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Home My WebLink Aboutagenda.hpc.198903141 1 /1 Â¥J h 7 \\ AGENDA HISTORIC PRESERVATION COMMITTEE March 14, 1989 - Tuesday 2:30 P.M. to 4:30 P.M. SECOND FLOOR MEETING ROOM City Hall 2:30 I. Roll Call and approval of February 28, 1989 minutes II. Committee Member & Staff Comments III. Public Comment IV. NEW BUSINESS A. Conceptual Development, Aspen Hardware Bldg.- 204 S. Mill St. - Public Hearing Tabled until March 28 Minor Development, Bank of Aspen, 119 S. Mill St. P ' fL. 8 I Gary Moore representing 4Â·y9. 0 -luct'Â» ' C. Minor Development, Carnevale, old Toro's Restaurant - 430 E. Hyman Bob Walker representing (.1. Vâ€ž <n..Lu<~9 D. Historic Inventory Update: adding 17 Queen St. and 1004 E. Durant, eliminating 219 W. Hopkins 1 1 t~~ 4,1 ,1- c l LA LU- t.1 6 0 4,-,0 , b.(-,2.-1/; ' 0 E. Presentation: Sidewalk, Curb and Gutter Issue ' ' 0_4 Paper, Engineering Department (Chuck Roth) HPC referral comments sought V. PRE-APPLICATION A. 201 W. Francis (Red Rowland House) Carriage House Remodel VI. COMMUNICATIONS Project Monitoring Report Sub-Committee Reports Other Discussions Adjourn 3 tv . 13 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Minor Development: 119 S. Mill St., the Bank of Aspen Date: March 14, 1989 LOCATION: 119 S. Mill St., Lots P, Q, R, & S, Block 80, City and Townsite of Aspen APPLICANT: Kurt E. Adams, President and CEO, Bank of Aspen ZONING: CC, Commercial Core Historic Overlay District APPLICANT'S REQUEST: Minor Development approval for the enlargement of 60 sq. ft. to the non-historic structure. The recess of the Mill St. elevation will be eliminated by bringing the wall flush with the remainder of the wall. The doors will be eliminated and windows will be added. All materials will match existing (anodized aluminum and brick). PROJECT SUMMARY: Staff finds the proposal appropriate with the Guidelines and the nature of the Commercial Core Historic District. The enlargement is necessary to expand the bank's lending department. The applicant will be appearing before the P&Z for GMQS Exemption for the enlargement of a commercial space. RECOMMENDATION: The Planning Office recommends that the HPC approve the minor development application for the Bank of Aspen, conditional upon the new materials exactly matching the existing. memo.hpc.119sm t- , I -f , Historic Preservation Commission 8 Minutes of February 28, 1989 item to determine where we made our mistakes and get a consensus from the Board on where we are going. Monitoring Projects Roxanne: There are projects that need to be site visited, McDonalds and the Elisha House. Roxanne: I had a concern from a citizen in regards to the house at 717 Queen St. Apparently it is for sale on the market and his concern was that the house will be demolished. The house was missed on the inventory. Bill: We should start the process and any activity coming through the Building Dept. you should be notified. Special Committee Reports Roxanne: Code amendment revision application from Joe Wells and Gideon Kaufman will be presented to P&Z March 7th. Meeting adjourned 4:30 p.m. i 1 Kathy Strickland, Deputy City Clerk 9 Response to Attachment 4 The minor development proposed in this application does meet the review standards as stated in Attachment 4. The character of the proposed development is ccmpatible with the structure itself, and also with historic s tructures on aj acent parcels. It will not diminish nor detract fram the architectural integrity of any designated historic structures in the neighborhood. EXHIB , % 4 ; 4 r - - -~ - - 41 1 1 i 1 1 - j It.1 11 1 I I ~111}.lÂ·1| VE*1~%4121 11119- IT*1'UNPLit'tf <7+T. ZZ+14. 42-& il !-:401: , _-4-EW . ,Â£96. -J;Â· I 141 1~ 2.iN ; 11' '. 1 1 I Â»El-24â‚¬ 60 *- -4, 4+6 ,/4+1 Â· -It :J 0--MICÂ» 119ULÂ· 5*V~-::'3 /1 1 - Ilitilt- imiliti]&1~~~~~*#Ad I . i tlitrt _ ... _ --Â·-64*40,12â€¢Y_--15511//2117 ~ 34_ 020~.222â‚¬_reÂ·.AMLWA:LL O>-~EF J Itt 1 -- - -=i F I Â· },.-1-4[1] - 1 -- - - ..k EA 5 T (MILL 4TB.EET) BLEVATION 1411 .1 4 . 0. Response to Attachment 3 The applicant requests approval to increase its net leasable area by 60 square feet. This would be accomplished by the removal of the doors and glass wall on the east side of the building, and rebuilding the wall four feet out fran its present location. The dimensions of the new section are 8 feet high by 15 feet wide. Exhibit B is a scale drawing of the development, showing the new wall area in relation to the rest of the east wall. It will be constructed of the same glass and brick as was used for the present structure. The east wall will then be continuous, and more uniform in appearance. This development will have minimal impact on the structure, and will serve to enhance its appearance both inside and out. It will also allow a more e fficient use of interior space. As this development is very minor in scope, it will not have an affect on the character of the historic district in wh ich it is located. The Bank of Aspen Kurt E. Adam P.O. Box O President and CEO 119 South Mill Street Aspen. CO 81612 <303) 925-2500 March 8, 1989 City of Aspen Historic Preservation Committee Re: Minor Historic Development Application This application is being submitted by The Bank of Aspen. The address and telephone number of the applicant is: 119 South Mill Street 925-2500 The representative acting on behalf of the Bank is Kurt E. Adan, President and CEO. He can be reached at the address and phone number given above. The proposed development would occur at 119 South Mill Street. The legal description of the parcel is Lots P, Q, R & S, Block 80, City and Tbwnsite of Aspen. A copy of the title insurance certificate is enclosed, as well as a vicinity map highlighting our location. The applicant requests approval to expand its net leasable area by 60 square feet. This would be accamplished by the outward movement of a portion of the exterior wall. On Exhibit A, the broken lines show the location of the new wall. This change will have minimal impact on the building , the neighborhood, and the City. It will also make the east facing wall continuous and more unifonm in appearance. Thank you for your time and consideration. Very truly yours, 21â‚¬ 1 Kurt E. Adam President KEA/ksb ....A. 11 1 11 E , 11 11 11 11 41 L 11 11 11 9 1 It i 11. 