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Home My WebLink AboutLand Use Case.220 W Main St.HPC1-94.r -'i.'I- -i European Flower Mkt Concep. Dev. 220 W. Main St. HPC1-94 -1- - T â€¢Â· r.*~~ ..1--* - &/ *A 93)4 4-P- I P 6 1 CASELOAD SUMMARY SHEET City of Aspen Historic Preservation Committee DATE RECEIVED: 01/04/94 CASE NUMBER: HPC1-94 DATE COMPLETE: PARCEL ID#: 2735-124-40-008 PROJECT NAME: European Flower Market Conceptual Development Project Address: 220 W. Main St.; E % of Lot N and Lot O, Block 51, City & Townsite APPLICANT: Frank Laqioia 927-3177 Applicant Address: 408 E. Sopris Dr., Basalt, CO 81621 REPRESENTATIVE: Glenn Rappaport Representative Address/Phone: Box 276 Aspen, CO 81612 920-1134 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: A-A-* MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 220 W. Main Street, European Flower Market DATE: January 12, 1994 SUMMARY: The applicant requests HPC approval for demolition of a portion of this "non-contributing" structure, and for the addition of approximately 500 sq. ft. The parcel size and existing use are non-conforming in the Office Zone District, therefore if the applicant were to demolish more than 25% of the existing walls they would lose the right to continue operating a flower market and to have a building of this dimension. As a result, the requirement to keep 75% of the existing walls in place is a very important consideration in the design as submitted. The applicant also requests HPC support for an increase in allowable FAR. The office zone district offers such an increase by Special Review before P&Z. The current allowable FAR is 3,375 sq.ft., the FAR of the existing non-conforming structure is 3,990 sq.ft. and the FAR requested will allow up to 4,500 sq. ft. PROJECT LOCATION: 220 W. Main Street, east 1/2 of Lot N and all of Lot 0, Block 51, City and Townsite of Aspen. APPLICANT: Frank Lagioia, represented by Glenn Rappaport. SITE, AREA AND BULK INFORMATION: Please see the attached supplement, provided by the applicant. REVIEW PROCESS: For any development in an "H, " Historic Overlay District or involving any historic landmark, no approval will be given unless the HPC finds that all of the following standards are met: 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... Response: The building is in the Main Street Historic District and is bordered by the Christmas Tree Inn on the west side and a small apartment structure on the east. west side and a small apartment structure on the east. (This area is one of only two blocks in the Main Street District which does not contain any designated historic structures.) In general, the proposed design is in keeping with the character of neighboring structures. The building is to be extended two feet to the south and will therefore be set close to the sidewalk, as are many buildings along this street. With regard to the increase in FAR, staff finds that an additional 500 square feet could be tolerated on this site given the size of the adjacent lodge, but the applicant should attempt to decrease the visual impact of additional bulk. The applicant is asked to provide street elevations and, if the board feels it is necessary, a massing model. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Historic buildings on Main Street are predominately residential or small lodges. Infill development should take note of the proportions and character of those structures. In terms of bulk and massing, the overall form of the proposed building is severely constricted by the placement of the existing walls, which cannot be demolished. It is important therefore to attempt to break up the massing on the second level, and use material changes, windows and architectural details. Dormers or some other break in the roofline would add interest on the east and west elevations. The dimensions of windows and doors should be restudied. Generally, windows should be vertical, with the height equal to twice the width. The large center window on the south facade is not in character with the district. Double hung windows are most appropriate, and window placement should relate to the interior floor level. The second floor windows on the east and west seem too high. Main Street is an important pedestrian corridor, and therefore entranceways and landscape treatments are especially important. The proposed entrance is recessed to address this issue, but needs some additional detailing for emphasis. The applicant should also consider a porch, as they are common and important to Main Street's character. 3. Standard: The proposed development enhances or does not detract from the cultural value of desinated historic structures located on the parcel proposed for development or on adjacent parcels. Response: This development does not detract from the cultural value of historic resources in this district. 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: No historic structure is directly affected by this proposal. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Conceptual Development proposal as submitted, finding that the Development Review Standards have been met. 2) Approve the Conceptual Development proposal with conditions, to be met at Final. 3) Table action and continue the public hearing to a date certain, allowing the applicant time to revise the proposal to meet the Development Review Standards. 