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Home My WebLink AboutLand Use Case.HP.514 E Hyman Ave.HPC5-972737-182-13-002 HPC5-97 =~ ,- Mason & Morse Bldg. Minor HPC 514 E. Hyman Avenue - li H eÂ°>c H P- 5 9 P 4 .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT OF 514 E. HYMAN AVENUE, ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1997 WHEREAS the applicant, Mason and Morse Real Estate, represented by Jim Colombo, has requested minor development approval for the property located at 514 E. Hyman Avenue. The property is located within 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 of the neighborhood of the parcel proposed for development. 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. , 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, Amy Amidon, in her staff report on April 9,1997, recommended approval; and WHEREAS, the application was reviewed at a regular meeting of the Historic Preservation Commission on April 9, 1997, at which the Commission considered and approved the application without conditions by a vote of 6 to 1. NOW, THEREFORE, BE IT RESOLVED: That minor development approval for 514 E. Hyman Avenue, Aspen, Colorado, be approved without conditions. .. APPROVED BY THE COMMISSION at its regular meeting on the day of ,1997. HISTORIC PRESERVATION COMMISSION Chairman ATTEST: Chief Deputy Clerk ASPEN HISTORT PRESERVATION COMMISSTDN MAR. 12. 1997 Meeting was called to order at 5:20 with Jake Vickery, Roger Moyer, Susan Dodington, Suzannah Reid, Mark Onorofski, Gilbert Sanchez, Melanie Roschko, and Jeffrey Halferty present. Mary Hirsch was excused. 514 E. HYMAN - MASON MORSE BLDG. Amy stated that this is a proposal to change the materials on the existing building and there is no square footage being added. The building is within the Commercial Core Historic District and was built in 1980. It is a simple contemporary masonry building. The applicant proposes to make some changes, mainly to add sandstone details. Wrap the existing metal mullions with wood; replace the front door and there is to be a pressed tin in the soffit area. Amy stated in general HPC does not support replication or very close imitations of detailing of historic structures as it detracts from the true historic buildings; therefore, Staff recommends not approving the application. Jim Columbo presented and stated the design o f the building is not an imitation but gave the opportunity to infill into the neighborhood and put together a cohesive blend in the neighborhood. It utilizes historical elements in a noveau-victorian style. There is a progression of contemporary buildings with two very extreme noveau-victorian buildings to a building now that will bridge that gap in the community and make the transition over to the Elks Bldg. along that street line. Sandstone elements have been used all over town as banding and kick plates and bottom borders. Wood corbels are proposed to carry the upper sandstone ledger. Pediments have been used throughout town and it is being proposed. The materials proposed have been used considerably for the past 20 years in Aspen. COMMISSIONER COMMENTS Gilbert stated that the applicant mentioned that the proposal was not imitating a Victorian building because of the setbacks that are in the facade of the building. He asked the applicant to comment how the noveau- victorian detailing that is proposed reconciles itself with the setbacks. 1 ASPEN HISTOI~ PRESERVATION COMMIS,rON MAR. 12. 1997 Jim stated several buildings have done that; i.e. Footloose, Hillis Furs, Caribou Alley all have very similar setbacks going on and cantilevering going on over the existing face of the building. Those have worked by - carrying historic elements along the facade to get past the contemporary feel. They propose to use a fluted column to carry the cantilever to balance the building out. Jake inquired about the sandstone and how it is proposed. Jim stated the existing brick face will be removed and sandstone put on and around where the planters are. The central element of the pediment will be stucco and sandstone capping. Roger asked i f the applicant had a drawing o f the post supporting the balcony and the proposed light above the entry. Jim stated that he could provide cut sheets. The same fluted post is at Footloose. He also stated that they propose to clad the existing windows in wood. Gilbert stated that the building will read as a strong contemporary message and there is concern about confusing historical buildings with new buildings. Suzannah also stated that she agreed with Gilbert. The other buildings that were used as examples are very asymmetrical and have very scripture detailing. This building has a very strong asymmetrical feel ing and she feels you can't go and add asymmetrical qualities of other buildings over it. Susan stated that the pediment seems like it is imitating a Victorian but the other details are acceptable. Roger stated one of the primary functions o f the HPC is to maintain the distinction between an historical structure and a new structure. The corbels and posts are confusing. The panels are OK but when you add things to the panels it becomes confusing. He also stated that he would like to see the proposed lighting plan. 2 ASPEN HISTOR~ PRESERVATION COMMIS~ N MAR. 12. 1997 Bob George, owner of the building stated you are talking about four elements: corbels, pediments, columns and the bottom of the kick plates. He feels those elements are compatible. He also feels the building is symmetrical. Suzarmah stated that the large void space on the left has such deep shadows and the windows reflection gives the sense that the building is not balanced. Balanced would be two windows on either side of a main entrance. The pediment, brackets, kick plates and sandstone are very symmetrical. The four elements chosen are extremely recognizable for everyone who looks at Aspen' s historic elements including the tin roof and you will never get away from those things being associated with a Victorian building. When you attach them to a modern building you are saying I know this building is not Victorian but I would stilllike to have on a 'Victorian dress'. She feels the applicant could work with the building with some less recognizable elements to soften the feeling o f the building. Jake stated it is clear that this building is not an historical building even as presented with the proposed elements. The elements chosen are playful. Bob Stardoj stated that the facade needs changed to blend it with the buildings along the block. He stated that he was confused about historical and nuevo- historical and he is confused when he looks at other buildings on that block. He stated that he wants materials that blend. Jim Columbo presented new drawings. Melanie asked if the column would remain. Jim stated that the column would not change and it is a tongue and cheek element because you have an extremely neo-victorian style and bringing in a classic fluted column plays quite well. Amy stated that there is no doubt that this building is not old, the issue is the problem of applying historic detailing as such in a contemporary structure. 