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Home My WebLink Aboutagenda.hpc.19891101AGENDA HISTORIC PRESERVATION COMMITTEE November 1, 1989 SPECIAL MEETING SECOND FLOOR MEETING ROOM City Hall 5:00 I. Roll call II. Committee Member & Staff Comments III. Public Comment IV. OLD BUSINESS 5:10 A. Public Hearing continued, Demolition and Conceptual Development - 624 E. Hopkins 5:45 B. Public Hearing continued, Conceptual Development Asia, 132 W. Main St. Adjourn 7:00 p.m. PLEASE BRING YOUR PACKED FROM THE OCTOBER 25, 1989 MEETING Foo R LI g C AGENDA 1/ 1 j HISTORIC PRESERVATION COMMITTEE November 1, 1989 SPECIAL MEETING SECOND FLOOR MEETING ROOM City Hall 5:00 I. Roll call II. Committee Member & Staff Comments III. Public Comment IV. OLD BUSINESS 5:10 A. Public Hearing continued, Demolition a nli~~6Â·rj~lji/4\ Conceptual Development - 624 E. Hopkins 5:45 B. Public Hearing continued, Conceptual Development Asia, 132 W. Main St. Adjourn 7:00 p.m. PLEASE BRING YOUR PACKED FROM THE OCTOBER 25, 1989 MEETING 1711 h/; . MEMORANDUM 3 To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Survey forms for Inventory Re-Evaluation Date: November 1, 1989 (Special Meeting) - Attached you will find the state survey form, which we will be using for the Inventory Re-Evaluation. You may notice revisions from the previous forms used in 1980. You will also find a supplemental form attached which I would appreciate your feedback on. I am working with Rodd Wheaton, Director of the Cultural Resources Division of the National Park Service, in an independent study program through Denver University, to develop a comprehensive supplemental form, which Will serve as a model for the state. Your suggestions for modifications and improvements are requested! We will be launching into this project shortly; I anticipate late spring, 1990 for a completion date. memo.hpc.forms , Historic Building Inventory Record Cultural Resources Supplement Form I----- ----- Project name: Date: Address: District/Neighborhood name: Streetscape description (attach photo): Neighborhood context description (Residential): Public improvements (Commercial): Pedestrian amenities: Landscape/vegetation description: Historic features: Describe intrusions: Interior description (attach photo): Extent of Alterations: minor moderate major Describe: . Outbuilding description (attach photo): Orientation on site: Uses: Presentation to alley: On-site parking (describe): Describe any signs of deferred maintenance: Exterior: Interior: ATTACH PHOTOS HERE survey.supplement.2 FOR FIELD USE COLORADO HISTORICAL SOCIETY - ELIGIBLE DET. NOT ELIG. Office of Archaeology and Historic Preservation - 1300 Broadway Denver, Colorado - NOMINATED CERTIFIED REHAB Historic Building Inventory Record DATE tproject name ~county 'city state ID no. 1 temporary no. current building name owner |address tnsp range sec , 4, < historic name USGS quad name yr. 7.5' 15' .- district name blk. lot(s) addition yr. of addition film roll negative nos. loc. of neg. date of construction bv no. - actual estimate ~ source . use paste photograph here. present historic condition excellent good t fair deteriorating extent of alterations minor moderate major describe: - original moved style stories date(s) of move: materials sq. footage National Register Eligibility Individual: yes no architectural description Contributing to district: yes no 1 local landmark designation name date associated buildings? yes type |~ if inventoried, list ID nos. Â·r no ~additional pages -es . plan shape . . ....... architect original owner ................. .............. .............. . . source ./.. source ................ ................ builder/contractor 0 ................ ................ ................ source theme(s) .. con struction history (descriptions, names, dates, etc. relating to major additions or alterations to original structure) 0 . r> 2 Â· continued yes no historical background (discuss important persons and events associated with this structure) 0 continued yes no significance (check appropriate categories and briefly justify below) architectural significance: historical significance: represents the work of a master associated with significant persons possesses high artistic values associated with sig. events patterns represents a type, period or method contributes to an historic district of construction -0 91 statement of significance 9 0 0 9 . continued yes no references (be specific) continued yes - no 1 surveyed by Affiliacivn date ~ TE-4 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Conceptual Development: 132 West Main St., Asia Restaurant, Public Hearing continued Date: October 25, 1989 - LOCATION: 132 West Main St., Lots K, L, M, N and the west half of Lot 0, Block 58, City and Townsite of Aspen, Colorado ZONING: "O" Office, " H" Main Street Historic District Note: Lots K and L were landmark designated along with the western most historic structure prior to the development connecting the two buildings APPLICANT: Steve and Lily Ko, owners, represented by Brian Busch ~Realtorb and Dennis Green, Attorney HPC MONITOR: not yet assigned APPLICANT'S REQUEST: Conceptual Development approval for the revised proposal for the construction of detached infill structure on the vacant parcel, comprised of Lot N and the west half of Lot O. The revised proposal includes one basement-level employee housing unit (648 sq. ft.), with the remainder to be commercial office space. The elevations indicate a much simpler structure than previously proposed, with Victorian elements. Future plans include the "renovation" of the Victorian complex, as yet undefined to staff as to the extent. OTHER COMMISSION REVIEWS: This project is required to receive approval under the Growth Management Quota System from P&Z and allocation from Council prior to the issuance of a building permit. It is not exempt as it is not a designated parcel. PRIOR HPC CONSIDERATION: On August 9, August 23, 'and September 13, the applicant appeared before the HPC. Each presentation was a variation from the previous one, and each of which did not receive approval. The Committee gave the applicant direction at those meetings, the results of which are presented at this meeting. Massing, height, scale, siting, materials, detailing and histgric district compatibility have all been reconsidered. ~ Flk_- 1.i~z.$~- PROBLEM DISCUSSION: The Development Review Standards are located in Section 7- 601(D)(1) of the Land Use Code, and were reviewed in the August 25 staff memo. The applicable Historic District and Historic D Landmark Development Guidelines begin on Page 63. Staff finds that the application is a significant improvement over previously presented proposals, and generally meets the Standards. The following elements should be considered by the HPC: 1) Height, massing, scale: We find these areas generally acceptable, however, the applicant has not provided a comparative elevation indicating the existing A-sia structure in its relation to the proposed. We recommend that the HPC review same prior to either Conceptual approval or at Final. 2) Fenestration: The conceptual drawing indicate a general balance and rhythm in the window openings, however, the Guidelines encourage a more vertical shape than the square ones proposed. It is unclear in the elevations if these windows are one-over-one double hung, paired, or simply two-over-two fixed pane. Triangular panes appear above the second floor windows on both the east and west elevations, as well as a Palladian-style three-part window in the east el gable face. We recommend clarification of the fenestration proposal at this meeting. 