HomeMy WebLinkAboutLand Use Case.HP.100 S Mill St.4-75ied 5 #41(( S f EPICURE____ (1-se:_4-75 __- 1~"" " hy AP- 9 6 P
HISTORIC PRESERVATION COMMITTEE REVIEW APPLICATI~ ADDRESS ' * OF JOB 100 S. Mill Mill and Main L , LEGAL DESCRIPTION LOT NO. A BLOCK NO. 87 ADDITION Townsite CLASS OF WORK: NEW ~--~ ADDITION~ ALTERATION ~ REPAIR~ MOVE ~ WRECK ~--~ OWNER Epicure Restaurant NAME Ernst Martens ADDRESS , PHONE PRE-APPLICATION REVIEW (~ ly<~1 q - 8 -76- 1 - ~ WORK WILL AFFECT NO CHANGE TO THE EXTERIOR APPEARANCE APPROVED : BLIN.INSP. DATE 2 - ~ WORK WILL RESULT IN CHANGE TO THE EXTERIOR APPEARANCE CONDITIONS OF APPROVAL 6 e,ct,o,u ok,-ir- 4 Ars*x~"c Nt.,1/0 PRE-APPLICATION APPROVED WITH ABOVE CONDITIONS ·IF ANY d.j ' ,-,&184.// CHA r~. :1 A 444*¢942 . --1 DATE* -9 -717 11 1 1 £ r APPLICATION REVIEW PUBLY€AT ION PUBLIC HEARING APPLICATION APPROVED WITH ABOVE CONDITIONS IF ANY CHAIRMAN H.P.C. DATE APPLICATION DISAPPROVED CHAIRMAN H.P.C. DATE REASONS FOR DISAPPROVAL CITY COUNCIL NOTIFICATION OF DISAPPROVAL DATE 4 COPIES: H.P.C. ORIGINAL - BLDG.DEPT.COPY - INSPECTORS COPY - OWNERS COPY -
STONE - BRICK - BLOCK - TILE P.O.~449 - PHONE 925-3517 \A/. SCOTT NYSTRONI MASONRY CONTRACTOR ASPEN, COLO. 81611 Sept 6 1573 - -l. ..!.2.2._i_liv -2.11;3- DC ¢013 51 02 0 1 ..8-'oil L 't,-0010. _Like to reqU.38-0 ·a 021.-allig .Der.!111-0 lor tile 2 .lcure ozilic·.1116 ioca.-tel·. at i.111 ailo. 1·-2.11-1. 1 wiluerscalic. -'01=2-,3 2-Jilcii.Lib -'-s ill -clie niscozica.j. overiay . i ~ian to remove bau mortar joints and aecayed brick and re~ace wath lier .mortar ano. solid brick. The present aL- 1.,orailce will 110-0 be clialivee. Tile ouj.1.0.ilio at i.resulti 13 .allit,ed.. Aiter I have coulieted tile hasollry repairs Bile ouile.ing wi.Li'be regainter, tile saill·e colors -Cha.0 9 74.3 nx--1 u-_St-ng. 0£Ititi 1-~). /0 co 2 0 - I. - -- -) t.1
HPC MEETING APRIL 8 1992 :i....4,/ PERCEIVED PROBLEMS WITH ARBOR IDEA: PLANNING AND ZONING BELIEVES THAT THE ARBOR REPLACEMENT PLAN NEGATES THE DEFINITION OF OPEN SPACE AS PRESENTLY DEFINED BY CODE. PLANNING AND ZONING STATES THAT IN ORDER FOR THE PATIO TO MEET THE DEFINITION OF AN OPEN SPACE AREA, THE "AREA MUST BE OPEN TO THE SKY". THE INFERENCE HERE, OF COURSE, IS THAT ANY TYPE OF LATTICEWORK ON TOP OF THE ARBOR NEGATES AN OPENING TO THE SKY. THIS DEFINITION OF OPEN SPACE IS VERY TENUOUS. ANYONE WHO HAS HAD OCCASION TO SIT ON OUR PATIO DURING THE SUMMER WITH THE TREES IN FULL LEAF, WOULD BE HARD PRESS TO DEFINE IT AS AN "AREA OPEN TO THE SKY". WE BELIEVE THAT THE DEFINITION OF "OPEN SPACE" NEEDS TO BE CRITICALLY EXAMINED AS IT HAS DEVELOPED IN ASPEN PLANNING AND ZONING. WE ALSO BELIEVE THAT THE ENTIRE CONCEPT OF "OPEN SPACE IN A HISTORICAL SETTING NEEDS TO BE EXAMINED. WHAT IS OPEN SPACE IN ASPEN ?? THIS IN ITSELF IS AN INTERESTING QUESTION. ONE OF THE TENANTS OF OPEN SPACE AS THIS DEFINITION EVOLVED IN ASPEN, IS THAT THE SPACE MUST BE FUNCTIONAL AND BENEFICIAL. OPEN SPACE CANNOT SIMPLY BE A SPACE VOID OF ANY PRESENCE OR FUNCTION. IN PUBLIC AREAS WITHIN THE ASPEN ENVIRONS, OPEN SPACE HAS TAKEN ON THE POPULAR SETTING 0F PARK BENCHES WHERE ONE CAN EAT HIS BROWN BAG LUNCH, SOAK UP THE SUN, OR SIMPLY GAZE AT THE BEAUTIFUL SURROUNDING MOUNTAINS. IN THE PRIVATE SECTOR, OPEN SPACE HAS PREDOMINANTLY TAKEN ON THE FORM OF OUTDOOR PATIO DINING---AN AMENITY TO OUR TOWN THAT IS EASILY RECOGNIZED BY BOTH VISITOR AND LOCAL ALIKE. THERE HAS EVEN BEEN AN INTERESTING CROSSOVER BETWEEN THE PUBLIC AND PRIVA"IE SECTOR IN THAT THE CITY OF ASPEN NOW LEASES OUT PLIBL I C OPEN SPACE FOR USE AS OUTSIDE DINING TO RESTAURANT.
