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Land Use Case.HP.403 S Galena St.HPC031-02
4039.-Galena Minor HPC mr X 1 G A F-- sy ,'1 J. L /f .. CASE NUMBER HPC031-02 PARCEL ID # 2737-182-21009 CASE NAME 403 S. Galena St. Minor HPC PROJECT ADDRESS 403 S. Galena St. PLANNER Amy Guthrie CASE TYPE Minor HPC OWNER/APPLICANT Umbria Enterprises Inc. REPRESENTATIVE Jake Vickery Architects DATE OF FINAL ACTION 11/13/02 CITY COUNCIL ACTION HPC RESO 40-2002 PZ ACTION ADMIN ACTION BOA ACTION DATE CLOSED 03/18/03 BY D DRISCOLL t. . .. .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT FOR NEW EXTERIOR MATERIALS AND EXTERIOR ALTERATIONS AT 403 S. GALENA STREET, LOTS H AND I, BLOCK 90, CITY AND TOWNSITE OF ASPEN RESOLUTION NO. 40, SERIES OF 2002 Parcel ID #: 2737-182-21-009 WHEREAS, the applicant, Umbria Enteriprises Inc., represented by Jake Vickery Architects, has requested Minor Development approval to replace the exterior materials and make modifications to the exterior of 403 S. Galena Street, Lots H and I, Block 90, City and Townsite of Aspen. This property is not designated historic, but is located within the Commercial Core Historic District; and WHEREAS, Section 26.415.070 of the Aspen Municipal Code states that no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review. An application for a building permit cannot be submitted without a Development Order; and WHEREAS, the procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project' s conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC reviews the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Amy Guthrie, in her staff report dated November 13, 2002 performed an analysis of the application based on the standards, and recommended the application be approved with conditions; and WHEREAS, at a regular meeting held on November 13,2002, the Historic Preservation Commission considered the application, found the application to meet the review standards, and approved the application with conditions by a vote of 7 to 0. ,.. - THEREFORE, BE IT RESOLVED: That the HPC approves Minor Development for 403 S. Galena Street, Lots H and I, Block 90, City and Townsite of Aspen finding that the review standards are met, with the following conditions: 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 2. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 3. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. APPROVED BY THE COMMISSION at its regular meeting on the 13th day of November, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Rally Dupps, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk 0 fic © I MEMORANDUM i .1 TO: Aspen Historic Preservation Commission : THRU: Joyce Ohlson, Deputy Planning DirectorJR' 1 FROM: Amy Guthrie, Historic Preservation Officer RE: 403 S. Galena. Guido's Building, Minor Development- Public Hearing i DATE: November 13,2002 SUMMARY: The application before HPC involves replacing exterior materials on a non-designated building in the Commercial Core Historic District. 1 APPLICANT: Umbria Enterprises, Inc., represented by Jake Vickery Architects. PARCEL ID: 2737-182-21-009. ADDRESS: 403 S. Galena Street, Lots H and I, Block 90, City and Townsite of Aspen, Colorado. ZONING: "CC," Commercial Core. MINOR DEVELOPMENT The procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that enalyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with tile City of Aspen Historic Preservation Design Guidelines. The HPC may approve. disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. 1 9 , P34 This application affects the building commonly known as "Guido's", located on the Cooper Street Mall. The structure is not designated historic, but is within a historic district and therefore exterior alterations fall within the purview of the HPC. The Guido's building was built by Guido Meyer in approximately 1951. The Meyer's operated a restaurant on the ground floor and lived on the upper floor. Below is a photograph of the structure as it appeared c. 1956. It is staffs understanding that shortly after this picture, the family added the bargeboard trim, painted crests, and additional window shutters that can be seen in a 1990 picture attached to this memo as "Exhibit B." ...r... 2 1 + 1 51 1166-= 16..J./6-320~ · · ' - twn/l--71 7,L no ' .. 0*Z=• 1'~ . -'0 *--4" MOW 4;7-4:1444*KE--22 *1 i 4-:' - -a:--1*JUR&LE $ 0 - In 1971, an addition was constructed to the west of the original structure, and in 1990, a maj or remodel was reviewed and approved by the Historic Preservation Commission. At that time, the Commission was beginning to recognize the importance o f the Chalet style, but had not designated any structures nor developed any specific criteria or guidelines for their preservation. It was determined during the 1990 HPC review process that the original Chalet building had structural issues that would best be resolved by demolition of the upper story, and a portion of the first story as well. The building that we see today is essentially a reconstruction. In reviewing the board' s minutes, it is apparent that they wished to maintain some elements of the chalet character in the new building, but the features did not necessarily replicate what was built in the 1950's. Within the last 10 years as various businesses have occupied the ground floor of the Guido's, changes have been approved by HPC for window and door re-configurations and the structure has not been treated as historically significant. This is not a building that staff has ever recommended for designation during our current efforts to expand the historic inventory to include more Post World War II properties, nor does staff think such a recommendation would be appropriate given the fact that most of it is recent construction and it has a fairly limited amount of chalet characteristics at this