4) Deny Conceptual Development approval, finding that the Development Review Standards have not been met. RECOMMENDATION: Staff finds that the current proposal does not meet standard two, compatibility with neighborhood character. The recommendation is to table action until the next meeting and allow the applicant time to revise the proposal. Additional Comments: IAND USE APPIICAncti ITUM 3139429 -90-003 1) ' Project Name . European Flower Market ~ __11 Yol 51~ 220 W. Main , Aspen, Co. 2) Project location Block 51 east 1/2 of Lot N and Lot O City and Townsite of Aspen = (indicate street addressilot & block number,.legal description where appropriate) 3) Present Zoning Office 4) Iot Size 4,500 sq. ft. 5) Applicant's Name, Address & Ihone # Frank Lagrioia 408 E. Snpris nr Basalt, .Co. 81611 (303) 927 3177 6) Representatiye's Name, Address & Phone # Glenn Rappapart Box 276 Aspen, Co. 81612 (303) 920 1134 7) gype of Application (please check all tbat apply): Conditional Use Conoeptual SPA __Y_ Conoeptual I{istoric Dev. Special Review - Final SPA Final Hist~ic Dev. 8040 Greenline Conceptual POD Minor Historic Dev. h . Stream Margin Final POD . Historic Demolition Mountain View Plane . Subdivisian - Ilistoric Designation Condominiumization - mext/Map Anendmerit :___ GMOS Allotment Iot SplityLk line - GMOS Emuption Adjustment 8) Description of Existing Uses 01=ber and type of eodsting- structures; approocimate sq. ft.; ntmber of bedrooms; any previous approvals granted to the property). i -Currently the parcel consists of a single structure which houses a flower market anal greenhoucc of approx. 3,300 sq. ft. and a 2 bedroom apt. of 690 sq. ft. The existing flower market is a non-conforming use in the "O" Zuue cilid the 4,500 sq. ft. parcel is non-conforming in size. 9) Description of Development Application The owners would like to add 2nd story office sparp, rEIncrease the sizc of Lhe flower market, and deed restrict the apt. at the rear of the parcel. In order tn do this the owners are seeking an increase in F.A.R. of 1 to 1 from .75 to 1 thru a bpecial review process. 10) Have you attached the following? yes Ihsponse to Attachment 2, Minimum Submission Contents ve s Response to Attachment 3 0 Specific Submission Occrtents ye s Response to Attachment 4, Review Standards for Your Application 1111'X.1 SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear. fully labeled 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"x17" format. APPLICANT: European Flower Market inc. ADDRESS: 220 W. Main Aspen, Co. ZONE DISTRICT: Office Zone LOT SIZE (SQUARE FEET): 4,500 sq. ft. EXISTING FAR: 3,990 sq. ft. ALLOWABLE FAR: 3,375 sq. ft. PROPOSED FAR: 4,450:sq. ft. EXISTING NET LEASABLE (commercial): 3,300 " " PROPOSED NET LEASABLE (commercial): 4,450 " " 59.8% EXISTING % OF SITE COVERAGE: PROPOSED % OF SITE COVERAGE: 56.5% EXISTING % OF OPEN SPACE (Commercial): 31' i 9% PROPOSED % OF OPEN SPACE (Commer.): 30.59 EXISTING MAXIMUM HEIGHT: Prir'Icipal Blcl~~.: 22' 6" / Accessory Bldg: N.A. N.A. PROPOSED MAXIMUM HEIGHT: Principal Bldg.: 29' 6"to pelabssory Bldg: 4AO / e peak PROPOSED % OF DEMOLITION: EXISTING NUMBER OF BEDROOMS: 2 PROPOSED NUMBEROF BEDROOMS: 2 2 EXISTING ON-SITE PARKING SPACES: ON-SITE PARKING SPACES REQUIRED: 4 SETBACKS: EXISTING: ALLOWABLE: PROPOSED: Front: .10 Front: 10 Front: , 10 Rear: 1 0 Rear: 10 Reac 10 Side: 9 Side: 5 Side: 5 Combined Front/Rear: Combined Frt/Rr: Combined Front/Rear: l' encroachment on the east side which extend 40' EXISTING NONCONFORMITIES/ Roof overhang =11.-I-Oct.Ul'lilicul-b un ect:,L and webl ENCROACHMENTS: Pull-lug blied ellciuclullitlelll cll- Led.1 Of east ele VARIATIONS REQUESTED (eligible for Landmarks Only: character compatibility finding must be made by HPC): FAR: none Minimum Distance Between Buildings: SETBACKS: Front: " Parking Spaces: None Rear: " Open Space (Commercial): - Side: " Height (Cottage Infill Only): Combined Frt./Rr: " Site Coverage (Cottage Infill Only): 1'.2 Historic Preservation Committee ,,-.8_f- BLACK 130 S. Galena Aspen, Co. SHACK 81611 J 12 30 STUDIO 93 Re: Conceptual Development European Flower Market 220 W. Main Aspen, Co. Dear Committee Members, The Main Street Historic District is in a period of transition as we are all aware. Many of the homes are being converted to offices and lodges. This project is attempting to add a second story to the front portion of a non historic building. There will be only minor changes to the existing footprint. 1. The new south facade will move 2 ft. closer to the street. 2. The north facade will be 'under-cut' to provide for adequate on site parking. We will retain 75% of the existing exterior walls, although we would like to make repairs where necessary. Since much of the existing structure was used as a greenhouse, the condition of some walls (especially the west elevation) is questionable. There are portions of wall which consist of only corrugated fiberglass on studs with no insulation and no interior sheeting. This project will be a major remodel. As a part of our approval process we will be asking that the H.P.C. support the proposed increase in F.A.R. from .75 to 1 to 1 to 1. We feel that this is consistent with the density of other parcels in the 11 0,1 zone and not in conflict with the emerging character of Main St. With regard to the review standards: This proposal does not ask for any variances other than