asthe Baptist manuals to their data · broad the program was Leos Jana- and is now catching up. Church, the Atheneum and the students are able to observi cek's String Quartet No. 1 "In more recent times, a Hadwen House, she said, old construction procedures quartet (Kreuzer). Janacek devoted survey would be the first step because a hefty population of and draft buildingprofiles that public most of his musical career to in the establishment of a dis those buildings have been can be used in future ~ingti the composing of operas such trict," said Whitney preserved in full. After the fire preservation efforts. "Every 1 their as Jenufa, Katya Kabanova, This phase of the survey will of 1846 during the height of the structure has its ; Ulirty- House of the Dead, The Mak- be funded by a private dona- whaling industry, idiosyncracies that were ~ed the ropolous Affair, and The tion of $10,000 frorn Charles Nantucketers espoused that either there when it was I and Cunning Little Vixens. Butt of Texas and Orange style of building, which they constructed or that have The Czech composer wrote Street. felt represented a break from developed over time as the tets to the Kreuzer Quartet in 1923. "With the condition of the the English tradition. "There building has settled," said 2% The Quartet assumes its title state, it's not very realistic to Arts from Leo 'Iblstoy's novella, hope for any grants anytime the "The Kreuzer Sonata." Inthis soon," said Whitney. "We're FOR SALE BY OWNER t First novella'Iblstoy deals with the looking for help from the pri- 'h on larger issues of love and vate sector." 3.8 ACRES IN knees marriage and uses for his The results of the survey Lacek deux ex machina a crime of will be on file in the HDC of- MONOMOY ' passion to postulate his views fice, at the Nantucket Histor- on these sensitive and ical Association's Foulger Re- OVERLOOKING )rary conbversial issues The story search Center and with the artet line is one which Janacek state. The infonnation will be NANTUCKET HARBOR and might easily have used as the available to all. Whitney says wrde subject of yet another opera. the continuing development of AND SOUND ~ the Briefly,0Iblstoy's story is about the island will require period- and a husband who murders his ic survey updates. BOX 655 iltra wife based on his suspicion "Hopefully, it will be a con- 6 of that she has been unkthful to tinually growing resource,"he c/o Inquirer and Mirror iblic him. The title is derived from said. * re to the scene in which his wife, a zing pianist, and her paramour, a and violinist performed the Beethoven's Kreuzer Sonata rtet at a joint recital given at the d to home of the Inarried couple In . A.:, - ..1 ./ . 1 - 3 ..L'·L.·:~,·J·~···· „ -P+41*r·,- its a sense the Quartet is not , -7 :e: A ,· .;:.:44*.:44.0,3 ,.C'~6·0*;74)~~9 4, .,-4.442'r ieir necessarily programinatic ible but in another one cannot i·.>64-2· · I:ff.tr44'2:-.2- fe:6. aff-,2 ; -f?92222.~i;LJ&&£* heir escape the feeling that as Janacek had'Iblstoy's story in F€A'/.I. ri< · et's mind. There issometiung to be ...5 . 4-41. .4-4*4.·f.e·; - . . 1 cal said for the Kreuzer Quartet for as an opera minus a libretto. a : 444·ge>,23*4.443*,44%4$3%.. :he The drama is all contained in 2- I .1 he the music, ranging from the . 4 9 2 i...9.- 9 '* :*41 ; a husband's blindingjealousy to #€ I i * the brief but not durable moments of forgiveness to the t a hideous stabbing of his wife. ic Though the husband was et acquitted, his conscience was ,r, still burdened with the act of e- the crime he committed. 'Ibl- 1/ te stoy concludes his story with /€ -s the husband, who unburdens r hirnselfofhis horrificact to a 41''x27" oil on linen e stranger, contritely uttering B e thewords, "forgive me"Jana- , lA_ e cek's Quartet closes on this 1 conscience-ridden note. Kenneth I avm:,n 5 The Angeles On:,rrot'k· Ildll.ILLIC),1 itio i MEMORANDUM TO: All HPC members From: Roxanne Re: State Preservation Conference - CLG Training Breckenridge, Friday, September 14 (Optional Saturday, September 15) Date: August 22, 1990 ATTACHED IS YOUR REGISTRATION FORM AND AGENDA FOR THE UPCOMING ANNUAL STATE CONFERENCE AND CLG TRAINING. As you know, CLG members are required under state regulations to attend regular training sessions, and this one looks good. Plus, it'11 be fun to visit a rival historic district! PLEASE NOTE THAT REGISTRATION IS ONLY $29.00 IF THREE OR MORE OF YOU ATTEND. I AM WORKING ON HAVING THIS PAID FOR YOU, OR HAVING YOU REIMBURSED. PLEASE BLOCK OUT AT LEAST FRIDAY TO ATTEND. NATIONAL, STATE AND LOCAL LEADERS IN PRESERVATION AND HPC TRAINING WILL BE PRESENTING EVERYTHING FROM ADDITIONS TO REHAB TAX CREDITS. You may wish to carpool from Aspen, leaving no later than 7:30 a.m. that morning. LODGING: Rooms are available for those of you interested in either going over Thursday night, and/or staying Saturday for the Annual State Honor Awards, presented by Colorado Preservation, Inc. Call Breckenridge Central Reservations to make your own lodging arrangements. I am sorry to say that City budget constraints are such that room costs cannot be paid for you. Inexpensive rooms ($35-45) can be found. I'll send in vour registration forms. Please bring it filled out to this meeting. Thanks. , 1.-64'242 W e rl Idl * '. r NEw (AN t»CA FiN Or x To h/!,rrot AD).tarr f MEAL 46,4 0 DFDFLO O . N.U. *PA . ' 4..· f -0»44 + C - ---urtEt7WOOP DE:12:3 A : 4 -- . 3 U I.i 1.4.. _EX!*TINOr 12 ~ uwa,te- i ___ ¥,/OOD RD@T €~ . 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