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Land Use Case.HP.40180 HWY 82.HPC21-94
. 401%0 !4 04 %1 Holden/Marolt Museum Minor Dev. Marolt Open Space HPC21-94 A of 9 p, R c 45*4 1 *l 2, AOZ Z 42, CASELOAD SUMMARY SHEET City of Aspen Historic Preservation Committee DATE RECEIVED: 04/18/91 CASE NUMBER: HPC21-94 DATE COMPLETE: PARCEL ID#: PROJECT NAME: Holden/Marolt Museum Project Address: Marolt Open Space APPLICANT: Aspen Historical Society Applicant Address: 620 W. Bleeker REPRESENTATIVE: Graeme Means 925-9150 Representative Address/Phone: Box 4956 Aspen. CO 81611 TYPE OF APPLICATION: 1 STEP: 2 STEP: 3 STEP: HPO Insubstantial Amendment or Exemption: HPC Meeting Dates: P&Z Meeting Date: CC Meeting Dates: 1st 2nd REFERRALS: Planning Building Zoning City Engineer Parks Dept. City Attorney DATE REFERRED: INITIALS: DUE: FINAL ROUTING: DATE ROUTED: INITIAL: City Atty City Clerks Office Other: FILE STATUS AND LOCATION: COMMENTS: VE , b. MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: Holden Marolt Museum- Minor DATE: February 23, 1994 SUMMARY: In late 1990 and early 1991, HPC reviewed a proposal for the Holden-Marolt Ranching and Mining Museum Master Plan. Development under this plan included restoration of the barn and salt shed, reconstruction of the cupola on the barn, construction of display areas and a deck and landscaping treatments. Aspen Historical Society has been advised by their museum consultant that the bathrooms, which were to be built inside the barn, must be relocated for circulation and security reasons. The Society is therefore requesting HPC approval to locate the bathrooms under the existing lean-to on the south side of the building. In addition, the Society would like to install two work sinks next to the bathrooms and a bathroom and worksink inside of the salt shed. No changes to the salt shed will be visible from the exterior of the building. This property is an Aspen Landmark and is listed on the National Register of Historic Places. APPLICANT: The Aspen Historical Society, represented by Graeme Means. LOCATION: 40180 Highway 82, Marolt Open Space. See attached legal description. Development Review Standards 1. Standard: 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 intd the minimum, distance between buildings on the lot or exceed the allowed floor areas, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. Response: The proposed development is lochted under an existing lean-to which is open along the south wall. The bathrooms are to be covered with vertical siding, which should match the siding used to reconstruct the cupola. In an effort to minimize the visual impact of the bathrooms on the historic structure, staff suggests that they be redesigned slightly. Under the original approval for this work in 1991, the Building Department determined that one bathroom could serve as both the women's room and as a unisex handicapped accessible bathroom, and the men's room could be of standard size. Therefore, in the plans which are before HPC at this time, the proposed men's room could become the women's/ handicapped accessible bathroom and the. proposed women's room could be changed into a smaller men's room. This would decrease the overall length of the bathroom addition by approximately three feet and the bathroom wall would no longer cover part of the second story window. Staff finds that the worksinks adjacent to the bathrooms are a visible intrusion and should be located inside of the existing structures. Perhaps the one sink which is being placed inside of the salt shed would be sufficient. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the,parcel proposed for development. Response: This area is intended to be used as public open space and as a museum for the interpretation of mining and ranching history. The Society must provide bathrooms for their visitors and should do so in a way which causes the least impact on the historic structures as well as on the site as a whole. 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 adjacent parcels. Response: Given that the bathrooms must be located outside of the barn, the proposed location seems to have less impact on the cultural value of this site than would construction of an "outhouse" building. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: The proposed bathrooms are freestanding from the historic structure. Staff finds that there should be no mechanical connection between the historic building and the bathroom walls and that no historic building materials should be damaged by this new construction. The lean-to is apparently not original to the structure, but should be considered historically significant, nonetheless. ALTERNATIVES: The HPC may consider any .of the following alternatives: 1) Approve the Minor development application as submitted. 