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Home My WebLink AboutLand Use Case.HP.520 E Cooper Ave.B1991-HP-1A 5â‚¬ t[ 1 1419 - l i t 1 V .1 5 520 E Cooper A,Â·e ~WITEEUR~/B 2737-182-24-012 V.926/ki,/,9,/1/- j 6% A P '91 1 , P 7 MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Minor Development: 520 E. Cooper, (former Black Diamond), storefront remodel Date: October 23, 1991 APPLICANT'S REQUEST: Minor Development approval for the storefront level remodel of the westerly portion of the building located at 520 E. Cooper, including new awnings. APPLICANT: Jan Rogers, represented by Bill Poss and Associates ZONING: CC, "H" Historic Overlay District PROBLEM DISCUSSION: The Development Review standards are found in Section 7-601 of the Land Use Code. The applicable Guidelines begin on Page 39 in Section V. Commercial Buildings - New construction. 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 a Historic Landmark. Response: Staff finds the application meets this standard and the Guidelines regarding storefront transparency, proportion and materials. The purpose for this remodel is to bring some life and color to the building. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find the proposal meets this standard. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or adjacent parcels. Response: The building is not a designated historic structure, and we find the proposal does not detract from the cultural value of the adjacent parcels or the district. 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: This 1969 building is generally horizontal in nature, with some vertical elements. Staff considers it to be architecturally non-contributing to the district. However, storefront changes and plantings in front of the elevator tower may enhance the building and allow it to contribute greater to the district's character. We are concerned about the introduction of new materials (wood and moldings) and larger windows on this 1969 brick and stucco building, and ask the HPC to consider the context of the immediate block carefully in making your final decision. The next door Boogies building bears the same kickplate panel decoration as proposed for this building, which may tie the two buildings too closely together at the Pedestrian level. Perhaps some brick should remain at foundation level to tie the entire building together, and have it relate to its neighbor across the street as well. The retractable awnings meet the Guidelines. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Minor Development application as submitted 2. Approve the Minor Development application with specific conditions to be met by the applicant prior to the issuance of a building permit. The applicant shall clarify materials at this meeting. 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: The Planning Office recommends that the HPC grant Minor Development approval for the proposal at 520 E. Cooper, with the condition that the kickplate panel ornamentation be modified to not match that of its neighbor (corner) building, and that plantings in front of the elevator tower be strongly considered by the applicant. Additional comments: memo.hpc.520ec.md 2 ATEACBMENT 1 - Exhibit "1" IAND USE APPIICATION ERM .. 1) Project Nane Â· 520 East Cooper - Black Diamond 2) Pmject location 520 East Cooper, Aspen CO 81611 Block 95 N;0;P & Q Aspenhoff Condominiums Untis C2 & C3 (indicate street fdress, lat & block Inmber, legal description Idlere apprcpriate) 3) Present Zcning CC 4) Iot Size 11.221 s.f. 5) Applicant's Name, Address & mione # Jan Rogers 5532 Seascabe , Plano Texas 75093 (214)867-1555 6) Pw,-1,-c,*.Itative's Name, Mdress & 2â€¢ne # Bill Poss & Assoc. 