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Home My WebLink Aboutagenda.hpc.19870908HISTORIC PRESERVATION COMMITTEE Agenda Regular Meeting City Council Chambers, City Hall September 8, 1987 2:30 p.m. 2:30 I. Roll Call and approval of August 25, 1987 minutes II. Committee Member and Staff Comments III. Public Comments 3:10 IV. NEW BUSINESS A. Minor Development: Cleaners Express addition, (Local's Corner Bldg) 435 E. Main St. Stan Mathis 3:20 B. Historic Designation, Conceptual Review, Public Hearing: restoration and expansion 309 & 311 E. Main St. Heidi Houston, Tim Hagman,Gideon Kaufman 3:35 V. Adjourn f )/1 7-7- 710.-24.66<-&,14Ellb ./ /kr wc-,1.-[A. Kathleen J. Strickland Deputy City Clerk HISTORIC DESIGNATION, CONCEPTUAL REVIEW, PUBLIC HEARING ON EXPANSION AND RESTORATION OF 309 AND 311 E. MAIN STREET ........................1 MINOR DEVELOPMENT: CLEANERS EXPRESS ADDITION 435 E. MAIN ST. ............................2 13 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Steve Burstein, Planning Office RE: 309 and 311 East Main Street Request for Designation, Restoration, and Commercial Expansion DATE: September 2, 1987 SUMMARY: The Planning Office recommends, with the concurrence of the applicant, tabling of the requested designation and concep- tual approval. No new information has been submitted for this application since the pre-application meeting with HPC. The purpose of this memorandum is to give background information on the project and summarize review comments to date. The applicant may present revised plans at your Septmeber 8 meeting and ask for further direction from HPC. We ask that you continue to make general comments and take no specific action since HPC, staff and the public will not have had a chance to adequately review the project. LOCATION: 309 and 311 East Main Street, East 1/2 of Lot B and all of Lots c and D, Block 80, Townsite of Aspen. 309 is next to the ARA/Van Loon House, and 311 is next to the Miner's Building. ZONING: Commercial Core Zone District/H (Commercial Core Historic District) APPLICANT'S REQUEST: Heidi Houston, contract vendor for the property, is requesting historic landmark designation of the two houses concurrently with conceptual approval of restoration and an addition of approximately 8,250 square feet of floor area. The change in use to commercial and increase in floor area would be exempt from the Growth Management Quota System via the historic designation exemption. SITE DATA (Approximate Calculations): Land Area: 7,150 square feet Existing Build-Out: 3,000 square feet 309 E. Main Street: ? 311 E. Main Street: ? Additional Floor Area: 8,250 square feet Proposed Total Build-Out: 11,250 square feet Maximum Allowed Floor Area in Zone District: 10,725 square feet* Maximum Height of Existing Houses: 309 E. Main Street: 21 feet 311 E. Main Street: ? Maximum Height of Proposed Addition: 31 feet Maximum Height Allowed: 21-35 feet** Open Space Requirement: 1,787.5 square feet Setbacks in Zone District: 0 feet Notes: * The maximum floor area ratio (FAR) of 1.5:1 would yield approximately 10,725 square feet. Using the .5:1 bonus FAR available by Special Review of the P&Z if employee housing is placed on-site, a total FAR of 2:1 would yield 14,300 square feet. ** The Main Street View Plane, established by Section 24- 6.4(G)6 of the Municipal Code, originates from the steps of the Hotel Jerome and projects at an angle of approximately 6 1/2 degrees toward Aspen Mountain. Due to this view plane restriction, the allowed height has been estimated by the applicant to vary from 21 feet to 35 feet across this property. COMPARATIVE SITES (Approximate Calculations): Elli's Existing Build-out (Pre-expansion): 4,026 square feet Additional Floor Area: 8,045 square feet Elli's Total Build-out (After expansion): 12,071 square feet Miner's Building: 11,520 square feet Van Loon/ARA House: 1,510 square feet PREVIOUS COMMITTEE MEETING: On August 25, 1987 the Historic Preservation Committee held a pre-application conference with the applicant. The project architect presented plans to restore the existing houses and to add on a major addition. The proposal involves changing the use from residential to retail/office. Plans for physical improvement were presented in a very sketchy way that was adequate for a pre-application meeting. HPC and staff made a number of comments, summarized and given addition notation below: 1. Retaining miner's cottages on Main Street is very important to the character of the Street, and has been a long term concern of HPC. 2. The applicant has indicated the intent of "restoring" the existing houses. The extent to which portions of the structure (wood siding, porch, roof, windows, etc.) are removed, instead of being repaired and replaced only as necessary, and reconstructed 2 with new material is of critical concern to the Committee. 3. Placement of the addition to the rear of the property is considered generally appropriate because the Main Street facades need not be disturbed and the visual impacts from Main Street of the addition can be minimized. 4. Height of the addition, both as it relates to the existing structure and as it effects the character of the block, should be further studied. It may be most appropriate for the addition to not exceed the height of the existing structures. 5. The roof line of 309 E. Main Street will be altered by extending the hipped roof back, thereby making it a hybrid gable end roof, and adding a series of dormers (three along the extended hip roof and two two-story dormers along the back portion of the addition as shown on the western elevation). The dormers may be too far forward. These features bring the character of the new building into the old rather than the old buildings remaining dominant on the site and determining the character of the new. 6. The transition between the new and old is very important and should be further studied. 