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Home My WebLink AboutLand Use Case.HP.517 E Hopkins Ave.HPC23-9642:5;2' 7 5 11 9 14Â°f k , vt 5. 11 U +L (fel s â‚¬ ir-1 ; 1-T r C c .> i v 896 lA 0 - 11 H f CASELOAD SUMMARY SHEET CITY OF ASPEN HISTORIC PRESERVATION COMMISSION DATE RECEIVED: 7/3/96 CASE # HPC 23-96 DATE COMPLETE: PARCEL ID # 2737-073-40-003 PROJECT NAME: City Plaza Building HPC Minor Project Address: 517 E. Hopkins, Aspen APPLICANT: Maurice Beriro Address/Phone: C. Tropico, Box 20, Torremolinos, Spain, 011-345-238-6600 REPRESENTATIVE: Charles Cuniffe, Architect Address/Phone: 520 E. Hyman, Aspen, 925-5590 PLANNING FEE: $115 # APPS RECEIVED 1 FEE RECEIVED: $0 # PLATS RECEIVED 1 TYPE OF APPLICATION: Minor Developmenl Revieâ€ž Bod, Meeting Date lill,lie Hearing ? 1 HPC LIYes LJNo P&Z C]Yes C]No CC C]Yes C]No CC (2nd reading) C]Yes EINo REFERRALS: U City Attorney Il Zoning El Environmental Health D City Engineer U Housing Il Parks El Planning Il Other: U Other: DATE REFERRED: INITIALS: DATE DUE: CLOSED/FILED DATE: INITMLS: ROUTE TO: .. IC MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development Director / FROM: Amy Amidon, Historic Preservation Officer RE: 517 E. Hopkins- Minor DATE: July 10,1996 SUMMARY: The applicant requests HPC approval to replace existing doors and windows and add a new stone veneer to the City Plaza building (location of Aspen Daily News offices). Although the proposal results in a significant visual change, the planning staff has determined the application to be minor development since no new square footage is added and window and door openings are unaltered except for new units. APPLICANT: Maurice Beriro and C. Tropico, represented by Charles Cunniffe Architects. LOCATION: 517 E. Hopkins Avenue. Zoning is "CC," Commercial Core. 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 a new stone veneer to the building, remove the existing sloping roof and replace with a flat roof and parapet wall, and to replace the windows and doors at the first and mezzanine floor levels. .. Detailed information regarding the proposed windows and doors and light fixtures, as well as samples of the proposed materials must be provided for approval by staff and monitor. There are no historic structures on this blockface. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposal has no negative impact on the character of the neighborhood. The material changes add more definition to the window openings and more visual interest for passersby. In addition, french doors will allow greater use of the deck areas and again more liveliness on the street. 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: The proposal does not impact the historic significance of any designated structure. 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: There is no impact on the architectural character or integrity of any historic structure. 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 minor development application with the condition that information on doors, windows and light fixtures, as well as samples of all other materials be submitted for approval by staff and monitor. RECOMMENDED MOTION: "1 move to approve the minor development application for 517 E. Hopkins, with the condition that information on doors, windows, and light fixtures, as well as samples of all other materials be submitted for approval by staff and monitor. ADDITIONAL COMMENTS: /6 0 0 f /*p 43\ ~ JW -3 <,15 ~ ATTACHMENT 1 LAND USE APPLICATION FORM <4 [*Â«19*ENT ~ \9 893 flet#' 1. Project name City Plaza