3 ASPEN HISTOI~ PRESERVATION COMMIS~ N MAR. 12. 1997 Roger stated that HPC does not want to design and possibly a worksession with the applicant would be appropriate. Jim Columbo stated he does not want a design by committee. He felt HPC's concerns were taken into account with the new drawings. Gilbert stated he wanted to clarify what the essential conflict is. Any application of historical detail of whatever period on a very modern building. The building has a very strong asymmetrical presence. Sabra VanDolsen, public stated she has lived here off and on since 1963 and is familiar with the changes taken place architecturally. She is struck by the opinions o f HPC having a blind commitment to the period o f this modern building. It is like HPC is trying to preserve an idea instead of addressing the building. The applicant is trying to soften the building with playful elements. Jim Columbo stated that details have been added to soften and make the building acceptable to receive these types of articulating elements and they are the build up of snapped edge sandstone along the balconies. Sandstone along the cornice and snapped edge sandstone along the vertical elements along the caps of all the planters. Those elements make the transition from a modern type of building to receive the applications we are proposing. He does not feel sandstone, corbels and tin are a conflict of the standards. Jim stated that he was dropping the first proposal and presenting #3. Jake stated efforts made to soften the impacts on the Elks Building has logic. The alternative design moves the detailing into a more neutral nature as opposed to a strong hinting of Victorian. MOTION: Roger moved that HPC table 514 E. Hyman to a date certain, March 19th 5:00 p.m. for the following reasons: 1) There are conflicts within what HPC's job is to do -within the confines of preservation and in dealing -with a building that is difficult and changes are being requested. The application is not complete, drawings are missing. There is no drawing of the column supporting the balcony. An example of 4 ASPEN HISTOR~PRESERVATION COMMIS~N MAR. 12.1997 the light fixture should be presented at the next meeting and a more detail of the signage, second by Gilbert. Motion carried 5-1. Jake voted no. Je#rey and Mark were not seated for this item. Discussion: Roger stated that he is trying to keep the process going and be proactive. 17 QUEEN STREET - CONCEPTUAL - PUBLIC HEARING Jake stepped down. Jeffrey and Mark were seated. Roger moved to continue 17 Queen Street, Conceptual Development and Public Hearing to March 26, 1997; second by Suzannah. All in favor, motion carried 7-1. 218 N. MONARCH - CONCEPTUAL - PARTIAL DEMOLITION Gilbert stepped down. Katalin Domoszlay, architect for the project stated that she would like to stake the area after the snow melts for the commissioners to site-visit. Katalin went through the list of concerns. The garage will be moved back and lowered and the ADU will be eliminated as it is not required. In order to save the maple tree they will eliminate the full basement underneath part of the house. She has ask the water department to reduce the easement on the side o f the water line to ten feet and that will allow the entire project to move five feet towards the North. At some point she will stake the addition to make sure that will work aesthetically and for the client. They have 21.6 feet between the two houses. The existing Victorian would be moved ten feet which would means the easement is eight feet and the neighbors house is 13 feet from the easement so they have a total of 21 between the buildings. She addressed the FAR calculation: Total site is 7,215 sq. ft. and 26.5% is excluded which gives 2372.4 sq. ft. available FAR. They are 5 Historic Preservatio~ Special Meeting -iviarch 19,1997 Suzannah Reid was appointed acting Chair and called the meeting to order at 5:10 p.m. with Melanie Roschko, Gil Sanchez and Susan Dodington present. Commissioner and Staff Comments Amy Amidon, community development department, told the Commission the Entrance to Aspen meeting has been postponed until April 9 so that everyone can get involved. There will be a photo simulation of a train coming down Main street. Ms. Amidon reminded the Commission of the site visit at the Paepcke house next week. Public Comments There were none. 514 East Hyman Avenue Minor Development Amy Amidon, community development department, reminded the Commission this was reviewed March 12. The staff recommendation was not to approve the proposal. A second plan was shown at that meeting and tabled to this meeting. Ms. Amidon recommended the Board approve some aspects but not all of the proposal. Ms. Amidon said this recommendation is based on the fact that this is not a historic structure but is located in the historic district. Ms. Amidon said staff feels the details proposed are in conflict with the character of the existing building and make the building not fit in with either historic or new buildings in the commercial core. Ms. Amidon pointed out in this proposal the ornateness has been pulled back, the cornice is more stylized, the sandstone is smooth faced - more in keeping with the existing building. Ms. Amidon recommended approval of the awnings, the smooth faced sandstone trim and the medallions, relocation of the door and new light fixture, the soffets can be replaced with a more high quality material. Ms. Amidon recommended not approving the sandstone pediment and the frieze and the corbels as well as the columns. Ms. Amidon said these are too much in conflict with the existing architecture and trying too much to create a central emphasis on the building. The column is supporting an element that is meant to be cantilevered. 