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Home My WebLink AboutLand Use Case.HP.430 E Hyman Ave.HP-1989-21a.. .. 0056 ; 14 9- 19B9-2{ - 430 E Hyman 2737-073-39-013 $#1 0-Ch,17-,7 6Â«-3 1 ttluuÂ»Â»Â«9 d 1 P t A 11 mna=r 1 + 0 Rev. Wule . IAND USE APPLIa\TION FORM 1) Project Name woove E,UILOINCO COUR-r'lARD - CARNEVALE RES,TAU,CAN-~Ki\ 2) Project Location 466 e. #111/nAN AVE eLook. ET,M 1 -1 111 1 90. -79' oFe Le-19 12 +61 ASPEW, Col-0 81611 MAR 6 (irxlicate street address, lot & block number, legal description where appropriate) 3) Present Zoning CC 4) Iat Size 4400 sp - -- --a-, 5) Applicant's Name, Address & Phone # LogEN'ZO â‚¬ ICCI Un LUKE SWoerr couRT ASPEtd , Co &01\ 6) Representative's Name, Ackiress & Phone # 4~08227- l. V\Ad<â‚¬12_ . WAL.KER-<egoe ING, 41\ e. MAIN SU (TE__90 *125kl lco agil 7) Type of Application (please check all that apply): (320 - 2.66 9 Corditional Use Conceptual SPA Special Review Final SPA Final Historic Dev. 8040 Greenline - Conceptual FUD ~6- lIMInr Historic Dev. 07-0? -1 1, Stream Margin Final FUD Historic Demolition Mountain View Plane Subdivision Hi=toric Designation Corxianiniumization - Text/Map Amerximent (NOS Allotment - Lot Split/Lot Line - (NOS Ebcemption Adjustment 8) Descriptian of Existing Uses (number and type of existing structures; approximate sq. ft.; number of bedroams; any previous approvals granted to the property). coMMERCIA{- CIO 1 4*0 Â«) v geS, PENT/ALÂ·<149'954 9) Description of Development Application . 12â‚¬Mo OEL OP couer'YAR-0 FAGAe,FE, I ADer-noN of couery AR-D CANO Py \ Aoot Tiord op FRoNT Al,UNINe Â· ENC-Losug.â‚¬ 7 42Â£A UNDER- SAL-c~AS/~ ~ REMOVAL OF 97/42- 10) Have you attached the following? X Response to Attadiment 2, Minin= Sulnission Cbntents Response to Attadmwrt 3, Specific Submisis ion Contents Response to Attachment 4, Review Standards for Your Application .. , MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Minor Development: 430 East Hyman, Woods Building courtyard - Carnevale Restaurant storefront remodel Date: March 14, 1989 LOCATION: 430 East Hyman Ave. (Hyman Avenue Mall), the South 75' of Lots R and S, Block 88, City and Townsite of Aspen APPLICANT: Lorenzo Ricci, represented by Bob Walker of Walker/Grob Enterprises, Inc. ZONING: CC, Commercial Core; CC Historic District (not a designated landmark) APPLICANT'S REQUEST: Minor Development approval for the lower level storefront remodel for the new restaurant (Carnevale), replacing Toro's restaurant. Approval is not being sought at this time for a walkway covering, as previously discussed in last meeting's pre-application with the HPC. PROJECT SUMMARY: The storefront remodel is 100% sub-grade and involves the enclosure of approximately 150 sq. ft. directly underneath the balcony and stairwell. This space will be utilized for coat check. The storefront is designed with traditional elements: upper signboard, lower kickplate panels, and a single door with adjacent display-size windows. Materials are stucco, wood and glass, with a clad door. The bar window remodel incorporates the same materials and is proportionate in design to the storefront. An example of the proposed lighting fixtures is enclosed. HPC's general agreement during the pre- application was that this traditional design for the storefront is appropriate in this lower courtyard remodel. It may be argued that the incorporation of a traditional 189o's storefront into a "new exposed" area of a building is not appropriate. Secretary of the Interior's Standard #3 states: "Alternations that have no historical basis and which seek to create an earlier appearance shall be discouraged." Staff, however, finds that in this case, compatibility with the sidewalk level storefront enhances the lower space, and does not diminish the historic integrity of the original exterior of the building (which has received significant alternations). We find that the proposal meets the Development Guidelines by compatibly incorporating traditional storefront design elements into a historic building. .. The applicant should be aware that approval must be received by the P&Z for the expansion of commercial space. An application should be submitted as soon as possible for processing. RECOMMENDATION: The Planning Office recommends that HPC approve the minor development application