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Home My WebLink Aboutagenda.hpc.20000126 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION January 26, 2000 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS SITE VISITS - NOON - 117 N. Sixth Street (Coulter) skylight 330 Lake Avenue (Hunt) - front porch 312 S. Galena Street (formerly Planet Hollywood ) entry 5:00 I. Roll call II. Public Comments III. Commission member comments and project monitoring IV. Disclosure of conflict of interest (actual and apparent) V. OLD BUSINESS :05 117N. Sixth Street- discussion ~ ~.~_~ ~1 ~/~'~ A. VI. NEW BUSINESS A. Historic Preservation Design Guidelines, Public Hearing (continue to Feb. 2.~2000 ~~ ~ ~)~-~j 5:15 B. 312 S. Galena Street -Minor Review, Public Hearing - Reso 4, 2000 6:00 VIII. ADJOURN NOTE': SPECIAL MEETING: Wedn~, 5-7 p.m.~C~il Chambers Historic Preservation Design Guidetia~s~c He~d fron~26/2~f~00 PACKETS ARE READY TO BE PICKED UP AND ON ~'~SCHEDULE. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservaf~on Officer RE: 117 N. Sixth Street- skylight DATE: January 26, 1999 SUMMARY: Several HPC members have asked about the skylight at the Coulter project, 117 N. Sixth Street. The skylight was reviewed by the project monitors, Suzannah Reid and Heidi Friedland, who referred it to the full board. On May 12, 1999, the HPC approved the skylight by a vote of 4 to 3. One of the representations made by Scott Lindenau at the HPC meeting was that the skylight would be flush with the roof plane. With further study, the architect and contractor discovered that the manufacturer would not guarantee the Kalwall used for the skylight ~vithout a flashing detail that raised it above the roof plane. Studio B has indicated that they made this curb the minimum height that would address water penetration concerns. The Kalwall itself has a thickness of 3-4", so it is staff's understanding that the surface of the skylight is now 8-10" offof the roof. HPC is to have a site visit to this property the day of the meeting so that everyone is familiar with the appearance of the skylight. Scott Lindenau will attend the HPC meeting in the evening to. discuss how the skylight is constructed and what constraints were involved in its installation. Sent By: STUDIO B ARCHITECTS; 970 920 7822; Nov-t7-99 10:22AU; Page 2 I RO P JECT; COULTER RESIDENCE [LOCATION: ASPEN, COLORADO Sent By: STUDIO B ARCHITECTS; 970 920 7822; Nov-17-g9 10:22AU; Page 3/3 Kglwall Inlulated S~roof Systems: MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 312 S. Galena Street-minor review DATE: January 26, 2000 SUMMARY: The applicant requests HPC approval to renovate the entrance to 312 S. Galena, which is a designated landmark, to restore original window openings, and to remove the paint from the historic masomy. APPLICANT: The Aspen Downtown, LLC, represented by Mark Haldeman, partner. LOCATION: 312 S. Galena Street, the north 32 feet of Lots K and L, and the north 30 feet of Lot M, Block 95, City and Townsite of Aspen. MINOR DEVELOPMENT No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," ltistorie 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, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the. Historic Preservation Commission may grant necessary 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 Section 26.520.040(B)(2), for detached accessory dwelling units. 1 Response: Attached are a series of drawings and photographs showing the original entry to this building, and later remodels. As viewed in the oldest photo, depicting the E. W. Jewett grocery store, the building featured the classic storefront of that era, divided into three bays, with a recessed entry in the middle. Also characteristic of that period were the large display windows with transoms above them. Important to note in this picture is the large platform in front of the store that allowed entrance into the building with just one step up from the sidewalk. The second picture ~s c~ca 1930's, The platform is removed and there is a ramp to the front door. The lower half of the windows are boarded up. The third photograph is from 1978, when the Eagles Club occupied the ground floor. The storefront was covered up and a staircase had been added in front of the building. In 1980. the building was renovated again for Ebbe's nightclub. At this point the entry was moved to the north end of the building, with new entry stairs and new windows. The last photograph shows the building as it appears today. The applicant's have purchased the structure and plan to renovate it fox retail use on the ground floor, and office or living space on the second floor. They propose m remm to a centered entry, and showed it recessed fairly deeply from the from of the building (approximately 11 feet) to create a landing, separate entries into the new retail units, and an elevator for access to the upper floors. The plan reflects their desire to have 24 hour access to the elevator, without having to create a "lobby" or airiock that would eat into net leasable space. The doors that are shown centered in their new entry are elevator doors, and the elevator proposed is all glass, so that the workings are visible. From the initial discussions with the owners of this building, staff encouraged them to look for original photographs, and fo~ opportunities to restore the building. It is very fortunate that the photos