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Home My WebLink AboutLand Use Case.HP.520 E Cooper Ave.HPC035-93~_ Nowery Minor Development ~ 520 E. Cooper HPC35-93 1 -80 E 3Â© or Ao-E go?< P' 2- 5.-ef H P .. CASELOAD SUMMARY SHEET City of Aspen Historic Preservation Committee DATE RECEIVED: 11/24/93 CASE NUMBER: HPC35-93 DATE COMPLETE: PARCEL ID#: 2737-182-24-011 PROJECT NAME: Nowery Minor Development Project Address: 520 E. Cooper, Unit 406 APPLICANT: James Nowery, Shreveland Land 318-226-0056 Applicant Address: 666 Travis, Suite 100, Shreveport, LA 71101 REPRESENTATIVE: Don Westerlind Representative Address/Phone: 315 E. Main St. Aspen, CO 81611 925-7007 TYPE OF APPLICATION: 1 STEP: 2 STEP: 3 STEP: HPO Insubstantial Amendment or Exemption: HPC Meeting Dates: P&Z Meeting Date: CC Meeting Dates: 1st 2nd REFERRALS: Planning Building Zoning City Engineer Parks Dept. City Attorney DATE REFERRED: INITIALS: DUE: FINAL ROUTING: DATE ROUTED: INITIAL: City Atty City Clerks Office Other: FILE STATUS AND LOCATION: COMMENTS: Â¥ 0 -V , 04 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 520 E. Cooper, Unit 406- Minor Development DATE: November 10, 1993 SUMMARY: The applicant was issued a red-tag by the Building Department for beginning construction on a skyirt-UfFt without a permit, and now seeks HPC approval for the light. The building is located in the Commercial Core Historic District. 6.-lâ‚¬Aa-S-+27,-7 APPLICANT: James Nowery, represented by Don Westerlind or Alpine Construction. LOCATION: 520 E. Cooper, Unit 406, Lots N,O,P and Q, Block 95, City and Townsite of Aspen. PROJECT SUMMARY AND PROCEDURE FOR REVIEW: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is an "H, " Historic Overlay District or is is adjacent to an Historic Landmark... Response: HPC has expressed a concern for the amount and dimensions of rooftop equipment/skylights which cover the roofs of many buildings in the Core. The proposed skylight will project four feet off of the roof deck and Will be visible from upper story windows in many surrounding buildings. Staff finds that the skylight, as designed is unnecessarily large and not compatible with the rest of the District. The applicant also proposes four halogen lights which are to point up into the light. These would dramatically increase the exterior visibility of the skylight and are unnacceptable. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Rooftop equipment is found throughout the District, but HPC is attempting to limit such development .. as much as possible, as Aspen is viewed three dimensionally from the surrounding mountains. 3. Standard: The proposed development enhances of does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: Rooftop elements which are easily visible detract from the historic character and cultural value of the District. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: No historic structure is directly affected by this proposal. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Minor Development application as submitted. 2) Approve the Minor Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered.) 4) Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends HPC deny the application as submitted, and directs the applicant to significantly decrease the overall size and height of the skylight. Additional Comments: 1 1131- 191.-29-61 V I I .. ~ IAND USE APPIICmEN RIN ~ 11-Pe,35-93 er fl \3, l Â·'STIF- 3 . 1) Pmject Name . O.- - 7 l A 2) Project Iocatiril 5 -Ze -E~ Ceâ‚¬>DeÂ«_ 0421 T 40 6 * (indicate street address, lot & block n=ber, legal description,here appropriate) 3) Present Zoning ~Cl< 4) Iot Size t, 5) Applitant's Name, Nâ€¢!â€¢es= & P-e * Â«lk/*6 Â· tâ‚¬J Ouj (29/. -St.%*VIZI.,AND l-AUD u~oo/-f-*tilts., 9.j,jetc 330 24-923*BEDÂ« L.-A- 1 Hol --3010 Â· 39 -cue-cnge 6) Bepresentative's Name, Adkess & Ihone # dew gr-1 4-112990{FELL h.3 D * his â‚¬ - MA ad <Â«- A-sfet (1 34 l< 4-29-7037 7) 9Ypd of 4plication (plase *eckall that apply): - . 4 r~r.