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HomeMy WebLinkAboutagenda.hpc.19870811HISTORIC PRESERVATION COMMITTEE Agenda Regular Meeting City Council Chambers, City Hall August 11, 1987 2:30 p.m. 2:30 I. Roll Call II. Committee Member and Staff Comments III. Public Comments IV. ELECTION OF OFFICIALS 3:00 V. NEW BUSINESS A. Minor Development Review: Bidwell's flagpole, 430 E. Cooper St. Bert Bidwell 3:15 B. Pre -application conference: Rehabilitation and expansion of 309 and 311 E. Main St. Tim Hagman, Heidi Houston O'Leary 3:30 VI. SPECIAL PROJECTS A. Resolution to recommend Council adoption of Historic Landmark and Historic District Guidelines 4:00 VII. Adjourn athleen J. Strickland Deputy City Clerk REMINDER: CITY COUNCIL WILL DISCUSS HISTORIC PRESERVATION INCENTIVES AT THEIR AUGUST 10, 1987 MEETING BEGINNING AT 5:00 P.M. APPLICATION FOR HISTORIC PRESERVATION COMMITTEE DEVELOPMENT RE9IEW ' _ Applicant's Name and Address: Hagman Yaw Architects, Ltd Proof of Ownership: Statement. of Applicant's Interest in Property if not owner: Architect representing Owner Property Address, Legal Description and Name: East 1 /2 of Lot B and all of Lots C S D, Block 80 Original Townsite of Aspen; 309 and 311 East ain treet, City of Aspep Type of Review (Minor or Significant) : Significant Description of Proposed Development Activity, including but not limited to: architectural elements effected, additional square footage (if applicable), height, building materials and illumina- tion: The concept for development centers around retaining the two small mining era structures fronting Main Street. It is proposed that the miner's houses be restored and repaired; the level of replacement of any materials will be as minimal as is feasible. ( Results of pertinent evaluations concerning decisions affecting replacement of materials or elements will be communicated to the HPC.) New area (office) will be added on to the south side of the (see back) Statement of the Effect of the Proposed Development on the Original Design of Structure (if applicable) and/or Character of the Neighborhood, and why the Proposed Development meets the Review Standards. of Section 24-9.4(d) (pertaining to compati- bility in character of historic landmarks on the site, consis- tency with character of the neighborhood, and whether it enhances or detracts from the cultural value or architectural integrity of the structure) The proposal is extremely valuable to the community because it will involve restoration to two historic structures that otherwise would not likely happen. The proposed addition is designed to be secondary visually to the existing buildings, yet be compatible architecturally. Additionally, retaining the fronts of the existing building maintains a scale and fabric on .Main Street that is an acknowledged goal of HPC and the City Planning Department. Any other City Approvals needed by Applicant, such as encroach- ment licence, GMP or Special Review: SB.APP existing structures for rental; FAR presently allows a total of 11,250 s.f. at 1 .5 :1, which would include the two existing structures (approximately 3,000 s, f.) . New materials will be traditional and in keeping with the character of the existing structures. The maximum height at the south will be within the view plane limits (refer to cross section). Exterior lighting has not been fully developed yet; however, an appropriate image will be discussed at the first HPC conceptual meeting. Q �� it 5/DE,7 tF&EV--^77C�&/ �C-�U^77Cr�7 Y 16 /I s � YVI �,Z-7 7i 401.--- -- -- Ch '( \` �q \ 9—,, SMONS OR CM:6 "%7"- N. M M �M IVA or TO: Historic Preservation Committee FROM: Steve Burstein, Planning Office RE: Fifth Draft of Development Guidelines DATE: August 7, 1987 The following are the main revisions to the Guidelines: I. INTRODUCTION ..... Page 1 I. Paint Colors .... Page 16 V. COMMERCIAL BUILDINGS - NEW CONSTRUCTION.... Page 18 4. Select designs that do not imitate historic styles found in the district.... Page 20 VI. RESIDENTIAL BUILDINGS - RENOVATION AND RESTORATION.... Page 25 C. Streetscape and Landscape Material.... Page 26 Copies of these sections of the Guidelines are attached. sb.5th I. INTRODUCTION A. Architecture and EL.ironment The architecture and environment of Aspen's original town site and early additions combine to create a special dynamic place. The City's dramatic history is evidenced in the diverse architec- ture from the 19th century mining era, the "quiet years" of 1910- 1940, the early cultural ski resort era and subsequent periods of growth. The mature street trees and abundant landscaping of the commercial core mall and residential yards create a feeling of natural beauty and enclosure of our valley settlement. The wide variety of homes and architectural styles throughout Aspen represent Aspen's growth as a real town with its own lively style. While the victorian style is predominant, the diversity of modern styles contributes texture to the different neighbor- hood fabrics. B. Function of Guidelines The development guidelines for Aspen's historic districts and landmarks are intended to be used as an aid to appropriate design and not as a checklist of items for compliance. These guidelines seek to identify the general architectural elements which contribute to the character of the community, and to preserve those elements in compatible architecture. Their purpose is to create awareness of the character of the districts and individual landmarks before property owners propose alterations to their properties. They are used to help the HPC review development activities associated with landmarks and within the two historic districts. Secondarily, the guidelines provide information to owners of undesignated historic structures and others interested in historic compatibility. C. How to Use the Guidelines The guidelines are organized to allow the reader to refer only to the subjects of direct interest and not need to read the entire document. The Architectural Summary explains the major historic architectural styles in Aspen. This chapter should help readers to identify building types for reference. The Review Process describes HPC's development review functions. Detailed guideline statements are arranged in chapters corresponding to building activity called: Commercial Buildings - Renovation and Restora- tion, Commercial Buildings - New Construction, Residential Buildings - Renovation and Restoration, and Residential Buildings - Infill Construction. Thus, the reader can go directly to the guideline statements pertaining to the building activity involv- ed. Finally, additional reference information is provided in the Technical Issues chapter, Glossary and Bibliography. 