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HomeMy WebLinkAboutLand Use Case.HP.521 E Cooper Ave.HPC33-93521 E. Cooper. HPC33-93 L Piranesi Minor Development **25¥ 1 - 4% 4 2- 63 P .. CASELOAD SUMMARY SHEET City of Aspen Historic Preservation Committee DATE RECEIVED: 10/26/93 CASE NUMBER: HPC33-93 DATE COMPLETE: PARCEL ID#: 2737-182-22-002 PROJECT NAME: Piranesi Minor Development Project Address: 521 E. Cooper APPLICANT: Piranesi, Inc. 212-765-1980 Applicant Address: 30 Rockefeller Plaza, Ste 3112, NY, NY 10020 REPRESENTATIVE: Lyn Bair & Rachel Bauer, Piranesi, Inc. Representative Address/Phone: 521 E. Cooper (927-3931-off season) Aspen, CO 81611 920-7900 TYPE OF APPLICATION: 1 STEP: >< 2 STEP: 3 STEP: HPO Insubstantial Amendment or Exemption: HPC Meeting Dates: N/2 /93 i i 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: A MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 521 E. Cooper Avenue, Piranesi- Minor Development DATE: November 10, 1993 SUMMARY: The applicant requests HPC approval for a retractable awning, -E-'-9" long and 3-4'0" deep. 44 0.' APPLICANT: Piranesi, Inc., represented by Lyn Bair and Rachel Bauer. LOCATION: 521 E. Cooper Street, the east 22 1/2 feet of Lot C, all of Lots D,E and F and the west 25 feet of Lot G, Block 96, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: 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 in an "H,"Historic Overlay District or is adjacent to an Historic Landmark... Response: The Aspen Grove building (521 E. Cooper St.) was constructed in 1960, and is located in the Commercial Core Historic District, between four Aspen Landmarks. The building is "u-shaped, " and disrupts the edge created by the historic buildings, which abut the sidewalk. Awnings may serve to reconnect the courtyard with the pedestrian and the street. The proposed awning will match those which currently exist on this building in color and design. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Awnings can be found throughout the Commercial Core. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic .. structures located on the parcel proposed for development or on adjacent parcels. Response: The awning does not affect the cultural value of any designated historic structures. 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 impacted 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 approve the Minor Development application as submitted. Additional Comments: - 2 1 .1.LE,bc,1=jobull"de P , 02 * LAND USE- APPLICAnIC*I ]?ati ~ 1 l. - 1) Project Nark · PIRANEST. TNC : Awning 521 East Cooper Avenue lots: 21 7.cojoct: I,occ~tion lots: E 22 1/2' of C, all of D,E,F and W 25' of G Block #,96 (indicate street address, lot & block n=ter, legal descriptirn Fbere apgrepriate) 3) Present Zcning 4) Lateize.127.5'ix 100' 5) Applitant's Naun, A,liress & Ib»3 1 Piranesi. Inc. 30 Rockerfel 1 er Plaza. Suite 3112, N.Y., N.Y. 10020 212-765-1980 ~~ Lyn Bair (Aspen contact during off 1?27-391/ season 6) Rl;e:esentatives Name, Aairess & 2£rte # Rachel Bauer, Piranesi, Inc. 521 East Cooper avenue, Aspen, CO. 81611 303-920-7900 4 670 of Applikation (please d»ck all that €pply): 4 Conliticoal Use _ Ocnceptlal SPA ocix=)fel Eistoric Dev. ®ecial JadjEW · Fital SPA .-. Fhal Bisted= Dev 1 8040 Greenling ~ Conoeptual ED -,K- MincE Hist=ic Dev. .1 Stream Mapgin · · Final FUD .-. Historic Demolitirn Moacrk•in Vid= PI ane · Subujyision --I. 111SC0ILUD 3JSS.1.gl-A:1Lluu . Cotxl<11[inill,Ni 921-,r,rt · Text i~Map 81161==C · - <299 A-1-60*ni--f-- Iot S©Ut/Int line - - - - GUS Reenetion - - Adjustment 8) Desdription of Existing Uses · (m=ber and type of existing structlmes; approcinate sq. ft-; nlmber of bedroccs; any previous approvals granted to t:be pl-Op=ty).- Existing store is a 14' wide awningless storefront in the Eastern portion of the staggered courtyard Aspen Grove Building built in 1960. It is set back from the street edRe. The building has 127.5' of lot frontage with combination uses (store and restaurant/tavern). It is a brick clad structure . - ~with dark aluminum windows and storefronts and green awni ngs(forest). ... 9) DesCription of Develci»ant Application Addition cf a '4(114 by 13'-9" retractable, noncombustible framed awning structure'. Vith € slbpeto match the other Aspen Grove Building-awmings. The green color is to match the existing first floor storefront awnings coverings. 