Building 2. Project location 517 E. Hopkins Lot E Block 91 (indicate street address, lot and block number or metes and bounds description) 3. Present zoning CC 4. Lot size 90'x100'; 9,000 SF 5. Applicant's name, address and phone number Maurice Beriro, C. Tropico. P. Box 20. Torremolinos. SDain Phone: 011-345-238-6600 6. Representative's name, address, and phone number Charles Cunniffe, Charles Cunniffe Architects, 520 E. Hyman Phone: 925-5590 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA ' Final HPC 8040 Greenline Conceptual PUD XX 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., number of bedrooms, any previous approvals granted to the property) 17,250 SF of mixed-use space as follows: Basement-Commercial ; First Floor-Commercial; Second Floor-Commerrial; Third Flnnr- Residential (Affordable Housing) 9. Description of development application Cosmetic Modifications including npw finigh matprialq nn thp qtrept fararlp anrl rprnnfiguratinn of the existing sloped roof to a flat roof with parapet. No changes to existing uses or square footage. 10. Have you completed and attached the following? Attachment 1- Land use application form Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachment 4 ' .. ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: Maurice Beriro Address: Torremo. 1 i nos, tp,in Zone district: CC Lot size: 90'x100'; 9,000SF Existing FAR: 17,250 SF Allowable FAR: 18,000 SF Proposed FAR: 17,250 SF Existing net leasable (commercial): 14.741 SF Proposed net leasable (commercial): 14,741 SF Existing % of site coverage: 61% Proposed % of site coverage: 61% Existing % of open space: 39% Proposed % of open space: 39% Existing maximum height: Principal bldg: 36' Accesorv bldg: Proposed max. height: Principal bldg: 36' Accessory blda: Proposed % of demolition: Existing number of bedrooms: 4 Studio Apartments Proposed number of bedrooms: 4 Studio Apartments Existing on-site parking spaces: 0 On-site parking spaces required: 0 Setbacks Existing: Minimum required: Proposed: Front: 10' Front: 0 Front: 10' Rear: 5, Rear: n Rear: 5 ' Combined Combined Combined Front/rear: 15' FronUrear: 0 FronUrear: 15' Side: 0' Side: o Side: 0' Side: Side: 0 Side: 10' 10' Combined Combined Combined 0 10' Sides: 10' Sides: Sides: Existing nonconformities or encroachments: None None Variations 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) JUL. 2 '96 23:12 000~OTEL TROP I CANA TEL 9~0~080568 , P. 2 BERIRO*** TEL:011-34-52-771197 Jul 02,96 22:20 No.005 P.01 . JUL, 2 '96 20,40 ,0000 HOTEL TROPICANA TEL 95-2380568 P. 1 ' ~~.F~IROPICANA Hotel & Beach Club July 2, 1996 AupÂ®n Historic Preservation Commisnion 130 South Galena Aapen. Colorado 81611 To Whom it May Concern, Am owner of the City Plaza Building located at 517 Elet Hopkine. Aspen, Colorado, IÂ· authorize the staff 02 Charlem Cunniffe Architects, 520 East Hyman, A4pln. Colerado, 925-5590, to reprouent my intere*te in the matter of thÂ¢ "Minor Development Review" for the remodel of the abov mintioned property. Sincerely, . h OA MAUrice ,~13*Ea 4 Et)62{)'FOUREMOLINCH C:09'1'A DEL SOl, C'.. 'r.-Sh,tuu. 6 'Â·4.' Â· 'Â·Â· 1â€¢. Balt 20 ' Â¥Â»lukul,6, /4 - -qu VU VV Â·,war,G 91 . *An OK lin -, -3/fi-.. t \ I. \ i i \\ \ A. 1 U '' i.\ 04,1 -. ---- ---Le -11 4 t: dvâ€¢u <aits +Car u -*z .1 1 7 -- %*b /132Â«09 - 1421,5, i \\ ,% \ I , ----. 4 k -./ - 63-.2 \ , - L / 4/ - \ 1,04 1 \\ 0 1( I . . 4 Â·,t. uh /1 1./.1,/33' 4 14 -\ . ... V A %3.-1 \ .*.#,321019' 7- I â‚¬--'Â° i , /.zrt@I<4 f - - - ~~~ --1-3-2-2.~ Â©câ€¢' 2 1 1 9 9 .r: rfâ€¢ 731 1 -Â· 1 9 : ~60, /. ' I Â·il . .