605 East Mdiri St, Aspen CO 81611 7) Type of Application (please check all that apply): - I - airditicnal Use Cenceptual Sm Conceptual Historic Dev. Special Beview Final SPA Final Historic Dev. 8040 Greenline - Conceptlial ED *x Minor Historic Dev. .1 Stream Margin Â· Final FOD Historic Danoliticn Mountain View Plane Subdivisicn _ Historic Designation . atian - Ubct/Map Alneixillient - Gg Allotment Int Split/Iot Line -w QUR Exa~tion Adjustment Le:scrintian of Existing Uses Â· (Immber andf type of existing structures; apprcocimate sq. ft.; amber of bedroals; any previous approvals granted to the priperty). Commercial Retail Space 4,035 s.f. 9) Description of Develq;ment Application H.P.C. Minor Development Submission 10) Have you attached the following? X Respcose to Attadinent 2, Minimmt Slinission Ocntents X Respanse to Attachment 3, Specific Submissian Cntents Respcose to Attadinierit 4, Rewiew Starxlards for Your Application J A- 0 -1 0 'Eft,4-lit -24- 0,41 />\4~92 - C 0, *- Vb i C < c~.t( b-gt l-64 Pen IL . i .4 mkk- fy' #*WACL_(t linÂ¥Ufi ?3 , LE# S li'll'll 1 30&. 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CU \.- il h . - 4 1 2 C ki{ i f I Dil ~ and associates 605 EAST MAIN STREET ASPEN, COLORADO 81611 TELEPHONE 303/925-4755 FACSIMILE 303/920-2950 OCTOBER 18, 1991 520 EAST COOPER - BLACK DIAMOND Submission Contents (Attachment 2) 1. General Application Requirements (a) Application form is attached as Exhibit "1". (b) Applicants letter of consent is attached as Exhibit "2". (c) The street address of the project is 520 East Cooper Street. The legal description is Block 95 Aspenhoff Condominiums, Units C2 & 03 Town 10 S Range 84 West, on Easterly 23.75 ft. of Lot "N", all of "0" & "P" on Westerly 28.35 ft. of Lot Q. (d) Disclosure of ownership is attached as Exhibit "3". (e) The vicinity map is attached as Exhibit "4". (f) Proposal Description: the applicant requests Minor Development approval by the Historic Preservation Committee to remodel the existing storefront at 520 East Cooper, more commonly known as the "Black Diamond". (g) Review Standards 1. Compatibility The Project, though small in scope, attempts to improve upon the existing building's incompatible nature. The new storefront proposal uses traditional storefront elements to help strengthen the ties to its historic neighbors. Though traditional elements have been employed, the design is modern in its detail and appearance to maintain continuity with the rest of the existing building. Dil ~ and associates 520 EAST COOPER - BLACK DIAMOND Submission Contents (Attachment 2) Page two 2. Neighborhood Character The surrounding neighborhood is predominantly commercial retail with storefronts of various style in detail. The proposal would only strengthen its consistency in character within the existing framework of the downtown streetscape. The Project uses elements such as setback entries, awnings and more compatible materials to enhance the character of the existing storefront. 3. Cultural Value The proposed development enhances and improves upon the pedestrian streetscape that currently exists. This is accomplished by providing more interest in the design and detail of the new storefront where little or none existed before. The proposed design setbacks the entrances to provide shelter as well as articulation of the storefront surface. New awning and materials with compatible colors add life and visual excitement to the streetscape. The massing and composition of the proposed design contribute to the horizontal alignment of the streetscape, preserving continuity. All the above mentioned design elements help and not detract the cultural value of the surroundings of the proposed development. CITY OF ASPEN PRE-APPLICATI~ CONFERENCE SUMMARY f '1 PROJECT:45~ A.ef. 09/th'bov~ X_ APPLICANT'S REPRESENTATIVE: An 44 lo Son 6-3 7% 3 REPRESENTATIVE'S PHONEE - ~--h OWNER' S NAME: . -J~-'.A j <Â¢hogâ‚¬6) SUMMARY 1. Type of Application: m<~asi_ (111 -O- <JO ot,Â£y~i-c~slore Â·fic*f> 2. Describe action/type of development being requested: A /3.- 4--6 %3ttut 1 1 WÂ¢f- Uk-02--7 3. Areas is which Applicant has been requested to respond, types of reports requested: Policy Area/ Referral Aqent Comments 4. Review is: (P&Z Only) (CC Only) (P&Z then to CC) 5. Public Hearing: (YES) (NO) 6. Number of copies of the application to be submitted: 7. What fee was applicant requested to submit: 8. Anticipated date of submission: 9. COMMENTS/UNIQUE CONCERNS: frm.pre app !1 .