HomeMy WebLinkAboutminutes.hpc.20020327ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF,
March 27, 2002
918 W. HALLAM - MONITORING ISSUES .............................. il ............ ~ ............................................... 1
232 W. MAIN - CHRISTMAS INN - FINAL .......... i ................................................................................ 2
420 E. MAIN STREET - BROADBAND WEST ....................................................................................... 6
ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~
March 27~ 2002
Chairperson, Suzannah Reid called the meeting to order at 5:00 p.m.
Commissioners present: JeffreY Halferty, Gilbert Sanchez, Michae}
Hoffman and Teresa Melville. Neill Hirst, Rally Dupps, Paul D'Amato and
Melanie Roschko were excused.
Staff present: Historic Preservation Planner, Amy Guthrie
Assistant City Attorney, David Hoefer
Chief Deputy Clerk, Kathy Strickland
City Planner, Fred Jarman
Suzannah and Michael will recuse themselves on 420 W. Main Street.
918 W. HALLAM - MONITORING ISSUES
Bob Witek was sworn in.
Fred relayed that the house on Lot B is already built. There are a number of
issues that the monitor has brought to staff's attention with respect to what
the applicant had approval for and what is actually on the house now.
Current issues:
1. Front door.
2. Lighting sconces that do not meet the lighting code.
3. North East elevation that faces the alley, a door has been added.
As part of the submission the applicant desires to place a front railing on
the house.
The applicant received approval for a grass,Crete area for the parking spot
but a concrete slab has been poured.
At a future date the applicant must submit a landscape plan to the HPC.
There is also a retaining wall that will tie into the curb and gutter at some
point in the future. Usually the walls are not built until the curb and gutter
is done.
Bob Witek said on all of the items discussed, if the board says take them out
and put the approved plans in, ,he is willing to do that. Regarding the rear
door he thought the door was included with the bay window revisions and it
ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF,
March 27, 2002
was not. The owner desires her guests to come in through the den and not
the garage. The handrail has not been installed but the owner is requesting
this change. With the grass Crete, the company said due to the shade area
grass would not probably take and it would be muddy, they suggested
concrete instead of grass Crete.
The board members discussed the issues and came to the following
conseI1SUS;
The back door and concrete slab are acceptable.
The lighting sconces are not acceptable.
The front door with the oval window needs to be changed back to what
was originally approved.
The handrail is not approved.
232 W. MAIN - CHRISTMAS INN - FINAL
Fred Jarman said the two main issues are to enclose the current existing
carport in off Main Street, expand the interior of the lobby and add the
entry vestibule. The rear of the lodge on the alley will go to three levels.
The vertical boarding will stay and the clock tower. At conceptual it was
recommended that the applicant restudy the entry vestibule and look at
the rooflines of the three stories and the articulation on some of the
facades.
The entry vestibule has not changed. A gable element has been added
over the third story window to soften the exterior roofline. The height
was originally 30 feet and it has been lowered to 28'3".
On the alley, the trash area has been relocated in order to provide another
parking space.
Augie Reno and Jennifer Dolecki were sworn in.
Augie explained the changes in the roof form of the upper new floor.
The building was lowered and the ends changed to a hip configuration in
order to open up the fenestration a little more.
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ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF,,
March 27~ 2002
With regard to the entry they looked at replacing the columns with wood
or just keeping them as is, which is stucco. The building never had an
identifiable entry. The different material selections set the entry. The
stone base creates an entry to the building.
Jeffrey inquired about the belvederes on the Southern most building and
if they will be functional? Augie said the center portions will not be
functional but the remaining will be.
Gilbert asked Augie what his intention was in the design of the entry.
Augie said the building consists of hip roofs and gabled roofs as they
exist today. He felt that a simple gable structure was appropriate and it
would keep it open and be a little taller so that when people came they
didn't feel like they were in a small Iow space. They intend to use the
stone to identify the building a little more. The columns will be six by
six columns that come down to structurally support the change in pitch
of the roof.
Materials: The base of the building is a stucco material. The roof will
be an timberline asphalt shingle roof. The stone is a weathered edge
farmer stone. The siding will be cedar tongue and groove for the vertical
which is primarily the second and third floors and the fascia trim will be
cedar.
Jennifer said the landscaping has not changed since conceptual. The
evergreens in the front will remain. The existing planters will remain.
Augie also stated that the existing building will have new siding and
stucco. New windows will be installed. This is going to be a complete
skin redone.
Chairperson Suzannah Reid opened the public hearing.
Sven Alstrom relayed that the project is an attractive overall solution.
Sven said he wished that the applicant could have received a variance in
order to articulate the west fagade but they might be right at the setback
line.
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ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~
March 27~ 2002
Chairperson Suzannah Reid closed the public hearing.
Comments:
Gilbert said our purview is the character of Main Street. The existing
building adds a quality that contributes to Main Street. A couple of
important elements are compromised and one is the entry. The mass and
scale of the entry is entirely appropriate. The exposed truss stands out and
there should be another treatment of that truss and what the roof does. The
second issue is the belvederes. Augie Said the ridge is long, but that is part
of the character of the building. The length is not overwhelming and the
horizontal quality is an aspect of this building. The belvederes on the main
building add height instead of horizontality.