11 1 11 lili il I || giler,ING I~'I Il I I | | | 1 | | 1 | 1 ExisT, F61 C 12- en i fl 1 CovELâ‚¬D | | SIDEWALK il DEPA Api MENT I~ |~ ~| | d. MILL er. 1 11 11 1 11 11 1 1 11 11 11 11 - -- Eli 11 11 1 . 11 1 J klew GLN~ ~ 1 1| 1 ' R-x iurcf-top- 112- | | PAP-TITION~~ ~ New 11 | | 1 | W- jl |1 - | | ErrE,102 | 1 1 || ~| WALL 11 1 11 11 il; 11 | ~ (FIXED 61-ASS '1 | MASON#-4 Allov E 1 1 1 ' VEVE{M 061 | | Pltfne ) 1 1 li 11 1 11 11 11 11 11 1 1, || ~4 &| | 1 '1 11 Â£5 41 "oFF ic@Â· 2 11 1 11 1 11 1-1- i 2% P L A W 6 ' ii Iii 1' 1 ' 'KEE31-4<;-ES~7- 1 Il NEW PLYIN'01)1) PLC)Op_ __42*58".EÂ° F-123 -M~,426=L=-2 -__ *i . 1 i I 1 1 EXHIBIT A I V. C MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Minor Development: 430 East Hyman, Woods Building courtyard - Carnevale Restaurant storefront remodel Date: March 14, 1989 LOCATION: 430 East Hyman Ave. (Hyman Avenue Mall), the South 75' of Lots R and S, Block 88, City and Townsite of Aspen APPLICANT: Lorenzo Ricci, represented by Bob Walker of Walker/Grob Enterprises, Inc. ZONING: CC, Commercial Core; CC Historic District (not a designated landmark) APPLICANT'S REQUEST: Minor Development approval for the lower level storefront remodel for the new restaurant (Carnevale), replacing Toro's restaurant. Approval is not being sought at this time for a walkway covering, as previously discussed in last meeting's pre-application with the HPC. PROJECT SUMMARY: The storefront remodel is 100% sub-grade and involves the enclosure of approximately 150 sq. ft. directly underneath the balcony and stairwell. This space Will be utilized for coat check. The storefront is designed with traditional elements: upper signboard, lower kickplate panels, and a single door with adjacent display-size windows. Materials are stucco, wood and glass, with a clad door. The bar window remodel incorporates the same materials and is proportionate in design to the storefront. An example of the proposed lighting fixtures is enclosed. HPC's general agreement during the pre- application was that this traditional design for the storefront is appropriate in this lower courtyard remodel. It may be argued that the incorporation of a traditional 1890's storefront into a "new exposed" area of a building is not appropriate. Secretary of the Interior's Standard #3 states: "Alternations that have no historical basis and which seek to create an earlier appearance shall be discouraged." Staff, however, finds that in this case, compatibility with the sidewalk level storefront enhances the lower space, and does not diminish the historic integrity of the original exterior of the building (which has received significant alternations). We find that the proposal meets the Development Guidelines by compatibly incorporating traditional storefront design elements into a historic building. The applicant should be aware that approval must be received by the P&Z for the expansion of commercial space. An application should be submitted as soon as possible for processing. RECOMMENDATION: The Planning Office recommends that HPC approve the minor development application for the lower courtyard storefront remodel of 430 East Hyman (the Woods Building), and further recommends that the application return at a later date for minor development approval for the walkway covering/awning. NOTES: memo.hpc.430eh.2 2 IX.P.WY'/Â¥ffÂ·Fts./493&<07'87.Viry.*9(412**juvumptift'arr' ZIK~YINF~ ' IVING R.AMP > 97Â» c. 4, 4. A. EA Â» 6702-466 ., 1 -1 7. d N f AITCHEN ,Â«26/Ge- ~ MaCH . , M.. c. 1 COURSYARD A.EMO.pa Alib~ 7 \7 \,8.- 1 A . . 3-3 -m--PA r~Â©2 1' 4 , 3 Â· d A 3 4 -- -- -- 1.-3 4 Lf + PAC (14 DINING, 20061 3 1 4 pe AT /0~ 3 15 C UN coVe 12.edh>G-43 4 f_] C l m t: oure , pe E h.7 2-r X. A ' 1 - A 11 4 E M oF Fe l GE= - 4 F /4. r, / 11 [\00. 1/ OACN/VAL-2 AEfsmAUCANT- 1.. D 1 N f rÂ·J e 2-OOM LOUNGÂ«- - 2-/ WOMEN (Â»4*13-; " TSKES~ ) 0 -~ Fz~:~h:a.- 0 1/ L Of-- Â·4-9:0 E , AlÂ¥6\AN A'/a, L . Zle=/02 <Droot.dE FT- 11--- AeraN , CO Â©(UN 1 4 0 /Pl 2 6./ 324 4. 1 + 4--7 P.P. P'-002- e L-Â»1 - 75.7772-2.7,----- WAX AND *161=o - I MAÂ¥ NÂ·Av/49 .- e...1.:DAM.,4%% Mbp r 60)41 9 C:2 NetÂ¢3Â· l.ryl /94 0, -2,7= P LM â‚¬01-7 -30/231-79 8-79/te N-zivo C i 7 h 6 -1 l -[-r - - 9.91 IN-8.93 NeN - - -7 -7 t:47 /~~~h\ 1. 54*79 ' -310 + 4 6 De 44 4 I . /50 ' ' 'I /7 4\ 1 -/f , /9. I t H I // 9 9.124 4- 1/ONÂ¥O 793-aW \\ 1 / 3 42( 1 1 , 1 .13TK)4-82 2302.anc, r---------~ - 2. f 8\ a fv / u 69/9/1)*31 344-79 - A '5 4 \ \C-- , 11 1 'li 1 - 1 1 41 S 1 - 1 / 2 \\13 1 1 .. 43 . 00Â©47,21 - 1-; - Â·4 1- .\J b ,\ K Al d 0 126 1i 3 i in r v-~' 'I -r-~I -:21'rl:t-]ir Ti~'0~ 4 - 9 45' 9' ' 4 N'!11 I/0 41 141 't[:ffr'-nn73Â©1 I 1 'TIFI i['in,rirl= 1% W VI . 4 - lili:11 113 1!1111 1~111!~111111 lili j 111, 1111'j 11;111~1111 JII 1, ;11 11 i'11111. '111,1111/1 11 f I (l? 4 11111 41 1 1 ~1 111~~ 111 ~i 111'11 1 2 rt b ' . - 4 . 4 4| I iii, tili id W II'll i 1 II ill li I Z id , 1~ Iii 11 I 1111Ill~ 'llilli i 111 ~ 1 1 9 1 5' 1 4 f L........ , 1 . , -- -0 * 1 OPEX-ket-6 2 P,/ EO OPECABLE REÂ«ALICANT ? L.... 1 4-00< 9 I I It .3. 4 4,-1. :A k CO u 2-7 V AZO W ALL - 60 UT IA (5 AÂ© El-EVA-r\ON 60 - 1/ 1' ' 072 n,6 19*9 ato LL 11111~ lit . - -4-r-.--11 En ~ PA INTEP WOOP /<~~ < 6-1-446 bAND ~ 64Â·rE.MEL C.MP PCA!62 ~ 1-01,6 x L â‚¬Xtâ‚¬. ':rrote NAL-L trilg.