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HomeMy WebLinkAboutagenda.hpc.19990407AGENDA ASPEN HISTORIC PRESERVATION COMMISSION April 7, 1999 SPECIAL MEETING- 5:00 p.m. CITY COUNCIL CHAMBERS 5:00 I. Roll call II. PUBLIC COMMENTS III. COMMISSIONER AND STAFF COMMENTS IV. Disclosure of conflict of interest (actual and apparent) V. Monitoring changes VI. BUSINESS 5:00 A. DEPP - changes to sidewalk/pedestrian area in downtown - Pl } n 4 ©. 1 M kil 4-- Al-ct c n 04€4)l f MEFF B. HPC awards - discussion C. Demolition by Neglect - CE=2*m NOTE: Assign a monitor to 214 E. Bleeker 0 0 KIU; in ROJECT MONITORING Roger Moyer 406 E. Hopkins - ISIS 514 N. First - Ringsby 920 E. Hyman - Veronika, Inc. 930 King Street Susan Dodington 712 W. Francis - Hughes 811 Meadows Road -Tennis Townhomes 234 W. Francis - Mullins Suzannah Reid 702 W. Main, Pearson 414 N. First - (POLE) 406 E. Hopkins ISIS 117 N. 6th St. - Coulter Mary Hirsch 811 Meadows, Trustee and Tennis townhomes 420 W. Francis Street Halperin 920 W. Hallam Guthrie 930 King Street Gilbert Sanchez 414 N. First (POLE) 232 E. Hallam St. - pace Jeffrey Halferty 234 W. Francis, Mullin 414 N. First (POLE) 101- 105 E. Hallam (not active) 920 W. Hallam - Guthrie 240 Lake Ave. - Greenberg Heidi Friedland 420 W. Francis Street - Halperin 712 W. Francis Street - Hughes 514 N. First - Ringsby 232 E. Hallam St. - Pace 117 N. 6th St. - Coulter isa Markalunas 520 Walnut Street - Greenwood Christie Kienast 520 Walnut Street - Greenwood Maureen McDonald 920 E. Hyman - Veronika Inc. CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 834 W. Hallam (Poppie's), expires April 26, 1999 123 W. Francis, Lot B (Vickery), expires May 13,1999 214 E. Bleeker Street (Greenwood), expires August 12, 1999 920 W. Hallam Street, expires August 12, 1999 ASPEN HISTORIC PRESERVATION COMMISSION RESOLUTIONS 1999 1. 117 N. 6~h ST. Coulter 2. 920 E. Hyman Ave. Lot N. Block 32 3. 435 W. Main St. Lot A-I, Block 38 4. 930 King St. 5. 920 E. Hyman 6. 735 W. Bleeker 7. 234 W. Francis 205 S. Mill 210 S. Galena 10. ISIS 406 E. Hopkins 11. 234 W. Francis 12. 234 W. Francis 13. 424 E. Cooper Ave. 14. 234 W. Francis (Mullins) 9 1- 9 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director FROM: Amy Guthrie, Historic Preservation Officer RE: Downtown Enhancement and Pedestrian Plan, Mill Street and Hyman Avenue- minor review DATE: April 7,1999 SUMMARY: For the purposes of HPC review, the land use code includes the following in the definition of"minor" development: "Erection of street furniture, signs, benches, public art, or similar development which is to be placed throughout the Commercial Core or Main Street Historic Districts. The Community Development Director may determine that the development is to be reviewed as a significant development, pursuant to section 26.72.010(F). Public hearing requirements will not apply." The Downtown Enhancement and Pedestrian Plan does affect the Commercial Core Historic District and therefore requires HPC review. This will be a one step review, without a public hearing. Other public presentations and meetings have been and will be held, including a display at the Wheeler on April 5th and a review by City Council on April 12th, HPC held a worksession on March 1 0th to review the design at a 50% level of completion. The plans are now 70% complete and will move towards construction documents after this review. Staff recommends HPC approve the plan for this first phase of the DEPP project, with revisions as discussed under the review standards and recommended conditions of approval. APPLICANT: City of Aspen. LOCATION: Mill Street, between Main Street and Hyman Avenue, and Hyman Avenue from Mill Street to Monarch Street. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all 1 0 four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with 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. Response: The applicant requests HPC approval to make changes to the sidewalk areas in order to improve their function and increase enjoyment for people downtown. The project includes widening the sidewalks, adding new street furniture, and planting new street trees. Staff had some initial questions which were forwarded to Sheri Sanzone of Design Workshop in the attached memo. Ms. Sanzone's responses are also attached. The following elements ofthe proposal are recommended for revision: Mill Street (from Main Street to Hopkins