time. It is staff's opinion that the structure that existed in 1990. prior to the major remodel, would 2 P35 . likely have met the standards that we have developed now for designation, however, that building has been lost. Staff is somewhat concerned with the current proposal in that it removes the chalet gestures that still exist on the site. however, it does not seem appropriate to insist on their continued existence because the building does not have enough integrity to qualify as a significant example ofthe Chalet Style. It is difficult to apply the design guidelines to this project because Guido's is clearly an th anomaly within the predominantly 19 century downtown. The only part of the design guidelines which are applicable to this project, Chapter 13. "Design in the Commercial Core Historic District" is attached for HI?C's reference in its entirety. If this structure were proposed as a new building today, it would not meet the standards, however staff cannot find that the proposed alterations to materials and features contained in this application are inappropriate. The materials and modifications to the building do serve to make the overall design more cohesive than it currently is as a result of all of the remodels, give the building a clearly contemporary character, and help to distinguish it more from the somewhat bulky addition to the west. RECOMMENDATION: Staff recommends that Minor Development be approved for 403 S. Galena Street with the following conditions: 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 2. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 3. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. RECOMMENDED MOTION: "I move to approve Resolution # , Series of 20027 Exhibits: Resolution # , Series of 2002 A. Staff memo dated November 13,2002 B. "City of Aspen Historic Preservation Design Guidelines, Chapter 13." C. Photograph of Guido' s building in 1990 D. Application , AD 1/0 3 P36 .. Vickerv Architects P.O. Box 12360 Aspen, CO 81612 (970) 925-3660 nvgrp@aol.com October 31, 2002 Amy Guthrie Historical Preservation Commission City of Aspen 130 South Galena Aspen, CO 81611 RE: UMBRIA RESTAURANT REMODEL GUIDO' S BUILDING 403 SOUTH GALENA, ASPEN Dear Amy, This letter is to describe changes to Guido's Restaurant Building proposed in our Minor HPC Application dated October 31,2002. It further supports these changes by describing their compliance with the Historical Preservation Guidelines. Description of the Existing Building The existing "restaurant building" (this application) was remodeled in 1991 as part of a larger project that included the "business building" connected to the west. The "restaurant building' is a two story, wood frame, stucco clad structure of the Chalet type. Characteristic of the Chalet, it has a broad, shallow roof with a large overhang as well as a continuous perimeter balcony cantilevering from the upper floor. On the south, or rear side, the balcony is extended to create a usable deck. A few elements of Chalet style detailing remain in the applied window shutters, roof rakes, and at the ends of the three roof beams. The stucco exterior wall surface appears on both floors levels and matches the stucco material ofthe adjacent and connected "business building." Proposed Changes The driving force behind the changes proposed in this application is to improve the architectural integrity of the existing structure, providing clarity and sense of quality. Proposed changes include replacing the existing stucco surfaces with wood siding and adding a stone base, stone pilasters, and a stone entry enclosure on the east side. There is also an exterior stair added on the south side connecting the upper floor balcony / deck to the patio below. The existing Chalet-style detailing is to be removed. All detailing on the new materials is to be simple and clean with no or minimal trim. An existing window .. on the south side lower floor is re-laced by a new wood door. These changes are shown on the attached drawings. As part of this work, existing wood windows and doors will be replaced with new wood units. Wood sliding doors are proposed to replace the 3 windows on the north side and the large folding doors on the south side of the upper floor. New window units are shown to scale on the drawings. Specific Guidelines Chapter 2: Materials The stucco on the restaurant building is not original material. The proposed wood siding better highlights and differentiates the chalet type "restaurant building" from the similarly finished flat roofed "business building." The wood siding and stone provide a warmer feel than the existing stucco. Chapter 3: Windows The existing windows are not historic (1991) nor are they particularly characteristic of the Chalet style. Window location and size will be generally maintained. Chapter 4: Doors The existing doors are not historic nor are they particularly characteristic of the Chalet style. Chapter 5: Porches Not Applicable. Chapter 6: Architectural Details The existing "chalet style" detail elements are the shutters, the ends of the beams, and the roof rakes. The authentic architectural context of these elements has been weaken be revisions to the building. These details are proposed to be removed to be consistent with a simplified, cleaner, and honest treatment of the Chalet form. Chapter 7: Roofs: The strong statement of the low roof shape and large overhang remain unchanged. Chapter 8: Secondary Structures Not Applicable .. Chapter 9: Building Relocation and Foundations Not Applicable Chapter 10: Additions Not Applicable Chapter 11: New Buildings on Historically Landmarked Properties Not Applicable Chapter 12: Design in the Main Street Historic District Not Applicable Sincerely, <kl Ct€4(# Jake Vickery \ 1 MUL W. 10/22/2002 23:03 9709272465 CO TREE RANCH '1*... 