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HomeMy WebLinkAboutLand Use Case.307 S Mill St.HPC040-98PN: 2737-182-17002 Case HPC040-98 307 S. Mill Street Minor HPC 92>K *p-SI CASE NUMBER HPC040-98 PARCEL ID # 2737-182-17002 CASE NAME 307 S. Mill Minor HPC PROJECT ADDRESS 307 S. Mill PLANNER Amy Guthrie CASE TYPE HPC Minor OWNER/APPLICANT Pacmca REPRESENTATIVE John Bates DATE OF FINAL ACTION 11/18/98 CITY COUNCIL ACTION PZ ACTION ADMIN ACTION Approved BOA ACTION DATE CLOSED 6/20/02 BY PARCEL ID:|2737-182-17002 DATE RCVD: ~11/6/98 #COPIES:~2 ~ CASE NO|HPC040-98 CASE NAME ~307 S. Mill Minor HPC PLNR:|Amy Guthrie PROJ ADDR:~307 S. Mill > CASE TYP:|HPC Minor STEPS:~ OWN/APP: Pacifica C ADR~ 307 S. Mill C/StZ: |Aspen, CO 81611 PHN:|920-9775 REP:~John Bates ADR:]307 S. Mill C/WZ:~Aspen, CO 81611 PHN~920-9775 FEES DUE*120 (hpc) ~ FEES RCVD~ 120 STAT: r- REFERRALS~ REF] BY| DUE:| MTG DATE REV BODY PH NOTICED 1 DATE OF FINAL ACTION:ri~Z~I--- CITY COUNCIL: REMARKS| PZ: BOA: CLOSED: '¢l'*2-BY: El i 34 DRAC: PLAT SUBMITD: | PLAT {BK,PG}:~ ADMIN: A PPON) €111 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director f., . FROM: Amy Guthrie, Historic Preservation Officer RE: 307 S. Mill Street- minor review DATE: November 18,1998 SUMMARY: The applicant, Pacifica Restaurant, would like to install additional exterior lighting on the front of their building. The building is not historic but is located within the Commercial Core Historic District. Staff recommends approval of the lighting, but elimination of the outdoor heaters which were installed on the building without approvals. APPLICANT: Pacifica, represented by John Bates, General Manager. LOCATION: 307 S. Mill Street. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: The applicant requests HPC approval to add lights along the top of the front wall. The conduit for the lights would be hidden under an existing 1 overhang, and will be painted in the spring. A total of six lights are proposed; two double headed fixtures at each corner and two single head fixtures towards the center of the wall. The fixtures are intended to light the entry area and outdoor seating area. Staff has no concerns with the proposal, with the condition that the intensity of the light is "soft" as the applicant represents, to be confirmed by providing information on the bulb wattage proposed. The application has brought to staffs attention that there are outdoor heaters that have been mounted on the front of the building without approvals. As a further condition of the lighting approval, staff recommends that these be eliminated and replaced with heaters that are placed on the ground as HPC guidelines state that any mechanical equipment attached to a building shall be screened from view, which is not the case with the current heaters. 2. Standard: The proposed development reflects and is consistent with the character o f the neighborhood o f the parcel proposed for development. Response: The new lighting will not have a significant impact on the neighborhood and is consistent with other lighting of commercial buildings in the area. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposal will not affect the historic significance of any building. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: The proposed development does not affect the architectural character or integrity of any historic structure. ALTERNATIVES: The HPC may consider any of the following alternatives: • Approve the Minor Development application as submitted. • Approve the Minor Development application with conditions to be met prior to issuance of a building permit. 