for the lower courtyard storefront remodel of 430 East Hyman (the Woods Building), and further recommends that the application return at a later date for minor development approval for the walkway covering/awning. NOTES: memo.hpc.430eh.2 2 .. Walker/ Grob Enterprises, Inc. GENERAL CONTRACTORS BOB WALKER PHONE (303) 927-4262 DARRYL GROB PHONE (303) 923-3428 March 6, 1989 Historic Preservation Commission Aspen, CO Amended Application: Minor Historic Development Woods Building/Carnevale Resaurant 420 E. Hyman Ave. Aspen, CO 81611 We request that our application for the courtyard remodel, submitted February 20, 1989, be amended as follows: 1. With regard to the remodel of the South (Bar) and East (Entry) facades, we are asking that the proposed designs be approved under the minor his- toric development guidelines. These facade designs involve the replace- ment of windows and doors using detailing that is consistent with the historic guidelines as outlined in our previous application. Section 24-9 of the Aspen Municipal Code allows erection or remodeling involving more than three features if there is a finding that the accumulative impact is minor in its effect on the character of the existing structure. The primary elements of the proposed facade design are windows (5), door (1), kick panels (5), architrave band above door and windows, and ornamental trim. In addition, the entry facade encloses approximately 150 ft2 of space. This is less than the 250 ft2 maximum allowed for minor development in the code. We feel that although we are dealing with more than three elements their impact is minor since: a. The elements in the new facades are highly consistent with those of the existing building as well as of the surrounding structures. These new facades upgrade the existing ones and in general are in- tended to visually improve the courtyard. b. Because the facades are on the lowest level of the courtyard, approximately 9.5 ft below the mall, and because they are partially hidden by elements in the courtyard (columns, railings, stairs, planting), the visual impact from the mall level is not immediately apparent. One must go into the courtyard to really see these facades. This point is further considered below. c. The new facades are, we feel, tasteful and carefully considered to convey the idea of a fine restaurant; i.e. a positive impact. d. Preliminary presentation of the facade designs to the HPC was met with favorable reaction and with no requests for changes. 2. With regard to the canopy, awning, stair, and railing additions, we acknowledge that such work falls under the significant development clause. A canopy design was presented in model form to the HPC. This design was rejected because it overwhelmed the space of the courtyard. The P.O. BOX 12369 â€¢ ASPEN. COLORADO 81612 intention of the canopy is to draw people into the courtyard and down to the restuarant. The canopy would also provide winter snow protection for the stairs leading down the center of the courtyard. The HPC suggested that the canopy (if used at all) be more skeletal in character, perhaps a metal framework of some type to provide an arma- ture for lighting and filling the space in a more minimal way. We also feel this is a better approach and are proposing a series of steel frame pergolas at the stair landing points to define the path down the courtyard. (Please refer to the drawing; in addition we will be presenting an amended model at the next HPC meeting.) The Pergola elements refer to the Venetian Carnival theme and are specifically in- tended to provide a special entrance for the Italian restaurant. These elements are free-standing and at present we are considering using snowmelt on the stairs and landings, eliminating the need for a covered , canopy (as first proposed). Thus freeing the space within the court-= yard. The stair railings would be modified as indicated with stucco pylons replacing the 4x4 wood posts. Lighting would be from four sources: single source light fixtures at the entry and bar facades; recessed stair stringer lights; uplights under plexiglas domes at the stair pylons; and minilights in the per- golas. RespecjkrD/ Su9~tted,, Robert L. 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CARNEVALE Pe,2.60Â£-A 4 P YLONJ PeTAI'-" "~ ' -- -- f ~~-*' , 133'2:t.rf U -â‚¬44:- Â· Â·Â· - Â¥1 .1 : r- ..13 '04 ,â€ž. ....534, / O, kilL- 6 ~ V.4 :f,4 ... 