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Home My WebLink Aboutagenda.hpc.19970924AGENDA ASPEN HISTORIC PRESERVATION COMMISSION September 24, 1997 REGULAR MEETING CITY COUNCIL CHAMBERS 5:00 I. Roll call II. PUBLIC COMMENTS III. COMMISSIONER AND STAFF COMMENTS IV. NEW BUSINESS :15 A. 311 Gillespie - Houston - Minor Development Ok< irâ€ž 44 z , B. 447 E. Cooper, Stefan Kaelin, awning (no memo) 3//_ 5:30 C. 633 ~. Main - correction notice (no memo) j ixt,.Lit-- 21c --hiv-45 -3 t ~1.--, L.J.-C 'LE--- 5:50 D. 414 E. Hyman, Aspen Cooking School - Minor Development 04 6:00 E. Meadows Trustee Townhomes -Final Development (4 - Txhilo,tÂ© 6:30 F. Meadows Tennis Townhomes - worksession G. 17 Queen (114 Neale) - worksession 7:20 V. ADJOURN AIEOJECT MONITORING Roger Moyer 303 E. Main (permit to be issued soon) 420 E. Main (not active) ISIS 939 E. Cooper 426 E. Hyman- Curious George (under permit) Susan Dodington 616 W. Main (complete) 316 E. Hopkins - Howling Wolf (complete) 712 W. Francis (stalled) 918 E. Cooper (under permit) 132 W. Main Asia (door and windows, skylights) Meadows 525 W. Hallam Melanie Roschko 918 E. Cooper (temporarily covered by Susan and Mary) ISIS 9/' 9 2,~/9/74 4 123 W. Francis (covered by Suzannah and Mark) 706 W. Main (not active) 0 210 S. Galena - Elk's building uzannah Reid 320 Lake Ave. (active?) 303 E. Main (permit to be issued soon) 702 W. Main (approval expired) 315 E. Hyman Benjamin's (trellis not completed) 411 E. Main - Cantina 218 N. Monarch - Halfhouse Mark Onorofski 426 E. Hyman (under permit) 123 W. Francis (under permit) 517 E. Hopkins (project abandoned?) 1008 E. Hopkins Mary Hirsch Meadows (permit to be issued soon) 918 E. Cooper (under permit) _Gilbert Sanchez 420 E. Main Galena Plaza (not active) 820 E. Cooper (not active) 411 E. Main - Cantina 514 E. Hyman - Mason Morse bldg. 1008 E. Hopkins ~ey Halferty 939 E. Cooper 325 E. Main - Baang Cafe 715 W. Main (roof material) 132 W. Main (Asia) Heidi Friedland 130 S. Galena CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 939 E. Cooper (Langley), expires November 9, 1997 - Unit E 520 Walnut (Greenwood), expires March 22, 1998 834 W. Hallam (Poppie's), expires April 26,1998 123 W. Francis, Lot B (Vickery), expires May 24, 1998 Awards 1997 550 Gillespie - Beck House Amy Amidon thoughts: Elizabeth Paepcke award for Markalunas's (care ofthe Aspen grove Cemetery; Ramona's involvement in HPC and charter member of the historical society) 0 0 MEMORANDUM TO: Aspen Historic Preservation Commission A L THRU: Stan Clauson, Community Development Dire~of Julie Ann Woods, Deputy Planning Director A )1/ 1 1 \Nwy' FROM: Amy Amidon, Historic Preservation Officer RE: 311 Gillespie- minor DATE: September 10, 1997 SUMMARY: This structure is an original Victorian carriage house, which served the home to the west. It has had numerous alterations, but is a designated landmark. The owner wishes to alter a window on the rear of the building. Staff recommends approval. APPLICANT: Sam Houston, owner. LOCATION: 311 Gillespie Street. 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 designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "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 by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: An addition has been made on the rear (south) side of the carriage house. On this elevation, there are several fixed windows and one horizontal slider window. The applicant proposes to replace the slider window to match the fixed windows. Staff finds that double hung windows would be more appropriate for the building, but the applicant should not be required to replace all the fixed windows at this time. Staff recommends the new fixed window be approved. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposal does not affect the character of the neighborhood. 