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Home My WebLink AboutLand Use Case.205 S Mill St.HPC25-95CAMPO DI FIORI RESTAURTANT 6 - 205 S. Mill St. HPC25-95 N P- 4 1 .. CASELOAD SUMMARY SHEET City of Aspen Historic Preservation Committee DATE RECEIVED: 9/8/95 CASE NUMBER: HPC25-95 DATE COMPLETE: PARCEL ID#: 2737-073-38-704 PROJECT NAME: CAMPO DI FIORI RESTAURANT EXPANSION Project Address: 205 S. MILL ST. ASPEN, CO 925-7840 APPLICANT: CAMPO DI FIORI - ELIZABETH PLOTKE Applicant Address: 412 W. HALLAM ASPEN 925-7840 REPRESENTATIVE: ALISON FOTO 920-9386 Representative Address/Phone: P. 0. BOX 2222 ASPEN, CO 81612 TYPE OF APPLICATION: 1 STEP: 2 STEP: 3 STEP: HPO Insubstantial Amendment or Exemption: XX 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: MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 205 S. Mill, Campo de Fiori- Minor DATE: September 13, 1995 SUMMARY: The applicant requests HPC approval to construct an small expansion in the area which is now a walkway past the restaurant and to install new sliding french doors in this area. This building is not historic, but is located within the Commercial Core Historic District. APPLICANT: Campo de Fiori, represented by Alison Foto. LOCATION: 205 S. Mill Street, Lots D-J, Block 81,City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in Section 7-601 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 proposed changes will not be visible from the street. The addition will encroach into what is currently a courtyard area, however, a similar remodeling has taken place in the adjacent restaurant (Cache Cache). This addition will have sliding french doors which will allow it to maintain an open feeling in good weather. All materials in the new addition are to match those on the existing building. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. .. Response: The proposal will have no impact on 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: No historic structures are directly impacted by this proposal. 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: No historic structures are directly impacted by this proposal. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Minor Development application as submitted. 6 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 HPC approve the minor development application as submitted. RECOMMENDED MOTION: "I move to approve the minor development application for 205 S. Mill, Campo de Fiori, as submitted." ADDITIONAL COMMENTS: .. TO: Amy Amidon HPC - Planning and Zoning 130 S. Galena Aspen, CO. 81611 (970) 920-5096 FROM: Alison Foto P.O. Box 2222 Aspen, CO. 81611 (970) 920-9386 DATE: September 5,1995 RE: Campo de Fiori - Restaurant Expansion 205 South Mill, Aspen CO. Lots D-J, Block 81, Aspen Townsite Dear Amy: We are submitting to you an application for the expansion and remodel of the Campo de Fiori Restaurant. At our pre-application meeting on August 21,1995 it was decided that this project was classified as a Minor Development. The purpose of the construction is to remodel an adjacent space to the existing, restaurant adding a necessary waiting area and bar with a handicapped accessible restroom. Also to the front of the restaurant an airlock set of entry doors and a slight expansion of the dining room area will make this successful restaurant much more functional for the owners and the customers. The building at 205 South Mill lies in a Historic Overlay District. However; the Campo de Fiori restaurant is located in this building's lower courtyard which is not visible from the street, and it will have little impact on the Historic Overlay District. The proposed development is compatible in