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Home My WebLink AboutLand Use Case.HP.520 E Cooper Ave.HPC8-92VIVT A A 01 520 EAST COOPER MINOR DEVELOPMENT 2737-182-24-012 HPC8-92 . 3292/1 - j 4 h . tEA 14 0/ C . H jp i-- .. CASELOAD SUMMARY SHEET City of Aspen Historic Preservation Committee DATE RECEIVED: 3/06/92 CASE NUMBER: HPC 8-92 DATE COMPLETE: PARCEL ID: 2737-182-24-012 PROJECT NAME: 520 East Cooper Minor Development Project Address: 520 East Cooper Avenue, Aspen, CO 81611 APPLICANT: Jan Rogers. (214) 867-1555 Applicant Address: 5532 Seascape, Plano, TX 75093 REPRESENTATIVE: Bill Poss & Associates Representative Address/Phone: 605 East Main Street Aspen, CO 81611 TYPE OF APPLICATION: 1 STEP: 2 STEP: 3 STEP: Description lia- ~04~ /W,6- HPC Meeting Dates: 3'll#9$ P&Z Meeting Date: CC Meeting Date: Historic Preservation Officer: Insubstantial Amendment or Exemption: Date: REFERRALS: Planning Building Zoning City Engineer Parks Dept. City Attorney DATE REFERRED: INITIALS: FINAL ROUTING: DATE ROUTED: C ~) ~ 1-INITIAL:L,{/- City Atty City Clerks Office Other: / 00 FILE STATUS AND LOCATION: (~ ~'~- V COMMENTS: 0 4 0 10 j . MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Minor Development: 520 E. Cooper, (former Black Diamond), storefront remodel, revision from previous approval Date: March 11, 1992 APPLICANT'S REQUEST: Revision to the Minor Development approval for the storefront level remodel of the westerly portion of the building located at 520 E. Cooper. APPLICANT: Jan Rogers, represented by Bill Poss and Associates ZONING: CC, "H" Historic Overlay District PREVIOUS HPC ACTION: On October 23, 1992, the HPC granted Minor Development approval for the storefront remodel, which included two additional storefront doors. Smaller retail spaces were anticipated, however, now only one larger space is needed. PROBLEM DISCUSSION: The Development Review standards are found in Section 7-601 of the Land Use Code. The applicable Guidelines begin on Page 39 in Section V. Commercial Buildings - New construction. 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 in an H, Historic Overlay district or is adjacent to a Historic Landmark. Response: Staff finds the application meets this standard and the Guidelines regarding storefront transparency, proportion and materials. The revision from two doors to one we find appropriate, as the bulkhead, storefront glass and transom proportions meet the Guidelines. One alternative to incorporate more verticality in the storefront is to require the storefront windows be a narrower width, creating four sections as opposed to three. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find the proposal meets this standard. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic .. structure located on the parcel proposed for development or adjacent parcels. Response: The building is not a designated historic structure, and we find the proposal does not detract from the cultural value of the adjacent parcels or 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: This 1969 building is generally horizontal in nature, with some vertical elements. Staff considers it to be architecturally non-contributing to the district. However, storefront changes and plantings in front of the elevator tower may enhance the building and allow it to contribute greater to the district's character. The HPC should carefully review the storefront revision with regard to architectural integrity in answer to this standard. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Minor Development application as submitted 2. Approve the Minor Development application with specific conditions to be met by the applicant prior to the 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: The Planning Office recommends that the HPC grant Minor Development approval for the proposal at 520 E. Cooper. Additional comments: memo.hpc.520ec.md.2 2 . 605 EAST MAIN STREET ASPEN, COLORADO 81611 TELEPHONE 303/925-4755 FACSIMILE 303/920-2950 March 6, 1992 Roxanne Eflin Historic Preservation Officer 130 South Galena Aspen, Colorado 81611 RE: Revision to the "Minor Development Approval" for the 520 East Cooper - Pitkin County Dry Goods Store Front Remodel Dear Roxanne: Please note the following revisions we are proposing. 