2 • Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) • Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: "I move to approve the new lighting for 307 S. Mill Street with the condition that the applicant insure the light will be "soft" by providing information on the bulb wattage proposed. The heating elements that were attached to the building without approvals are to be removed and replaced with heaters that are set on the ground once a building/electrical permit for the lighting is issued." Exhibits: A. Staff memo dated November 18, 1998 B. Application c:home/amyg/cases/minor/307smill.doc 3 ATTACHMENT 1 LAND USE APPUCATION FORM 1. project name. 4.AC) 1 PI 84 3 2. Project location . .30 9- 15<>C'-rA NAA L f-F. Af·Pen 0 0 Rl Go LI (indicate street address, lor and block number or mates and bounds clescnption) 3. Present zoning 4. Lot size 5. Applicanfs name, address and phone number ~3~#J~~~re:5 71 3945-/ I-Lxl 97-6 12-1 APPEA 9*0-9941- 4/ 6. Representative's name, address, and phone number FAS, F:/CA 564+2kib &20:7- 9~ d ill 57 Aspel 9,30 -97-7-5 7. Type of aoplication (check ail that apply): Conditional Use Conceotual SPA Concectual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD ~7 Minor HPC Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review - Lot Solit/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) 5#,t* 548:400,0-+57 _-2.-9 ul c.3 Sa PeaT 9. Description of development application 'Uou i o L//ZE_~ 78 An AA€ 60-T-Bcc>£ E-/9/777/000/ OA GLU-DIrlcl b 65) F K -* rqa - <zj wi G L..i~ ~cr' 12) wd '2 0 , 4 •.6 -32> - $ rft·JP. ON.1 p J , u D, .407 1 +6 6 rn P Have you completed and attached the following? Attachment 1- Land use application form Attachment 2-General submission requirements Attachment 3-Specific submission requirements Proof of public notice (must be provided at public hearing) lili p ASPEN HISTORIC rRESERVATION COMMISSIuii MINUTES OF NOVEMBER 18. 1998 Chairperson Suzannah Reid called the meeting to order at 5:00 p.m. with Jeffrey Halferty, Susan Dodington, Gilbert Sanchez, Heidi Friedland, Lisa Markalunas, Christie Kienist and Roger Moyer present. Maureen MacDonald and Mary Hirsch were excused. MOTION: Roger moved to approve the minutes ofAugust 26th; second by Heidi. All in favor, motion carried. 307 S. MILL STREET - MINOR DEVELOPMENT Lisa was seated. Amy relayed that the proposal is to put more lighting on the front of the Pacifica restaurant. The conduit will be hidden at the top o f the wall and two lights will point down and two to the center of the building. The conduit will be painted out to match the building. Staff has no concerns but does want to know what the wattage o f the fixture is so there will not be glaring lights. Another issue is that some heating fixtures were attached to the building without HPC approval. HPC generally does not want to see mechanical equipment exposed. Staff is recommending that they be removed and replaced with fixtures that stand on the ground. Sworn in was John Bates. John Bates relayed that the heating elements were done during the renovation period. He came two weeks after the restaurant actually opened and has been at the facility ever since. The free standing units that are recommended are not possible to use due to his mall lease and the trees in that area. Possibly a better solution would be to frame it out with woodworking similar to the style o f the building. The light bulbs are 75 par 30. Gilbert asked if the applicant considered changing the sconces on the lower level and doing something else that provides more light than the bullets that are up high. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 18. 1998 John said that the lower lighting matches the lighting on the interior of the restaurant. The lighting will facilitate menu reading during the summertime but will also provide some soft light and will provide light on the building. jeffrey suggested using the wall sconces and perhaps do an additional fixture that attaches to it, either uplighting the wall or giving general illumination. Lisa and Roger had no problem with the lighting but felt Gilbert' s and Jeffrey' s suggestion of adding to the sconces was a better solution. Gilbert said the issue with the proposed lights is that they start out being pointed in the right direction then they wind up being pointed in the wrong direction. All you then see is light glaring down onto the sidewalk as you walk by. The way the cornice is down below seems to be that the lights will have