available are clear enough to allow a complete reconstruction of the entry if that were desired. The most significant obstacle in recreating the original emry is caused by the stairs needed to reach the first floor level, As noted above, the building originally had a high platform in front of it, and later a ramp up m the door. Neither of these options are possible now. In the days of the Eagles Club, the staircase sat in the public right-of-way, which is generally discouraged now. In reviewing this proposal, it is staffs strong opinion that the entry proposed does not accurately reflect the historic character of the building, and that it is important to come as close as possible to the design shown in the mm of the century photograph. The important characteristics of that entry include the depth the doors are set in from the front fagade (approximately 4 feet), the wide double doors and slightly angled wall plane to the doors, and the transom windows. As mentioned earlier, the proposed new entry is 11 feet from the from of the building. The central entry doors are a narrower set of elevator doors (which the applicant has suggested could be either somewhat Victorian in 2 character, or clearly modem, glass doors.) The doorways into the shops are on a more significant angle from the front of the building than was the case with the same wall planes in the original entry. Staff's primary recommendation is to either remove the elevator from the elements being accomodated in the main entry, or to create an interior lobby space which removes the elevator from view on the main facade. The applicant has also investigated installing the elevator on the north side of the building, where a large display window currently exists. This is also preferred over the proposed design. Secondly, staff finds that the entry must reflect the original characteristics described above, and that it must be moved forward, as close to the original four foot recess from the front faqade as possible. A rough sketch (attached) shows the entry moving to within 7 feet of the front faqade. Also, staff has contacted the Engineering Department about the possibility of allowing one or two of the steps to extend into the sidewalk. Although this type of sidewalk obstruction is generally not acceptable to them, it was noted that a similar accommodation was made for the Elk's Building, and that if the sidewalks are eventually widened as part of DEPP, the steps would have little impact. Staff recommends that the applicant be required to pursue these two options and return to HPC for approval. Staff also recommends that the new storefront accurately reflect the dimension of the band of transom windows, and that the applicant consider recreating the original mullion pattern that divided the display windows into six panes. The project includes a few other elements; opening windows that have been bricked in on the north and south facades, reconfiguring mechanical equipment, and removal Of the paint from the brick and stone. Staff recommends that the applicant be approved to re- open the original window openings, which are the typical tall and narrow proportion, with a brick arch above. The other openings, which are more square, do not follow the historic window pattern and are presumably not original. The HPC may want to consider allowing new window openings in the north wall if they can be designed to be in character with the historic windows. The applicant will be required to specify what the new windows will be, to confirm that the profile will be appropriate to the style of the building. In regard to removing the paint, staff finds that this may be appropriate, depending on confirmation that the gentlest means possible will be used to remove the paint, and that the brick and stone are in good condition (often buildings were painted to mask problems.) Test patches will be required. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: While the specific design for the entry requires additional study, the applicant's proposal to return to a centered enrryway, and restore other elements of the building, is very appropriate to the historic district and is commendable. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The project will not affect the significance of this historic structure, which was built in 1885. Forgiving some unsympathetic alterations done in the past, this is an excellent example of a Victorian commercial building and exhibits very ornate detailing for an early period in Aspen's developmem. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic strncture or part thereof. Response: Staff's concern is that the proposed design for the entry does not enhance the architectural character of the building. ALTERNATIVES: The HPC may consider any of the following alternatives: · Approve the application as submitted. · Approve the application with conditions to be met prior to issuance of a building permit. · Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) · Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: Staffrecommends that the proposal be continued to February 23rd for restudy of the entry. Exhibits: A. Staff memo dated January 26, 2000. B. Turn of the century photograph. C. Circa 1930's photograph. D. 1978 photograph. E. 1980 drawing. F. Current photograph. G. Alternative entry sketch. H. Classic Victorian storefront sketch. I. Application. 