- .* 1 Jll /1 -, -=.--9 ,----4- -- -- 4- - i-- -- , 4 October 18,1991 To Whom It May Concern: This Is a letter to confirm as an applicant for submissicn of H.C.P. minor development approval that, Bill Poss and Associates, 605 East Main Street, Aspen, Colorado 81611, (303)925-4755, will act on my behalf as representative for~this submission. Sincerely yours, ('0'0~ 1409 20 Jan Rogers <#*"~ 5532 Seascape Plano, Texaa 75093 (214)867-1555 ~ and associates LETTEROFTRANSMITTAL ARCHITECTURE AND PLANNING, P.C. Â· 605 E. MAIN Â· ASPEN, CO 81611 Â· TEL. 303 925 4755 Â· FAX: 303 920 2950 DATE . 00-TDBLF_ 9-1 j 291 PROJECT . 510 Cool*F- 979*Â£,1- 0 9/*1 1, , TO. 999/1\8 Â«Le .7, r,6. FROM . 4'Df PISM<0*4 NO. OF PAGES ~ IF YOU DO NOT RECEIVE ALL PAGES, CALL IMMEDIATELY. DESCRIPTION ~ HEÂ« 6Â»MISION PDF- Mil* DEVE.U>pM teNT 1*86, 699841 LSS W COUTPPfg ( te-FACki MEN T 4 fiED /POLODES. . e?CH)BIT*/ fmloterÂ®j FDA/VI \tY, /9,971 Pyer 61* 9- UE'% 7 *SerT ( 0 ' (2 ' 93 j 87Â¢rlet 75 ( 78 R.1100* UNDEA SEPARME COVER) b<}fl Nfl \Mop rry, AlÂ·NP (fD'/0,9/j 9943 1/%11-/ 1-511 f (D,/8,9/3 ER)/UP)Ne 81.Â£7: #34(/-91 r , o.,25Â· 4,6 L ' SE*&"FADM 2121. '/4-' I 1-9 c jb .0,4/ h 80.:Fam OC ' 5,-EV r 64,41 ,-DO ~~( 10, t-1, 91 -) COMMENTS I 44)%:MIS/ON . pA(j#fiDE IDÂ·'75'91 1+, P. 0 0,0/*117TPF +~re#Lt Po ' 1 -6-:/1 f.1 -- \- 1../ h.-4 *1 9 J, -1 1 Z 1 114 ./. . -1 m lic 41 _ -- hy IM I -- r -*-B:U--I----lell. - --Irrui r r: 1 1 1 L.LL_ 1,1 1 v Po/5'.:1- - 3 0 b E--~ 400E OOE ~600E H L, \ -11 #lv 1 H E. HOPKINS C ' 4 -C 11= iH i (~El :1Â· IE (Â©1 (4419 .r IR H 1 : â€¢ M I Â» po/?\L -;mlm@za--04-r/gyv - I f.... 1 1. nqÂ£7 9 *1 H 12t i R 1~ 1 , ..9 2. 2 Zâ€¢ 1 14 1 < I NE!Â¥81 WAGNER E -~R AVE. - .- C D,T,H j j ' ~h - PARK A----I.'--=-- CJ 3 F~ukk Ir \ Â¢43 -i' 1 , -T DURANTr- AVE. --- B 9â€ž li 'Cr -11 Â¥11 1 1 1,4.Ill 1 -1 ~ab* 11 . 6-1 : ,-1 - 1 Dil _*) er 322239 ~ and associates Â»09&-t~*te"/*47-1,7*920*7*11-~*47474*L-=---i ~_ _ _ 1 1 N MONARCH- --S MONARCH-ST. ~ and associates LETTEROFTRANSMITTAL ARCHITECTURE AND PLANNING, P.C. Â· 605 E. MAIN Â· ASPEN, CO 81611 Â· TEL. 303 925 4755 Â· FAX: 303 920 2950 DATE . 007020- 09-, l*3/ Â· 1 ''t PROJECT - 6 10 $247 2 cÂ©Per- 4 4nal 11 1 TO . fLOPAN Pi:> 5.Flil Fj M, P.O DFFLO#F- FROM . Â»19 w (1/4 0%1<11 OCT 2 2 NO. OF PAGES i IF YOU DO NOT RECEIVE ALL PAGES, CALL IMMEDIATELY. DESCRIPTION m SJ) 914% AMSUMOSUAB Be zÂ»Ve<Â«F'- Â¢Nvp IRF. 4 BFOO Mt>PF+POR, 98-POM . 1 279 4199 JAP:E Trrl,9 Co < /0, 10' 9/ Tt\16 /S 70 8:E PrrEPerÂ» TO . MINDA *EVELDÂ»ENT 40!1 40,7/ or.J +5:, 2%4tned -f pb f COMMENTS i STEWART TITLE OF ASPEN, INC. OWNERSHIP AND ENCUMBRANCE REPORT PREPARED FOR: FLEISHER COMPANY ORDER NO. 18718 HEREBY CERTIFIES from a search of the books in this office that the owner of: CONDOMINIUM UNITS C-2 AND C-3, ASPENHOF, according to the Map thereof, recorded November 27, 1970 in Plat Book 4 at Page 136 as Reception No. 143297 and as amended by Map recorded July 29, 1977 in Plat Book 6 at Page 10 as Reception NO. 1 96227, and as further defined and described in the Condominium Declaration for Aspenhof, recorded November 27, 1970 in Book 252 at Page 49 as Reception No. 143282, and as amended by First Amendment recorded July 27, 1977 in Book 332 at Page 606 as Reception No. 196226 and by Second Amendment recorded June 22, 1982 in Book 428 at Page 238 as Reception No. 242140. Situated in the County of Pitkin, State of Colorado, appears to be vested in the name of: R. P. FITZGERALD and that the above described property appears to be subject to the following: Terms, conditions and obligations as contained in Lease between R.P. Fitzgerald, lessor, and Aspen International Restaurants, as disclosed by Assignment of Lease recorded December 12, 1977 in Book 340 at page 230 as Reception No. 200209. Terms, conditions and obligations as contained in Lease Agreement between R.P. Fitzgerald and Peggy Ramsdale for a term of 