THE TENUOUS LINK OF "OPEN SPACE TO THE SKY" REALLY HAS NO MEANING OR SIGNIFICANCE WHEN WEIGHED AGAINST WHAT OPEN SPACE HAS EVOLVED INTO WITHIN THE CITY LIMITS OF ASPEN. WHAT IS THE ASSOCIATION OF "OPEN SPACE" TO AREAS DESIGNATED AS HISTORICAL TO ASPEN. THIS IS AN EVEN MORE INTERESTING QUESTION. FOR LIKE OR NOT, THE CONCEPT OF "OPEN SPACE" DOES NOT HAVE ANY BASIS IN ASPEN'S HISTORICAL SETTING. BUILDINGS IN THE DOWNTOWN CORE AREA WERE BUILT LOT LINE TO LOT LINE. "OPEN SPACE" IS SIMPLY NOT AN HISTORICAL FEATURE. A CONCEPT THAT COULD BY DEFINED AS "OPEN SPACE" NEVER EXISTED IN HISTORICAL ASPEN. WE BELIEVE THAT THE HPC SHOULD SET ASIDE THE CONCEPT OF AN "OPEN SPACE" REQUIREMENT IN A HISTORICAL ZONE. 1.-1 ./,· h.u I ,
(ee) Automobile/Transit/Pedestrian In accordance with current CC zone require ments, 11 no on-site parking will be provided (the zone itself is an automobile disincentive). Main and Mill Streets have one hour limited parking with' the Rio Grande free parking lot only one -half block away. Contract parking is also located one block away on Hopkins Street. Any increase in traffic on adjacent streets as a result of this building will be minimal due to the community oriented nature of the proposed tenants. (See Community Commercial Uses, Section bb.) City and County busses serve this location from a bus stop right in front of the Epicure Building with city service to Snowbunny, Mountain Valley and the Music Festival (when in session). Across Main Street at the Mill and Main B uilding is the bus stop serving Silverking. Future transportation considerations include the use of the Galena Street trolley which is less than a block away. Pedestrians have excellent access to the mall and the commercial core with a two block walk to the mall with easy entrance from the alley entry court. (ff) Proposed Uses Initial use s for the proposed development are retail and restaurant uses on the street level, office uses on the second floor, and employee housing on the third floor. The basement win be used as support for the commercial uses on the street level. Apart from the possible use of ground floor space for office purposes, no change in these uses is possible without substantial building alterations (gg) Adjacent Uses The vicinity of the project is all zoned CC and is fullv develoned. The orooosed building's uses will 9-log 4,1, b. (hh) Construction Schedule 9 -1 01 A . , Assuming no pre -construction delay, construction will start in the April-May months of 1980, and be completed in approximately six months. The build - ing is small by comparison to others and construction inconveniences will be isolated to the alley and very little towards Main Street since the building is placed ten feet back from the property line at the front. QUALITY OF DESIGN (aa) Architectural Design In addition to accommodating the required functions of the building, the basic intentions of the design of the project are to relate to the existing Epicure Building as well as to the adjoining dining area in scale, proportion, materials, and exterior detailing. These goals have been accomplished by stepping the building back in vertical section keeping the second floor as the dominant building height. This allows the existing structure to dominate the composition of the overall complex. In plan, the building is also stepped back to accentuate the open space and the relationship of the new building as it intersects the old. The garden was con- sidered as historically important as the Epicure Building itself, both aesthetically and in the role it has played in the life of downtown Aspen. By stepping the open space as indicated, the existing dining area is retained as well as much of the existing planting. Without copying the existing architecture of the Epicure Building, the form of the new building with the vertical elements and cut stone copings and sills becomes a modern interpretation of the historic structure. The brick facing which will cover all sides of the building will be in a color and ~ I139NY Sol N3dSV 101.LIHOUV / 511'1005*v I 1771m sv'Oll
(cc) Energy (bb) Site Design Although the project is located on Main Street, 1. Insulation the major pedestrian orientation and identity will be for foot traffic existing along Mill Street. Exterior Wall Construction: The cross- For this reason one of the main entrances to sectional construction of brick (outer facing), restaurant, offices, and residences will be from concrete block filled with ureaformaldehyde the small landscaped court open to the alleyway ' £oam insulation, furring and air space, sheet on the south. The alley, the Mill and Main sidewalks rock and interior finishing yields the following of the existing Epicure Building, as well as in front insulating value: of the new building will all be repaved. It is hoped that this will provide an example for gradual R -Value pedestrian use and up-grading of the visual blight Air film coefficient (outer sur- now existing in the alleys of the core area. New face ; 15 mph wind) 0.17 Orleans, San Francisco, and many other citie s B rick (3.5") 0.38 have made great strides in re-cycling these Dead air space (. 