HomeMy WebLinkAboutagenda.hpc.19951129AGENDA ASPEN HISTORIC PRESERVATION COMMISSION November 29, 1995 REGULAR MEETING MEETING WILL BE HELD IN THE B 5:00 I. Roll Call and approval of October 25th minutes that were handed out at the last meeting. Also approval of Nov. 8, 1995 minutes. II. Commission & Staff Comments III. Public Comments IV. NEW BUSINESS ft\,ber /1:~-ov-<Dpin,~~2.~u **7413*p 65(./ ot.) ..,·1¥1 a..,1 - LO' Ado_-43 - 5:10 A. 240 Lake Avenue- Worksession 5:30 B. 918 E. Cooper- Worksession G; to 6:00 C. 500 W. Bleeker- Worksession V. OLD BUSINESS 6:30 A. Inventory of Historic Sites and Structures, 925 King Street and Colorado Midland Right-of-Way- Worksession 7:00 B. 820 E. Cooper- amendment to Conceptual (to be presented at the meeting)004 13+4 4166 4__ 7:20 C. 610 W. Hallam- rescind landmark designation 7:40 VI. Project Monitoring 7:45 VII. Adjourn SITE VISITS: 925 KING, SHADOW MTN., 240 LAKE. MEET AT THE ALLEY SIDE DOOR OF CITY HALL AT NOON. REMINDER: BOARD APPRECIATION PARTY ON NOV. 30 AT THE WHEELER. HPC POTLUCK CHRISTMAS PARTY IS DECEMBER 15TH AT THE ERDMAN'S. TIME?
HPC PROJECT MONITORING HPC Member Name Proiect L Donnelley Erdman The Meadows Collins Block/Alley 624 E. Hopkins (CD:3-8-95) r 220 W. Main- European Flower 930 King Street- Cunningham 330 Gillespie 426 E. Main - Galena Plaza Jake Vickery The Meadows a 130 S. Galena- City Hall 520 Walnut- Greenwood 205 W. Main- Chisolm 610 W. Hallam- Iglehart Leslie Holst Holden/Marolt Aspen Historic Trust 303 E. Main- Kuhn 930 King- Cunningham 939 E. Cooper- Langley Entrance to Aspen ~ Roger Moyer 409 E. Hopkins Holden/Marolt 303 E. Main- Kuhn 420 E. Main 107 Juan Martha Madsen 132 W. Main- Asia 435 W. Main-L'Auberge 706 W. Main (CD:4-27-94) 702 W. Main- Stapleton 525 W. Hallam Wyckoff Linda Smisek 229 W. Hallam- Pinnington 316 E. Hopkins- Howling Wolf 939 E. Cooper- Langley 801 E. Hyman- Elmore Sven Alstrom 624 E. Hopkins 4-12-95 Barn and historic house approved final Susan Doddington Melanie Roshko 0
0 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 610 W. Hallam Street, rescind Landmark designation DATE: November 29, 1995 SUMMARY: Landmark designation of 610 W. Hallam was approved in 1994, in conjunction with a redevelopment of the site. The structure was built in 1888 and has been listed on the "Inventory Of Historic Sites and Structures" since 1980, rated as "contributing" (meaning that the resource has maintained its historical or architectural integrity). During construction of the project, the site was red tagged twice, because the property owner had apparently demolished more of the structure than was approved. After the first red tag, the City considered taking legal action, based on misrepresentations and misleading drawings provided to HPC, but instead negotiated with the property owner. This decision was due to the finding that the HPC approvals, which had been made in a brief manner with no 0 conditions of approval since the HPC was enthusiastic about the project as it was presented to them, lessened the City's position that more demolition than approved had occurred. The property owner was asked to replace a section of the roof that was demolished with the original members and to work with another historic property in town which was in need of stabilization. In September, a site inspection by the HPO and Chief Building Official, Stephen Kanipe, showed that the portion of the historic structure which had remained standing had been reframed/reconstructed to the point that the original historic building could be considered demolished. A second red tag was issued, which was later removed pending HPC's final decision on the matter. HPC has visited the site and recommended to Staff that the landmark designation be removed, but that the site remain on the historic inventory. As a result of this experience, HPC will begin documenting all of their approvals in the form of a resolution, which will include boilerplate language regarding the usual and customary procedures expected when repairing and structurally improving a historic building. Although it is understood that the miner's cottages especially need - a good deal of reinforcement to meet current building codes, it has 1
been HPC' s expectation that new materials will be "sistered" into the old structure as needed. In this case, it appears that a whole new building was framed and that the old materials were merely tacked into place, possibly not even in their original location. The structure was somewhat unique in that, while the original form was completely intact, all of the exterior materials had been replaced. Therefore, the historic significance of the structure was really it's overall design and framing (which is not visible from the exterior.) The final product of this redevelopment will look from the outside as it was approved by HPC, however the Commission feels that the building no longer holds sufficient historic significance to be called a landmark. APPLICANT: The City of Aspen/Aspen Historic Preservation Commission. OWNER: Jim and Sandy Iglehart. LOCATION: 610 W. Hallam Street, Lot P and Q less 7.5' of Lot P, Block 22, City and Townsite of Aspen. PROCEDURE FOR REVIEW: Landmark Designation is a three-step process, requiring recommendations from both HPC and P&Z (public hearings), and first and second reading of a Landmark Designation Ordinance by City Council. City Council holds a public hearing at 0 second reading. Rescindation of Landmark Designation (Section 7-707) follows the same procedure and requires a finding that the designation standards are not met. LOCAL DESIGNATION STANDARDS: Section 24-7-702 of the Aspen Land Use Code defines the six standards for local Landmark Designation, requiring that the resource under consideration meet at least one of the following standards: A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social or political history of Aspen, the State of Colorado of the United States. Response: This standard is not met. B. Architectural Importance: The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character. 0 Response: The basic form of the front portion of the 2
original house has been retained, however none of the 0 original materials remain in their original context. Overall dimensions of the building may be slightly different now, SO the structure cannot be said to represent the architecture of that period. C. Architectural Importance: The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. Response: This standard is not met. D. Architectural Importance: The structure is a significant work of an architect whose individual work has influenced the character of Aspen. Response: The architect or builder is unknown. E. Neighborhood Character: The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance Of that neighborhood character. Response: There are a number of historic structures adjacent to and surrounding this site. Two structures in this area have recently been removed from the historic 0 inventory because the integrity of the sites was severely diminished through excessive alterations. This structure has now lost its integrity as well through excessive demolition. F. Community Character: The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. Response: The property no longer maintains the historic importance it previously had, nor does it represent the method of preservation which the community supports through the preservation program. Recommendation: Staff recommends HPC recommend that Landmark Designation of Lots P and Q less 7.5' of Lot P, Block 22, City and Townsite of Aspen, be rescinded, finding that the designation standards are no longer met. The City has created a program of incentives to help offset the development encumbrances inherent to historic properties, many of which this property owner took advantage of. In 0 3
0 fairness to other applicants and participants in the HPC program and in an effort to preserve the integrity and proactive spirit of the HPC, this landmark designation should be removed. Additional Comments: 0 0 4