3) Materials: The conceptual drawings do not clearly illustrate materials throughout the structure. Horizontal clapboard, wood shingles, wood windows and railings are recommended (please refer to the Guidelines). -1 ( 4) Facade (South elevation): Staff recommends that the HPC carefully review this elevation and discuss each element with the applicant at this meeting. Staff concerns lie in the off-center main door, the gable peak window projection, the porch detailing, and window shape. The asymmetrical massing and distinct porch feature are compatible elements which tend to articulate the facade. Consideration to relocated the handicapped ramp should be given. 5) Site Plan: The roof plan does not correlate to the west elevation; clarification is needed at this meeting. Landscape features have not been identified. The light/stair wells (of which there are three) should also be carefully considered in their treatment and compatibility to the character of the district. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the proposal as submitted 8 2 2. Approve the proposal with the following conditions to be met at Final: a) Exact materials representation b) South elevation clarifications as discussed above in #4 c) Fenestration clarification (refer to #2 above); windows are recommended to be narrow, double hung and paired d) Massing model, including the Asia structure e) Site plan indicdting precise landscape features, corrected to relate to elevations, and indicating adjacent buildings f) Streetscape elevation indicating relation to Asia strustures (refer to #1 above) 3. Deny conceptual development approval finding that the application does not meet the development review standards. A denial would constitute public hearing re-noticing. RECOMMENDATION: The Planning Office recommends that the HPC grant Conceptual Development approval for the proposal with the conditions as stated above. memo.hpc.132wm.2 l , -- 3 -- r -I I . - - -. . ... 1- ./*I'll'. 0 - 1- - - 9~6 ft Â·,D - 1 - aliti - . - - Vt.% ... 4 4~ \ ' 224:EJ I ' -4, 1 1,4 - I V.*VI L_l 1Uff 1 1 ' u ' Â· â€¢*frMRPAÂ·Â¥01 --c~,6*Gme:!E ===r---- - 5~-411 . ~ L. _- 11 -2 1 i~il 1:3 1 1 f - ij"~ Il \ 1 1 27=-EarM*lICE - :4UUU-1-1111111 11, jilil =1 Ills'll\ 1 j jill| Trr~ 77 1. 11[*P-- 11 1...., M - - 11 l l , 1 .1 v 84' T E L_ E Var 1 0 Gil 1/3,1 =IL cP 11 - - 1- - - ,- U X.%- -. - / 'EAZZE,mip/#K - 4 - , ~-n-n-râ€¢Â·-/0-) --*-3/- .j -. . 1 . 'U . -- ..EFEFL Â£21[ ---Â·--0--- : 4 .rit U , r-p **.1.I-'-;ZilifffÂ·'Flggy *.Emt<6. -2\ - AA.r,11.4 0 1 btl'.~ F | r'=rÂ· ' -h=zzzÂ« r.. - C=21 --1 K,1 4- -. *.*V-I- 4 - - / W 1. 11 1'424 . -. hiv 7% 1 1 11-1 )) - L-, .-' r- --I r- t-, 6....1 ~ - -J '-I r- â€žJ 11 i 1---- -/-#./--/.*- -#----- --~ - , 4--4 - 4.--- i LE. 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DAAPHIX INC. 275038 -7- r ----- - L 5 -L_ 1 M**94 i .,Far.= Gl , 1110 -f p rrS;NtitttrFPff. t i f I ittt ' 1 + 1<46 ;i d,1 - H 1.1 Pt*1 ~~ ,, ' , , , / ' 3 1 1 Â£' E r--11 1 .' 1 4 3 , . 4 . 1 .. 1 D..Al 11[1 2 14~ 14 I_ 1 - 1 l ~-4 1 f .1 , 1 ! 1. 1 i , 11 .i ..1 , 1 4 1 ' ' 1 - 4. 1 $ In . -7 ift f .1 411 6 91 1 1 fy ''., , i ,. 1 .1' < 1 f 1 1 EMPLOYEE _AFTÂ· 1 - 1 TL 4-5 e ,â‚¬3 / 1 L16,4- /Â»- ~ UE.1 L---1 i E=*t--LiÂ£.Ar \VELL /20,2209 4Ms=HM Il r-7.11Â» 'FF--riA.~ 2--" =F r 1 90 Â£37 3- 5 ----4 4- - 1_15,;4 wELL/ EOr;Z. 269 t 1 1 LEA 9 E 6 PALE . 1 -U---------- u.+711 WEL ~ ' 1 - - te- 4,1/ 1 -0 335 6 2 MEN| T 1 L oIl JIL f- 4. , Z -\] -4- --- ~f]1~1 9 F 2 -Â£1111---L~ 111 4/44 1 In 1 tike=t_i :9 - 34 - U 1 6 --- m 611'. p>'J 1 ' 1 - -------_.V _, 2 1 Ali:' IA OFFic.m !*La/LOINcl CHARLES CUNNIFFE & ASSOCIATES/ARCHITECTS R D MIA I hi er, Â§ 6 A*FEKI, COLORA!30 27 P.O. BOX 3534, ASPEN COLORADO 81612 TELEPHONE 303/925-5590 '1 23007 j --6 4.15@'Cly FIA.g. 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