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Home My WebLink Aboutagenda.hpc.19960424AGENDA ASPEN HISTORIC PRESERVATION COMMISSION April 24, 1996 REGULAR MEETING SISTER CITY ROOM 5:00 I. Roll call and approval of April 10,1996 minutes. II. Commissioner and Staff Comments III. Public Comments IV. NEW BUSINESS 5:10 A. 1008 E. Hopkins Ave. - Worksession 5:40 B. Tennis Townhomes, Aspen Meadows - amendment to final 6:20 C. 426 E. Hyman Ave. Conceptual Development (continued from April 10, 1996) 7:00 D. Select annual preservation honor awards V. OLD BUSINESS A. Project Monitoring 7:30 D. Adjourn PROJECT MONITORING Donnelley Erdman Meadows Collins Block/alley 624 E. Hopkins 220 W. Main - European flower 930 King Street 420 E. Main Galena Plaza Jake Vickery Meadows 130 S. Galena 520 Walnut Street - Greenwood 205 W. Main - Chisolm 610 W. Hallam Leslie Holst 303 E. Main Kuhn 930 King Street Roger Moyer Holden Marolt 303 E. Main 520 E. Main 107 Juan ISIS 939 E. Cooper Martha Madsen 132 W. Main - Asia 435 W. Main - L'Auberge 706 W. Main 702 W. Main Stapleton 525 W. Hallam Wyckoff 316 E. Hopkins - Howling Wolf Sven Alstrom 624 E. Hopkins 712 W. Fraitcis - Orbe residence 918 E. Cooper 820 E. Cooper Sven Alstrom 939 E. Cooper Susan Dodington 612 W. Main Melanie Roschko 918 E. Cooper ISIS CONCEPTUAL APPROVALS WHICH HAVE ]9_0) GONE TO FINAL: 520 Walnut (Greenwood), expires March 22, 1995 834 W. Hallam (Poppie's), expires April 26,1996 123 W. Francis (Vickery), expires May 24,1996 406 W. Hopkins (Isis), expires August 23, 1996 820 E. Cooper (Anson), expires September 27,1996 939 E. Cooper (Langley), expires November 9,1996 824 W. Hallam (Poppies), expires April 26,1996 j MYLER & SCHWARTZ ATTORNEYS AT LAW DAVID J. MYLER 106 S. MILL STREET, SUITE 202 ALAN E. SCHWARTZ ASPEN, COLORADO 81611 (970) 920-1018 FAX 920-4259 April 22, 1996 Historic Preservation Commission c/o City of Aspen 130 S. Galena Street Aspen, Colorado 81611 RE: 1012 East Hopkins Avenue, Aspen, CO Dear Historic Preservation Commission Members: We appreciate the opportunity for an informal, pre-application review of the off-site relocation potential for a small house at 1012 East Hopkins which is owned by our clients, Rae and Roland Marasco. In support of our request, we offer the following for your consideration: On January 31, 1996, members of the Commission conducted a site visit at the Marasco property. There was general support for approval of an off-site relocation if it could be determined that the house was moved to its present site and if an acceptable receiving site could be found. We have located Marion Chabay who purchased and moved the house in 1955 from the West End of Aspen to 1012 East Hopkins (see attached letter). We have also enclosed a picture of the house taken by Mary Hayes in the 1960's with the street number of "420" on it. It appears that the picture was taken after the house was relocated from 420 West Francis to 1012 East Hopkins. Regarding a new site, we have been contacted by David Hauter, Asset Manager for the City of Aspen, who is interested in incorporating the house into one of the City's affordable housing projects (see attached letter). Pursuant to the Land Use Code applicable to historic resources, the following standards must be met for an off-site relocation: 1. The structure cannot be rehabilitated or reused on its original site; 2. The relocation activity is demonstrated to be the best preservation method for the integrity of. the structure, and the historic integrity of the existing neighborhood and adjacent MYLER & SCHWARTZ Historic Preservation Commission April 22, 1996 Page -2- structures will not be diminished due to the relocation; 3. The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation; 4. A relocation plan shall be submitted, including posting a bond with the engineering department to insure safe relocation, preservation and repair of the structure; and 5. The receiving site is compatible in nature to the structure, the character of the neighborhood is consistent with the architectural integrity of the structure, and the relocation would not diminish the character of the neighborhood of the receiving site. Since the house has been moved, it cannot be rehabilitated or reused on its original site. We believe that relocation may be the best preservation method for the house because the existing neighborhood is no longer victorian in character, and surrounding structures are of a much larger scale. Certainly, the adjacent contemporary structures will not be diminished due to relocation. Furthermore, if the receiving site is an affordable housing project, the house would be used as a home for working residents which is compatible with its history. In conclusion, we believe that relocating the Marasco house would best showcase this historic resource. If the Commission agrees in concept, we are prepared to process a formal application. If you need any additional information, please do not hesitate to call. Very truly yours, MYLER & SCH#~TZ 1/ 1 By:g~_ 71 I- David J. J~fer-- DJM : 1j s Enclosures CC: Roland and Rae Marasco marasco\hpc.ltr MARION CHABAY 1532 PELICAN POINT DRIVE #141 SARASOTA, FLORIDA 34231 March 13, 1996 Ms. Amy Amidon HPC Officer City of Aspen 130 S. Galena Street Aspen, CO 81611 Dear Ms. Amidon: This letter is to confirm that in August of 1905 my husband . and I bought a victorian house that was then located near 3rd and Francis Street in the West End of Aspen. We moved the house at that time to its present location at 1012 East Hopkins Avenue. 0 The victorian house we relocated had a gingerbread porch, wood stove and a spiral staircase. We set the foundation and placed the house as far back from the road as possible so we could hear the river and avoid the dust from the road which was not yet paved. I hope this information is helpful. Sincerely, . 1 f f Â·Â·di LU .l l UVI-ty Marion Chabay 0 . . I. . .7- , m 49-.3~ 57-. '- .. re r Â·.4 - - . . - i f- 11 7â€¢ â€¢ . N 4 P . CD Â· r f : 2.2:. 7 -tht= . ..:GA' 4 L 1 3 ...3.4 1 1 > 1 .4 r 1 -- 4~4-* t.Â· 1 r 71Et ~ . 1.: .... P r , 1- Â· 1 -4,3331:9' ..:1 2%4.-0-49 Â· - Il, 3/ r.+-3 -.- : 4 420 ORIGINAL PHOTOGRAPH SHOWS 420 WITHIN THE ABOVE CIRCLE. 4,4 14' *0,1 >*N I. 1-'"444'm<+1'.iMW Â· 4 tâ€¢ . March 25, 1996 0 Amy Amidon A 58*:14 Historic Preservation Officer 19*015.01. 42*19 bp. j.Â·*f-* Â·:*Â·1*3 City of Aspen Wfg-423?.F'ku< Or'k.-i./39*9 Aspen, CO 81601 THE Cn'Y OF AspEN RE: Old Victorian House @ 1012 East Hopkins Dear Amy: It is my understanding that the owners want to move the house off the property. I spoke with David Myler, the owner's attorney, regarding the possible relocation of this home to the City's proposed Affordable Housing development. The idea of relocating this home and placing it on a new foundation at the housing site is very intriguing, and one that I feel deserves consideration. I have not assessed the feasibility or costs, but know from experience that this type project is more often than not, cost prohibitive due to the moving expense and the high cost of renovation work. However, I am interested in discussing the possibility ofthe. relocation, renovation, and 0 reuse of this historic structure at the City's proposed affordable housing project. SAncerd?ly, 11 1 . Daviwkiauter, Asset NI34ger City of Aspen CC: David Myler Peggy Rink k. I 30 SouTH GALENA STREET â€¢ ASPEN, COLORADO 81611 â€¢ PHONE 970.920.5000 â€¢ FAx 970.9203197 Printed on Recycled paper TV- - 83 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: Aspen Meadows Tennis Townhomes, Amendment to Final DATE: April 24, 1996 SUMMARY: The Tennis Townhomes are new buildings proposed as part of the Meadows campus. Portions of the Meadows are included on the "Inventory of Historic Sites and Structures" due to their association with designer Herbert Bayer and Fritz Benedict. HPC reviewed the Tennis Townhomes as part of the Meadows SPA (specially planned area) application in 1991 and granted final approval for them on May 8, 1991 (minutes from the conceptual review and the entire packet and minutes from the final review are attached). At this time a new party is interested in developing the townhomes and proposes changes to the approved plans. The Community Development Director has determined this to be a "one-step" review. LOCATION: Meadows campus, across from the tennis courts. APPLICANT: Butch and Sundance, represented by Stan Mathis. STAFF EVALUATION: In reviewing the minutes of the Conceptual and Final reviews, HPC strongly felt that the Tennis Townhomes should relate to the "international style" architecture on the Meadows campus. Materials, especially roofing and the large end walls of the units were a focus of the discussion. The new proposal for the Tennis townhomes is shown on the large blueprints (the second sheet is the previously approved design.) The applicant proposes to build six instead of seven units and to break them down into pairs with a walkway between them. Staff finds that the new proposal exhibits some of the important characteristics of the other campus buildings, however there is no visible entry and less emphasis on cantilevered and recessed areas than was the original proposal. In addition, the west and north elevations are not provided, nor is detailed information regarding materials. A streetscape elevation, showing how these buildings relate to adjacent structures would also be helpful. Staff recommends that HPC support the general approach of this design, requesting additional information as described above and restudy of the entryand east facade in general. Historic Preservation Committee Minutes of February 13, 1991 ASPEN MEADOWS, RESIDENTIAL DEVELOPMENT ONLY CONCEPTUAL DEVELOPMENT - PUBLIC HEARING Perry Harvey: I would ask the HPC to make a finding that we can make our final SPA submission prior to receiving final HPC approval on the Meadows Projects because we are on a time line. I know you haven't seen the rehearsal or academic portion. It is stated on the Master Plan that HPC has the right to work with us. It is not stated in the code. Joe Wells: The application for the conceptual on the academic, MAA is complete and I will try to get it to you before the end of the week. Gideon Kaufman, attorney: This is a risk with us as you will be reviewing and this enables us to move forward. Roxanne: We feel it is very important to have HPC input prior to submitting their final SPA. We had said that we didn't have to have final review if the Board felt comfortable enough at conceptual. Remember you are only seeing 1/3 of the application today. Bill: Is there a way to review the academic, MAA for conceptual in order ford them not to have a delay. Perry: You will review the residential tonight. You will have the conceptual on the academic etc. prior to going to P&Z so the input will be available. Roxanne: Allow them to submit for SPA final with the condition that our review for conceptual and comment get to the planning office in ample time to be attached to the P&Z memo. Gideon: Can we meet with the sub-committee next week. Roxanne: The earliest that the HPC could see the academic would be March 13th. Perry: We are in this bind because the Master Plan stated that we had to have HPC conceptual and final approval before we submitted. This Council wanted to finalize the approval before the elections. Bill: We have a meeting on the 27th. and could not the sub- 7 committee report back to us at that time and then we will have at least