1.. 6 4.1 - - - 1 ~U:m, 589 -812 01 IT CLAIM DEED ~ 310489 ™al DUD. 44*,IM lit ... April ..,- GUT DO /AUL *EVER and GERTRUDE I. MEYEE sILVIA ... 4 OIl - Pitkin Mill• C•¥T RECONDER ~ r C."/I.. 0/'ll-•k - QUIDO'• SIISS Y*N LIMI'rED PAITNERSHIP .11 U..78 a Colorado li.it•4 partnorihip, 425 5..t Coopor Avlnui I.--I.I.-lill-/4...........I......1.--,--1.11„--, -, Ampon, Color•do 01612 r.-, 4 Pitkin '"=""~* """' M""c -0 9,1„VWOU~T CLAIM *-,1-Fi„E,1.1 lt' -n-4.0--1.-, 10 Pitkin -a-* Lot• H • lin Block 90 in the I City and Town•Ate of Alpon 1 1 .1 1 899 :.=72-=M- ....w#»....,-~.. 439 Zait Cooplr Avinue •nd/or 403 South Galena Striet |" HAVE AND TU Hot.i) * ..... Aili,Ii, p,~ 4 Z .,Ili,* h - ...4-W...Il.Wh-Or. ~ 0114 1**I W. bell#% illi 4~,~1 44 - IN~ &4 i t * h••' 1-* --••'-- IN wr™MS WHEREOf. T. ....., I. ¢.«~11 4 //'9 - At d- - *4 /0," .. t_*d k...1/_111_....Zit. Cl,£1 _ 1 t. r<C ..L-- Guide n#t -Hly:-7- - - . rEATE OF 41*Al•DI) ~|~ Ek-•yof Pitkin April 190 9 h. Guido Paul Meyer and Gertrudl M. Mayor. r. 1,/ ': 1,> 4.;1204# 1jr ....,3 - i. ./.44.1 - „~...~ ~1.... IM/IM/Illm:,* ,-• J•%-~ 41!Eel 10/22/2002 22:57 9709272465 CO TREE RANCH PAGE 01 18729/2802 13:41 97092~1 MNRICOASPEN ~ PAGE 02 Guid. Sib In. Limited Pan-nlip 403 Soith Gal#ma Stnet Alpe= Colondo 81611 0*b- 29,2002 Histoncm! Piwooi.tion Commi:* Alpe., Cob,Ide L.di., and Gentle,non~ Th" 1.ttlr I to 'dvt.,ou th/ Od"o Swi. 1.immed P.1//IN, 1- n/4/Wid the,opold 0- Illvelion plans (including con,rma&on mitlrilli) by it, amn T«Int Umbr~ Ine - hli Rp,r-1 tl• 0,*- remod®Ul¥ of the building le-d o. 403 So.*h 0010,= St,0,4 A,I- CO . Sim*dy Oh f y->.4 outele Meyer Guido Swis, Um Limited P--Ihip 10/29/2002 14:43 9709203081 MANRICOASPEN PAGE 02 . 0 UMBRIA ENTERPRISES INC 447 East Cooper Avenue. Aspen, Colorado 81611 ph.970.274.3025 f .,970.920.3081 October 29,2002 Historical Preservation Committee . Aspen, Colorado Ladies and Gentlemen: This letter is to advise you that we have authorized Jacke Vickery Architects, AIA to act on our behalf regarding the planing ofthe extedor remodeling ofthe building located on 403 South G,Jena Street ,A,pen CO Sincerely. 91- Virgile verellen Umbria Enterprises Inc. .. ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Pavment of Citv of Aspen Development Application Fees CITY OF ASPEN (hereinafter CITY) and u m R e.1 A € MT E€,f e 19 9%,3- NG (hereinafter APPLICANT) AGREE AS FOLLOWS: 1. APPLICANT has submitted to CITY an application 9 HFu )99//Joll ce,Jig,0 0+ 40·~ 9)01¥1 0*lit)4 - (hereinafter, THE PROJECT). V MEDIA i 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 57 (Series of 2000) establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination of application completeness. 3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty ofrecovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. 5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full feesprior to a determination of application completeness. APPL]CANT shall pay an initial deposit in the amount of $ 609 which is for T.¢ hours of Community Development staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review at a rate of $205.00 per planner hour over the initial deposit. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension ofprocessing, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN APPLICANT By: By: ~ - r- - Julie Ann Woods /O-51- 2 Community Development Director Date: Mailing Address: ¢ 4 9 6447- 451.173 2- 749£ @4'1 fj 00 , 7 \ G) 1 g:\support\forms\agrpayas.doc 1/10/01 .. PARCEL ID:|2737-182-21009 -tiXTE REVD: ~10/31/02 # COPIES:~ CASE NO~HPC031-02 CASE NAME:~403 S. Galena St. Minor HPC PLNR:]Amy Guthrie PROJ ADDR:~403 S. Galena St. CASE TYP:~Minor HPC STEPSi OWN/APP:~Umbria Enterprises I ADR~447 E. Cooper - C/S/Z: ~Aspen/CO/81611 PHN*970)274-3025 REP:~Jake Vickery Architects ADR:~PO Box 12360 C/S/Z:~Aspen/CO/81612 PHN1925-3660 FEES DUE:~500 D FEES RCVD:|500 STAT: F- REFERRALS~ REF] BY] DUE:] MTG DATE REV BODY PH NOTICED 1. 1 1 wm-.1 i 1 ....... 1 DATE OF FINAL ACTION:| CITY COUNCIL: REMARKS~ PZ: BOA: CLOSED1 - BY: 1 DRAC: PLAT SUBMITD: ~ PLAT (BK,PG):| ADMIN: 1 + . i,lf. ...t~ . - + i . /1 . '. 1 J North St 1 1 .1 C t.g , .-15 5 1% ·rifu,-, El Spruce St 3 \1 f py ' · ... orguggier St - i 2 V~ · y. 0, G CC Cowenhovehit 94% 3. <V»>..464.~e- * <32·1·L,#: .4 41 93/ FS Francis St ../&1 6.3 HR Harold Ross Ct f 6 1 :277 ..... N gj G <Or - t $§; LS Luke Short Ct j . Ate. , CO r. . pukk Fraflcis St , 1 <*&*.7 1 4/\ess or * r. 24 4.14 *0 1.0 WC Williams Ranch CU le -C , 4 0. 4...04 /'91%>> Miners . G Ces'. X''r>' 44>. 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Commercial Core Historic District Chapter 13 Design in the Commercial Core Historic District Policy: Improvements in the Commercial Core Historic District should maintain the integrity of historic resources in the area. At the same time, compatible and creative design solutions should be encouraged. This chapter presents design guidelines for new Characteristics of the Commercial construction and alterations to existing non- historic structures in the Commercial Core Core Historic District Historic District. First, key design characteristics Relationship to the town grid of this district are summarized and then specific The original arrangernent of parcels significantly design guidelines are presented. affects the visual character of the area. The city was platted on a grid system of lots and blocks, and buildings were typically sited parallel with these lot lines. The layout of early buildings, Background streets, sidewalks and alleys still can all be seen The heart of Aspen centers around the in this system, and should be maintained. Commercial Core Historic District. It is the first area that developed in the early mining days of Alleys the town and its character reflects this rich mining Historically, alleyscapes were simpler and heritage, which is the image that many carry with utilitarian in character and contained a variety of them of this historic Colorado mountain town. materials and building scales. Many structures Each historic building significantly contributes to had additions that were subordinate to the main the integrity of the district and preservation of building, stepping down in scale at the alley. all of these resources is, therefore, crucial. This Others had loading docks, stairs and balconies will be especially important as new development that contributed to the human scale. The continues. Most buildings have features associated with traditional commercial designs. Ground level .....2-',62 M: .. floors of the buildings were oriented to pedestrian .... /.4 views, with large display windows highlighting '>fEft.