F.A.R. and it does not seek to increase any existing non conformities. (over) BOX 276 ASPEN C O 81612 FAX/TEL 303 920 1134 Letter to H.P.C. B L A C k Page 2 12 H A C K S 30 93 STUDIO The existing flower market is located between two buildings that are not historic and quite different from one another. We are extending the building as far to the south of the lot as possible in order to better align with the lodge to the west. This is also more in character with the minimal set backs on this block of Main St. Finally, it is our belief that the proposed development is of a mass and scale that is in keeping with the idea of an historic Main St. in a small town. Thankyou, Glenn H. Rappaport Architect BOX 276 ASPEN C O 81612 FAX/TEL 303 920 1134 '4 Â·1410---01 4 91-3 041)'.43 4 M (id ad 4940 tit 99*-im\%~ 7A iij,'i Â· hA ,7w, 7X 1 1, ji#Yubm~11*/Nult AE# -1 473*70 *kâ€ž~,-A~ %.85 - 8}WA7<JYAz,iN ./ 1 1 U'Ir Â¥--- : . i fL: m Â·81 0,1 E'. 1 Â£* 1/,-2-1.1~1 , 1--M- W;, - ~11~14,4 --sbkr It~ t<438 6~9r ~ 4-4?? h J 1 1 Vul, AA\~ 4.1/M * 4 .J THE SNOWFLAKE INN 4 1 41, 4 hA#* b#AA 44 Al Â£1kf# ~ 8 1,1. ritif A 4# HYMAN AVE. 1 ..~,i-t)*:41004 43'1~19 4'Crystal Palace ST. MORITZ 8 Â©j~ ,;~~:~~~~.~~~~ '~21 . A '1. HEARTHSTONE -- LODGE. -'~,4>~*f~Â°' 4=all 1,r. h. ~ it ~ 8223{i! F~ .IM -P...9 p,/3,1!19/* Eff 7 4 4) 43%48 v 9 4 6 41 0 0/5,//6~ @442 441< %% 11 / ' ft a pa.Â» i.kelt Â£16/3Â£4 4 'fe:-0 . 1 ...i Ktma ~064 fr+AM jARMÂ«li teki.-00 4*40 0 0 8 8 8 8 6\ C ~t The Parlour Car Relaurant â€¢ ./'A, L HOTEL -43/V#V/,_.16. fipti-,/Â®11,3 '439*19 48 1 Uriah Heep's ..1.4 '.Irk LENADO 6 /1 4, .t f HOPKINS AVE. BOOMERANGLODGE -- 4 fl. iance Aest,aurant f Restailint & Aar 4 -PrAFFT 240 uii} ~Albl-1 1, la r...;,t le r.,rk â€ž, AL,UV,lo Â¢3**hi 3,-,Fl t. r -5-7-_j (ij) '0@~%& 44*A #Â·2& N f.4, 't'463 The GGreat Divide'Â· i '?L (51) ; ' 1 4,thil!/j IFJ 9 - (1 MUSIC - ' ~~~ j ~I- * 60 (50)w sto,/ Emp arm Im==rj{@ pj 9 946 2 â‚¬13- -46 I:tÂ» aill <0 4%84~ a:*Â¥* 8(*96 626Â·Â· 0 0.0104 - Lankering-.-- 1.--A.pen--E'Plole.-- Mal 1 Street I 40LLY GIBSON LODGE. Â· * THE ASPEN= Book,elle,1 Bakery & Calc INNSBRUCKiNN BED & BREAKFAST SWISS CHALET CHRISTIANIALODGE Chhopiactic X 41 4,-bÂ·' Clinic Potteis 3- m Lfoof U '00.0 flowe< The ."Al, mkT'l ~ Ir.30(/: t; 5,"). 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M /---3:, 1-'R,i, 1 4@47, FRANCIS ST 1 \ - SMUGGLERST. ~ ..' 1:,1. 'quthy' A , -% 454)52Ib/,1 - ft' A.Kvt? fl\--0 4 t'. 2441- [am~ d-63*1~~1 UN. 1Â· . . .... EL-REOrla . 1 1' 4 L 0.32 1. 1 1 00, 44Â· r Intf \ 4 13 f.1 01 19(?11 9011 80 1_- LAKE . I I . I~ ~~-U--Il--I ... - r A Ii*kiNY@fl/Â·j-1 -,An#19. 1 , RERY)14*9401 8,----953 :t. r..444 4 9 <-- -' 8*tial . 1 5-1-glÂ¥*ana, tu: AC tsÂ¥ ' in . ... x t. ...w 8 - 9 Ir:. T.1 : fit=.1,~LE -2LJ NORTH ST F itic *il (l,i, rrb 111=4# 72%, 4Â£ f J K A lf.IiI -fh<h--1..-ZE_ . A me , Nwhy,k A 01, AD ., fY.* ri,Â£3-pa,- t.*m U*213 p r.'AiL 1.lif; 41 A, 4,8,3. i"lu Wela PE AL C T. ~ , 41Â£ 8 AN- ..ciliÂ·r Air ,Â· W /11 It' J"ba / r AAE *'.I I f., 11:im L ike , e-- x.,ilirÂ· rriÂ·â€¢rne 41 44 944 3}.*ATLA~&/ Lki, 1 --- *Â»U"L A- J--1- -'Â£*490, it ~ 6114*ill N '12=-1.1_. . . LE# W AL r S 43.-c -, 1 e,4 - U / 6.- - -_THE - EUROPEAN FLOWE H MARKET ASPEN Â· 220 W. Main Street, Aspen, Colorado 81611 SNOWMASS Â· 25825 Hwy. 82, Snowmass, Colorado 81654 December 1, 1993 Historic Preservation Committee 130 S. Galena Street Aspen, Colorado 81611 Dear Committee Members; Enclosed please find information requested as per H.P.C. application. Applicant's Name: Lynda Mariani & Frank R. La Gioia Business Name; European Flower Market, Inc. Address: 220 W. Main Street City, State Zip : Aspen, Colorado 81611 We hereby authorize Mr. Glenn Rappaport, Architect with Black Shack Studio, P 0 Box 276, Aspen, Colorado 81612 303/920-1134 to represent us in this application process. Respectfully; Frank R. LaGioia Â»11-1 Lynda Mariani Ki Â».:,-2 0. 3 k L .4->c-Â·L 0 Aspen 925-3500 Snowmass 923-5555 Basalt 927-3000 -..*....I--J ---.-~- ~ - -~-- - -233-4 Â·467 - r.Â·T2.'*-5=:41, .-1-Â·04-6.47~ill*E:.:'w-...-,L": - ~. -- "jiLAA,/;t' Â· -- i i . . I. >2 2.~'il'~ 4.hf'Â»""f,Â·:~MTFul:-0~14'~;tifit , i gwy w:Â«10*5'423*914Â· ,--f':,reÂ·+ # 1%#SN',j?-Â·-1*Fe';fiÂ¥:=-,Â·. 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'40:/f,iÂ¥Â¢101.2 RÂ»Aly 1-- .*21 ..â‚¬,ff'q.1'1~ 9,3:UX'â‚¬89'0 â€ž t21 'i' \5 Â·/- 1 .1 11, L, f.'..J;6.7- 8 2 4.-IN--0 <6,womlÂ¢i. f' %33:22: 3--4, :; .2., 5 1 -- ,. 11 3., -./ 1; J .Â«U )51*AC ,,:, ,!, 2 --'4,(~~ 5 , I â€¢ 1./.IIi . - .- *-1 - --~- --*- .1-6 -- v,- - I -- - -1 -A - -V - tile Company tor suck nsured, and all costs, attorneys' le,-3 .., 1 1-11 4.1'.Â·:P, 1,1 :,11 2 l.oin shall cease and expenses in litigatio ied on by such insured with the wrinen 11"nunÂ·.11. in in:''id to the nuitto 01 inatters f ch such prompt authorization of the C r., notice is w.quired; p,ovided, however, that tailur h' shall in no (c) When liability ha. im definitely fixed in accordance with thi Case preitidice tile rialits of anv such inst.Irer{ linder M~12,nlicv iinlf,99 enne'litinne nf thir nal,-â€¢, â€¢1'f'-9-- â€¢- -- .1.-â€¢â€¢ 6- Â· â€¢â€¢ Â·Â·Â· + 3, / 4 1 , 11,1 i 1 i | iÂ·it' i wyers line Insurance @poration NATIONAL HEADQUARTERS RICHMOND, VIRGINIA SCHEDULE A-OWNER'S POLICY CASE NUMBER DATE OF POLICY AMOUNT OF INSURANCE POLICY N[.1641.:IE' 1 FCT-1883 04/15/88 @ 3:43 P.M. $ 340,000.00 85-01-097323 1. NAME OF INSURED: EUROPEAN FLOWER MARKET, INC., A COLORADO CORPORATION . 