4 .3 . . 0- 4 ' IIIA 8 CONSENT TO BUILDING PLANS Pursuant to that certain Lease Agreement dated July 1, 1978, and the Second Amendment to Lease Agreement dated January 3, 1989 (hereinafter collectively the "Lease"), by and between Ransom B. Woods, Jr. ("Landlord") and Toro's of Aspen, Inc., which Lease was subsequently assigned to Thomas J. Hoffmaster who in turn subleased the premises to TH-LR, Inc., a Colorado corporation, any tenant is required to secure the prior written approval of any tenant improvements constructed by tenant or any subtenant. In compliance with such provisions, TH-LR, Inc. , has presented to the Landlord and Hoffmaster the following Plans for tenant improvements: 1. Proposed courtyard additions; 2. Proposed courtyard wall-South (bar) elevation; 3. Proposed courtyard wall-West (entrance) wall; and 4. Proposed existing courtyard/entry plan. Landlord and Hoffmaster hereby consent to construction of the tenant improvements contemplated by the above building plans subject to the following: 1. That a permit for construction of such tenant improvements is obtained by TH-LR, Inc., from the City of Aspen. 2. That a licensed contractor be hired by TH-LR, Inc., to supervise the work and to complete such tenant improve- ments. 3. That all building codes and requirements to the City of Aspen will be complied with in regard to construction of such tenant improvements. 4. That TH-LR, Inc., will assume all liability for such tenant improvements and that it will provide liability and workmens' compensation insurance regarding the construction of = such tenant improvements. 5. That TH-LR, Inc., will assume all cost and that it will hold Landlord and Hoffmaster harmless from any mechanic's or materialmens' liens regarding the construction of the tenant improvements. Dated: March 6, 1989. 1 ,/ 4.-9 A 07 . ~/Ransom B. Woods, Jr., Landlord .. Thomas J. ]~df f#05â‚¬6~ 5.210 // pE F/lk !' 1 911 10 LAW OFFICES ~ ~ 4 ..1 11 OATES, HUGHES & KNEZEVICH 1;i PROFESSIONAL CORPORATION |~ 8 A /1 THIRDFLOOR. ASPEN PLAZA BUILDING U UL... J 533 EAST HOPKINS AVENUE r LEONARD M.CATES ASPEN. COLORADO 81611 AREA CODE 303 ROBERTW. HUGHES TELEPHONE 920Â·1700 RICHARDA KNEZEVICH TELECOPIER 920-1121 JOHN M ELY March 6, 1989 City of Aspen Planning Office 130 South Galena Aspen, Colorado 81611 - Re: Carnevale Restaurant Application Gentlemen: This letter is to confirm the ownership of the premises to be known as the "Carnevale Restaurant" (formerly "Toro's") located at 430 East Hyman Avenue, Aspen, Colorado 81611. The fee simple owner of the premises is Ransom B. Woods, Jr. On March 1, 1989, Thomas J. Hoffmaster became the tenant of such premises under Lease Agreement dated July 1, 1978, the Addendum to Lease dated October 1, 1979, and the Second Amendment to Lease Agreement dated February 28, 1989. On March 1, 1989, Thomas J. Hoffmaster subleased the premises to TH-LR, Inc., a Colorado corporation, pursuant to a Sublease Agreement between such parties. Consequently, ownership and use of the subject premises can be summarized as follows: Fee simple owner--Ransom B. Woods, Jr. Tenant--Thomas J. Hoffmaster Subtenant--TH-LR, Inc., a Colorado corporation As subtenant under the Sublease, TH-LR, Inc., has the right to apply for the HPC Development Application. Ransom B. Woods, Jr., and Thomas J. Hoffmaster have consented to the building plans submitted to the HPC in connection with the development application by the TH-LR, Inc. In the event that you have any questions in regard to the foregoing, please feel free to contact the undersigned. Sincerely, OATES-HUGHES & KNEZEVICH, P.C. <Eighard-&0>00'knezevich RAK/pjo CC: Lorenzo Ricci 5.211 ' 9. B. MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Pre-application conference; 430 East Hyman, Woods Building courtyard - Carnevale Restaurant (formerly Toro's Restaurant) Date: February 28, 1989 LOCATION: 430 East Hyman Ave. (Hyman Avenue Mall), the South 75' of Lots R and S, Block 88, City and Townsite of Aspen APPLICANT: Lorenzo Ricci, represented by Bob Walker of Walker/Grob Enterprises, Inc. ZONING: CC, Commercial Core; CC Historic District (not a designated landmark) APPLICANT'S REQUEST: The applicant wishes to begin a dialogue with