~1(iwiii-21» the goods and services offered forsale inside. Li,-=- .. ¥=r'Z_· .=··*.·-=gs.~~£14 1:~Q~ Recessed entries were also typical. A horizontal 00=*01 le U.fat~~ ,/ band of molding usually separated the ground 2-11//Imill"Vill'"Ill....=...1.-I floor from upper portions of the facade and the r.,--·•-•m•=.=„...=.-- - -,~ - parapet was capped with a decorative cornice. 12 ·- - These elements combined to establish a horizontal Bl... 4 - --, Dr...·...· . - I V. -7 - .... emphasis along the street. Ground level floors of the buildings were oriented to pedestrian views, with large display windows highlighting the goods and services offered for sale inside. Citv of Aspen Historic Preservatiori Design Guidelines 16,8.4 . P39 .. Chapter J 3 Building form 0. One of the most prominent unifying elements of b the Commercial Core isthe similarity ofbuilding •-m--L.:t• =•t.•~2 k /· .4. ,~~. ~ --2~.i forms. Commercial buildings were simple , r I I I *wt 1 ¢A-- ...,2,2 *14.,al/6 rectangular solids, deeper than they were wide, with flat roofs. In a few instances, gabled roofs, 1 - with false fronts, may have been seen. This characteristic of flat roof lines is important and -- should be continued in new projects. Storefront character The repetition of upper story windows across building fronts The Commercial Core Historic District should creates a unifying effect. continue to develop as a pedestrian-oriented continued development of visual interest in these environment. Streets, sidewalks and pathways alleys is encouraged. Greater variety in forms and should encourage walking, sitting and other materials is also appropriate here. pedestrian activities; buildings should be visually interesting to invite exploration of the area by pedestrians. Existing walking routes should be Open space enhanced. Therefore, maintaining the Open space occurred as accents along the street, characteristics of traditional storefronts is usually where a house existed in the historic important. context or where a lot stood temporarily vacant. In more recent years, outdoor spaces were built that sometimes eroded the character of the street edge. These conditions are not precedents for : „=a future development. While some open space may i occur, it should be subordinate to the traditional character of the street. :Ria#061. 7 . Building setbacks - -42 Buildings create a strong edge to the street - because they traditionally aligned on the front lot 41 ..4.71:415#* line and were usually built out to the full width . + ofa parcel. Although small gaps do occur between - some structures, these are exceptions. This . 9 uiiiforrn wall of building fronts is vitally ,% ·..A·17-' C.\ important to the historic integrity of the district _ 4 -•-..f.0,6,1 and should be preserved. :..,,4-?11~N Mass and scale .:3, i -4. Traditionally, most commercial storefronts were ~ .161' 2 stories in height with some significant buildings 4 ' * 1,2.% being 3-stories tall. Each block contained a mix of these heights, but an overall sense of unity in fr scale was established. In larger projects, a mix of 2- and 3-story modules should be used to I maintain variety in heights. The alignment of horizontal features on building facades is one of thestrongest characteristics of thestreetand shouldbe maintained ~ in new construction. page 102. 5,> · 2·' 1. . . : - ri~~ . . City ofAspen Historic Preservation Design GuideUnes P40 3 + e. Ny /4 '>B,601~#' j.4 1181, , .. Commercial Core Historic District I doorways and to provide shelter to pedestrians. The repetition of this feature along the street *12» Ch... contributes to the human scale of the area, and - should be continued in future projects. Entrance doors were traditionally topped with transom :.j ..· windows that extended the vertical emphasis of ; 12.1[,r m,- - - '_=1# -9~'~11f~~Ll-~~4#4 these openings. Detail alignment A strong alignment of horizontal elements exists that reinforces the overall two-story scale of the Hifil~IlMill#1---~J~-~-*,~a-~TiliEIM--vM district. Alignment is seen at the first floor level 28725/29„93p„FrAILJJ/~, - 1 , with moldings that are found at the top of display Features such as windows, architectural details, ornaments and windows; at upper floor levels, alignment is cornice moldings have substantial depth, and cast shadow lines found among cornices, window sills and headers. that add a three-dimensional feel to the facade. This alignment of horizontal features on building facades is one of the strongest characteristics of The street level features of traditional Aspen the street and should be maintained in new commercial buildings are clearly distinguishable construction. from the upper floors. First floors are predominantly fixed plate glass with a small Corner lots percentage of opaque materials. Upper floors are Many buildings on corner lots exhibit special the reverse; opaque materials dominate, and features that add accents. Corner entrances, windows appear as smaller openings puncturing towers and