1 11 2. THE ESTATE OR INTEREST IN THE LAND HEREIN AND WHICH IS COVERED BY THIS POLICY IS: IN FEE SIMPLE 3. THE ESTATE OR INTEREST REFERRED TO HEREIN IS AT DATE OF POLICY VESTED IN: EUROPEAN FLOWER MARKET, INC., A COLORADO CORPORATION 4. TIE LAND REFERRED TO IN THIS POLICY IS DESCRIBED AS FOLLOWS: 11Â£E EASI' ONE-HALF oF LOT N, ALL OF LOT 0, BLOCK 51, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO. 444 PITKIN COUNTY TITLE, INC. %. 601 E. HOPKINS AVE. lEED*pt; izineja Auplorized Agent ' ASPEN, COLORADO 81611 Ill (303) 925-1766 THE POE,~CY NUMBER SHOWN ON THIS SCHEDULE MUST AGREE WITH THE PREPRINTED NUMBER ON THE COVER SHEET. r lEiWi:?Ini alley 9'. 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'3 Lt' *29 2221'* 4.0Â«Â·I- *Â¥,p 1+ . 3:.7....11 'Al 1,42.'02*.<4Â·.02243.2,(.:11: '#&. ~' 10:.4.?:':. ....:* tt;~fiÂ¢t*?Â·:r~:5;.Â¥*/6.4./2.4'f '4 . R H f T t Â£ 4 2 86-12632Â£10(-1 /Â·Â·Â·41*r}ILrMAA-7- 1 4 - i . 4 f 1 1 1 1 13/., 1 6.1-4 #46 FLOOR- P>tq- OFÂ°F.;11.1. LEVi;t - 1/011 = 1LOIl LAV,deU:%-9*4~' IJ....64.tU .Â·,4*.90.-p'. 1 t, L Il \ . Â¢29'.6 ////Â«4\ ~-- - 25'-0- ~ff_-- ~-.*-~~~<3-0.iozi~.Â«k --1 , --1 .2-2 1 --1-4 111'Â·0" L 1 Â»55/ -1.,lia R IF-- - - i i i-7- ~=r=:=t -1-- T-T-27'-1 -t--- - -~7-494--Lrl_-97Â· 74- T -T-- 1-- T- -1- i j EUROPEAN FLOWER.-MARKET . - 4 1.9% 1 k 4 1\ 441 J 11 ..., --<-----3..#--~ / 'g-~ 1 / ---- -....+IC 202.1-177 -------9 r_uj*--__ --~I --- 1 Â£ - A;24 -- , 4.=2#.......-I....:..1. ; 1 - Er\\ 47 1 4.-f _ .. Â·- r 71 .- E >f' it-in--~ni_iÂ·-u~-~-m .n~--_-p~~~~~:~~; : 4\ 1 1/1 , - EUROPE A NFLOW ER MARKET . ~ north - 1/81',.1'-0'2 4 1 [ 1 -101 1 44 ! ' Iri ; 1&; it 1 4 -it :11 1 ~ IIi; i i F : 41 It I 11 ki 6 ~11-lili 1 #Bl f li 1 2 U ' /1/ 11:t '11; 11 ils Ill !11 C I 11,1 ill i 1 -1 , 1---2 -/-1 -------I- - . - -Â£-6 * 1 1 -4==*%--- ~=-17.-2.-1-_.2 r ----. -- 1 1 1 1 j 1 :-L i. 1 : +~- . 1-+ 1 1 EUROPEAN FLOWERMARKET -feas-t_____1__ ~ ~~~~Â· ~~ ~ ~~~ ~ ~~~~ ~ - -178"=-1'--0" ..... 49-24â€ž..':ZA).,"4. 1 4 . IFF p - H 1 1 .1,1 4 1 E ' i i 1 1 Â·,1 1 till[ L Iii i - lit. 1 1 1 1 i 1 11 b .11.1! 1 4 It 1 1 1 â€¢ 1 1 ------ ~!A / \ - .It-! - li n - -1 R.... 1 -1 1 7/1 - '111;Iii' 1 1 1.1 EUROPEAN FLOWER MARKET west - - -- - ---- 1/81-'_=1' - 0 I Â» )FIET 'Pli@ 1%448 Itilib,it| #14,9 9---- -- ---------7 1 1 1 1 1 1 1 . V: Â·N 1 k 3 1 1 A l 1 lit H 'Al 3% I ri 0 1.1 Â¥ M 4Â·{ f I 9/MaL..m#/*85744*Wabal i 1 4 U F ,---,r-/r-â€¢Â·Â·rn,-my'r'011 h 4 ii % 1 UV p 7 R k. Wt 4,1 4 ~!i fm~e3,923*egWSâ„¢~~Bj*DRi~F~EmPÂ·RrEet main st. EUROPEAN FLOWER MARKET -basement floor plan 4.-3 1-'4'-wa=71 1â€¢....+N/%<+.#./...Fll'WT D 110:,25'12:5~tU2id 0 5 10 20feet 6442,Â·732*-MÂ·-9&75*2*4 - 15*42'.f~ DEL-29-1993 15:21 -'.-M ASPEN/PITKIN BLDG DEPT T 9-9201134#3 P.01 L ' I PUBLIC NOTICE RE: 220 WEST MAIN STREET, EUROPEAM FLOWER MARKET CONCEPTUAL DEVELOPMENT APPLICATION NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, January 12, 1994, at a meeting to begin at 5:00Â· pm before the Aspen - Historic Preservation Committee in the second floor meeting room, City Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by European Flower Market, 220 W. Main Street, Aspen requesting approval of Conceptual Development Review for 220 W. Main Street, east 1/2 of Lot N, Lot 0, Block 51, City and Townsite of Aspen; including partial demolition of the existing building and construction Of approximately 500 sq. ft. to the rear of the parcel and at the second story level. For further information, contact Amy Amidon at the Aspen Pitkin Planning Office, 130 S. Galena St., Aspen, CO. 920-5096. s/William J. Pose, Chair Aspen Historic Preservation Committee Published in the Aspen Times on December 24, 1993. City of Aspen Account b cÂ» 0.67 +0 -64 fa"_ 9 Â»14 / 4/1 ~47 Â» 1 k V ..7 / 011,- 3 Pp* 61 0-"~n s e-n- 4Â« i, 77 rt ruo],snea m ine Aspen t,Inesuec. 24,1993. *-2. /7 - 4 P PUBLIC NOTICE ., i RE: 220 WEST MAIN STREET, EUROPEAN I B FLOWER MARKET CONCEPTUAL DEVELOP- ;t-MENT APPLICATION i NOTICE IS HEREBY GIVEN that a public hear- 2 Ing will be held on Wednesday, January 12, -- / I Â¢ 1994, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Committee in the second floor meeting room, City Hall, 130 S. Gatena Street, Aspen, Colorado, to consider an application submitted by European Flower Market, 220 W. Main Street, Aspen requesting 4 PA ~ approval of Conceptual Development Review U Â»\/ v cj ' for 220 W. Main Street, east 1/2 of Lot N, Lot 0, Block 51, City and Townsite of Aspen; including 1 / 0 - -V 1 J Partial demolition of the existing building and 1 construction of approximately 500 sq. ft. to the { rear oi the parcel and at the second story level. For further information, contact Amy Amidon at the Aspen Pitkin Planning Office, 130 S. Gale- na St., Aspen, CO. 920-5096. s/Wilham J. Poss, Chair P Aspen Historic Preservation Committee , Published in the Aspen Times Dec. 24, 1993. PUBUC NOTICE RE: 801 EAST HYMAN AVENUE EXTENSION OF VESTED RIGHTS FOR SITE SPECIFIC DEVEL- OPMENT PLAN NOTICE IS HEREBY GIVEN that a public hear- ing will be held on Wednesday, January 12, 1994, at a meeting tâ€ž begin at 5:00 pm before ' the Aspen Historic Preservation Committee in the second floor meeting room, City Hall, 130 S. j Galena Street, Aspen, Colorado, to consider an '.1 fapplication submitted by John Elmore request- Ing extension of vested rights for