2) Approve the Minor development application with conditions to be met prior to issuance of a building permit. 3) Table the proposal, allowing the applicant additional time for restudy (specific recommendations should be offered.) 4) Deny the application, finding that the Design Review Standards have not been met. RECOMMENDATION: Staff recommends HPC approve the application, with the condition that the bathroom dimensions are reduced as described and the worksinks are placed inside one of the structures. Additional comments: $. I Section 511 ~. Do I understand Section 511 (a) to mean that if no level Access To Toilets and Other Facilities . entry, ramp or elevator provides access to a toilet room, then the only requirement for that toilet room is a space 30 inches 4 wide with a clear space of 24 inches in front? What about door Sec. 511. (a) Access to Water Closets. Each water closet stool shall j be located in a clear space not less than 30 inches in width and have a width entering a toilet room where no level entry, ramp or elevator i clear space in front of the water closet stool of not less than 24 inches. provides access? Where toilet facilities are provided on any floor where access by the physicallyhandicapped is required by Table No. 33-A, at leastone such , A . The provisions contained within the second paragraph facility for each sex or a separate facility usable by either sex shall ' ~ i of Section 511 (a) are applicable only if the facilities are comply with the requirement of this section. Except in dwelling units required to be accessible ii accordance with Section 3302 (f) or and guest rooms, such facilities must be available to all occupants and Table No. 33-A; thus, your understanding is correct. both sexes. All doorways leading to such toilet rooms shall have a clear The Uniform Building Code specifies no minimum width for and unobstructed width of not less than 32 inches. Each such toilet toilet room doors other than those doors which are required to be room shall have the following: accessible to the physically handicapped. 1. A clear space of not less than 44 inches on each side of doors When access is required, the following are illustrations of the providing access to toilet rooms. This distance shall be measured toilet room facilities requirements contained within Section 511: at right angles to the face of the door when in the closed position. Not more than one door may encroach into the 44-inch space. 2, Except in dwelling units and guest rooms, a clear space within the toilet room of sufficient size to inscribe a circle with a ~ + 0 /fr diameter not less than 60 inches. Doors in any position may encroach into this space by not more than 12 inches. ly-# 3. A clear space not less than 42 inches wide and 48 inches long in -1-'ifik'i front of at least one water closet stool for the use of the handi- capped. When such water closet stool is within a compartment, $/ entry to the compartment shall have a clear width of 32 inches ~ r--7 when located at the end and a clear width of 34 inches when located at the side. A door, if provided, shall not encroach into 4 A CLEAR, UNOBSTRUCTED FLOOR SPACE WITH A the required space in front of the water closet. Except for door DIAMETEROF 60' MUST swing, a clear unobstructed access not less than 48 inches in BE PROVIDED IN EACH TOILET RM. DOORS MAY width shall be provided to toilet compartments designed for use ENCROACH 12'. by the handicapped. FIGURE NO. 1 4. Grab bars near each side or one side and the back of the toilet stool securely attached 33 inches to 36 inches above and parallel L42- MIN. L to the fioor. Grab bars at the side shall be 42 inches long with the front end positioned 24 inches in front of the water closet stool. 11/2. CLR. 41 1 Grab bars at the back shall be not less than 24 inches long for $. I room installations and 36 inches long where the water closet is installed in a stall. Grab bars shall have an outside diameter of not less than 1 lA inch nor more than 1 1/2 inches and shall provide 11.- 0 TO 1 ~2-0 O.D. GRAB a clearance of 11/2 inches between the grab bar and adjacent BAR surface. Grab bars need not be provided in Group R, Division 1 PROVIDE GRAB BARS % ONTWOSIDESORONE apartment houses. SIDE & REAR. MOUNT 32" TO 34" ABOVE & 5. When it can be established that the facilities are usable by a PARALLEL TO FLOOR. person in a wheelchair, dimensions other than those above shall BARS MUST BE be acceptable. SECURELYANCHORED. FIGURE NO. 2 (b) Access to Lavatories, Mirrors and Towel Fixtures. In other than Group R, Division 3; Group M; Group R, Division 1 apartment houses and Group B, Divisions 2 and 4 storage occupancies, toilet room facilities shall be as follows: . 