The URL can be used to link to this page

Home My WebLink AboutLand Use Case.HP.409 E Hyman Ave.HPC051-011 409 E. Hyman Minor HPC 14 2- 95- . 7 42.12* 1 . C ,Â» .. CASE NUMBER HPC051-01 PARCEL ID # 2737-182-16004 CASE NAME 409 E. Hyman Minor HPC PROJECT ADDRESS 409 E. Hyman PLANNER Amy Guthrie CASE TYPE Minor HPC OWNER/APPLICANT Birkwood Association REPRESENTATIVE John "Randy" Wedum DATE OF FINAL ACTION 11/28/01 CITY COUNCIL ACTION PZ ACTION HPC Reso. 57-2001 ADMIN ACTION Approved BOA ACTION DATE CLOSED 6/19/02 BY J. Lindt .. PARCEL ID:13337-182-16004 *DATERCVD:"]8/29/01 1-- # COPIE~--3 CASE NO| HPC051-01 j CASE NAME:~409 E. Hyman Minor HPC i PLNR:1 14.V,#J/' Lit.Â£5111 74'LL i PROJ ADDR:~409 E. Hyman CASE TYP: Minor HPC i STEPS:] _]I OWN/APP: Birkwood Associatio L ADR|PO Box 3421 C/S/Z: ~Aspen/CO/81612 . PHN:1920-8032 REP:jJohn "Randy" Wedum ADR:|101 Independence Pia C/S/Z:|Aspen/CO/81611 PHN1925-1961 FEES DUE:|500 D FEES RCV[*00 ~ STAT: r- REFERRALS Y-- '-#. -' 1 REFi BY~ DUE:~ MTG DATE REV BODY PH NOTICED i ~ il 1 DATE OF FINAL ACHOMil It /-470 l . CITY COUNCIL: REMARKS PZ, E-1 +E.- 5 0,57>CD,. 57 - 76Â©1 BOA: CLOSED:16/(gld,4 BY:ti L.--1 0&0P DRAC: PLAT SUBMITD: ~ , PLAT (BK,PG):| 4 ADMIN: Al--28262 . .2IA. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Anne Woods, Community Development Director Joyce Ohlson, Deputy Planning DirectoriJA<D FROM: Amy Guthrie, Historic Preservation Officer RE: 409 E. Hyman Avenue - Minor Review, Public Hearing DATE: October 24, 2001 (continued from September 26, 2001) SUMMARY: This non-historic structure is located within the Commercial Core Historic District. The applicant requests HPC approval to remodel the front faGade. APPLICANT: Birkwood Associates, owner; represented by Wedum and Associates LOCATION: 409 E. Hyman, the west 16' of Lot C, Block 89, City and Townsite of Aspen. ZONING: The property is zoned "CC, Commercial Core," with a historic district overlay. 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," 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)(2), for detached accessory dwelling units. 1 .. Response: The proposal involves removing the existing exterior materials, redesigning the storefront and upper floor windows and cladding the building with new materials. Some open porches on the rear of the building are to be enclosed. This building currently does not contribute to the historic character of the downtown in that it does not reflect any of the proportions or features typical of the 19th century buildings in the area. Remodeling this building is a good idea to the extent that its relationship to the neighborhood can be improved. At the September 26th meeting, the architect presented a revised design to respond to the comments in the staff memo. The board was generally in favor of the direction of the project, but asked for restudy on the following points: 1) make the wall surface on the upper floor as flat a plane as possible, 2) use materials which are more in scale and character with the surrounding buildings than the proposed stone tiles, 3) carry the columns shown on the upper floor down to meet the ground, 4) make the upper floor windows more vertical in proportion, 5) set the storefront parallel to the street, and 6) add mullions to the glass storefront to reflect the typical division of a historic storefront into a kickplate, display window, and transom. Unfortunately, staff finds that only issues 1 and 5 (assuming entry plan option "B" is selected) have been addressed. Instead of reflecting the scale and character of brick, which is the predominant material used on downtown buildings, the primary wall surface is flat stucco. There is a heavy beltcourse that runs above the storefront that is not a typical detail. The upper floor columns still float over the ground floor. The windows on the second story, while vertically proportioned in terms of each individual unit, still have a horizontal character because of the way they are arranged in a band across the front of the building. There is no wall surface breaking the windows apart, and a significant blank wall surface above the windows. No changes have been made to the storefront to address the comments made at the previous meeting. Staff and HPC have discussed with the applicant the fact that the goal is not to copy adjacent buildings but to reflect their fundamental characteristics. Progress has been made in terms of the architect's proposal to reflect the typical first floor height and to use details such as a decorative cornice. The character of the upper floor in particular though is problematic. Overall, staff does not find that the project meets this design review standard or the design guidelines. The language from the guidelines that was included in the September 24th memo must be restated: "The street level features of traditional Aspen commercial buildings are clearly distinguishable from the upper floors. First floors are predominantly fixed plate glass with a small percentage of opaque materials. Upper floors are the reverse; opaque materials dominate, and windows appear as smaller openings puncturing the solid walls. These windows are usually double-hung. " 2 .. ./.9 1 02 1-2.16-'L-- -=1 t- --- 274*9 7=1 R ..11 e f F . .1. E 14 , 2. E- 1: 1Â·.,..Â·. 1.2 : 2...4,117' 11/ ,4 1, t=-P I All fit#84 --tuan -7 ~. I A ---â€¢---ZZI~.M F~:f,: sTORE SIGN : 8 â‚¬3 */:4#/-1-.-c./-. -:.--- - --- 494 4 VII'.. 1-1 I ! 3 1, f -11 - .IL \. 1 i. 1% 2.'Â· r ft-) 11~/r/F/~L_ #71=_ ___ -- . 1-1.n...5.4â€¢'*Tlk:- : Ial Example o f similarly sized historic building Proposal for 409 E. Hyman Relevant guidelines: 13.17 Maintain the distinction between the street level and the upper floor. 