character, reflects and is consistent with the character of the neighborhood, it does not detract from the cultural value of the designated historic structures, and it does not diminish or detract from the architectural integrity of a designated historic structure. Especially because of it's location in the lower courtyard where it can not be seen from the street level. .. The entry and added windows are French Doors with flower boxes in front and will add to the aesthetics of the existing courtyard giving it a European cafe feeling. The courtyard is used for dining and will become an extension of the restaurant during the summer months. The only other materials that will be added is brick that will match the existing. Enclosed along with this letter you will find: Exhibit A - Application Form Exhibit B - Supplement to HPC Development Application Exhibit C - Letter from applicant authorizing representation Exhibit D - Disclosure of Ownership Exhibit E - Vicinity Map with street address and legal description Exhibit F - Description of building materials Exhibit G - Scale drawings of the proposed development Sincerelk K)F Alis ul 1 1 u.u ArmaEENT 1 IAND USE APPLICATICN FOEM 1) Project Name f, All? o DE FID12\ 2) Project Iocation 906 J /9, 6 6 C. 01-1 D- iT gar g / At FEN -7-6 to N JI -7 G (inlicate street address, lot & block Ilmber, legal description #here appropriate) 3'1 ~ Pmsed= 7,â€¢drq ~ aH M elel frL 1% 60 0 IX.P. 4) Iot Size / j 5) Applicant' s Name, Miress & Ehone # 84*EABETH 760-TE-2 1! 1 +1 M AL, m,1 3 AS P Ew do. 924 - 7 640 6) RepresentEItive'S Name, Address & Ehone # AutsoN Fol- o Fo (3, DNK 752)52- ASPEN 06 I 9 u -93 8 U 7) gypd of Application (please check all that apply): Conditimal Use - Conceptual SPA aricepPial Historic Dev. Special Review Final SPA Final Histaric Dev. 8040 Greenline .-' ConCeptual FOD _,X Mitior Historic Dev. .1. Stream Margin - - Final EUD Histaric Demlition reuntain View Plane _ Subdivisirn .-. Historic Designaticn Cirmanininmization 're*M,p Amanchnt - (2*33 Allotment Iot Split/Int line ~ GUS Ebo=ption Adjustment 8) Description of Existing Uses Â· (number and type of existing structures; fTâ€žrnamate sq. ft.; râ€¢mher of bedroans; anor previam appravals granted to the property). 670,086 20061 - 4 G& 42.-ft. MAL#wa w .C Cou ore,A 3 - 11 015. 11 ft.. 9) Description of Development Application 11,NOR De,ue,lopMEN-i- - CON u [323 i DN OF 468 1 .F. dio RAh â‚¬ 73 f>A K j RESTAG+1 - Arl<ij +7 en evt /06 J.F. ENTLY 10) Have you attadied the following? 4 Response to Attadmerrt 2, Minimmt Submission Contents 4 Respanse to Attadment 3, Specific Submissian Contents Respanse to Attadmient 4, Review Standards far Your Application lill'lll SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of Clear. ful|Ylat)eled drawings must be submitted in a format no larger than 11"x17", OR one dozen sets of blueprints may be submitted in lieu of the 11"xlr format. APPLICANT: 8/IMPO DE Fiwei , ELIZA166 TH PUSTKE ADDRESS: 4 0% 4. 111 l.-00 ZONE DISTRICT: 2 d Clot*?re, L 00 LE LOT SIZE (SQUARE FEET): , 62 00 0 J.P. EXISTING FAR: D 6,9 10 U. F, ALLOWABLE FAR: 3 0, 00 D U. F. PROPOSED FAR: D J ) 9 290 4. F Â· (h' el,*~e ) EXISTING NET LEASABLE (commerdal): 7 4 ; 0 1 0 Sf, F. PROPOSED NET LEASABLE (commercial): .-4 4 Le i e J . t.:~ . (+11 et<u-~e ) EXISTING % OF SITE COVERAGE: N ta PROPOSED % OF SITE COVERAGE: N 09- EXISTING % OF OPEN SPACE (Commercial): N o On AN h E PROPOSED % OF OPEN SPACE (Commer.): 14Â·/A EXISTING MAXIMUM HEIGHT: Princioal BlÂ®.: N,/A- / Accessory Bldg: - PROPOSED MAXIMUM HEIGHT: PrinciDal Bldg.: - / Accessory Bldg: .