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Home My WebLink Aboutagenda.hpc.19970108' AGENDA ASPEN HISTORIC PRESERVATION COMMISSION January 8, 1997 REGULAR MEETING SISTER CITY MEETING ROOM 5:00 I. Roll Call and approval of minutes. II. Commissioner and Staff Comments III. Public Comments IV. NEW BUSINESS 5:10 A. 633 W. Main, Minor Development (20) ':30 ($ 307 S. Cleveland worksession (30 min) V. OLD BUSINESS 6:00 8 17 Queen Street, Historic Landmark Lot Split (continue public hearing to January 22) 6:05 B. 939 E. Cooper - Unit E - Final 7:00 IV. ADJOURN 1 7 PROJECT MONITORING Donnelley Erdman Meadows 624 E. Hopkins 220 W. Main - European flower 420 E. Main Galena Plaza Jake Vickery Meadows 520 Walnut Street - Greenwood 435 W. Main - L'Auberge Roger Moyer 303 E. Main 420 E. Main ISIS 939 E. Cooper Lindeau 426 E. Hyman (Curious George) Sven Alstrom 624 E. Hopkins 712 W. Francis - Orbe residence 918 E. Cooper 820 E. Cooper 939 E. Cooper Lindeau ri isan Dodington 616 W. Main 316 E. Hopkins - Howling Wolf 525 W. Hallam Wyckoff Melanie Roschko 918 E. Cooper ISIS 123 W. Francis 706 W. Main Suzannah Reid 320 Lake Ave. 303 E. Main 702 W. Main 315 E. Hyman Benjamin's Mark Onorofski 426 E. Hyman 123 W. Francis 517 E. Hopkins . CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 406 W. Hopkins (Isis), expires August 23, 1996 I E. Cooper (Anson), expires September 27, 1996 9 E. Cooper (Langley), expires November 9, 1997 - Unit E 520 Walnut (Greenwood), expires March 22,1997 834 W. Hallam (Poppie's), expires April 26,1997 123 W. Francis (Vickery), expires May 24, 1997 Awards 1997 550 Gillespie - Beck House 1 MEMORANDUM TO: Aspen Historic Preservation Commission o THRU: Stan Clauson, Community Development Director- Â£1~4 FROM: Amy Amidon, Historic Preservation Officer RE: 633 W. Main- Minor DATE: January 8, 1996 SUMMARY: The applicant intends to convert this Main Street residence into office space and proposes minor changes to the exterior of the building to improve the quality of the work space. APPLICANT: John Villari, represented by Joseph Edwards. LOCATION: 633 W. Main Street, Lot A, Block 25, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale, and site plan with the 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 a historic landmark.... Response: The proposal is to add skylights on the east and west sides of the roof, to replace the existing front door and add a transom window above it, to add a window on the north elevation, and to add a railing on the porch. The front elevation of this house has had several changesin the 1980's, including replacement of the two windows, replacement of the original front door, and the closing off a second entrance that led into the parlor. The front door that currently exists on the house is a paneled door, which the applicant proposes to replace with a full light door. A picture of the 3 house in 1975 is in the Planning office files and shows the original front door and a second door into the parlor. The original front door had an 0 arched window in its top half and two vertical panels in the bottom half. Staff recommends that the applicant attempt to replicate this door. A transom should not be added since it was not present originally and this is a primary public facade of the house where alterations should be limited. Staff would also be in favor of reinstalling the parlor door if the second access and extra light would be useful to the office space. In the 1975 photograph there is no evidence that a window originally existed on the north elevation at the porch. The applicant wishes to add a window there to bring as much light as possible into the first floor office space. The applicant will supply a floor plan at the meeting showing the layout of the offices and has represented that adding windows on the east wall of the building would not bring light into the first floor office because the staircase runs along that wall. Some light is available into the space from the west windows as well as from the proposed skylights. When the windows on the north facade were replaced, their trim was removed, giving them less of a tall and narrow appearance than they originally had. The proposed new window is similar in character to the existing, Which would continue a historically inaccurate appearance on that facade, however, placing a more vertical window in that location might suggest that the new window is historic. Given these concerns, staff recommends that a window not be placed on the north facade, but the applicant be allowed to install the requested skylights, as long as they are as flush with the roof as possible and dark in color to blend into the roof. The applicant should examine the porch posts for any evidence that a balustrade existed in the past. The railing is not required by building code, and should not be added if it did not exist historically. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Many of the original houses along Main Street have been converted into offices. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 0 I I Response: The applicant proposes to do minor changes to the existing structure to accommodate the office use rather than adding on to the building. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: With modifications described above, the architectural character and integrity of the structure will be preserved. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the following: 1. The applicant may replace the front door with a door which is similar to the original. A transom is not to be added. 2. HPC recommends that the applicant consider reinstalling the second door if the second access and extra light would be useful to the office space. 