3 The first floor of the primary facade should be predominantly transparent glass. o Upper floors should be perceived as being more opaque than the street level. Upper story windows should have a vertical emphasis. o Highly reflective or darkly tinted glass is inappropriate. o Express the traditional distinction in floor heights between street levels and upper levels through detailing, materials and fenestration. The presence of a belt course is an important feature in this relationship. 13.15 Contemporary interpretations of traditional building styles are encouraged. o A contemporary design that draws upon the fundamental similarities among historic buildings without copying them is preferred. This will allow them to be seen as products of their own time and yet be compatible with their historic neighbors. The literal imitation of older historic styles is discouraged. In essence, infill should be a balance o f new and old in design. Staff recommends that the mullions previously requested for the storefront be added and that entry plan option "B" be required, that the heavy stone beltcourse above the storefront be eliminated, that the material on the upper floor be brick, that the upper floor windows be restudied so that there be some wall surface that divides the individual units, that the cornice be lowered so that it is not perched on top of the building, but instead provides some detail to the upper wall, and that the columns be carried to the ground. Staff has no concerns with the proposed alterations at the back o f the building. 3 L L .. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposal, when in compliance with the guidelines, has the potential to enhance the character of the neighborhood, as it will be replacing a faGade which is out of character with the historic district. 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 proposal will not affect the significance of any designated structure. 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: The proposal will not impact the architectural integrity of any designated structure. ALTERNATIVES: The HPC may consider any of the 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: Staff recommends that HPC continue the minor development application for 409 E. Hyman with the following direction: U oa, 2-0* 1. Restudy the storefront. It should include some opaque elements, such as a kick plate and "heavier" window frame system. Entry doors should be parallel to the street as in entry option "B." 2. The upper floor windows should be punched openings into a more solid wall surface. 3. The wall surface should be predominantly a flat, masonry surface. 4. Remove the heavy stone beltcourse above the storefront. 5. The top of the cornice should align with the top of the existing building, not be perched on top of it. - 6. Carry the columns to the ground. 4 .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT LOCATED AT 409 E. HYMAN AVENUE, THE WEST 16' OF LOT C, BLOCK 89, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID# 2737-182-16-004 RESOLUTION No.57, SERIES OF 2001 WHEREAS, the applicant, Birkwood Associates, represented by Weedum and Associates, has requested minor development approval for the property located at 409 E. Hyman Avenue, the west 16' of Lot C, Block 89, City and Townsite of Aspen. The property is located in the Commercial Core Historic District; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. 2. Standard: The proposed development reflects and is consistent with the character ofthe neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance o f designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity o f a designated historic structure or part thereof; and WHEREAS, Amy Guthrie, in her staff report dated November 28, 2001, performed an analysis of the application based on the standards, and recommended approval of the project with conditions; and WHEREAS, at their regular meeting of November 28, 2001, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of ~ to ~ . .. NOW, THEREFORE, BE IT RESOLVED: That minor development for 409 E. Hyman Avenue, the west 16' ofLot C, Block 89, City and Townsite of Aspen, is approved with the following condition: 1. Any exterior light fixtures must be approved by staff and the HPC project monitor. f.1 1- i'll kt u--p ~1 7 O Y APPROVED BY THE COMMISSION at its regular meeting on the 28th day of November, 2001. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk .. L v i - 869Â£14 /jITKIN CONIMU>tri'Â¥01:VELOPMENT ASPEN / 21 1 KIN REVISED COMMUNITY DEVELOPMENT APPLICATION FOR APPROVAL OF REMODEL FRONT AND BACK MINOR DEVELOPMENT APPLICATION HISTORIC RIVIEW 409 EAST HYMAN October 10, 2001 Prepared By: WEDUM & ASSOCIATES Arch. & Development 101 Independence Place Aspen, CO 81611 970-925-1961 . 0 - 0 - - WEDUM - ARCHITECT & ASSOCIATES r 101 Independence Place , Aspen, Co. 81611 Phone: 303-925-1961 Fax: 303-923-8454 n - REVISED - DISCRIPTION OF PROPOSED REMODEL October 10, 2001 The intent of the Applicant is to remodel the exterior fafa(le of the building on 409 East Hyman Street, Aspen, Colorado. The building has an existing double arch brick fagde, which is not historic. The curtain wall behind is all anodized aluminum with glass for the entire front, which goes up two stories with no break for the floor. The owner wants to remove the false brick fa,ade and replace the existing curtain wall with a new store front on the main level, with a recessed entry for the upper tenant The owner would prefer the angled entry wall as shown on drawing A-6 noted as Entry Plan "A". The second entry for the main level store will be where the existing door is. The rest of the front is store front glass, which the owner would