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Home My WebLink AboutLand Use Case.530 E Main St.HPC31-93I..... . Courthouse Plaza Minor Devt. 2 530 E. Main St. HPC31-93 )-N-- f >o N .. CASELOAD SUMMARY SHEET City of Aspen Historic Preservation Committee DATE RECEIVED: 10/20/93 CASE NUMBER: HPC31-93 DATE COMPLETE: PARCEL ID#: 2737-073-24-004 PROJECT NAME: Courthouse Plaza Minor Development Project Address: 530 E. Main St. APPLICANT: Board of County Commissioners, Pitkin County Applicant Address: 506 E. Main St., Aspen 920-5150 REPRESENTATIVE: Tom Newland, Deputy Director of Public Works Representative Address/Phone: 530 E. Main St., Suite 301 Aspen, CO 81611 920-5200 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: MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 530 E. Main Street, Courthouse Plaza- Minor Development DATE: October 27, 1993 SUMMARY: The applicant requests HPC approval to construct a 100 sq. ft. window well with a railing on the south side of the Courthouse Plaza building. APPLICANT: Pitkin County Board of Commissioners, represented by Tom Newland, Deputy Director of Public Works. LOCATION: 530 E. Main Street, Lots Q and R and the westerly 7.5 feet of Lot S, Block 92, City of Aspen; and Lots 11 and 12 and the westerly 7.5 feet of Lot 10, Block 19, East Aspen Townsite, City 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. NOTE: An example of this type of window well can be seen across the street from the Weinerstube restaurant. 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: This parcel is located in the Main Street Historic District and is bordered by three Aspen Landmarks. Though the Plaza is not an historic structure, it is associated with the Pitkin County Courthouse and has a particularly important role in that the building forms an edge of the historic district. The proposed development will lie very close to the sidewalk and to Main Street. Staff finds that this window well is overly large (7' 5" semicircle) and deep (7' 9") . From the perspective of a pedestrian, the light well will have a great visual impact on this site. Staff feels that the radius Of the semicircle should be decreased by approximately 2 ' 0" (or the equivalent of one less "terrace") . Staff also suggests that there may .. be some other facade of the building where the window well would be less prominent. The proposed railing is required for a window well and is an appropriate design. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Window wells can be found throughout the historic district, in new and old buildings, therefore staff finds that in general they are in character with the neighborhood. However, in its current dimension, the proposed window well may be a feature which is inconsistent with this neighborhood. 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 proposed development does not decrease the cultural value of any neighboring resource. 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 resource 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 approve the Minor Development application with the condition that the applicant reduce the radius of the semicircular window well. Additional Comments: .. Pitkin County October 19, 1993 Amy Amidon Aspen/Pitkin Planning Office 130 South Galena Street Aspen, CO 81611 RE: COURTHOUSE PLAZA WINDOW WELL Dear Amy; Please accept this letter and enclosed materials as the complete application submission for Minor Development of Historic Resources. The Courthouse Plaza Building is located at 530 East Main Street and is within the boundaries of the designated Historic District Overlay within Aspen, Colorado. Pitkin County, who is the owner of the building, wishes to install and maintain a window well on the south (Main Street) side of the building. This project will provide sunlight and ventilation to the current tenants in this portion of lower level, the Aspen/Pitkin County Housing Authority. The applicant for this proposal is: The Board of Commissioners Pitkin County, Colorado 506 East Main Street Aspen, CO 81611 (303) 920-5150 The applicant's representative is: Tom Newland Deputy Director of Public Works 530 East Main Street, Suite 301 Aspen, CO 81611 (303) 920-5200 The location of the project is as follows: A parcel of land located in the southwest quarter of Section 7, Township 10 South, Range 84 West of the 6th Principal Meridian, more fully described as follows: Lots Q and R and the westerly 7.5-feet of Lot S, Block 92, City of Aspen; and Lots 11 and 12 and the westerly 7.5-feet of Lot 10, Block 19, East Aspen Townsite. Containing 6,750 square feet, more or less. Administration County Commissioners County Attorney Personnel and Finance Transportation 530 E. Main, 3rd Floor Suite B Suite I Suite F Facilities Aspen, CO 81611 506 E. Main Street 530 E. Main Street 530 E. Main Street 76 Service Center Road (303) 920-5200 Aspen, CO 81611 Aspen, CO 81611 Aspen, CO 81611 Aspen, CO 81611 FAX 920-5198 (303) 920-5150 (303) 920-5190 (303) 920-5220 (303) 920-5390 #~ printed on recycled paper .. The street address of