- 9-TUOÂ» WA-- REMAL 9/UA 4,-0. -7 -- I- 0 1 0 r Â£ P 1. b .1 1 1 j 2 1 A i -f-71,04 / 1 lili 1 1 311 D '- k r- 4 % 1 31 -E r===3 ~ 1 G 'It 1.2Â£2===49 11 11 1 |~ B 4 % it / --- ' 4~ - 342.J l iit - 1 \ e:52 -+I 2 1 11\\ P C 163 11 11 1-4 11 4 Ill> 2 1-a E muu'lj - m 1 4 $ . a 1-* p S %-1 t -3- Lf-. F 901- - EL. i 14 : r-----4 *@i 13 ,4 n 1 1 11 11 01 1 Â¤Â«29*541 1 01.8 d d It, 2 if--/_= 1 l# 1 1 0 M 4 t o -iÂ«< 17 1 1 p 1 1 \ 3 0---- ' tru u. o WAL-C 6,2-,4,00 341 v a<.1 un giA L L._ - r akt UE , S>ECk EN C/l.Wr/Ve -19 l.-2 -t 271Â¥21/71+2Â»220 11.111 intention of the canopy is to draw people into the courtyard and down Â· to the restuarant. The canopy would also provide winter snow protection for the stairs leading down the center of the courtyard. The HPC suggested that the canopy (if used at all) be more skeletal in character, perhaps a metal framework of some type to provide an arma- ture for lighting and filling the space in a more minimal way. We also feel this is a better approach and are proposing a series of steel frame pergolas at the stair landing points to define the path down the courtyard. (Please refer to the drawing; in addition we will be presenting an amended model at the next HPC meeting.) The Pergola elements refer to the Venetian Carnival theme and are specifically in- tended to provide a special entrance for the Italian restaurant. These elements are free-standing and at present we are considering using snowmelt on the stairs and landings, eliminating the need for a covered canopy (as first proposed). Thus freeing the space within the court-= yard. The stair railings would be modified as indicated with stucco pylons replacing the 4x4 wood posts. Lighting would be from four sources: single source light fixtures at the entry and bar facades; recessed stair stringer lights; uplights under plexiglas domes at the stair pylons; and minilights in the per- golas. Res pagtful ly' S,0% itte , A /,luint \ U Robert L. Walker / Project Architect Walker/Grob Enterprises, Inc. GENERAL CONTRACTORS BOB WALKER PHoNE (303) 927-4262 DARRYL GROB PHONE (303) 923Â·3428 March 6, 1989 Historic Preservation Commission Aspen, CO Amended Application: - Minor Historic Development Woods Building/Carnevale Resaurant 420 E. Hyman Ave. Aspen, CO 81611 We request that our application for the courtyard remodel, submitted February 20, 1989, be amended as follows: 1. With regard to the remodel of the South (Bar) and East (Entry) facades, we are asking that the proposed designs be approved under the minor his- toric development guidelines. These facade designs involve the replace- ment of windows,and doors using detailing that is consistent with the historic guidelines as outlined in our previous application. Section 24-9 of the Aspen Municipal Code allows erection or remodeling involving more than three features if there is a finding that the accumulative . impact is minor in its effect on the character of the existing structure. 4 + The primary elements of the proposed facade design are windows (5), door (1), kick panels (5), architrave band above door and windows, and ornamental trim. In addition, the entry facade encloses approximately ~ 150 ft2 of space. This is less than the 250 ft2 maximum allowed for minor development in the code. We feel that although we are dealing with more than three elements Â· their impact is minor since: a. The elements in the new facades -are highly consistent with those '; Â·I ~ -.- of the existing building as well as of the surrounding structures. .. 4:Jur These new facades upgrade the existing ones and in general are in- i ' -Â·Â·Â·92 5.- ; tended to visually improve the courtyard. ~.Â·. Â·Â·Â· . * -Â· -Â·Â· * 'Â·...c~4-~.- Â· Â·-/ : ..t- .ti::f-?.imt'~.to .?. 2 b. Because the facades are on the lowest level of the courtyard, *-,1-',Â·7 /4'i,~9:41â€¢ 0 4 approximately 9.5 ft below the mall, and because 'they are partially -1;:4951. 0 hidden by elements in the courtyard (columns, railings, stairs, r 1 - planting), the visual impact from the mall level is not immediately apparent. One must go into the courtyard to really see these facades. ' This point is further considered below. c. The new facades are, we feel, tasteful and carefully considered to convey the idea of a fine restaurant; i.e. a positive impact. d. Preliminary presentation of the facade designs to the HPC was met with favorable reaction and with no requests for changes. 2. With regard to the canopy, awning, stair, and railing additions, we acknowledge that such work falls under the significant development clause. A canopy design was presented in model form to the HPC. This design was rejected because it overwhelmed the space of the courtyard. The P.O. Box 12369 Â· ASPEN. COLORADO 81612 1 V- 6 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Update, Inventory of Historic Sites and Structures Date: March 14, 1989 SUMMARY: It has come to staff's attention that three amendments need to be made to the 1980 Inventory of Historic Sites and Structures, as amended in 1986. Two historic structures were not included in the inventory and do no appear on the official Planning Office map; one structure was demolished late in 1987 without HPC review. STRUCTURES TO BE ADDED: 1004 E. Durant (c.1890): This small cross gabled miner's cottage is tucked between two 1960's type apartment buildings, at the very end of the street where Durant dead ends. It is easy to see how this structure escaped the inventory map. It appears to have recently renovated and is in very good condition with clapboard siding, original windows and porch, which is not enclosed. The original chimney is visible and is in need of repair. A large addition has been added to the rear which is not visible from the street. Its association with any historical person is not known. Although this is the only Victorian era structure located in this block, with no historic context surrounding it, the structure's condition, unaltered roof form and original windows and porch would rate this a "4"* 17 Queen St. (c. 1890): Actually