Avenue) • The existing streetlights are currently placed somewhat irregularly along the street. They will be rearranged to be more evenly spaced, but additional lights are not mean to be added. No streetlight is shown in front of Kenneth Cole (on Mill Street) to match the one on the opposite side of the street at Cantina. Adding this light would be a good way to signal that this is an important gateway into the downtown. • The existing street trees in front of the Cantina are to be retained. They will not be at the edge of the sidewalk, but are in a uniform row and in good condition. • Several buildings have encroachments into the sidewalk area, including the Cantina and Motherlode (entry canopies), and Norwest Bank and the Collins Block (arcades). The City may negotiate to remove some of these elements, but there are no definite plans. Some provide a chance for shelter from the weather. • Except where a bench placed parallel to the street would face an interesting view, it is recommended that the benches be placed in the "living room" layout (facing each other), to take advantages of views up and down the streets and towards the mountains, as well as sunshine. It is also recommended that bike racks be perpendicular to the street so that they can be used from both sides and tires don't intrude into the walking area. • Hitches to tie dogs to will be installed in some locations. The design team will also look for some additional locations to add trash containers. • Art installations on public property will require HPC review when a specific design is planned. Mill Street (from Hopkins Avenue to Hyman Avenue) • Staff recommends the two large silver maples proposed to be retained in front of the Collins Block (at Fendi, Devonshire, etc.) be removed. They are identified as 2 being in poor condition and create a significant disruption in the view and movement down the sidewalk if left in place. Additionally, they may be too close to the historic building both for the sake if its long term condition and visibility. Most importantly though, having an irregular planting pattern is not supportive of the historic character of the downtown. The attached "Bird's Eye View of Aspen in 1893) shows that there were almost no trees in the downtown, but along Main Street and throughout the residential areas, trees were very evenly spaced, in a straight line along the edge of the street. This can be seen on Galena, in front of St. Mary's Church, so that the pattern is established downtown as well. Because of the amount of infill buildings downtown, and some inappropriate development patterns that have been created, such as setting buildings back from the street, staff finds it even more important to reinforce some of the uniformity that was central to the town when it was originally developed. This is the downtown historic district and respect for these characteristics is needed. • The stone pavers by Hildegard's are being relocated so that they correctly show the boundaries of the historic alley. • Decorative pavers are proposed in front of the Wheeler, forming a radius which points towards Aspen Mountain. Staff finds that this element should not come right up to the Wheeler, because it is too contemporary as a base for that important historic building. The same brick pavers used on the rest of the sidewalk should wrap around the corner in front of Bentley's. The radius pattern may occur in the street. Hyman Avenue (from Mill Street to Monarch Street) • The design team has agreed to move the kiosk across the street from the Wheeler, to where the Hunter Creek bus stops. This way is will not interfere with the front of the Wheeler and will be in a useful and prominent location. • As discussed above, having street trees placed randomly in front of the Motherlode, rather than in a uniform pattern along the street edge, is conflict with the historic character of the downtown. • A solar pay station is proposed in front of The Prospector. Staff finds that this is very contemporary and should not be approved without a larger discussion at HPC. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposed development is meant to contribute to the liveliness of the downtown. With the revisions listed above, staff finds that the character of the downtown will be improved. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 3 0 Response: The issues raised above address the need to maintain the historic character and significance of the historic district. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: No buildings will be directly affected, and the design team has made an effort to avoid locating trees or other fixtures in front of the Wheeler Opera House, or in a manner which would block views of other historic buildings in the area. ALTERNATIVES: The HPC may consider any ofthe following alternatives: • Approve the Minor Development application as submitted. • Approve the Minor Development application with conditions to be met prior to issuance of a building permit. • Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) • Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: "I move to approve the DEPP plan for Mill Street and Hyman Avenue, as covered in the drawings presented on April 71 1999, with the following conditions: 1. Add a streetlight in front of Kenneth Cole (on Mill Street) to match the one on the opposite side of the street at Cantina. 2. Except where a bench placed parallel to the street would face an interesting view, it is recommended that the benches be placed in the "living room" layout (facing each other), to take advantages of views up and down the streets and towards the mountains, as well as sunshine. Smaller benches may be used where necessary. Place all bike racks perpendicular to the street. 3. Hitches to tie dogs to will be installed in some locations. The design team will look for some additional locations to add trash containers. 4. Art installations on public property will require HPC review when a specific design is planned. 4 5. Remove the two large silver maples in front of the Collins Block (at Fendi, Devonshire, etc.), because an irregular planting pattern is not supportive of the historic character of the downtown. 6. Relocate the stone pavers by Hildegard's so that they correctly show the boundaries of the historic alley. 7. The same brick pavers used on the rest of the sidewalk should wrap around the corner in front of Bentley's. The radius pattern may occur in the street. 8. Move the kiosk across the street from the Wheeler, to where the Hunter Creek bus stops. This way is will not interfere with the front of the Wheeler and will be in a - ~-_ useful and prominent location. O Fyp I -9.Bobider transplanting or replacing the trees in front of the Motherlode, in order to create a uniform planting pattern. 10. The solar pay station proposed in front of The Prospector is not approved without a larger discussion at HPC." Attachments: A. Application and drawings. B. Memo to Sheri Sanzone dated March 31, 1999. C. Response from Sheri Sanzone dated March 31, 1999. D. Bird's Eye View ofAspen in 1893. 5 Design Workshop. Inc. Landscape Architecture Land Planning Urban Design Tourism Planning MEMORANDUM 1201·list ilitin Street To: City of Aspen Historic Preservation Commission Amy Guthrie-Historic Preservation Officer Upeti. Colorado 81611 From: Sheri Sanzone-Design Workshop, Inc. 1*gmaw 970 925-8354 Date: 30 March 1999 Fac.inlile Re: Seventy Percent Schematic Design 970 920-1387 Downtown Enhancement and Pedestrian Plan Implementation (No. 2157-General Administration) 111)11{Per<pw 1)eii,t·r Im·le«in I lote 1,uke Tahor As you are aware, the City of Aspen is proposing improvements to the downtown Ill beginning with a demonstration project area of Mill Street from Main Street to Hyman '(,t "pl Avenue and Hyman Avenue from Mill to Monarch Streets. The proposed improvements a Fe are a result of a two and one-half year effort by the Downtown Enhancement and Mit) Pallit, Pedestrian Plan Committee, a citizen committee comprised of business and property \Mil owners, designers, and representatives from other committees with interests in the downtown. This committee has been supported by city staff from Community Development, Engineering, Streets, Transportation, and Parks Departments, as well as Design Workshop as planning and design consultants. Attached please find a drawing set representing seventy percent completion of schematic design for the first phase of the DEPP project. The set reflects comments received from the commission and historic preservation officer the week of March 8 as follows: • moved kiosk away from Wheeler entrance, removed flower pots to give more space on sidewalk for post-event gatherings • added historic markers at property lines on Mill Street, serve double purpose of marking entrances to alleys • replaced Colorado Spruce at Popcorn Wagon with tree of equal size as recommended by city forester, recommend saving two additional ash trees as transplants • continuing to investigate snowmelt systems, including solar-powered system, and will allow property owners to install systems (at their cost but incorporated into overall design and construction) DESIGNWORKSHOP • will have material samples, including concrete tumbled pavers, at April 7 meeting to further answer questions about recommended materials • recommended bench allows inscription plague located on bench end • ADA requirements are met in design, including directional curb ramps which meet dimensional requirements and walking surfaces and tree grates which meet maximum variation and non-slick requirements Upcoming milestones for the project include a public open house scheduled from 4:30-6:30 on April 5 at the Wheeler. If you are able, please stop by the open house as we will have samples of the tree grate, tree guard and bench. The project team will present the seventy percent level of schematic design to the commission on April 7, and to the Mayor and Council on April 12. If approvals are received at these meetings, the city will move forward with the project, including completing design development/construction documentation this spring, advertising for contractors this summer, and starting construction in early September. Thank you and ifyou have any questions please do not hesitate to call me at 925-8354. Cc: Ed Sadler--Asset Manager, City of Aspen Richard Shaw-Design Workshop, Inc. Gregory Leonard-Design Workshop, Inc. MEMORANDUM TO: Sheri Sanzone FROM: Amy Guthrie RE: DEPP DATE: March 31, 1999 I am in the process of writing my DEPP memo for HPC. Here are issues that I am seeing. If possible, I'd like to talk by tomorrow (Thursday)- my memo really needs to be done by the end ofthe day. We're on a tight schedule, but I didn't want to just throw my completed memo at you without some feedback. Mill Street (from Main Street to Hopkins Avenue) • Looking at the as-builts, I see that our streetlights are really haphazardly placed right now, so I like that you've improved that condition. Why isn't there a streetlight shown in front of Kenneth Cole, opposite the one at the Cantina? Along the same lines, since this is a gateway into the downtown, why isn't there a flower bed at Cantina like on the opposite side of the street? • I have a concern with the way the existing trees that are being retained interrupt the nice streetscape that you are creating. I understand there is some political sensitivity about removing trees, however they seem to become obstacles along the pedestrian way. At least the trees in front of Cantina are in a uniform line. I have more concern on some other blocks. • Did you consider trying to remove any of the encroachments, such as the canopy at the Cantina and Norwest Bank? I doubt that would be very popular and I guess the shelter is helpful in our climate- just wondering. • In some locations you have the benches and bike racks perpendicular to the street. It seems like this is the best orientation, particularly for the benches, so that the people sitting there can look down the street, at views, enjoy sun, etc., rather than look at a building wall. Why aren't they this way in alllocations? • Not to be too much of a dog lover, but since they are a major part of life here, where are dogs supposed to be hitched? To the street furniture? • I believe more trash cans than one per block are needed. Is it a good idea to have trash barrels very close to the benches, as they're shown in some locations? • Public art installations will require HPC review when a specific design is planned. This could be a difficult thing to review. Do you plan on creating any parameters? Mill Street (from Hopkins Avenue to Hyman Avenue) • The two large silver maples being retained in front of the Collins Block (at Fendi, Devonshire, etc.) are really a significant disruption in the view and movement down ~64·4#t~U-- 6 the sidewalk. Additionally, they really may be too close to the historic building and maybe that can be used as part of the reason for changing their location. Can these trees be transplanted? • The stone pavers that are being used to show the 30' lots and alleys are incorrect in front of the stairway to Marolt and Repplinger's office. That stairway encroaches into the alley, so the pavers