reviewed it. 3 Historic Preservation Committee Minutes of February 13, 1991 Roxanne: The Board is saying go ahead and let them submit and then the sub-committee can report back. STRAW POI* Bill Poss did a straw pole as to how many committee members are in support of allowing our sub-committee on the Meadows to work in conjunction with the applicant concerning their SPA approval specifically towards the rehearsal facility and academic buildings; chalet/lodge portion. Allowing them to work with us and report back to the Board on the 27th of Feb. Perry: This is authorization to go ahead and submit the SPA without conceptual and final. Bill: Yes. All favored except Les. REVIEW PROCESS Less stepped down. Trustee Townhomes Roxanne: You are looking at conceptual development approval for the trustee townhomes, tennis townhomes and an advisory review for the four single family home sites. Concerns focused on specific materials, details and landscaping. The earth covered parking spaces were found to be appropriate. The tennis -~ townhomes were received positively in the way of massing, scale and general design. There was concern of the stepping of the units. We are recommending approval of conceptual with conditions as stated in the memo dated Feb. 13, 1991 to be met at final. Perry: There are currently 8 trustee units 1700 sq. ft. and with the remodeled they will be 2500 sq. ft., three bedroom units. The units step down and we will maintain that step down in the new units to create the same visual integrity. The bedroom additions are on the west looking into the hill. We have attempted to take the parking and push it over into the hillside so that when you look down at the units you will see a landscape courtyard which will soften all of the units and create a nicer entryway. The materials are the same. We will maintain the horizontal beams that connect the units. We intend to use wood shingles in a straight cut pattern so the materials echo on the new And the .A renovated. Renovations are primarily to the interiors' and the only major change is opening up the car port to create k landscaped area. 4 Historic Preservation Committee Minutes of February 13, 1991 Chairman Bill Poss opened the public hearing. Tennis Townhomes Perry: There are 7 tennis townhomes and they are stepped. It is about 150 to 155 ft. setback to the road. There is covered parking and we have perceived the 1 1/2 stories. The project will extend to where the swimming pool is currently at the Meadows. The vegetation will act as a buffer. We want to reflect what is going on in the trustee houses but not duplicate it. Our original plan was to have the cars parked in front of the units but in the spirit of getting rid of the automobile impact on the site we tucked them in to reduce visual impact. Charles: one condition would be that the model be updated to reflect the parking scheme so we can see that physically. Perry: We had talked about the roofing as to whether it should be the same but we are open for discussion. Jake: My only concern is that the roof will be visible if it is not set up, a big surface of something. Bill Poss opened the public hearing on the tennis townhomes. COMMITTEE COMMENTS 0 Glenn: I was in support of the asphalt shingles for the roofs vs the wood. On the trustee townhomes at the sub-committee worksession with the architect we discussed an idea of wrapping the shingles around the base to add another line to break up the large end walls. I was in favor of the solid walls on the end as opposed to opening them. Roger: The worksession went well and we also discussed the thickness of the roof and stepping it back because that was a major element to the entire roof scheme. One of the major issues for final is to present an updated model to reflect the parking scheme. Perry: Regarding (i) the single family homes we don't intend to design those homes. They will be sold as single family home sites. The consensus was that these home should not be part of the campus but that they should be part of the west end. They 1 don't relate to anytuing existing. Bill: The Committee agrees with you that it should~not relate to the international style but should relate to the west end. I thought that you were going to provide a narrative that we would 5 0 Historic Preservation Committee Minutes of February 13, 1991 0 review. Perry: I have no problem with that but this talks about a palette of materials and compatible massing. When I read that I interpreted it to be compatible with the campus so I need a clarification. Charles: At the worksession we talked about somehow stepping those houses down, so it gradually goes up instead of an end wall. It is compatibility to the west end. Chairman Bill Poss closed the public hearing. Les reseated. MOTION: Charles made the motion that HPC grant conceptual development approval for the Residential portion of the Meadows property with the following conditions: a) Further study be given to the Tennis Townhomes to reduce their visual impact and provide a massing model to show the parking and landscaping proposed. b) Detailed preservation plan for the Trustee townhomes materials and architectural features with the idea of a subtle compatible design difference be created to the new Trustee Townhomes to discern between the original and new. 0 c) Trustee Townhome carport remodeling, detailed drawing showing that. How you plan to extend the roofs of the townhomes. d) Further study of the design articulation, materials and texture of all end walls; Tennis Townhomes. e) Massing model revised to show the covered parking. f) Material representation: Exact materials representation shall be made at Final, including major materials, windows, balcony, railings, decorative features etc. g) A palette of materials, textures and colors shall be prepared by the participating architects and submitted for HPC approval at Final. h) Recommendation from applicant for compatible massing, scale, height, setbacks, materials . for the four single fam'ily home sites and design' covenants for HPC tonsideration. This could be in the form of a narrative or an outline as to how the lots would be controlled to compatibility to the west end. 0 6 Historic Preservation Committee Minutes of February 13, 1991 i) Detailed site and landscape plan indicating new and existing vegetation and tree location and removal. Roger second the motion; All in favor, motion carries. 620 W. HALLAM - CONCEPTUAL DEVELOPMENT - PUBLIC HEARING Charles stepped down. Roxanne: They are asking for landmark designation, conceptual development and on-site relocation, partial demolition and a parking variations. They are including a deed restricted accessory dwelling unit within the structure which we applaud. The subject cottage is a one story building around 1890 that has a number of additions to it that in my opinion contain no historic integrity. The integrity of the additions to the cottage is their small scale and they do not overwhelm the cottage. We are recommending landmark designation finding that it meets standards E & F. Regarding Standard #1 our concerns are that the addition is overwhelming to the small scale cottage and also the preservation of the cottage. We find that there is no transition between the cottage and the addition. We are recommending a transition or massing study. They are asking for a reduction of three parking spaces and five are required on the site. We are recommending a variation of no more than two spaces so that one space would be provided in the rear portion of the site. The fenestration pattern is a concern. Under Standard #2, is it consistent with the character of the neighborhood: The HPC needs to look at whether the relocation of the cottage upsets the pattern and rhythm of the setbacks of the facade and streetscape. Standard #3 deals with the cultural value and I feel the cultural value is the small scale and perhaps it is compromises somewhat. I am concerned about the massing and it needs restudied. Regarding the demolition standards: Are the removal of the additions required for the renovation of the historic resource and does it impact the architectural integrity. There are a few Relocation Standards that have not been met and the HPC needs to determine that the new front yard setback of the relocated cottage meets standard #2. I am recommending a two part action: landmark designation and the second one would be tabling action to a date certain so that they do not have to re-notice to allow the applicant more time to study massing, scale, height, fenestration and the transition area of the new construction in relationship to the cottdge. Revised drawings need to be submitted to the Plannind office two weeks prior to the continued date of the public hearing. 7 0 To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Final Development: The Aspen Meadows, Residential portion only Date: May 8, 1991 APPLICANT'S REQUEST: Conceptual development approval for the residential nortion of the Aspen Meadows, including the remodeling, renovation and three new units to the (Bayer) "Trustee Townhomes", seven new units referred to as the "Tennis Townhomes" and advisory review of the four single-family home sites. Note: A complete application has not yet been received by the Planning Office for HPC Final Development approval of the Academic portion. Sketches indicate some significant changes to the lodge units. The music portion of the Meadows will be reviewed for Final approval on May 22. 0 LOCATION: Westerly portion of the parcel commonly referred to as "The Aspen Meadows" APPLICANT: The Aspen Institute and Savanah Limited Partnership, represented by Perry Harvey and Joe Wells ZONING: SPA, underlying zoning pending PREVIOUS HPC ACTION: Conceptual Development approval was granted on February 13, 1991, with the following conditions: 1) Further study of Tennis Townhome carports to reduce visual impact and provide massing model to indicate parking and landscaping 2) Detailed preservation plan for Trustee townhomes materials and architectural features. Subtle, compatible design differences shall be incorporated into the three new Trustee Townhomes units, to discern between original and new. -. 3) Detailed site and landscape plan, indicating new anU existing vegetation and tree removal or relocation. 0 4) Trustee Townhome carport remodeling (representative) detail drawing. Roof extensions shall be indicated. 5) Further study of design, articulation, materials and texture of all end walls. 6) Massing model revised to show covered parking (Tennis ~ townhomes). 7) An exact materials representation shall be made at Final, including major materials, windaws, balcony railings, decorative features, etc. 8) A palette of materials, textures and colors shall be prepared by the participating architects, and submitted for HPC approval at Final. 9) Recommendation from applicant for compatible massing, scale, height, setbacks, materials for the four single family home sites design covenants for HPC consideration, in narrative or outline form (advisory only), in their relation to the West End. RESPONSE: Staff's response to each condition follows, in order: 1. No changes have been made to the Tennis Townhomes, indicating a reduction in their visual impact. The narrative does not indicate that further study has been made to accomplish this. The HPC should carefully consider this significant design issue to determine if the proposal as presented meets this conditio: ,/A Tabling is an option to again allow the applicant time |-l to restudy the visual impact issue, particularly along - the slope to the west. LMM u The west elevations are confusing as to scale of doors and windows; these elevations do not match, and we ask that this issue be clarified at this meeting. Some discussion regarding balcony snow removal and drainage occurred at Conceptual review. The east elevations do not indicate an opening in the balcony wall to allow for snow removal, and we ask that this issue also be clarified at this meeting. The massing model will be presented at the meeting. 