7. The rhythm of the row of three miner's cottage (including the ARA building on the corner) should be retained. 8. The rear massing of the addition needs to be studied as it is seen from Monarch Street and the alley. 9. Stepping back the addition from the western property line and planting trees in this side yard may help to soften the visual impact of the new development from Monarch Street and the alley. It is not appropriate to rely on the vegetation (and outbuilding) of the adjacent property to shield the building. Architectural relief may also successfully reduce visual impact of the rear addition. 10. The recessed entry into the addition (addition is fifty feet from the north property line and 36 feet from the front of the old houses) and retaining of trees in the front yard will help maintain the current, historic look of the property from Main Street. 11. The applicant should consider creating usable below-grade space so to reduce bulk of new construction. 12. The Committee is not concerned with preservation of the houses' interiors, only exteriors. PROBLEM DISCUSSION: The pre-application conference for this 3 project achieved its purpose of familiarizing the Committee with the project, receiving general reactions from the Committee and staff, and bringing forth concerns for further study by the applicant. Issues and concerns raised at the pre-application stage should be addressed in a more detailed conceptual applica- tion. Please note that HPC's conceptual review is now the "general submission" stage for a project, where the basic concepts and general issues should be clearly presented and discussed at a Public Hearing. Without a more detailed applica- tion, staff, HPC and the public do not have ample opportunity to understand and fairly evaluate the proposal. Consequently, the Planning Office recommends that conceptual review be tabled. The Planning Office is asking the applicant to submit a concept- ual application addressing the following areas: 3 1. Elevations of the buildings, including accurate dimensions of the existing houses and the west and east elevations of 311 E. Main Street, should be submitted. 2. Based on the questions raised about the lot lines, possible encroachments and the view plane, a survey of the property with view plane calculations should be presented. 3. The restoration plan should be explained in more detail regarding the extent that portions of the structure are to be removed, instead of being repaired and replaced only as neces- sary, and reconstructed with new materials. Whether the buil- dings must be relocated off-site, disassembled while foundations are poured, the roof structures of both houses need to be replaced, etc. should be addressed. The effect of the proposed restoration on the original design of the historic structure should be stated. 4. The addition's size, height, massing, setbacks and materials should be addressed regarding the effect on the original struc- tures and the relationship to the adjacent buildings on the block (particularly 303 East Main street). 5. Transition between the new and old should be studied and explained. 6. Incorporation of usable underground space so to reduce bulk should be considered. 7.Creation of a west sideyard, to allow for vegetation to help screen the building and to help retain the rhythm of the three miner's cottages, should be considered. 8. Separation of the additions into two separate additions behind each house should be considered. 4 The initial concept of this project has considerable merit, as viewed by both staff and HPC. Please remember that HPC needs to evaluate a historic preservation project with regards to type of restoration, size of expansion, and location of the project. In general, the City's land use regulations are intended to allow the City to proceed somewhat cautiously in development, rather than to have it happen all at once. This approach allows the City to learn from past mistakes and to moderate impacts of growth and development. In historic preservation it may be in the public's best interests to see the results of certain preservation techniques before embarking on new, similar projects that may have an accumulative impact on not only the structure but on the nature of preservation in the City as a whole. As you may know, some members of the community are skeptical about the value of the Elli's historic preservation project. The type of "restoration" (essentially demolition and saving of two walls) and the massive size of the addition have been questioned. It may be prudent to wait and see how Elli's turns out before approving a similar large project on the same block. Additionally, HPC should consider that this property is within the Commercial Core Historic Overlay District, has a historic evaluation rating of "4", and is subject to view plane regula- tions. HPC will continue to have review over any demolition, restoration and development activities on the property whether or not you designate the structures as landmarks. We again want to emphasize that the review process for historic restoration and expansion exempt from GMP is designed to protect and put to economically beneficial use significant historic buildings, encourage authentic restoration, and allow improvements that enhance and do not detract from the architectural integrity of a structure. 309.311 5 --7900 il, ~ 7899.8x g ~~ STREET E.Main S . f 7/1 . - / 11 /0 f 1 rt 1 1 11 7 1 1 1% 303 --309 311 US' .....- '' LiN 41-4.-â€ž. - / 1 ~ ARA #64 l:~'I'E#;3 - , 2-~fit E /1,3 2 1- 0 PE,&*iu:91Â¢0#4 Mi:â‚¬4 i L W 80,Id,â€¢, i 1 U) Lfil l Ljt J. .ick rÂ»Â»fÂ· ... ji 1 - HE x g 01 j' 3.2-1 F 7901.2 C .X 7904.7 x *-% Flf Ida - 1 1 CUD F. lf>c)>/ I~1_-1~~ (AF lAu\1/ - 'III] ,--1 j ---~ S ' c k.tfidd Sey; 4 < < 1 1 ' ' Rei,44: 0 ... ~ 1-4 CollhA Lf i Il \11/ 00,14'.5 f Bank of Asfen /1-2 301 - 303 3 j6 4 <33 X 1 , i T---Â·r~ \ lcD-- - -1 I 1 7-Â·C--21 1 - E. 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