48-MIN L JO | 48" MIN. . 1. Except for the projection of bowls and waste piping, a clear ' 1 NOQ unobstructed space 30 inches in width, 29 inches in height and 5 4 17 inches in depth shall be provided under at least one lavatory. 4[ 4 'r OC 2. Where mirrors are provided, at least one shall be installed so that 4-I-- -\>/1 - r 1 the bottom of the mirror is within 40 inches of the floor. / 3, Where towel and disposal fixtures are provided, they shall be accessible to the physically handicapped and at least one shall be i, 48"MIN.., within 40 inches o f the floor. 48" MIN., .f ' (c) Water Fountains. Where water fountains are provided, at least oc 244 4 J one shall have a spout within 33 inches of the floor and shall have up- 69 0C - front, hand-operated controls. When fountains are located in an alcove, G > the alcove shall be not less than 32 inches in width. . TYPICAL :r I FOR SIDE CLR. ENTRY r (d) Telephones. Where public telephones are provided, at least one shall be installed so that the handset, dial and coin receiver are within 54 GRABBARSOMITTED inches of the floor. Unobstructed access within 12 inches of the tele- FOR CLARITY phone shall be provided. Such access shall be not less than 30 inches in width. FIGURE NO. 3 1VANVW NOI1¥133d}131.NI/NOil-¥Dlldd¥ 78'n ~ 30" MIN. CLEAR /·~ WIDTH REQUIRED '4 11' ..1 17MN. (*30"WIDE) ;S.HELP 1 -4 1.- * /| TOWEL | M e | | -1~- '-' TOWEL BAR ~ | '~DISPENSER X g f MIl dw2 ZE B. 9 9 RECEPTACLE 012 8 - 1 Z U,J IT IS IMPORTANT THAT HOT WATER PIPES UNDER LAVATORY BECOVERED ORLOCATEDSOTHATAWHEEL CHAIR INDIVIDUALWITHOUT SENSATION WILL NOT BURN HIMSELF FIGURE NO. 4 0 0 U --7 .CZE)-oooR SWING THUS NOT ALLOWED J I 7 ~ C -r~ -0~ENTRY DOORS SHOULD ~Ct.1 ~~ BOTH SWING lN THE SAME DIRECTION. 44"MIN. ONLY ONE DOOR MAY ENCROACH IN THE 44" 48" MIN. ~ l MIN. CLEAR SPACE , FIGURE NO. 5 R COMMENDED ~ 5 KTmanil.Nr 1 .' '241 I IJSE APPLICATION FrEM [~11[% © imowt€ R.\- 1) Proj ect Name Holden/Marolt Museum j~ APR I 81991 11 F' I j 2) Project Location Marolt Open Space ..i W See Attachment G I (indicate street address, lot & block ramber, legal- description where apprepriate) 3) Present Zcning R-15A PUD SPA 4) Lot Size 1.9 Acres 5) Applicant's Name, Address & Phone # Aspen Historical Society 620 W. Bleeker St., Aspen 925-3721 6) Representative's Name, Address & phone # Graeme Means P.O. Box 4956, Aspen - 925-9150 fit di- 90·5·28(01 7) Type of Application (please check all that apply): Conditional Use - Ccneeptual SPA X Conceptalal Historic Dev. Special Review Final SPA ~~ Final Historic Dev. 8040 Greenline - Coneeptual IUD Minor Historic Dev. Stream Margin Final PUD Histori.c Demolitian Mimtain View Plane Subdivision Historic Designaticn Condaniniumization Taxti/Map Airpninver'It. (PUS Allotment Iat Split/Iot Line - 0433 Exalption Adjustment 3) Description of Existing Uses (r,.mber and type of existing structures; approximate sq. ft.; number of bedroams; any previous approvals granted to the pruperty). Open space, trails, existing 1920 ft.2 building, existing 400 ft2 building, both used as storage 1) Description of Develcrment Applicaticn Restoration and renovation of two existing historical buildings for use as a ranching/mining museum. Ati S i it 94-- 41 jl j 10) Have you attached the folladng? Uej~ 2 '-1 i 1 0 la-:.1 r x Response to Attachment 2, Minialm Submission Occtents X Response to Attachment 3, Specific Submissian contents X Response to Attachment 4, Review Standards for Your Applicatian LEGAL DESCRIPTION A TRACT OF' [.Ati[) BEING A 1.9 ACRE MORE 012 LESS PORTION OF THE MARALT RANCH AS Pl.All'ED IN PLAT BOoK 12 AT l'AGE 1 OF THE PITKIN COUNTY RECORDS SITUATED IN SECTION 12 TOWNSHIP 10 SOUTH. RANGE 85 WEST OF' THE 61.h PRINCIPAL MERIDIAN, CITY OIF ASPEN. PITKIN COUNTY. COLORADO DESCRIBED AS FOLLOWS BEGINNING AT THE. NORTHEAST CORNER C A NUMBER 5 REIJAR WITH CAP 16129) WHENCE THE WEST 1/4 CORNER OF SECTION 12 BEARS N 60 48'08" W 1,939.53 FRET AND THE BLM MONLIMENT ''AZIMUTH" BEAkS N 67 38'50"W 1.704.45 FT THENCE 0 00 47'05"W 337 72 FT 7'l' A NIIMBER 5 1-<E:F-jAR WITH CAP 16129: ' THENCE S 78 41'46"W 162 68 FT. TO A NUMBER 5 REBAR W ITI I CAP 16129: THENCE N ]5 21'05"W 168.19 FT TO A NUMDER 5 IZEBAR WITH CAP 10129: 77!ENCE N 11 .15'31"W 185 26 Mr. TO A NUMBER 5 REBAR WITH CAP 16129: THENCE N 20 00'E 103.52 FUL Ic) A NUMBER 5 REGAR WITH CAP 16129: 'I HENCE S 71 20'25-E 222 73 Fr. 10 THE POI N'r OF BEGINNING CON7 AINI NG 1.00 ACRES MORE OR LESS. 1. - 11 1 1 1&@A · f -WIi-·-~ - 1/' th ·1 ' 'I I I , ... 