the project is: Pitkin County Courthouse Plaza Building 530 East Main Street Aspen, Colorado 81611 Attached for your review as Exhibit A please find a letter from the County Attorney's Office declaring ownership of the property and demonstrating the owner' s right to apply for a development application. As summarized above, Pitkin County wishes to place and maintain a window well to provide visual and ventilation improvements to the south side of the building's lower level (basement). The window well will be located on the south or Min Street side of the building (see Exhibit B for a site plan). The proposed improvement has been designed by a local architect and the owner's representative to blend in with the existing architecture and to highlight certain architectural aspects of the Pitkin County Courthouse, located immediately adjacent to and west of the Courthouse Plaza. Attached for your review as Exhibit C is the plans for the window well. The window well as designed is a curved semi-circle that uses the existing buttresses of the building for it's beginning, end and center. The semi-circle has a radius of approximately 7.5- feet and takes up slightly under 100 square feet of lot space. The cross-section (sheet A-2) view shows how the well steps down to the basement level, providing three tiers for plantings. The well allows for the placement of two operable windows that are 6-feet wide and 4.5-feet high. Being on the south side of the building, these windows will allow adequate access for daylight and natural ventilation, enhancing the working environment in the offices of the Housing Authority. As mentioned above, the window well will be designed to act as a three-tier planter for small shrubs and flowers. The well has been engineered to account for use as a planter with adequate drainage away from the building. For safety purposes, guard railing must be placed along the outside perimeter of the window well. The County proposes to place an ornamental railing similar to that found around the Courthouse (see Sheet A-3). The County feels that the proposed improvement has been designed to meet all of the review standards put forth by the City with regard to development within the Historic Overlay District. The design is consistent with the character of the neighborhood, and does not diminish the architectural integrity of the adjacent historically designated structure. The window well is designed to be compatible with existing architectural attributes of this location, with existing building materials being utilized in it's construction. The curved semi-circle of the well will match the curved windows on the facade of the Courthouse Plaza, and the ornamental railing will accent the fencing of the historic County Courthouse located next door. Although the window well does decrease the available open space on the parcel from 30.5% to 29 %, it will provide are for plantings. I hope the information supplied within this application is complete and suitable for your review. If there is further information required, or you have any further questions concerning this application, please contact me at the phone number listed above. -PITAIN C~>ITÂ¥ PU-- - 1â‚¬~y!~RS AGENCY 4&'land, Deputy Dirgor t~li IAND USE APPIICAmION FUM 1) Project Nhme . Courthouse Plaza Window Well 2) Project Iocation 530 East Main Street. Asven. See attached letter for legal description. (indicate street address, lot & block nmber, legal description,here a~opriate) 3) Present Zoning Commercial Core . 4) Ict Size 6.750 sq .ft. 5) Applicant's Nam, Address & rhone # Pitkin Countv Board of Commissioners 506 East Main' Street, Aspen, Colorado 81611 920-5200 6) gypesfiltaÂ£ivels Name, A,Wn=g= & PI'â€¢=â€¢ie # Tom Newland, 530 East Main Street. Suite 301, Aspen, CO 81611 920-5209 9ypd of 4plication (please check all that apply): . . Conditicral Use Conceptual SPA - Concepblal Hist=ic Dev. Special Review - Final SPA - Final Histaric Dev. 8040 Greenline _ _ Conceptual LOD -:,2L_ Minor Historic Dev. Stream Margin Â· - Final ED - Histaric Demolition M,mtain pia, Plane Subdivisial - Historic Designation Conhainii=i=ation ~ Text/Map Amendment - (20 Allotment Iot SWÂ·it/Iot line - (2439 EwEmption Adjustment Description of Existing Uses Â· (rzmber and type of exist:ing structures; awcoodmate sq. ft.; Imber of bedrocms; any previous approvals granted to the property). Office space, approximately 16,000 square feet over 4 floors. No bedrooms. 9) Description of Develgiwant Application Placement of a 100 square foot window weel to prvide sunlight- and ventilation to the lower level (basement). 