10) Have you att:ached the followirg? x h=:ibum>t: to .Mt:t»ctrmcirt 0, Milliu,con 90}-rni<=<=inn Contents Y B=zipul =,0 to Attachicnt 3, Cpor.1 fri a Submiscinn Orct-Ants _3 _ »91cnse to Attachmert 4, Review Standards for Your Application 11 lilli . PI RANESII ® October 12, 1993 Historic Preservation Committee 130 South Galena St. Aspen 81611 MINIMUM SUBMISSION CONTENTS FOR ALL DEVELOPMENT APPLICATIONS 1. I, Sami Hajibay, President of Piranesi, Inc., 30 Rockefeller Plaza Suite 3112, New York, NY 10020, (212) 765-1980 have given legal permission for Rachel Bauer and Lynda Bair to act as authorized representatives to act on behalf of I, Sami Hajibay, during the review of the Piranesi, Inc. awning application to the Historic Preservation Committee. Sincerely yours, Sami Hajibay President Piranesi, Inc. 521 EAST COOPER AVENUE 30 ROCKEFELLER PLAZA SUITE 3112 VIA DEL CASTAGNONE 44 ASPEN CO 81611 NEW YORK. NY 10020 15048 VALENZA PO (AL) ITALY TEL (303) 920-7777 FAX (303) 920 7900 TEL (212) 765-1980 FAX (212) 586-9354 TEL· (131) 951305 FAX (131) 924102 .. PII[iAN ESI ® October 12, 1993 Historic Preservation Committee Aspen Zoning and Building Departments 130 south Galena St. Aspen, CO. 81611 MINIMUM SUBMISSION CONTENTS FOR ALL DEVELOPMENT APPLICATIONS 2. Street address and legal descrition of the parcel: a. 521 East Cooper Avenue, Aspen, CO. 81611 b. 42 2737-182-22-002 1 1.AFS Aspen Grove Associates, A Partnership c/o Menagerie 525 East Cooper Avenue Aspen, Colorado 81611 East 22.5 feet of lot C All of lots D,E and F West 25 feet of lot G Sincerely Yours, Sami Hajiba¥- 66#*- President Piranesi, Inc. 521 EAST COOPER AVENUE 30 ROCKEFELLER PLAZA SUITE 3112 VIA DEL CASTAGNONE 44 ASPEN. 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October 12, 1993 Historic Preservation Commitee 1 Aspen Zoning and Building Departments 130 south Galena St. Aspen, CO. 81611 t MINIMUM SUBMISSION CONTENTS FOR ALI., DEVELOPMENT APPLICATIONS -3 -4 / \ Addition of an 9#=0*Aeep by 13'-9" wide green retractable awning which will match the exjsting green awnings on the ground (first) floor of the Aspen Grove Bijilding (block #96, lots: W 22.5' of lot C, all of lots D, E, F, and E 25' of lot G). In Compliance of the review standards relevant to the Development Application: i The proposal is using the same proportion, shaped and colored awning as the rest of the Aspen Grove Building to integrate the 521 East Cooper Avenue storefront articulation with the rest of the building. There is 6" high white lettering for the identification of the store which conforms with the other lettering used for signage on the awnings of the Aspen Grove Building. This lettering is minimum . sized to be read from the streetscape by pedestrians but as well to be well 3 proportioned for the awning valance. The awning proposal complies with Section 4506, Awnings of the Uniform Building Code 1988 edition. It is to be built of a noncombustible frame with a fabric combustible covering. It is retractable to be folded against the supporting building, and does not block any exits from the 521 East cooper Avenue storefront or other surrounding this storefront. The awning will not extend more than 7'-0" from the face of the supporting building, nor is it nearer than 2 feet to the face of the nearest curb line measured horizontally. The awning is at least 8'0" above the brick patio which meets the public walkway. t i_i C r. . 1 21 0-2 -> 1 LIi i LED dEL)Li 1. LEI-tr 1 EL 05'91 D'i r.', 2 .. October 12,1993 , I Historic Preservation Committee Aspen Zoning and Building Departments ; 130 South Galena Street ! Aspen, CO. 81611 SPECIFIC SLJBMISSION CONTENTS: MINOR DEVELOPMENT IN HISTORIC OVERLAY DISTRICT 1. Addition of an 7'-0" deep by 13'·9" wide green labriced, noncombustable retractable awning to the 521 East Cooper Avenue storeffont, Aspen Grove Building, which will match the other ground (first) floor ~ existing green awnings on the Aspen Grove Building. 2. The existing structure includes a brick veneer wall with a dark anodizea aiuminum storefront with green awnings at specific storefronts. This proposal will enhance the existing building with a green awning with a retractable noncombustible structure to match the existing ones on the Aspen Grove building. See sample. 3. 4 1 / - li ---4 ILL \ 1 , . , a "FiNE. A-Al.5 -z : ~i .... .-: Plit. ANI ESI =7 :1- 1 1 . i 1 .1 1 f i 7.XIT:-Cri='COTTI )1:C,-T...r~l-~7211 : Tt 14 -lk i )1+: 4 1. E-f.C-'' 1-L l·~ AA-i.U 1.11 i.Li tl'Ult_1JJLL.Ull,11. 1. ; . L Fice,iN.w, C·ludef '01.,r, C.:-6;J¢4 648,'t., 1 --- 4 DEW ¢1/A»EM EX ATI 96 9, Al.LE tty r . , ,. F ·,- i·.i,r·14.