2. A detailed preservation plan for the Trustee Townhomes was not included in the Final application narrative. We are asking for specific and detailed information as to methodology of preservation, materials to be repaired, replaced, etc. Photos may suffice to help clarify these issues. This will be a condition of Final. Subtle design di fferences are being incorporated ~ _ ~ 2 the three new units, to separate old from new, which we find satisfactory. 3. The Trustee 'townhome carport design details have been included in the packet for HPC consideration. : lut-IC/i- 4. Further study has resulted in slight changes to the Tennis townhomes end walls. The materials are indicated in the drawings. Staff recommends a break in material as indicated on the north elevation (to be illustrated at the meeting). The sub-committee Chair and staff have some concerns regarding the exact finished treatment of the end walls and party walls. The north and south elevations indicate a large stone treatment, which we believe is how -the architect is illustrating a rubble wall. We also cannot determine what material and treatment the party walls will have. These are highly visible, as they extend well down the slope and proj ect to divile the units. We ask that the HPC review this material and design aspect carefully at the meeting. 5. /The massing model to indicate parking at Tennis /townhomes will be presented at the meeting. These carports are now indicated to be earth. -dover*d, and include some vegetation in the form of shrubs. 1Staff is unclear whether sod (high maintenance material) will be incorporated ~s well. This shogld be clarif ied at . this Feeting. t' A, N'''D -r J J /~,+7t' . :". J , I. 6. The materials are discussed in the application narrative. Representative samples will be presented at the meeting. 7. The palette of materials, textures and colors has not been included in this narrative, except as a direct response to the Condition #6 above. This will be a condition of Final. 8. An outline for design covenants for the four single family sites has been included. Staff's concern focuses on massing, scale and articulation issues, as well as materials, and how these four residences relate to the West End. The HPC should review the outline carefully, and boffer amendments; your review over the single family,home sites is advisory only. j 9. A detailed site and landscape plan has been included. ALTERNATIVES: The HPC may consider the following alternatives: 0 3 1. Grant Final Development approval for the residential portion of the Meadows as proposed. 2. Grant Final Development approval for the residential portion of the Meadows, with the following conditions to be approved by staff and the Meadows sub-committee, prior to the issuance of a Building Permit: a. Detailed preservation plan for the Trustee Townhomes shall be submitted b. Submit palette of materials, textures and colors applicable throughout the Meadows C. Amendments to the design covenants of the four single family home sites, to more clearly define massing, scale and articulation issues, as well as materials d. Clarification of material treatment of Tennis townhome end walls and party walls. e. Clarification of the Tennis townhome west elevations regarding correct scale of doors and windows. f. Clarification Of the Tennis townhomes regarding balcony snow removal design 3. Table Final action on the residential portion of the Meadows, finding that the Tennis townhomes require additional study to reduce their visual impact along the slope. 4. Deny Final Development approval, finding that the Development Review Standards have not been met. RECOMMENDATION: The Planning Office recommends the HPC grant Final Development approval for the residential portion of the Meadows with the following conditions to be approved by staff and the Meadows sub-committee, prior to the issuance of a Building Permit: a. Detailed preservation plan for the Trustee Townhomes shall be submitted C E- s , c.r-2 b. Submit palette of materials, textures and colors applicable throughout the Meadows-/I i&10. 1% 1 + h C. Amendments to the design covenants of the four single family home sites, to more clearly define massing, scale and articulation issues, as well as materials 4 0 d. Clarification of material treatment of Tennis townhome end walls and party walls. e. Clarification of the .Tennis townhome west elevations regarding correct scale of doors and windows. 9, 2 + 10 f. Clarification of the Tennis tpwnhomes regarding balcony snow removal design. j./C. ..,-, 6_ el ca- p Additional comments: memo.hpc.meadows.res.fd 0 j 0 5 THE ASPEN MEADOWS HPC FINAL DEVELOPMENT PLAN REVIEW b j THE ASPEN MEADOWS Request for HPC Final Development Plan Review of Significant Development April 26, 1991 Submitted to: The City of Aspen 130 South Galena Street Aspen, Colorado 81611 Phone: 303-920-5000 FAX: 303-920-5197 OWNERS: LEASEHOLDERS: The Aspen Institute Music Associates of Aspen 100 North Third P. 0. Box AA Aspen, Colorado 81611 Aspen, Colorado 81612 Phone: 303-925-6396 Phone: 303-925-3254 FAX: 303-925-4188 FAX: 303-925-3802 and and Savanah Limited Partnership Aspen Center for Physics c/o Hadid Aspen Holdings, Inc. P. 0. Box 1208 600 East Cooper Avenue, #202 Aspen, Colorado 81611 Aspen, Colorado 81611 Phone: 303-925-2585 Phone: 303-925-4272 FAX: 303-920-1167 FAX: 303-925-4387 INTERESTED USER: International Design Conference in Aspen 100 North Third Street Aspen, Colorado 81611 Phone: 303-925-2257 FAX: 303-920-1167 PREPARED BY: Joseph Wells, AICP Joseph Wells, Land Planning 602 Midland Park Place Aspen, Colorado 81611 Phone: 303-925-8080 FAX: 303-925-8275 CONSULTANT TEAM Architect for the MAA Facilities Harry Teague Harry Teague Architects 412 North Mill Street Aspen, Colorado 81611 Phone: 303-925-2556 * FAX: 303-925-7981 Architect for the Lodge Howard Backen Backen, Arrigoni & Ross 1660 Bush San Francisco, California 94109 Phone: 415-441-8457 FAX: 415-441-8360 Architect for the Residential Proiects Nicole and David Finholm David Finholm & Associates P. 0. Box :2839 Aspen, Colorado 81612 Phone: 303-925-5713 FAX: 303-920-4471 Site Planners/I.,andSCaDe Architects Donald Ensign Suzanne Jackson Design Workshop, Inc. 710 East Durant Avenue Aspen, Colorado 81611 Phone: 303-925-8354 FAX: 303-920-1387 Utilities & Surveying A. J. Zabbia Leonard Rice Consulting Engineers, Inc. 2401 Fifteenth Street, Suite 300 b Denver, Colorado 80202 Phone: 303-455-9589 1 FAX: 303-455-0115 i Transnortation Planners Bob Felsburg Felsburg Holt & Ullevig 5299 DTC Boulevard, Suite 400 Englewood, Colorado 80111 Phone: 303-721-1440 FAX: 303-945-2363 Soils & Geology Steven Pawlak Chen and Associates, Geotechnical Engineers 5080 Road 154 Glenwood Springs, Colorado 81601 Phone: 303-945-7458 FAX: 303-945-2363 Legal Representing Savanah Limited Partnership: Robert Hughes, Esq. Oates Hughes & Knezevich Attorneys at Law 533 East Hopkins Avenue Aspen, Colorado 81611 Phone: 303-920-1700 FAX: 303-920-1121 Representing the Aspen Institute: Gideon Kaufman, Esq. Law Office of Gideon Kaufman, P.C. 315 East Hyman Avenue, Suite 305 Aspen, Colorado 81611 Phone: 303-925-8166 FAX: 303-925-1090 Title Information Vince Higgins Pitkin County Title, Inc. 601 East Hopkins Avenue Aspen, Colorado 81611 Phone: 303-925-1766 FAX: 303-925-6527 ii TABLE OF CONTENTS 0 pam I. INTRODUCTION 1 A. Existing Improvements on the Property 1 B. Final Development Program 2 n. FINAL DEVELOPMENT PLAN APPLICATION FOR SIGNIFICANT DEVELOPMENT (Â§7-601(F)(4) 5 A. The Residential Projects 5 B. The Aspen Institute Projects 8 C. The Music Associates Projects 10 D. Ihe Aspen Center for Physics Parcel 11 E. Submission Contents Â· 11 F. Final Development Plan Review Standards 23 0 UL EXHIBITS A. General Application Information (Â§6-202) 1. Land Use Application Form 2. Applicants' L.etters of Authorization 3. Street Address and Legal Description 4. Disclosure of Ownership for Institute and Savanah Parcels 5. Vicinity Map 6. Property Owners Within 300 Feet B. Single-Family Residential Covenants l 0 iii L INTRODUCTION This submission for HPC FinAl Development Plan Review of Significant Development at the Aspen Meadows is filed on behalf of the Aspen Institute for Humanistic Studies (Institute), the Music Associates of Aspen (MAA), the Aspen Center for Physics (Physics) and Savanah Limited Partnership (Savanah). The HPC granted Conceptual approval of the residential projects on February 13, 1991; on March 21, HPC approved the Institute's facilities and on April 8, the Rehearsal/Performance Facility was granted approval. The Planning and Zoning Commission recommended Final SPA approval on April 16, 1991; City Council's public hearing regarding the Final SPA Development Plan is scheduled for May 13, 1991. 0 A. Existing Improvements on the Property The existing facilities within the two ownerships include the following: 1. The Academic Parcel (Aspen Institute Ownership): a. Paepcke Auditorium, Boettcher Building, seminar meeting rooms, classrooms, offices and related spaces in three structures owned by the Aspen Institute and used by the Institute, and occasionally by the IDCA, MAA and Physics Center. These buildings contain approximately 27,000 square feet. b. A 1650 seat temporary performance tent of approximately 16,500 square feet with permanent backstage and rehearsal space of an additional 4,700.square feet, on a parcel j leased to the MAA on a long-term basis and utilized during the summer by the MAA and IDCA. 0 1 The IDCA also erects a small tent of approximately 1,000 square feet for outdoor discussions during the Design Conference. c. Three buildings belonging to the Aspen Center for Physics consisting of 13,446 square feet. The Physics Center received a separate SPA approval from the City in 1977 for these facilities, which are located on 2.3 acres leased from the Institute. 