need to be moved towards the north, to the edge of Hildegard's shop. • I feel that the scored concrete radius at the corner of Mill and Hyman should not come right up to the Wheeler. It is too contemporary as a base for that important historic building. It's o.k. if it starts from the curb line and is just in the street. Hyman Avenue (from Mill Street to Monarch Street) • The kiosk is lost moved so far down the street. Couldn't it be across from the Wheeler where the Hunter Creek bus stop is? So many people hang out there and could see what events are coming up. • Again, I feel maintaining the existing tree locations disrupts the sidewalk and will deter people from continuing down this street. • The solar pay station is very contemporary. While the proposed location for one across from the Prospector isn't a particularly sensitive location, I would not want to see these really anywhere else in the historic downtown, so maybe we shouldn't start the trend. Overall, great job! I really think the street furniture and materials you've selected are good choices. MAR-31-99 17=28 FROM= DESIGN WORKSHOP INC ID. PACE 2 1 A··.4,11 U"r·k·,1•,1,0 !1ir 1.4,11,£.,'11111' 61'4'|tlte,·lure 1.;imi 1 11;111111!Ig 1 1-1 •,it 1 11,- 'i,bil lon, kin 1'11,11:111,# MEMORANDUM 'I'o: Amy Guthrie··--Historic Preservation Officer 1;rein: Sheri Sanzone-Design Workshop, Inc. ttlill i 1,11.1,1,411" 1 )ale; 3 1 March 1999 I:'1• .,I,]111· Re; Seventy Percent Schematic Design Comments 4771 14' Downtown Enhancement and Pedentrian Plan Implementation (No. 2157-General Administtation) /11,11.lili"lit 1 31 11, 4-1 1.i,1...,i,11,1. Thanks lor the good comments contained in your memo. 1 will do my hest to address them j :11· 1.ilv,1 here, but if you have any questions or comments please call. I will address each bullet ix,int in the order of your memo. 'rhanks again. 11..iii ./lili /1, Mill,>tlreekilhom Main Street to Honkins Avenue) • 'Ille design goal for the stre¢ilights wasto organim them to achieve a more evon .1 distribution of light. and not to increase the amount of Light on thu street. As you knaw, there was much debate to rcaoh agreement on the liglit levels that exist today and the DEPP committee reached the conclusion that these light levels are sumcient. We simply relocated the fixtures without adding new ones. 'flicre is not a fixture located in front of Kenneth Cole today, but one is located around the corner on Main Street which serves to light the intersection. The desire to preserve the existing treez at ihe Cilntina precludes installing a flower bed, a disappointment for us. 'I'here are other design elements which are also a part of the original design for thiu corner that we hope will be implemented as a later phase. These include the curb flares which will give additional "waiting room" for pedeskians and more room for the Icaning rail, 0 1 he unginal design intent for the primary street prototype. which applies to the deniwistration project, was to remove &11 existing trees. Significant existing treca were 1„ bc retained only on the secondaty streets. There was a lot ofcommittee debate on this issue, and this decision was not reached easily. However, due to budget and political concerns, we were asked to retain as many trees as possible. Though it does rlot nulke for a uniform streetscape, and does cause some circulation conflicts, we appreciate the informatily and contribution to the downtown's cclectic character. * Scitiic cncroachments add diversity to the streetscape, such as thc arcade at the Collins Block, but sonic we would like to sec removed. Thc arcade at Norwest Bank is on¢ huch encroachment and Ed Sadler is investigating how it might be removed. Removing DESIGNWORKSHOP MAR- 31-99 17=28 FROM- DESIGN WORKSHOP INC ID. PAGE 3 70 Percent Scheinatig Design Comments DEPP (No. 2157) 3/31/99 p. 2 other encroachments: such as planters which extend from building, can be discussed with property owners during the designdevelopment phase of work, o I agree that perpendicular benohes in the living room layout is the best 60]ution. We are tight on space in most areas but will look for other opportunities to use Illis layout, perhaps by going to a smaller bench. a Oops! Notcs indicatingdoghitching areas were mistakenly lettoff drawings, will revise for nleetings next week. e Trash Gans work well next to benches where people maybe reading paper or eating and want to get rid