~*nal Historic Dev. Conditional Use - Conceptual SPA -I-- Special Review Final SEA -I--I Final Nic:Inric Dev. 4 8040 Greenline Congeptual POD 2~ Minor Histom:ic Dev. wi anric Demalition Stream Margin Â· ~ Final ED - Mountain 3/iew Plane u__ Sibdivisirn - 11]Scarls jit,2,-1431 'aL-Jilai .... TÂ«/Map Amendment . -- GUS Allotinent Iot SpliVIat line - CMOS Eaption Mjustment CLon of E:xisting Uses Â· (nuaber and P type of existing structures; approodmate sq. ft.; rimber of bedrocus; anÂ¥ previous appravals granted to the pmperty). (30%120 9) Descriptirn of Develgment Application *I Â«go LEâ‚¬ - M IA Â¥E- â‚¬34<95-E-( 1\3â‚¬- 50(Lle 4--r 446Â«. 10) Have you attached the following? Response to Attadment 2, Minimm Sdomission Contents Respanse to Attachment 3, Specific Submissian Contents Response to Attad]IrraI,t 4, Review StaIdards for Your Application 3 1 Ililli. 0 0 . A MINOR DEVELOPMENT OF HISTORIC RESOURCES Application Package Contents Attached is a Development Application package for submission of your application. Included in this package are the following attachments: 1. Application Form 2. Description of Minimum Contents of Development Application 3. Description of Specific Contents for Submission of your Application 4. Copy of Review Standards for Your Application 5. Public Hearing Notice Requirements Summary 6. General Summary of Your Application Process Generally, to submit a complete application, you should fill in the application form arid attach to it that written and mapped information identified in Attachments 2 and 3. Please note that all applications require responses to * the review standards for that particular development type. The standards for your application are listed in Attachment 4. You can determine if your application requires that public notice be given by reviewing Attachment 5. Table 1 of that attachment will tell you whether or not your application requires notice and the form the notice should take. Your responsibilities in this regard are summarized in the cover explanation to the table. We strongly encourage all applicants to hold a pre-application conference with a Planning Office staff person so that the requirements for submitting a complete application can be fully described to you. Please also recognize that review of these materials does not - substitute for a complete review of the. Aspen Land Use Regulations. While this application package attempts to summarize the key provisions of the Code as they apply to your type of development, it cannot possibly replicate the detail or the scope of the Code. If you have questions which are not answered by the materials in this package, we suggest that you contact the staff member assigned to your case or consult the applicable sections of the Aspen Land Use Regulations. appcover - JAMES B. NOWERY 318-226-0056 666 31*A,G dirâ‚¬4. 314100 jP'.-nn/71404-3098 November 5, 1993 Aspen Pitkin County Planning Dept. Aspen, Colorado RE: 520 E. Cooper, #406 Aspen, Colorado Gentlemen: This Will authorize Don Westerlind, Alpine Construction Company, to represent me in all matters related to obtaining a permit for construction of a skylight at the above referenced apartment. Thank you for your cooperation in this matter. Sincerely, / '1.41 1 - t//72/ JBN/lab Attachment CITY OF ASPEN JOB(oo FEEET ~]ljfE> ~~co#265.-r-DRY~Utaa~11 Engineering Dept. SHEET NO OF 1 , FI...AAE~ 130 S. Galena St. ASPEN, CO 81611 CALCULATED BY 44+OCK- 14-re DATF 11 - 12-- (303) 920-5080 - li-.- CHECKED RY DATF (303) 920-5197 (FAX) SCAI F M /A Clitac KED -DEPT-, 1~*co#-PS C & CASAF 5 IAIP ; LlsT. AP ) PDA 077t-Ec 4 12-9 PLANJK... AFF<-1 CA-naAJE , Foudc> 1 : A spma 84 o.uNTRal. L.6 04& 5 4-IR- A Ple,JD.MIWIT = PUD OR. Spe-e/A.- i*vime.J , lul U NIC 1 PA- (10 C>g . PAG,15 5 170 5 2-7- S E-GL -lijo Couk-1-4-louse- \JIBLJ -FcatÂ·les KILL N-&- /2- KEFECENCE ELEVA71 04% 7,91 2,32 FT. 7,9 1 3.0 2- FT ANGE AbalE....1101â‚¬ Holâ‚¬LE:wal- . . V 15' 4-3.68 ' 20 " FBOM Codpgg_ Aeg:jAL -1-opo MAe I- 15 3 ELEVATi 02 CFÂ· ST-ReE-1- (4 Fgah]T Op... Ep,sred Wiwos Â· 61 7,9 22.....4. 