2. The West Meadows Parcel (Savanah Ownership): a. The three chalets, the Kresge Building and the Trustee houses, used as short-term accommodations, and totalling approximately 49,950 square feet of floor area, 20,900 square feet of restaurant and administrative space in the restaurant/administration building and Kresge Building, as well as 5,700 square feet of health facilities and six tennis courts with a pro-shop. These facilities are located on land owned by Savanah and are available for use by the Institute under the terms of agreemehts established at the time of the sale of the property in 0 1980. B. Final Development Program In conjunction with the planned sale of the Conservation land to the City of Aspen and the final approval of the residential townhomes and single-family lots, the present owners of the two parcels have announced their intention to turn over ownership of the remaining property to the non-profit organizations currently using the property. The final development program for each of the parcels,ik described in the following table. j 2 NAL DEVELOPMENT PROGRAM il 26,1991 Existing Facilities New Facilities Final Program Lodge , .Lodge Lodge. Units Sq. Ft. Units Sa. Ft. Units Sq. Ft. L LOT 1 - ASPEN INSrITUTE PARCEL (40.8 Acres) A. Campus Accommodations I. Building 1 (Chalet A) 12 5,620 - 3,690 12 9,310 2. Building 2 (Chalet B) 16 9,100 4 5,135 20 14,235 3. Building 3 (New Chalet) - - 12 8,562 12 8,562 4. Build- ig 4 (Chalet C) 16 9,100 2 3,277 18 12,377 5. Build..ig 5 (New Chalet) - - - 8 5,684 8 5,684 6. Building 6 (Kresge Building) 16 12,130 - (615) 16 11,515 7. Building 7 (New Kresge) . - - 24 16.677 24 16.677 Subtotal: 60 35,950 50 42,410 110 78,360 Bo Meeting/Performance Facilities 1. Paepcke Auditorium - 13,000 - - - 13,000 2. Seminar Building - 7,000 - - 7,000 3. Boettcher Building - 7,000 - - - 7,000 4. Kresge Building - 6.060 ---6.060 Subtotal: - 33,060 - - - Â·33,060 Accessorv Facilities 1. Restaurant/Reception - 14,700 - 2,000 - 16,700 2. Health Facility - 5,700 - 1,800 - 'MOO 3. Tennis Shop - 500 450 - 950 4. Restrooms - - - 200 - 200 Subtotal: - 20,900 - 4,450 - 25,350 Total for Lot 1: 60 89,910 50 46,860 110 136,770 1 Lot 2 - MAA PARCEL (8.2 Acres) A. Meeting/Performance Facilities 1. Tent - 21,200 - 1,500 - 22,700 2. Rehearsal/Performance Hall - - - 11.000 - 11.000 Subtotal: - 21,200 - 12,500 - * 33,700 B. Accessory Facilities 1. Lemonade Stand - 200 - - - 200 2. Gift Shop - 100 - 100 - ,200 Subtotal - 300 - 100 - . V400 Total for Lot 2: - 21,500 - 12,600 2- 34,100 3 FINAL DEVFLOPMENT PROGRAM Page Two Existing Fabilities New Facilities Final Program Bedrms Sq. Ft. Bedrms Sq. Ft. Bedrms So. Ft. III. LOT 3 - PHYSICS CENTER PARCEL (4.1 Acres) A. . Meeting/Performance Facilities 1. Hilbert Hall - 5,560 - - - 5,560 2. Stranahan Hall - 4,220 ---4,220 3. Bethe Hall - 3.666 - - - 3.666 Total for Lot 3: . - 13,446 --- 13,446 IV. LOT 4 - CONSERVATION PARCEL (25.0 Acres) A. Open Space - - - - - - V. LOT 5 - TRUSTEE HOUSES PARCEL (2.8 Acres) A. Existing Residential Units (8 DU's @ 2,500 SF) 24 14,000 - 6,000 24 20,000 B. Proposed Residential Units (3 DU's @ 2,500 SF) - - 9Â· 7.500 9 7.500 Total for Lot 5: 24 14,000 9 13,500 33 27,500 VI. LOT 6 - TENNIS TOWNHOMES PARCEL (1.2 Acres) A. Proposed Residential Units (7 DU's @ 2,500 SF) - - 21 17,500 21 17,500 ~ VH. LOTS 7-10 - 7â„¢ STREET SF PARCEL (1.1 Acres) A. Residential Lots (4 sites) 1. Single Family Units (4 DU's @ 4,040 SF) - - 16 16,160 16 16,160 2. Accessory Dwelling Units (4 AU's @ 500 SID - - 4 2.000 4 2,000 Total for Lots 7-10: - - 20 18,160 20 18,160 TOTAL FOR PROJECT: 83.2 Acres NA 138,856 NA 108,620 NA 247,476 All square foottges are gross interior sq. ft., except for the townhomes, single-family residences and rehearsal/performance hall, for which FAR square footage limitations have been established under the City's adopted Master Plan. The total FAR square footage for all of the structures on Lots 1, 2 and 3 may be greater than the square footages shown in this Final Development Program. 4 0 REQUEST FOR HPC FINAL DEVELOPMENT PLAN REVIEW FOR SIGNIFICANT DEVELOPMENT (Â§7-60109(4)) The Applicant requests Final Development Plan approval of the two townhouse residential projects, the restaurant and heath center expansions, the parking structure, the rehearsal/performance facility and the backstage expansion of the music tent. Advisory approval for the single-family lots, the reconstruction and expansion of the existing chalets and Kresge units and the addition of 50 new lodge units on the Aspen Institute Parcel is also requested. A total of 78,360 sq.ft. is proposed in the Meadows Lodge and 11,000 sq.ft. is proposed in the rehearsal performance facility; the backstage expansion will be limited to 1,500 sq.ft., all as described in the Final Development Program. The Residential Projects: Three parcels are proposed at the perimeter of theÂ·campus for the residential units approved under the City's Master Plan: 1. Trustee Townhomes: The eight existing Trustee houses, originally designed by Herbert Bayer, are situated on a west-facing bench of lana overlooking Castle Creek. The complex is designed such that each of the eight units is located two feet lower than the adjacent unit to the south and each unit is rotated approximately 7.5 degrees to naturally accommodate the buildings on the site and to create privacy for each unit. Each unit is made up of two parts - the entry area, which is a one story element with a flat root And the enclosed living space, which is a two story unit, depressed into the hillside a half level. This eleme:jit has a gently sloping pitched roof. 5 The architecture is very simply delineated. The walls separating the units are covered with lx4 verticp' wood painted white. The end walls, which fit in between the side walls, are 8" cedar shingles, natural color anu ~ left to weather. It should be noted here that the original Bayer drawings show fancy butt" shingles indicated in this location, probably to tie into the adjacent'Victorian neighborhood. Since the primary views were south and west, Mr.Bayer also created a sun control system of wood trellises. The exterior terraces are random flagstone and the retaining walls are made of native stone. The proposed remodeling of the existing units consists of an interior renovation of the bedrooms, baths, and kitchen and an addition on the west side of the living room of approximately ten feet. Below the existing terrace, a new bedroom/bath suite will be created. Three new units will be added to the complex - one at the south end and two at the north end. The plan of these units will be the same as the renovated units described above. The geometry of the level changes and angles of the units will also be the same. Square footage of each unit is limited to 2,500 square feet of FAR floor area. The new unit to the south will be set back into the hillside nioreso than the existing.units, and the two Unh. _ to the north will be several feet taller to maintain these relationships, because of the natural topography. The height of the Trustee houses is generally less than the 25 foot height limit of the R/MF zone district, measured according to the definition for height in Arti* 3 of the Code. In order to maintain the vertical and horizontal relationships established for the existing Trustee houses, however, the two northern-most units exceed the 25 foot height limit by up to eight feet in one area and will require an SPA variation for the additional height. The carports are located to the east of the units and landscaped entryways have been. The carports will be built into the hillside facing away from the entry road and covered with a sod roof to reduce the visual impacts. The carports will accommodate two cars per unit for both projects. One surface parking space will be retained outside the entry for guest parking, but owners will be encouraged to use these spaces only occasionally. 6 0 The proposed exterior materials of the remodeled complex will be similar to the original. The vertical ing will be lx4. The shingle end walls will be standard wood shingles. A new heavily insulated roofwith asphalt shingles will be applied over the existing roof. Sun control devices similar to those existing have been incorporated into the final design. 2. Townhouses Near the Tennis Courts: Seven new three-bedroom townhouse units are proposed for the site that presently serves as the parking lot for the tennis courts. These townhomes will also be limited to 2,500 square feet of FAR floor area. These units are located at the top of the bank overlooking Castle Creek so that the perceived height of the three-level units upon entering the campus appears to be only one and a half sto.ries. The design intent for the new units is to accomplish the program with a relatively quiet architectural 'ution that utilizes some of the concepts and materials utilized at the Trustee houses. These new three-story units e been depressed into the hillside to reduce their visual impact from the entry road. Flat roofs are used in combination with pitched roof elements at the upper level. The units are stepped approximately 7 feet in the easdwest direction and the top floor is setback from the facade of the middle floor to reduce the perceived mass of the building. 3. Single-Family Lots Near Seventh Street Entry Four single-family lots of 12,000 square feet each will be developed to the north of Seventh Street as it enters the property adjacent to the Physics Center parcel. Building square footage will be limited to 4,540 square feet of FAR per residence, exclusive of exempt garage spacg but including a 500 square foot accessory dwelling unit to be developed above-grade on each lot. j 7 The new entry road into the Meadows curves gently as it enters the property and the four new lots to the nor of the road are cupped around the end of the racetrack area. The lot configurations have been varied so that the~ appearance of a wall of buildings at the end of the race track can be avoided. Side yard setbacks have also been varied to assure that the openings between the structures will be irregular; the envelopes for the two end lots have been shifted to the outside lot line to increase the spacing between the residences. Purchasers of the lots will be required to maintain a 15 foot setback of natural vegetation toward the Meadows. Proposed covenants are included in Exhibit B. B. The Aspen Institute Parcel 1. The Meadows Lodge and Accessory Facilities The Aspen Institute proposes to reconstruct and expand the 44 lodge rooms in the chalet buildine and reconfigure the 16 rooms in the Kresge Building. The 50 new lodge rooms will be located as follows: 1~ a. A new building (Building 3) with 20 rooms will be added to the southeast of the heal center. b. Four additional rooms will be added to Chalet B (Building 2) and two additional rooms will be added to Chalet C (Building 4). c. A new building (Building 5) with 8 rooms will be constructed between Chalet C (Building 4) and Kresge (Building 6). d. A new building (Building D with 24 rooms will be constructed to the east of the Kresge Building. J 8 It has been the Applicant's intention to take into account the historical design character exhibited by e existing lodge buildings. The two-level single-loaded concept developed for the existing buildings by Herbert Bayer and Fritz Benedict will be retained. .The ChaletÂ·suites (Buildings 1, 2, 3, 4, and 5) include a sitting area separate from the sleeping area as well as a. dining/study space. These units will include a small refrigerator and bar sinks but no cooktop. Chalets A and B, which are to be remodeled, include a two-bedroom/one-bath unit type on each level, a total of four such lodge units. The Kresge units in Building 6, which are to be remodeled, have a slightly different configuration which includes a small kitchen. The new Kresge Building to the east (Building 7) is proposed with a floor plan almost identical to the original Kresge Building. All of the lodge units are designed to accommodate attendees at the two-week executive seminars, who live and study in their rooms. The existing health center will be renovated; a modest expansion of approximately 1,800 square feet anticipated at some time in the future in two new elements on the north side of the existing building. This ansion is needed to bring the facilities available for women up to the square footage of that for the men. The existing south facade facing the campus will be restored to