4 Evaluation of the historic character ora commercial store, front might show the.following: Cornice Upper sro ry Cornice n l~and Entr~ Kickplate January 11, 2000 Aspen Historic Preservation Commission 130 S. Galena St. Aspen, CO 81611 RE: Attachment 4, Aspen Historic Preservation Commission, Minor Development Review To Whom It May Concern, Applicant: The Aspen Downtown L.L.C. Ownership: John Davis, Gary Nichols, Steven Bellotti, and Mark Haldeman. Property Description: The Andre's Building, located at 312 South Galena Street. in Aspen, Colorado. Legal description is Block 95, Lot K thru Lot M, the North 32' ofK & L, and the North 30' of M. Description of Proposal: Applicant desires to remodel the existing facade of the subject property to include a center entry and elevator at the ground floor level of the structure. Applicant desires to restore the natural brick and red stone facade, and open/restore the original window openings on the north exterior wall and the south exterior wall. Compliance with Review Standards Relevant to the Development: Applicant's remodel greatly i.mproves the existing structure. By including a center entry, restoring the natural brick and red stone facade, and restoring the original window opemngs of the structure, applicant is bringing the structure back to the condition and configm'ation as it appeared when it was built in 1885. Signed as authorized agent and partner; Mark J.~ldeman ATTACHMENT 1 LAND USE APPLICATION FORM 1 Project name The Andre' s Building 2, Projectlocation 312 S., Ga,lena st., Aspen, CO 81611 Block 95~ Lo,,t K thru Mt North 32' of K & Lt North 30' of M. (indicate street address, lot and block number or metes 'and bounds description) 3. Present zoning CC 4. Lotsize 2820 sqft. Applicant's name, address and phone number ,Aspen Downtown ~ L.L.C. 312 S. Galena St.~ A,spen, CO 81611 (970) 925-2865 6. Representative's name, address, and phone number Mark Haldeman 1377 Snowbunny Ln., Aspen, CO 81611 (970) 379-3372 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review . . Final SPA Final 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 Design Review Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number ~f bedrooms, any previous approvals granted to the approximately 10.300sqft. of retail/restaurant space. basement-2~800sqft, ground .floor & mezzanine-4~700sqft. second floor-2~800sqft. 9. Description ofdevelopmentapplication Restore front facade to historic center entry and restore natural brick and red st.one. Open/restore orginal window openings on north and south facade. 10. Have you completed and attached the following? Attachment 1- Land use application form Attachment 2- Dimensional requirements form X Response to Attachment 3 x Response to Attachment 4 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Address: 312 S. Galena St., Aspen, CO 8!6~1 Zone district: CC , , Lot size: 2820 sqft. approximately 90x30 Existing FAR: Allowable FAR: 1.5-]. = 4. 230s~ft. Proposed FAR: Maintain existing Existing net leasable (commercial): Approximately 9 ~ 300 Proposed net leasable (commercial): Maintain ex±st:in~ Existing % of site coverage: Proposed % of site coverage: 100% Existing % of open space: Proposed % of open space: 0% Existing maximum height: Principal, bldq: 38..5' Acceso~, I~ld.q:, Proposed max. height: PHncipal bid.q: 38'..5 ' Accessory bid,q: Proposed % of demolition: Lo. ss than Existing number of bedrooms: Proposed number of bedrooms: Existing on-site parking spaces: On-site parking spaces required: Setbacks Existing: N/A Minimum required: Proposed: Front: Front: Front: Rear: Rear: Rear: Combined Combined Combined Front/rear: Front/rear: Front/rear: Side: Side: . Side: . , Side: Side: Side: Combined Combined Combined Sides: Sides: Sides: Existing nonconformities or encroachments: Ad~acen't building to south ~ncroar. h~s on~n this ~roperty by aDroximately 1'6" Variations requested: NONE. (HPC has the ability to vary the following requirements: setbacks distance between buildings, FAR bonus of up to 500 sq.ff., site coverage vadance up to 5%, height variations under the cottage infill program, parking wavers for residential uses in the R-6, R-15. RMF, CC, and O zone districts) COOPER AVE. E. HYMAN A ~. ~ ~'~ ~ ~ E. HOPKINS AVE. REPAINTALL WOOD ... & METAL TRIM 0 0 O 0 0 O, '<0;. Q O 0 ;'""' J.¥''.:t..- "" .: 'RESTORE ;EXISTING 'NATURAL BRICK ~ .... , , ' -z~5~. "-?'::;" ~ ... ]i ,.. ', WEST ELEVATION - GALENA STREET 31 Sou Gale PROPOSED "INDUSTRIAL STYLE" ELEVATOR So~ Gal~ mz GALENA STREET County of Pitkin } AFFIDAVIT OF NoTIcE PURSUANT } ss. TO ASPEN LAND USE REGULATION State of Colorado } SECTION 2&304.060 (E) I, ,/~,~C/~ /,/~O~r~J , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060 (E) of the Aspen Land Use Regulations in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class, postage prepaid U.S. Mail to ail owners of property with three hundred (300) feet of the subject property, as indicated on the a~!, on the day of ,199_ (which is __ days prior to the public hem'ing date of ). 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from'the nearest public way) and that the said sign was posted and visible continuously from the i :3 44 day of _3~0~,~¥ , la.f_. (Must be posted for at least ten (I0) full days before the heating date). A photograph of the posted sign is attached hereto. Signature (Attach photograph here) Signed~before me this ] ~.