18 1/4 years, commencing November 15, 1980 recorded December 2, 1980 in Book 400 at Page 838 as Reception No. 229214. - Terms, conditions and obligations as contained in Lease Agreement between R.P. Fitzgerald and David Han and Susan G. Han recorded April 16, 1990 in Book 618 at Page 315 as Reception No. 321823. Terms, conditions and obligations as contained in Lease Agreement between R.P. Fitzgerald and David Han recorded April 16, 1990 in Book 618 at Page 326 as Reception No. 321824. Terms, conditions and obligations as contained in Assignment of Leases and Rights between David Han and Susan Han and Diamond Investments, Ltd. recorded April 16, 1990 in Book 618 at Page 337 as Reception No. 321825. Terms, conditions and obligations as contained in Collateral Agreement of Leases and rents between Black Diamond Investments, Ltd. and David Han recorded April 16, 1990 in Book 618 at Page 372 as Reception No. 321826. STEh'ART TITLE GUARANTY COMPANY 99C 4 = Terms, conditions and obligations as contained in Consent and Amendment between Black Diamond Investments, Ltd. and Janice Lee Rogers recorded June 13, 1990 in Book 622 at Page 895 as Reception No. 323563. Terms, conditions and obligations as contained in Assignment of Leases and Rights between Black Diamond Investments, Ltd. and Janice Lee Rogers recorded June 13, 1990 in Book 622 at Page 902 as Reception No. 323564. Terms, conditions and obligations as contained in Assignment of Leases and Rights between Janice Lee Rogers and Black Diamond Limited Liability Co. recorded June 13, 1990 in Book 622 at Page 905 as Reception No. 323565. EXCEPT all easements, right-of-ways, restrictions and reservations of record. EXCEPT any and all unpaid taxes and assessments. This report does not reflect any of the following matters: 1) Bankruptcies which, from date of adjudication of the most recent bankruptcies, antedate the report by more than fourteen (14) years. 2) Suits and judgements which, from date of entry, antedate the report by more than seven (7) years or until the governing statue of limitations has expired, whichever is the longer period. 3) Unpaid tax liens which, from date of payment, antedate the report by more than seven (7) years. Although we believe the facts stated are true, this Certificate is not to be constructed as an abstract of title, nor an opinion of title, nor a guaranty of title, and it is understood and agreed that Stewart Title of Aspen, Inc., neither assumes, nor will be charged with any financial obligation or liability whatever on any statement contained herein. Dated at Aspen, Colorado, this 10th Day of October A.D. 1991 at 8:00 A.M. BY: 49/ 4. 2544 Adthorized Signature STE~'ART TITLE GUARANTY COMPANY 99C 41 STEWART TITLE OF ASPEN, INC. OWNERSHIP AND ENCUMBRANCE REPORT PREPARED FOR: FLEISHER COMPANY ORDER NO. 18718 HEREBY CERTIFIES from a search of the books in this office that the owner of: CONDOMINIUM UNITS C-2 AND C-3, ASPENHOF, according to the Map thereof, recorded November 27, 1970 in Plat Book 4 at Page 136 as Reception No. 143297 and as amended by Map recorded July 29, 1977 in Plat Book 6 at Page 10 as Reception NO. 196227, and as further defined and described in the Condominium Declaration for Aspenhof, recorded November 27, 1970 in Book 252 at Page 49 as Reception No. 143282, and as amended by First Amendment recorded July 27, 1977 in Book 332 at Page 606 as Reception No. 196226 and by Second Amendment recorded June 22, 1982 in Book 428 at Page 238 as Reception No. 242140. Situated in the County of Pitkin, State of Colorado, appears to be vested in the name of: R. P. FITZGERALD and that the above described property appears to be subject to the following: Terms, conditions and obligations as contained in Lease between R.P. Fitzgerald, lessor, and Aspen International Restaurants, as disclosed by Assignment of Lease recorded December 12, 1977 in Book 340 at page 230 as Reception No. 200209. Terms, conditions and obligations as contained in Lease Agreement between R.P. Fitzgerald and