its original appearance so that the perception of the building from the campus will remain unchanged. A new outdoor pool is to be built to the north of the health center. The health facility will be reserved primarily foc the use of guests and residents of the Aspen Meadows. The existing restauranUadministration building will also be renovated; an expansion of 2,000 square feet is anticipated in order to provide adequate lodge reception and office space and to relieve the overflow seating presently required in the bar area. The existing tennis courts will be shifted to the east to accommodate the Meadows Road realignment. Four of the courts will be rebuilt above a single level of parking and a bicycle storage area for approximately 100 bikes. This lower level, which is partially buried, has been lowered as much as possible while avoiding a 9 requirement to ventilate the facility. A new tennis pro shop of 950 square feet and new restrooms of 500 SqU2 feet are proposed to the west of the tennis courts. C. The Music Associates Parcel 1. The Rehearsal Performance Facility and The Tent Backstage Expansion The Music Associates of Aspen plans to increase the seating within the performance tent by approximately 400 seats. This will be accomplished by installing fixed seating. The outdoor seating area will also be improved with a series of berms. If the berms are built at the same angle as the floor inside the tent, sight lines for the orchestra stage can be achieved without any modification of the present tent design. It would therefore be possible to achieve visual access to performances from the lawn area by simply removing the side panels of the tent. A decision as to whether this is desirable, however, will be made by MAA at a later date. A backstage expansion of 1,500 square feet is proposed to the east o f the existing backstage area.AIIA This expansion is necessary to bring restroom facilities for the public and for musicians up to current code - requirements and to provide adequate dressing rooms for performers. The MAA has relocated the 11,000 square foot (FAR) rehearsal/performance facility further to the north on the eastern side of the music tent as recommended by HPC. Because the structure has been lowered five feet from the conceptual design, a greater percentage of the building will be buried below natural grade. The excavated material will be used around the perimeter of the building to create a 14 foot high grass-covered berm which has been reduced to a diameter of approximately 230 feet. To accommodate the siting of the rehearsal/performance facility, the IDCA tent site is being relocated to the west of the entry walk serving the music tent. Architectural plans and elevations for the MAA facilities have been submitted separately. ' j 10 The exterior design of the rehbarsal hall is little more than a roof made up of folded planes reflecting .,â€ž~ radiating pattern of the roof of the main tent The height of the rehearsal building has been reduced to a maximum of 25 feet above natural grade, and over half of this height will be hidden by the berm. The e6vations submitted separately include an illustration of the massing of the facility in comparison to the existing MAA performance tent. The overall effect of the rehearsal/performance facility on the existing tent will be minimal since the new hall will be at least 15 feet below the top of the tent at its highest point along the east side of the building. D. The Aspen Center for Physics Parcel: No new buildings or expansions are currently planned for the Physics Center site, although there have been discussions with other non-profit organizations regarding the possibility of locating a research facility on the site. -he adopted Master Plan permits an amendment of the plan to incorporate an additional building on the Physics #biter site provided that it is compatible in scale, materials and massing with other buildings on the parcel. E. Submission Contents (Â§7-601(E)(3)(a)): The submission requirements for Final HPC review are as follows: 1. General Application Requirements (Â§6-202): a. Application Form is attached as Exhibit Al. b. Applicants' Letters of Authorization are attached as Exhibit A2. c. The street address and the legal description of the parcel is shown on the application form. d. Disclosure of ownership is attached as Exhibit A3. e. The Vicinity Map, included as Exhibit A5, locates the subject parcel. f. Compliance with Substantive Review Standards: 0 11 Specific Final Development Plan.review standards are addressed in Section IKE). 0 2. Accurate Representation of Major Building Materials: Samples of major materials proposed for the projects will be presented at the HPC hearing. Final materials include the following: a. Trustee Townhomes: End walls: lx4 vertical tongue and groove wood, painted white , with shingle elements Infill walls: 8" cedar shingle Window units: wood, painted Sun control devices: wood, painted Decks and paving: . Retaining walls: rubble stone and concrete Roof assembly: 4" grey asphalt shingles Fascia @ rake: lx4 over lx4 to bottom of shingles Fascia @ parking Iot end: 12" Fascia @ living room end: 12" New fascia, both ends: 2x8 with metal flashing b. Tennis Townhomes: j End walls: Rubble rock 12 Retaining walls: Masonry Other walls: lx6 wood tongue and groove Roof: Asphalt shingles to match Trustee Houses Window units: Wood frame, painted Carport trim: Painted wood Sun control devices: Painted wood Berming and sod roof @ carports c. Single-family Homesites: At the present time, it is not anticipated that a range of materials will be established for the single-family homes. d. Meadows Lodge, Health Center, Restaurant and Pro Shop: - Primary construction material of the buildings (both new and remodeled)- wood structural members and walls. - Exterior siding - lx6 cedar siding. - Exterior trim -- painted wood trim. - Exterior glazing - Clear double-glazed doors and windows in steel or aluminum sash with accent color. Single glazing at unheated spaces. - Upper level balconies - wood construction with steel supports. - Balcony railings - painted steel. - Ground level terraces - flagstone or similar paving material. 13 e. Rehearsal Hall and Tent Backstage Expansion: - Ihe structure will be primarily subgrade, so the most predominant exterior material will be ~ grass. More than 75% of the visible surfaces will be grass. Well over 50% of the building will be below natural grade and no more than 5 feet of most exterior wall surfaces will be visible. - The roof extending over the mound of earth surrounding the building will be relatively smooth and covered with a white waterproof membrane. - The window walls adjacent to the plaza will be a system of glass and steel or aluminum. - The wall adjacent to the service court will exposed aggregate. It will have solid core, hollow metal doors and a rolling metal door painted to match the wall. - The plaza front of the Rehearsal Performance Hall will be connected to the plaza in front of the Tent and will be made of concrete or mineral Davers. The surface in front of thr Rehearsal Hall will have a pattern that relates to the building's roof forms. 0 - The service yard and driveway will be paved with bituminous paving. 3. Scale Drawings Plan of the Proposal: The architectural drawings submitted separately illustrate the proposed improvements. 4. Statement of Effect of the Details of the Proposed Development Upon the Original Design of the Historic Structure and Character of the Neighborhood: Because of the size of the Meadows parcel and the considerable separation between most of the 1 - development proposed and the surrounding area, the effect on the character of the residential neighborhood is j negligible. Individual projects are discussed below. 14 0 a. Trustee Townhomes: The design intent of the Trustee Townhomes project is to improve the functionality of the existing units and repair the deterioration which has occurred over the years. The new expansion respects the relationship established in the original design. While the new units maintain the scale, materials and style of the original units, topographic conditions and detailing assure that a distinction is discernable between the original and new units. b. Tennis Townhomes: Some of the major design elements used at the Trustee houses are employed for the new units to be built near the tennis courts, including the flat and pitched roof elements, the. stepped facades and sun control trellises. The palette of materials is also similar. These units are at the perimeter of the existing complex and irefore have somewhat less of a relationship to the other structures in the campus than other new buildings ~posed at the Meadows. c. Single-family Homesites: The single-family lots are located at the new Seventh Street entry and therefore function more as an extension of the west end residential neighborhood than as a part of the Meadows. In prior discussions about the design character that would be appropriate for these homes, the conclusion has been that they should relate more to the west end residential neighborhood; they should not be designed using the vocabulary of the international style since they are so removed from the rest of the campus. d. Meadows Lodge, Health Center, Restaurant and Pro Shop: j 0 15 The late 1950's style of Herbert Bayer's architecture will be respected in the design a construction of all the buildings in this project. It is the intent of the architect to use the principles of the existing ~ designs as guides in the development of the new buildings. The buildings will be sited to respect the Bayer gardens and to preserve the major natural features of the site. The building details will follow in the tradition of the "International Style". The use of materials and colors will be carefully coordinated with the surrounding buildings while remaining faithful to the spirit of the original Aspen Institute complex. e. Rehearsal/Performance Hall and Tent Backstage Expansion: 1he design of the new facility echoes some important design elements of the present campus - - the folded planes of the Music Tent, and the sculptured land forms in Anderson Park. The "inverted saucer" of the land form is intended to be similar in scale and opposite of the form created by the floor of the tent, which is "scooped out" from the natural ground plane. 0 5. Conformance with the Conditions of Conceptual Development Plan Approval: The HPC granted Conceptual Development Plan approval to the Aspen Meadows projects subject to the following conditions to be addressed in the Final Development Plan application: a. The Institute Facilities and Music Tent Expansion: The academic facilities, including the lodge, restaurant and health club expansion and tennis/parking facility and MAA's back stage renovation and additions to the music tent were approved with the following conditions: i. With respect to the chalet structures, that partial demolition standards be addressed pursuant to Â§7-602(C). (a) Standards for review of demolition include the following: 16 0 â€¢ The structure proposed for demolition is not structurally sound despite evidence of the owner's efforts to properly maintain the structure; Attempts in recent years to shore up the existing lodge buildings structurally and the substandard nature of the buildings' mechanical and electrical systems have been well documented. The buildings are clearly not structurally sound. â€¢ The structure cannot be rehabilitated or reused on site to provide for any reasonable beneficial use of the property; Reuse of the structure on-site for accommodations is impractical because of the substandard nature of the facility. No alternative sites for this approved use exist on the property. â€¢ The structure cannot be practicably moved to another site in Aspen; Relocating the structures to another site and bringing the buildings up to current code requirements is economically infeasible. â€¢ The applicant demonstrates that the proposal mitigates to the greatest extent practical, the following: - Any impacts that occur to the character of the neighborhood where demolition is proposed to occur. The impacts on the characterolthe neighborhood are positive, as the j campus atmosphere of the area will be enhanced. 