located on Neale St., two blocks north o f the "No Problem" bridge at original curve, this "T" gable miner's cottage is an example of serious deferred maintenance. However, it's original elements are visible: clapboard siding, windows, porch and outbuildings (containing the original "two seater" we have been told! ) . The original chimney is visible and in need of repair. The porch is detaching itself from the structure; it rests on a stone foundation. Its association with a historical person is not known. This structure would rate a "3". STAFF'S COMMENTS: The ratings are based upon current architectural integrity, historic significance and community and neighborhood influence. i, STRUCTURE TO BE REMOVED FROM THE INVENTORY LIST: 219 W. Hopkins: This "4" rated small miner's cottage was demolished without HPC's review near the close of 1987. It was since then been replaced with a "new" Victorian. RECOMMENDATION: The Planning Office recommends that the HPC approve the addition to the inventory and the recommended ratings of both 1004 East Durant and 17 Queen Street, and approve the removal of 219 W. Hopkins from the inventory. memo.hpc.invent.update 1 \ '' 2\ Â© \0\\ 9\ \ \0\ \0\ 4 41 .-- I. -- ..hoke,"e--2-- ~*L-~Q . Rtp,4~ F.. E Â·4> L ALL ' X M FOFF.-1 \ h. M . f \6 7 -- ,4 4 6, ' '411 < -4 NOTEI \ It 3 ASPEN â€¢45",rur 0 . . I . PAE PC.Â£ A. O.TOR'U L- t_- -- 00*4\ 92 -04 . # 94 0 ' '1~K' 5..4* "~t' f o. â€¢ -A i v - %4-. ~~~ ~~ ~~~ le,4 4,9 / . SWEWALK, 8 GUTTER REQUIREMENTS AF Off ..G. 60+ , - *SEE . ' i /L--I# \ CUR8 NOTE -- -74 A, \ C ~ ~ SIDEWALK , a GUTTER ON EACH WDE OF CUR8 4 @ AKAR : . 1 '..., 1 -2- KING 0.- .c â€¢et.~~ Â· -' i i VLILY -LAOX.\ 0 1044 AS 1 6 . - 222. 4 C THE STREET 6% 0 ... - - *- -A \ ,, d 96*if~= 01-*6\ \L L ~ _--**'J - t. 1 *t- 1. A $ -- - -- -C 7 1-0 , J-'-t/On..1 -- " 7 4 Â¥ 1.- 1 C// x\:p' w:'>tigwi-:altre: . -' Otth\.- )) P X 7 - -/ 4 1 LÂ· ,â€¢. A -' , WITHIN BOUNDARY 1 4 11 ' 41ff~il# 'ii,1 *i.j 11'1~; 4,6~J~ '. i . 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L:.4.LAU / 7:&29. 61.EET 1 Â£ eL Â£ IKER ST 2 ret i n 7 1 rt/7 - 117 m~n.{T11*11Tlm'l E RTITTTmit--TrT-rIMPITIFI / ' ill|1]13 1,1111[Li 6.-1U1,I] __.,..., urbe:buri 'UMI]ao tui c.Â£.u 5.-ui,i_LU j hi.i.,4*6#w ....i.416 i,5,#A,tail , 3 , AS / f 4 1 r-'priT '11!miTI :711'faTTI 'Tri'ff'T- 111'11~ ME~/~EB~ EZE Â£ f~[1~ ~ -- . .u l 'ILL 2- Li]1113.u.211111 4Wt# ..4 A e . MAIN 4IREET (54â€¢X -+ 1, - 4 . 24. 447, I- __râ‚¬ ' 2 JEE] [IlfÂ®j k [1Irt?M 111]*TITI -Ril : '- 11-71[!Â¢1#l .Â· glE e' u[[1:Ip: u-11110-I' Ail,-Iti.11 ,,, C]]IlifC 3T]lul]1 0IiIDITI Anla: f 1 -~~ ~-- --TTT-[Ill MTTH,-ri -4111- -! __idu.Â£13 u.4664; In -3 1 1 9f . 3 46 "4Luill.Ld e...ablu mul.u.â€¢ _ TT ---- --. C AVENUE /3 4 - W.HOP,UNS AVENUE . Il HovUL Â· ~~ t..1 -.6 1 1 2 -m- 11 F-- - 4 01[JITI . ITI]IlliII & [[[IWII] { r 9 [El. 717 num n Tuum inr 11 , 8 Â· 11 :IIi ' ~''* fa c 3 1 A 6 7 Of 2. 5 /22:eL pot, 0..c. â€¢ w -*..0 .. --- g W â€žV.A..4 AVENUE * ~*~* A46 , T S + W "~t~~5 . 3 1,---i~ 1 ---1'T--,MR~W~ ' 7 M 1 =[[0 [1110-11411-III- , * 1/'ll I IAWâ€¢1 1 3\1 7 <'i\Uu/, Ut tw. ,VA, -- 1211] IllINIBILEL-3 : i fl~~-dky -r 77 73 1 ASRENÂ«.5' -- v i WA{Â»â€¢EA 0/hy~~bk COOPER <INE Cd.. - ' p#1-- i Z 3 .3 .... - --j wle?Ff,-i~Ull $ 2 d , . 0 - - L .9 \OfÂ« Va f Â·ill4.3 h 4 r IMâ‚¬ f f ; e. 1. -1,TT,r:rTIT % M77F- r WATERS NU â€¢ 0 1{11 1 . RD# Lit t Ma 'z >-~ U tx - ' "7~3:Zrt DEAN ~VE -........ 11.11 11.1 1 11.- , 11 11| 1.L 41.u~ Ull.LU . L L__TJ JUM. 4. U -0 91 4 4 71Â·Urlt].]ID NUVUEMa --r , 4 < -9%16**:15'lit ./ 111+4 j Â· dijill$912- ~ids: i f Ed - U '~:; , +4/pl D. R . *1&4.1.1.1.1.Li 1 1.113 falITTT=ti 4 3 2 4 4 . b/\\\/ i . \ ---f I ri---ifF HT,en* -4.- 21_L Vil_ . , ~,1 ts:Phl,\ "L.1.1-- \ Su . C.Q/" i loj $ -1 - 4 \ 4 1 . .. . 1 -â„¢El LU,Lulli.SIEJ 2 2' 34 0 1, 'Â· 8. -- - I - - - 0- 24 ) , \ ~ i --*Â·1' nTI,Irrmr-, 4 111!/''. d . .%\\ : 0 % , 0 ./ k 1. . . d.tu 0-id\ . ./1, h 4 J 11; I 1 Â· 46%2*:61 / 212&.88 ---'.,=3.-*- 26 1 -.h.. --\-93 Fy/--StÂ¥- #b bu \ \ - 4 in\ C CAÂ¥ Â¥ 4 c . -- Â¥40.4 I: 1 4 ---Â·-- z- i~-*<fo Frc<k-_-of':zv- Z 4 1 1 'V -2-2â‚¬ 4 -%-- . 4- ) 1/-42Â«249\44 - \\ \J\4\43-24- N *1 1 . ,- 1. -9. /4 S THIRD STREE tun,k f Â· 0 794. STREET UNTER i V.- 2- f~-- MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Sidewalk, Curb and Gutter plan; presented by Chuck Roth, Engineering Department Date: March 14, 1989 SUMMARY: Last fall, Council requested the Engineering Department prepare an issue paper studying Aspen's sidewalk, curb and gutter plans (Section 19-98 of the Municipal Code) . Chuck Roth of the Engineering Department has prepared the attached information for HPC's review. He is seeking referral comments from this committee and others to include in his report back to Council. BACKGROUND: From time to time, this committee has discussed the city's policy of sidewalk installation in areas were historically no sidewalk existed, particularly in the residential west end. Specifically, concerns have been voiced over the possible eradication of mature cottonwoods and the ' historic irrigation ditches and the installation of large expanses of concrete - . sidewalks where a softer approach may be more appropriate. DISCUSSION: The Committee should take this opportunity to discuss with the Engineering Department your thoughts On sidewalk, curb and gutter improvements in historic neighborhoods and in the Main Street Historic District. The Engineering Department's Issue Paper briefly addresses the public's concerns regarding sidewalks throughout the West End, which is non-urban in nature. The paper states that corridors leading to the Tent (4th, 6th and 8th) are identified as desirable for sidewalk improvements. Historic irrigation ditches and cottonwoods are abundant in these areas. Historically, pedestrian traffic has shared the street with automobiles, which (naturally) has been found to be unsafe. One driving force behind the installation of sidewalks in the West End is to provide school children a safe place to walk; however, the fate of the two west end elementary schools up in the air, this may become less significant. RECOMMENDATION: The Planning Office recommends that the HPC recommend to the Engineering Department the following: 1) Alternatives to standard concrete be studied for sidewalks surrounding landmarks, in historic neighborhoods and in the Main Street Historic District. 