like to make into one piece, as it is only 6 feet wide and 8 feet tall, which is the size of a normal bay window. The fa,ade will be flanked with pitched faced stone on the end of the structural walls about 12" wide. The upper level glass curtain wall will be replaced with 3' operable units on each side, above the doors below and a central window divided into three lights above the bay window display below. The entire metal frame for windows, canopy and cornice are finished with sealed rusted steel finish. The upper floor of the building will de done in synthetic plaster, to go with the color of the stone fafade columns. The second element is the canopy, which goes out flat from the building with a grill on top of the frame coming out 3.75 feet. The grill is steel with 34" holes coated with pre-finished plastisol coating. It is supported with metal brackets at the ends, and hung on stainless steel cables in the middle bay. The final element is a decorative cornice, which is made to match the canopy with brace brackets and stainless steel cables holding up a grill that is the same as the canopy. REVISED - DISCRIPTION OF PROPOSED REMODEL October 10, 2001 2 On the back o f the building at the alley the existing covered, and partially walled area which is now used for storage, is going to be enclosed. This will clean up the existing unfinished walls and cover up the clutter of storage and cleaning equipment left out on these areas now. RESPONSE TO COMMENTS BY STAFF AND H.P.C. MEETING SEPTEMBER 26, 1961 1. H.P.C. board were concerned by the 12" x12" tile look of the fa,ade. The stone tiles of the upper level have been replaced with plaster on the entire front to solidify the upper level. This also simplifies the design. 2. H.P.C. was concerned with the bay window now being divided lights. The upper bay window has been broken into three bays, which accents the vertical, as requested by the board. 3. H.P.C. was concerned with the fa,ade being short but limited by the physical ceiling height. The front glass store front has been raised visibly by adding a glass section above the doors to 11 feet for signage on the glass, and eliminating the canopy hanging down with the rounded ends. The canopy now creates a belt course as a feature in the fa,ade relationship to maintain the distinction between the street level and the upper floor, as requested. 4. The H.P.C. board recommended that the fa~ade be brought forward and are on the same plane. The store front has been brought forward as far as possible, about 10" for the original curtain wall location. The stone and the plaster are at the front property line and are virtually on the same plane as possible. 5. The question arose about having a kick plate at the base of the front. As half o f the front is glass doors, and the middle window section is only 6 feet wide, the owner feels that it is not appropriate to stick one on, as it breaks up the entry into the store and does not relate. The owner feels that we are trying interpret the main similarities of elements of historic structures, without coping them. We are not trying to do a literal imitation of the older historic style but to complement them, in their main proportions and elements. 1 1 r p 1 -==4 1 1 --I. 34LL --1- -il ZI- ---7. Ill 1 CANC>PY PLAN - 1 4- 1 -p L t UP I. I ' . . D .4 . ../~. :I. 1 I. hi. ..1 1 4.3 . .1 - *. . . .k ..irl '. 1. ...: ..= A /11. '' 4 11 . A. . & A 4. 8 :..79 ~ , 4 ' 1 lA. I i 1 Ill 11 1 L| ENTRY PLAN ENTRY PLAN"A" & CANOPY SCALE 91" = 1'- 0" A-6 -9 .. 1 1 -1 â€¢ UP I\.- , I I..,. 04 ... 71 . .. I ... .. ... . .t. â€¢ L. . 0-. C-, 1. A, .1 4 ' .. .4 1 . b . lAi . 1- 0. 11 1.1 4. 11 0 11 . 111 1 1 -[1 --- -1 ,-- - -IJ 1 ENTRY PLAN ENTRY PLAN OPTION "B" SCALE %â€ž = 1,- 0" A-6 .. T T T It 1 1 -1 --' 29EE'-'32 jESETE -=B~ -Â·--Â· 2. 3.. 1 .F i . MA t 7.7 . / 3.1 6 . f~ / 0,591 ~4 ff If f> 1 I i i.Ki ' 1% 1 i li \ 3 4 . I .. . 9 1 1 p 17/ 1 mÂ»JÂ·lua-fal.,246.-f<Â·09.~Efiki?Â·24*Efi<- r- - rl n. / i '1 1 1Â¥/ 4 s'ro=Eps*eN , 'f ~ li. // 1 1/ i ' ' / 1/ / , i / , 1 4 t .7 / %1 11\,1 ,/ , / i y 1 1, \120 6 11: /./ ; 'f i , I // lk' j "t~~ 0 ' ti / 1,1 7 11 j. .+11; L~ 1, 4-. ,, Â· 14-1 ./ t ' 1/. 1 it // i /7 k , - . .. 0 FRONT ELEVATIC>N FRONT FACADE SCALE %â€ž = 1'- 0" A-7 Â° it 04 FIHISHES OF FACADE 409 EAST HYMAN NOTES: 1. PITCHED FACED STONE 2. SMOOTH STONE CAP 3. SYNTHETIC PLASTER 4. 4'X 4'STEEL TUBE SUPPORT RUSTED AND SEALED 5. 2'X Z'STEEL TUBE BRACHET RUSTED AND SEALED 6. OPERABLE STEEL FRAME WINDOW FRAME RUSTED AND SEALED 7. FIXED STEEL FRAME WINDOW FRAME RUSTED AND SEALED 8. STAINLESS STEEL CABLE 9. PERFORATED METAL GIRILL WITH M' DIA. HOLES-WITH PLASTISOL HEAT-FUSED FINISH OR EQUAL 10. 2'X 2'TUBE STEEL TUBE BRACKET RUSTED AND SEALED 11. 4'X 4'STEEL TUBE SUPPORT RUSTED AND SEALED 12. M' GLASS CURTAIN WALL WITH STEEL FRAME-RUSTED & SEALED 13. FRAMLESS GLASS DOORS, TYP. WITH BASE LOCK PLATE 14. CUSTOM STEEL DOOR HANDLE RUSTED AND SEALED .. Â·1 /3 LI U U L.* 64 7Â· -47 4 n 1Â· h .,9-0 /0. / // 7,1, T.0'~ A I E.V' /1. i /â€¢It / 1. ..1 44 K 0 1 1 V 1.: 1 , f -404 , . 1 D 1- 1 FRONT SECTION SECTION OF FRONT FACADE SCALE W" = 1'- 0" Arl ~4 JI PI-Un-j' MI[.U 1 | 800 231 '3820 M,.11]IC,1 lili.S (30 w,n) 0 Perforated Metal 1 I Itound Hole Illl,strations I "24 Holli Stock Shipment!" (1'Sl Pel Square liu.14 40/A Open Aind) ~'-".'-'-'7 ::::::::i::::::::::::::::: ..... I........:..I.........I ..........I .... . . .1 ............ ..... .......................... ............................. IM' dialnetel 5/16 blagljt:le,helitelb 12 Innes P.11 58EL LPA 020 411.1 Slaggered clis 013 dia Slialight Ime als 3/.32 Uia 5/32 ' Slagge<ed clis 3/32" dia '3/16' Staggered ctrs I.............. .I.....................