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Home My WebLink Aboutagenda.hpc.198712087*-ff HISTORIC PRESERVATION COMMITTEE AGENDA Regular Meeting December 8, 1987 at 2:30 P.M. City Council Chamber, City Hall 2:30 I. Roll Call II Committee Member and Staff Comments III. Public Comments 2:45 IV. Old Business A. Amendment to conceptual approval: Aspen Fire Protection District Office - Bob Walker 3:00 V. New Business A. Pre-application Conference: Designation, Enlargement and Change in Use of 300 W. Main Street Log Cabin - Scott and Caroline McDonald 3:15 VI. Special Projects A. Revisions to the Historic District and Historic Landmark Development Guidelines 1 3:30 VII. Adjourn hpc12.8 HPC Minutes December 8, 1987 ASPEN FIRE PROTECTION DISTRICT OFFICE ......2 PRE-APPLICATION-DESIGNATION IN USE 300 W. MAIN LOG CABIN . .5 18 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Steve Burstein RE: HPC Submission Deadlines DATE: December 8, 1987 The following guidelines for HPC submission deadlines have been developed to enable staff, HPC and the public more time to review a proposal. This arrangment will also make it possible for staff to prepare memoranda and resolutions (required by the new Vested Rights Ordinance in response to new State Statutes). We used to say that submissions are due one (1) week prior to the scheduled meeting. Type of Application Submission Due Date Minor development application 10 days prior to mtg. Significant development application ,h a. Conceptual/Public hearing 3 wks. prior to mtg. b. Final 10 days prior to mtg.if no further changes, 2 wks. if changes Minor amendment to approved plan 10 days prior to mtg. Demolition or removal application 3 wks. prior to mtg. hpcdue MEMORANDUM TO: Alan Richman, Planning and Development Director FROM: Steve Burstein, Planning Office RE: Insubstantial Modification of Elli's Walls Plan: Patch on Mill Street Elevation DATE: December 4, 1987 I have reviewed a request from Heidi Hoffmann to add new cornice board and new siding patched in to the northeast corner of Elli's Mill Street facade. The plan revision calls specifically for adding approximately 3" to 6" to the cornice and top board, to add approximately 3" to the top 3 1/2 feet of the siding, and to replace the 1"X4" vertical trim board (width same as original). The siding at the bottom of the northeast corner may need to be cut a small amount (not to exceed 3") so to make the wall plumb. All the new siding will be staggered old and new to minimize the visual impact. The attached sketch dated 12/4/87 prepared by Heidi Hoffmann shows the plan. Based on my review of the regulations, I find that the proposal constitutes an insubstantial modification of the approved restoration plan (as amended by HPC's approval on November 19, 1987). I spoke with HPC Chairman Bill Poss about this request to find out whether he wanted this matter brought forward for HPC's reconsideration; and he stated that he did not. I recommend that you approve the requested insubstantial modification of the approved development plan pursuant to Section 24-9.6(a) of the Municipal Code. If you so approve, please sign the signature block below. The applicant is herein advised that any future deviations to the approved plan must also be brought to the Planning Office's attention. I hereby approve the requested insubstantial modification of the Elli's restoration plan. 41, 4-4 u~ Alan Ritbhman, Planning and Development Director cc: Heidi Hoffmann, Project Manager, Hagman Yaw Architects John Palmer, Building Official Historic Preservation Committee sb.e12.4 U -I .. /9 4 IJ \ 6/ / / I C . 