1. Cooper Street Side Walk: Revised storefront eliminating one pair of entry doors and relocated the remaining pair of doors. This remaining pair will be wood doors. 2. South Facing Elevation behind Elevator Stair Tower: Added double wood doors in place of storefront windows. 3. Southeast Corner adjacent to Arcade and East Wall adjacent to Stair Tower: Revised storefront. 4. Awning spacings revised. Sincerely, Â·ft+Nkel-2 Andy Wisnoski Project Designer XC: Bill Poss Don Fleisher File andassociates ATma]MENT 1 11. ~ IAND USE APPIJXZATICN F[EM . 1) Project Name 520 East Cooper - Pitkin County Dry Aoods. 2) Project I=ation 520 East Cooper, Aspen Colorado 81611. Block 95 N;0;P; and Q Aspen Hof Condominium Units C2 and C3 (indicate street address, lot & block mmber, legal description phere appmpriate) 3) Present Zoning CC 4) Ict Size 11 r 221 q.f. 5) Applicant's Nam, Address & Rione # 520 Cooper LTD. Partnership, Dnnal rl Flpisher 200 East Mairi St., Aspen 00 81611 6) Representative's Name, Address & Itxne # Bi l 1 Posq and Aqqnoi Al-pe 605 East Main Street, Aspen 00 81611 A 7) Typef of Application (please check all that apply): . 1 Ocnditional Use Conceptual SPA Conceptual Historic Dev. Special Review Final SPA .-' Final Historic Dev. d 8040 Greenline Conceptual FOD - XXÂ· ' Minor Hist,~ric Dev. (Revision) -I .1 Historic Demolition Stream Margin 1 - Final EUD - Mountain yiew Plane - Subdivisian Historic Designation "'ation - Text/Map Amendment (NES Allotment Int Â®lit/Iot Iine (2~33 Ehoemption Adjustment Descriptirn of Existing UsesÂ· (râ€¢imher and ~ type of eocisting st:ructures; approocimate sq. ft.; nmber of bedroans; any previcus approvals granted to the property). Commercial Retail Spa.re 4,035 S.F. 9) Description of Develginent 14plicatian IiI?C ~'Minor' Histori rÂ·. 1Â»vplnpment" Revigion 10) Have you attached the follaÂ·/ing? Respaise to Attadm~It 2, Minilmim Sukinission (]octents Response to Attachment 3, Specific Submission Oontents Response to Attadment 4, Review Standards for Your Application 8 1 111111 SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear. fully labeled drawings must be submitted in a format no larger than 11"x17",OR one dozen sets of blueorints may be submitted in lieu of the 11"x17" format. Ap01: 520 CooperLTD Partnetship-Don ald J. Fliesher APPLICANT: 200 E Main St Aspen CO 81611 Rep: Bill Poss and Associates ADDRESS: 805 En qt Main Rt Aspen CO 81 Gl 1 ZONE DISTRICT: cr - Commerri a.1 Core LOT SIZE (SQUARE FEET): 11,221 S.F. EXISTING FAR: N/A ALLOWABLE FAR: N/A N/A PROPOSED FAR: EXISTING NET LEASABLE (commercial): 4,035 S.F. PROPOSED NET LEASABLE (commercial): 4,035 S.F. EXISTING % OF SITE COVERAGE: N/A N/A PROPOSED % OF SITE COVERAGE: EXISTING % OF OPEN SPACE (Commercial): N/A PROPOSED % OF OPEN SPACE (Commer.): N/A EXISTING MAXIMUM HEIGHT: Principal Bldg.: N/A /Accessory Bldg: N/A PROPOSED MAXIMUM HEIGHT: Principal Blda.: N/A / Accessory Bldg: N/A PROPOSED % OF DEMOLITION: N/A EXISTING NUMBER OF BEDROOMS: N/A N/A PROPOSED NUMBER OF BEDROOMS: EXISTING ON-SITE PARKING SPACES: N/A N/A ON-SITE PARKING SPACES REQUIRED: SETBACKS: EXISTING: N/A ALLOWABLE: N/A PROPOSED: N/A Front: Front: Front: Rear: Rear: Rear: Side: Side: Side: Combined Front/Rear: Combined FrVRr: Combined Front/Rear: EXISTING NONCONFORMITIES/ ENCROACHMENTS: VARIATIONS REQUESTED (eligible for Landmarks Onlv: character compatibilitv finding must be made bv HPC): FAR: N/A Minimum Distance Between Buildings: N/A SETBACKS: Front: Parking Spaces: Rear: Open Space (Commercial): Side: Height (Cottage Infill Only): Combined Frt./Rr: Site Coverage (Cottage Infill Only): 1901 //and associates Â·Â·~ Â· LETTEROFTRANSMITTAL ARCHITECTURE AND PLANNING, P.C. Â· 605 E. MAIN Â· ASPEN, CO 81611 Â· TEL. 303 925 4755 - FAX: 303 920 2950 March 6, 1992 DATE â€¢ 520 East Cooper - Pitkin County Dry Goods PROJECT â€¢ Roxanne Eflin - Historic Preservation Officer TO â€¢ Andy Wisnoski FROM â€¢ NO. OF PAGES m IF YOU DO NOT RECEIVE ALL PAGES, CALL IMMEDIATELY. DESCRIPTION 1. Narrative letter describing revisions to "Minor Historic Development Approval". 