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. Response: The proposal does not detract from the historic significance of 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: The proposal does not further diminish the architectural character and integrity of the building. 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 minor 0 development proposal for a new fixed window to match the existing second floor fixed window. RECOMMENDED MOTION: "1 move to approve the minor development proposal for a new fixed window to match the existing second floor fixed window." 0 1.eil-:Â·r.qu251~ 1.1- - -- AL--~----I-I.*--.ill- m 2 1 ..f.Â¥% S r â€¢ ect n~ â€¢ ..,P. 9524X .., . 4 . . ,:'11,4. 7 -4*W i g 147 -r . . - I -1,0. C I' 4 ..1. .,N-a I .:2"ll .- - ..... h.4.e:44 4'. /44= 6:9%* - f. 1 - T . .....t- ...â€ž-:4â€¢ 4,/ I ... *...Â· r .. e./le'. I I , 4 D C :e~ -1, - 7â€žg.,r- - -..41,.,r#- p . I .In- 1&*-*I.0 '- -- '-.-- - 4 09= t?Â©.~ ~*- d . 1 -a I -- --- 2 2 - tâ‚¬1294*14 P - - r 0-2,=--7:2-090 .le, ~â€¢2~ 7-- 2.; C .-Â·ittre.' C,0,1. 0 ....3<Â·.421~24'3322 r- :&Â·~Y.f:9:.zÂ·':. - I Â·-Â·./ -5 9'.3~ C+3*fâ‚¬ -t , 1 '2 - I . -t Â«.4-o:t $ ~ '646. 1. a..._ C i . 1. L_+ â€¢ -1 I r ..1 - 21. - Â· G.Â· e.-'~1 - i I - 4 MEMORANDUM TO: Aspen Historic Preservation Commission AR J THRU: Stan Clauson, Community Development I Julie Ann Woods, Deputy Planning Direct FROM: Amy Amidon, Historic Preservation Officer V ' RE: 414 E. Hyman Avenue, Aspen Cooking School-Minor DATE: September 10, 1997 SUMMARY: The applicant proposes to add two new windows and replace a door on a non-historic building within the Commercial Core Historic District. Staff recommends approval as proposed. APPLICANT: Rob and Kelly Seideman, represented by Rich Seedorf. LOCATION: 414 E. Hyman Avenue. 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 two new windows in the east wall of the building, facing into the courtyard across from Takah Sushi and to replace a door. Staff has no concerns with the proposal, which does not face the Hyman Avenue mall, and recommends approval. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The building is located within Aspen's main shopping district, therefore street level windows which allow a view of activities inside are appropriate. 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. Response: The proposal does not affect the historic significance of any designated structures. 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: The proposal does not affect the architectural character or integrity of any designated structures. 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 minor development application. RECOMMENDED MOTION: "I move to approve the minor development application for the Aspen Cooking School, 414 E. Hyman Avenue, as proposed." -SEP-02-1997 09:42 FROM ASPEN/PITKIN COM DEV TO 9-9251371 P.02 ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name Aspen Studies School of Cooki nq. Inc. 2. Project location 414 E. Hyman Mall (City & Townsite of Aspen Subdivision, Block 88, Lot M & Lot N Lless the north 14 feet ot the west 12 teet of Lot M]). (indicate street address, lot and block number or metes and bounds description) 3. Present zoning C,-7-lprr.ial/Retail 4. Lot size ( see above) 5. Applicant's name, address and phone number Rob & Kelly Seideman, 1501 Maroon Creek Road, Aspen, CO 81611 Phone: 920-1879. 6. Representative's name, address, and phone number Archi tect: Rich Seedorf, Phone: 920-4956 and General Contractor: Robert J. Smith, Phone: 963-0666. 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Finel HPC 8040 Greenline Conceptual PUD x Minor HPC Stream Margin Final PUD Relocation HPC - Subdivision - Text/Map Amend. __ Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Des gn Review Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) Commercial/retail building. Area in applicant's name = approx. 1800 square feet. 9. Description of development application New school of cooki ng: Addi ng 3 windows to match existing for more light and better working conditions. 