1 Historic Preservation Special Meeting ~March 19, 1997 Jim Colombo, representing the applicant, said they are not trying to preserve a 1980 modern structure. The criteria for historical preservation is that it is compatible in general design, massing, scale and site planning with designated historical parcels and structures located on those parcels. Colombo pointed out only the Elks building and Ute City Banque building are the only 2 historic structures in this block. The rest of the structures are not of historical consequence. Colombo said the compatibility with the historic structures and the neighborhood is with neo-Victorian in-fill and those two historic structures. The street is very eclectic. Colombo said another standard is that the redesign does not detract from existing historic structures. Colombo said this building does not. Another standard is that this is consistent with the character of the neighborhood. Colombo reiterated this neighborhood has two historic structures and an eclectic mix. These are the standards by which to judge the project; this is not preservation of a 100 year old building. Colombo said he is proposing applications to a building that is very modern looking, which should make it fall more into the character of the block. Colombo said the two standards staff does not agree with is that this building is not compatible with the block nor is it consistent with the surrounding neighborhood. Colombo said this building will be consistent with the existing structures when these applications are made to it. Without these applications, it is inconsistent with the neighborhood. These additions to the Mason and Morse building will make it a transition between the Pitkin County Bank and the Elk's building. Colombo told the Commission they are giving the Mason and Morse building a whole new facade. They are trying to make the building more compatible and consistent with the neighborhood. One application that is of concern is the pediment; a pediment is a very neo-Victorian styling and is very similar to the building on the east. The pediment is to be smooth sandstone, which gives the building a light hearted feel. Colombo said he plans on using stylized corbels out of smooth sandstone with a hint of Victorian styling. Colombo presented photographs of historic and new buildings in the commercial core to illustrate architectural details. Colombo said neo-Victorian is a play off of historic styling. 2 Historic Preservation Special Meeting ~arch 19.1997 Colombo said the columns are another issue. These are meant to be fun, not historical. These columns are used to support a modern cantilever on this building. Larry Yaw, architect and neighbor of the Mason and Morse building, said he feels this design is knitting the block together and the block will be better because of this design. Yaw urged the HPC to approve this design. John Hamwi, owner of Little Annie's across the street, agreed with the spirit of this proposal and commended the applicants for this. Hamwi said he likes the cantilever and column. Hamwi said this building has never looked like it is in context with anything on that block. Scott Ledoux, Hyde Park Jewelers, told the Commission he does not think the Mason and Morse building fits in its block. Ledoux said he supports this proposal. Colombo requested the HPC make this decision based on the standards in the code, whether this detracts or is compatible with the buildings in the area, and whether or not it is consistent with the neighborhood. Melanie Roschko said to her the pediment feels like it is stuck on. Ms. Roschko asked if the pediment can be made more of the existing building. Colombo explained the design is to replace the entire existing facade with sandstone which will continue up into the pediment so that it will not seem detached from the existing structure. Colombo said he feels the frieze across the top with the corbels breaks up the building. Ms. Roschko said this building is contemporary and the pediment does not fit; it makes it more Victorian feeling. Susan Dodington said the building is asymmetrical and this is a symmetrical pediment and makes the building feel off balance. Gil Sanchez said this proposal is better than the previous one. It is getting away from literal detail. Sanchez said all the buildings on this block have flat roofs. The Building fits into the massing of the block. Sanchez said the plan makes the building seem disjointed. The pediment is very symmetrical and conflicts with this asymmetrical building. Suzannah Reid said this building has a strong asymmetrical and deep element and it will never be like the buildings next door. Ms. Reid said there must be a way to achieve softening and blending into neighborhood and adding character with a more modern approach. Ms. Reid said this could be using the materials in a more contemporary way. 3 .. Historic Preservation Special Meeting March 19, 1997 Colombo said this building is very symmetrical and the design is trying to lessen the asymmetry and bring the building back into line. Bob George, applicant, said this building is a box, not asymmetrical. Colombo pointed out this is a very bright structure with large glazed areas and inviting courtyard. Colombo reiterated this is not preserving a 1980 building. The standards the HPC is to be voting on is that this fits in with the rest of the structures and that it is compatible and consistent with the rest of the structures in the neighborhood. The Board is to make sure the infill structures meet the standards that have been set for the Board. Colombo said the HPC should look at this in a spirit of renovation, that the owners have decide to make a costly venture to improve the neighborhood. Colombo requested a straw vote from the Board and a tabling to another meeting for redesign and the full Board review. Ms. Reid said the Board is reacting to the elements and the details, which detract from the historic structures in the neighborhood. Ms. Reid said the other historic buildings in the block have a sense of self. Ms. Roschko moved to table 514 E. Hyman, Mason and Morse building, for further design consideration; seconded by Ms. Dodington. Sanchez said he feels this building is very asymmetrical and the recesses matter a lot to this building. Sanchez said playing up the asymmetry might be the best way to reach a solution. All in favor, motion carried. Colombo said they would like to be on the March 26th meeting. The changes will be simple to identify. Ms. Amidon said she will supplement the packet with information from this applicant. Bob George said he is frustrated on what will satisfy the staff and the Commission. Ms. Amidon said she has a problem with the pediment, frieze, corbels and the column. Ms. Amidon said tin and sandstone as elements are all right. Ms. Roschko said the Board has discussed the building as a whole and feels this is an asymmetrical building and that this solution does not fit to make the building work as a whole. Ms. Reid said the shape of the pediment and corbels is not the issue; the approach to putting a Victorianesque pediment on this 4 .. Historic Preservation Special Meeting March 19. 