to be pointed away from the building. In Gilbert's opinion they are not meeting the spirit of the sign ordinance which covers the exterior lighting. He also finds that they are not an aesthetic addition to the building. Lighting already exists and possibly those lights should be re-evaluated what those sconces are doing and try to increase the light out from them. HPC has gone through great lengths to deal with heaters so that they are discrete as possible. He supports Staff' s recommendation to remove them. Suzannah agreed about the light fixtures and the heaters that there are better solutions. She felt that they should not have to be removed but have a time limit on a solution. The Board felt the concept of lighting was appropriate and it could be dealt with by Staff and monitor. MOTION: Roger moved to approve the concept ofnew lighting at 307 S. Mill Street to be approved by Sta# and monitor. The existing heaters can be retained for the winter with the understanding that a better solution be found and approved by May 15th; second by Jeffrey. The completion date should be June 15th. All in favor, motion carried 7-0. 2 · ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 18. 1998 Amy stated that no one has a problem with lighting but not as it is proposed and they will bring back something that Staff and Monitor can review and approve. The lights proposed can only point down instead ofpointing to where it is needed and some members feel the use o f the existing lighting should be incorporated in the design. Gilbert is the monitor. 623 E. HOPKINS STREET - MINOR DEVELOPMENT Christie was seated. Amy relayed that the building is in the alley and that the proposal is to turn the single door and turn it into two doors because Susie's Consignment plans to put furniture inside the building and the need to get into the building. It is to be two metal full light doors with wood frames. The building itself is not particularly compatible with the historic structures there and Staff recommends approval with the condition that the applicant understands that no other changes are approved at this time of the outside of the building except for paint. Sworn in was Glenn Auerbacher. Glenn said the space downstairs is Jill' s cosmotique and the space is upstairs. The space is on the same side of the alley and Susie's. MOTION: Jeffrey moved to approve the new doors on the south alley side of the existing concrete block structure at 623 E. Hopkins Ave. No other exterior changes to the building on the site (other than paint) are approved without further review; second by Heidi. All in favor, motion carried. 7-0. 421 W. HALLAM STREET - MINOR DEVELOPMENT Lisa was seated. 3 2' 1 AAO Novembci 3, 1 770 Tr, A enT-XT TTP J 1-7 AJ F IL 1 N 1- L L DBA PACIFICA 307 S MILL STREET ASPEN CO 81611 (970) 920-9775 DEAR HISTORIC COMMISSIO~13 MY NAME IS JOHN BATES, I REPRESENT PACIFICA RESTAURANT IN ASPEN. PACIFICA IS LOCATED AT 307 SOUTH MILL ST, THE PHONE NUM-BER IS 920-9775. THE 307 SOUTH MILL STREET LOCATION IS CURRENTLY OWNED BY STANFORD UNIVERSITY AND IS MANAGED BY LOCAL RESIDENTD DR. BILL COMCOWICH UNDER THE BENARD ESTATE. WE WOULD LIKE TO PLACE SOME EXTERIOR LIGHTS ON THE FRONT OF OUR BUILDING FOR THE PURPOSE OF ESTHETICS, AS WELL AS SOFT LIGHTING FOR PATiO DEVNERS IN THE SUMMER TIME WHERE IT IS NOW VERY DAR-K THANK YOU FOR REVIEWING MY APPLICATION. SINCERIjt-Y, <- 7~4, ~r u/& 4/ (, .~ €j /,JOHN M B~AtTE C '1 PACIFICA GM A / f -~F 4*CA Plo A /1 - 1 ti . 14( \ 1 1.-2 ~- , *T <r. · y-rk--t.7- L.:t :L .. ' 1 1 $94 .-~ i-la© x .2 COAT T• *•, rES ..0,- WN 7 <E -p#r Sco 'lop* zost' 4 4 940,-M r w *0 • & ,/·Il /3/9 i.7 .1 f) ., .le·' ff* L 0,7 ~4 9 77 1 hi * 2:44 7 1 ft, -1 t i.A-- C?Or\Lj 4' rf# 0.}ill ·· 4% I V' (.. I 1 40'IA-1 (~.~Nip~ f ' ~ 0 1 \ \ L ¥44 1 A· 1 \ \ *c,F-- 42 . -Va- I -14.-3 <N 'ur 1 1 ..'. I. 7% f . C f 0/ 1 / 1 3>Ad (-PliA- PAD·•F EF bul a.,i * 1 20*PoeJE- u..IP€M- 77/(44 Woe-*C 7 - I t 7,/ -~r,- /*~ 1 9 -", L - 2-I- -, -Un mt- 1 . fe 2«202 '5441034; . w +r -. 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