the Mnal Site Specific Development Plan Including demoll- tion of existing structures at 801 East Hyman , Avenue, Aspen, Lots A & B, Block ] 11, City and Townsite of Aspen, Colorado. For further infer- I mation, contact Amy Amidon at the Aspen X Pitkin Planning Office, 130 S. Galena St., Aspen, I CO. 920-5096. s/William J. Poss, Chair Aspen Historic Prestrvation Committee i 8 Published in The Aspen Times Dec. 24, 1993. ~ T,-IT,Â·-,1 0 in -1 John Dobbs PO Box 241750 Memphis, TN 38124 GaLardi Group Inc. 4440 Von Karman Ave. Newport Beach, CA 92660 Rat and Eric Larson PO Box 1268 Eua Claire, WI 54702 Lynda MACCarthy PO Box 117 Aspen, CO 81612 W.L. Davis 725 Arizona Ave. Suite 400 Santa Monica, CA 90401 Kate Weese 314 W. Willow Drive Chicago, IL 60614 Sandra and Robert Brown A 1115 20th ST West :)-,- ,.1 c.,- Des Moines, IA 50265 Diane and Ed Watson 121 W. Bleeker St Aspen, CO 81611 Steve and Lily Ko 132 W. Main ST - Aspen, Co 881611 Aspen Hotel Partners LTD 250 Martin ST STE #100 Birmingham, MI 48009 Nick DeWolf 233 W. Bleeker Aspen, CO ' 81611 H. and K. Coordes 233 W. Main Aspen, CO 81611 Claire Newkam PO Box2808 Aspen, CO 81611 H. and E. Chisholm 205 W. Main St. Aspen, Colorado 81611 H. and A. Hite * PO Box 155 Woody Creek, CO 81656 Aspen Ski Lodge LTD 101 W. Main ST Aspen, CO 81611 Charles and Sally Smithgil 50 Valley Rd. NW Atlanta, GA 30305 Sally and Saul Barnett 200 W. Hopkins Ave. Aspen CO A 81611 D. Melton PO Box 3347 Aspen, CO 81612 R. Dimitrius 200 South Sierra Madre BVD Pasadena, CA 91109 Gretta Kettelkamp 3408 Morris Ave. Peublo, Co 81008 Margaret Saunders 231 Encino Ave. San Antonio, TX 78209 Ann and Don Pevehouse PO Box 7757 Aspen, CO 81612 Lou Wille 200 W. Main ST Aspen, CO 81611 Barbara Fasching 232 W. Main ' Aspen, CO 81611 Flower Garden Apts. c/o Chris Leverich 735 W. Bleeker Aspen, CO ' 81611 Ruth Whyte PO Box 202 Aspen, CO 81612 C. and S. McDonald PO Box 11347 Aspen, CO 81612 T. Aoyama 6105 N.E. Keswick DR Seattle, WA 98105 Sterling Baxter Box C Aspen, CO 81612 Historic Preservation Committee Minutes of January 12, 1994 Les: I have no concern about a warranty on a roof because if they build it right it would not be a problem. Cris: It is a manufacturers warranty on the paint fading, and if the seams shift. Jake: The thing about corten is it rusts until a certain depth then quits rusting. Cris: I have read about that and it is not necessarily true. We just cannot afford the corten. MOTION: Joe made the motion that the HPC approve the proposal as presented subject to the monitor reviewing the actual profile of the historic part of the roof/building; second by Bill. All in favor, motion carries. Jake: In Telluride they used a batten seam as opposed to a standing seam. AMENDED MOTION: Joe amended his motion subject to the applicant studying a batten seam rather than a standing seam; second by Les. All in favor, motion carries. 801 E. HYMAN - EXTENSION OF VESTED RIGHTS - PH Chairman Bill Poss opened the public hearing. Stan Mathis: Public notice was posted. Karen: I need to step down. MOTION: Joe made the motion to approve the extension of the vested rights of 801 E. Hyman in accordance with the memorandum presented by the Historic Preservation Officer for nine months; second by Martha. October 12, 1994 would be the extension date. All in favor except Les. Motion carries. 220 W. MAIN - EUROPEAN FLOWER MARKET CD-PH Chairman Bill Poss opened the public hearing. Neighbor: We looked at this and I want to know what the bulk is? Glenn Rappaport, architect: I will be glad to explain it too you. Amy: The project involves a partial demolition and an additional 500 square feet. This lot is a nonconforming size and nonconforming use so the applicant cannot demolish more that 75% 2 Historic Preservation Committee Minutes of January 12, 1994 of the building without loosing their existing rights. They cannot demolish more than 45% which is a concern in this design. They have to leave 75% of the building. Glenn: When I started this project I was trying to figure out if it could be done without going through GMP and if it had too the flower market use would have to be eliminated because the Main Street use is moving toward office/residential. This is a non- historic building on an ecclectic block. We are really pushing the definition that this is a building at all and we are required to retain 75% of it. There are non-insulated walls and the roof over the main section of the building is a fiberglass roof. The center section does not have a foundation. The front piece has a basement and there are garages in the back. The program is to do offices on the second floor and mixed uses offices/flower market on the first floor. There is not much of a budget. The lot is narrow and they need to get the floor area. If we go over 500 feet we need to go through growth management. We need to get the additional FAR for this project to work. We are hoping the HPC will make a recommendation to the P&Z in our favor that it is compatible to Main Street. Donnelley: What are the materials on the front facade. Glenn: Stone base and wood siding. The stone base may wrap around a little on each side. We are trying to do something that is straight forward. We are completely eliminating the front facade and where we are cutting in on the back of the building we are eliminating that area for legal parking spaces underneath. There is a