1997 building is the problem. Ms. Reid said the design needs to be rethought. David Hoefer, assistant city attorney, said the Commission looks at the overall project in relation to the standards in the Code. Sanchez said a successful solution will resolve the application of symmetrical historical detail on this asymmetrical building. Sanchez said he feels there is a way to apply the details to the building to emphasize the asymmetry. Ms. Dodington moved to adjourn at 6:20 p.m.; seconded by Sanchez. All in favor, motion carried. Kathryn S. Koch, City Clerk 5 ASPEN HISTOI~ PRESERVATION COMMI~ ON APRIL 9. 1997 completely. There needs to be some identification that it was a house and there was an entryway to it. She also encourages restoration work on the house. Ron Robertson, architect for the tenant, McCluskey stated that they want to return to the more historic floor plan which allows them to keep the porch on the outside and move the windows. The door would be moved by a 1 1/2 feet to the outside wall in response to the information from Amy. Susan asked if the glass would be flush. Ron stated yes. His intent is to just move the door to the outside wall which is the historic original location and it was set back. Amy stated that the porch had been extended before and she feels the entry should remain. Ron stated that he is also proposing two 4 by 4 skylights on the flat roof that would be impossible to see from any side of the building. MOTION: Mary moved to approve the minor development application for 132 W. Main St. in terms of the proposed modification to the west and north facades. Exhibit #4 B & C indicate the modification to the south facade. Two non-showing skylights are also being approved with graphic information to be presented to Sta#and monitor; second by Roger. All in favor, motion carried. 514 E. HYMAN - MINOR DEVELOPMENT Jim Colombo represented the applicant Mason and Morse. Amy stated that a site visit was previously done and the recommendation was that a redesign be done to simplify the building. Jim stated that they tried to look at the symmetry and character o f the existing building. There are three elements of symmetry and they are represented by the front facade, store front windows, balcony with recessed current entry; and the recessed store front windows that run two stories. 4 ASPEN HISTOI~ PRESERVATION COMMIS~ON APRIL 9. 1997 Jim stated that they are proposing a honed sandstone surface. They will be in 24 by 24 blocks. They will apply the sandstone over the existing brick and it will be very contemporary in style. It will be accented with slate medallions. There will also be a thin banding of sandstone. The windows are proposed to be wood clad. An awning would be applied at the higher level. There will be a stucco application ofthe soffet area and three recessed can to tighten the entry. There will be tube lighting above the sign. Jake asked if the pediment or gable going to be sandstone. Jim stated yes. Roger stated that as a suggestion the railing and pediment top should be flashed due to stone being added for maintenance reasons. Effervescence occurs and it doesn't go away. Gilbert stated that he felt a cap flashing would be appropriate aesthetically. Jim stated that he does not want that in the motion and he will research the effervescence problem. Jim stated that the medallions will be flush with the sandstone. As recommended the pitch has been lowered. Susan stated that she likes the design. Gilbert stated that the response to the concerns that HPC is well received, i.e. massing, front facade etc. The changes adapt well. He mentioned the planters remaining stone. Jim stated that he could tie the planters in with a smaller medallion on the front. Suzannah stated that her concern is the large awning over the space and it detract from the other elements that are being proposed. Jim stated that it will be a retractable awning. 5 ASPEN HISTOI~ PRESERVATION COMMI~ON APRIL 9. 1997 Jeffrey asked how the termination of the sandstone will be done at the side of the building. Jim stated that a bullnose will run to the corner and butting into the brick. Nothing else can be done because it would then be encroaching. MOTION: Roger moved to approve minor development for 514 E. Hyman as show on the submitted drawing exhibit VII -1 to include the application ofsandstone medallions to the planters as proposed by the applicant; second by Gilbert. Motion carried 6 - 1. Suzannah voted no. Gilbert will be the monitor. Amy asked if the medallions could be held off until last to see how the building flows. 218 N. MONARCH - HALF HOUSE - FINAL Gilbert stepped down. Mitch Haas, staff planner stated that the applicant is requesting final approval to relocate the landmark structure onsite, demolish a small portion on the back o f the building and to make an addition to the existing building. They are also requesting the FAR. bonus and a waiver from one of the residential design standards. Conceptual was granted March 12 with conditions. There are a few changes. The ADU has been eliminated and they moved the garage three feet further back from the street which eliminates the need for a front yard setback variance. The deck on the rear has also been reduced in size to eliminate the need for a rear yard setback variance. There is a recess proposed to the east elevation which creates usable deck space and breaks up the mass of the east elevation side. The front porch will be left in its original condition. At conceptual it was proposed that the house be moved ten feet and since then a compromise has been established with the Water Dept. regarding an easement and the house will only have to be moved 3 1/2 feet south which results in a 14 foot side yard setback which is the same as the house next door. In general Staff 6 U GA - B .....?e 0 1. ./fr X 2 ... -h ..... 4 .. CASELOAD SUMMARY SHEET CITY OF ASPEN HISTORIC PRESERVATION COMMISSION DATE RECEIVED: 3/11/97 CASE # HPC 5-97 DATE COMPLETE: PARCEL ID # 2737-182-13-002 PROJECT NAME: Mason & Morse Bldg. Minor HPC Project Address: 514 E. Hyman Ave. APPLICANT: Mason & Morse Address/Phone: 514 E. Hyman Aspen, 925-7000 OWNER: sarne Address/Phone: REPRESENTATIVE: Colombo, International, Inc. Address/Phone: 520 E.Cooper, Aspen 925-7806 RESPONSIBLE PARTY: Applicant Other Name/Address: PLANNING FEE: $120 # APPS RECEIVED 1 FEE RECEIVED: $120. # PLATS RECEIVED 1 GIS DISK RECEIVED: TYPE OF APPLICATION:Exemption Review Bod, Meeting I)ate l'ublic Hearing ? i HPC C]Yes E]No P&Z C]Yes C]No CC C]Yes []No 1 CC (2nd reading) C]Yes IZINo REFERRALS: U City Attorney U Zoning El Environmental Health O City Engineer Il Housing . 