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HomeMy WebLinkAboutLand Use Case.303 E Main St.HPC23-98HPC23-98 1 modification of Existing Condition 303 E. Main Street 4 7 TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development Director'~~~~~'~ Al , FROM: Julie Ann Woods, Deputy Director L Py /2 [Acting Historic Preservation Officer-]65 -7 (' - 0 RE: 303 E. Main St.--Request for modifications from approvals DATE: July 22, 1998 SUMMARY: On July 14, 1998, staff and monitors met with the owners and tenants of 303 E. Main St. to evaluate what is remaining to be completed in order to sign off on the CO. Attached is a letter which was sent to the owner identifying the remaining issues. The owner is requesting relief from one of the requirements approved this spring, which was to paint the foundation a dark red to match the accent color on the house. The applicant has indicated that he went through a significant amount of time and expense to salvage the stone from a cellar and sandblast it before rebuilding the foundation. Though some HPC members felt strongly that the foundation should be painted in order to make it less noticeable, staff and some monitors feel that painting would be an inappropriate preservation practice, and that the foundation is best left as is. The applicant is asking for reconsideration of this requirement. The applicant has also repainted the mechanical equipment on the roof a flat black color. Staff and some of the monitors feel that this adequately addresses minimizing the visual impacts of this equipment. Staff does not think that a screen should be added to the roof structure to further hide the equipment. If the commissioners agree, then this should be clarified as part of the motion. The owner of Masathisu is also requesting a modification to the approved landscape plan. In order to meet a timeframe established by the Planning and Zoning Commission in order to use the required open space for outdoor dining, the owner evaluated landscaping of other outdoor spaces in the commercial core and installed planter boxes of a similar nature, attached to the wrought iron fence. The restaurateur argues that a large raised planter would reduce the available space for tables and crowd the dining patio. In order to address the desire of some HPC members to have year-round color in this space. the tenant proposes to add several large planters with upright junipers spaced along the fence. Staff and some monitors felt that this would adequately address the issue while allowing the restaurant adequate seating. This also would require reconsideration by the HPC. Staff believes that, with the resolution of the issues highlighted on the attached letter, this project has met the objectives of historic preservation and should be "finalled out." As a point of information, the restaurateur also intends to install some temporary lighting under the umbrellas as well as some heaters which will be used in the evenings. This does not require HPC action. RECOMMENDATION: Staff recommends that the Commission approve the following amendments to the approvals for 303 E. Main St.: 1. That the foundation is not to be painted; 2. That the landscape plan be modified to reflect the existing landscaping (planter boxes) with several large planters added which include upright Junipers to provide year- round color and interest. (&.4.El... · i nj<~..Ai -f -43-0.1-4=' 3. That the mechanical equipment on the roof which was recently painted flat black is adequately addressed and will not require additional screening. 4 Z., # 471\1 -1 6/1 g:/planning/asperV~jdcases,*gnif/39,3¥Vrelief.doc ~ U .-I jfitj r , *. 367 /" ' ASPEN · PITKIN COMMUNITY DEVELOPMENT DEFARD{ENT Nicklaus Kuhn P.O. Box 8016 Aspen, CO 81612 - - July 11 1998 RE: HPC Issues remaining on 303 E. Main St. (sent via registered mail) Dear Mr. Kuhn: - As you are aware. the HPC monitors and myself walked through the subject property to determine the remaining work that is needed to satisfy the HPC. The following is a list of items that remain to be resolved: 1. Re-locate cable pedestal in front of garage (in coordination with the Engineering Dept. and TCI). 2. Add bollards to protect new enclosure off historic shed (303 1/2 E. Main) near alley. 3. Foundation is to be painted dark red to match accent color. 