0 -/ 3 1.0 1 1 , 47 _11.1-L , )t h<.O ik 1-o --- 4 - - C / --Â· 60-5 . ~ 17 4 1\ 1 - + , 1 - i + 1 1/4- 1 /1 ----------Eal (Trrioj~Â« CAJFK-- L jÂ·- 2 90410 WAkÂ» 1 1 4~414 Wl 1 -2244% 00//Ug ..1 - -- - 1(fl/,il ~-- 0)1r Li 1 1 , AMOO 1/ LOALE 1 91 4-1231 , i ' [U/Ce,4 9 0.411 L.04'LUVM 4-,r'rn t Walker/Grob Enterprises, Inc. GENERAL CONTRACTORS nirÂ· 9 rn-., Â· 1 BOB WALKER ~ j[Rj~ONE,[703)2927-4262, DARRYL GROB i ii PHONE (303) 923-3428 iu Fi Historic Preservation Committee Dec. 2, 1987 City of Aspen Aspen, Colo. Conceptual Revisions Aspen Fire Protection District Office Addition To the Committee: After reviewing the written transcript of our conceptual approval meeting of Nov. 24, 1987 and meeting with the AFPD Board, we are proposing the following revisions to the AFPD Office Addition: 1. The Committee expressed concern about both physical and visual encroach- ment on the park/open space by the south facade and the front overhang. Revised proposal: We will move the entire building 1'- 8" back towards the alley. This does not encroach on the required parking space of 18'. In addition we are reducing the building depth from 25'- 3" to 24'- 6" by moving the south facade back away from Hopkins 1'- 9". We are also reducing the overhang from 4'- 1" to 2'- 6". This revision places outside front line of the structure (the overhang) 9" farther towards Hopkins than the original proposal of 1982. The required open space fronting Hopkins is 15% of the lot area or 1805.4 SF. We have provided 1806 SF. 2. The Committee felt that the height of the building should be addressed. Reply: We feel that the parapet should remain as designed; i.e., to align with the top of the Thrift Shop. Wefeel that this parapet helps to screen the back of the building in the alley behind the addition and - therefore visually defines the park more clearly. 3. The Committee felt that the addition should be less a part of the Thrift Shop visually as well as having a "softer" look. Response/revised proposal: In general we feel that there is nothing wrong with the design as it now stands. The use of the terms "natural" and "soften by using wood" seems to be somewhat influenced by personal preference and may not be a legitimate design parameter. The most out- standing buildings in the core area of Aspen (the Wheeler, the Brand Building, Ute City Bank, the Jerome, the Court House, and the new buil- dings at Cooper and Hunter) employ little wood on their exteriors. Any wood trim used is painted. The severity of these structures is mitigated by the use of texture, color, and ornament in the brick and stone which are the primary materials in these buildings as well as in the painted detailing of the cornices and the window and door openings. The Thrift P.O. BOX 12369 Â· ASPEN. COLORADO 81612 Walker/Grob Enterprises, Inc. GENERAL CONTRACTORS BOB WALKER PHONE (303) 927-4262 DARRYL GROB PHONE (303) 923-3428 Shop is acknowledgedly a visually severe structure and the Committee felt that this severity should not be extended to the Office Addition. We do not agree with this in