storefront windows that extend along the solid walls. These windows are usually intersecting street facades are examples. These double-hung. The street level is generally taller elements are appropriate in many corner lot than the upper floors. Storefronts of 12 to 14 feet locations and should be encouraged. These high are typical, whereas second floors of 10 to locations often served as focal points for public 12 feet are typical. activity and therefore sitting areas and other gathering spots are appropriate. The architectural Repetition of facade elements designs for corner lots should encourage such Patterns are also created along the street by the activities. repetition of similarly-sized building elements. For example, the repetition of upper story windows across some building fronts creates a unifying effect. In particular, windows, details, ornaments and cornice moldings reoccur frequently These details also have substantial depth, such that they cast shadow lines and add a three-dimensional feel to the facade. They combine to form a composition for each building that has variations of light and dark, solid and void, rough and smooth surfaces. This variety within an overall composition is an essential characteristic, and should be incorporated in new designs. Most primary entrances to buildings are recessed, providing a shaded area that helps to define City of Aspen Histork Preservation Design Guidelines page 103 1 Url P41 .. Chapter 13 Design Goals for the Commercial Core Historic District - ---~- Cornice 01 -11---,r-7-11 " 17 Traditionally the hub of Aspen and the center of commercial and cultural activity the Commercial P=mt Upper story Core should remain so. Designs for new construction should reinforce the retail-oriented windows function of the street and enhance its pedestrian character. ~mr~- Belt courres a While new construction should be compatible I--Al ., - Traneorn with the historic character of the district, designs should not copy early styles but instead should -* Display 6& - Receesed community's continuing interest in exploring window seek creative new solutions that convey the entry innovations. At the same time, the fundamental F~M - »10=- Kickplate principles of traditional design must be respected. This means that each project should strike a balance in the design variables that are presented Typical facade elements of commercial buildings in Aspen. in the following pages. page 104 City ofAspen Historic Prtuiervation Design Guidelines 14rl - P42 .. Commercial Core Historic District Relationship to the Town Grid 13.1 Respect the established town grid in all C---T--Jinif---r--j projects. 1 • Maintain the alignment of streets and alleys ~ whenever feasible. 1 ~ YEE! / NO! YEE! YEE! 13.2 Orient a new building parallel to its lot 1 lines, similar to that of traditional building I i 2»_ __1 orientations. bidewalk • The front of a primary structure shall be etrest oriented to the street. Orient a building parallel to its lot lines. 13.3 Orient aprimary entrancetowardthe street. • Buildings should have a clearly defined primary entrance. For most commercial NIX 12211171=,.~ buildings, this should be a recessed entry 6.11:m~ way. '1 • Do not orient a primary entrance to an 11111 interior court. CK= el,11 11 ' Providing secondary public entrances to 'IE 4 commercial spaces is also encouraged on 1111.- 11, 11 11111 L 11 bzz~k -, 1 ; larger buildings. _ 74~TABALLff- k 3%69 Alleys 13.4 Develop alley facades to create visual Alley facades should be visually interesting. interest. Use varied building setbacks and changes in materials to create interest and reduce 1 perceived scale. 54% Balconies, court yards and decks are also k encouraged. Providing secondary public entrances is , .ki, 3- strongly encouraged along alleys. These 4 ¢5 I :-4~ should be covered or protected and clearly ,---- - intended for public use, but subordinate in .- -. - 33:··-·6-·i·. --u . ¤mt- - S £.2 detail to the primary street-side entrance. t., 1 - .- 4... 13.5 Retain the characterofthe alley asapart of ~, 0 1 1,-7,,_M~I~~~ * ,~t the original town grid. Maintain an alley as an open space. Alleys also may be used as pedestrian ways. 1--. Develop open space as an amenity that can be experienced by the general public. City of Aspen Historic Presen·ation Design Guidelines 93 .. page 105 1 =31.1 P43 .. Chapter 13 Streetscape Amenities This section is being developed. 771 page· 106 0 : * »*923' $7 City of Aspen Histork Preservation Design Guidel mes It.'... P44 .. Commercial Core Historic District Building Setbacks 13.8 Maintain the alignment of facades at the c sidewalk's edge. , L 4 .. Place as much of the facade o f the building 40*00' , .7155 at the property line as possible. Locating an entire building front behind the established storefront line is inappropriate. • Where a portion of a building must be set back from the sidewalk, use landscape : il elements to define the sidewalk edge. 4 0 1 \,t --1, f 3 Upl $. 11*. - r .0.4 > .. . 6 1 -: . ~. . 1 ..6 - . 2-* *..4 - *Tut.re:.7. . ..I .1 5/4- Maintain the alignment of facacles at the sidewalk's edge. This second floor patio incorporates an abstract interpretation of IWI -1-9 ' ' XZEL:· -7' .. ..'.=334 ~ ~~" ;0~ t upper-story windows and comice elements todefine thespace and •127-=1 . .•,r----= maintain the building wall line along the block. 4 1 - I. 86/733;*--6~ZZIEL./.1/:I'Il//Ilifillaiwwillili/idih Entrances to interior courtyards shall have the appearance and scale of normal storefront openings. City of Aspen Historic Preservation Design Guidelines page 107 P45 .. Chapter 13 Val! 3 Z.?m .1 T,1,12 1.1-; The Wheeler Opera Hougs / E. Hyman Ave. U 1""1™ © ..8 This figure ground study illustrates the alignment and amount of open space along the street edge during the year 1904. E (I) ES 0 10 -~ The Wheeler Opera Houee E. Hyman Ave. Pedestrian Mall CO Co E 4 2 .