~ ~ day WITNESS MY HAND ANI~FFICIAL SEAL My commission expires: Susan Dillin~lnam Notary Public's Signature ACTION: Minor Review All development in an "H," Historic Overlay District, or developmem 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 I-IPC to grant approval. Standard 1: 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 clevelopment 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 mininaum 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 Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Standard 2: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Standard 3: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for developmem or on adjacent parcels. Standard 4: The proposed development enhances or does not dinainish from the architectural character and integrity ora designated historic structure or part thereo£ ~,' ['~ i~ j~" " '" ', i!:":f-' · ' ': :2L .--.:.'== .......... .'": ...... :.?.1 ~ 'i~.:'~' ': :' ' '~1:.-/://: " "J 'i' ' ' ' "":':' "~"' ~ ' .i ',1 : ... .-:'., .,. ....',.:-- .., I .: .... a' - ........ ,. .. ,- .......... ..~ .. ..: ...'... ~. ~ .,,... ,' ....,.;-~.~, · . . .. , . . ... i,~ ,,~ . , -- 3NI-I 3SV3"! -' '~ ; I.LN3 C) M3N ~IO.LV'A::I'I:I N¥1~IOJ. OI'A .. .:..- SSY-I~) M=IN - :IC)Vd$ 3SV3'! ' :'- SM'OQNIM AV-ldSla '::('~' .... '- Z MOaNIM_~)NIJ,.$1X:I m rtl q~nos aO.I. VA:I'I:I ,,:I'IA.I.S 'lVI~IJ. SI'IClNI,, Cl:lSOdO~ld ORIGINAL OPENINGS (SHADED) EXISTING WINDOW OPENINGS ~:, _.~ 312 : ~ ~ '~ South ) NORTH ELEVATION i/,~.. ~i~ Galenal ASPEN DEVELOPMENT CO., EEC PtlILOS International, Ltd. NOII¥::)O'I:-IYNI~I~iO NI - ~ ~OCINIM M~IN N=II~IOH$' AGENDA ASPEN HISTORIC PRESERVATION COMMISSION January 26,2000 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS SITE VISITS - NOON - 117 N. Sixth Street (Coulter) skylight 330 Lake Avenue (Hunt) - front porch 312 S. Galena Street (formerly Planet Hollywood) entry 5:00 I. Roll call II. Public Comments III. Commission member comments and project monitoring IV. Disclosure of conflict of interest (actual and apparent) V. OLD BUSINESS 05 A. 117N. Sixth Street - discussion - LJ G: i t././1./- VI. NEW BUSINESS A. Historic Preservation Design Guidelines, Public Hearing (continue to Feb. 212000 '-a tz) 2-6 Ld<(, 9 - O 146. 5:15 B. 312 S. Galena Street -Minor Review, Public Hearing - Reso 4,2000 6:00 VIII. ADJOURN NOTE: SPECIAL MEETING: WednesjlÂ»34Â¥a>-4,5-7 p.in.~~10~fil Chambers Historic Preservation Design GuidemiA, Public Heafiing*6ift'd fronkll~g{)00 PACKETS ARE READY TO BE PICCED UP AND ON CLEDULE. OuyÂ»--e .~COL--27 0 83 0 0Â»--=Zia # 0'0-1 --R OWÂ»v-<*46 . MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 117 N. Sixth Street- skylight DATE: January 26, 1999 SUMMARY: Several HPC members have asked about the skylight at the Coulter project, 117 N. Sixth Street. The skylight was reviewed by the project monitors, Suzannah Reid and Heidi Friedland, who referred it to the full board. On May 12, 1999, the HPC approved the skylight by a vote of 4 to 3. One of the representations made by Scott Lindenau at the HPC meeting was that the skylight would be flush with the roof plane. With further study, the architect and contractor discovered that the manufacturer would not guarantee the Kalwall used for the skylight without a flashing detail that raised it above the roof plane. Studio B has indicated that they made this curb the minimum height that would address water penetration concerns. The Kalwall itself has a thickness of 3-4", so it is staff' s understanding that the surface of the skylight is now 8-10" off of the roof. HPC is to have a site visit to this property the day of the meeting so that everyone is familiar with the appearance ofthe skylight. Scott Lindenau will attend the HPC meeting in the evening to discuss how the skylight is constructed and what constraints were involved in its installation. Sent By: STUDIO B ARCHITECTS; 970 920 7822; Nov-17-99 10:22AM; Page 2 1 - STANDARD & SLOPES -i \1./GONX, - 45' 1/Â¢ / -Il- D (19mm) -@ \ f 71 ' -U .'...-I f 4 .fli , .5 1/23' MIN. CURB 4 ~ G fi '., '-(1 Fnt '' I. .- 0 -C., 4 . M i "' Mv x Cv *4 + OUTSIDE CURB 9-IM -J 4-3" - Ae'i#-1-2 4 45-' 5 C Â°1 4- ir L'JI . VARIES -~1 1 5.-Ave fl ;hiMd r-/ r r , PROJECT: COULTER RESIDENCE LOCATION: ASPEN, COLORADO Sent By: STUDIO B ARCHITECTS; 970 920 7822; Nov-17-99 10:22AM; Page 3/3 88/03/1999 11:00 9252362 BRIKOR PAGE 01 AUG-02-89 MON 10: 05 AM POWERS PRODUCTS FAX NO, 3037811011 P. 02/02 Kalwall Insulated Skyroof Systems: ~ Mon #,Mob.* IM *0 0704*I,011*,4. 4pe. u bey P. RIDGE DETAIL - GootÂ»n Â§ 'he.,0 m' /42'ned râ€¢00 6,7/1-0 No' tal - al,A= O,"'A~ W.#6.,4,"IM~'SMOW'/0,-# 9,0 D.ew *upporung nÂ®* mom-, ahould blot I.- r (170 mm) b wldM. VIRTICAL WALL OUAIL Uw/0,001 4*80 dâ€¢â€¢011â€¢b~ VI **high*, of A h,11 Adeâ€¢ *â€¢ajon le -d, 1, M Ill*A 1, 921, 0-,Â»r 1%,hhil 1 - olow.~ .-0../1.1,44=: M r M mm) 0,14* tâ€¢ h *In b.c, 10..dWMINg wal.â€¢Ce -1 Dout:* T; a,d, N O-1,0'. 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Sky,oot NRIMETER DETAILS Shmt,m - 11 b, 4-Ad to thâ€¢ DupÂ¢41 U A k / / M hc-1 4 booN IM ..., apantati.4 Kâ€¢-al' 04.My aug... u. d :IN Kehvall can provide gre:t~f loar 1008 CIDablÂ»4 10 W*Calld M Â¢*4,0, plehotor 19,â€¢m. koe#Ing W~Skyrgof ID,ve Ihe mof 8/eller, 1, Utillaing IM 9'A' 1/2 mm) Integral 8011-1 I- .no pf-ng I M.wi.1 'Cpo,t #oint rh' Clavel" p*k-, Immo, Ocze,roo- e N K-,9 0â€¢â€¢1 lor *andâ€¢,1 Iyellmâ€¢, c.