0 Parks U Planning U Other: Il Other: DATE REFERRED: INITIALS: DATE DUE: CLOSED/FILED DATE: INITIALS: ROUTE TO: .. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development Directo~ THRU: Julie Ann Woods, Deputy Planning Director ' FROM: Amy Amidon, Historic Preservation Officer RE: 514 E. Hyman Avenue, Mason and Morse- Minor DATE: March 12,1997 SUMMARY: The applicant proposes to change materials on the exterior of the existing building. This building was built in 1980 and is within the Commercial Core Historic District. No new square footage will be added. APPLICANT: Mason and Morse, represented by Jim Columbo. LOCATION: 514 E. Hyman Avenue.~/" PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all 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 the 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 a historic landmark.... Response: The proposal is to add sandstone details, wood corbels, a pediment, a tin "ceiling," a new light fixture and sign, kickplates and a wood door, and to clad the existing metal windows with wood. It is a longstanding policy of HPC to discourage imitation or application of traditional Victorian architectural details on contemporary buildings, since this may misrepresent the development history and historic architecture of Aspen. The challenge for a designer working within a historic district is to create infill buildings which are compatible but not replicative of the historic resources. The existing building does not repeat many of the patterns established in the surrounding historic structures, but in some ways fits more comfortably into the blockface than the more stylized building to the east. Staff does not support a Victorian approach to the design of the Mason and Morse building. There are certainly other modifications that may be appropriate, for instance, the fabric awnings, which seem in some conflict with the architecture of the building could be replaced with a more solid element, and signage or lighting could be improved. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: In general, the surrounding buildings are compatible with, but not imitative of the Victorian commercial architecture. 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. Response: HPC does not support adding historic details to new buildings because it is thought to detract from the significance of the true historic structures. 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 historic structures are directly impacted. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development 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 Minor Development approval finding that the application does not meet the Development Review Standards. .. RECOMMENDATION: Staff recommends that HPC deny the application as proposed finding that the development review standards are not met. RECOMMENDED MOTION: "1 move to deny the minor development application for 514 E. Hyman finding that the development review standards are not met." .. MASON 2 MORSE REAL ESTATE March 3, 1997 Amy Amindon City of Aspen 130 S. Galena Street Aspen, CO 81611 Dear Amy: Jim Colombo is authorized by myself, Robert A. George, president of Mason & Morse Real Estate Inc., to represent all Mason & Morse interests in reference to the historical preservation committee items as well as all planning and building department items for the City of Aspen. Should you have any questions, please feel free to call me. Sincerely, ,/-703Kau enG NJU Robert A. George~ President /seg 514 EAST HYMAN AVENUE AsPEN, COLORADO 81611 (970) 925-7000 FACSIMILE: (970) 925-7027 ' COLOMBO ' INTERNATIONAL, INC. 520 E. COOPER ASPEN, CO 81611 TEL: 970 925-7806 FAX: 970 925-3972 Historic Preservation Commission March 3, 1997 Amy Amidon -Historic Preservation Officer City of Aspen 130 S. Galena Aspen, Colorado 81611 RE: Mason & Morse Building Renovations Description of Proiect: The Mason & Morse building is located at 514 E. Hyman in the City of Aspen and is in the Commercial Core Zone District. The current structure was built in 1980 and replaced the Gargoyle Building. The Mason & Morse building is neighbored to the west by the Elks Building and to the east by 516 and 518 E. Hyman . The Ute City Banque building is across the street to the South at the corner of Galena and Hyman ave. The proposal is to complete a facade renovation to the builiding which would utilize materials and elements of historic use and character in the downtown Aspen area. The current structure is very urban in nature and style although it does utilize a common brick facade. It is our proposal to articulate this common brick facade with elements of sandstone, stone banding and wood and stone crown and corbels. The window elements are currently of metal storefront construction. We propose to wrap the metal elements with wood detailing to present a feature more similiar in nature to the important buildings of the area. We feel that our facade change will enhance the general appearance of the building as well as more closely conform to the characteristics and materials of the architecure and ambiance of the downtown area. The facade change proposal will creat an infilling of continuity along Hyman Ave in this area. It is our feeling that the entire streetscape will be improved. The front courtyard will become more pedestrian friendly and inviting and the building itself will become more interesting and appealing. Other structures in this Historic Overlay District will benefit from the infill continuity of the facade change. The proposal is compatible in general design, massing and volume, scale and site plan of designated historic structures located on adjacent parcels. The proposal is consistent with the character of the neighborhood. . r 514 E. 1-IYMAN . Ami 0 1 1 1 4. ih yirl U. $ 3'FICAL 21 r -1 , ASPEN AL'Se | - SURK -1,*St 225TAL ~ty .02' - Jltir:lia \-EX k W 1 - U.en y (- Â¤ sul H. 4% -19 -- 6- mvERSIDE DR. , i/ZAJ =P U 1 U. 1 --1 log* 18 ; f ~0005 I */ E LIUAN ST. 4 ?EMS. WATERS AVE 01.- 1% | ~f- ~ CT. 1- â‚¬ sT . 1 /VÂ· 45,06# 4 . - St I Â· i 2 2 =1 E COODER AVE * -3 -r COOPER AVE. -i pe Atm UL â‚¬2 0 S -1 1 1 ~ ~. ~ g ELAJAW. , 5\ 4, 8 5 11 , 4 30 E 44<AN AvE~ 4h HOPME % g E 1 2 2 0 W WOOKINS A â‚¬ S th [Al-Fieri REGENT 0-~~;2-12-,-5 - EiÂ©= , a - WN ST. S g Z Z - M,=~FX-*7 )% QUEEN SY. 0 - - E = e W ;LEKER 57 E i42 1 -1 Â¥ MATCHLESS DE WÂ· 2 EZE= W Â·ULLAM 9. PARK CR- &3 2.02, E -i -' BAV ST 152â‚¬,0 4440 M E i WIRANC:. , 2 7 â‚¬ - RAGS AE ES W SDD:N./.7 N:CHOUS UL 341 \~4 ~ alâ‚¬ 5- C :iESON AVE 4 & . =C. 