-/ PROPOSED % OF DEMOLITION: N ) h EXISTING NUMBER OF BEDROOMS: N ./A PROPOSED NUMBER OF BEDROOMS: EXISTING ON-SITE PARKING SPACES: N ./ A ON-SITE PARKING SPACES REQUIRED: SETBACKS: EXISTING: ALLOWABLE: PROPOSED: Front: Front: Front: Rear: Rear: Rear: Side: Side: Side: Combined Front/Rear: Combined Frt/Rr: Combined Front/Rear: EXISTING NONCONFORMITIES/ ENCROACHMENTS: VARIATIONS REQUESTED (eliaible for Landmarks Only: character comDatibility findina must be made bv HPC): FAR: Minimum Distance Between Buildings: SETBACKS: Front: Parking Spaces: Reac Open Space (Commercial): Side: Height (Cottage Infill Only): Combined Frt./Rr: Site Coverage (Cottage Infill Only): .. 4 1 7 F 1 1 1 \ -9 . 84b j /6/:Tref FL)/9 - 1~ji 21Â»42>* -Â« 1~~~6 t~ ioÂ«4~~ ~ i,~:~i~Â»~~ ***t ~ 70 2 al < , 0 \ Â»040 -\\~\I - 60 SEIKÂ¢t \<35~unly Ct j *44 9~.9444 < ~Li'F ) AN C '4 -* , \ P , 1 4 04\ \0, C t~ le=e - >t j 3 Â· Â·s ~Hon,ex#* Li \ 1 / /40 4 fitÂ« A 1 6 h / â€¢ Fi 8000*h 1 3 1_ Ef-17- 82 .-- 9 1 "5 1 Music V *fz, c~ ~ < Tent / 3 i ~04ck LI fiCUy.VÂ·Mtâ€¢ - 9 1 >* 1 Gmes.4 / H'al\Â·ara j f * 7 Not every street or road is 7 Gacodke lt;' i.~~<~ tÂ»--Â·-42%-3.3~t---4 / ~ named on maps or listed in . ) - 'v street guides. Construction of - 9 t' :19, tar--+444 2 1 2 4 Gines, A U streets and roads may be in ~r-- 9 2 # 4/ 't 0 .. 9\ â‚¬ /2 progress in ce,tain are~ e / 7 # ,&$3*487,; 41 09 , 1 i Hallim'St . Rd I ~t Maroon Creek Rd p . 46~~*h~vif<J*ra. Aspe~ i 1 i \ ali t %1- ffk;*u-_-j ' ~ 1%,nts, 2/ M %3 1, Ic < CU C 44-3 = 9. / ) 1 i# C l-3*...61tl * w 6 *21 11:46> primrose Â·55!4 ;4%0.15 8 - 4 \1# -0-4, Maroon Lake ..,U,Er d ce-â‚¬ , ' Il-,1 1/ 4 : 2 /:423 0 00 S *01) Summa,St - Â· 82 *0* 1 2 i .. - 1 4 1 -264. \# &~> ./~ 4%22!19,0- - tbfuL.Z] 18 ==d/P. M >56.3 To Twin Lakes./~ Independen0'Pass~ GrtllÂ°o 106 *TÂ°Fl 2 *Tff-t-[ h b 12#155 6 ; 2 0 6 5, 11 Il,L &56:ft'-li- 05 62,12 llÂ°TION : 1,0-TG 157-J , 15,PL , 61 -2 ,â€¢,c:;ft.KI - -ED .I.1 +1 9 ITS . .. Campo de Fiori U 1 Exhibit F - Description of Building Materials 0 0 .... - """-'- New bricks to match existing in 31 1.ill-~ 1 :. , size and color 9. 0. 3 I 47-- */ 4/U//////1//I 4 4 . - Pella wood windows to be painted in copper paint finish with patina. I -t- . â‚¬- - 11- I -'ll-- Im- 1 .... *%14TI+Ial Fllotlerl 2-64 41 181-011 Â·TE,#Phofte: Ea.Ul PT. f -4- DIIâ‚¬*Bel FEs:,LIMAT 1 01& 0 CHM.E. A--Â·--~ 9-rof-Ka e 17 1 ----_.._.. 4 _ 1,1..r-frrn-,--â€žI'CCC:tarrI(J] fzzl- = L ER *34 1 L LDIO+L 1 -6 %. 11 ~4 41 7--7 1 47111 'k---.>r 7Â» 1 =gorrIT -al m CooK-ffAÂ¢,P 41 dÂ»tte 6/016 1-4 VE ' --= U 41 1 Â«k| thi q â‚¬Hop fxISTINA / 19(tle FlÂ» * H,TrÂ»: Â·T<EN P#Mo-res kl/'1,1, To f'E 1Â»106150510 CHOP SBUCTâ€¢1,2,1/) -E333i kerloT" He.W Wrb. 41+14TFULTIOR . *1 J.1,9 0â€¢HGTFUcTIoN 0464TI'Hal 0, 2Â»4 974#s W % 1 HFÂ· fl FE FNEP 41 2 - reop' IicI Tr'IFobl qlloUT 10 135 f>KINTZP Cat'loleTE. 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We need to address some of the pedestrian plan that is going on and incorporate it. On the intermodel link at ~'' Marolt that would create a linear linkage where people would be 8 dumped off in town and then could create circulation on a L pedestrian, bicycle, trolly plan and would reestablish the importance and viability of Main Street. 0, T i i 4 0 Donnelley: If you take it to an extreme Main Street will become u 5 1 a secondary street almost. It really becomes a single lane which v. might be difficult for commercial and construction traffic but it 4 becomes a very slow pedestrian oriented situation automatically. Les: All of the issues at this meeting we are talking about has been addressed in the transportation plan. We are looking at 40,000 cars a day coming in which is the projection from CDOT in five to seven years with no light rail and is that historically Â© ..f relevant. We haven't talked about traffic management and we need + a long worksession to discuss the issues. Jeff: Can we give Stan some information that we would like to get from him concerning light rail for instance historic precedence in ~ the west. Donnelley: Les has information and Roger has information that he y is trying to get and we need to look at it all. 4 Stan: The trolly also integrates with this proposal. 