â€¢ bi â€¢inâ€¢, SIOUGâ€¢ M â€¢ IN witor Gul for Therm,1 ........../ ...../...&.... -- D-k) Seclion 38. 0â€¢cdon 31 prov~,0 mo m.1 rough oginUIg ../925*1-'- 'Â»*,-" but mN Mmll dow spill 84/0, UVI - elpablly, -2':ega~~~i.~1-82"- PLEASE, oheckth M lor d-i 04*Ul,ol IMY In POW 0-108 -..71' 91'~.~-wl.Illf ' i illillph '114,4.Iritj:2,11Ill'll'llitp "Il el , :/ 04.~:i./~4- .Ill- Priengineered ab,6,.'44; Self.supporting -U,Â· Ridge Roofs .- ilill' , witho,A E.osed Sub StructurÂ® afâ€¢ mod, In mur *taleâ€¢rd .lopâ€¢.: 200, gr, SS' ond 48* with 01041 1,1- approich,awy 20 < m) dip,-0 68 -1 loid MW-,-Th,N 0,014*,Iâ€¢red ... 1 :r . . lyâ€¢-.......ly e..1 1. lord.1.11.1 a~ f--118 1:iliq. i- '- 9 -~lf , 4. 1 .... 0 0 , 4 I - i i r~ 11/ 27 9*T= .... -. . 1 ... ... 4 3 H- Â®Mt- --I ...- 3 11 0 Â® er= -- 4 r 4/ -&/E.A- @ Â®Am . -t'fo#05 |.-2!EL .4 t 9- 30*3, -4 9- 031*,titile,1- ... .....6 4 F i }A r. r . ~ ill 1. /2.4 n'., 4 1 1 *% 1 BL; Â·U J-FA. N IL T luEJ ))-7-AJZ<+LS,Â·C._~_ ' 32-4~.TZ,1-49 i '91 \/ 1 U.,19&7Â£11/. i.>i.,41. 7 --/Trzsil# :.UAIi*~j~Â·4 7+-1 e, 1 1 . .1, .4- ~- -11 1/Zi holl 41/10 5 .+Jutwl 6 44 9 Wi -v ill P . .1 % % . 1- 1 12Â£__2*e I / 1 4. 4 4-Ki- 9114~ MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 312 S. Galena Street- minor review DATE: January 26,2000 SUMMARY: The applicant requests HPC approval to renovate the entrance to 312 S. Galena, which is a designated landmark, to restore original window openings, and to remove the paint from the historic masonry. APPLICANT: The Aspen Downtown, LLC, represented by Mark Haldeman, partner. LOCATION: 312 S. Galena Street, the north 32 feet of Lots K and L, and the north 30 feet of Lot M, Block 95, City and Townsite ofAspen. MINOR DEVELOPMENT No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all ofthe following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume 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, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the . Historic Preservation Commission may grant necessary 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 Section 26.520.040(B)(21 for detached accessory dwelling units. .1 ' 15*tilbl 1- tujj Response: Attached are a series of drawings and photographs showing the original entry to this building, and later remodels. As viewed in the oldest photo, depicting the E. W. Jewett grocery store, the building featured the classic storefront of that era, divided into three bays, with a recessed entry in the middle. Also characteristic of that period were the large display windows with transoms above them. Important to note in this picture is the large platform in front of the store that allowed entrance into the building with just one step up from the sidewalk. The second picture is circa 1930's. The platform is removed and there is a ramp to the front door. The lower half of the windows are boarded up. The third photograph is from 1978, when the Eagles Club occupied the ground floor. The storefront was covered up and a staircase had been added in front of the building. In 1980, the building was renovated again for Ebbe's nightclub. At this point the entry was moved to the north end of the building, with new entry stairs and new windows. The last photograph shows the building as it appears today. The applicant's have purchased the structure and plan to renovate it for retail use on the ground floor, and office or living space on the second floor. They propose to return to a centered entry, and showed it recessed fairly deeply from the front of the building (approximately 11 feet) to create a landing, separate entries into the new retail units, and an elevator for access to the upper floors. The plan reflects their desire to have 24 hour access to the elevator, without having to create a "lobby" or airlock that would eat into net leasable space. The doors that are shown centered in their new entry are elevator doors, and the elevator proposed is all glass, so that the workings are visible. From the initial discussions with the owners of this building, staff encouraged them to look for original photographs, and for opportunities to restore the building. It is very fortunate that the photos available are clear enough to allow a complete reconstruction of the entry if that were desired. The most significant obstacle in recreating the original entry is caused by the stairs needed to reach the first floor level. As noted above, the building originally had a high platform in front of it, and later a ramp up to the door. Neither of these options are possible now. In the days of the Eagles Club, the staircase sat in the public right-of-way, which is generally discouraged now. In reviewing this proposal, it is staffs strong opinion that the entry proposed does not accurately reflect the historic character of the building, and that it is important to come as close as possible to the design shown in the turn of the century photograph. The important characteristics of that entry include the depth the doors are set in from the front faQade (approximately 4 feet), the wide double doors and slightly angled wall plane to the doors, and the transom windows. As mentioned earlier, the proposed new entry is 11 feet from the front of the building. The central entry doors are a narrower set of elevator doors (which the applicant has suggested could be either somewhat Victorian in 2 character, or clearly modern, glass doors.) The doorways