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To Ordef PHONE TOLL FREE 1 -800Â·225-6380 ..1 4 1 078 - 4 - 1 . 1.I-..-7-Il-.- '2001 CAP . \/T GLA-ZA,) C 1 kEALJ U L-89 1 -10<>l e,A*E h~r---2221L-r- -17- A 9-h AL,GLE 012 - - 1 -111- 1% 1\ it -'btsâ€¢'polzM 'si eÂ¥â€¢Â¥~6 lI l\ 4. - 1 - IA.le.t-Â© LAA. ls{CL *(a cl,_- 63000 C.UCLe d FLA~u /UG. 24 OT*c OW PROFILE 5OW HALOGEN f PUGHT SELECTED BY , . U f_f /1- WNER,TYPICAL ' ~ 1 1 M.-in tlt32- ttiVE- AFC S-:t" -*aziÂ·,i- DUTE TO NEAREST _WAFTâ‚¬/2. 'AILABLE CIRCUIT VIA PE.12\ M GTE_XZ- -9-Izer VITCH W/DIMMER DOGE GAP - 4 CÂ¢( h 92 ( 33\ 3 'E:r_ 0-32) - 1" Gultâ€¢G tal'7003 Al<ZS:ik62% 1* BaL 1 4-1 1.6 '16 621]612- 4 . L 930(-1 40 5-20 Â£ Ll_X__~EAk-- ~ 44,1 -R\DGE -4-u ze' At>OVE- .Â©â‚¬353- Â«77 v 0 4 q,-al I ./ -4--_,c- <burt>pom- re>Y -623:M=Es Â« \-1-52> /9-23 . 9 Al-DINGâ‚¬. *,1 . 1 ' -Il-, ' 10,-- -# . .:- 7- . . CLASH & CTRFLASH W/ CONT. CLEAT 2 X 12 CONTINUOUS SEISMIC CLIP TYP. ALL WOOD CONNECTIONS 2 X 6 RAFTER O 16" HOT MOP OR TORCH APPLIEI MODIFIED BITUMEN. ROOF ME -3/62 PLYWOOD ROOF DECK '' I. I. ~ I. I ./ + // // .1+ PRIFINISHED MTL. CLADDING 1 -If it f - TYP. ALL SIDES ~I~~~DBL. 2 X8 CONT. -5/8" GYP. BD. CEILING OVER 2 X 4 0 16~ O.C. Tb DBL. GLAZED "LOW f 4 1 : GLAZING IN 2X4 A STOREFRONT SILL FLASH W/ CONT. SEAL MEMBRANE FLASHING (MOD. BITUMEN.) %0 3/4" PLYWOOD SHEATHING 2X4 PLATE - --- tÂ« REMOVE EXISTING GYP. BD. DECK 1 - --4" FIBER CANT 5/Ef GYP. BD. 18" TJ 1-'Lr M -0 d SECTION A % ti N SCALE: f = 1'-d' P 7,7 1/7 4 1/T, 5/8"4 (FIELD VERIFY) Â¥ 1 t G /4 / INSTALL NEW 'iii' FIXED WINDOW PER 5A1 / & i \ 4 i / / 1 / I '8" GYP BD tr-*erl ADDING 6 --777 --7 - v INSTALL NEW 8 X 8 SKYLIG PER 1A1; FIE EXACT LOCATI .. " . ~UL 0 & I - 7 FouRTH FLOOR PARTIAL PLAN 1 j SCALE: 1/8' = 1'-0' .. 8'-0" /7 1.3/< 1 1 3 1/T , , 3'-8 1/2" 3 17 3'-8 1/2" 1 1 ! I till C 44 1 ' fi 9912. I ! .4 - --1 j ' 1 1 - .1 , I< 1 1 / :\ 1 \ / D / 1 --LOW PROFILE 507 ./ I , / UPLIGHT SELECTE f *r- 1 1 OWNER, TYPICAL i /\ , /11 1 1 I. 1 /N .. I . il -7- ROUTE TO NEARE AVAILABLE CIRCUI Â£01 A /// r ' , SWITCH W/DIMME , 1Â·i / 1 1 / 1 I 2'-02 2'-0" 1 T-OC , 2'-0" 1 1 1 tri h t. 1 1 PLAN SCALE: 1/2" = 1'-0" .. Historic Preservation Committee Minutes of November 10, 1993 protect Main Street and protect the structures that are in that district. One of the way to help protect them is by encouraging residential uses. There is a precedent for high hedges and privacy fences along Main Street. With adequate landscaping it can be handled even though the norm would be to have it open. Carolyn is asking for four feet as opposed to six feet. I also would like to see a plan and I feel Main Street will continue to be a problem. Main Street has been sacrificed for the benefit of the commercial core and for the rest of the businesses in town by turning it into an HOV lane and that will continue as Aspen continues to have traffic problems. It is a loss seeing it go this way. I would like to see the City try and do something for Main Street. In general I do not have a problem being that it is the addition to the landmark structure which is the log cabin. Donnelley: Is the retaining wall on City property or yours. Carolyn: It is on city property but if someone wanted sue they would sue us. Donnelley: You would be asking to build a four foot fence on city property and would need an encroachment. Jake: You could ask the city to handle the problem which is caused by the buses. Carolyn: We would like Main Street to turn into what the Council wants the super block to turn into, let it be more of a community viaduct instead of going all the way into the other side of town and park. Karen: I get that dust from Ruby Park every year also, all the way to the back of the house. Bill: The Board is willing to look at an application but breaking it up with a planter or something to make it an urban experience might be appropriate. Carolyn: We wanted to bring the irrigation ditch which goes down Third to tap into it so we could have it on the median in order to plant things along Main Street and put trees in. It got hung up in Engineering because we have to get the Copper Horse's OK and the City is suing them because they are supposed to have 45 employees living there so they have not responded. 