the HPC on the conceptual design of this courtyard/storefront remodel. A Significant Development Application is expected to be submitted for HPC review at a public hearing within the next few weeks. PROJECT SUMMARY: Please refer to the attached architect's design summary, which presents the background and considerations in designing the remodel. It will also be very helpful to do a "walk by" prior to the meeting, to j og your memory on the existing conditions. As stated in the attached summary, the previous Toro's image is being upgraded, to incorporate a new Italian restaurant in the lower/basement level. The problems of creating an inviting, traffic generating basement level/courtyard space are many; the applicant is presenting one idea combining a rigid (wood) walkway covering canopy that will be indirectly lit, leading down into the courtyard to the new "traditional" storefront restaurant entrance. This wood canopy is "L" shaped, the lower portion containing a metal standing seam pitched roof. A portion of the basement level will be enclosed (approximately 150 sq. ft.) to provide extra interior space for coat check. The Don Quixote mural will go the way of other great works of wall art, and the stuccoed wall will be repaired and repainted. The conceptual storefront entrance materials will be painted wood, glass and stucco. A new rounded awning is proposed at the first floor mall entrance. The courtyard trees will remain. No changes are proposed to the original historic storefront at sidewalk level. .. OTHER BOARD APPROVALS REQUIRED: As this is an enlargement of commercial space of less than 500 sq. ft., a GMQS Exemption application must be submitted by the applicant for review and approval by P&Z. Landmark designation would be required for GMQS Exemption of commercial expansion for any amount over 500 sq. ft. PROBLEM DISCUSSION: Staff has reviewed the Historic District and Historic Landmark Development Guidelines, "IV. Commercial Buildings - Renovation and Restoration" (pages 19-33) and brings the following thoughts to your attention for consideration and discussion at this meeting: 1) Wood canopy: Is a structure like this appropriate in a courtyard of a historic commercial building? Does its design enhance or diminish the historic structure? Is it appropriate on the mall or within the Commercial Core Historic District? Is the addition reversible should the historic structure be restored in the future? Is the proposed lighting appropriate (page 29, G-8)? Does this covering crowd the open area too much, or eliminate it? The roofing material for the canopy is proposed to be standing seam metal with an option of a glass skylight; consideration should be given for wood shingle or other material. 2) Restaurant Storefront entrance: The proposal indicates a nearly replicated "traditional" 1890's storefront (large glass expanse, lower kickplate panels, recessed doorway, vertical columns, transom, etc.) Will be incorporated. Is this appropriate for a late 20th century lower level courtyard of a gutted portion of a historic commercial structure (page 27, G-2 and G-3)? Does this storefront/entrance design enhance or detract from the original historic structure? Does it compete or confuse? Should a more modern approach be considered? 3) Materials: Stucco and wood are proposed. Stucco is not a historic (late 19th century) material; is its usage appropriate here? Is it different enough to blend with the existing courtyard modifications , yet read as a modern material? Should consideration be given for other materials? 4) Details: Planters are proposed, and railings are being modified. The proposed awning does not attempt to match the building's existing awnings; consideration should be given to require all awnings match, or at least be compatible, on the building. 2 .. RECOMMENDATION: As this meeting is a pre-application only, staff recommends that HPC use this meeting to discuss the design issues presented by the applicant. Please refer to your copy of the Guidelines, pages 19-33 for guidance. hpc.memo.430eh 3 .. Walker/ Grob Enterprises, Inc. GENERAL CONTRACTORS BOB WALKER PHONE (303) 927-4262 DARRYL GROB PHONE (303) 923-3428 February 20, 1989 Historic Preservation Commission Aspen, Co. Minor Historic Development Woods Building/Carnevale Restaurant 420 E. Hyman Ave. Aspen, CO 81611 Scope of Project: 1. Enclosure of approximately 150 ft2 under existing balcony and stairwell; removal of stair from mall level to basement level. The additional space created will be Used for an entry foyer and coat check room for the basement level restaurant, to renamed "Carnevale" (formerly "Toro' s"). 