â‚¬ -V . 32 '3Ez , \\\--0021"2*---i--\,~-------- 1 -2-1----/ / 2 1 2 i ~r-0 1- . , Sh=-LCU,Â¥'ti'\ .*â€¢33~.- 9~3/38 A 447-TWL K. //r.>9< 243*9/ \ 5-35~ 74 r -- -- 023 = \ ru---r Ar-r-1 1 h tv â€¢ '1 11 .': 1, .' 5 T ': Â£/ r - ' i , # 1,01.j n 4 \0\ , I . \ . t , 1 L.-1*fA -1Â«~1 Â·'\ \ =10 -- ' J ' . 1 Stb#>- h. '1. \ ~k- M t , Â· 71\111 U.3 Gr \ ligil'll'Jirt"1~'I\' iLJjilttljol. 1-- l .-i . U -1.-A-rl\ I '' J * ~-rl; \/\ birm, n\\\U \\ Â«73 .tr-99'.--- U-0->'-.. --, - ./. -Ral\\ t.%*r 1 /990 h.e=:rn ,\\, \ Lt.11 ~-1-1-Il'O'vj ti~~Â»El Â«11 , 4 ' I.- - -37,~ ~ 911121 '. ' rm\\Ub / ' \ -". 6- 1 2 i ~L,~-~-~~ uff-- rÂ·rl"T\\ - 7 L. T - -0*,1,39jiÂ·emen~~tu>-Â·- ,\\'; ...ru L ij; 1 4, -r~--50TF\/i,66:$5*tri i.1~1 # * E- a - - 1 - -lt--1. 1 133 919 L ~. #9$21 AUDÂ·WN- 7 . ~, , .'' ....6--0.~ --1-Tr Ililll Terrm\\1 >11-1- r Co.\\i ,:21:E.- --*J --l- ---- jj ,1:-: .q.t... 1 1 7 T.U~ELJ \1. r - 1144' / -< -- '.4 ..4 .A b / t :r---21Â· * #-AA#&24 15 Â· -14 - \-1 1 .t,4 r-. 4.Ff i -t\.31- .I â‚¬1 \-_i I. .. ASPEN HISTORIC PRESERVATION COMMISSION JULY 10. 1996 Roger stated that the bricks will come down, cleaned and put back up. The mortar color can be addressed by the monitor and staff. Amended motion: Sven amended the motion to state that the coursing of the east wall when it is reconstructed should reflect the current coursing that is existing on the east wall. The mason on the project should have demonstrated historic experience. Texture and color of mortar to be determined by Stajfand monitor; second by Roger. All in favor of motion and amended motions. Melanie asked about the back part of the west wall. The west wall will be reconstructed, the front part in place. The rear part they want to take down and reconstruct and will it be reconstructed as the west wall or as a new part of the building. John stated as the west wall. 517 E. HOPKINS - MINOR Amy stated that this is a minor review to construct a new facade basically. There is no increase in FAR. New veneer will be on the bldg. All the windows and doors will be replaced. A section of the roof will change. There are no other historic buildings on that entire half block. Staff recommends approval with conditions that information on doors, windows, and light fixtures be submitted. Charles Cunniffe stated that they are trying to clean up the building and attract business. Roger asked if the windows and doors will be clad. Charles stated yes. Sven stated that they want to contrast the stucco and slate mass against the existing brick. Charles stated that they want to emphasize the area in front. 6 ASPEN HISTORIC PRESERVATION COMMISSFQN JULY 10. 1996 Sven stated that when you are breaking the mass of the existing building the Z-brick mass should be re-clad and re-expressed with contrasting materials or that the windows in the Z-brick are changed to match the new windows. Charles stated that slate will be used and the doors are metal clad wood doors. Jake asked about the bands. Charles stated that they are slate detail bands. Sven stated that the new arrangements of doors and transom windows sets up a nice vertical hierarchy of retail store front which the old building doesn't have. The massing is broken down but he is uncertain about it looking like two buildings. Susan and Mark stated that they had no problems with the design. Roger stated that he concurred with Staff. MOTION: Roger moved to approve the minor development application for 517 E. Hopkins with the condition that the information on doors, windows and light fixtures as