205 S. MILL, CAMPO DE FIORI - MINOR Amy: They are asking for an small expansion which is basically the walkway right now similar to what was done at Cache Cache a few ' 1' years ago and they will have sliding french doors and an open feeling. It is not visible from the street and still preserves the 1 open space and I am recommending approval. Donnelley: I agree with Staff and it is not visible from the street. Melanie: I know for that building the restrooms are back in the J 91Â·.1 corner and up the stairs and does building this through the walkway 1,4 cause a problem for people who are trying to go through that space. You have a patio and Cache Cache has a patio. How do they then , access. r-,1 ' miizabeth Gordini, owner: One panel will stay back and you will be able to access the stairway. Melanie: Then you would have to go down through the courtyard. N 5 :Â·.~ *A. 94 -2449.r, u ' .41:331 111 .. ASPEN HISTORIC PRESERVATION COMMISSION SEPTEMBER 13, 1995 Elizabeth: Yes. MOTION: Les moved to approve the minor development application for 205 S. Mill Campo de Fiori; second by Roger. All in favor, motion carries. 228 S. MILL - SABBATINI BUILDING - MINOR Amy: Dexter is asking to replace all of the windows on the second f loor of the building and all -of them are original. The wood is very dry and deteriorating. A few of the windows have broken glass. Under standard #1 we have several options which involve stripping, sanding the windows and they could be reglazed. They could add an interior storm window and could use the sash replacement kit or they could totally replace the windows to match. I walked the commercial core and there are other buildings that have the original windows, Aspen Block etc. I feel the original windows add to the character of the building. My recommendation is that the two windows on the front facade and the western one be c A.,1 repaired and restored adding a storm window if necessary. The rest W down the alley could be replaced with a sash kit or totally replaced. 4 Dexter Williams, owner: I agree with Amy that the windows on the 4 ~ front could be restored. The others are in very bad shape. 43 CLARIFICAT IONS 0 Les: Ii makes sense that we are restoring the ones that are most ~ visible. It is a wonderful block. 4 Dexter: I would like to reglaFe or double pane the glass. Amy: None seem to have the original glass. Les: Are we keeping the same dimensions. I went to the Rocky 1 Mountain Solar business and if you go to the narrowest pane available you are really not picking up much and loosing a lot of N strength. You could do that we with monitor. XI Amy: You might be better off an interior storm window. 0, 01, MOTION: Roger moved to approve the restoration of the two windows on the west facade and the western most window on the south facade =fli . at 228 S. Mill Street. If an interior storm window is to be used Ift.i M /9 the product information should be provided ,to staff before Â·*] ordering. More information about existing the rail dimension and 08 those of the proposed replacement window must be provided for review by Staff and monitor before ordering; second by Les. All in favor, motion carries. 6 ~4 3 Â· Â· fi R ~ ~ -~i-~Â·~~ :e A