principle (it seems to us that it may not be appropriate to introduce a third facade into this group of three buildings). However we feel that since the Committee expressed such a strong concern about color as an antedote to the Thrift Shop coldness we should reconsider this aspect of the design. We would therefore propose the following revisions: a. We will retain the 8x8 grid concrete block but paint or stain the block a terra cotta or similar color; samples to be approved by the Committee. Budget Considerations preclude the use of integral color (too few blocks for a run), or cut stone or brick. We will also have more color options with the paint or stain. b. The overhang fascia will be either of painted wood or painted sheet metal (similar to the material used on the Hotel Jerome porch cornice) in a warm dark maroon or burgandy color (not a bright red like the Fire Barn). c. The windows, doors, and trim will be painted the same color as the overhang fascia. The resulting facade will appear warmer by contrast to the grey of the Thrift Shop. We hope that these revisions will answer the concerns of the Committee. Respectfu-ily Mabmittefâ‚¬ ty V i Â¥ /1 /1 M 4 A_.f- Robert L. Walker, / Project Architect P.O. Box 12369 â€¢ ASPEN. COLORADO 81612 V_ 4-_ DECEMBER 1, 1987 TO: ASPEN IIISTORICAL PRESERVATION COMMITTEE FROM: W, SCOTT AND M, CAROLINE MCDONALD REQUEST: REVIEW OF PROPOSED DEVELOPEMENT OF 300 W, MAIN ST. LOG HOUSE, (3 LOTS, O ZONE). PROPOSAL: - RETAIN ORIGINAL STRUCTURE AND TREES. - CONSTRUCT TWO STORY LOG ADDITION, 1 FAMILY LIVING WITH ONE EMPLOYEE HOUSING UNIT. TOTAL LIVING AREA LESS THAN OR EQUAL TO 2600 SQ. FT. - UTILIZE ORIGINAL LÂ®G HOUSE AS A SMALL RESTAURANT. - CONNECTION BETWEEN TWO STRUCTURES VIA RESTAURANT KITCHEN. - RESTAURNAT PARKING: PARALLED IN 2ND ST. Airm ALLEY. 1; - T@TAL STRUCTURAL AREA FOR 9,000 SQ. FT. LOT LESS THAN 3800 SQ. FT. ALTERNATE PROPOSAL: - REMOVE LOG CABIN AND CONSTRUCT DUPLEX FOR SPEC- ULATION SALE. ATTACHMENT 1: PLOT MAP, PROPOSED BUILDING LINES AND PARKING ATTACHMENT 2: BACKGROUND PROFILE, W.:SCOTT AND M. CAROLINE MCDONALD. ATMe ikfrunT- 1 . ~ rn i 5 -,-f. 'Â·-1 63 1"E DO.,9 1 Aa, 'Â·' SET.PIN kCASÂ· 4' r..v r :,' TFUE t.Â·,7 0 #hop , LINE--| it 15. 1 - b 1 7049 -444*t**4 i ' * te . Â· ; t#z i 1,f..4 1., T:9'i*1!JN- ~Â· *~~ ~ 1.'*b 071- 5 '-*-~.- t/ HOUSE *24 V' Â£"f #b 300* :. 7 .ft: / Folll,IDATION B :0.0 m ~ 45@ 21,1.: 21*9 V. 1 RET.WALL 54.0' , .4 1 1,, 24. 41â‚¬. : \ 0 9' 9 VA rl) 01 ' *f 'f.:#ah 54 ; *i >'.94*k, 0 64, 19 - _ 2 i.-P.~ 6,['E S.10. 71. F ' 9 LOG lÂ·IOUSE" 4.0' P.ci lili~kitm,-Ros~)* .~2 ~:~~~~2* I . 1 , C. J 1 .9 0 "J 2 -AK Â£ a ' ' A . 40% ~ .-- 'd'All FEW. 9 li 1.5, . h , â€¢tÂ· 1-- ' 262 x 10.0 N h PLANTE T 1:5' 1/.2 - f,.4 . i 0 41 1.Â£ n ?-4 FE:,I.~13.\ 1 -2 0 1 0 4 1 --1 6.0 r--7 6' / L I I J E 1 1 *J L_-J h . IE 1 1 -FÂ· 2, i ;:45 Pr W .- < 1- Nk, 91) 717 g.gi-n 4 <3\ 2Â·6 Â·i,,#t'Â· ~ / t-- - UA' ' Â·.Â·1Â·K r V/4 1-- 7 11 - V l)Â· U 10 /7 - (9 \ A F E O R L I ~,1 F J : rti '1. ~ 1, *. 4-0' t/'.t~i :liÂ·1. f 1 "=20 5 4-%'. 4Â·3294 1,~T \,v/A LL P.,4 ..'' 