lot of angulation going on that street. Bill: What is across the street? Glenn: The Innsbruck Inn is right across and there is one small victorian. Karen: Is there something that we can tell you to take back to your clients? Glenn: If you like a certain material or if the flat simple facade is appropriate so we can study that and come back. I also talked about awnings. Donnelley: I am working under the assumption that all we are talking about is the facade because I am not concerned what happens on the east and other elevations. Those areas will mostly be utilitarian decisions. Along Main Street at this location most buildings have very impermanent character. If you can be successful the building should remain small and I would be looking 3 Historic Preservation Committee Minutes of January 12, 1994 at making it more substantial in material for this one elevation such as stone. Clapboard is OK but residential. This entire block on this side does not have residential character and no references. I think it would be establishing a really good precedent to do something that looked like it was staying there for awhile. I like the drawings that were presented at the meeting (quonset) style. Karen: I would like to comment on the building as it iS light now. The front area of the current building is friendly and charming that I have a hard time driving past the building without stopping and going in. The shallow little yard from the front looks like a little wilderness. It is not a formally landscaped area, very charming with clumps of flowers and trees and a path. The little steps up are very inviting. The gray and black awning is very welcoming and the little driveway beside the building. I feel something will be lost with these proposed drawings. Possibly it is the awnings. The open area on the side (driveway) will be lost. Glenn: Most of the outside driveway is not on their property. Also the intent would be to continue the flower shop. The City wants to get rid of that parking slot not that I am in favor of that. Les: I would make a strong appeal to P&Z if in return we can keep the smaller buildings onsite and get a wonderful piece of architecture. I like the ecclectic mixture on Main Street. I would prefer the peaked over the quonset style. I would like to work as close as possible to make this project go. Glenn: I feel we can pull back a little from the boundry line and we might have some overhang and look at it more carefully inside. Jake: Unless this project follows the characater guidelines I would have a hard time writing a letter of support in the increase of FAR. If on the other hand it supported some of our issues then because of the extra effort from an HPC point I would be more supportive. My feeling is something more of a Main Street look rather than residential gable presentation here. I also feel the window is very dominant and it needs broken down. The shedding of the roof this way in tight sites is very difficult from a drainage point of view. You can even see that in your pictures and if you go for special review the P&Z will flag that. Joe: We need to look at it in terms of what is in this particular block and the Main Street corridor. It is not historic and there is nothing on the block historic. So it is a question as to how it relates to the rest of the Main Street historic district. As far as the current design I would like to see it restudied. It seems like a squattie building and the design with the wide 4 Historic Preservation Committee Minutes of January 12, 1994 horizontal element of the windows should be restudied. As far as the special review increase to 1 to 1 FAR I am not sure what the HPC has to say about it. There are other provisions to increase FAR for historic landmarks but this is special review by P&Z and I do not feel we have much to say about it. Linda: I do have a connection with Karen in that it should be user friendly. Being a smaller building you can feel attached rather than if it was a larger building. It is the only building on the block that you feel you are invited into. It should be something special. Bill: I feel this is a difficult building to work with and it is in a block that has 70's architecture. It is hard to relate to any context. When you look at the map there are quite a few residence there. You will have to choose which way to go as I feel the lodges are there to stay. I have a problem with both roof shapes because they do not relate to anything that is going on there but it is difficult to find something that it should relate too. Les: What is the square footage of the building right now and what are you asking from us? Joe: 3990 on a 4500 square foot lot. Les: If this building wasn't there what would be allowed? Glenn: 3990 because you are allowed to rebuilt what is existing if it burns down but the allowable is much less. Jake: My other comment was about having to leave 75% and taking out 25%. That seems like an odd rule. Amy: I did check into it and there is nothing that HPC can do. It is a use that is not permitted in the district. Les: What is happening with the McDonalds looking at mixed used with the Log Cabin? Amy: It will happen and Glenn could sponsor the code change for expansion of uses on Main Street. Glenn: If the HPC can find a way to say that the FAR increase would be consistent with the kind of bulk that is going on Main Street in