10) Have you attached the follNing? X Response to Attadment 2, Minimmn Suhnission Contents 1%esponse to AttadmerIt 3, Specific Submission Oontents Respanse to Attadmgrt 4, Review Standards far Your Application SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear. fully labeled drawings must be submitted in a format no larger than 11â„¢17", OR one dozen sets of blueprints may be submitted in lieu of the 11 x17" format. APPLICANT: Pitkin County Board of Commissioners ADDRESS: 530 East Main Street, Aspen, CO 81611 ZONE DISTRICT: CC - Commerrial Core LOT SIZE (SQUARE FEET): 6,750 square feet EXISTING FAR: 2.3:1 ALLOWABLE FAR: 1.5:1 PROPOSED FAR: 2.3:1 EXISTING NET LEASABLE (commercial): 16,000 sq.ft. PROPOSED NET LEASABLE (commercial): 16,000 sq.ft. EXISTING % OF SITE COVERAGE: 4.686 sa.ft. PROPOSED % OF SITE COVERAGE: 4,786 sq.ft. EXISTING %OFOPEN SPACE (Commercial): 30.5% PROPOSED % OF OPEN SPACE (Commer.): 29.0% EXISTING MAXIMUM HEIGHT: Plincioal Bldo.: 32' / Accessory Bldg: PROPOSED MAXIMUM HEIGHT: Princioal Blda.: 32' / Accessory Bldg: PROPOSE0 % OF DEMOLITION: 0% EXISTING NUMBER OF BEDROOMS: 0 PROPOSED NUMBER OF BEDROOMS: 0 EXISTING ON-SITE PARKING SPACES: 0 ON-SITE PARKING SPACES REQUIRED: 0 SETBACKS: EXISTING: none ALLOWABLE: none PROPOSED: none Front: Front: Front: Rear: Rear: Rear: Side: Side: Side: Combined Front/Rear: Combined Frt/Rr: Combined Front/Rear: EXISTING NONCONFORMITIES/ none ENCROACHMENTS: none VARIATIONS REQUESTED (eligible for Landmarks Onlv: character comDatibilitv findina must be made bv HPC): FAR: none Minimum Distance Between Buildings: SETBACKS: none Front: Parking Spaces: Rear: Open Space (Commercial): Side: Height (Cottage Infill Only): Combined Frt./Rr: Site Coverage (Cottage Infill Only): .. Exhibit A Letter of Ownership .. Â»4 Pitkin County October 19, 1993 Amy Amidon Aspen/Pitkin Planning Office 130 South Galena Street Aspen, CO 81611 RE: COURTHOUSE PLAZA BUILDING Dear Amy; This is to affirm that the Board of County Commissioners, Pitkin County, Colorado are the sole owners of the Courthouse Plaza Building, located at 530 East Main Street, Aspen, Colorado. To the best of my knowledge, there are no mortgages, liens, judgments, contracts or agreements affecting the parcel. As owners the Board of County Commissioners have a demonstrated right to apply for the above mentioned Development Application. Sincerely, PITKIN COUNTY ATTORNEYS OFFICE --0-- John Ely, Assistant County Attorney Administration County Commissioners County Attorney Personnel and Finance Transportation 530 E. Main, 3rd Floor Suite B Suite I Suite F Facilities Aspen, CO 81611 506 E. Main Street 530 E. Main Street 530 E. 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'- i< 11. . =i i i t 10 , A ./7 ) Al ! i C i r ) 5 ; [LI F :08* 1 :A - '3 'Â¥ 1 603 I. . ,. t- i 1Â·) i 14_ 14 1 0 1 11 1 ILl-, 1 9.. IG 41..sp . .. Historic Preservation Committee Minutes of October 25, 1993 the masonry. It is the same awning that is on the Polo store. It rolls up with an eyebrow on it when rolled up. Blue in color with off white lettering. Clean and simple. Donnelley: SO it is 3' 6" from the wood. The awning is retractable. Amy: There is also a rear entrance addition proposed but it will not effect the historic structure. It is on the addition by the alley. Nancy Heller: The store will be a clothing boutique with accessories. MOTION: Roger made the motion to approve the minor development of 228 S. Mill formerly known as 208 S. Mill Lots A, B, C, D Block 88 City and Townsite of Aspen finding that standards one through four have been met; second by Linda. All in favor, motion carries. 530 E. MAIN ST. COURT HOUSE PLAZA - MINOR DEVELOPMENT Tom Newland represented the Court House: We are hoping to place a window well in the court house plaza which we purchased. We are looking to add light and availability for ventilation to make the Housing OffiÂ·ce habitat desirable. We are here to request approval. We tried to utilize the existing architectural styles of the building as we have the arched window up on top and we replicated the arched window down below. We are also trying to match the iron fencing that you see around the court house. The code requires it as the drop is more than 30 inches. The project will be about $17,000. We may have a radon problem and the ventilation is necessary. The window well will be between the two abutments that are next to the entrance. We have done some interior remodeling also. The window well will act as a break between two entrances. Karen: Why did you choose the depth that you did. Tom: To provide as much light and ventilation as possible. Amy: I feel 7 1/2 feet might be a massive feature on that building. Donnelley: It does step down. Tom: We wanted to start at an abutment and end at one. Also there will be a traffic flow through the area and the curved fencing works better. 3 K. 0 Historic Preservation Committee Minutes of October 25, 1993 Donnelley: I believe that the semicircular configuration is much more appropriate for this building and much less obtrusive to the impact of pedestrians. MOTION: Roger made the motion that the HPC approve the minor development for 530 E. Main Street Lots Q&R and Lots S Block 92 and Lots 11 & 12 Lot 10 Block 19 East Aspen Townsite finding that it meets standards one two and three; second by Martha . All in favor, motion carries. MOTION: Linda made the motion to adjourn; second by Martha. All in favor, motion carries. Meeting adjourned at 6:30 p.m. Kathleen J. Strickland, Chief Deputy Clerk 4