'o- 'i' 21 4.- 1 GRAEME D MEANS BOX 4996 ASPEN CO 81612 21 2(3 [i O W[3 1-F;j i TELEPHONE 3039299150 1 L'' 1 ,. 4/ - -76 1 9 W I .00- 1111 1,\ij -. -- February 11, 1994 Amy Amidon Historic Preservation Committee City of Aspen 130 S. Galena Aspen, CO 81611 Dear Amy and HPC Members, On behalf of the Aspen Historical Society, I would like to request a hearing before the HPC for an amendment to our previous HPC approval for the Holden-Marolt Museum Project. The changes we would like to make involve moving the toilet facilities from inside the barn to underneath the south overhang. Our museum consultant has strongly recommended removing the toilets from the barn in order to facilitate circulation and security. Upon reviewing this change, we feel that it works much better with our operating plan and makes the facilities more accessible. The toilet facilities would be set back nine feet from the edge of the overhang and we feel they would have only a minimal visual impact on the structure. Furthermore, they will be introduced into a portion of the building which is a later addition to the original building. We understand that we are on the agenda for 23 February to review this matter. Please call if you have any questions. Thank you, -. - 1 Cliw- Graeme D.tMeans 're'. -.t: Historic Preservation Committee Minutes of February 23, 1994 DISCUSSION Tom: In regards to the opening a regular overhead door is 6x8. Joe: Maybe we should amend the motion that the applicant should limit the width and height of the underground garage to one lane and the appropriate height regarding safety standards. It may stay the way it is presented. Les: A ski rack and windsurfer should fit. I try and watch people at the Little Nell and they cannot get in due to the height problems. AMENDED MOTION: Roger amended the motion to limit the width and height of the underground garage to one lane and the appropriate height regarding safety standards; second by Les. All in favor, motion carries. HOLDEN-MAROLT MUSEUM - MINOR DEVELOPMENT Amy: The master plan was reviewed several years ago and the applicants have found that they cannot locate the bathrooms inside the barn and they are proposing to do it on the exterior. They propose setting them under an existing lean-too on the south side of the barn. I recommend approval but they can limit the overall size of the bathroom. Graeme Means, architect: Amy talked to me concerning the recommendation of having the bathrooms detached from the main structure. Our PUD approval states specifically that there be no new construction on the property and one of the main reasons is that this was city purchased for open space. Secondly we talked about this and there is very little visual impact and will work better than putting a new structure on the grounds. We do not like the idea of introducing a new element into this plan. Originally we received approval from the building department to put our bathrooms inside the building but the museum consultant that we are working with stated there would be a circulation problem etc. and suggested the bathroom to be outside of the building. They also felt that the building was small and any exhibit space is precious. It would also alter the character inside. We then looked at the alternative of where to put them either in a new structure or in the salt shed. The salt shed is an original historic building that we are going to turn into a shop to restore old equipment and display materials and this would be part of the museum for people to watch and see how things are done. Introducing the bathrooms in the salt shed would take away valuable space so we decided to 5 Historic Preservation Committee Minutes of February 23, 1994 propose that they be put underneath the overhang. It is a more recent addition but is historic. The front wall of the bathrooms is ten feet back from the eave of the overhang so they are really set well back in. We also could display materials in front of them to screen them. The overhang will be used to display materials. Our original approval was for two toilet facilities one for handicapped and one not. We were allowed to do that by the building department based upon the fact that this is a very crowded area. When we moved the bathrooms to the outside we felt that there would be room for the two handicapped and two regular. Amy is suggesting that we go back to the original proposal so that we can