~ ~.... . ... . .. ... . . .b......................I I .............. 4....................... -.... ...............b.....................I "-f.-03.14. ................ I. ...................... ...................... bbitâ€ž ................ ........................ ... 0 0-0 0 0 .........l I . . . . . . . . . . . . . . .--...................I ....... .............................:.........- 6.-02.....2...2.-02.-0. 1/1. dia 3,8 51,1,1(Il.hut , 11: 5,16 cll., /, 1($ 1...1111/ 21'btlt,|â‚¬ b 1,,1 lt) |. l)/.1. ti till.,It:~Ibl.1 i 045" dia Slaggeled clis 0Â·15 ' dia Slirilill]1 line fÂ·[r. 11/ chamele, 5/ 32 ' Stagge le(1 + r:Intets 1/21~des PHI 28'J, C)/A 2.10 lit,leq Pbl .17%, u./A 1/ hol,Â·s PSI 51% 0/A FEEETEEEm Im:FUmI;-51 .1.- ...................... . . .1 1/8" dia 1/2 Staggeted l.11:, 1/43 '11.t 9,16' Statit)('Ic.j '11:' 5 Ihile:, Phi 5210 0/A Atioles PSI Â·10'u lut 1/16 dia 3/32 Staggered clfs 1/16 ' dia 7164' Slaggered (:tis 1'8' dia 3/13 Staggered cus 1/8' dia 1/4 Staggered (:If: 132 holes PSI 41Â°.0 0/A 9/ holes PHI 30% 0/A 3 3 holes Phi Â·111', 0/A 18 5 holm, PSI 23Â°.â€ž 0/A . 0 0 ........ ...:.:.:.:..:: ..................1 0. 0 ...... ...... ........1.......... S."0~0 4- ..................l ~/2 dia 11/16 Staggeied ctis 5/8" dia 7/8" Stalj,Jet:.1 a,s 2 5 holes['St Â·181 0 0/A 151,â€žles PS# 46'. C.NIA 1/16 ' dia 1/8" Staggeted (:lis 5/64 "dia 7/6Â·1' Staggeted ces 9/64 ~ dia 3/16 Slaggered Clf S 5/32 dia .1/16' Staggered clis /5 holes PSI 23% OLA 97 tu,les PSI .1,r.4. Of A 51 D-, O/ A 33 luile: ['561 6.3% O/A ... 1.............2. 0 ............ .1 '::.:.:.:: 1 1-0 . .Z. 0 . I ..............0 ............ ..:.:.:00:121 2.1.01.~ .....1 Â·,061 dia 1/8" Staggered clrs 083" dia 1/8" Stacige,ed c It; 916 (tia 1,1 Stagge'ell otis 386 ~Â£(1 2~ ~76.,9IP?Â£!te~(:11'1 /5 holes PSI .36% 0/A 1.1 ti"Ii:s PSI Â·11''. ( )/A 1,3 h<,le; PS I 50 1, C)/A ~ , 3/4 ' di,1 1 Sluqueled 4 lib 1 4* 11/.1 Staggefed , te, 1,Â·1,3 1(, filtliting Ic:(filic)111(21115, 11,111,:IllÂ·, m 17 11â€ž1 1,0 rp'lor,1 i Â·Â· Jit 11 Ili,lin, 1,9141';,, 0/A /Â·1 lic,les PSI 5/H.1 1 ),1,1 .... ..... --2-2*zoooee, Aci Ziffi<REFF= 99*640:.h -%225â‚¬=:>y .<22*12-ZeÂ»-- 2-Ve.9,;64 + ' 1*90 ---%4 1 .4490#-- 17.--mukr - .-=o---Â»-7 tiJ \411* vÂ» 4*?*S:&-25*32*3*1 Â»Â»10.-; 5-=* .1â‚¬3-*k 7 *Cmea**ERN&&04 7//iâ€žâ€že,~~:i. 1 ==,43---12 ......h. Wi t.=r 1-- 41 1 41 'f al -//bl' 6 414- $%41 1 4 ,â‚¬ i In 'Fal MM .d'.4,Â» r . ' , m i. '1 Â¥ 1 1 ... I . 4 1 - 7 - â€¢k '' 1-4 4 1 - M L : -2.: 1, I ' 0 1 -4 !41 ?1Â·42'- r 04'0 1 *TIMBUKTU a.12* - 2, 5 11]. ~ GARillki> i -- v.ty,Â·â€¢i . I , 46 . 1, I AJ'~242" 41/, i (,Alll.1~1 r 't 1/0/AÂ· /1 # P 4 4.. ... 1. 4 1 ~ 1 Tlet>-Â·0 4210&- 65: e -, 1 -- A. D A Al A . MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Anne Woods, Community Development Director Joyce Ohlson, Deputy Planning Director J*D THRU: Amy Guthrie, Historic Preservation Officer FROM: Christina Amato, Historical Preservation Intern RE: 409 E. Hyman Avenue - Minor Review, Public Hearing DATE: September 26, 2001 SUMMARY: This non-historic structure is located within the Commercial Core Historic District. The applicant requests HPC approval to remodel the front fa~ade. APPLICANT: Birkwood Associates, owner; represented by Wedum and Associates LOCATION: 409 E. Hyman, the west 16' of Lot C, Block 89, City and Townsite of Aspen. ZONING: The property is zoned "CC, Commercial Core," with a historic district overlay. 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," 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 1 .. to this Section exceed those variations allowed under Section 26.520.040(B)(21 for detached accessory dwelling units. Response: The proposal involves removing the existing exterior materials, redesigning the storefront and upper floor windows and cladding the building with decorative metal. Some open porches on the rear of the building are to be enclosed. This building currently does not contribute to the historic character of the downtown in that it does not reflect any of the proportions or features typical of the 19th century buildings in the area. Remodeling this building is a good idea to the extent that its relationship to the neighborhood can be improved. As proposed, however, the redesign is in conflict with several of the "City of Aspen Historic Preservation Design Guidelines." The guidelines offer the following description of traditional downtown buildings. "The street level features of traditional Aspen commercial buildings are clearly distinguishable from the upper floors. First floors are predominantly fixed plate glass with a small percentage of opaque materials. Upper floors are the reverse; opaque materials dominate, and windows appear as smaller openings puncturing the solid walls. These windows are usually double-hung. " This passage goes on to discuss the typical first floor height of a Victorian era building (about 12 feet), which cannot be addressed by the existing structure. One of the concerns with the proposed project is that, while the first floor is predominantly glass, as described above, there are no opaque materials, such as a kickplate, mullions, etc. The upper floor does not have the kind of "solid to void" relationship desired. The design guideline in question states: 13.17 Maintain the distinction between the street level and the upper floor. o The first floor of the primary facade should be predominantly transparent glass. o Upper floors should be perceived as being more opaque than the street level. Upper story windows should have a vertical emphasis. o Highly reflective or darkly tinted glass is inappropriate. o Express the traditional distinction in floor heights between street levels and upper levels