2) No historic landscape features be altered with the installation of sidewalks, curbs, and gutters. 3) All improvements in the Main Street Historic District be coordinated, and that an Improvement District be considered to accomplish this. memo.hpc.sidewalks The following is Resolution No. 19 (Series of 1975) which adopted the sidewalk, curb and gutter plan. RESOLUTION NO. /~< i (Series of 1975) WHEREAS, the City-Council has recently adopted sub- division, zoning and right-of-way provisions calling for the construction of sidewalks, curbs and gutters in areas of the City when designated on an adopted sidewalk, curb and gutter plan, and WHEREAS, the City Engineer has presented the City ~ Council with a proposed plan and the Council wishes to approve and adopt the same for use in implementing the subdivision, zoning and other code provisions referencing mandatory side- ~ walk, curb, and gutter improvements, NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, , That it does nereby approve and adopt the attached Sidewalk, Curb and Gutter Plan, incorporated by this reference, and authorize its use in the implementation of all relevant City ordinances or codes making reference to such plan or authorizing the City Engineer to require such improvements. -- ,&-W* et- -7 Dated: ~7-)/3-<-1 /.1 /5'57.5- 71- 1 Stacy Spandley. II-~r.Â·tlav.or / t:>Ad -7 C <===L 2 Issue Paper City of Aspen - Sidewalk, Curb and Gutter Plan At the continued session of the September 12, 1988, council meeting, Council directed staff to prepare an issue paper on the subject of Section 19-98 of the Aspen Municipal Code. In particular Council was concerned about the map which designated locations in the City for required sidewalk construction. The reason that the subject came up was in conjunction with an encroachment request for which the Engineering Department suggested that the applicant be required to construct sidewalk on their Third Street frontage as a condition of approval. Section 19-98 reads as follows: Sec. 19-98. Construction of sidewalk, curb and gutter required for all new construction in certain districts. The building inspector shall not issue a certificate of occupancy for any new construction in the CC, Cl, NC, L-1, L-2 and CL zone districts or other area as designated on the adopted sidewalk, curb and gutter plan unless sidewalk, curb, and gutter has been constructed in the right-of-way adjoining the building site. (Ord. No. 30-1975, Â§ 1; Ord. No. 27-1982, Â§ 2) In order for the information the adopted Sidewalk, Curb and Gutter Plan to be easier to access, the pertinent portions of the plan are included within this report. On page is an excerpted portion of the map showing the geographical boundaries of required sidewalk locations within the City, and on page is the excerpted title block, legends and notes. Please note that contrary to the expressed fear of having sidewalks "all over the West End," the adopted Sidewalk, Curb and Gutter Plan explicitly has a "hole" in the West End where side- walk, curb and gutter are not required, except for those corri- dors which were intended to be pedestrian access to the music tent area. It may be that the Council would care to reconsider the location of those corridors. The Planning Office indicates that recent studies have identified Fourth, Sixth and Eighth Streets as desired pedestrian access corridors for the Meadows Property events. . A... Â« ISSUES 1. School safe routes - This issue may become moot. In the meantime, let it be reported that a school safe route is any route where children must walk to school because school buses do not serve the neighborhood. It could certainly be argued that sidewalks need only be provided on any one side of any street such that children could walk to school from any point and be walking on sidewalks the entire time, except for street cross- ings. 2. Pedestrian safety - It is safer for pedestrians to be walking on sidewalks than to be walking on streets which are intended for vehicular travel. 3. Ambiance - It is a better ambiance, especially for winter visitors, to have sidewalks to walk on while carrying skis or wearing ski boots, than for them to have to struggle with walking on snow covered streets in competition with cars driving in the same space. 4. Residential areas - The existing Sidewalk, Curb and Gutter Plan appears to have respected West End residential areas except that this conflicts with the school safe route issue. In the "west end" of Aspen, but south of Main Street, towards Shadow Mountain, sidewalks are required, and this appears to be consis- tent with the prevalent lodging nature of the area. The excep- tions to sidewalks in the West End are the pedestrian corridors to the Music Tent and Institute on Third, Fifth and Seventh Streets. 5. Historic areas - This aspect will be commented upon by the historic preservation committee. 6. Landscaping in the public right-of-way - In the Original Aspen Townsite, the public rights-of-way were platted at seventy- five feet in width. In the West end, we have pavements which are forty feet in width from curb to curb. This leaves about seventeen and a half feet between the curb and the property line on each side of the street. Within this seventeen feet was intended to be room for pedestrians to be able to walk without having to walk on the street. There are instances where land- scaping has been planted which precludes such public use. 7. Driveways - There are numerous instances where driveways have been constructed in such a fashion as to lead to parking of vehicles in that space which was intended for pedestrian usage. In all cases where the Engineering Department has been consulted, we have acted to prevent such use of the right-of-way and to preserve the intended pedestrian spaces. 