10. Have you completed and attached the following? Attachment 1- Land use application form Attachment 2- Dimensional requirements form - Response to Attachment 3 Response to Attachment 4 'Illill 111-1 L J' -*.-- . , 2, t 0 -- 1.--1 - it: -9 - 1 . , 1 11, E MAI N ST E MAI N ST E MAIN ST ' , r 4 :1 1,1 1, 1 4 - .... 1 1 ......... 1 r-*--i f Â· i , , r- 1 1 1 1 1 i ..--IJ /1 318 40 3 j . ~ 378001 328001 3 2 8(0 4 32/ob'!32~002 3290031 129004 ,= 3 3 30-Oii 2 3 3 04 21 L_33_91 05 1 1 0 1 1 1 1 1 t Â· ! ' * . E ' i-1 1 i 1 LE 1 1 \ i : P---- 1 0 rn , i -1 ttil ' : , I 1 1 . 3 5.8 0 9 6 1 1 ''10 1 3 3 08 5 2 il 1--,1 1; 17 5,(011 3 1 900 8 1 3280 3 1 328007 1 C,/ f,( of Aspen 1 1 -1 4"0084 3 31,91005 3#9007_r-; 329009 1 30009 3300661 ~ 1 1 1 3 ~ Sequl a qâ€¢l<l di ng 1 330151 '3300{7! --1 1 fire St la tlion 1 1 2-1 1 ':1 r.. 1 11 \ i L 3 r -4.-- i .1 0 1 \ ,-6- 1 1-- 2 , 1 . , 0 ,-*--*---*-#*#*----7 I---- r--* ' 1 ' 1 1 E HOPKINS AVE E HOPKINS AVE E HOPKINS AVE f , 1 . - 1 1 to --- - 1 1 ./ . , I / 1 i .1 , I .1. 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U, 473001 1 34~2001 :0 1 12 /7 1 ti I / 2171 i 21,00 4,1 216015116007 U, i 217 21 9-2.21-L,â€¢14__. ! ho For k Ar ms L.....F--Â·Â·Â·Â·Â·----.... _ ....1217| 210 2 17003 ~ ~1600~ ~ ~ ar'li , 1 12 /1-6 6 6 1: 21:7 2 17 ~ 1 217 -~ i 19 N)dSV S S ASPEN ST S ASPEN ST 1 S 11 1* S 1,/1.L'I , t 1 III me'LACCAUÂ»4GNIU ~ ~~ r.#18.<50.l.6 7 -7 2=2 -4 rn , , r ->f I ;fALL .-t=-===' ~ L- LE L.-1 ~ L,13 t n r .=EÂ» 1 1, 4/.U'. 1 1 1.Lt'~*2 ' u * 1 FAST BLEVACTION: PROF'OSED C.HAN<PES SCALE L'..'11''Ll''L'.lt,1.1'.,1,11.1'...L../. 4 -i-~m*---lT Aul 'ledle _Z -1- I \ veoo -O 08,8/1/< --1 . I] fic El ~ DZ)' r71 ~ ~ 1-3 -j ~ i \ iALL ___\- 01*:co ALLEY rece#,raN-J Al),4 0*L-~~r-~' 4-1 11.1 /11 1 1 1 . 11 --- 018.LAY P.caN : Ill 1 . 1" 2.4// |' , ~ ~ | 2 WOOP.W. N.16 .....0. -7 1,11.01 -11 1 , k-r- 1 (li~ EAST ELEVATUON .: EXISTUNe CONDUTIONS SCALE n.91 EXHIBIT 112 -Â· 6 =53 IV 1 = 1 q ' 'T -3 -3 11 2 1 4 - 4 ' 3 414*Â» .09; - - - . .Lk 1 1- 9---1 -/r .a 'au- -1 L./ -1 4 ' 0 * Â« _ .... 12~ r U f 17) r- , EXHIBIT MEMORANDUM 1 2121-7 [7] TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: Trustee Townhouses, Units 2 thru 9-Final DATE: September 24, 1997 SUMMARY: The Aspen Meadows SPA, including remodeling and expansion of the existing Trustee Townhouses, and construction of three new units, was approved by City Council in 1990. A building permit has recently been issued for the construction of the three new units, but the approved addition to the existing units has never been carried out at least in part due to the high cost of construction. Instead, the owners of the historic units have made minor changes with HPC approval. On October 14, 1997 the vested rights that protect the approval for the significant addition to the historic townhomes will expire. New approvals could probably not be obtained because of changes in the Land Use Code. Although the townhome owners do not appear to be interested in pursuing the approved addition, they wish to receive approval for a more modest expansion of 256.5 square feet to each of the units before the expiration of vested rights. Conceptual approval for these modifications was granted on June 11, 1997 without conditions. Since conceptual approval, the applicant has altered the design somewhat, setting the new addition somewhat at an angle to the existing building, and adding a clerestory window element above the existing entry area. The proposal also now shows the minor alterations which have been approved for the units to date, including moving the entry wall forward, eliminating the staircase from the balcony if desired, and changing windows on the west facade. Staff recommends final approval of the proposed addition with conditions. APPLICANT: The Trustee Townhomes at-the-Aspen Meadows Condominium Association, Inc. and the Aspen Institute. LOCATION: Condominium Units 2-9, the Trustee Townhomes at the Aspen Meadows, a Condominium according to the Condominium Plat 0 1 thereof recorded in Book 39 and Page 16 and as described in the Condominium Declaration for the Trustee Townhomes at-the-Aspen Meadows recorded on February 6, 1996 as Reception No. 389723. ZONING: RMF-SPA Significant Development 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. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. Response: The applicant proposes to convert the existing foyer into a guest bedroom and bathroom and to create a solarium in the area that is currently an open terrace. The addition is a one story volume with a flat roof. The exterior walls will be sided with wood siding to match the existing, except for the solarium which is proposed to be a metal structure with windows and sliding glass doors and stone panels. Staff finds that the addition is compatible with the existing architecture. The only areas of concern are the clerestory window, which is a new element that encroaches on the historic building. The stone panel detailing is also a new element which is not consistent with materials used on these buildings. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The addition will not be easily visible from the front of the units, but will be viewed from the pedestrian path at the rear. Staff has some concern with the issue of light spillage, which the applicant has responded to by proposing operable window coverings and by minimizing the visibility of exterior and interior light fixtures. 2 3. Standard: The proposed development enhances or does not detract from 0 the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: Except for the clerestory windows, the proposal involves little demolition and is not easily visible from the street, therefore staff finds there is no impact on the historic significance of the original buildings. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: The proposed development is compatible but distinguishable from the historic structure, therefore the architectural integrity is preserved. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Development application as submitted. 0 2) Approve the Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny Development approval finding that the application does not meet the Development Review Standards. Recommendation: Staff recommends HPC grant final approval for the Trustee Townhomes after discussion of the impact of the clerestory windows, and the stone panels. 3 S TRYKER/BROWN ARCHITECTS,PC September 15, 1997 Amy Amidon Historic Preservation Officer Aspen Planning Department City Hall Aspen, Colorado 81611 re: Aspen Meadows Trustee Townhomes Referral to Historic Preservation Committee Dear Ms. Amidon: On behalf of my clients, The Homeowners Association of the Aspen Meadows Trustee Townhomes, I am submitting the enclosed plans describing proposed "minor" modifications to the approved plans and elevations for the 8 existing Meadows Trustee Townhomes. As you know, the project is currently 8 townhomes designed by Herbert Bayer and owned by several individuals, friends and Trustees of the Aspen Institute and the Aspen Institute. Recently, three new different townhomes have been approved for constuction. The approved plans, as recently amended call for minor modifications of the 8 existing 0 units, essentially, modifications at the entry, front balcony and windows, and changes to the living room windows and doors. As you may recall, the 8 existing are very similar to the drawings prepared by Bayer. The elevations currently have some variations from unit to unit. This request asks the Historic Preservation Committee to find that the proposed changes are consistent with the spirit and intent of Bayers original plans. I believe the key elements of Bayer's design are continued. The