75" between spaces, and it is hoped that Aspen in time can brick and block) 1.01 do the same. Concrete block (with foam fill) 19.50 Furring and air space 3.12 The other major site feature is the existing Sheet rock and interior finishing 0.45 Epicure dining garden. The shape of the open space Air film coefficient (innersurface; on the Main Street frontage was largely determined still air) 0.68 by the size of the outdoor dining area together with existing planting and trees. Further, since the Total exterior wall section R -Value 25.31 i dining area is on the north side of the building, the additional setback and stepping of the building masses This overall R-value of 25. 31 well exceeds the were determined to take maximum advantage of the Code standard of R-20. winter sun angle. Below Grade: Exterior walls will be protected The Main Street courtyard will be heavily landscaped, from thermal losses to the earth by a two inch utilizing some of the existing tree s as well as new layer of rigid polystrene insulation, extending trees and a three foot high hedge around the dining thirty inches below the surface. This provision space. The retaining of the dining function within would apply to the unexcavated perimeter and the required open space requires Planning and more than satisfy the R-11 Code requirement. Zoning approval. Should this approval not be granted, the dining f unction will be eliminated Roof Construction: All roof sections will 4 and the area landscaped in with the remaining include insulation to bring the overall R value i courtyard space. to or above R-28, exceeding the code value of R -25. 1 - li 1 031'Hokiv / SUVIOOSS¥ I £11]M SVIOH.L 3ON¥ Sal NadS¥ 4~.reu EN~~lU,pr~ "- ~
DECLARATION OF COVENANTS, RESTRICTIONS AND CONDITIONS FOR THE EPICURE PLAZA BUILDING THE EPICUREAN, a Colorado limited partnership, (hereinafter "Covenantor"), for itself, its successors and assigns, for and in consideration of the City of Aspen granting to Covenantor a Growth Management Plan (GMP) exception for three employee housing units by action of its City Council on June 22, 1981, hereby covenants with the City of Aspen, Pitkin County, Colorado to restrict the following described property, and hereby does represent and restrict said property, as follows: 1. Covenantor is the record title owner of the following described property, together with the improvements located thereon, situated in the City of Aspen, County of Pitkin, State of Colorado: Lots B and C, Block 87, City of Aspen, Pitkin County, Colorado, also known as 411 East Main Street, Aspen, Colorado 81611. 2. The three (3) residential units located on the third floor of the above described property, and identified as Unit 301, the north studio (530 sq. ft.), Unit 302, the south studio (435 sq. ft.) and Unit 303, the west one-bedroom unit (625 sq. ft.), are employee housing and shall and hereby are restricted to use as employee housing as described in Section 24-11.4(b)(4) of the Municipal Code of the City of Aspen and to rental and sale terms and price guidelines and to occupancy limitations within "middle income" housing eligibility guidelines now established by the City Council of the City of Aspen, or as such guidelines may from time-to-time be amended by the City Council. 3. All of said residential units located on the above described property shall and hereby are restricted to six (6) month minimum leases with no more than two (2) shorter tenancies per calendar year, all as defined in the Aspen Municipal Code, as amended. 4. The covenants contained herein shall run with the land and shall be binding on all parties having any right, title or interest in the above described property or any part thereof, and their representatives, successors and assigns, for the period of the life of the longest-lived member of the presently constit- uted Aspen City Council plus twenty-one (21) years, or for a period of fifty (50) years, whichever period is less, from the date these covenants are recorded. 5. None of the covenants contained herein shall be released or waived in any respect or modified or amended during the period they are binding without the prior consent of the City of Aspen reflected by resolution of the City Council of the City of Aspen. IN WITNESS WHEREOF, this declaration has been duly executed this 10th day of December, 1982. THE EPICUREAN, a Colorado limited partnership By:7~ ,~~- - Ggi/eral'Partner
'ATE OF COLORADO ) ) SS. #UNTY OF PITKIN ) The foregoing instrument was acknowledged before me this 10th y of December, 1982 by J. Michael Solheim, as a general partner THE EPICUREAN, a Colorado limited partnership. commission expires: tness my hand and official seal. k 22 AmB 'C klum-, NOTARY\PUBLI C ~ Address: At ' I FIRST NATONM BANK proved as to form: EUSA JUL:EN/NOTARY PUBUC *.4. F.O. BOY 3318 4'ASPENI AIY CC/AMSMON EXPIRES 3/27/84 ul J. Tadd~ne ty Attorney~ te: 74 le - -2- I