ofrefuse right away. The noxious qualities ofoans will hopefully be addressed with frequent emptying by Parks staff. Will look for opplxlunilici; to add more trash cans per block. • Creating parameters for public art is not a part of our scope of work, but could he addressed during dwign development phase of work or by city staft) The public art component is so important te the design and you are correct in recommending that parameters be established for the design as well as review processes. Mill Stre et (from Hopkins Avenue to Hyman Avenue} e The silver maples at the Collins Blook are being relained in their existing location because of their significant size only. They are too large to transplant and are not in good health. We are recommending planting tree& in the desired localions along the curb so that they are established when the silver maples are finally removed in the next few years. e We will relocate the stone band to the edge of Hitdogard's shop to correctly mark thc historic 101 line. • 'Ille sidewalk area in front of the Wheeler is proposed to be paved with Randstone, similar to the material used for the handing, rather than concrete. The concrete is proposed for the street only. We agree that concrete is too contemporary and light colored to serve as a base for the Wheeler. Lyman Avenue (from Mill Street to Monarch Street) • Moving the kiosk to the mal] near the bus stop is a great idea- Serves our original Conet?pt of seeing the kiosk as you move around corner better than the location currently shown. • Steve Elisperman, the city forester, recommended we save two additional a<11 trees, one of which is in front of Wheeler Park. We are recommending that they be trum,planted to new locations at the curb rather than saved in their current location. • The solar pay station is proposed for this blook only, to replace the vicisting pay stations which will be moved to the parking mitigation areas on Monarch Street and at Bass Park. This is a new item recommended by Tim Ware of tlic Tranepurtation Department and has not been presented to the various committees fur discussion lind comments. MAR-31-99 17=29 FROM = DESIGN WORKSHOP INC ID. 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MEr, 0 . ...Of.t -ik~.r,f.C - 4 %:22,1 .:... .....9 ~9~~~.f·..r,~ ~~~~' ~h~~7~~f5%1-ul·->~·~i·~~.,·*;i--.it~''~ I ./.- .-'....... 4. 3222 **i - .*·<4127,94.<34-2--4,-7·,bre,th·..0... . --I,Ali~ty,·Airiri.„ehi'iZrgliAT,~",I~~I MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sarah Oates, Planning Technician 60 RE: Annual Preservation Honor Awards DATE: April 7, 1996 This year's awards will be presented on May 13th at the Hotel Jerome or Little Nell (National Historic Preservation Week is May 8-16). The awards are normally given to projects completed within the last year, for rehabilitation projects, and also for new projects which contribute to historic context or neighborhood character. An award ceremony was not held last year, so we will be handing out awards for projects completed in the last two years. In addition, some years the Welton Anderson award is given to a designer who has made a significant contribution to Aspen's built environment, or the Elizabeth Paepcke award to a person who is an outstanding preservationist. Staff offers the following suggestions for potential awardees: 1. 435 W. Main-L'Auberge, infill in a Historic District 2. 935 E. Hyman-Historic Rock, infill 3. 123 W. Francis-renovation 4. Trustee Townhomes-addition of new units 5. 918 E. Cooper-renovation and addition of a new unit 6. 426 E. Hyman-Curious George, infill in a Historic District 7. Jeffery Shoaf=restoration of historic cabin (across from No Problem Joe; not an HPC review project) 8. 218 N. Monarch-Half House 9. The Farmer's Market-for creating a community activity within the historic district 10. 208 E. Main-for improvement to the appearance and condition ofthe historic structures The above are the most significant projects completed since the last awards. Several projects are not listed above due to enforcement problems, and others are excluded because they are not exemplary projects. Also not included are projects that have not completed construction. The staff welcomes any additional suggestions for potential awardees. The commission traditionally gives awards for four or five projects. Also, please consider any nominees for the Anderson and Paepcke awards mentioned above. 0