17 - Any impact on the historic importance of the structure , structures located on the parcel and adjacent parcels. Care has been taken in the siting of the structures to minimize any ~ negative impacts on the historic structures and outdoor areas within the campus. - Any impact to the architectural integrity of the structure or structures located on the parcel and adjacent parceis. The architectural integrity of other historic resources on the site are unaffected. ii. That the new construction relative to Kresge and the music backstage facilities be staked relative to perimeter and height. Building 7 and the backstage expansion will be staked prior to the HPC hearing on May 8. iii. That representation of all materials be made at final. Material samples will be presented at the May 8 hearing. iv. A cross-section drawing be prepared indicating the relationship between the lower fox mound, lodge and Building #7. A cross-section through Building 7 and the excavation mound has been prepared by Backen, Arrigoni and Ross. iv. Final landscape plan indicating all significant existing and proposed vegetation, surface treatments and lighting be prepared. The Final Landscape Plans (Sheets Ll through L12) and Lighting Plan have been prepared by Design Workshop, Inc. 18 Vi. Final elevations be prepared for the restaurant expansion. Backen Arrigoni and Ross has prepared revised drawings of the restaurant expansion. Vii. That roadway width reduction be studied in the chalet/restaurant/academic area. The emergency access road serving the lodge buildings has been reduced to 13 feet; turnouts for the use of service vehicles, lodge vans and emergency vehicles will be provided within 150 feet of all structures, as recommended by the Fire Marshall. viii. Detailed drawing of tent/music area parking lot treatment and bus drop-off area. ,The MAA parking lot and bus drop-off area is illustrated on Design Workshop's drawings. b. The Rehearsal/Performance Facility. 1. Re-siting of the rehearsal facility to the northeast as far as possible with a much closer adjacency to the' east west axis of the existing tent. The facility has been relocated to the north to a location on the east-west axis of the tent; the staking has been relocated to reflect the change. 2. Significant lowering of the height of the mound; the height of the structure shall be reduced at least 4 feet. The maximum height of the structure has been reduced from 30 feet to 25 feet above natural grade. As a result of this reduction in the height of the building, the height and diameter of the mound have also been reduced significantly. j 19 3. Better definition of the surface treatment of both the land form and the structurÂ· considering in detail how the break between the field and the berm would h accomplished and finishing up the berm. The berm is proposed to be maintained as a manicured inverted bowl shape standing out from the surrounding meadow grasses. The lower edge of the landform is defined by a 3 foot band of crushed rock. On the west, where the form is broken to avoid filling around an existing cluster of aspen trees, the edge is defined by a low rock wall. On the east, the blow is "sliced off" to reflect the angle of Third Street as it enters the property. In this area, low shrubs will planted to establish a plant cover for this surface which is distinctive from the manicured lawn surface.Â· The roof plane will be covered with a white membrane which will be turned down to cover the fascia. The soffits will also be painted white to enhance the appearance of the folded planes "floating" above the landscaped mound. An exposed aggregate has been selected for the walls of the facility, to maintain a relatively dark band beneath the root structure. 4. Restudy hard surface paving area between the rehearsal hall and the tent to maximize the amount of informal seating available during performances. Relocation of the rehearsal/performance facility to the north has minimized the impact of the facility on the existing lawn seating area. In addition, lawn seating is being expanded in other areas so that overall lawn seating has increased at least 50 %. The paved surface at the entry to the hall may prove to be a suitable alternative for those who find sitting on the lawn to be uncomfortable and who therefore bring deck chairs to the concert. J 5. A representation of ali materials are to be made at Final application. 20 Material samples' of all major building materials have been submitted separately. 6. Final landscape plan indicating all significant and proposed vegetation, surface treatments and lighting shall be required. The final landscape drawings (Ll through L12) are included in the drawing package submitted with this narrative. 7. Provide detailed drawing of tent and music area parking lot treatment and bus drop-off area. Drawings of the backstage area, the outdoor seating area around the tent and the MAA parking lot are included in the drawing package. e. The Residential Projects: The Residential projects were approved with the following conditions: 1. Further study be given to the Tennis Townhomes to reduce their visual impact; provide a massing model shall be provided to show the parking and landscaping proposed. The models for the two residential projects have been revised and will be presented at hearing. 2. Detailed preservation plan for the Trustee townhomes materials and architectural features with the idea of a subtle compatible design difference be created to the new Trustee Townhomes to discern between the original and new. The architectural drawings reflect the slight changes in detailing that are intended to separate the "old" from the "new" construction, including the use of shingles on wall surfaces to contrast with the tongue and grove siding, and the extension of the new roof surface over the j old. 21 3. Trustee Townhome can)ort remodeling the new roofs of the townhomes shall b provided. Drawings illustrating the entry area and the roof detail are provided in the architectural ~ drawings. 4. Further study of the design articulation, materials and texture of all end walls; Tennis Townhomes. The architectural drawings for the two projects illustrate the proposed detailing of the end walls. 5. Massing model revised to show the covered parking. The models for both projects have been revised to include the covered parking areas. 6. Material representation: Exact materials representation shall be made at Final including mRjor materials, windows, balcony, railings and decorative features. Materials have been discussed previously; samples will be presented at the hearing. 7. A palette of materials, textures and colors shall be prepared by the participating architects and submitted for HPC approval at Final. Materials samples will be presented by the architects at the HPC hearing. 8. Recommendation from applicant for compatible massing, scale, height, setbaclâ‚¬s, materials for the four single family home sites and design covenants for HPC consideration. This could be in the form of a narrative or an outline as to how the lots would be controlled to assure compatibility to the west end. Design covenants for the single-family homesites are provided in Exhibit B. 9. Detailed site and landscape plan indicating new and existing vegetation and tree location and removal. 22 0 Sheets Ll thraugh L12 address site design issues for the project. 0 F. Final Development Plan Review Standards (Â§7-601(D)(1)): The proposal complies with HPC's review standards, as follows: 1. Compatibility: "The proposed development is compatible in character with designated historic structures located on the parcel, and with development on adjacent parcels when the subject site is in an H, Historic Overlay district, or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, or exceed the allowed floor area, HPC shall find that such variation is more compatible in character with the historic landmark than would be development in accord with dimensional requirements." (a) The Residential Projects: The design intent of the projects is to provide consistency and compatibility with the existing structures on the property which are listed on the historic inventory, but which are not 0 - Landmark structures or within an Historic District. Any variations which are required from the underlying zone districts to be applied to the sites will be accomplished through an SPA variation as suggested by the Planning office. (b) The Aspen Institute Parcel: The new buildings and remodeled existing lodge buildings will be designed to be totally compatible with the surrounding buildings and landscape features. For example, the lodge buildings will continue to be two stories tall, flat roofed, unobtrusive, and designed in a manner which utilizes the best ideas upon which the design of the original buildings were j based. 0 23 (c) The Music Associates Parcel: The design for the new rehearsal performance facility is intended to be compatible Â·with its ~ historic counterpart and neighbor, the music tent. Because the two facilities are functionally interdependent, the rehearsal performance hall is intended to be compatible in terms of its patterns of use as well as in physical appearance. Physically, the white planes of its roof radiate from the center of the tent, becoming an extension of the white folds of the tent fabric. The facility is located close enough to the tent so that the association with it is clear, but far enough apart to read as distinct and separate. Its public areas are shared, and some of its grassy sides will be used for outdoor tent seating. Functionally, the rehearsal performance hall will shAre an outdoor plaza with the tent; the plaza will be used during intermissions, before and after concerts, as well as for informai-- outdoor listening. Access for musicians and instruments will be on the n6rth side, as it is- for the tent, via the Institute parking lot to allow for the efficient transfer of instruments. 