· i 1.7160 1,1 Co,/0,100' cyA'-0,61 i *CE.U Alow ; / AWNW. i 4, / 1¢,d"*/,4, ~ A , I ,1 lA,3 J- The proposed addition of a green retractable awning will add harmony to the Aspen Grove Building integrating the 521 East Cooper Avenue storefront with the rest of the structure as well as cover up the light anodized aluminum panel which is less appropriate for the Aspen Historic Neighborhood than a green awning. The awning adds human scale to the 521 East Cooper Avenue storetront. Oct.19 '93 15:04 l.30013 'LC-E~~ TEL 6991.99 P r . -0 October 12, 1993 Historic Preservation Committee Aspen Zoning and Building Departments 130 South Galena Street Aspen, CO, 81611 REVIEW STANDARDS: DEVELOPMENT IN A HISTORIC OVERLAY DISTRICT a, The addition of a green retractable awning to 521 East Cooper Avenue at the Aspen Grove Building Integrates the structure with the character of the Historic Overlay District by using a common architectural feature, the awning, to reduce the scale of larger Aspen Grove Building and enforce a human scale link between the street edge and the stepped building. The all the green awnings of the Aspen Grove ; Building tie together and integrates the stepped back storefronts of the building with the the courtyard portion of the structure. Since the historic structures have a clear relationship with the street edge it is i critical that newer structures such as the Aspen Grove building use architectural features to integrate 1 with the street edge and thus a very minor addition to structure like the Aspen G,ove Buiiding makes it : mota compatible in character with designated historic structures b. The proposed development reflects and is consistent with the character of the neighborhood since ' traditionally the Aspen designated historic structures have a proportion and scale which Is compatible to human scale and the addition of an awning at an eight foot higth to the 521 East Cooper Avenue storefront will only Improve the human scale proportions of tile Aspen Grove Building. The awnings act as a mediator between the pedestrian anc! the newer non historic structures. The brick and whlte sided structures across the street from the Aspen Grove Building use awnings as well to break thelr vertical scale. C. Since the architectural element, the awning, integrates horizontally together structures by emphasizing the street edge and blending them in with the built fabric, tile cultural importance of the Aspen Street is I retained and this protects the cultural values of the des,gnated historic structures in the area. d As previously stated tile proposal, an awnIng addition only enhances coherence of the Historic Overlay District as a neighborhood by reducing the overall scale of the 1960 Aspen Grove Building and making R more compatible to the historic structuies ill the area. The addition of a common architectural feature i found in most other bui!dings in the Historic Overlay District, the awning, is critical to the process ef integrating the area's buildings . This helps integrate the district architecturally with common elements which in turn accentuates the architectural integrity 01 designated historic structures. .. HISTORIC PRESERVATION COMMITTEE Minutes of November 10, 1993 Meeting was called to order by chairman Bill Poss, with Joe Krabacher, Donnelley Erdman, Karen Day, Martha Madsen and Jake Vickery present. Excused were Roger Moyer, Les Holst and Linda Smisek. MOTION: Donnelley made the motion to approve the minutes of October 13, October 25, and April 28, 1993; second by Jake. All in favor, motion carries. COMMITTEE MEMBER AND STAFF COMMENTS Amy: The city is requesting flower pots to be hung on the light poles next summer. Bill: I feel this is a CCLC issue. Amy: No problem Joe's house has been turned over to his children and is up for sale. I would like to schedule a site visit for any proposal for redevelopment. Jim Terry: I would like to be added to the agenda to discuss the awning at Chanin's 305 S. Mill Street. MOTION: Joe made the motion to add 305 S. Mill St. to the agenda; second by Martha. All in favor, motion carries. 521 E. COOPER - PIRANESI Amy: The applicant is requesting an approval for a retractable awning which will be 13 ' 9" long and three or four feet deep to match the existing awnings on the building in color and design. Applicant: The awning will be shortened and just over the doorway. It will be about four feet long. MOTION: Joe made the motion that HPC approve the minor development application for 521 E. Cooper finding that it has met the standard set forth in the landuse code; second by Martha. All in favor, motion carries. 300 W. MAIN - WORKSESSION Amy: Carolyn's family's concern is that their house sits at a low grade on Main Street and there is a lot of dust settling there. They would like to come up for with a solution to improve the livability of their house. She had considered a fence along the existing retaining wall. Carolyn McDonald: We do have a retaining wall which is over 36 inches on that side which isn't up to code. It does go down two feet by the corner. We planted siberian pea shrubs and blue spruce