520 E. COOPER UNIT 406 - MINOR DEVELOPMENT Karen stepped down 3 .. Historic Preservation Committee Minutes of November 10, 1993 Amy: The applicant was issued a red tag by the Zoning Department for undertaking a skylight without a permit. There is a hole in the ceiling which is temporarily covered. They had a small skylight in place and decided to build another. The one they are working on is four feet high and 8 across and they are requesting for halogen uprights to shine up to the skylight. I have recommended denial as proposed. Don Westerlind, representing applicant: The owners firm did the work out of Louisiana and when they got caught over the weekend they hired me to proceed. He has built the plastic box and it is stable. It has a fascia of one by twelve and windows. It is a clear story not a skylight. It is flat roofed. The previous one extended about a foot above the roof but was two foot square. Bill: If it is a clear story it is no different than a window because there are lights on windows. Is there a way to screen the lights. Amy: I looked at this in terms of roof top equipment. It is extremely large and Don Westerlind indicated that another neighbor wants the same thing especially if lights are shining out the side of it. Bill: Possibly have the light shine down to give a better ambiance. Don Westerlind: It is three sides of glass. Karen: The rooms are very dark and there are seven foot ceilings. Bill: Possibly as a compromise have some screening on the windows. Don Westerlind: We can modify the light and can put dark tinted glass in. Joe: This is not an historic building. Don Westerlind: They can paint it the color of the building so it is not visible. Jake: In order to evaluate this we need a photograph of the building and an elevation which indicates the skylight. Bill: Could we do that through a monitor and Staff. Amy: I had trouble reading the plans also. Joe: My feeling is being that it is on the third floor I would 4 Historic Preservation Committee Minutes of November 10, 1993 like to see what the difference between three feet vs 4 feet high and what the effect would be. The issues that are critical are lighting and painting it out so it is not so visible. Bill: I feel comfortable with Staff and monitor site visiting and making the decisions. Jake: I can't make the decision as there is not enough information here. Martha: I also agree with Jake that the information of placement in relationship on the roof etc. has not been provided. Donnelley: How high is the parapet on the roof of the building vs. the four foot skylight. Don Westerlind: It should be a 30 inch parapet. Martha: I have a concern with the halogen lights as it is a lot of lost energy. Donnelley: Actually they put out less energy for the amount of lighting. MOTION: Joe made the motion that HPC approve the minor development application for 520 E. Cooper Unit 406 with the following conditions: 1) A monitor from HPC be appointed to work with Staff in addressing these issues; 1) lighting, painting or coloring out, height of the clear story in relationship to the parapet wall, tinted glass or shaded; second by Donnelley. All in favor, motion carries. Martha is the monitor. 305 S. MILL - CHANIN'S Jim Terry, Gibson Reno Architects: This is an amendment to minor development. There are numerous awning in the plaza that do have this new shape. Jake: What is the purpose of the awning? Jim: To get the snow off the entry as they have taken out the vestibule that was there as an entry. They are walking right into the restaurant at this point. Jake: You are proposing that it rise to the point of the roof. Jim: We are trying to match the existing which are at a 4 5% angle. 5