through detailing, materials and fenestration. The presence of a belt course is an important feature in this relationship. Also problematic in the proposed design is the asymmetrical design of the storefront, with the entry doors into the shops set at an angle or too far back from the front of the building. In terms of materials and overall design, the applicant has shown decorative metal which imitates some of the typical features of a 19th century commercial building. Staff finds though that too many elements are being combined on the faâ„¢le. Most of the 19th century buildings have a flat masonry surface with limited detailing applied around the 2 .. windows and at the comice line. This design shows decoration on every surface. The following guideline is relevant: 13.15 Contemporary interpretations of traditional building styles are encouraged. o A contemporary design that draws upon the fundamental similarities among historic buildings without copying them is preferred. This will allow them to be seen as products of their own time and yet be compatible with their historic neighbors. The literal imitation of older historic styles is discouraged. In essence, infill should be a balance of new and old in design. The building design goes too far in trying to distinguish itself from the surrounding structures and would be a confusing addition to the streetscape. A minor item, the proposed awning, should be redesigned to eliminate the rounded corners, which are not the typical form of awnings in the downtown. Staff has no concerns with the proposed alterations at the back of the building. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposal, when in compliance with the guidelines, has the potential to enhance the character of the neighborhood, as it will be replacing a faGade which is out of character with the historic district. 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 proposal will not affect the significance of any designated structure. 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: The proposal will not impact the architectural integrity of any designated structure. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to issuance of a building permit. 3 OO .. 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: Staff recommends that HPC continue the minor development application for 409 E Hyman with the following direction: 1. Restudy the storefront. It should include some opaque elements, such as a kick plate and "heavier" window frame system. Entry doors should be parallel to the street and the overall composition on the ground floor should have more symmetry. 2. The upper floor windows should be punched openings into a more solid wall surface. 3. The materials and detailing should be simplified. Metal should not be used to clad the entire wall surface. The wall surface should be predominantly a flat, masonry surface. The cornice detailing should be less ornate. 4. The proposed awning should be redesigned to eliminate the rounded corners. Exhibits: A. Staffmemo dated September 26,2001. B. Application. Oct 52* 4 .. County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.304.060(E) I, 03-a {*lle -5 (,_ 1 Ma ~- , 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) ofthe Aspen Municipal Code 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 within three hundred (300) feet of the subject property, as indicated on the attached list, on the day of , 200_ (which is days prior to the public hearing date of 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 day of , 200_, to the day of , 200 . (Must be posted for at least ten (10) full days before the hearing date). A photograph ofthe posted sign is attached hereto. **71 1>. Pkbi,sM,to| *3 oh ce ~ RE: 409 E HYMAN AVENUE MINOR HI'C ' louk.V. _ PUBUC NOTICE ' '~~-- Signature fOM=-CEat- NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, September 26, 2001, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Council Chambers, City Hall, 130 S. Galena St., Signed before me this dayof , Aspen, to consider an application submitted by I Birkwood Associates requesting minor HPC I 200_. by approval for alterations to windows and matert- ~ als on the front and back of the building. The property is described as the west 16' 01 Lot C, Block 89, City and Townslte of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Development - Department, 130 S. Galena St., Aspen, CO, (970) '3| 926-5096, amyg@daspen.co.us. WITNESS MY HAND AND OFFICIAL SEAL My Commission expires: Notary Public . . . I APPLICATION I FOR APPROVAL OF REMODEL FRONT AND BACK . MINOR DEVELOPMENT APPLICATION I HISTORIC RIVIEW . . 409 EAST HYMAN August 24, 2001 . . . Prepared By: WEDUM & ASSOCIATES . Arch. & Development 101 Independence Place Aspen, CO 81611 970-925-1961 . . . . . EXHIBIT LIST A. ATTACHMENT 1 - APPLICATION FORM B. ATTACHMENT 2 - DIMENSIONAL REQUIREMENTS C. ATTACHMENT 3 1. AUTHORIZATION LETTER 2. PARCEL DESCRIPTION 3. DISCLOSURE OF OWNERSHIP 4. VICINITY MAP 5. SITE PLAN 6. SURVEY MAP 7. PROPOSAL DISCRIPTION 8. AGREEMENT FOR PAYMENT D. ATTACHMENT 4 D.1 MATERIAL SPECIFICATION LIST D.2 ELEVATIONS & SECTIONS OF PROPOSAL D.3 PHOTOS OF EXISTION BUILDING & ADJACIENT D.4 PROPOSAL STATEMENT OF IMPACT .............................. ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name 909 E. My,MAV REAlt>DELL 2. Project location _*9 29 E. 649 -1 A P LOT 04 1 WE.ST L A ' OF 1-0 -r <- (indicate street address, lot and block number or metes and bounds description) 3. Present zoning <C C 4. Lots\zej 6,9-1 80 '-1600~ 5. Applicant's name, address and phone number B , ALLJOOD A:55 04. g O. Boy- 3 92/ 4 5 PEN2 co 5/6, / -2-- 970-921-8031 6. Representative's name, address, and phone number 30+40'~ RAA)0 y" W E-bl) M 'AJ EOUMN AE'604. 