8. Irrigation ditches - This is one concern of some individuals. With twelve and a half feet of right-of-way between the curb and the property line, it appears that there should be sufficient ~I <,1., (d) In any area where the sidewalk in which the j traverse slope is in excess of one inch per foot; or in which the combination of transverse or longitudinal grade is insufficient for adequate drainage of the sidewalk; or (e) In any area where the sidewalk is less than four (4) feet in width in any residential zoning district and less than six (6) feet in width in any business or industrial zoning district and providing said ~ sidewalk, or portion thereof, constitutes a hazard to the safety of pedestrians. (Ord. No. 30-1974, Â§ 1) Sec. 19-152. Assessment of costs. The City of Aspen shall participate in the costs of construction or reconstruction of any portion of any sidewalk within the city in the following manner: (a) The entire cost of any construction, reconstruction or repair of any sidewalk or. portion thereof abutting public streets or alleys or abutting property owned by the city shall be paid by the City of Aspen. (b) The entire cost of that portion of any curbwalk to be ~ constructed or reconstructed or repaired around a radius extending to the property line extension shall f be paid for by the City of Aspen. (c) The entire cost for any crosswalks at intersections i from the property lines to the street shall be paid for t by the City of Aspen. 4 (d) The entire cost for sidewalks across bridges, or other ~ structures, across streams, irrigation ditches or canals shall be paid for by the City of Aspen. (e) The city shall pay fifty per cent (50%) of side street sidewalks on corner lots which shall be interpreted as being the long lot dimensions of said lots. (Ord. No. ~ 30-1973, Â§ 1) i Sec. 19-153. City to establish revolving fund. In order to provide for the participation by the city as 1 described in section 19-152, the city shall create and establish ' a revolving fund to which a reasonable amount of money ~ gh.11 be appropriated for each fiscal year. Said sums of money shall be used only for the purposes of paying the city's share of the cost of participation in the construction or reconstruc- tion of any sidewalk throughout the city, or, in order to allow owners of abutting property assessed by the city for the said work to pay the said assessments over a period of time not exceeding five (5) years. (Ord. No. 30-1973, Â§ 1) 6 room for a five foot wide sidewalk and an irrigation ditch. Sometimes this is complicated by existing vegetation such as large cottonwood trees. However, it is our opinion that in most cases, the twelve and a half feet can be properly developed to accommodate all uses. 9. Sidewalk heating/melting systems - This has never been a requirement, however many recent downtown development projects in Aspen have been installing sidewalk heating systems with Engi- neering Department approval. This is a great benefit to the public in reducing exposure to slippery ice or snow covered sidewalks. The systems have a down side on occasion with subsequent problems of what happens to the water after it is melted off the sidewalk. There have been instances of problems of the water refreezing on the streets, but as far as this reviewer knows, these problems are solved on a case-by-case basis. It may be worth considering at this time requiring such systems for new sidewalk construction in the commercial core. On the adopted Sidewalk, Curb and Gutter Plan, the commercial core is that area designated for construction of eight foot wide sidewalks. RECOMMENDATIONS 1. The Engineering Department recommends that the adopted Sidewalk, Curb and Gutter Plan be retained as is. Third Street has been the historical and signed access to the Music Tent. 2. We recommend adding qualifying language to Section 19-98 to the effect that when the cost of constructing sidewalk is less than ten percent of the construction costs covered by the building permit, construction of the sidewalk will be required. Also, there are property improvements such as landscaping and yard improvements which do not require building permits. The mechanism for being aware of such improvements is not well established, but landscaping in the public right-of-way requires approval of Parks Department and Engineering Department. The same value system could be applied. That is, when the value of other property improvements, such as landscaping in the right-of- way is such that construction of sidewalk would cost ten percent or less of the other improvements, sidewalk construction would be required. The language should provide that the City Engineer will approve sidewalk construction designs and cost estimates. 3. It is recommended that previous Sections 19-151, 152, and 153 be reenacted. 