into the shops are on a more significant angle from the front of the building than was the case with the same wall planes in the original entry. Staff' s primary recommendation is to either remove the elevator from the elements being accomodated in the main entry, or to create an interior lobby space which removes the elevator from view on the main fa~ade. The applicant has also investigated installing the elevator on the north side of the building, where a large display window currently exists. This is also preferred over the proposed design. Secondly, staff finds that the entry must reflect the original characteristics described above, and that it must be moved forward, as close to the original four foot recess from the front fa~ade as possible. A rough sketch (attached) shows the entry moving to within 7 feet ofthe front faGade. Also, staff has contacted the Engineering Department about the possibility of allowing one or two of the steps to extend into the sidewalk. Although this type of sidewalk obstruction is generally not acceptable to them, it was noted that a similar accommodation was made for the Elk's Building, and that if the sidewalks are eventually widened as part of DEPP, the steps would have little impact. Staff recommends that the applicant be required to pursue these two options and return to HPC for approval. Staff also recommends that the new storefront accurately reflect the dimension of the band of transom windows, and that the applicant consider recreating the original mullion pattern that divided the display windows into six panes. The project includes a few other elements; opening windows that have been bricked in on the north and south facades, reconfiguring mechanical equipment, and removal of the paint from the brick and stone. Staff recommends that the applicant be approved to re- open the original window openings, which are the typical tall and narrow proportion, with a brick arch above. The other openings, which are more square, do not follow the historic window pattern and are presumably not original. The HPC may want to consider allowing new window openings in the north wall if they can be designed to be in character with the historic windows. The applicant will be required to specify what the new windows will be, to confirm that the profile will be appropriate to the style of the building. In regard to removing the paint, staff finds that this may be appropriate, depending on confirmation that the gentlest means possible will be used to remove the paint, and that the brick and stone are in good condition (often buildings were painted to mask problems.) Test patches will be required. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: While the specific design for the entry requires additional study, the applicant's proposal to return to a centered entryway, and restore other elements of the building, is very appropriate to the historic district and is commendable. 3 c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The project will not affect the significance of this historic structure, which was built in 1885. Forgiving some unsympathetic alterations done in the past, this is an excellent example of a Victorian commercial building and exhibits very ornate detailing for an early period in Aspen's development. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: Staffs concern is that the proposed design for the entry does not enhance the architectural character of the building. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the 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 approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that the proposal be continued to February 23rd for restudy of the entry. Exhibits: A. Staff memo dated January 26,2000. B. Turn ofthe century photograph. C. Circa 1930's photograph. D. 1978 photograph. E. 1980 drawing. F. Current photograph. G. Alternative entry sketch. H. Classic Victorian storefront sketch. I. 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Galena St. Aspen, CO 81611 RE: Attachment 4, Aspen Historic Preservation Commission, Minor Development Review To Whom It May Concern, Applicant: The Aspen Downtown L.L.C. Ownership: John Davis, Gary Nichols, Steven Bellotti, and Mark Haldeman. Property Description: The Andre's Building, located at 312 South Galena Street, in Aspen, Colorado. Legal description is Block 95, Lot K thru Lot M, the North 32' of K & L, and the North 30' ofM. Description of Proposal: Applicant desires to remodel the existing facade of the subject property to include a center entry and elevator at the ground floor level ofthe structure. Applicant desires to restore the natural brick and red stone facade, and open/restore the original window openings on the north exterior wall and the south exterior wall. Compliance with Review Standards Relevant to the Development: Applicant's remodel greatly improves the existing structure. By including a center entry, restoring the natural brick and red stone facade, and restoring the original window openings of the structure, applicant is bringing the structure back to the condition and configuration as it appeared when it was built in 1885. Signed as authorized agent and partner; . Mark JÂ¥*ldeman ~Cll ILd l #* I ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name The Andre's Building 2. Project location 312 S. Galena St., Aspen, CO 81611 Block 95, Lot K thru M, North 