~ The same blocks in 1999. Notice how the increased use of open space has eroded the building wall along the street. page» ifil City of Aspen Historic Preservation Design Guidelfnes P46 .. Commercial Core Historic District Mass and Scale 11&#Iligo:injbl~ 1,/1 4.14/'ll".6/, 44.-1 13.9 Maintain the average perceived scale of 1114/ ':1.4:13?':tirr·-3-: two-story buildings at the sidewalk. lei 2 j :.Ji«- - MWI .=Try*3.-A- I 1092fl · The design of a 3-story building should in , !111»42-~ 4.3/~I- 1- 0-//9 somewayacknowledgethe 2-storycharacter UU-(-1 62.1 4 *20,61 of the downtown. .©_ j l£*.1 'll" -1 I Floor-to-floor heights should appear to be similar to those seen historically. In IP..i-.4- --fpg.'..1*-.146.- particular, the windows in new construction --lir-/-194. should appear similar in height to those .1 -EL- Ma- seen traditionally. 9004'ir-#7 11,1-3.1 13.10 True three-story buildings will be Maintain the average perceived scale of two-story buildings at the considered on a case-by-case basis. sidewalk. In general, a proposed three-story building must demonstrate that it has no negative impacton smaller, historicstructures nearby. 30' ~ 301 .1 The height and proportions of all facade components must appear to be in scale with i nearby historic buildings. 13.11 Consider dividing larger buildings into - i i "modules" that are similar in width to buildings 291=ji seen historically. Where buildings are planned to exceed one ors building lot width, use a change in design features to suggest the traditional building widths. A larger building may be divided into "modules" that reflect the traditional scale of construction. Changes in facade material, window design, facade height or decorative details are examples of techniques that may be considered. These variations should be expressed throughout the depth of the structure such that the composition appears hZ:Zm-. to be a collection of smaller buildings. Building Form «AS*57 13.12 Rectangular forms should be dominant 4 ~~~1 0 ll|Ifm000 on Commercial Core facades. \4..!19 • Rectangular forms should be vertically This proposed infill building is divided into smaller building oriented. modules in order to relate to the widths of historic buildings in the The facade should appearas predominantly area. flat, with any decorative elements and projecting or setback "articulations" appearingtobesubordinatetothedominant form. City of Aspen Historic Preservation Design Guidelines LILJ · page 109 P47 .. Chapter 1 3 13.13 Use flat roof lines as the dominant roof 1,M-K forIn. A flat roof, or one that gently slopes to the rear of a site, should be the dominant roof forrn. I • Parapets on side facades should step down towards the rear of the building. • False fronts and parapets with horizontal emphasis also may be considered. Building forms that step down in scale to the alley are encouraged. 13.14 Along arear facade, using building forms that step down in scale toward the alley is encouraged. Consider using additive forms, such as sheds, stairs and decks to reduce the perceived scale. These forms should however, remain subordinate to the primary structure. Use projecting roofs at the ground floor over entrances, decks and forseparate utility structures in order to establish a human scale that invites pedestrian activity. Storefront Character 13.15 Contemporary interpretations of traditional building styles are encouraged. A contemporary design that draws upon the fundamental similarities among historic buildingswithoutcopyingthemispreferred. This will allow then-1 to be seen as products of their own time and yet be compatible with their historic neighbors. The literal imitation of older historic styles is discouraged. In essence, infill should be a balance of new and old in design. page 110 City of Aspen Historic Preservation Design Guidelines 1 t'>e i P48 .. Commercial Core Historic District 13.16 Develop the ground floor level of all I...,4 projects to encourage pedestrian activity. - Consider using storefronts to provide -'-0-1~<fp' - pedestrian interest along the street. , *24&r&.41 4. 1 Storefronts should maintain the historic scale F and key elements such as large display windows and transoms. Large storefront display windows, located at tlie street level, where goods or services are visible from the street, are particularly encouraged. The primary building entrance should be at , street level. "Garden level" entrances are i inappropriate. 93 12% -2 13.17 Maintain the distinction between the 4- 1 street level and the upper floor. Contemporary interpretations of traditional building styles are · The first floor of the primary facade should encouraged. be predominantly transparent glass. • Upper floors should be perceived as being more opaque than the street level. Upper story windows should have a vertical emphasis. Highly reflective or darkly tinted glass is inappropriate. • Express the traditional distinction in floor heights between street levels and upper levels through detailing, materials and fenestration. Thepresenceof abeltcourse is an important feature in this relationship. City of Aspen Historic Pieservation Design Guidelines ' W.. ' page 111 P49 .. Chapter 13 Repetition of Facade Elements - Puqi.A 13.18 Maintain the repetition ofsimilar shapes and details along the block. -#i*.; N:- ./.-i&~I- f..5 t . • Upperstorywindowsshould haveavertical Ik 36 - 9 - g.423 ' *11 W 1 Tk ,%. · ll* emphasis. In general, they should be twice 0 W , - mt• 61 '1/ / I ~>~ •* as tall as they are wide. * • Headers and sills of windows on new E 2:4 buildings should maintain the traditional .....24 placement relative to cornices and belt courses. 