101 /UDEPELSDEL>c-E PLACE-,AS PER C.O 8/ 6 11 .- 9,7 0 - 91 1-- (96 / 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD >C 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 SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) RE-1-A / L -Two 1- ENA Arrs Al A i A) Pa 00 2 - 7-- SHI 47+ 13 49 94 u PPEA FL 00 R. 9 2. ES TA U LAOT 2 1 53 -~ 1 - FS U /LDIA.1 6 - 1 ST OA l E.5 1 60 0 0 li 9. Description of development application 2 EPLALE FACADEL 7- S 1- O 4 Â£ p A 6 F T 4 L /4 5.f 10. Have you completed and attached the following? J. Attachment 1- Land use application form Jj Attachment 2- Dimensional requirements form 4 Response to Attachment 3 / Response to Attachment 4 .......................... . l/\ le . ATTACHMENT 2 m DIMENSIONAL REQUIREMENTS FORM l Applicant: 8/Â£Â£ Woob /9 590</Al-Â£.5 Address: P.O. 86,~ 39ll: ASPEA>: Co 2/611- I Zone district: g:X- Lot size: #600 5 4. P r. Existing FAR: 1 406 4 4. FT. Allowable FAR: 1 900 59. FE Proposed FAR: I Existing net leasable (commercial): Proposed net leasable (commercial): Existing % of site coverage: 10076 I Proposed % of site coverage: 1 DO 94 Existing % of open space: O Proposed % of open space: 0 Existing maximum height: Principal bldg: Accesory bldg: Proposed max. height: Principal bldg: Accessory bldg: Proposed % of demolition: 5 F T /1 4-,APEL Existing number of bedrooms: 6 I Proposed number of bedrooms: 0 Existing on-site parking spaces: O On-site parking spaces required: 0 . Setbacks I Existing: Minimum required: Proposed: Front: O Front: O Front: Rear: O Rear: D Rear: Combined Combined Combined FronUrear: O FronUrear: 6 Fronurear: I Side: 8 Side: o Side: Side: O Side: O Side: Combined Combined Combined I Sides: O Sides: 6 Sides: Existing nonconformities or encroachments: :*/A t . I Variations requested: 6,1 1 -A . (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sgt site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) . . . 00 0 00 0 WEDUM :/ I ARCHITECT & A55 OCJAT-E5 ~ 101 Independence Place Aspen, Co. 81611 Phone: 303Â·925-1961 Far 303-925-8454 AUTHORIZATION OF OWNER FOR REPRESENTATION The Undersigned individual of Applicant BirkWoods A#sociates, P.O. Box 3421, Aspen CO, 81611, (970-925-8032) herby 6uthorizes; John "Randy" Wedum of Wedum & Associates, to act a, representative on behalf of the Applicant, in connection with an application for approval of a Minor Development Permit for Historic Review. The project is located at 409 East Hyman, Aspen Colorado. Applicant: 92Â» 2> Walter Birk or FranklVoods August 23, 2001 / 1 -r, - . . . LEGAL DISCRIPTION . 409 EAST HYMAN BLOCK 89 THW WEST 16' OF LOT "C" I City of Aspen . Parcel # 073718212004 . . . 2 . . . . . . . . . . . . . . . CERTIFICATE OF OWNERSHIP Pitkin County Title, Inc., a duly licensed Title Insurance Agent in the State of Colorado hereby certifies that BIRKWOOD ASSOCIATES, A COLORADO PARTNERSHIP is the owner's in fee simple of the following describedproperty: THE WESTERLY 16 FEET OF LOT C, BLOCK 89, CITY AND TOWNSITE OF ASPEN COUNTY OF PITKIN, STATE OP COLORADO Subject to encumbrances, easements. rights of way and recorded matters, This certificate is not to be construed to be a guarantee of title and is furnished for informational purposes only PITKIN COUNTY 7ITLE, INC. BY Â·. 1 jÂ®.* tv authorize~ si#latÂ¥e CERTIFIED TO>*OGUST 3, 2001 @ 8:00 AM. I . + m. *97<9341 --- I ./r 75 - I ~ . -Â·- Nic.:9<3~Â·h ' -9. r . Â«%' .\,A,\:11 4\~.' , - -Â· 108 â€ž -4 AÂ·W ./0. . I 1 . . , 1> 2. .-- 'j / 1, - / ~Â«11 1.zi& ~ (.~ r-114 .1 . f ' 4 , f I U '.- 1 i \- ' c L .... 2. 42 1 03$4Â£/0,0 u )i~ 2 /1 :, t,0 4 ) -3-11 - Â· 1 r ---4*/.1%/.11:--z:9 I' .- I.-I 3.-= ~ / 22 % .-4 4 21 $\ i . ...3 ~ . : <~4-8- ELf 1~ 114& 4 v /7 . - ... 1 D.1 hets/ .1 1 1 . .. . .1 1 . 11 -*. I 41 I \< / .0 -,1 , ' ... 1 11 . ., 7 1Z - 7~- Â·. 3 (0Â· IN _ â‚¬ -13.)4~ .,1 - -- 3. nas/2 I - ~ ./...... I .-> , / thi ._ 1 J N . . .. 8,1 I m ,A Â·,1 . , r I - / . , \ / 1 0- f E .1Â·.2 U.=uN' ; 0. / .. ~6, i:.,..6:40.. 1, 13 - , re Â·,-72- fNZZ,---ixv./ NÂ»J ,I.4 1\ r,- ./ 4 .11 ,1. , r ,\ ~*dÂ©*c.9 0473.3 Â«,0 .,9.":. adÂ£-Â·~~iaÂ»*cbtâ€¢\' \ &/.,40'6/Vf'~Â·04''~ rl---1.. I j - , 1 9. 4%-AW,WhiP-tÂ»64354*Ii--PM'H:'~-n -~,i.' = - -- ~ - I ' \ 1./7..,4,/ ;h> ...d f Â·i.Â·~42 ' .005 .71 .-4 ,, r -" |1' / 'Â· 7: T'-''6-.-11 + mi : fi,jr-- m .1 11\ .-Â» t,(1-j-411)!:) t:, 2 ~ j ,=, . ' --I + 4 I~'tÂ·. 4' : ~*Ft!Â·1.LuÂ·i,.. 4/'., --,13421#4:(\ il : b . r.w- Â»cy-2 A r </&01 U' il r.. 91.1 '1 - .-51 ,- C/1 !)1'' , 4,*Al / 0 21' Â·4~6 68 /1 1.. ,Â»,/ 1, 2 , 4 ..9. f -- ' .42 \ 1\' 0 ---- LD Et f Iâ€¢- cÂ·.., ~ \11â€¢ L. . 4 ;'~~ 4 44 . . .- 1 , \. --AL 'r - I V. St,L, . 2.: 1/: -zl -3 - 0-21:' 57*#47#~ 4 1e '\\~0 .Ur- 6 .- I ' ' 4 ; '4' - ' 0,/ ... -1 '' . '1 1 . t , :01' / 1.1 1 TnpÂ·.Â·443~- f '* r. 1 ;,4 '1),,14, -- -/,~,7,/,4/,5~-4 1 . NAÂ·â‚¬..2.-1,%/ 1 J -- 1 Â· --i - 4103Â» .3..4, 1 - I 'l /7-. ~ 'Â·--t ~p ~. Yx:2f Wm,,dA .: -3-~i'~~'~h fr 3 '.1'' ..i -lri t .50 -6=4'.-&ALK '' '27=294426 1,1111,111'\ . . .49-12*E-2%7-@a -' - W - \ ,/ 1, / .4 - 1./f- 4.4 : -f -L: .0..----%62Â«te' 890 eAÂ«- \\ It /, 29 Â· N:2241 -2.*- j ?g - - 1 '1 'i'%f-Â°1 .41' r~6~- , 00 ; 14 , :\Ah,FM''A\\:..~250â‚¬\9~%\ /Z:~ .-t I I '/ 1.\ 44\:.*..I-110) 0'1/----I---. , ...y r.--7 b 'i .. 4 / \*\ \\ \ \ 6\ 41 ," dild Â·Ph 1%9 . Â· f ~ / C ~j ft:z- ~~ 7 - -qi, A) 7 1 / : S~. t~- Â» i *ji_QU 4 1 i 4 \\ - \ / 0 . \\ . 1 ,.14' f \\ A / 4. I I j 1 0 ...\ t.. // \.C ~I>f~z//Add., 1\L <46 r \1 , til ''' 2,"/40#46*c~> 2 /'(~31 (-\ L ~~ 0096 / " VICINITY MAP USGS MAP - ASPEN, COLORADO MAP Scale: 1:24 000 SUBJECT: 409 East Hyman ... 1 1 onÂ° , . <fi 3 4 1 6 - 0 2332332JI <L~ 74 1 1.0 WEST 16' ~-/ LOT C 8 SUBJECT LE --- BLOCK 89 / 1 - 0 1 In 5 .