4. We recommend requiring sidewalk heat systems for all new sidewalk construction in the commercial core, which is the area on the map where eight foot wide sidewalks are required. memo_89.15 It has also come to the attention of the Engineering Department that Ordinance No. 43 (Series of 1985) deleted certain sections of Chapter 19 of the Municipal Code which related to sidewalks. This was done as far as we know without the benefit of comment by the Engineering Department or discussion by Council. Portions of the deletion which are relevant to this discussion are as follows: Sec. 19-151. When sidewalks are to be constructed or i reconstructed. (A) The city council hereby establishes the following guidelines for the construction of sidewalks in any area i within the city where sidewalks have not previously been i constructed. Sidewalks shall be constructed: (1) In any area where sidewalks are necessary in order to provide adequate and safe routes for schoolchildren to and from their abodes and to or from public schools or other educational facilities. (2) In any area of the city where pedestrian traffic is not adequately accommodated either by existing sidewalks or where no sidewalks are in existence. (3) In any area within the city where the health, welfare and safety of the public make it necessary that adequate sidewalk facilities for the convenience of the public be provided for. (B) The city council hereby establishes the following guidelines for the reconstruction or replacement of existing sidewalks within the city: (1) Any existing sidewalks, or portions thereof, shall be reconstructed or replaced in any of the following cases: (a) Where any vertical displacement of the adjoining sidewalk section is in excess of three-quarters inch or; 1 (b) Where any lateral displacement of adjoining sidewalk section is in excess of one inch; or (c) In any area where the surface condition of the sidewalk has deteriorated, cracked, settled or c}tipped, so as to create or constitute a hazard or unsafe condition to the public; or 5 \ 61 81 j CITY OF ASPEN SIDE\WALK, CURB & GUTTER PLAN SIDEWALK , CURB a GUTTER ON EACH SIDE OF THE STREET r-TV-1 SIDEWALK , CURB a GUTTER ON EACH SIDE OF THE STREET WITHIN BOUNDARY LA--1 r----i SIDEWALK WIDTH REQUIRED TO BE 8' FEET WITHIN BOUNDARY L----1 W vimk 212:QUI-'AN':ALLY- S~D'ZttatU~BOBRDGEURTT~R ACEH~~REEMTEHNET12:'IC"OBTJHEICSTY;Po~1-72 BE1SLUBJECT THIS PLAN SHALL BE USED IN REVIEWING PROPOSED SUBDIVISIONS, PLANNED UNIT DEVELOPMENTS, SPECIALLY PLANNED AREAS, AND OTHER TYPES OF NEW CONSTRUCTION; AND IT SHALL BE USED SPECIFICALLY IN CONJUNCTION WITH SECTIONS 19-98 AND 20-17 OF THE MUNICIPAL CODE OF THE CITY OF ASPEN TO DETERMINE REQUIREMENTS FOR SIDEWALK, CURB AND GUTTER . SIDEWALK, CURB AND GUTTER ARE REQUIRED IN THE LOCATIONS DESIGNATED HEREON; BUT THIS PLAN SHALL NOT LIMIT THE CONSTRUCTION, OR PROVISION FOR FUTURE CONSTRUCTION, OF SUCH IMPROVEMENTS IN OTHER LOCATIONS. MINIMUM SIDEWALK WIDTH SHALL BE FIVE(5) FEET UNLESS OTHERWISE SPECIFIED HEREON. EXCEPTIONS TO THE MINIMUM WIDTH MAY BE GRANTED BY THE CITY ENGINEER PURSUANT TO SECTION 20 - 17. DATE; RESOLUTION 19, MAY 12,1975 NOTE: * SIDEWALK, CURB a GUTTER REQUIREMENTS ARE SUBJECT TO REVIEW IN THIS AREA. NOTE: 44/ THIS MAP IS A DIAGRAMATIC LAYOUT OF ANNEXATIONS, SUBDIVISIONS, AND STREETS Aâ€¢In IC kIAT TO AF CONSTRUED AS SHOWING ACCURATE ANGLES OR DISTANCES. t. 1 5- \ 12. A- MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Pre-application: 201 W. Francis, Carriage House Renovation (Red Rowland House) Date: March 14, 1989 LOCATION: 201 W. Francis., Lots F, G, H, and I, Block 49, City and Townsite of Aspen APPLICANT: George A. Vicenzi, owner ZONING: R-6, Designated Landmark APPLICANT'S REQUEST: The applicant wishes to begin a dialogue with the HPC on the conceptual development of the renovation of his carriage house into a dwelling unit. A public hearing notice has been made; conceptual development review is scheduled for March 28. PROJECT SUMMARY: Probably one of the most photographed carriage houses in the West End, the owner wishes to begin the process of renovation after years of deferred maintenance. Staff and the applicant have met many times to discuss renovation possibilities; the adaptation into a dwelling unit is being proposed. Staff's primary goals with this renovation project are: o That the distinguishing original qualities and character of this structure not be destroyed o That the deteriorated architectural features that characterize this structure be repaired rather than replaced, where possible. o Every reasonable effort shall be made to provide a compatible use of the structure which requires minimal alteration PROBLEM DISCUSSION: The applicant has provided sketch drawings of both the existing conditions and the proposed changes for comparison. South Elevation: The proposal indicates many changes i.e. the elimination of all original wooden doors replaced with new; a large double sliding glass door on the upper level replacing the hayloft doors; a triangle gable peak window l and new clapboard siding. The new garage doors contain small windows; the space is proposed for actual parking! The new "entrance attachment" added to the west elevation is visible from the south as well, and indicates one flat roof skylight and a pair of horizontal windows. Staff recommends the applicant retain the original diagonal fabric of the three large doors and restudy ways to incorporated the material into the proposal, restudy fenestration, eliminating the gable peak window, redesigning the horizontal windows and in general addressing the south elevation with a bit more sensitivity to retain the original character. West Elevation: The attached small "cow shed" is proposed for demolition, to be replaced with a gabled "entrance addition". A gabled dormer is proposed for the roof along with another skylight, a square gable peak window, a new door with small pedimented porch covering and two narrow, double hung windows on either side of the door. Staff recommends the dormer be eliminated, the skylight be further studied and the square window be deleted from the gable peak. The massing of this addition appears compatible, however, to prevent the carriage house from turning into a small "victorian cottage", careful attention to detail must be given; simplification more than numbers of changes is preferred in adapting carriage houses to dwelling units. North Elevation: Again, a number of changes are taking place here. The eastern most