32' of K & L, North 30' of M. (indicate street address, lot and block number or metes and bounds description) 3. Present zoning CC 4. Lot size 2820 sqft. 5. Applicant's name, address and phone number Aspen Downtown,L.L.C. 312 S. Galena St., AsDen. CO 81611 (970) 925-2865 6. Representative's name, address, and phone number Mark Haldeman 1377 Snowbunny Ln., Aspen, CO 81611 (970) 379-3372 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD X Minor HPC Stream Margin Final PUD Relocation HPC Subdivision TexUMap Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number bf bedrooms, any previous approvals granted to the property) Commprrinl Mi,tnrirhuilding (2 gtory) congisting of - approximately 10.300saft. of retail/restaurant space. basement-2.800sqft. Eround floor & mezzanine-4,700sqft. second floor-2,800sqft. 9. Description of development application Restore front facade to hiatoric center entrv and restore natural brick and red stone. ODen/restore orginal window openinfs on north and south facade. 10. Have you completed and attached the following? x Attachment 1 - Land use application form x Attachment 2- Dimensional requirements form X Response to Attachment 3 X Response to Attachment 4 ATTACHMENT2 DIMENSIONAL REQUIREMENTS FORM Applicant: AepAn nnwntnwn J T,.T,.C. Address: 312 S. Galena St.. Aspen, CO 81611 Zone district: CC Lot size: 2820 sqft. approximately 90x30 Existing FAR: Allowable FAR: 1.5-1 = 4,230saft. Proposed FAR: Maintain existing Existing net leasable (commercial): Approximately 9,300 Proposed net leasable (commercial): Maintain existing Existing % of site coverage: 100% Proposed % of site coverage: 100% Existing % of open space: 0% Proposed % of open space: 0% Existing maximum height: Principal bldo: 38.5' Accesorv blda: Proposed max. height: Principal bldg: 38.5 ' Accessorv blda: Proposed % of demolition: Le s s than 5 % Existing number of bedrooms: Proposed number of bedrooms: Existing on-site parking spaces: On-site parking spaces required: Setbacks Existing: N/A Minimum required: Proposed: Front Front: Front: Rear: Rear: Rean Combined Combined Combined FronUrear: Front/rear: Fronurear: Side: Side: Side: Side: Side: Side: Combined Combined Combined Sides: Sides: Sides: Existing nonconformities or encroachments: Adiacent building to south encroaches onto this property by aproximately 1'6" Variations requested: NONE. 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Illi ,â‚¬6.92 0,17}~P= 1. P.:...+1 .1% Â· i. ~-14372=2..7.- 4,21'.'. -7: 4 . , 1-= . 0Â»JAÂ·Â·i,974Lt~~Â·k,1 -Â· 4. 41-74*Mi- # w#$* ://WR# ZZ-- /0'Â·--39~4~-Â·f%99'*f~41914~ -Â·- 7:'tiâ„¢*31'*A'ffj#%.910 . trtjf:4- 20&* J.- 1 ..9.Â»721,1 -*41~-Â·4243</uâ‚¬Ur r#.2 1~Et : .l .-3-4-w .2- v Ii,GE# 2 . -A A , 1, 1 . 1. , 0 0 r , 1,1 1%11 1 ' I.-Zi, 97 - i -:$-- 7 SHORTEN NEW WINDOW It IN ORIGINAL LOCATION F.__47?-i=E...1 t.- il- / 1 e....... 0 _'-W' V' len/'/ - 0 +4 , EL '1'-,O. .'... 'LOOF .... 16 1/2 - .4- 312 7:7 *t,r;Â·, -Â·71 i m ... South tl6 .4.U SOUTH ELEVATION - P~IAL .m* Galena . 1-1 r - 1 1 . 1. 1 1 1 NEW WINDOWS IN 1-~~-M.+6~jW.&~I -777 4-21/ - rT - 4 ORIGINAL OPENINGS (SHADED) ,:'2-21 2--- 1 61 -1 1 -C r, .. C J 1 I A- 1 - L-_-_ U t.-- --Â·. -3 - U '11'.14. 1 -* 4 4*U>-0 0 UX- 1 -- 1 EL-1-3 57 ~ 1 1 1 '.r-- -1.-4 -+ C== I. 1-- 2 1. j - 11 - 6. 1 1.-- L ' .4- 41 - 9 1 - 11 1 r- 1 U. !51- ./4 3-a, . 3 /0 r 1 - --/ 0 - 14 4 1 1 4*10,â€ž.L= = 4 312 .... Soutt .... Galenk ~ NORTH ELEVATION am.1 .. 7.--Er 21. ~2Uill L r 1 ALLEY EXISTING WINDOW - i I. . .. . I DISPLAY WINDOWS LEASE SPACE ' NEW GLASS VICTORIAN ELEVATOR I...7- 2 . '..1 ./=.I ..1 1 1.. I. 7 t. r-.7 I / 11 NEW CENTRAL ENTRY ~ J 12 231 ~ /tmj .4 V 1- LEASE LINE Iii* . . ./ .1.- - --r ~ DISPLAY WINDOWS LEASE SPACE , 1. 96=~-*=17 312 Galenp 1 1 1 11 Soutll PROPOSED ~ONT ENTRY PLAN *1111 ' GALENA STREET 1 - PROPERTY LINE -t,dâ‚¬ 4 Ara,Aur 0 000 0 0 00 ,-4~ Mt,re. 1 (AA) . 9 - AH * Aa,ON~v All k:..0. 'VH 1 -- GO.. N nor L'48 n Ir 1 6 -- 0/J::m -- - - 1, tu.Ap ..uâ€¢~ 664 -1 - li-- --*.I -t ' ~Gi ~ ' .....1.-or 1 - -.i 0 1 1 9 9 91 la 1.111 -41 1 Aj..1 1 - 1 1 C-- ....0.1...... 111 Fli,flifilll Hilla~=Il/t-a--3E~EEEâ‚¬EEMEF-~1 + - --1 t. 1 . 1 ..E-,râ€¢+A. 1 r--i D-I.T...9 . --1-; 9 1 1 irÂ·i C =7=.le . -T] 1 3 /4/14% ! 1 i Di U I.OF'~0. 0-1.â€¢ 2 h .c==2=0 4 k-~ vi ==== ) -- 1.-r. ..../.-re 0 i. 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C mt 911 110 , IMI Il 1~ ~ m lili 1111 111: 111 ~ -GISTS ~#n/E/-frut/Lz- 6-3 -I --* 1 1 - 1 . 1 1 . , .-411 - -Ii, - '' 11 1, ~ _ill Il _-ij 1 1 11 1 A 1'1Ill 1, 1 1 11 1! 1 --1 1-1 t d . - I . ~ '1 '1 -1: ./*- % C 1-.0 f f L /0 -f . M -, i I 1 4 i ill 3 -- .... --/ - 4 -- .1 - 1 -- 1 L.- - -- 17 1.- * 1%.1\ , /111%. . ,/ 1 . 1/ 1 1 , 1 \ 13 f \ lia 0 .4, 7 .1 1 4 j i i h 1 , Â· S. r,7& / r , 1 1 .11 /1, 1. 1\111 5 /'.1 R ~Â·' 0,1 *'\ 1 .- ~i-Â£:4 & iÂ· - 4 LL~]IÂ·4-1 ~ ~ ~ - 1\ 1' 1- . '* 4: 42 - -f :1 1 1- . ''. ~ -1 J .r r - - - 41. 01 ~ 1" EXT, CEMENT PLASTER ON SELF. FURRINA 4ALW LAT/-1 ATTACHED Pâ‚¬dÂ¢ LIALY A NA/LS LE G'06. -4 -T_Zn.27 - -- f? -- .. al- 8 ! . 1 - .. t. Â· 1 . 1 1 4 , ii â‚¬1: b - 0 W . -.I.- 1 I . ---I- I + % . fri a i. : ' 9 ell 1 , n , ..- I . 1 - I 1 I . 14 0 . . .. ' I , 4 L iJAWM> 4 37 LK - . 9 ... I J'. -572- . . 0*2{1 ..' . . .....4 .-n ...4 + .1 1 4. .. I . t*,10 A- tD - .. . .9 j r , 1*4/ L 9: I i' b i:Zt t , r â‚¬1.41.-49-,i .'Â·.