2. Addition of entry facade, doorway, and windows in above mentioned space; remodeling of existing bar (South) facade. 3. Addition of courtyard planter, steps into new entrance, additions to existing railings for stair lighting. 4. Removal of existing East wall graphic, stucco repair and repainting. 5. Addition of awning at front of Woods building. 6. Addition of Wood canopy to cover existing stairs in center of courtyard. Preliminary Design Considerations: In addition to the design criteria to be addressed in the review standards below, the architect and owner consider the following to be relevant to our design program. There is an inherent problem with basement level restaurants - how to make the appearance of the restaurant attractive and friendly enough to bring in the customer. Unless there is an established clientele, a shabby, ill designed entrance will certainly affect one's business. The courtyard of the=Woods's Building is at present not particularly inviting; the existing facade and entry are dark, cramped and in general unattractive. Toro's restaurant succeeded for years because/of its local loyalty and relatively little competition. That has changed. The present owners wish to replace the Mexican menu with an Italian one, as well as to change the perceived image of the restaurnat. The name "Carne- vale" refers to the Venetian Carnival and the festive atmosphere which this celebration implies as well as things Italian in general. Rather than opt for a "contemporary" or highly designed look we felt that something fairly traditional ( especially given the existing building) should be used for the remodelled courtyard facades. The "storefront" design with its large windows, bold lettering, details in relief, kick panels and recessed doors is a common architectural device used throughout Europe and North America. The materials may vary from painted wood to more exotic finishes, but the type remains generic and recognizable. By using this type of traditional facade in the lower P.O. Box 12369 â€¢ ASPEN. COLORADO 81612 '-'. ~ courtyard we feel that we can establish an image that will be attractive and be a positive symbol to potential customers. This type of facade is common to the Wood's Building as well as many other structures in Aspen, and is consistent with the Historic District guidelines. While the character of the facade may speak to the hoped-for respect- ability and high quality of the eating establishment we are still faced with the problem of drawing people into and down through the courtyard. A festive canopy seemed to be an answer. By physically turning the existing building facade into an interesting, lighted, curious and friendly entrance to an otherwise dull *pace. The existing building shows a somewhat whimiscal character; we see the courtyard as one of those places one happily stumbles upon and is drawn into because of the light, color and promise of good food. This is not intended to be a marquee blaring out for attention like a circus, but rather a glowing indication that something pleasent awaits. The trick is not to oveedo the thing. For this reason we are taking our cue from the existing structure (although changing the colors), keeping the lighting indirect, not harsh, and being somewhat exuberant without shouting. The proposed canopy does not encroach on the public mall space and would be primarily noticable in the evening as a lighted entry to the courtyard. Compliance with Review Standards: a. The existing Wood's Building is a wood, brick and stucco structure three stories plus basement. The facades are rectilinear, arcade- and grid-like, using columns, wide architrave bands in wood, glass and brick and employing Victorianesque detailing. The area of proposed development occurs in the enclosed courtyard and lower level of the building. The proposed development can be divided into the following areas: 1. New facades at the entrance and bar; at present the entrance and bar facades are wood and glass affairs having little in common with the existing building. The proposed facades employ painted wood, glass and stucco detailed and proportioned to create a unified wall area; similar elements in the existing building are addressed; relatively large glass areas, columns in relief, recessed entry door, painted wood kick panels under windows, wide horizontal architrave/glass spandrels, and pat- terned cornice molding. These details, while not directly copying the existing, are intended to recall or suggest a a similarity and give some consistency to the hodgepodge that exists in the courtyard at present. 