3. No window should be added on the north facade, but the applicant may install the requested skylights, as long as they are as flush with the roof as possible and dark in color to blend into the roof. 4. The railing should not be added if it did not exist historically. RECOMMENDED MOTION: "1 move to approve the minor development j application for 633 W. Main with the following conditions: 1. The applicant may replace the front door with a door which is similar to the original. A transom is not to be added. I -1 2. HPC recommends that the applicant consider reinstalling the second door if the second access and extra light would be useful to the office space. 0 3. No window should be added on the north facade, but the applicant may install the requested skylights, as long as they are as flush with the roof as possible and dark in color to blend into the roof. 4. The railing should not be added if it did not exist historically. 0 It Ill -Ntvu' - - 1 ------- =867-- ~51Â¢1'14 6HTb LF<uâ‚¬,H- . I /1 I .S \ - . I. I. .4- - I - H -- .-zp.wak, OCCA f. 0 1 46-3,00*054,6,9 New , T. .7 11 .i FAIUM 6 -1 =~2 =21- -1â€¢rpt..zo . J 1 -77'B0MJ7 1-212-EIN99~77#-w-ACTI n -- - - . k ----Ul==15,9-W-,-tâ€¢*4 N Slu;-EarE/1, CO. M A I[ N S T-R EET FOUND: FLD.: S 75005'18" E 60.06 REBAR W/ PLAS.CAP FOUND; CITY MONUMENT a 1575 09' 11"E 60.00, _ L S 16129 1.8 0.7 3.5 0.9 --Â£-- 1.3TYI? 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IIi . -/-jd~-NE*) 1*-2-za-11 0/ R . 141U He il li tor Fuz - --1 L.1.. 1 1 Â· j - -CAST:--acnvAT/0/1. ..23.-. r. 7 -_..3- - - .i_ <033 W' w<444/Â¥ 5rL I-05/Â©SN,CO.---t - f. /193*14__71-0 4 5--LE 1-1 i ,/491 t, +1424 63:1*/ ac< 1-'GM, -SM.le#~ _ 2/. \A 11 ~ \\47$ 422=4 4----4 1 X 11 41 1 1 f -- r \ \. 4 r-re CAC- 1 â€ž--- "75 10/M6 / l 1 j -- ____--1.---433 -IÂ« 34447-(57:~c 65820(.09. / "- - -.+4 -- -.-. - - -'.- . 1.1 , MEMORANDUM To: Aspen Historic Preservation Commission ... Thru: Stan Clauson, Community Development Direct6r From: Amy Amidon, Historic Preservation Officer Re: 939 E. Cooper Avenue, Unit E- Final Date: January 8, 1997 SUMMARY: The applicant requests final HPC approval for "residential unit E," a new unit to be constructed in the south-east corner of the site. Conceptual approval for the entire project was granted on November 9, 1994. HPC has since granted final approval for "unit A," (the historic house), "unit B (new house)," and "unit C" (the historic barn), and "unit D" (new house). "Unit E" is the last unit needing final approval. APPLICANT: Neil Ross. LOCATION: 939 E. Cooper Avenue, Residential unit E, East Cooper Court Condominiums, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. This project was submitted for review in 1994 therefore the HPC standards as they existed before the series of revisions in June 1995 are used for this review. 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parceis when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark... j Response: The design which received conceptual approval for "unit E" is attached. Staff finds the final design is not consistent with the original proposal. Floor plans have not been provided, but the unit is constrained to the 0 footprint approved at the conceptual level due to setback issues, and is assigned a maximum FAR of 1,086 sq.ft. plus a garage. The applicant has some concerns with the costs of framing the roof forms that were included in the conceptual design and as a result, significant changes in massing and roof plan have been madel as well as changes in window design and the material palette. Although all five of the buildings on this site are relatively small structures, in all cases there has been significant effort to break the mass into small components, including numerous changes in wall planes. Windows throughout the project are double hung or square windows with divided lights. A variety of materials have been used to distinguish the new structures from the old, and in many cases traditional materials have been used in playful or unusual ways. Staff recommends that the applicant re-examine the original design for this unit and attempt to more closely follow the "Aspen vernacular" style which was brought out in the design for the other units at 939 E. Cooper. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 0 Response: HPC was in favor of the project because it resulted in the preservation of two historic structures and divided the new construction into small buildings of a compatible scale. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: As described above, the new building as currently proposed does not continue the pattern of dividing the buildings into small components as found in the historic buildings. As a result, it may become a predominant element of the project instead of the historic structures. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The project does not directly impact the architectural integrity of the historic structures on the parcel. 0 ALTERNATIVES: HPC may consider any of the following alternatives: 0 1) Final review approval as proposed, finding that the Development Review Standards have been met. 2) Final review approval with conditions, to be met prior to issuance of a building permit. 3) Table action, allowing the applicant time to revise the proposal to meet the Development Review Standards. 4) Deny Final review approval, finding that the Development Review Standards have not been met. RECOMMENDATION: Staff recommends HPC table the final approval for 939 E. Cooper Avenue, Unit E. RECOMMENDED MOTION: "1 move to table the final approval for 939 E. Cooper Avenue, Unit E." 0 0 , 1 7 L L k V i./.4.:.6 . . N V -- I--I-%-) - I-, t , - -1 . 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