- 0 1 SCALE : 1. = 50' 50 100 0 CONTOIUR INTERVAL 2 FEET- 4-1 1 f EP, 1 1 0, 4, CLZE_21-22-- - A-,LA......AA-,V.-a-- , 1 . SITE PLAN MAP 409 EAST HYMAN Scale: 1 " = 50'- 0" ........................ St-I .33HS 01 H)1Â¥W 3003 I __Ii f 11 L= 11 'll i Usâ€¢ i 1| 11 339014 1 13 ' 1 1 -1 #Lj 1 r-- - f- 33001 1,*lati~~:4 0 33902f 339012 fa,<4 339008 339011 Ouvike $3901(- 339013 B.P.O.E. 336901 1 ~ .1. --- -/ E HYMAN AVE / p SUBJECT L_--,1 ~ . =Zr -- - Lf- .Â·--'r~1 i'\641160~ -1090939 116007 114001 216015 U. . 11*ikal 4,Â¢-t 49 4,k COT ,Arl@ Fork N.re 0 1 216003 1 ~156 1 -# 1 m 1 -1 r- - i .-7 0, 1~ 1 104009 00/der 197001 21600 ,letlr, 116011 9049" h,006 1 h 537 1 IN- 110851 111001 Wagner Park 10140 0101 1,81'.f:,0.5 t I r--1 1 - --1 j-1 1-r --- ---- : : LI / ---t m ---r #*{035 ~26 i e L outerâ€¢-1 -11 ---%------------------------------/ 9 --------- ~ EDURANTAVE E DURANT AVE D-- f h C SURVEY MAP CITY OF ASPEN ASSESSOR MAP Scale: 1" = 100'- n" 19 VN3199 9 8 MILL ST DISCRIPTION OF PROPOSED REMODEL The intent of the Applicant is to remodel the exterior fa,a(le of the building on 409 East Hyman Street, Aspen, Colorado. The building has an existing double arch brick fafa(le, with is not historic. The curtain wall behind is all anodized aluminum with glass. The intent of the owner is to remove the false brick faQade and replace the existing curtain wall with a recessed entry for the upper tenant and a second entry for the main level store on the recessed section of the glass area to the right of the upper level door. This will also open up the front and add additional display area. The fava(le will be flanked with two contemporary decorative columns. The lower store front with be mainly glass from floor to ceiling and set back in. The upper level will be replaced to match the more historic spacing with a central center element and two metal frames side widows which are operable, which lines up with the openings below. The third element is the canopy, which will be two-quarter circle cones coming out 3.25 feet, and a central flat sloping element going out approximately 5.5 feet. The final element is a decorative cornice in size and proportion of similar Victorian buildings around the area. It is build of decorative elements in metal and painted elements to give to reflect the spacing of the windows and doors below. On the back of the building at the alley the existing covered, and partially waited area which is now used for storage, is going to be enclosed. This will clean up the existing unfinished walls and cover up the clutter of storage and cleaning equipment left out on these areas now. The new front faâ„¢le will be finished in brushed natural metal, glass, canvas and two paint colors. Two light fixtures on the fafade columns will be placed on the posts on the lower level flanking the lower glass curtain wall entrys. 7 ........................... , ' 1 , Â· i WEDUM â‚¬=1- --, .... - . ' 1 J , - , ARCHITECT & ASSOCIATES R 1 01 Independence Plact -13 W Aspen. Co. 81611 - Phone: 303-925Â·1961 Â· : Fax 303Â·923-8454 ' I AUTHORIZATION OF OWNER FOR REPRES]ENTATION 1 1 - 1 The Undersigned individuhl of Applicant BirkWoods Associates, P.O. Box 3421, Aspen CO, 31611, (970-925-8032) herby authorizes; John "Randy" Wedum of ~ '' Wedunt & Associates, to abt as representative on behalf ofthe Applicant, ii connection with an application for approval of a Minor' Development Permit for Historic Review. The project is located at 409 East Hyman, Aspen Colorado. i . . i'' 11 1 J. i itÂ· .1 1 Applicant: 1 2 ' 1 'f ' '1 1 '1 4 1 , i .Ii. . Walter Birk or Frank Woods : 1 , 1 . 1 August 23,2001 L ' , 11 . I-.. r . ' ' 1 \ 1 , 1, 1, % 1 4,1 i'l -1 -, i i .' /11 2 , 1 .49 111 j . D.1 MATERIAL FINISHES FOR FRONT FACADE 409 East Hyman 1. Metal base and capitols color flat black. 2. Glass curtain wall with light flat gray painted frames. 3. Clear glass, on doors and windows, typical. 4. Steel columns painted out deep purple. 5. Brushed stainless steel detail strips on columns typical. 6. Detail ornamentation in color gloss lavender. 7. Canopy frame light gray painted frames with color lavender canvas. 8. Sigh letters in color brushed stainless steel. 9. Detail panel taupe trim with lavender panel. 10. Stainless steel cable with flat black connectors. 11. Brushed stainless steel detail strip. 12. Decorative block color flat taupe. 13. Freeze panel color flat lavender. 14. Cornice band 1 has color flat taupe. 15. Cornice band 2 has color nat taupe. 16. Cornice band 3 has color flat taupe. 17. Fin detail in brushed stainless steel with oval shaped holes. 18. Decorative corbel block color flat dark purple. 19. Oval shaped 1/8 of egg shape color flat lavender. 20. Brushed stainless steel beam with oval holes. 21. Cap metal flashing color flat black. .......................... 4 1/ ~0 -7 U P 4 W Â®--- t.~t.. 'l, 1 10/ _ Â®-----Ift -- N.Y. PIZZA f C -ki if ---13 11 , :1 i / 7~12 - / -11 1 1 , / - 10 1 ,-1 - -1- Ifit. 7 )1.:f < Stâ‚¬Q. Â·Â·/ ' -Â·~; ~f-~i ?â€¢~1 l t li 16 11 1 It 1 1 1 , 1,1 -\ '+ 4% - \ 3 lilli ' 1 3tv'.1 7 L 4" ~ 3L v'Â· ~/1/Lo" r r p N FRONT ELEVATION SCALE: 1/4" 1'-0" ................................ 11 1 9 - U L 1 0 - .\ I 11, . .1 . 1 4 --- ' 1 7\ % 80 Â· \ 1 f./ 1 1 \ 1 1\ l I I L -- *I 14 0.4...... 1. 1 1 4 p l 1,1 l <1 - -1,.., . 1 1 - 1 /7-07>NX p... . ri#\ . . ,. f /1 k. hy" 1 1 . I \ 1 '7 Â·1 2. 4: r ..i'02 t . i V . ' Â· 1 . f.,4 ),/r~.:/1 JrÂ·\ . - 1 & 1.- 1- W ELEV - .1 1 4' 4 il> 1 1 1 2 1 / ELEV O . /1 . 0 ENTRY ~ 3 '- 4 " MAIN LEVEL SCALE: 1/4" 1'-0" 3 f y" " *. ' 1 \\1/6/ Â¥/Q/ 7 0/ 91 79 k \ \ ---- 1 ~k \ NX. \ r-,L-- 00 . 1.1 Ij .. /' ELE# o' I / -1 *. , 1 A- -ill - / ' SECTION "A" SCALE: 1 /4" 1 1-0" ' .............7..........1.. ... 