2. Attachment #1 Land Use Application Form. 3. Supplement to Historic Preservation Development Application Form. 4. (9) Sets Option "A" - Pitkin County Dry Goods Revised HPC Issues 2/2/92 Plans, East and South Elevations 5. Copies of Original "Minor Historic Development Submission" COMMENTS â€¢ Roxanne: Please call if you have any questions. Sincerely, 441Nif# 86<~ Andy/Wisnoski bil ~ and associates LETTEROFTRANSMITTAL ARCHITECTURE AND PLANNING, P.C. Â· 605 E. MAIN Â· ASPEN, CO 81611 Â· TEL.Â· 303 925 4755 Â· FAXÂ· 303 920 2950 March 6, 1992 DATE â€¢ 520 East Cooper - Pitkin County Dry Goods PROJECT m Roxanne Eflin - Historic Preservation Officer TO â€¢ Andy Wisnoski FROM n NO. OF PAGES i IF YOU DO NOT RECEIVE ALL PAGES, CALL IMMEDIATELY. DESCRIPTION . 1. Narrative letter describing revisions to "Minor Historic Development Approval". 2. Attachment #1 Land Use Application Form. 3. Supplement to Historic Preservation Development Application Form. 4. (9) Sets Option "A" - Pitkin County Dry Goods Revised HPC Issues 2/2/92 Plans, East and South Elevations 5. Copies of Original "Minor Historic Development Submission" COMMENTS Roxanne: Please call if you have any questions. Sincerely, L - Witawkj Andy#Nisnoski WI . ~ and associates 605 EAST MAIN STREET ASPEN, COLORADO 81611 TELEPHONE 303/925-4755 FACSIMILE 303/920-2950 March 6, 1992 Roxanne Eflin Historic Preservation Officer 130 South Galena Aspen, Colorado 81611 RE: Revision to the "Minor Development Approval" for the 520 East Cooper - Pitkin County Dry Goods Store Front Remodel Dear Roxanne: Please note the following revisions we are proposing. 1. Cooper Street Side Walk: Revised storefront eliminating one pair of entry doors and relocated the remaining pair of doors. This remaining pair will be wood doors. 2. South Facing Elevation behind Elevator Stair Tower: Added double wood doors in place of storefront windows. 3. Southeast Corner adjacent to Arcade and East Wall adjacent to Stair Tower: Revised storefront. 4. Awning spacings revised. Sincerely, Â·ft+Neu Andy Wisnoski Project Designer XC: Bill Poss Don Fleisher File bil L ~ and associates LETTEROFTRANSMITTAL ARCHITECTURE AND PLANNING, P.C. Â· 605 E. MAIN Â· ASPEN, CO 81611 Â· TE .-101_925 4755 Â· FAX: 303 920 2950 11' 11 March 3, 1992 DATE i 520 East Cooper Street Storefront I PROJECT n Roxanne Eflin - Historic Preservation Officer r k> -13-j- 1%~1 12>-1-C"=7 TO â€¢ Andy Wisnoski FROM â€¢ NO. OF PAGES i IF YOU DO NOT RECEIVE ALL PAGES, CALL IMMEDIATELY. DESCRIPTION I (2) Sets Option "A" - Pitkin County Dry Goods Revised HPC Issue 2/2/92 Plans, East & South Elevations (1) Set Same As Above HPC Stamped Approval Set - To Be Returned To Architect COMMENTS â€¢ 1 1 ,- r - Ir - Al , A - ARCHITECTURE AND PLANNING, P.C. Â· 605 E. MAIN Â· ASPEN, CO 81611 Â· TEL.: 303 925 4755 Â· FAX: 303 920 2950 DATE 1 OoTDBLe- /1-1 p c99 1 PROJECT 1 898 600282-EFF#E,r * 9199 Â· To n FO*Vit/B *PLIN ti,\ tt~ Â· FROM AN.Df 1//9,1/094 . 4 NO. OF PAGES 1 IFYOU DO NOT RECEIVE ALL PAGES, CALL IMMEDIATELY. DEsca\?T\oN 1 %>30. 608/11961 DAL 206 M/PHFÂ·Â· 02/ELOPM EN / / /1 4 1 9 6 '%,\r#Aiss }13 CG~EptÂ·Â· 1.G LÂ«73+U- wEAr FIED /fÂ©/bODES. . 29.Plal-EFF/ f~FFUGPE!.0,1 ER./91 l (o, lâ‚¬'9~ 1 ' Jl - r ~m, /3 , 93 1 Etid\97 '2-- .ilirpdz Â£9 r ms*/4, 37*571% TO 21Â£50/ l)Mt'ER. 92:VABMEE COVE/22~ . ECH } ErÂ«1 yl di /9/7-3 1/1.F~D i /D '.)009)1. & i # il-1 'D# 18,9) â‚¬42/19 09 H ' tz" - % LDU I 4 â€¢ U libli,7 11-91 f )OÂ·/r; '91 911\*Hlh E\_2.77 . 67'39â‚¬;E- =3737970' ,6%23/, 3%297 -9 EAâ‚¬W.102_ ted p 'b)-D -50-60 ( 19, tl 1 9 l) - COMMENTS 1 9 )VA} Slb f) - -UPÂ«,1 1/0 til .rit..ARZeelzE. 