Peggy Ramsdale for a term of 18 1/4 Years, commencing November 15, 1980 recorded December 2, 1980 in Book 400 at Page 838 as Reception No. 229214. Terms, conditions and obligations as contained in Lease Agreement between R.P. Fitzgerald and David Han and Susan G. Han recorded April 16, 1990 in Book 618 at Page 315 as Reception No. 321823. Terms, conditions and obligations as contained in Lease Agreement between R.P. Fitzgerald and David Han recorded April 16, 1990 in Book 618 at Page 326 as Reception No. 321824. Terms, conditions and obligations as contained in Assignment of Leases and Rights between David Han and Susan Han and Diamond Investments, Ltd. recorded April 16, 1990 in Book 618 at Page 337 as Reception No. 321825. Terms, conditions and obligations as contained in Collateral Agreement of Leases and rents between Black Diamond Investments, Ltd. and David Han recorded April 16, 1990 in Book 618 at Page 372 as Reception No. 321826. STEh'ART TITLE GUARANTY COMPANY 99C z Terms, conditions and obligations as contained in Consent and Amendment between Black Diamond Investments, Ltd. and Janice Lee Rogers recorded June 13, 1990 in Book 622 at Page 895 as Reception No. 323563. Terms, conditions and obligations as contained in Assignment of Leases and Rights between Black Diamond Investments, Ltd. and Janice Lee Rogers recorded June 13, 1990 in Book 622 at Page 902 as Reception No. 323564. Terms, conditions and obligations as contained in Assignment of Leases and Rights between Janice Lee Rogers and Black Diamond Limited Liability Co. recorded June 13, 1990 in Book 622 at Page 905 as Reception No. 323565. EXCEPT all easements, right-of-ways, restrictions and reservations of record. EXCEPT any and all unpaid taxes and assessments. This report does not reflect any of the following matters: 1) Bankruptcies which, from date of adjudication of the most recent bankruptcies, antedate the report by more than fourteen (14) years. 2) Suits and judgements which, from date of entry, antedate the report by more than seven (7) years or until the governing statue of limitations has expired, whichever is the longer period. 3) Unpaid tax liens which, from date of payment, antedate the report by more than seven (7) years. Although we believe the facts stated are true, this Certificate is not to be constructed as an abstract of title, nor an opinion of title, nor a guaranty of title, and it is understood and agreed that Stewart Title of Aspen, Inc., neither assumes, nor will be charged with any financial obligation or liability whatever on any statement contained herein. Dated at Aspen, Colorado, this 10th Day of October A.D. 1991 at 8:00 A M BY: 71~~U 4, ZMAut - AOtRorized Signature ST Eit'ART TITLE GUARANTY COMPANY 99C 1 -L ..1 /11 1-2 - - - , 4 October 18, 1991 To Whom It May Concern: This & a letter to confirm as an applicant for submission of H.CA minor development approval that, Bill Poss and Associates, 605 East Main Street, Aspen, Colorado 81611, (303)925-4755, will act on my behalf as representative f~this submission. Sincerely yours, C'~ 7Â»+6 Jan Rogers ~Â·-'00'~ 5532 Seascape Plano, Texas 75093 (214)867-1555 1 - - U . .i - F e---- 1%- . .--"-,--//-1/'-=-' -- ---- 1 1. i 61 41 -1-1 f - 1 - 1 -i.-ACT i 0,0 1 1 --- - - - -, - P .- I . P I. ' 1 61\ 4 1 H - IONIZ~ljrm Â· L VP / 3 Ob El 400E 1-\ 1 N ~LOOE -160OE 14 42 1 H . 1 0 r ]E-il gRA .---.1 A J~E HOPKINS E 1 aH 1 7(8~- 1Â· I & (Â©1 +r - ~ hi \ Â»r- - .....1 H 1 1 113 71 1 VPO/3. 4 -1 LU 1 ; 12-H Z 1 1 : Fli EM' 2 ki= I ~Hi -i 9 - T .m 1 W N 1 03}31%1 .11 3 1 <1 1 01 K.K.776.1.7\N WAGNER E AER AVE. -t -- Fl . - C D.T. H j 2 f . 1.41 wl la 6 PARK - 1.34 L i NEN OURANT,- AVE. ~ -T 1\ 1 1 11 1 -194 ] 9-1/ r 1 1 1 1 A-r-GolgA|1 .- 1 - .. 1 1\ bil -199&32*Ft ~and associates -722.2 Â£*Pa:.Â£FÂ»*0,,mk@27*004-*ZF--fg-Jie=- -___ 1 1 --S MONARCH N MONARCH 11.. E.3 .g I 1 +1 AfF[Ro 1 h . . _._ L r i - - & ~ .Â·2: gl 74),3 - .e.. 1 1 1.1 . e. fs., 4 ''2*1~ ?Rk. .03339Â·,#wj . 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