13.19 Maintain the pattern created byrecessed 124 - 11 E-7 .1 entry ways that are repeated along a block. Set the door back from the front facade N : 14 ~ : approximately 4 feet. This is an adequate - '•Ir I amount to establish a distinct threshold for pedestrians. · Where entries are recessed, the building r. 1 line at the sidewalk edge should be The general alignment of horizontal features on building fronts maintained by the upper floor(s). should be maintained. · Use transoms over doorways to maintain the full vertical height of the storefront. Detail Alignment 13.20 The general alignment of horizontal features on building fronts should be maintained. Typical elements that align include window moldings, tops of display windows, cornices, copings and parapets atthe tops ofbuildings. When large buildings are designed to appear as several buildings, there should be some slight variation in alignments between the facade elements. page 11,2 ' ~ ' ~1~ City of Aspen Historic Preservation Desitin Guidelines 1 /4,1 P50 .. Commercial Core Historic District 13.21 Specialfeaturesthathighlightbuildings ~ on corner lots may be considered. .1....... I.' Develop both street elevations to provide /52 visual interest to pedestrians. .....F · Corner entrances, bay windows and towers are examples of elements that may be ~~29- ~ t~ considered to emphasize corner locations. n --r*2..........Fliliall"il *71?11.: • Storefrontwindows, display cases and other --M - · 7 .-:r-'/1 - 4~r-Qi 41 ¥ elements that provide visual interest to ---"ZZ-~.' -4, - 1 facades along side streets are also 9, t 4 4.1 appropriate. ./I'll/'ll./1-a./" I - 'f• 9 , , ..t= I I 4. - ..f, , - It A new commercial storefront should be a contemporary interpretation of traditional ones. The following images provide , examples ofcontemporary storefrontelements thatshouldbeused. \4\ 31 ./n . 4\ 491 ~ ' - ..'' a 4/43:/Ill/""".......9/Millililli,NE"/1/ B: R b: '-4 - m m. 4-k i 1 14<"r ... ...~ r; n 4' 43 1 -1,4/P 16 1 9.:. . 1 - Na»k . I. I. 1 ir 3 1,- . , ~ ~03'llf - t, r - Developthegroundlloorlevelofallprojectstoencouragepedestrian activity. Consider using contemporary commercial storefronts to provide --2-iT-~.1, ~ , ~.r~3~5.,1.4 *.u -1 -r .r•,1 pedestrianmterestalong the street. El- ill'l~. 4. P...r. ......~1 -Z€~ >f -03?~ 12*4 !1311 ~- I 1- 6 F:t · i ~~i¥" ~i'~~#I~TI~'F~ ,•r ._~~!,1~ F,~4!ir?Ri ~ ~0~ 1,/'/1'' 4,4 1- ... b. - - 4- p 4...r?*"Ut:t i ..... 1. ~j I.* I.* :2. L., r M.: w , I. A commercial storefront should include a kickplate, or bulkhead, below the storefront window. -*-F 7.- 21 1 11 ,FIEJUWL.Z . . . 4':LA..~~r.-4 St "" In existing buildings, even small windows can provide for product display. City of Aspen Historic Preservation Design Guidelinem flid page 113 1.4.1 P51 .. Chapter 13 1 -1 ./ .21»&~r'- -. 0 L 4. +. .ry»... & + 719181,3,1:im,In-,9-1.7,~~ 1 1 \ .t:, NI, 4 1 Commercial storefronts should include a cornice or building cap. - 1.-, . ----.'.---'. -..4 - : - ---- =...1....':-1 - . 0.9 ....... J. ' 14 '5·1 ......... Ci/. 2 i »·ty#f) , 9. ~ iii·1 - .: .· ..,1 11-:Mt m +. - % 't - - f.42' Pl ....00~t Con]erentrances, baywindowsandtowersareexamplesofelements br·hip tpll-'lle-.Ill 1.- .,0-14 1'; -9.~~~~~~~0Ia#~87*4.* 1*:. that may be considered to emphasize corner locations. .1/0 1 f ...1 ... I.-.0 Commercial storefronts should include a transom band of lights ~R~ ...IL ; 2.**1 above the storefront windows. Ill -, 1/9-/i.,R .1 1 ./.. 1-th - . 1,5*-il-- *Agial ti_41~, - D- · - mla ·--- -- ' ~ · '•»£963 -. · · Commercial storefronts should include large display windows. page 11( 9,21 City of Aspen Historic Preservation Design Guidelines P52 2* .. Dimensional Requirement Form ~ Project: u m 2£/ A Applicant: l) 80 11,@j A t}<.rrely©\926 908. 0154>« 8. Location: 4-03 9€)0TH C:AL®A}A Zone District: pny ) Aic 0>01 Al- 02>~EL Lot Size: 420* -4 Lot Area: 7 7,4 1 97 7 4-1 (For the~purposes 6 calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal-Code.) Commercial net leasable: Existing: (¢ %02,6 -Proposed: i 13,500/ -14 0 OH)04 6 Number of residential units: Existing: C) Proposed: Number ofbedrooms: Existing: CD Proposed: O Proposed % of demolition: 0 DIMENSIONS: (write Illa where no requirement exists in the zone district) 91'415 19 1 ft.'7431 '9>5- Floor Area: Existing: 819 g Allowable: 3.poD Proposed:t¥90 f.n p. 9,- 10 9 ~ Height 1 Principal Bldg.: Existing: '222 Allowable: 40' proposed: 14 + DO 014£1 · 1 Accessory Bldg.: Existing: 4 Ar Allowable: N/A- Proposed: / 4 On-Site parking: Existing: O Required: O proposed. O - 40 60+IN€* iF 94 Site coverage::~0/4,~Existing: 65' 4,~;~equired: proposed: 69 t- 41'2/9 % Open Space: Existing: 2pAp£34< Required; / Proposed: (0~-~/O Front Setback Existing: 1-7 " Required: 0 ' Proposed: 17' +- b)0 CHN 4 1 Rear Setbacl~t~ Existing: 1~ ~ Required: O proposed: '14 '- 80 04144. Combined Front/Rear: Existing: 412 Required: O ' Proposed: 922 - NE) O*Ji, Indicate N, S, E. W Side Setback(~E~ Existing: 9,76 Required: 0' Proposed: 0 (¢ ~PA/1*4 Ofil,6,~ Side Setback:(~0~) Existing: O Required: O Proposed: O - 1410 010946:~ . Combined Sides: Existing: 9-.95 Required: 8 Proposed: O Existing non-conformities or encroachments and note if encroachment licenses have been issued: No NE Variations requested (identify the exact variances needed): 29>)1/ ~, P53 .. Vickerv Architects P.O. Box 12360 Aspen, CO 81612 (970) 925-3660 nvgrp@aol.com October 31, 2002 Amy Guthrie Historical Preservation Commission City of Aspen 130 South Galena Aspen, CO 81611 RE: UMBRIA RESTAURANT REMODEL GUIDO' S BUILDING - 403 SOUTH GALENA, ASPEN Dear Amy, This letter is to describe changes to Guido's Restaurant Building proposed in our Minor HI:~C Application dated October 31,2002. It further supports these changes by describing their compliance with the Historical Preservation Guidelines. Description of the Existing Building The existing "restaurant building" (this application) was remodeled in 1991 as part of a larger project that included the "business building" connected to the west. The "restaurant building' is a two story, wood frame, stucco clad structure of the Chalet type. Characteristic of the Chalet, it has a broad, shallow roof with a large overhang as well as a continuous perimeter balcony cantilevering from the upper floor. On the south, or rear side, the balcony is extended to create a usable deck. A few elements of Chalet style detailing remain in the applied window shutters, roof rakes, and at the ends of the three roof beams. The stucco exterior wall surface appears on both floors levels and matches the stucco material of the adjacent and connected "business building." 