the office zone district then that might help with the P&Z process. Joe: You might remind the P&Z that they just approved the Stapleton project which is just next to my house for a special 5 Historic Preservation Committee Minutes of January 12, 1994 review to go to 1 to 1 FAR. Glenn: It is actually easy to justify and if you look at what is happening on Main Street and the trend, even the city supports other than residential. Main Street is not desirable to have more residence due to the traffic etc. Joe: The .25 to one that you would get on this lot which is eleven hundred square feet 60% of that has to be used for employee housing. Glenn: All we have left is the facade and that is the real designing area. Jake: Facade and massing. Glenn: I was on the Main Street sub-committee and my understanding was the people that had businesses on Main Street were comfortable at getting used to the smaller residence and the larger residences would be office uses. We were also trying to get restaurants or something like that to happen along the way. Also if the bulk of the buildings on Main Street were to get a little bit bigger it would help to buffer the west end from the traffic. Les: We had a slide show and it had infill projects that were good. I do not like the bulk on the corner because then you loose the pedestrian experience. It is a unique opportunity to do something that people look at and stop and say look at that. Joe: The HPC has always had problems with projects that aren't purely historic. I do not feel comfortable granting conceptual for this particular design and would propose tabling. Donnelley: Would it be wise for them to invest a slightly larger portion of their budget in the facade because we are looking at something more permanent. Can we agree on a certain direction so that there would be some commitment. Bill: We can make a statement that the project presented at this meeting does not meet the guidelines that are in existence. The HPC would be supportive of the FAR increase if the facade is designed to meet some of the guidelines and make a statement of these new projects infill's on Main Street. In order to get the FAR it should meet some of the Main Street district guidelines. Glenn: The general direction would be a simple shape and flat facade maybe with awnings maybe not. Use more durable materials. We also could do something with a front porch concept. The investors imply they didn't want it to look like a house with a 6 Historic Preservation Committee Minutes of January 12, 1994 porch. It might be more helpful for me to focus on the flat facade direction. Bill: I have two comments: Be careful on your exiting because you are close on your FAR and in the basement you will be required to have two means of egress. MOTION: Donnelley made the motion that HPC table 220 W. Main St. until the next meeting to absorb and synthicize the suggestions made at this meeting; second by Jake. All in favor, motion carries. Bill: I am not too happy with the two designs because neither relate to the historic context. Even if the designs are different they can relate to the context of the district. Amy: There are commercial and residential guidelines and I applied residential because commercial talked about store front windows. Donnelley: I don't think either apply here. Joe: You need to come in and just tell us why your design works and what you want. Karen: I feel the lower front corner should be friendly and if it is not your tenant will loose numerous sales. I am a consumer there and as the drawing indicates presently, it is not friendly. 305 E. HOPKINS - STEAK PIT Amy: Peter Guy, owner of the Steak Pit would like to move the existing sign to the new location, Katie Reed complex. There will be no neon. On this particular building I feel the style of the existing sign is appropriate but may not be on the Katie Reed. Karen: Have other signs been relocated to new buildings? Amy: Guido's. Perter Guy, owner: I have had this sign for 26 years. Bill: Will the existing letters meet the height requirements 12 and 18 inch? Peter: Yes, they are just over 8 square feet and if you measure the tallest letter it is over 12 inches but the average is not. 7 Historic Preservation Committee Minutes of January 26, 1994 MOTION: Bill made the motion to direct Staff to do a memo in support of the addition to the back of the house; second by Martha. All in favor, motion carries. 220 W. MAIN - EUROPEAN FLOWER MARKET - CD Glenn Rappaport, architect: Jake brought up the issue of snow shedding on the side yard and I thought it might be better working with a flat roof. Other concerns were to make it a little more friendly to the streets and the owner of the flower market needs as much glass as possible even though it is not a typical green house. They wanted to have the glass to the front. The upstairs looks like residential and commercial. On the front facade the lintel will have a long flower box above it which makes it more friendly and will soften it up. Bill: Are you proposing masonry? Glenn: At present yes and on the side the intent is to keep it the same. Roger: The east and west wall are existing with new openings on the first floor and you are adding a second floor. Amy: I like the new facade even though it is more commercial rather than residential but I am not sure that is inappropriate. Glenn has really responded to the