4. Light fixture on Bacchus facade has been improperly affixed and has cracked the historic wood siding. This fixture will need to be removed. the siding repaired or replaced. and a new fixture remounted to a frame which can be carefully affixed to the historic building. (This same light fixture will be used at the rear of Masathisu as well). The hole in the siding above the light fixture must also be patched and painted. There are two or three large cracks in some portions of the siding that must be - repaired and painted. 5. The shiny silver metal light fixture on the front facade of the historic house that shines onto the Bacchus sign should be removed. It was agreed that one smaller spotlight to match that which is under the eave will be installed. The metal box at the electrical source will be painted light blue to match the house. . 6. Landscape plan must reflect that which was approved; HPC required raised planters with substantial landscaping for year-round interest, such as evergreens. If required by liquor authority, provide separate gate in fence to separate two licensees These are the remaining issues with which HPC still has concerns. If you do not agree - with any of these remaining issues(e.g. planter boxes, painting the foundation, etc.), you will need to apply to the HPC for amendments to your approvals. I recommend that you - and/or your tenants plan to submit whatever modificaations you'd like to have considered - no later than Friday, July 17th, so that they call be added to the July 22nd HPC agenda. - 130 SOUTH GALENA STREET ASPEN, COLORADO 81611-1975 PHONE 970.920.3090 Eu 970.920.5439 Printed on Recvcled Paper Please let me know when these issues will be completed so that we can determine when the HPC is able to sign-off on your final CO for the apartment. Thank you for your cooperation. Sincerely, . , //-3 1 1 .dL d~~ . / Allie Ann Woods, Deputy Director !/~ kejng Historic Preservation Officer ec: Amy Margerum, City Manager Stan Clauson, Community Development Director ATTACHMENT 1 LAND USE APPLICATION FORM 7<48/0 V I CT O /t./ Arv 1. Project name 2. Project location 303 E M A IN S-F, AS,FEA/, CL o F 16 1 1 (indicate street address, lot and block number or metes and bounds description) 3. Present zoning CC 4. Lot size 61 1 9-0 0 5. Applicant's name, address and phone number '\7 I K LA 013 KU.1-1/V 73 0 c (30 x ro ) 6 A,5 FE-ev, Co Y 161 1 919-3/1-92 6. Representative's name, address, and phone number 9<066-T P¢U H N /?67, Bc/x kez 45<E-N C 0 9 29 -3/ 4 2 p -IE yE K LIEN .303 t , Af\An'\1 ST-, A,3 PE-Ai 5-94 - NO/3 0 , 0/4 CELLULA/€ 39 4 - 9880 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD ~ 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 Spli#Lot 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) -A-esId EN--rt'A c (2 bedrooin j 1 berth~ Comrner-cict 1 - ~e€-5-(Avil fA-i, Ef\(4 1 O1FFIC€ /RE-T-ALL~ , 9. Description of development application KE-U (5.coev 01=- L. ANO sc,APE-, FLAN , PLANTE (19, arve f f\(N-riNG o F AAECH AN, CAL 9 Gl LA iplk\EAfT ., A ,/U f 3 P A , 41 1- 1 N 6 O :F- P 0 .,V ADAT 1 0 41 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 llllllll ASPEN HISTORIC PRESERVATION COMMISSION MINOR DEVELOPMENT REVIEW Application Package Contents Following is an application for minor development review at HPC. Included in this package are: 1. Attachment 1- Application form 2. Attachment 2- Dimensional requirements form 3. Attachment 3- Description of general requirements for a complete development application 4. Attachment 4- Description of specific requirements for a complete development application to HPC 5. Attachment 5- Applicable review standards on which HPC will base its decision 6. Attachment 6- General summary of the HPC review process 7. Attachment 7- Definition of minor development To submit a complete application, fill out Attachments 1 and 2, include all items listed on Attachments 3 and 4, and provide any other information necessary to clarify the project. A pre-application conference is strongly recommended so that the appropriate review process and submission requirements can be discussed. In addition, other reviews, such as those before the Planning and Zoning Commission, which may be required by the Aspen Municipal Code can be identified at this time. A consultation with the Zoning Officer and Building Department is also recommended early in the application process. TWO COPIES OF ALL SUBMISSION REQUIREMENTS IN A FORMAT NO LARGER THAN 11"X17" ARE REQUIRED. FOR GRAPHICS WHICH ARE LARGER THAN 11"X17," SUBMIT TWELVE SETS OF PRINTS.