605 EAST MAIN STREET ASPEN, COLORADO 81611 TELEPHONE 303/925-4755 FACSIMILE 303/920-2950 OCTOBER 18, 1991 520 EAST COOPER - BLACK DIAMOND Submission Contents (Attachment 2) 1. General Application Requirements (a) Application form is attached as Exhibit "1". (b) Applicants letter of consent is attached as Exhibit "2". (c) The street address of the project is 520 East Cooper Street. -The legal description is Block 95 Aspenhoff Condominiums, Units (2 & 03 Town 10 S Range 84 West, on Easterly 23.75 ft. of Lot "N", all of "0" & "P" on Westerly 28.35 ft. of Lot Q. (d) Disclosure of ownership is attached as Exhibit "3". (e) The vicinity map is attached as Exhibit "4". (f) Proposal Description; the applicant requests Minor Development approval by the Historic Preservation Committee to remodel the existing storefront at 520 East Cooper, more commonly known as the "Black Diamond". (g) Review Standards 1. Compatibility The Project, though small in scope, attempts to improve upon the existing building's incompatible nature. The new storefront proposal uses traditional storefront elements to help strengthen the ties to its historic neighbors. Though traditional elements have been employed, the design is modern in its detail and appearance to maintain continuity with the rest of the existing building. 1211. 0 11 Qu 520 EAST COOPER - BLACK DIAMOND Submission Contents (Attachment 2) Page two 2. Neighborhood Character The surrounding neighborhood is predominantly commercial retail with storefronts of various style in detail. The proposal would only strengthen its consistency in character within the existing framework of the downtown streetscape. . The Project uses elements such as setback entries, awnings and more compatible materials to enhance the character of the existing storefront. 3. Â· Cultural Value The proposed development enhances and improves upon the pedestrian streetscape that currently exists. This is accomplished by providing more interest in the design and detail of the new storefront where little or none existed before. The proposed design setbacks the entrances to provide shelter as well as articulation of the storefront surface. New awning and materials with compatible colors add life and visual excitement to the streetscape. The massing and composition of the proposed design contribute to the horizontal alignment of the streetscape, preserving - continuity. All the above mentioned design elements help and not detract the cultural value of the surroundings of the proposed development. ATmCHMENT 1 Exhibit "1" ~ LAND USE APPIICATION ENAI ~ 1) Project Name 520 East Cooper - Black Diamond 2) Project location 520 East Cooper, Aspen CO 81611 Block 95 N;O;P & Q Aspenhoff Condominiums Untis C2 & C3 (indicate street ackiress, lot & block mmber, legal description wfiere apgrcpriate) 3) Present Zcning CC 4) Iat Size 11.221 s.f. 5) Applicant's Name, Address & Bione # Jan Rogers 5532 Seascabe , Plano Texas 75093 (214)867-1555 6) Representative's Name, Address & Blgie # Bill Poss & Assoc. 605 East Mdiri St, Aspen CO 81611 7) Type of AwlicatiC[1 (please check all that apply): Conditianal Use Conceptial SPA CCEDBU+'ual Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline Cancgptual POD u Minor Histacic Dev. .1 Stream Margin Â· - Final POD Historic Demolition Mourtain View Plane Subdivision Historic Designation ocrâ€¢~hni niumization Texk/Map Anw,rvin-It ell Allotment Iat SpliVIct Line QUR Exemption Adjustment .. '-tien of Existing Uses Â· (Inmber and; type of ,=On =tlng structures; lescrip apprcocinate sq. ft.; nmber of bedroans; any previous agmvals granted to the property) U Commercial Retail Space 4,035 s.f. 9) Description of Develqmarrt Application H.P.C. Minor Development Submission 10) Have you attached the following? X Response to Attadiinent 2, Mininl= Subnissian Contents X Response to AttachnErt 3, Specific Su]=lissicn Ocdtents Response to Attactinient 4, Review Standards for Yar Application 3 li lilli . October 18, 1991 To Whom It May Concern: This Is a letter to confirm as an applicant for submission of H.C.P. minor development approval that, Bill Poss and Associates, 605 East Main Street, Aspen, Colorado 81611, (303)925-4755, will act on my behalf as representative fo,~this submission. Sincerely yours, C'~ U . Jan Rogers 5532 Seascape Plano, Texas 75093 <214)867-1555 - t 0 0 '.. F 1 ---6---â€¢.Z f -1-7=Â»H .--- 4 -- 1_-_-lia__- , -- 1-- 1 14 H: 1 1 1 1 --4. 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