2 Proposed Changes The driving force behind the changes proposed in this application is to improve the architectural integrity of the existing structure, providing clarity and sense of quality. Proposed changes include replacing the existing stucco surfaces with wood siding and adding a stone base, stone pilasters, and a stone entry enclosure on the east side. There is i also an exterior stair added on the south side connecting the upper floor balcony / deck to the patio below. The existing Chalet-style detailing is to be removed. All detailing on the new materials is to be simple and clean with no or minimal trim. A new wood door P54 /1 I .. replaces an existing window on the south side lower floor. These changes are shown on the attached drawings. As part of this work, existing wood windows and doors will be replaced with new wood units. Wood sliding doors are proposed to replace the 3 windows on the north side and the large folding doors on the south side ofthe upper floor. New window units are shown to scale on the drawings. Specific Guidelines Chapter 2: Materials The stucco on the restaurant building is not original material. The proposed wood siding better highlights and differentiates the chalet type "restaurant building" from the similarly finished flat roofed "business building." The wood siding and stone provide a warmer feel than the existing Stucco. The new wood siding is Larch lx6 nominal; the new stone is dry stack "Cherokee Strip" 6" nominal veneer. These materials are similar to those used on the inside of the Aspen Prada store. Materials samples will be provided at the review hearing. Chapter 3: Windows The existing windows are not historic (1991) nor are they particularly characteristic of the Chalet style. Window location and size will be generally maintained. Chapter 4: Doors The existing doors are not historic nor are they particularly characteristic ofthe Chalet style. Chapter 5: Porches Not Applicable. Chapter 6: Architectural Details The existing "chalet style" detail elements are the shutters, the ends of the beams, and the roof rakes. The authentic architectural context of these elements has been weakened by revisions to the building. These detail elements are proposed to be removed to be consistent with a simplified and cleaner treatment of the Chalet form. Chapter 7: Roofs: The strong statement of the low roof shape and large overhang remain unchanged. P55 9 .. Chapter 8: Secondary Structures Not Applicable Chapter 9: Building Relocation and Foundations Not Applicable Chapter 10: Additions Not Applicable Chapter 11: New Buildings on Historically Landmarked Properties Not Applicable Chapter 12: Design in the Main Street Historic District Not Applicable Sincerely, +J i C ti/1~t 1 Jake Vickery i P56 tr g -1 It. V 1 - #Lka 11,1 i 11 11 06 4 :€ © 11 I +4 --- » t I - H = 4 -- ) -*.Per-Ari-- Tr'tpl- ' -11 1-11 --9 7 +I h I.- M D-- 1. 1 .11 » I r li , T 4 * 1 Z --1 $ C- ---4 1 14 -i-Lflfv- i. . .2 -9 1 ewe-1 0/6 4 6 - ry 11 1 . 7 0 21* 1 -- 1 ¢ 111 ¢-1, 1 i - - 2 -- 1 11- 1 r:,4 1 * h 21 E - 41 r ,- -1 7141 ."4 L.*-1-=au . 2 , -npe ,,. -- -~__. r ~36/ - --J Ir 72-..„-4 Two generations of Wettstein: Rosie, Eddy, Trudie, Guido Sr, and Guido Jr. ~ . .03>1 '4-1~7~ '' al-- - Guido's closes till December while building is remodeled by Brighid Kelly Wettstein explained that she rented to other merchants. Guido's Swiss Inn has closed 0 and her husband found it too - Wettstein emphasized that until December while the long- much to run both the restaurant Guido's won't change its overall time Aspen restaurant under- and gift shop while trying to atmosphere but said the project goes a major remodeling. raise three children. basically is designed to upgrade «This is not the death of The remodeling project aims a building long overdue for Guido's, by any means," said to keep the same basic atmo- improvements. Rosie Wettstein, one of the sphere for the restaurant, but it For example, the large main 2, owner/managers. . 'will move upstairs. . wall and staircase will be «We're not going .to do a -, 1. i · opened with windows for the i 2-4.- - - JI- i -~3 -)£~.i.-- -3 :~ Boogie's." The first floor, which the sportswear shop. - - Guido's restaurant will stay restaurant has occupied, will be The restaurant's eating area closed through the spring, sum- rented to Stefan Kaelin for a may be a little smaller and its mer and fall. The Swiss Gift sportswear store, she said. bar enlarged slightly. . Shop next door is selling all its The gift shop building next "Basically, we haven't done 2 merchandise at cut rates and door also will be remodeled. It anything in years. It definitely ~ will. close for good this spring. will house four smaller shops. needs it," she said.:,1 1 -~. -: P. .t.17> '' |: 15.A'lie..14„·+ 4042**4 Al&&... l , ' '· I #WI¥ FFAN• MARTIN /4.-EN DUES 4 Ill// 37-3---- 7/Tr/&r- ....P-UMOM"/ABWIMil'.9//F ./. 1./A - 4 -- Fra 4 I~ I 1 .2,- 7 > 1- . 1 1- 16 1 f' littiti - "Ip #*67:.. cHI 5.14. - 9% f al, - - 4 't.-k. i *44:4' ·' --./. -11.1 , 4. •a f. - 9 L.z-tri . g=. 1"lit 4 3 1 0 .1.M, -1 .J. A - -,2.t i.4 19 , i k 4. . ~ 1 14.22 ..