take about three feet off the width of the bathroom. Now that we have a little more room I am not sure that the building department will not require the four stalls. Amy: I spoke to the building department and they will allow just the handicapped bathroom and the one regular. Graeme: We would like to provide two handicapped bathrooms as it services everyone better and the one regular. We also feel they are located far under the overhang. The other issue is the work sinks. They are for a number of projects, food done outside to help feed different groups of people. We feel that the work sinks being out in the open would be a lot more accessible. We intend to get old historic work sinks or else put in something that looks like a rancher put it in. We would be happy to work with a monitor to get their approval. The configuration that it is in now has less impact visually and would work a lot better for us. Roger: There are two buildings, the barn and the salt shed. Do you have a long range plan for that building. Graeme: Short range and we are going to do the construction this spring and turn it into a work shop/ display year round. Roger: Are the bathrooms meant to be year round? Graeme: No they are not and will only be open in the summer. Roger: If you have a year round workshop you won't have a bathroom. Graeme: We have one small bathroom located in the salt shed. Roger: Is there enough room in the salt shed for the bathrooms? Graeme: No, it would take up too much of a chunk of space. f Joe: Is it possible to get by with one sink rather than two? 6 Historic Preservation committee Minutes of February 23, 1994 Graeme: Yes, I think so. COMMITTEE MEMBER COMMENTS Linda: For the outside view into this could their be a partition along the sink so that they are not showing to the outside? Graeme: We could consider that. Martha: What is the configuration of the bathrooms? Graeme: They are a little unequal as we are required to put in a urinal. Les: I an live with an old tub outside and would approve the smaller bathroom. It is such a wonderful looking building and I have no problem with unisex bathrooms. Scott: I would approve the smaller bathrooms also for the same reasons that Les has and also the one sink. A. ' i Martha: Will there be a maintenance problem with that sink since it will be in the open and exposed? Graeme: It is way underneath the overhang so it is protected. Roger: I would suggest on the size of the bathroom that you not exceed three to four inches from the trim of the window and that may give you a little more room. You won't have a true sink, it will be more of a horse troft that could be divided into two parts. Karen: Where will your cleaning compounds be kept? Graeme: We will store a lot of the mops and stuff in the salt shed. Karen: I am in favor of having it attached from the wall. Tom: Would it be possible to make the bathrooms flush? Graeme: I could do either but I would prefer to have it broken up. Amy: What kind of signs will be on the door to show the unisex bathroom? Graeme: I don't know exactly what that will be. Amy: A fiberglass blue handicapped sign would not be appropriate. 7 Historic Preservation Committee Minutes of February 23, 1994 Graeme: We will try to be as sensitive as we can. Joe: I would agree with Roger about bringing the bathroom back so that it is a few inches away from the trim of the window and the sink should be something old in a ranch style and should not be shielded. Any signage I would like to see it similar to the materials that are existing. Les: What is the framing of this going to be? Graeme: Two by four. MOTION: Roger made the motion to approve the Holden-Marolt Museum bathroom with the following condition: That the bathroom dimension be reduced so as to not cover the bathroom windows. Details and dimensions to be worked out with Staff and monitor; second by Martha. Discussion: ~ Amy: The new construction should not attach to the historic i ., building. AMENDED MOTION: Roger added that the new addition not permanently attach to the existing historic structure; second by Martha. All in favor, motion carries. DISCUSSION Graeme: Would the roof of the overhang apply to that statement. Amy: You have the post going down into the ground to give it stability. Graeme: We need to put a ceiling on the bathrooms. We could put it one inch away from the old. Amy: It is historic and that is what I am recommending. I don't feel it less important than the barn. Graeme: We love this building and we can work with that. Les: Roger and I are the monitors. 130 S. 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