'e'.ST. ir#YMOâ‚¬- ,~NE .4/ ROARING -4 rE C ae A *pe -1 . WL ~ 'Â« C. ST. - - RIva GEE? U. PORK FE EVER C. HUNTER CE lisu AVE J 25'Kuvc k :3ia COMMUN;TY - 1Â£ DUCA LN--1 2 SUCY UL C - - 5 HUNTER CREEK - ---, PEDEmIANWALKWAY ICINTER CRS m. ~ SALVATION CZ Wn,LOUGHI N - RESIDENTIAL OR COUNIT ROADS EDGE PL - COLORADO STATE HIGHWAY 82 . RIVEA r UL 1 ! '.123 C... 0*. 0% BEA RIDGE Z) . & 88, ..{- -. . /. ' ... h~s 01995 F,g C= â€ž - a PEAR C. )16,0,3Â·64WK 02 .VICINITYM*rf-- - 4 - CHADWICK WY. -174 - %0 6,~7t>:P- 9 /Â«b -MASON f MOR5E 6.LD(k. - , -- ws-zo. SABN C.R. 1 "1...1/ COLOMB O ..1.... , ..1......1.. .....'.11...... ell. /4.6-4 PHONE (970) 925-7806 . FAX (970) 925-3972 S FOURI1151 NFO Rillst .. ATTACHMENT 1 LAND USE APPLICATION FORM 1. project name 14#503 f M 'DEME *LID . 2. Project location * 6 14 6- 1-7 pt,AO L.-OE N , SUC, 9 4 ,Â©PUU , co Lo eAOR (indicate street adldress, lot and block number or metes and bounds description) 3. Present zoning /73 4. Lot size 9â‚¬00 -Se ,43Â¤. 5. Applicant's name, address and phone number HÂ»3,~ HIr gE_ 4*514-r. M41*d 915 - 1000 6. Reoresentative's name, address, and phone number ter) 146136tLKIM11Â¥Pflil -1FC. 1~3) %- ~-'93/Eft , 129 - 9/20 6 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD K Minor HPC Stream Margin Final PUD Relocation HPC Subdivision TexUMap 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.1 number of bedrooms, any previous approvals granted to the property) -p.*-A-L t5-STA:19- d=TT-/C,6- 9. Description of development application FACA-Â·~DE- 9-15â€¢46\(*00 J -rs Ejer,CURL AF- EXI W-) n c, s-re--I 1 (-,n-,22 - 10. Have you completed and attached the following? f Attachment 1- Land use application form Â» Attachment 2- Dimensional requirements form Â» Response to Attachment 3 4 Response to Attachment 4 11111111 1 - /.. ASPEN HISTORIC PRESERVATION COMMISSION MINOR DEVELOPMENT REVIEW Application Package Contents Following is an application for minor development review at HPC. Included in this package are: 1. Attachment 1- Application form 2. Attachment 2- Dimensional requirements form 3. Attachment 3- Description of general requirements for a complete development application 4. Attachment 4- Description of specific requirements for a complete development application to HPC 5. Attachment 5- Applicable review standards on which HPC will base its decision 6. Attachment 6- General summary of the HPC review process 7. Attachment 7- Definition of minor development To submit a complete application, fill out Attachments 1 and 2, include all items listed on Attachments 3 and 4, and provide any other information necessary to clarify the project. - A pre-application conference is strongly recommended so that the appropriate review process and submission requirements can be discussed. In addition, other reviews, such as those before the Planning and Zoning Commission, which may be required by the Aspen Municipal Code can be identified at this time. A consultation with the Zoning Officer and Building Department is also recommended early in the application process. TWO COPIES OF ALL SUBMISSION REQUIREMENTS IN A FORMAT NO LARGER THAN 11"X17" ARE REQUIRED. FOR GRAPHICS WHICH ARE LARGER THAN 11"X17," SUBMIT TWELVE SETS OF PRINTS. 7- ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: MA-5 014 1 MDAE- Address: 914 # MY#bu Zone district: 6-0 Lot size: 3,090 sa,f,T. Existing FAR: 4900 se..,er. Allowable FAR: â‚¬~00 Sb'.i:ST, Proposed FAR: 46Â©0 9,8-1~lE Existing net leasable (commercial): Proposed net leasable (commercia~ -10~* Existing % of site coverage: Ast) e,66*hÂ£,eF- Proposed % of site coverage: 't Existing % of open space: Proposed % of open space: Existing maximum height: Principal bida: 35'-8 Accesorv blda: Proposed max. height: Princioal bldg: Accessorv blda: Proposed % of demolition: Existing number of bedrooms: .04 Proposed number of bedrooms: E- Existing on-site parking spaces: 0 On-site parking spaces required: 43- Setbacks Existing: / Minimum required: Proposed: 1 - Front: 2/3 Front: 29 Front: 25> Rear: -e- Rear: E- Rear: 8- Combined , Combined = Combined t Frontirear: ZED FronUrear: 5 FronUrear: 20 Side: -6- Side: -5 Side: -e Side: -5 Sider -,9, Side: -0- Combined Combined Combined Sides: -9- Sides: 0- Sides: -6- Existing nonconformities or encroachments: VaMations requested: (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations underthe cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) : .. - I ATTACHMENT 3 GENERAL SUBMISSION REQUIREMENTS All development applications must include the following information: 1. The applicanfs name, address, and telephone number;,contained within a letter signed by the applicant stating the name, address, and telephone number of any representative authorized to act on behalf of the applicant. . 2. The street address and legal description of the parcel on which the d-evelopment is proposed to occur. , 3. A disclosure of ownership of the parcel on which the development is proposed to occur. consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages. judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the development review. 4. An 8 1/2" x11" vicinity map locating the subject parcel within the City of Aspen. i i G. 0._40. 1 0 3 1 0 â€¢ 62.61 i ---4 :v ..; i, I .L ....w 4., W.WW 4/ W PITKIN COUNTY TITLE, INC. THANK YOU FOR YOUR ORDER Please find enclosed a commitment or commitments to issue Title Insurance. Please review the enclosed and if you have any questions please do not hesitate to call us at the number listed below. TO: MASON & MORSE, INC. ATTENTION: BOB GEORGE DATE: February 25, 1997 OUR CASE NO.: PCT11564 SELLER: MASON & MORSE INC., A COLORADO CORPORATION BUYEUBORROWER: PROFORMA LENDER: I.EGAL: LOT N, BLK. 94, ASPEN COPIES TO: 1. 2. 3. 4. SCHEDULE B'S DELIVERED TO: COMMENTS: THANKS BOB! i* 601 E. HOPKINS P. f \ ASPEN, COLORADO 81611.1967 970-925-1766 1 970-925-6527 FAX *3-:- -- Â·- -1eb.:Â·25. 4 99*7 ~Â·:3:34?M filkill. uouNix iliLa No. 0068 2..