2. Entrance awning; the awning is proposed to delineate the restau- rant entrance. It is compatible with the existing facade since there is an awning (although in need of repair) at the retail store to the West. 3. Canopy at stairs; the purpose of the Droposed canopy is to cover and delineate the entry stair to the lower level restaurant. The canopy is essentially a turning of the existing facade into the courtyard and down the stairs. The column and spandrel details would be similar to the existing (with a less brilliant color scheme). The wood columns would support a roof structure with glass spandrels; the roof would be indirectly lighted with a valence running the length of the roof. We feel that proposed canopy is compatable with the "arcade" quality of the existing building. 4. Misc. additions to walls and stair railings; the existing stucco (2) work is to be repaired and repainted. Indirect rail lighting is to be added. Rails are to be painted. b. The proposed facades, canopy and awning are intended to be consistent with the surrounding neighborhood in detail, design elements, and proportions. Their purpose is to give character to an otherwise dismal courtyard using elements common to the existing building as well as neighboring structures. While there is admittedly no pre- cedent for the canopy (as opposed to that for the awning and facades) there exists a strong link with the architecture of the existing structure and the canopy becomes an internal part of the courtyard without insinuating itself upon the mall. It is a continuation of the existing facade in another direction. c. 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ATI:ACHMENI: 1 IAND USE APPLICATION FORM 1) Project Name wOOPe el.1 ILOING COURTMACD - CARNEVALE RES#*URAN~ 2) Project location 480 E. /4/60*7,4/V ,â€¢11/5 , 32.ock %9,9,1 11 1 FEB 21 IC u 1 11 i So. -79' of l.019 %2 $6 , ASPEW, Col-0 81611 9 1 ae 0 1 2 111/1/ (indicate street address, lot & block number, legal description where ,:w,.e.~-- -*r -,r--~=--=--J /' appropriate) 3) Present Zon-im CC 4) Iat Size 4400 Sp 5) Applicant's Name, Address & Phone # LogENÂ·ZO g lccl lin LU Ke Slogrr collmr ASPENt 1 Co &61\ 6) Representative's Nam, Address & Bione # g:~0221- L. WAL.1<â‚¬121 WAL.KEAV/egoe /NeÂ·. 411 e. /MAIA) 54(TE '26(6 ASFEK/; co dell 910 - 266 1 7) Type of Application (please check all that apply): - -/kil \ Conditional Use Conceptual SPA Bncephialoric Dev. ~ Special Review Final SPA Final Historic Dev. 8040 Greenline - Conceptual PUD _2Lr Historic Dev. i*:7-77t<=:x 1 Stream Margin Final FUD Historic Demolition - Mountain View Plane ___ Subdivision IIistoric Designation Corxlaniniumization ___ Thxt/Map Ame~ment - (NOS Allotment Lot Split/Lot Line - (NOS Ebaptian Adjustment 8) Description of Existing Uses Â· (number and type of existing structures; approximate sq. ft.; number of bedroams; any previous appmvals granted to the property). coMM ERGIA(- CIO 1 430 Â«) 1 ges! PENT/AL-64969,0 L f 1 1.9 r "A ft AA n.'0 1 . 9) Description of Development Application 12â‚¬MoQEL oP cou er,~Ae.0 FAC.Aeeb i APP,-rloN OF COURâ„¢ AR-D CANO Pl 2 At:70 1 -rtor4 oF: FRoNT AIUNINef ENC.Losug-â‚¬ oF ALEA UNDERL SALUA/61 * REMOVAL OF: 1 9-nv 2-- 10) Have you attached the following? 3 Response to Attachment 2, Mininm Sulinission Contents Response to Attadmpnt 3, Specific Suhni sigian Contents Response to Attadlment 4, Review Standards for Your Application 1 11/44 < f 1/4" 20 2" 1 . 1 6 CKâ‚¬-CA| i '/4. 444â‚¬ 11/4,1 1 HOA-re. It / â€ž 1 A CONDOM|kitUMS 1 1 , 2" 1 . -- 1 1 11 1 1, 7 1 4 81â€ž t9>i ASrEN " 4" 1 . 11/4" AR.V Aq>% 1 UIEON'4.-- . 1 N / 1 1 1 - --9-' 11/fette 1 . 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