well as samples of all the materials be submitted for approval by Staff and Monitor and a monitor be named; second by Melanie. Motion passes 6-1. Sven opposed. Mark is the monitor. PAEPCKE WORKSESSION Amy stated that she handed out an architectural character form for Each member to fill out to get a sense of what the physical characteristi,cs of the building were. A model has been provided also. Amy stated fhat HPC should be concerned about the public experience of the building. She stated that she focused on the west elevation of the building. 1 .. .. - ..J . -44,1...:,* 444;â€¢<4*-'164#~~~ 1 &-22,656/ki.1:Al EM=*** ,~ ... I= - - d --'25 - - ,--~ ~~ -- 2-I'ft~-, ,i'kir-Â·r. 1 .Ir;FL, r..*.'.'Â·r.~11 4 6,- * - '#.-.: -157'.: ~/4 4 5.-' x. L-' i .6--' i . , -0 - - 1.4,9Â·42-4,(~ 214*.Â·44384.412~4 ~~~- 11~(i- 11% *,~i~&Â·Sff,I,, . - 1 - '- -..r -TE jibl; 2 .- Cle' liff Aphisff .rfl.*f,N..dI'li.: 4141: 23tx.TE&46; 64%2.i,.f5:~9.f 12292, INZ; . 1 . .1 - .1. - 1 . ..I-.-/Â¥34\ ! -13 - 4 N-'k + AL~WU -'..... 'Ck-2 : r lt.'' -: *:, 9Â»} .1.-4-44 + L /2 G 1.lI- - -*1 1- ,.. ./:14'-4.-Â·Â·t ...1Â»AÂ« i - 7~. . y 9 : 1 1- . 4 5 6 .4.. -*'27 . t ... 11- 1.. 12,6 4 1 '4~ . 5 % c : * .%1 *14 f 4 t.* A. : 4 ...2 4 Â·-14Â£ ' I . 2 =1*Â© - ' T '2 17-0 1 ,. 1a CHARLES CUNNIFFE ARCHITECTS CITY PLAZA BUILDING 520 EEr H,MAN AVE. â€¢ SURE 301 â€¢ ASPEN, CO 81611 ' TELE: 303925-5390 ' FAX: 30}925-5076 517 EAST HOPKINS AVENUE, ASPEN COLORADO 220 E COLOKADO AVE ' IntURIDE, CO 81435 ' TUE: 303028-3736 ' FAX: 30,928-9567 I:.. 44 I ,Â· .iN, . n f,- - - - --~ 1/ \\ 1 4 --- U *59 U 9661 'LE Unr OP.2,2T096\22lll]OT~~~38[0.1[Ij : 1 All-ty& 0 ~ 81 3 ENTRY ~ Eli-rAy b<F~-h ~ AricEPTIÂ¥9 44x VA\\ 11 { 1 .1 1 & 1 3 * f' Â«0 1 Â£ AEROBICS STUDIO 1 RE*+Xlyv?ANFL ;APPAOXIMATELY 1800 SQUARE FEE-r AP--p =70*,MATELY 2480 QQUAAE F.RATT - Amair//hz/Nx/n99'414#Yr~ --0 e -Apf- N Â° F, 76-E Cl IAN Ca ING 3 LAA- PIZZA j, OPEN KITCHEN OVEN ' 1132476W1*leffÂ¥14 'A 791 -jm.2*62-6,;gink- N /CZZIM iI[fl,u,2,1 ~ ~i) 4 0 j.Â».-Ug I. MECIIANICAL ,<.1-r-CliEN 0Â·roh*tuzz ZIZIE CIr 9$0*ny/xy 00 .~-/~ ~~ - WINE & 1.IOOLIA 18 DAY GOODS ~ OFFIC~ t 81-OrIAGE QI ! j 1/ PROPOSED PLAN LAYOUT Â®M 024 .a . 16 C.1 IARI.ES CUNNIFIE ARC.I II 1-ECTS CllY PLAZA BUILDING M .1, 1,441 - 0 /111 Â»D ' AVill' Ill ' lili ./.1 4- ' |44 ...#I 317 EAST IIOJ'KIN5 AVE,NU[, ASIÂ·t, COIC)RADO .IWW..1 '11/11~1( 4/ 'Illt'1116 ..ni,1,1,â€¢1,1.L.Wi' n,W %Â»sâ‚¬INCE SaNSKEGEÂ·- MiT â€¢ â€¢ â€¢C KEYNOTES ~ PAINT PEELING â€¢ FLASHING/VENT CA ~ CONCRETE SPNUAG [ ~ BROKEN SCREEN DOOf ~ FUF BATTEN MISSING 'kr-,r, 722.. Â·Â· 'i j ~ WA#001Â¥ FRAME DENTED 0 5009 WILL NOT CLOSE ~ PARAPET PATCHED ~ OWEE O PCAPET 04 1/1 i 1 f ----- ---- HEAT T-E mag 1 \1 :41*4:Â·:49 Â· 4 63< Â« 4 : 011 320Â»ylid-At. 1 i. \>A~L . 7 \ '4>0\ : -ASPEN ~ - r -- ' 4 8 ~ P BUILDINGE 1 0 39Â§Â« .- 9*(4Â§32* 443*js*i.Â·31,1,4,\ gl t. PLAZA H 27~ 9 2 AS.14. 44&.2 4Â»Â»4 1 1; I OX a. v 1 1 I \ 1.1 1 * . ---. ..4 2 4#,147. 44 ~~I.*1.- t~ ~ aa 8Â» . - . -1 - .a. 4 ~\11Â«~\-4\4Â«11Â», \ - lit W Â¢493 - ~9 %-4 \U 1 \ \ \ ..54~~**4~6~14 \ PARKING AREA Â»X'. 4~* -10\:00Â»4:.Â« xid#.p#li#699.\ m - -- x .#A...:.0.<Â»:04.Â©A..x '<42:55'9:Â»42,*a<Â»aÂ«.: *~#&,AL.Â» 4~*444-44.3 - *] CITY PLAZA BUILDING ~ 93Â«itÂ« 4 =------i--r--'- - 4Â»9Â»7 ABAW~~Af ' 3 ~.~~qj~~J~~. Â«mi~ b , 1 \ 2//t/_r--,up CO-EADAL ARIA =L ~12 8 . 14'.3...ANÂ« 42 \ 9 ~ ASPEN *i - 2% 98 .- ..67 4% PLAZA 3%46 -1 r 424 43 BUILDING 93Â§3 - 4* 1. 1 .Â»c.Â·ixeÂ»li' 44*' 4 ~ ~ -31 - - .NE E 4Â»- ..J"rxJâ€žâ€ž7- . - OIl. 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