Â· 2/6 -. . Commitment for Title Insurance Fidelity Nationd Title Insurance Company A Slock Company COMMITMENT FOR TITLE INSURANCE FIDELITY NATIONALTITLE INSURANCE COMPANY, a Corporation, herein calledthe Company,for valuable consideration, hereby commits reissue its policy or policies of title insurance, as identified in Schedule A. in favor of the proposed insured named in Schedule A. asowner or mortgagee of the estate or interest covered hereby in theland described or referred to in Schedule A. upon payment of thepremiums and charges therefore; all subject to the provisions of Schedules A and 8 and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the \ policy or policies committed for have been inserted in Schedule A hereof by the Company. either at the time of the issuance of this Commitment or by subsequent endorsement. This Commitment is preliminary rothe issuance of such policy or policles of title insurance and all liability and obligations hereunder shall cease and terminate six (6) months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. This Commitmentshall not be valid or binding until countersigned by an authorized officer or agent. IN WITNESS WHEREOF. the Company hascaused this Commitment to be signed and sealed, to becomevalid when countersigned by an authorized officer or agent of the Company, all in accordance with its By-Laws. This p Commitment is effective as of the date shown in Schedule A as "Effective Date." Fide#tyN,None/77#eD:suranceCompeny BY .Sp -/:*23 c preement ATTEST . Countersigned v' 'I-:M'~|~l~~~~ ~ secrmry *6 dioriztd Signature (>J FORM 27Â·83Â·66 (9/94) Valid Only il Schedule A and B are Attached ALTA COMMITMENT - 1966 11;. condition, 01 thiscommi-1,1 reqtd/â€¢thal 111* premdm aâ€¢â€¢ châ€¢iâ€¢,bepald,flo, tothÂ® lis....c. oid..110.poicyN. The,â€¢1014 1,0 pok,ts) -belâ€¢--d undl -diaq- have bi- remined m the buln, alint lit ie b. 66.199 7 3 : 3424 Jf V~~IN Juuair i lid No. 5000 f. 0/ 0 FNT COMMITMENT FOR TITLE INSURANCE, SCHEDULE A 1. Effective Date: 02/03/97 az 08:30 A.M. Case No. PCT11564 2. Policy or Policies to be issued: (a) ALTA Owner's Policy-Form 1992 Amount$ TBD Premium$ Proposed Insured: Rate:STANDARD PROFORMA (b) ALTA Loan Policy-Form 1992 Amount$ PremiumS Proposed Insured: Rate: Tax Certificate $20.00 3. Title to the FEE SliMPLE estate or interest in the land described or referred to in thil Commitment is at the effective date hereof vested in: MASON & MORSE INC., A COLORADO CORPORATION 4. The land referred to in this Commitment is situated in the County of PITKIN, State of COLORADO and is described as follows: LOT N, BLOCK 94, CITY AND TOWNSITE OP ASPEN ISSUING COMPANY: FIDEL~TY NATIONAL TITLE INSURANCE COMPANY By: PITKIN COUNTY TITLE, INC. Schedule A-PG.1 601 E. HOPKINS This Commitment is invalid ASPEN, CO. 81611 unless the Insuring 970-925-1766 Provisions and Schedules 970-925-6527 FAX A and B are attached. AUTHORIZED AGENT igo. 46, 1997 Â·= 3:4624 tildid UOUN ii 11162, No, ouoo. .r. 4/0 SCHEDULE B - SECTION 1 REQUU TS 1 . The following are the requirements/to be complied with: ITEM (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. ITEM (b) Proper instrument(s) creating the estate or interest to be insured must be executed and dul~ 4iled for record to-wit: THIS COMMITMENT IS FURNISHED FOR INFORMATIONAL PURPOSES ONLY, IT IS NOT A CONTRACT TO ISSUE TITLE INSURANCE AND SHALL NOT BE CONSTRUED AS SUCH. IN THE EVENT A PROPOSED INSURED IS NAMED THE COMPANY HEREBY RESERVES THE RIGHT TO MAKE ADDITIONAL REQUIREMENTS AND/OR EXCEPTIONS AS DEEMED NECESSARY. THE RECIPIENT OF THIS INFORMATIONAL REPORT HEREBY AGREES THAT THE COMPANY HAS ISSUED THIS REPORT BY THEIR REQUEST AND ALTHOUGH WE BELIEVE ALL INFORMATION CONTAINED HEREIN IS ACCURATE AND CORRECT, THE COMPANY SHALL NOT BE CHARGED WITH ANY FINANCIAL LIABILITY SHOULD THAT PROVE TO BE INCORRECT AND THE COMPANY IS NOT OBLIGATED TO ISSUE ANY POLICIES OF TITLE INSURANCE. ibe'/5iyi FG f 80. 60. 133 i 0: jorgi 80.JUDO r. 0/0 ti~N Guudil lii.t <~ PHT SCHEDULE B SECTICN 2 EXCEPTIONS The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, non shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, enchroachments, any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien. for services. labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent co the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer service or for any other special taxing district. 7. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 66 providing as follows: "That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws". 8. Deed of Trust from : MASON & MORSE INC., A COLORADO CORPORATION To the Public Trustee of the County of Pitkin For the use of : ALPINE BANK, ASPEN Original Amount : $850,000.00 Dated : December 11, 1990 Recorded : December 13, 1990 in Book 635 at Page 943 Reception No. : 328758 This commitment is invalid unless Schedule B-Section 2 the Insuring Provisions and Schedules Commitment No. PCT11564 A and B are attached. ieD. 25. 1331 3.JorM .C 1~~ i N Uvu.th i 1 1 1 .L No. JUDO 2. 0/ b . 0 FNT ADDITIONAL INFORMATION AND DISCLOSURES The Owner's Policy to be issued, if any shall contain the following items in addition to the ones set forth above: (1) The Deed of Trust, if any, required under Schedule B-Section 1. (2) Water rights, claims or title to water. (NOTE: THIS EXCEPTION WILL APPEAR ON THE OWNER'S AND MORTGAGE POLICY TO BE ISSUED HEREUNDER) Pursuant to Insurance Regulation 89-2; NOTE: Each title entity shall notify in writing every prospective insured in an ownerts title insurance policy for a single family residence (including a condominim or townhouse unit) (i) of that title entity's general requirements for the deletion of an exception or exclusion to coverage relating to unfiled mechanics or materialmens liens, except when said coverage or insurance is extended to the insured under the terms of the policy. A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanics' and/or Materialmen's Liens executed by the persons indicated in the attached copy of said affidavit must be furnished to the Company. Upon receipt of these items and any others requirements to be specified by the Company upon request, Pre-printed Item Number 4 may be deleted from the Owner's policy when issued. Please contact the Company for further information. Notwithstanding the foregoing, nothing contained in this Paragraph shall be deemed to impose any requirement upon any title insurer to provide mechanics or materialmens lien coverage. NOTE: If the Company conducts the owners' closing under circumstances where it is responsible for the recording or filing of legal documents from said transaction, the Company will be deemed to have provided "Gap Coverage". Pursuant to Senate Bill 91-14 (CRS 10-11- 122) ; (a) The Subject Real Property may be located in a Special Taxing District; (b) A Certificate of Taxes Due listing each taxing jurisdiction may be obtained form the County treasurer of the County Treasurer's Authorized Agent; (C) Information regarding Special Districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. NOTE: A tax Certificate will be ordered from the County Treasurer by the Company and the costs thereof charged to the proposed insured unless written instruction to the contrary are received by the company prior to the issuance of the Title Policy anticipated by this Commitment. This commitment is invalid unless Schedule B-Section 2 the Insuring Provisions and Schedules Commitment No. PCT11564 A and B are attached. .. , . . 