pedestrian enhancement. Glenn: I doubt if the building next door will ever do any improvements as they are maxed out on their FAR. Amy: What is the opinion on the brick facade as opposed to clapboard. GLenn: Maybe this massing would work in wood. This building is fighting for its identity and the brick solidifies it. Linda: I am having trouble with the size of the four windows up above as they seem to be as big as the door entryway. Glen: They are big but they have two functions: 1) They need as much light in the green house area. The other function is that it allows the offices above to have windows that over look the green house. The building is on Main Street and there is a lot of noise and dust. If the windows are large it will feel like they are outside. I like the idea in this project of the mixed uses and when you go upstairs you can smell the aroma of the green house. 5 Historic Preservation Committee Minutes of January 26, 1994 Jake: I feel this is interesting compatible. The oversize windows add a playful aspect. Joe: We always struggle with the infill projects and I like this. Main Street is very eclectic and we do have a number of flat top buildings on Main Street. I would like to see if it could be treated with wood. With respect to the cornice I do not know if there are a lot of statements like that around town, possibly look at that. As far as carrying the first floor treatment all the way across I am not sure that is appropriate. The three quarter design looks good to me. I don't see a problem with the windows and all in all I like the treatments Glenn has proposed. Roger: This is an interesting/compatible structure. The large windows are fun and playful and sometimes that is what we strive to help people do. I would highly favor the brick for two reasons: 1) When Aspen was first built there were a lot of wooden structures and as Aspen prospered they were torn down or burnt down and more solid brick structures were built that form the core of the landmark part of town. Main Street was dilapidated and fell apart and when the ski lodges were built they were cheaply built and I never felt that they were permanent. I would like to see this as a trend on Main Street with infill that shows Main Street as a more >-0 permanent nature. Martha: I like most of the ideas and that it is different along that section of Main Street. I like the lower floor broken up as presented. Bill: I feel this is a good approach, a square shape and leave the architect to pick the materials. I personally feel masonry is out of character for Main Street and is more prone to the core area. Glenn: I can look at the facade in brick and wood. Jake: I agree with Bill that the brick is more associated with the core but I am not saying it wouldn't work. Joe: On the south elevation the first floor cornice comes across three quarters of the way and on the west elevation you show it wrapping around. For clarification does it wrap around? Glenn: The drawings are inconsistent and it does wrap around. Bill: Chairman opened the public hearing, no comments from the public. Chairman closed the public hearing. 6 '3.44 Historic Preservation Committee * > 7 ......1 ~0992 Minutes of January 26, 1994 MOTION: Joe made the motion that HPC approve the conceptual approval of 220 W. Main Street subj ect to the following conditions; that there be a restudy of the materials used for the facade; second by Jake. AMENDED MOTION: Joe amended the motion that the HPC urge P&Z to grant the special review approval in light of the contribution that the property makes to the historic district. Also more importantly is that they are putting in a 690 square foot employee housing unit; second by Jake. All in favor or motion and amended motion. Glenn: We are going to P&Z and will request the .75 to 1 increase. If the HPC can support that I would appreciate it. I hear that the Board likes the building etc. and you would like to see it draw up in wood also. 107 JUAN STREET - WORKSESSION Dave Tollin, Housing Authority representative: The idea is to maintain the historic house but moving it on the site toward the property line basically keeping it in the same configuration. We will be constructing five new deed restricted affordable housing units, basically single family homes and duplexes. We will be rehabilitating the existing structure and using it as an ADU unit. We have retained the firm Gibson & Reno and Colorado Construction and it is at the design level. Amy: My biggest concern was the height of the buildings especially the one in front. It needs to be brought down and aligned with the historic house at the street level. Dave: Regarding the existing miners house we have the option of doing a three bedroom unit by adding a loft space at the rear. That is attractive to keep it a family oriented site but is not something that makes or breaks the project. There is not a basement proposed. Amy: I am not in support of the loft on the miners cottage. It has a big impact on the character of the house. Jake: What is the intention for all the site walls dividing up the property? Dave: Those are fences as opposed to walls. We want to keep the feeling as open as possible. We have discussed incorporating them into the landuse approval but not actually constructing them and leaving them at the option of the homeowners. 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