1 EHIS ELEL:'t' SE-' N 7 Er, 09' 11" V\/ -3 (D.r.7 - ' CHIS ELED X" FOI~!ID / (CONC. 5/W'\ P/\ A 1 1,1 5T (1)9O0050f-) iblf\W) #-Ii IMPROVEMENT SURVEY Lots Q, R, and 2, Block 44, City and Townsite of Aspen, County of Pitkin, State of Colorado. (390 F. Main St., Aspen, CO 81611) SURVFYOR'S STATEMENT I, JAMES W. SEXTON, STATE THAT THE IMPROVEMENTS ON THE ABOVE-DESCRIBED D PR- ' t CEL ON THIS DATE, OCTOBER 7, 1987, EXCEPT UTILITY CONNECTIONS ARE ENTIRELY WITHIN THE BOUNDARIES OF THE PARCEL, EXCEPT AS SHOWN, THAT TIIERE ARE NO ENCROACHMENTS UPON THE DESCRIBED PREMISES BY IMPROVEMENTS ON ANY ADJOINING PREMISES, EXCEPT AS INDICATED, AND THAT THERE IS NO APPARENT_ EVIDENCE OR SIGN OF ANY EASEMENT CROSSING OR BURDENING ANY PART OF SAID PARCEL, EXCEUT ~S NOTED. FURTHER STATE THIS MAP AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN CCORDANCE WITH THE MINIMUM STANDARD DETAIL REOUIREMENTS FOR IMPROVEMENT SURVEYS JOINTLY ESTABLISHED BY AND ADOPTED BY A.T.A. AND A.C.S.M. IN 1962, AND THAT THIS MAP WAS PREPARED FOR W. SCOTT MCDONALD AND M. CAROLINE MCDONALD FOR THE USE OF STEWART TITLE OF ASPEN. NOTES 1. Survey was based on monuments at the intersections of 1st and .Alain Street and 3rd and Main Streets, which were field-checked and found to be \%\\\9 1111'll//Uo// substantially correct. ,461 WARREN ttI1,, 2. Chiseled "X" at southeast corner of propertv is e#*AikE'Xfy.:3,4%feet from 116..4 true property corner. 9%-772 â€¢ ACC>Ar ./ 9. Ll'' : 1004 - 8 -4 1 5 C n. 8, e BY: C11Â¥lfA hT Â·,1 / . . P. .. Jawds tÂ·14,-Â·Â·S~42%Â·tg?ilit*PÂ© s < 0.4.1 0 ti %:I,Op c 6030 + miT\\~ Job ~4~umber : 9.*8,80:;,til\*-109-85 ~~Â·Z~~o~ SUR f'El'ORS 6' =12- HIGH COUNTRY / d ' ,):i \,ij,1,(-1' P):17:1<01:Jiwoo e,DE;;)41'â‚¬,fllt,#""3 4 1 L , ATTACHMENT 2: BACKGROUND PROFILE, SCOTT AND CAROLINE MCDONALD SCOTT: - ASPEN RESIDENT FROM 1960-1973 - SAN FRANCISCO DAY AREA RESIDENT 1973-1987 - EDUCATION HIGH SCHOOL: ASPEN HIGH 1962-1966 COLLEGE: COLO. SHOOL OF MINES, U.C. IRIVINE, C.U. 1966-1972 MAJOR CHEMISTRY. - PARENTS, PERMANENT ASPEN RESIDENTS SINCE 1960 JOYCE K. AND B I LL MURRAY. - SKILLS: COAST GUARD REGISTERED SHIP WRIGHT, CABINETMAKING, CONCRETE AND GENERAL CONSTRUCTION EXPERIENCE. - PROFESSIONAL EMPLOYMENT: 1 YR. .BI-POLAR PROCESS ENGINEER NATIONAL SEMICONDUCTOR. 8 YRS DISCRETE HI-REL (MILITARY FLIGHT) BASELINE, ASSEMBLY, CERAMIC PKG. DESIGN SENIOR ENGINEER. FAIRCHILD SEMICONDUCTOR ACCOMPLISHMENTS: - BUILT AND SOLD(TOP DOLLAR) 32FT SAILBOAT - DESIGNED (PKG) AND OVERSAW ASSEMBLY OF MINITURE 16 AND 20 LEAD CERAMIC ENCAPSULATED MEMORY CORE DRIVERS ' FOR MILITARY SATILITES AND THE Bl BOMBER - DESIGNED BUILT AND SOLD (TOP DOLLAR) HOUSE IN MARIN COUNTY. GOALS: TO BE SELF EMPLOYED, RAISE OU TWO CHILDREN IN ASPEN. CAROLINE: GRADUATED FROM : NORTH SHORE COUNTRY DAY WINNETKA, ILLINOIS 1967 UNIV. OF COLORADO, AND COLO. WOMANS COLLEGE. B. A. AND TEACHING CERT, 1971 EMWYMENT : 1972-1973 Dr. J.S. BAXTER, ASPEN 1974-1979 TEACHER FOR SANTA CLARA COUNTY SCHOOLS. 1979-1987 MOTHER TO WINNIE, AGE 8 AND WILL, AGE 3 CO-BUILDER OF MARIN HOUSE ALL PHASES. THE ONLY JOB WE DID NOT DO WAS THE SHEET- ROCKINT,T-- M; 1 4 * 1 $1 t'I 11 -2 1Â¥/ASC/96 Iqt'Of) / AN'-7 A.LpedÂ©t J :0 / 3 - 9 030 \ i 11 4 Â¢211 4 1 L96/ ' 9 '796 : ELL>*3 - - Ik itit i,1 64:d ; 2 212 1 5] til ------- ---- ---- --- ----- - ---- ------ cift :/ - Al es Boat _ _ _____ _ - rÂ·-4011.1 007 903)dde - 9 -â„¢.:19â€¢ hed o / 9~*' -10121.1610 NOUSelÂ©212 221/=+ 1-redâ€¢91 rNCO dly ' ON CO ' 141-79 U 1/ / t / 0 i il / 1 aOÂ¥+6 -Id rat-1 l - # - - -7/6081:,ta -2.9 61 - 00 -- - ~ LF>NVHQE,02 -- - f EN M .1Se,U:21Â¥:9 - / 4 le i_ 10Â»Eft - \D dÂ¥,1 , 0,902 4 1 E /1 0 Â¥ */02 1 1 .