entrance area (necessary also for snow shed) will be retained, however, will receive a new materials and an opening. Two pair of horizontal windows are proposed for the lower level, a triangle gable peak window, and paired double hung windows at the new west end entrance addition. The applicant intends to retain the original clapboard on this elevation. Staff recommends the gable peak window be eliminated, and horizontal windows be restudied. East Elevation: Two additional flat roof skylights are proposed, as well as a new doorway into the lower level entrance. GENERAL MAINTENANCE AND MATERIALS: The brick carriage house will be repointed, all replacement siding will be 4" clapboard to match existing, the wooden carriage house will receive a new metal standing seam roof (grey). RECOMMENDATION: The Planning Office recommends that the HPC assist the applicant with information to properly renovate existing materials and compatibility make changes to the carriage house. memo.hpc.201wf VICENZI & COMPANY March 3, 1989 Historic Preservation Committee Aspen, CO Dear HPC Members: I have decided to tackle the arduous and delicate task of rehabilitating the wooden carriage house presently located behind my house at 201 W. Francis. After consulting with various engineers, architects and contractors, I reached the conclusion that it would be much easier and less expensive to demolish the existing dilapidated structure. However, the resulting structure would be just another "new looking" victorian and would be too much of a contrast with the adjacent brick garage and main house, which I have previously renovated in a manner prese rving most of the original victorian flavor. Consequently, in the spirit of preservation, I would like to pursue a plan which would preserve as much of the original structure as is economically and structurally possible. This approach is only feasible for me as long as the presently useless building can, after renovation, be used as a garage/ work area on the ground level and a studio guest apartment upstairs. In order to accomplish this goal some minor changes will have to be made to the original structure to provide more natural lighting and upstairs access. I feel that my proposal as presented herein complies with all of your review standards involving Historic Landmarks for the following reasons: 1) Since my proposed rehabilitation basically retains the victorian design and scale of the original carriage house, which has been compatible with the adjacent brick garage and main house for the past 96 years, it will continue to be compatible after my remodel is completed. However, in order to retain the historical and compatible massing of all the structures on the parcel, the carriage house should remain exactly where it is. Since the "cowshed" isn't tall enough even with a new dormer roof to allow for an interior stairway to access the upper lever, is dilapidated, is not a victorian structure, is not critical in the overall scheme of buildings and is on the least visible side, I concluded that demolishing it was the most logical alternative in order to build a large enough entrace area to accommodate the needed access to the second floor. Consequently, I feel that a variation on the dimensional requirements with regard to rear yard setbacks, minimum distance between buildings and additions to non-conforming uses be granted. P.O. BOX 2238 ASPEN COLORADO 81612 303/925-1196 Historic Preservation Committee March 3, 1989 Page 2 2) As proposed, the remodeled carriage house would be consistent with the character of the neighborhood which is contemporary on the south and west sides and a mix of contemporary and remodeled victorian on the north and east sides. , 3) My proposed plan will only enhance the other historic structures on the parcel because the carriage house in its present dilapidated state only detracts from the adjacent structures and eventually (in the near future) will collapse in a heavy snow year. After renovation it will help preserve the cultural historical value of the brick garage and house because it will retain the victorian out- building style and scale which has always complimented the other structures on the parcel. 4) Under my proposal, the architectural integrity of the structure will remain intact for the following reasons: a. Over 60% of the original structure will be retained including 90% of the siding on the north side, 90% of the structural members and 80% of the original soffits and fascia. b. The carriage house will remain on the original "footprint" and retain 90% of the same basic victorian architectural form. c. The new elements for the most part are victorian in nature, thus are consistent with the intent of the Historic Landmark Development Guidelines. Also, most new elements are on the least visible south and west elevations. d. Those new elements are minor and placed in such a manner that the end result is a carriage house that becomes usefull and remains as an "outbuilding" that does not compete architecturally with the main house. In sum, I would like to be able to renovate the " falling down" carriage house preserving as much of the original architecture and materials as reasonably possible and ending up with a usefull building that will blend with and enhance the other existing victorian buildings. Cordially, ji 9 4/5.- ../. f f & e b.,17 Â· George A. Vicenzi ReÂ» \. I .1. Â· lif IftÂ¢ 1, 11, 11 49Â« 1% 4 +7Â» Â¥ 0 - - 7 Ad"0 23 ./8/ el;gE.1 1.41 lii,Ili]Millq/keebi--.w w â€¢*w)4&"t.K?~~ I ! ./'grwo.~htfs.IN#k A .* 4/*,231/Phi 3.ZI'll"Aviv~'9~5#fi' - RiailgiNC j,r 3 .:1/' ) 13. 7/Mir*#All 52+1632,4 L.f:,4,% Â· -/1 4 WK.Avil<ECTIP'&3// t i /%,4 Ptl . '45 . t . 44 i 4~./-6 * .: g ,t - @ / 1 1 .. 1 7/ 1 1 (40 . 1 I il lâ€¢ ! 4 --1 -5 --77 1 : 22. 4 -@ - f @ - -1\ i f .J -- 4 1 ====1===. 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