4, ~ 1 -0.1~ - I lie-4739-4462' - --===36,291F 1 -~eG:24 1: . --9- ) -- 9 ll, -'3* f 0-fÂ·- J r t, ...tÂ»~444 At- -2 ~ 5 -. : , li Â· 3 1-F-Lâ€ž. 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' :4, r.. . - - -1.-* , . 1 , . 1 #23=========~===========f ,-â€ž 1 â€¢ 4 1- .- A- L.. . f., 9.. 3. 4 - I m '11 -==~~= Fl 1 711 XE==-=h. 1 - - , L.-2Â¥- .~_~~~a: -T ~~ / -1 -: -7 X \\ 1 / 1 WL 11 Ill =t -- -1 - -i -- --'-9Â»3 -0/ . -- - - .. ... - _ . 1 =1,1 1 1 â€¢ I -\\ 1 l - i -1- r-- 4 h ... - i. ?.\ ./ 0, - N. 4 4 r. 1 1. / 0 1~-Â· ; ' 'I ..+Z:=1~ Iii-14Â·j ' .Pi. \ /, .kill/ -7 - 11 1 jj, . , k - , -1....fa - - 1'7 - 0 i ~Â»~~~-~~-v - ,... i .' .1 - 14 r. IE --J jr lw=u~kw---- . \ , 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 . 1 ; 1 --Ert-ZE,ZiLLE - l -19 f M - - 11.--1 1 i Â¤1 --- -- - - --Il- ji--Ill-F~ 0- - ./ 2 - Â·94,4 .. -. _ - . 1 - -- - - - 4 -4 - - -Â·a r., ./ f 11 111 . 't*.:1.- 1 1 , I 1 . - I '1",1 I 119 1 7,1,11/ 47 . 1 . > I-. . --, ..0-1 /---- - 4 1-â‚¬>. 1 _ / ,-Â«>-1 1 /-, > c. 0.-9 ~ t-~-.4.- c~; -1 2469--2-2~'264-<(1-9 1~1:-1,1.1 r'litfilfim.[1(-4 99. - + 1... :Z - / - * I . 1 . ... - f... - ---*. - '-*-. - a# . \ 1 , i . X .. . I . , , . 4 /- - 47-'&:br&qa# 2:.~f .- / /* . 4) - 0 -'.4.-CÂ· 7H. -~ : ;$ r ----7-- -- , 4,..2 .0 , . a . ' , -, 4 1 .9 . A)*5 :. 4 1 - 44 -*1 , I - , â€¢ .t , I '. f \ - ./ - ' 4.' 4- --- -17. - 4 - I . I. # I..... ./. .- 1 11'...041:,~:4:: ... I h , 14'.1 *11#4 4/ .' ' 4.Nk .. * ./ ~: ii .*It *It 1 1 i M. *i: - ICIOLIC~"I~Ig~j| MASON & MORSE |i ...........6..., REAL ESTATE .\!i -9423--3 /1 , 4 .. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development P--' 9/-V Julie Ann Woods, Deputy Planning Direct FROM: Amy Amidon, Historic Preservation Officer ' RE: 514 E. Hyman Avenue, Mason and Morse- Minor DATE: March 19, 1997 SUMMARY: The applicant proposes to change materials on the exterior of the existing building. This building was built in 1980 and is within the Commercial Core Historic District. No new square footage will be added. On March 12, HPC voted to continue discussion of this application. The applicant has submitted a revised drawing. APPLICANT: Mason and Morse, represented by Jim Columbo. LOCATION: 514 E. Hyman Avenue. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all 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 the 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 a historic landmark.... Response: The proposal is to add sandstone trim and corbels, a pediment, a tin "ceiling," a new light fixture and sign, a new door, a column, and to clad the existing metal windows with wood. Since the March 12 meeting, the applicant has submitted a revised design, and now proposes a smooth faced sandstone (limited split face stone will be used), a more stylized cornice, a different light fixture (not shown), and has added stone medallions inset into the brick facade. .. Staff has had several discussions with the applicants, who feel that the approval of the two neo-Victorian structures to the east resulted in their building becoming an anomaly within the block, and who are in substantial disagreement with staffs position on the proposed project. Staff still finds that the architecture of the existing building does not easily allow it to be adapted to neo-Victorian or other more decorated styles. The suggestion has been made that abstract or contemporary details (for instance, wood or metal trellises or other projecting elements) could be used to soften the building if that is the goal of the project. Elements which support, rather than contrast with the existing building may able to add character to the facade and therefore strengthen its presence along that blockface. The design as proposed on March 19 is simplified from the original proposal, however staff believes that HPC would not find the eclectic nature of the design to be in compliance with the design standards, or compatible with the surrounding historic district, if this proposal were brought forward as a new structure to be built within the Commercial Core. As a middle ground, staff would recommend that elements which are not in significant conflict with the existing building, such as the awnings, smooth faced sandstone trim and medallions, relocation of the door, and a new light fixture may be approved. The painted drywall soffits which currently exist may be replaced with a higher quality material, although pressed tin may not be in keeping with the rest of the proposal if it is simplified further. Staff recommends that the sandstone pediment and frieze, and stone corbels be eliminated, because creating a centered element on the south facade works against the design characteristics of the existing building. The proposed column also is in conflict with the existing cantilevered area over the doorway. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The building is somewhat unique within the Commercial Core Historic District. Some other contemporary architecture, as well as neo-Victorian commercial architecture has been infilled around the historic structures. The modifications proposed by staff are intended to be consistent with the existing structure and the neighborhood. .. Response: The development will not impact the historic significance of any surrounding historic structures. 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 historic structures are directly impacted. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development 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 Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the following elements of the application: the awnings, smooth faced sandstone trim and medallions, relocation of the door, and a new light fixture. The painted drywall soffits which currently exist may be replaced with a higher quality material. Staff recommends that the sandstone pediment and frieze, and stone corbels be eliminated, because creating a centered element on the south facade works against the design characteristics of the existing building, as does the proposed column, and are in conflict with review standards 1 and 2. RECOMMENDED MOTION: "I move to approve the awnings, smooth faced sandstone trim and medallions, relocation of the door, and a new light fixture proposed for 514 E. Hyman Avenue. The painted drywall soffits which currently exist may be replaced with a higher quality material. The sandstone pediment and frieze, and stone corbels are to be eliminated, because creating a centered element on the south facade works against the design characteristics of the existing building, as does the proposed column, and are in conflict with review standards 1 and 2." ' COLOMBO' INTERNATIONAL, INC. 520 E. 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