1 I. Paint Colors HPC offers to make recommendations on appropriate paint colors when requested by an applicant.The following guidelines are informational to help property owners consider historic paint schemes. Paint schemes on early western buildings were simple because little paint was available. As the railroads improved communica- tions with the east and west coast, schemes became more colorful and elaborate. Wood and cast iron were sometimes painted to simulate stone. Generally bright colors were reserved for accents in limited areas. Subdued but contrasting colors are used for the body and trim. Modern chemistry has produced a wide range of exterior paint colors which were never used in historic paint schemes but are appropriate to the spirit of historic schemes. If an accurate historic paint scheme is desired, paint analysis will reveal the exact history of the paint. Paint samples should be taken from an unexposed area since high altitude ultra violet radiation significantly alters pigments. There are several good sources for historic color schemes. Century of Color contains excellent information on traditional colors. Sherwin Williams, Devoe, and Prat and Lambert Paint Companies have assembled historic color palettes. These sources are available to the public in the Planning Office. 16 V. COMMERCIAL BUILDINGS - NEW CONSTRUCTION New construction is expected on Main Street and in the Commercial Core. The possibility still exists to drastically alter the original character of these important districts. New buildings do not need to damage the historic integrity if they are designed to respect the relationships among buildings that have already been established. The Commercial Core Historic Overlay District contains primarily commercial type buildings, as identified in "Architectural Summary" on pages 3-10 of this document. The Main Street Historic Overlay District contains primarily residential building types; however, there is a broader mix of historic and contempor- ary commercial structures, including lodges. Users of the Guidelines should refer to the "Residential Buildings - Infill Construction" chapter when considering new construction on predominantly residential blocks on Main Street. In all new commercial construction, 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 characteristics that have already been established can be respected while at the same time developing new and creative building designs that avoid the imitation of earlier historic styles. The intent of the design guidelines for infill construc- tion 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. Creative expressions of modern design solutions are sought, rather than recreations of 19th century architecture. By incorporating these critical elements into modern architectural expressions, new buildings will fit harmoniously with the old. 18 4. Select designs that do not imitate historic styles found in the district. The integrity of the genuine historic structures could be compromised by the introduction of new buildings which too closely imitate historic styles of Aspen or of other regions. As a result, observers may not be able to tell what is new or old, and may be confused about which are indigenous historic styles. Locational factors are critical in determining which architectural styles are appropriate. For example, exact duplications in the immediate area of an outstanding historic landmark would not be appropriate. New buildings that are designed to imitate historic styles are generally discouraged. Reconstructions of significant local landmarks will be considered; but, in general, new designs are encourag- ed. 20 VI. RESIDENTIAL BUILDINGS - RENOVATION AND RESTORATION Aspen's historic residential areas conform to the traditional grid settlement pattern where the edge of the block is defined by a row of street trees. Private residences were usually set back a consistent distance from the street. The spacing of buildings along the street reflected the building lots, and were sometimes regularly spaced when each building lot was used, and sometimes irregularly spaced when empty lots were left between buildings. Certain building elements were common: a large main structure with "L"s, dormers, porches, bay windows, etc. used as smaller additions; relatively steeply pitched roofs, including gable, hip, shed, and mansard forms; porches at the entry; vertically proportioned double hung wood windows. Materials were brick, stone, wood siding, and shingles. The scale of historic mater- ials gives a distinctive texture to the buildings, since they are generally smaller or narrower than their modern counterparts. Ornamentation varies greatly, generally reflecting the size of the residence and the economic status of the owner. 25 C. Streetscape and Landscape Material A property owner can select landscaping treatment as desired, without review of HPC or the Planning Office. The following guidelines are informational to assist property owners in considering and better understanding the historic patterns of street tree, and on -site planting placement. In development review by HPC involving landmark structures and development in districts, site plans will be considered with regard to the affect of new construction on the open space/landscape character- istics of the property. Landscape patterns in Aspen were simple. Street trees defined the street edge; and planting, such as hedges or tree rows, were frequently used to indicate property lines. Sidewalks were installed where major pedestrian flow occurred. Otherwise, there were no sidewalks and pedestrians shared the streets with vehicles. Plantings were concentrated near the entry of the residence, with occasional specimen trees or shrubs as a focal point in the yard. The rest of the building lot was usually open and planted in grass. This reinforces the pattern of setbacks and spacing along the street. 26