0 -, re P & 2 -0 113"4 :1 n 5 1 0 T 'b Lst. . Ill ilj jjj 4 .1 , . . O > N â‚¬W NvA LLS , PA c k.t r . I. I . I I 1. . 0 1 1 1 1 1 1 1 1 1 BACK ELEVATION SCALE: 1/4" 1 '-0" I , ............................ ................................ . I. I. -/0/:,1:32,000- ::t: 1PAIN TO MATC.+4 EXISTING <EXIS-T-LN C BUILDING NQS -.* - / 1 J Â·Â· ~<1 NEW WALLS -ki'... - . 2 / . I , AL-UEY *r-4 1 - 7 _BACK-SIDE ELEVATION ~ SCALE: 1/4" 1'-0" L ..... ir.......................... "1 .4. 4 1- d. , Y 51 6 " ALLE Y P--1 / 1/- V / -11 M/71*111'11111:11)1~ 3 (4 hi t\N WALLS I t. ENCLOSED % EXISTING / '' 57=259 Acot ROOF , 2 130 sq. FT. K ITC-H Eu f t 1 ' 1. / 2 - E W.1 91' ING koo F Agov E - .1 ' RELOCATED - . 421 / // i , ' b OUIL b 'L -- 1 2,4 11 ,/ 11 /. .-I, III - Ir +1 , 1 # vali, ,22 KA 1 1 BACK UPPER LEVEL SCALE: 1/4" 1'-0" I Ct - 3 0,0- 0 L ti lp/ 1 :31 V OS 13A31 NIVVy >lovs - r Plilk it t -0 10 4-7, 11 / NO N, 11 / # 1 , 1 L_1 7/L<// / // / /.,/ / ////./ ' I 91'VAA M 3 N -W \ I% NCI pAO C] bl) Â» + 2 0 3 7 rd-3 CP-- / 7 oo v 0-319-70-731 : W '. .1 r \ 1 '1 3 '*S QL I J / 00191 -3 ev~O -LS <135 olDN3 , -1,1111.,ir frlf,filil,1-1 I l 10) -,11 3- i-J * 3 -7-1 V ................................ ................................ UPPER LEVEt - .. L 1- . , 1 MAIN LEVEL I --- BACK | - SECTION "B" BASEMENT SCALE: 1/4" 1'-0" . . .ey.+. y;~ -/1-*- r--' 6-1 - -1 ----12.1-Uat<tLE.1- -3-. ._~ . .3 4 . ~i ,.. ~1-35-77?7 1 -. . reÂ¥mjE . . p- . . 1 12/- re~-Â·-Â·--' 12%95/-_ 1-1- -9"1922-4 4/PH:SHE ...,-/*~. Eni/==172.Â». . I. . , 33 2.11/91/1/ifi . CIr.. 2-- *i e - 99:"i- 0- : IE - "Pilt I -- 3-aTEG.11 ./-1571 *ZE. 6 -1-3 I ,/ " f -3 1 -LIC - rÂ£] El / L. rÂ·'â€ž .1 r -1 L.121 U .-2 k- I := . e. 432~ . -L V p Bia U. - --2 - I . 4 ,1 931.-men - . 9101 :m...Ey - . 1 0994 -4.Â£ , - L ' t ~I'll . = ...i . T - 0.-- I. -- 0.-- . E- 4 - . i./.-/ .-Il 6011=t # ... - .... I. ... .= I.-I- = .... -. =- r.-/ .... - I -= 1 - ..El . Ill- U m I==-1 - 4 -=.-. . ...r t 0.-- , 1 ... lim .1 . . 00. -Al. Pr ' - I EXISTING FRONT b"'biblifilbly I . . . 4 . -S ~Il ' CIE[1111,111rrli* ~ 754- / ,Â£=â€ž:.-0,=-1- . m - -I'llimi -li r..(liwl Iii//I':7 - - 7-' I V . . I / 'a:.1 . Â·R i. - - - - I . - ----- - A-Ii--3- Rl --1--1 e Ist; . -/ 1 751! 1 .//4 . ft ......=-R I f;/ -:- 1-2::. 1 fy :' ' 1 / - EXISTING BACK \\\\ 4 -pi. * . + it 4; .' 40 . '11 4 4 9,6 1 2'*ir- Â·6'sr:%7~ K . : 4 1 T .' 1,'.41421 ~1 2 4- ' ..34 -1.12 :42 , 4 ..~4.11 4 1 W-.. â€¢ Â·. I a. ...4....ti,Id:40, , 1. , F 4 7 4.. L' 'fi~ . A.: -<:'~' I.'4~ c - tv.Â£~,' -9 1. .4 29: PA .1 . ,1 + .... 1 r -- i >A *61 Â· .1 1 ...31 l.. :Li i.'I 11 ..la.1 91 l i .. .' - -'-. -p-IT-7 W se... .. ..~..,Â· 'iED 2%.AÂ·fikOC' E.-' 7 '* I ..El- , Grii-h f __~ *Iii 91 . - 1=22Â¥9 ASPEN T-SHIRT COMPAN --1Â£4 â‚¬2~~ Â· A .. V.:1 . 4 -- A . 1 r i ' - tt~ ElF# 9 r.:il L E- â€¢ 1.Â·:/ rn(â€¢*e / (/PEN! -. .,44 1 ..... 0 * 7. 'if~'.i Â· ':aA. 4 9- , i e 1.- .7 Y ; 4 1%1 .... n 1 1 11. I ... I .. U ..1.113 :. te. ,Â£ .-EMFJ. 1-.Iâ€ž & 5&.---*I 4 - wy'l,-t./ M â„¢Akâ‚¬j~Â¢~~2.11 --Ilballlllllllk 1. A . $1 t . . .4 01': ,â€ž-1 ... 1-44? 1 , l..,..4 , - ~.f- 7. A; i. 1,1$. 'LL11,4Â§,121;,6'Y~.4.31 = . ~- 14. ~*p fli- G -adÂ¥12619Â£EHMEr-~Il ~ ..-k . 1 - r *50$1'M'll#r / 4 W. #I.*/. 1 1, : - Vt)),tp'Jm .4 Xt,f.... i, ,, 97'11, Â· t 0 f."~ - i .,,4. ..221'.f:,11.44, -1',:4..,. .:t. .'.L -4#?2 4 /3.41 , â‚¬1 - FIN, All 0.'.... 4.-Af'. , 4 1 -222.1 1...4 -21 '4,4/ 4,:14 4,364 --1 .,2/ , 4% , - - 74- Â¥â€¢. - 4 1 : *>t'.1~ 21- Mi I ad : , 9 1%. =H Â· , . 1. .1 lij- - , leiÂ·920Â·7827 - Unt -S -Lr~-1---: 1=Tia./..F~ i.~*. . A . 402'~ STATEMENT OF EFFECT - PROPOSED DEVELOPMENT The existing fafade is a plain brick double arch, which is not historic and totally not in compatible with the curtain wall I and painted finished of the building on each side. . - 0.4 The central leg of the brick arches is in the middle of the curtain wall behind, and is not visually or physically connected I to the architecture. It also breaks up the already narrow front I and display windows. The existing curtain wall behind the brick is in three vertical sections with the central element crossing over the Il exposed floor and does not reflect the architecture of the building. I The new fafaâ‚¬le will reflect the elements of the two-story building, as well as the recessed front defining the lower element, and the entry being set off by the canopy. I The upper windows will define the upper element, and the cornice will define the top of the building. . A. L1 5.- - 0 -1 IT Z ===. m .-.I--- 0 11 - C flit i N\\\ -* -7 - Lf- -1- r---- i ij .. .3 - 1\ 1/ 1 - 4 ---- -5 I I ir- - 1â‚¬72 '3.]L--22>4Â·:1(7'3210(f\- d.-pÂ·' Â· _- Y.c >,,n 7-Â·,2-'Â·\ rÂ· 1):_,3:Â· ht'Ty. ,~Â·(01 ilÂ·>Â· 1(4-1-C,i ~49*=HtÂ· 1 ,. . . . 4.---I I . -- 1 16 vi 0. 4\41 <442 - - # \\ -21 \\\ 11 . N . . L - - 11--aN<\24 0 ex\ - 1.- a/& I - I : ? Z \97 \ 1 - *_ . - 1 ( 1- - -4 - 1 . \40 ...... 1 -1 444\ 1 1 .. ... m 1_1_ Nx -I ... L. . . .- . ,Â· r Â«\ .. m - . 4 - -4 1 \41 1 i i _EL O . 1 1 - - 0 - .... ... .' Iâ€¢. .fl VA #01 X\Â« .0 L. 8- . . ... 2 11/i~~11Â«00Â« Â»0\ 1 \Pl \ - \4 Â«01 f... ~ . \/ ; \ 1 A. - Â«~'6 ----4 9:4<-3 4,3Â»~b 4Â»2~R&-A-I J.~3Â·00-flÂ« 2,5-:- li 1 -1-- -4 --if v -41 6-.... i- 1.40 7-:'*- MV-'.-/' I / . . 1 . 0 . 0 -- 11, '/10'61/0.,v*~ + I 1 . I <4 1 2 , 11 1 1 11 '1 - 1 1 ill 1 1 ill 1 1 111 11 1 U 1 l i _L L i 1 . 1 I - - - CLANOPY PLAN 1 it -f ''F - 1 , 1 4 . U P . ' I. . ..Â·.... / ' I . , . 4 , . I - C , .. . I ':it . DN . . 1 . t . . '. .. . I. 4 I. . . ,. 3+ -2 r.*-* - -IIi I / - . I \ 4 - 6 ; A 4 j L t I 6 4 6* I 4 1 /6 'K '3 , 64 0 A Al . 4/1 4 4 15.1 14 Z AA & 1-// 11 1 -11-- - 1 f ---11---- .. L.~ 4-| ' ENTRY P LLAN 0 2 Â£ 1