\ â‚¬\ El Dit\ 01 . 1 4 ~-79072-9707 --210,9/2 229 1 ~~ 2 7 1 2 \ \\ S Neil-,adv 92/4,20 1 X -\ p y \ 1 : 1.4\ 22 th 3 AM Â· 44-11 5.9/eli -,ez. ,\ \C\, , , 1 1 1 1 1 N 1 2 I J -% \ 1 : 1 2<- 4 10 -â‚¬13 , :- . 1 1 1 1 C r-lilli I O 40'01/ 9 M 1 -7 1-laa:*ot d i . I , - , 00'00 i PNÂ¢-7 kl79,107!71 4. IfÂ» MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Steve Burstein, Planning Office RE: Revisions to the Historic District and Historic Landmark Development Guidelines DATE: December 2, 1987 At the November 19, 1987 joint City Council-HPC work session on the design guidelines, staff was directed to make several changes to the document. We were also directed to bring the proposed language to you for input before the City Council public hearing on December 14. Following are the changes we intend to make to the document: 1. On page 1 retitle I.B. Function of Guidelines as Purpose of Guidelines and add: Historic preservation has long been considered a particular- ly important factor contributing to Aspen's quality of environment and community character. The development guidelines indicate the community's belief in preservation and encourage a thoughtful, sensitive approach to historic preservation in Aspen. 2. On page 15, paragraph 1, delete the time HPC meetings are held. 3. On page 35, paragraph 2, add: In all new commercial construction, compatability to adjacent building types should be considered. 4. On page 36, paragraph A.2., change: In some cases a courtyard or corner open space may be considered if it has an active function or gives desired relief for the purpose of allowing a historic landmark to stand out more prominently. 5. On page 79 define replication as: Replication: The process of reproducing by new construction the form and detail of an existing or previously existing building, structure or object, or part thereof, on a site where no such building, structure, or object had existed. . Council and HPC discussed several other issues without deter- mining that changes to the Guidelines should be made. They include: (inli'Â·U---Â· - Regarding new construction, the Guidelines can be construed to encourage designs that thpolotggâ‚¬&Mer a lot of historic elements (see page 35, V. Commercial Bdildings - New Construction, paragraph 2, and page 39, paragraph C.4. regarding imitation). There is a certain schizophrenia in identifying historic archi- tectural elements, encouraging consideration of the most impor- tant elements in new design, then asserting that it is generally appropriate to create a sensitive contemporary design. Some architects would consider this a reasonable challenge, others would say "the safe way is to select a design that very definite- ly harks back to historic styles." The Committee has discussed this subject at length and arrived at the conclusion that it wants to present designers with precisely this challenge, without unduly limiting design options ranging from thoroughly contemporary to replication, depending on the site and neighborhood characteristics. The Guidelines identify those characteristics but cannot rigidly classify constraints, given the diversity of styles in Aspen today. - Paint colors were again discussed. Everyone appeared to be satisfied with the statement of HPC's willingness to lend assistance upon request. sb.guide2 2