proposed changes to the existing units are as follows (refer to the attached plans dated September 15, 1997): 1. ENTRY: move the foyer/laundry wall forward 7'-3" to the next existing beam. Change the entry door to up to 3'-6" wide. (refer to Entry Elevation) This is substantially the same as the work done for the Fergusons Unit 5. The appearance from the front will be extremely similar to the existing units front entry. The same materials will be used on the siding as the existing. This will add 123.25 SF to the unit. This space will be under existing roofing and will not be apparant to passersby. This space will be sided with the same vertical v-groove lx4 boards as the existing siding on this element. 2. CLEARSTORY: add windows above the Entry to permit light and solar gain to enter the Entry area. 300 SOUTH SPRING STREET, SUrrE 300 ASPEN,COLORADO 81611 970.925.2254 925.2258(FAX) 0 Ms. Amidon/ Aspen Meadows Trustee Townhomes, September 15, 1997 page two 3. Allow the Owners to elect to remove the existing stair (to the Master Bedroom) and replace it with a balcony to match the existing front balcony. This is on the east elevation. This is the same as the work done for the Fergusons Unit 5. 4. Permit the Owners to extend the porch up to 8 feet to the west. An earlier plan approved for Savanah allowed for a 10' extension to the patio with an entire lower floor to the unit below the patio. 5. Previously, the HPC permitted Owners to add storage space on the rear of the entry/laundry appendage. Rather than add storage space, these Owners would like to enclose a portion of the patio with a trellis like glass enclosed sun space. This room would be un-heated except by passive solar gain. This space will be enclosed by glass and metal clad wood framing, similar to the existing living room structure. The spatial relationship of this enclosure will flow from the angle of the existing patio element and be in keeping with the detailing and proportions of the original design without mimicing the details. Most important, the pattern of the spatial relationship from unit to unit (mass to void) will be maintained. This will enclose 215 sf. The intent of enclosing this space with glass is to create (maintain) a much sense of open-ness and connection between the indoors and out. This buffer space will hopefully keep the existing interior cooler in summer and warmer in winter. 6. Modify the windows on the west walls in a pattern evoking the original patterns and spacing, but using larger glazed units and doors. Refer to the west elevations. 0 We also seek HPC recommendation to exempt these changes from Ordinance 30 guidelines relative to glass being limited between 9' and 12' above the floor. That provision was intended to create a "victorian" scale in window fenestrations. This is a MODERN /BAUHAUS structure and our intent is to be consistent with and honor the existing style, window pattern and placement. Some concern has been mentioned about "light spillage". We share this concern. Our intent is to provide operable window coverings over the new glazing, and not install light fixtures from which the source of the light (bulb) is visable from outside the building. Only minimal code-required lights will be place on the outside of the building, and perhaps very few low level step lights, recessed and louvered, to light paths and stairs. No additional lights will be placed on the Entry side of the building, although the existing lights will be updated and relocated. Minimal wattages will be used. Additional landscaping on the west side of the patio will also be installed. This should further minimize visual impact of the existing units from beyond the property. We look forward to meeting with the H]?C to review these issues. Sincerely, /(Aili David P. Brown, AIA 0 . . F I. 1 LECEND 2=SDZE Z â€¢64' Sâ„¢Po 161 O. 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