2. Neighborhood Character: "The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development." (a) The Residential Projects: The Meadows has always been a separate area within the neighborhood, touching its borders in various places. The creation of new buMdings with a character different than that of the single family residential area will nbt negatively affect the neighborhood. The buildings within the campus are not only a reflection of an important period of time in Aspen's histo 24 0 that is distinct from the growth of much of the community, but they also accommodate uses which are unique to the neighborhood. The campus buildings should be,unified in material, scale, and massing but should not be made to look like the adjacent neighborhood. (b) The Aspen Institute Parcel: The immediate neighborhood buildings surrounding the Meadows Lodge consist of the Health Center, the Restaurant, the existing and new Trustees Houses, and the proposed Tennis Townhomes. The character of these historic and new buildings and the scale of the neighborhood will be preserved with the introduction of the lodge units. The primary feature which unifies these buildings are the original gardens designed by Herbert Bayer. The lodge units will relate to these gardens by looking onto them and through careful siting, will respect their limits. As many existing trees as possible will be preserved in their present location. 0 (c) The Music Associates Parcel: By being distinct from the tent in location and form the new facility should preserve the cultural value and integrity of the Music Tent. The new building relates to the tent with geometry and color, but important differences such as the permanent surface of the hall as opposed to the fabric of the tent should provide adequate distinction to preserve the integrity of the tent. 3. Cultural Value: "The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development of adjacent parcels." (a) The Residential Projects: 0 25 The proposed residential projects are intended to complement the existing International Styk structures designed by Herbert Bayer. The significance of these buildings rests perhaps as ~ much on the fact that they reflect that period of Aspen's rebirth as a cultural center as on their architectural significance. (b) The Aspen Institute Parcel: The lodge buildings will serve the participants of the Institute. Because they will provide comfortable, safe, and convenient accommodations for the participants, their contribution to the cultural value of the community of Aspen is note-worthy. (c) The Music Associates Parcel: The. rehearsal performance facility will become an integral part of the cultural life of the campus. It will not detract from the cultural value of the adjacent tent and other campub buildings. 0 4. Architectural Integrity of Historic Structures: "The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof." (a) The Residential Projects: The design intent is to accomplish a consistent building character through massing, materials ' and scale with the original structures without imitating or replicating the existing buildings. The existing buildings should remain recognizable as the important buildings on *e site from the period in which they were built. j 26 0 (b) The Aspen Institute Parcel: The significant buildings in the neighborhood such as the Restaurant and the Health Center will change very little on the exterior. The lodges, on the other hand, will be completely modernized; the exterior design will be faithful in detail and composition to the original historic style and period during which the Aspen Institute was begun, but the interiors will be designed to function for the present programs of the organization. (c) The Music Associates Parcel: As part of the Institutional meadows complex, the rehearsal performance facility is intended to relate to the other structures of the campus, with materials, geometry, color and landscaping. Also as the structure closest to the residences along Third Street it presents a form almost entirely obscured by terrain and landscaping to those houses. The height of this new structure will compare favorably to the height limit of these houses. 27 Historic Preservation Committee Minutes of May 8, 1991 5) Fencing visible from the street shall be restudied and perhaps moved one or two feet back and look at an alternate solution of vegetation. The fence can be whatever on the west side. 6) 7' rear yard setback variation, finding that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. 7) Parking reduction of one space, finding that the maximum number of parking spaces have been planned on site. The parking space in the front yard shall be eliminated and re- vegetated as proposed. Motion second by Glenn. All in favor, motion carries. Les Holst will be the project monitor on 214 W. Bleeker. THE MEADOWS - RESIDENTLAL ONLY Roxanne: I have reiterated the conditions of conceptual approval in the memo and have responded to them. The Planning Office is recommending approval of the meadows with conditions to be approved by Staff and the Meadows sub-committee of the issues that were not yet met for their final approval. 1) Detailed preservation plan needs clarified for the Trustee townhomes. 2) Palate of materials. 3) Amendments to the design. 4) Covenants to more clearly define the massing, scale and articulation issues. 5) Clarification of the material treatment of the end walls and party walls and clarification of the tennis townhomes west elevation regarding correct scale of door and windows. 6) Clarification of tennis townhomes regarding balcony snow removal. Perry Harvey: Lets discuss the Tennis townhomes, Trustee and then the single family homes. Nickie and David Finholm presented materials and responded to all concerns of Staff as presented injthe memo May 8, 1991 (attached in records). Nickie: The snow removal of the Tennis townhomes will consist of 5 Historic Preservation Committee Minutes of May 8, 1991 all internal drainage. The north/south wall is designed to be a rubble wall. The partition walls are done in the rubble also. The tennis townhome parking is the same design as the Trustee houses with the earth berm and use of natural soil. The curb of the berm is similar to Anderson Park. Natural vegetation will be incorporated. Bill: The Board is in approval of the Tennis townhomes. David: On the townhouses, three units were added. We have also created earth landscaping. We will remove all the stairs and keep the window detailing exactly like it is. The fascia is shingle. We would like to change the color of the roof asphalt singles which are silver color now to a darker color (cedar mix). Bill: Changing the color doesn't effect the historic nature of the structure. I would think the color selection is up to the applicant. David: There is room for two cars in the covered parking and one on the side. All the architecture is glass with sun control. Bill: The Board unaminously approved the Trustee homes. Perry Harvey: I will discuss the single family homes. Regarding the covenants we will have a design review committee. This is an R15 zone. Council had requested that we lower the lots to 12, 000 sq. ft. We have created building envelopes that range from 61 to 64 hundred feet which is down to an R6 lot. After reduction of rear yard setbacks etc. we have created 30 foot combined side yard setbacks. This creates view planes of the Meadows as you come in. The homes are a little over 4000 sq. ft. and the accessory dwelling units are 500 sq. ft. We are going to market the lots. Roger: Do the covenants state that you can't build a linear box. Perry: It talks about creating movement. Bill: The City in their attempt to protect sage meadow is forcing them into a box which is going to create a design which is a box. In your architectural review committee you might force the buildings to be more irregular. The buildings along that area in the west end are less rigid and in your guidelines if you require that you get a little more interest and vitality and avoid the "wall". Les: Who is the design review board for this project? 6 Historic Preservation Committee Minutes of May 8, 1991 Perry: Us as the developers with input from the Institute and the property owners and David and Nickie Finholm. Les: I would suggest that there be one member of the HPC on the Board. Bill: Board unaminously approved the single family homes and recommendations to Staff and to the applicant. Bill: Trees along the rear property line would be a help in reducing the massing and soften the area. Bill: All the conditions for final have been met. Bill: We have reviewed the palate of materials and color for the residential portion and a condition of this approval would be that the palate of materials and colors still need to be submitted for the meadows. MOTION: Glenn made the motion that we grant final development approval for the residential portion of the meadows as submitted; second by Roger. All in favor, motion carries. MOTION: Les made the motion that the outline for the single family parcels is appropriate with the recommendations that were made to Staff during the meeting; second by Glenn. All in favor, motion carries. 601 W. HALLAM - DELETION FROM INVENTORY George Vicenzi: I received notice from Jed Caswall that the building permit is illegal and I feel it is alive and well. Staff was concerned about setting a precedent and I don't feel that is a problem because no one can ever equal the same situation that I have due to Ord. #17 is now in effect and would preclude anyone from getting a demo permit to any structure that you are interested in. Most of the house was built after 1910 and has no historic interest. It was moved to this site and was vacant up until 1960. George: I will not go into facts as to why this house has no historic value. The main factor is that the old house which is the gabled end, south side of the house is pre 1910 and does have minimal historic value (the bay winÂ¥low on the east side) . The victorian porch was added by myself and I did the dining room in 1970. 70% of the building wasn'% even constructed prior to 1910. The part that was constructed before does not have historical value. It also has no historical value to the neighborhood because it was moved there in the 60's and on a vacant lot. This 7 i I ''' -. / . / ."1 .. - - 0000 / i / 1 . I - 7,95.5- / C ! a t 7835 - 3- // 1 -:. 5 I~-jil- 01-MINIMUM, / - -. 1 : - - - 000 / 0 - 4 7840- - ---- ' -w 4 4 -- \ t . - EXISTING PC)06 1 1 Â· el - . --A -- - .. , (0 - A 7845- - 4 HY! 7 4 .. -1 Itt 1,-1 US> 1 \ VY:f ' , 6 - 3 ..1 +tty- i -- 7850 . . ; Â· 1 1 - , // A // 4 'L, I 1 - &- ' lai Ezz=-AL-=Â·Â·-14 **â€¢1*- W + V -3 -5 -11 -= 785 -2- . rl-f---3---- NEW-TREES - 1 462:t {4735)> UJ 0 T Â«4 --- 3 + 1 I '%1 1 -- .. PROPOSED L c 1Ay ; . --,5..'--- 1- - - 06--t'.a&.'*b- - tz-,77â„¢4 - - bit-Ad,1 '. -+41%* - ~ El-*4'-,I- --M.*,//27 r 1 \ 7860 - - ~V,Mul -4--- 4 i LNEW TREES 1, 1 \ 2*ZIZIMME -- ua~p<viZE': ' DUMPSTER , **D----7-ER*71 1 44~F/2 trai- .-4 ~.trc- ~ ~~ - . *I '47 4 ~ 7 12*10'. . . 31/4 I Â· 011 0* -- + WA'6:9 - 1AAL. 27 AQ -'MAJ , â€¢ 4' StÂ·'V , MA.\ 1 1 4 '-I ~~ 4314,:Ew -. EES -In- -\\ 14 \\ 15 ~ -T./ 1 1 : 14024 j j / ELEVATION 7856 1 St<& 1 7/. .. 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P ': - t.-1 g~ ~ 4 f 1 2,41 - PIll - ,#9 El [-*SM,& F+f fl.,1 , i , 1 ettle 11112~ 1 01%4**1 11 1, . + .0% -0 /vt p~ ~71 :r 963: Â·Â·42, * 1 ' i> W MI.) 1- Â· 1. r . 11 1 1 , H f: .p /1 9 1 fÂ·Â·Â·:C p * 20'<-1 MIL D tit - ~ 11'H I t, 41â€¢, L L 0, !':94. 1 -- --1 L L kA'~ - r <Ii 1 1 '427'juidgi**I- 10%,~I.1-il , :=1-1 Lj., m 7 .} il'{Â·t. 4% ' m I ji> 4,1, 3 5 0%~4 0 % 11101 $1 0 .,1 .- 111~:.26 r''f $..D. 4 - - - lit. 944. *r~ Z l ~ , '2Â· 11Â£ waW .- 49*k 1 - 5% 94:*t I.-1413, .4 Â¢1880 ..3 PROPOSED TOWNHOMES FOR THE MEADOWS DAVID FINHOLM AND ASSOCIATES INC I ARCHITECTURE AND LAND PLANNING AIA 09 98 7 14116 . 4- MIl' 1- 1 -k I 1 R --Â¥*p JI Avi 14 At 1 ./.R , g 4 1.7 - ' - 1 ''.:iHI di.- "11 --1' 4~1' 19: illt,IVii+1: 1 6114/ 1- # - ....: 11 r' 11-:| D - Lilli 11;11'rttiÂ·~7141' ' fifk f -1 J bt ; 1241- . : ' 6/ -1, F i , i ''i~-- 2 #I 1-7/_*Li~â€žb ,* 19 44,fÂ®0711'tr~14 P i 1 1 1 1 11 11 - 4-' .1. 