* , '. '4-V t , , 133. I , *iÂ·; 9~2190"2Â»6Â·4A,.:-1 , .,& 1, 4,~ \9-1-NG , 1 4~ _-r Â·RLE-VAT-1ON '~ ' , * 1 , SCALE P&4070 j,L ' vt o 4 h . +/:9//VT'./90 L * ..&4 - 1, J ... . A- 10 ..... fj ,.4,1., '7:'.tff?)*Â£..mi. 6.-4,. 1 I. 1rk. , 4 r . ..2.Â« *,4Â©-42Â·2447 F r.4 4-43 - 6 1. -- 3.7 ? ...,Â¥03~?*2Â£~...0 , .9474%:.,sÂ¢ '- , - . r.. 4 . 4.f '/ Â»~ A ' 2. 3920*629...aN,i~i...1 6.,44.:,j:.,5 1 # ... d .1 - . T.'117Â·64 , 4 -gr * I : .. â€¢ .4.. I- ~'t< . Â¢. 4 County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATION 0 State of Colorado } SECTION 26304.060 (ED ADAâ‚¬ 14 &44,00'ft A~ , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060 (IE) of the Aspen Land Use Regulations in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class, postage prepaid U.S. Mail to all owners of property with three hundred (300) feet of the subject property, as indicated on the attaghei!*, on the day of , 199_ (which is _ days prior to the public hearing date of )~ 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the i 3 +4 day of 3Mmu#wy , wt. (Must be posted for at least ten (10) full JOCÂ© days before the hearing date). A photograph of the posted sign is attached hereto. Signatur~~ .-I (Attach photograph here) Signed before me this /3 44 day , Wt-by :QGDO tÂ»Ufri_u 19 WITNESS MY HAND ANWOFFICIAL SEAL My commission expires: Susan Dillingham 3 IkE-44- SA SA,ofbt l'# #UGHAÂ·,U 601 E. Hopkins, Suite 201 44,011, CO 81611 Netarp Public - .t Il ir,Â®,ission Exoires: Oct. 14,2002 046<0 64.- rl,.17 Our-,[A. CL~ Notary Public's Signature / irli#W# -41 .- , 14 -E ' 1// 1/4//er# r 01 1 , .f - + F + M.Mi'W.'4il .' - r... ..1 49' I. 1, 0-11* Â»'..',1.4.'I- -V ..1 -- .t 1.31 T T A-"mr* . 4- , % A._i r. . i.. i i., i i 3Â· I' 'd~ Â· + E~ 6. 1% ..1, /. f Â», LIS . *. 4.- .. . 1 f. p . .... i 6 fly . -- '1 4 9 PUBLIC NOTICE ~ DATE** , TIME- 5:ap, PLACE~1 PURPOSE e <,1-r,- & r tÂ· J. - 1,6. I . . .1 4 1 Â¢ 5 31.- .- r , 9' L' ~ I.Â£***P. - ....I 1 1. 1 -4 2 -215 1.1 rmic r , {20 4 ~1 .1.H~,L . $ , I'' :*: I. 2 râ‚¬. /6.- y.......# '- Z*4*13, . 1 - + r Ned#iDJ* ~~t~1yv-/.... :im*. . 'AN 1 -i 2000 4 r CO,t,fJWU~ WELOPLIENT NITY D-~ TKIN . I ./ '4=0Â· I * E .'# kijkÂ¢/d'*0" -8#M~p*'4rtkÂ·4*'~. v: :<#**:.:.0,%:./ -..'.M - /: -I - I-* O-9/1 0 E-'2.--0/L,L.Â£. rJL~t.-~ ~0-1-In (&5 / C ((1 L./1.-Â£_ -04 0 8001'3 0 /0 Fl-+ nn Susan Dillingham 601 E. Hopkins; Suite 201 r -4 ,/.1 Aspen, CO 81611 42Â£-LE cÂ« c OL &--.-, My Commies,or, ExpiresÂ· Oct. 14,2002 3Â«30" 4 EXHI i . '' '*/. -) 9-' . 1 ... -â€ž , 1- Er - .... -:S U It 1 Â¥ - Vi. I' ~ -' ~"Aljohi:",1 t.,g'ir,iu r 1. 16* F?WIfitmlu . 141* " k ~' ..#..,1 7':.4#*. :f .4,-. - jl, Â¢ . :rEPE, ".' #19#r#LQ '115:* iilhy. & i 1 2.-1 f -'.1 ' U//*14/ M~Â·*1 9'i '-Â·fÂ· . . lid :'RB.al , , /1 1 , 1 . ./ 11 * .;11 i ,?Bm i ~u, 1:@#01!8 ' - , .- 0 1 = Â·Â·Â· 7. 45 . e lill/itawli , . . 4 ril; 22 0.9~ 1!~ -- a .Mut . *0 0.. 4 ././. ral .... . ILÂ·11.11 1 I I - 4.' -m' Â¥ 'A 11* . Â® 4- b 6/ 1 "1 M. 1.! i :i- ..' .9 i Â· Â· .,. 1 â€¢':-N 0 - --* 9 Â· A. ' *..9 . ly.f': ME T *-W . A :24; u Â·. & ' . ' Vi# Â· -1. 4 .11.1 .t !'.IC - :- , h.~/.9. .. .... i . ~ 21. r -111. P ' ...4 . 9 I 1 11 /'4r- 4 c . i Â·Â· : ~** 4111 6. ..Le;!116:~/VY.:,0 .1 ~ I - =1 . . Emihi Bft'~ â€¢ 1(,Bl~ dm./...m/ ./. -- - 1 - i T ' 4....... ... ... , M. 'i! 'C idll~ -. _ i . .... 1.4 4. 1*- A :1 19/"Ill=11 1 ~'W--- -g--L-2 - -- -Ii< -'--~1"111111.... 1 - - -- 1- p- ~ H#../.p. . fÂ· Â· , 1 - !:fj, 1.-M- - - 1 H - I -#' . & ...:i' 1 I'l . irpl 1.. ..3/112-5 1 1 : 4<* i.r ~ ..2.,Ea :â€ž. - *-/ 8 1 4 Â·Â·n L. 011.- 1-E;r: . .,2, U.- ./r - c.i:i- ;.Â·~ Ff#Mt.tâ€¢.. =Â·~ . I -:, 2 1// V.; -- =91 ---I - - fi t3â€¢ ACTION: Minor Review 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) ofthe Aspen Land Use Code in order for HPC to grant approval. Standard 1: 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 * Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Standard 2: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Standard 3: 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. Standard 4: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. r-m~ O 1|l ai 34%+1) I L=-1 Li.al#*Aill'll -1.....A . .<15; 79- Â·tÂ· -f-'-7 1/!I--U --Il;55 - 7-.tn -- * --- -/ -. .Ef.*244- - 7 1.4 1.9 1 J.4. , 4. =tr Â¥, A' .&* 1. ... n S. - - 4 I - 1. .. t - Â· Â·-7 Â·Â·0 -.2Â£#=Â«4.75421Â·42.43#ff&~fske v 4 .-1~ - 17 Er ----i.+. ..1=-: --I....1 - - M' ;-/11/7/LI # 42-2 3 1% m - i. ..- Â· .- m .*/.m.... -*mt 1 li; -2.) Â·/Â·Â· 1 .,ls]... ~'...31 - ....41%.P 4 . . . 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' *12 i I I. ; ! :- i ! t. ; 5 -1-7 1 -t -Â· â€¢T ---IC;'.-91-11 *.fIt.C * 1 1 1 -1 ' t .1 / i -14. 1 1:r.- 1, 1- :i. .1 .Â·t Â· 1 1 ~ 1 ~ 1 . 1,1 Ilit ':'1-~ -4. Â·4 ' .'*; - d.Â«.L 2 . 1 1 1 I ; / I Â·'Â· '' r./ -r-,f:12.. Â·Ji 1Â· 09.-1.:!.1-1 ~.~.1.~121. A .L E--~1- L. - Â·' , 1 ~1 4~~ ~7 =t> 39~-11.FI:]oj:.~ L RESTORE r--Â«1F-!_1 --1 '1- I .-- - 7 Ef NATURAL -L , : 1 / / 1 1- 4- 2.--.Il.-3 11 BRICK ' - - 21.- 4.2 * . :.I,-1 ..7- . ... 9 4 fr I,-7- .Â· ' . . I-'-r |- L : -26--: :- i /; Â· t I~ *L- I~ r .~ 1 Li~. r.;J,~'-0 Â·~~~ ~ ~~~~~C,Vit...1.Y .- . 1 1 . 1 =7- -71 .- 1 .1 421: E - - .... u_ .,-Â·;'-~Â·r-91*-1: *-' *- . . I- Ill--' i ' _t r 7 - 12 7-1 1 .1 1 ......6.'.-- 2 r ., -,LT , , . 1 - - ' i--'Â·=ri,45*TrnÂ· 1--i / Â· Â·Â·".mom ~ -u. .- 1 4 rl #Â·f kÂ·.# 24 *4Ii.f,f--Ple'.p.4~fl~*273-2.21.0-lt-LIL!_-~s.POL'~ 11!Itir - . . lili .... if + . 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