Jeffrey said the restudy of the roof massing on the addition is successful.
The material selection is also appropriate. Jeffrey dittoed the concerns of
the belvederes and trusses.
Teresa dittoed Jeffrey and Gilbert. The one story "human scale" of the
vestibule entry is successful. She also agreed about the truss treatment. The
stone work that matches and the continuation of what is existing ties
together. Teresa also said she would prefer the simpler windows on the
edges that were presented before.
Suzannah dittoed Gilbert's concerns. This building has a very strong
character of its own with the horizontality. The tower has a very strong
composition in itself. Suzannah's concern is the form of the entry and the
character of the entry competing with the strong elements of the building.
Possibly the dormers should be treated in a more quiet manner and the
belvederes on the street faqade.
The entire board agreed on the palate of materials.
The board felt that the carriage lamp lighting should be changed to a more
contemporary style. Augie mentioned that the glass will be changed on the
light fixtures. The board then accepted the light fixtures with the change in
glass.
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ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OFt
March 27~ 2002
The board had no landscape issues.
Augie asked if the issue is the form of~the entry and that entry has been on
the plans since conceptual. The existing building has no entry and that is a
problem. Does the board feet the materials need changed or the location?
Augie presented sketches where the truss was eliminated to a contemporary
roof. The pitch is 8x12.
Gilbert said his specific objection is the truss. Possibly a fascia could finish
off the triangular space. The building is about vertical surfaces.
Augie relayed that they want the entry open so that it doesn't get dark inside
and they want it to be functional.
Suzannah said it is the gabled shape on the front facade that concerns her.
As a suggestion maybe tie in with the railing or modify the roof bay that is
on the right. The entry needs to take its cues from the existing architecture.
Jeffrey said it is the absence of the hip that is missing. It is not just the truss
it is the shape.
Teresa and Michael agreed with the changes mentioned by the other staff
members.
Michael said his dilemma is how these individual design elements relate to
what it is that he is making a decision about. Amy relayed that it is HPC's
charge to make sure nothing "wildly" out of character is proposed with
these simple forms and materials.
MOTION: Gilbert moved to approve Resolution g8, 2002 for final
development for Phase II for the Christmas Inn with conditions as stated in
the resolution plus:
#9 That the belvederes on the roof of the existing building are not
approved.
#10 That the entry vestibule requires restudy and approval by Staff and
monitor.
Motion second by Jeffrey. Motion carried 4-1.
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ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF,
March 27~ 2002
Yes vote: Michael Teresa, Gilbert, deffrey
No vote: Suzannah
420 E. MAIN STREET - BROADBAND WEST
Suzannah Reid stepped down.
Michael Hoffman stepped down.
Scott Young and Steve Collin's were sworn in.
Amy said at the last meeting staff's recommendation was that the standards
were not met but the applicant said they could rework the tower so the
project was continued.
They have taken ten feet off its height and centered it more in the middle of
the roof and toward the swamp cooler. The remaining issues are that the
antenna is four feet over a very restrictive height limit. The antenna is not
located on a site where antennas have been clustered. Staff feels that the
overall height and impacts have been minimized, but is this a location where
we would want to see more antennas placed because it is a fairly exposed
roof top.
Sc'ott Young said part of the deal with the landlord is that no other wireless
antennas would be allowed on the roof. They have exclusive roof rights.
Scott said the company BrandbandWest provides internet connect facilities
throughout the valley, fiber T-one, dial ups, etc. Qwest requested that we
bring the fiber into this location and they would pay for it and we could sign
a long term lease.
Scott said they reduced the height 11 feet. It was originally 30 feet with 20
feet of lattice and a ten foot single pole. The proposal is to take the bottom
ten feet off the lattice. With the reduction it would still be four feet above
what is allowed. They would need a four foot variance. They have offered
other people to come through the fiber and use their antenna setup but
because of the competitive nature of this business other people have not
chosen to do that. The lattice will be painted the color of the cooler.
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ASPEN HISTORIC PRESERVATIO1N COMMISSION MINUTES OF~
March 27~ 2002
Steve Collin said they cannot go lower due to public safety issues. They
would not be able to get the coverage that they need.
Vice-chair Gilbert Sanchez opened and closed the public hearing.
Comments:
Jeffrey said the paint scheme works well. The antenna will serve the public
and seems to be in the right location. His concern is setting a precedent.
Teresa and Gilbert agreed with Jeffrey.
Gilbert said the HPC's concern is how this antenna impacts the historical
character of Main Street. Visually this has very little impact.
MOTION: Jeffrey moved to approve Resolution #9, 2002for 420 E. Main
Street, BroadbandWest which has a four foot height variance request;
second by Teresa. All in favor, motion carried 3-0.
Yes vote: Teresa, Jeffrey, Gilbert
MOTION: Jeffrey moved to adjourn the meeting; second by Gilbert. All in
favor, motion carried.
Meeting adjourned at 7:00 p.m.
Kathleen J. Strickland, Chief Deputy Clerk
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