1 1 - -_ 1,4Evi-,4l 41:,4 Wir' 1,1~ 4 .,4 + -4,4, -ril- ..,1 :1 --1-'Tr p,JA'f . i 'w_ _ ~0~11 d â€¢---0 *-69mwmripÂ·mr:tliN,1170 1 -VÂ· 1 r | 4- ;.-|i I,---TFM,-142A.*IkfÂ¢Â£- 11'Er-1â€¢i v r.*.1ill,-*....1.41.1 'tf 24, 1 41*19-00#Af14*r .1-LA:*QS'*New,WJ ~~t~,r 71 L 2 1,1 1,1 1.11 1-1 rc. 1 5+ ,- -Â·24'?et?r.Â«ill#tfl -1* AriE.f/% *Wiflip.# 1 1 . 0 1-1 1 J; lor-140/ty i ' 4 -4)<r,- - , _1 rb#1 1, 114 'i' 1 -1 *11 ' ' = . ~24,/ '<' I ' 18, /4 % 11114 ,'20 - .- 4, 11 1,1.. Jr 11.-1. , 61 14+1 â‚¬J , '21 11- I & + Â· -3 4. I -* 9/ r 9% %â‚¬ , tr ' P - EAST ELEVATION FROM MEADOW ROAD 0 4 4. 2 4 1 .' .9 41 . 9 4 ' f *A .-. - iii tÂ· A., 2 I 6 f.wa '.9 1 , i 4 11 lili \ 2 , 2 2 1%54.1 1 1 - i. *ty g< ' I.~ /0' E-A ' Im â€¢ 2 .F' - 1112 .9 - F , + I Ya / .Iâ€¢-$4-0- - 2 , 4 9.2 + ., - EAST ELEVATION *. 10:07:Â· 1. 21' *if â‚¬5rk a ...1. PROPOSED TOWNHOMES FOR THE MEADOWS DAVID FINHOLM AND ASSOCIATES INC . ARCHITECTURE AND LAND PLANNING A l A .,1 9 1 r )1(A H )11 .21 ..=4 4.2 '1 OVE At AY toG S.11 1 1 ~ 1 Ovt Ati , -1-0, 1 ,/.1 - t. t '41,4 I MP) . y 1 -- dr 1 C 1 --% 1 r,7-+1-1-1,--.1--.--4-0 11 , -1 1 1 1 1. lili lili ~1111 . 1 1 rill' .1 'i , 'i iÂ·, 1 1 ~ ,~.-:..,..Â·iÂ·*...t~,i~ Â£,!!11 1.Ill'.t''llilli .~. ~ SOUTH ELEVATION m. , 4 --A 'j. i - 0 . 1 Sjiwil i1*t 1 If , tl 1 1 , 1 ....1:4 -, r + 00 1 4,424TZ 3 z ip,4,1111- . -,--r 44 1 ip -lf L,+1.11 NORTH ELEVATION D t" PROPOSED TOWNHOMES FOR THE MEADOWS DAVID FINI]OLM AND ASSOCIATES INC m ARCHITECTURE AN[) 1 AND PLANNING AIA 97 ' , A 1 1' 4 1 r...<I. 1.Lt 1,11,11 1 1 - ./1 1.1 A.1 .V 1 111 A â€¢ -13;?t: , r 14 r 1.-1 li 4 91 1 11 1 $ " 10 142 ' V i, 2 1 6. 1 2*61+41 2 -Y)illi-/5 t' 41'4 1~0'-711 1, 1. i Lrt , L I i : 4, 3,~ 7 9 11 7.-1411, t! li i ,~ :" 010 -11- 1 1 '11: 2 - r , 1 IN' . t!,8 e 4 ..1 11-1 - 49- 41_1,-~Â· 1- 4 71 + 1 ..32.' 1 1 , 1 ... 1 3% R. 9., . 1., fy g.4 1. 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LOWER LEVEL NORTH 4*#*..1<*4:....Â·toÂ»:.tE:E:E:E: B::5;6:i:r:i k~*~:25%: r:i:i:i:2:::r:~6, 0 0 . :.r.:...4 A Â» 5-: 1/ W-- . 1 G 1 2 5 10 20 â€¢ SMOC]VBVy 3H1 HO=I S3INOHNMO1 03SOdOWd V I V ONINNÂ¥ld (]NV-l (INV 3Hn1331IHOEIV I ONI S 3 J - VaL 4 1 , D / 1 r. -i C *.12-k/...3&./.5Â£/i).6.,LE.._..ZM.._. , 0 --ma f.e 1/8 e 54. 2. tâ€¢ < 4/'f,3 I ./ ' . I. t.-di 4.-t'11$33*- t-/;.: L -. .<-XI ..r .. 4. > U. 2 41 +L -- - .: eiah /,4- I. 1 -N A . - - -14== -1 et -. .- =414 +Al -': ' '-7 -1-12- 915 - ' - & :\ r -. I. <=-h - +I *- i. , .. r .22 0 >15?. 9 - ~ ...- Li titi * -I. --I. O 0 - - ---_2 ' - 1- ' 1- ' . dâ€¢iâ€¢Jy 1 1 1. il f .. :. . .... 0 ... .4 ... I L_ ' . m 0 -~-3 7FT 3~ --ET : 1 1 I --.~ p .. + ~,L. *W ' -9, i ' *â‚¬â‚¬: f - ar,MIE . p. , A #Ta,,a =13 la**24 -7-tÂ« *14Â¥ - < eFJ, 1 4,77-t ma* m,Â·10=-0LÂ»12.2 tri . W - - -T 1 971.1,81,Â£AA*#iN r.,FriAN,I,8,1,Mi wHINNip, ~*uÂ£,igyâ€žS - i ./----4 -426 <tft- hÂ«f /V+J) A>Uk LC)( P-1 6 - 1. 43 (/5,1 4 4. 1 APPLICATION FOR CONCEPTUAL REVIEW HISTORIC PRESERVATION COMMISSION 426 EAST HYMAN BUILDING - 4.14Â·4) . .... +1 I . I . 1-3 1 : 4 1 1 1 Â· Â· 1 4- . i "--1 ' ===4 . i . - 1 4$21. 1 1 . \ pu. .1 L 14 1 1Â» AL--41 / . \ 11 ... -- -LT - - --- - --- 7 70 -- - --I ]1 1 1 1 1 1 3 .t - \. i - - b . *- - - 9 .. 1_ 7 12 - - . a 1 - - -rrim.05 <tf--7,471 - t - t. 1 - . i .. gh BASEMENT EXISTING (*--) 426 EAST HYMAN BUILDING Nom-H 4,2,4.4, . *.7 .. . 9.4. . . t Â· ---- SPOFTS-1-Â»Â£-,=ae_ Al-C:<0 ,4 -2/0-tpw -Imt- r.-9,/4- 1-- 5 UF =Up - 2 -1 iÂ· r~ ,d --We- i - 1 0- o 1 f - 14 Â· 1 4 4- -- .. .~~ FIRST FLOOR EXISTING ~_-2 426 EAST HYMAN BUILDING hic,gl-H 4 +4 4,0 2 7.' , V... 21 7 . TifiR/-5 7-TAL-KEÂ« /9,â€¢d-L < F V.- I 1 /7 - r 1 . 6=771. -, 1 - i fÂ«-471 1 -; ffllit<~ 11 r= ' u-~_ - - 7-r--- u 1 - 2,1. - . >#1' 0 10*11 , 11 2- 11 rn SECOND FLOOR EXISTING 7 2 726 EAST HYMAN BUILDING hig 4.,4.44 Â·Â· .. -t' 1 911.-1 - srofu-5711449*L /+ACC- CE Z 'Â£ FLAW t.. - 11 - ill .. 1.1 , r 1 i i /4 .i j ' '' 1 1 0% 7 -------4. . ' 11 ' il ..1 REEAC- - _ 1 + i i i , i., ./ tiupli' AF'E --3 - 1 - BECM22*1- APE__- .. 1 <1 i f 0 1 1-- 1 r 4-+ . , I A 4 = . .I . d 1 . / P if ,/7Â·0 F * 1.i' ' 1 L_ 11 1 . X - + \ )2 1 4 .1 2 , ki - El -7 4- Â£ 1 \:i 111 1 ( 641' U 1--1 i. i.[QU Â¤ iN- 4.-4 1 1 1. A rÂ· 6 -' 1 -1 - 4 7 i 11 :P . I 4 M i, ; th'Amo AVT. __ - 1~ - 1.P M. 0 . - : : 11- li 1 6 , 1-1 - - / /~~ THIRD FLOOR EXISTING ~-~ 426 EAST HYMAN BUILDING 140 irn.1 4,2.4,19 . 1 .. *IF f it t it ti lIff_- fl 5--1 fiti i Lfl v :1 1 i ' 1 1 1 1 -, -- li Ii- A -1 ~ , fil 5/ T. 1 1 -T -1- --- i 4 -- '1 1 -. 1 + 1 'L 11 i i, "U .-- 1 *-# . il 1 - it- / I ill 1 , 1- . 1 Â·-=-1 - U .t #i . 1 1 . 1 1 i : --...tiIt - , 1 1. T------- . 1 ~ . 1 . -j - 1 , : fi .1 17 -1 ! 1, i t.--- 4. 11 --1 : . 1 1 11 1 T N . .1.--- I- 1 . i I R' tÂ· ltâ€¢ 1: - 1-1 : 1 Irr - 1: !{ 1 , ti! i I t : - 41 i = 1 L ii 1 1 1 if 2.-4- 1 11 , i , .- 1 1 1 i -- 1 i 3 A . . EXISTING MALL ELEVATION 426 EAST HYMAN BUILDING 4.2-4 Â·44 . , Â· I 41%9 *4 3.-:09.'4. .... ' 4 .' ~7.-35Â· .... Â·Â· 21.4. 4?*1* .-, 1~1*'S&/. . 92U-V . :1-42 . -. 1..,," Â»Cer'.: 79. 4 . - I. -_-- 40'- ie.r H.7 - */id)( , -- 4 1 : ' 1 1 1 13- . 14 q .- I ; 4 .4 , 1 1 1 N , 1 - 1 Â»K- At'7~. 1 -, 574./O 4*T. i - 1 ' 1 fâ€¢, ' * - -'~i j.1 '1 1 Â· Â·Â· i 4 1. 11 Â· -el h Â· . S.FFGFU<#-Â·Â·Â· . 4 .i . lant - O,6,=>c â‚¬ . O~Cc, eâ‚¬- 1ti- v~ 1 I . f 4 / 1 -U " $ 1 Â· i 1 .' 1 I -- , D! .1 4 . /â‚¬2977KAÂ«1/7- j - - I. 1 ... . 1 ---- - -- --- - -- r Al'T ' . . 71<434 l-6. 11 Â»ASE,â€¢~e-/7- 1 I 1 EXISTING SECTION LOOKING EAST ~ 426 EAST HYMAN BUILDING 4.Z.4.49 0,1,1-/ 1 1,7*44 I - r 4E.. t. + : . - - i i L . 1 e -, ovpi 1 41 49TZ>KAA~ i Lt4 14.4 -'- 1 i ! =,2., WL=VI N==tf:L#.=- - - -7$ --- -- 7 12 - - -~31 ----- 1 I 1 11 14 4 1 KONdow El -- H *2 1 . 11 -- :1 2/L 1,- r-1 i . il Â· 1.. 1 .rt 1. T1 --IMEDJ I '~--i 1 # i! 1 10 , 1 1 + 1 i If 11 1 11 (U i ~ BASEMENT PROPOSED 426 EAST HYMAN BUILDING Re/1522 4 - 24 -9 w NORTH - .. r- - -- t,Â·.- 1 - - 1 1 0 i. 1- I ly 1 1 1 .-- 11 01 \ 1 i 1 1 > 4---a --4 : RAMP .1 i i 02|/-11 - O - 1 Il I ( u- ! f A 4- iÂ· 421 1 1 / :t i i -1 1 1 . i . 1, Ill 1 Â· ' 4 P 9 - 1- i ic-----.----_ ~ 1 4, !1 1 .1 1 , 1 -r 21-0.4,Â« . ~--1 k jt, P+ CL-OE_ - -1 1 L.t 0 . - F 1 Â©j FIRST FLOOR PROPOSED 4 2 426 EAST HYMAN BUILDING ge#520 4 -24 -10 Nmer!-1 - 4 2 . D 1 VI) Â· - --021~ - n. 4 1 f =-1 -~1-1 -'R A 0 f -- 1% m m go =7 12 0) Z -IC! r Â»-- S: Â¥ ~ 1..' & 0 id ill! f. - Z 0 1 - .-' C 1 F= g -- Z O 0 0 11 Ir ... 9 11 m . eâ€¢ $ ..Ai . . T 1 , fb 1 1 0 n 4 ?1- i Â· & 1 3 L ' 16-1, - 43 . 1 \\ 111. 01 . 4 + 4, \Â· D. i IiI 1 1 i 1/. 0 1 . . /1 0 41 '11 , 1.--------------- - C . 1/1 Â¢ I. 1 1- . to ./ 1, r o .ri 1 a f '' t' --V .- lili - -- --4 , 1 .11 - , 4 d. 4 f AJ ...14 0 .. i OBSOdOEId HO 46-172 - f =EGIASN . '11 - . , --- 71 '.3$.. - '-* * +16 : - . I t. - 923'g~> 77\Lks/2. - HA u e 02 (4_ AÂ» 1 1 it. 1 1 - tÂ»* f -L- ! *AL__ -~ - !1 - th \.1 h / - - 5710/0 Â»er ~ 1 , N--$ I . / Â· 1 . t-49 -Reit~ AMI. 2 2-Â· 2~ez>/KeÂ»4'\ z /deâ‚¬C_ -fzz- ~ . , 2,71 12"Wl 7 , 1 --1 1 . f/2=CC==- - . ~Â§>.4,4~ .26 7'L , l . 97140/0 APT,Â· := - - - CE _ae,12>uj ~ ~l ; _ +562/49,4 4__. ,-9-J - i *~j THIRD FLOOR PROPOSED FaV 17=5 4 Â· 21,1 + , 426 EAST HYMAN BUILDING N o KTIA .t ---* 941 - / b 7 - i- 1--- It 4 1 1 .................. 1+11}; - 2 1ME *E + Eak-- - -1-1 :lili 9 1 - 1 ' 1 1.1 1 -1 - !1!: ..... . --Ill- I 1, fl- -- Ic LE 1 =====i . 1 1 - i i l A i ll'jilil l 11 Â£ 111 i_ . i_ bllitill;Illittl . 1 4. Â· -- .. toi O LOT N' t_31 41_ _j ---1 - PROPOSED MALL ELEVATION 426 EAST HYMAN BUILDING #2415â‚¬12 421%426 I= 2- -24:VA.J. 2,7 8 -t -t.37#: . 1 4 1 Z .1 1 2 1 C . H 1 1 1 . . 1 .. 1 j rer- ;-rE--t-1 1 1. 11 1 . - i -1,1 1 : P . t; il :1 li . 1 I 1 1 - h itifi Cll Â¢ 1 3 ti ' i: 0 - ' 1 , 5 1 !11 1 4 f A ' J 1 1,-11 :1--. . -------r--- -I 1 :l---f--'z---1-7~2.- 1- Fk --fi i 1 -4 i - - r i -47! i H ' ; . / 1 1 ;i 1 11 }1 --2. i: -4- ;1 : 1. 1 11 It 11 11 11 Ii--44-4 - 1 h . .. --- - 1 1 (4 ACOWA =-c==ST- -: -t 1, 1,1 1 Â¥ I - -LoT- 2 - _-. 2 -5 z _r = r_-TILL-21.-32-2-73-Uof _-6-7---3-712--Irf--2-3 -I_- _--â€ž.. __- PROPOSED MALL ELEVATION: 426 EAST HYMAN BUILDING fi51 1429_4- et--1, 1Wtwy u,ve.1 -',1 ~ . 6 111 1 4 i-aL--1 & 11'Irt ..4 4 J..7 - .. 'i _i_ t 14'4"- 22- _--_ FACE dF NE,AlÂ·+ , - -6 4(i HT. LIMIT - EXIST'a wA'Â·'-,a; - 2- REW Wei= 1 2 Ter OF Nt.6/ Tr4%,,ear i - TRAT & P=A44&9 *N 4:2 V- . /--3 sft>KrS/Al-3<9et -___-Exigh *PE-1 2 - 0/es-OP-69#Â·97* 9 -12â‚¬00 4 F - - - - -_1- 5 AN / -exisrk - ------- - . 220ND --- ..<--*i--__- -_ _ -__ r i Â»,4.00*'42t-- i 44,0~ Ne,v f5â‚¬~PET Iâ€¢ :. TAVEr 15 PRALLf)014,re $ 12Â£\sf 4 ,/ . - 90.AD,O .er-- -r-zi-~ -- 2-EA._+et.-=_ 1.- 1 _L WA \0' .~ ; 7 't! -:9 RD Pl,K=21. /1 -=in 1 ~. 1-1 - 11 1 \\ 1 /11 t==== 11 -ZIVE--0 E-- - - : 1 1. 1 --4 Nt,0 1 1 1 -~1441.1.. . %- - - r 11 . . I I , 11 ,=59 gr DE= exsr 9 F..... - Nfr Ari:4 - 1 /i . Â· \T . -- , 1 - Il , 1 4 , . ~ 1 /-\ I . 1 - 1 ./ 11 -3- 7-4. / \ i! ~1 \ 2 1 er AL - RELitic-FIE - J :4: i ~ 3 \. '11-1 - -4- . .i . ; 4 - 4 - / - .1 i / -7 L / . 2044- 0 . .W,St'AI + --. - 12_1 . PROPOSED SECTION LOOKING EAST 426 EAST HYMAN BUILDING RE: 4. 24.14 11- 1=1 + 11-1--1 9+ 1 .... . . .. 1 - - f . l 11 \ 1 2 1 ~ . 1 ,~ : - / .1 f i 1 1 i AT>10' - 4 i.1 i d \Nx : i , 1 - fi . . 1 t- i - Â£-i 1 - C tt 1 i . 1 0- f-9 *pj 44-31 --RED:<[L> r--t C v- 1 . - - 1-1 . - * 1 11-6 1 SECTION THRU BUILDING LOOKING EAST 426 EAST HYMAN BUILDING ie/rhED =4 - 14 - 96, 4- 1 1, P) MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: Annual Preservation Honor Awards DATE: April 24,1996 This year's awards will be presented on May 15th at the Hotel Jerome (National Historic Preservation Week is May 12-18). HPC's awards are given to projects completed within the last year, for rehabilitation projects, and also for new projects which contribute to historic context or neighborhood character. In addition, the Elizabeth Paepke award is given for individual contribution in promoting interest in the history of Aspen, and the Welton Anderson award is given to a designer who has made a significant contribution to Aspen's built environment. Relatively few substantial projects have been completed in the last year. Staff offers the following suggestions for potential awardees: 330 Gillespie Avenue- rehabilitation 229 W. Hallam- rehabilitation 409 E. Hopkins Avenue- new construction in historic district 520 Walnut (cabin)- rehabilitation, adaptive re-use 202 W. Francis (still under construction)- craftsmanship, preservation of existing structure 955 King Street- new construction within context of existing neighborhood 130 S. Galena (City Hall)- rehabilitation, adaptive re-use Neale Street- new construction within context of existing neighborhood Benedict Commons Affordable Housing For the Paepke award: Jim and Ramona Markalunas j -' Ill - '1 ---- I ' 1 - I -LE.2 - --1--Ill---- 4 1/2/ l' 1 4 - '75* r bitE OP PEOI't A,OVE,--2 . r .5 c -t - .- DEÂ£44 1515094 -': 1 13 - I . -- T t. 1 7 *--= 7 0566 2 u t==1 . EL belf 1 r Ff*FeED AD. U fbEOP,OOM!.03 -Â· 1 . Dvibia--800H i. 3--El. 100'-0 0 Â· -7 1 v : p~re, BEOP,00 0 0 rÂ» 31 0 4 -/_/41 tr 'PlkilkIA Â» Â·-,Â·-- -- EL,111-10:1 8 * 5 Lf- 12 4 L G, 6 -=9 r L--.-- 1 11 ", 111Â· ~N LIP 94 - 1 1 108= - a K-1 UP "TH 14 -hroittixti_ _ -, 04 6' 1 ---1 . \-I r -2-0 - -1.- A 1 2--2 1 Â· 10 . r- , -- 11 1 1 ====7 HE.PIA ... A A 4 1 .Up. 4 1.kiNDIN/ ~~ 88BjAPA#-r v. - *M _ IMS)Pk)01-1 t. - (Imi Y M MECH Â£ t'F--4 11 4 '* f-1 4...4 - L n L----/. 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