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HomeMy WebLinkAboutminutes.hpc.19960410 ASPEN HISTORIC PRESERVATION COMMISSION APR. 10~ 1996 Meeting was called to order by chairman Jake Vickery at 5:05p.m. Present were Sven Alstrom, Melanie Roschko, Susan Dodington, Martha Madsen, Donnelley Erdman and Roger Moyer. MOTION: Roschko moved to approve the minutes of March 13th and March 17th, 1996; second by Sven Alstrom. All in favor, motion carried. 316 E. HOPKINS - PH - PARKING VARIANCE Chairman Jake Vickery opened the public hearing. Sven Alstrom stepped down. Amy Amidon stated that the request is to waive the four parking space that are currently on-site at the Howling Wolf to make room for the on-grade patio that was approved previously. None of the spaces are available to the public presently. Staff recommends approval mainly because an elevated deck was approved for the project that did preserve the parking and this is a preferable solution visually from both the alley and the street. Paul Levine, owner: The patio and dining area that we are proposing will only be in use five months of the year. The other seven months it will revert back to parking. It is a seasonal use patio. QUESTIONS & CLARIFICATIONS Melanie Roschko asked who uses the parking spaces. Paul Levine stated the landlord has a set of spaces and Habatat Gallery leases the other space and we lease the rest. Martha Madsen stated that they were required to have parking and how is it that they can lease the spaces. Amy Amidon stated that the situation has always existed and when they came in to redevelop they were representing no parking available for the restaurant use at that time. It has been considered by Zoning that no parking has been designated to the site. ASPEN HISTORIC PRESERVATION COMMISSION APR. 10~ 1996 Amy Amidon stated that historically no parking has been designated to the site. Martha Madsen asked if the parking requirement is waived they will have no spaces on the site. She also stated that she would rather have no parking then have the spaces leased. COMMISSIONER COMMENTS Donnelley Erdman stated that this proposal has less impact than what HPC had originally approved and it is a good alternative. Mr. Kuhn, public asked if the property was landmarked and if they had to mitigate for the parking. Amy Amidon stated that is the only reason they can request a waiver because it is a landmark. Jake Vickery stated if the spaces were not waived by HPC then you would have the option of cash in lieu which is about $15,000 per space so that is an option. Mr. Kuhn asked how the trash will be handled because it is a restaurant and it is a requirement. Amy Amidon stated that a enclosed trash area of 10 x 20 is required and they are providing that. Chairman Jake Vickery closed the public hearing. MOTION: Moyer moved that HPC approve the minor development request of a waiver of four parking spaces at 316 E. Hopkins Avenue; second by Erdman. All in favor, motion carried. 2 ASPEN HISTORIC PRESERVATION COMMISSION APR. 10~ 1996 426 E. HYMAN - CD - PH Sven Alstrom seated. Amy Amidon stated that the proposal is to construct a new facade for the building, one which aligns with the other buildings. In general Staff is in favor of a new facade as the building does not contribute to the historic district as it exists today. The features do not align with the adjacent Sportstalker building or the Aspen Drug building and a lot of that is caused by the remodel as they are not tearing the building down and there are existing floor levels already established. In reviewing this at least at the first floor level it is important to create a grand somewhat taller commercial space. Staff recommends that the first floor level be pulled back from the wall so the building front can be carried upward. Staff is recommending tabling with the following restudy issues: 1. The first floor level fenestration shall be revised to be the same height as that of the Sportstalker, to the extent possible. 2. Upper level fenestration should align with or be compatible with that of the Sportstalker, to the extent possible. 3. Create a stronger cornice element. 4. Eliminate the roof "pop-top." 5. Center the entrance door. 6. Eliminate the new stair on the street elevation. 7. HPC hereby waives Ordinance #30 design review standards, except for those dealing with FAR issues. Assistant Attorney David Hoefer stated that the proof of notice has been submitted. Chairman Jake Vickery opened the public hearing. George and Janet Lathan are the applicants. George Lathan stated that he was a resident for 20 years and he fit the bill for a tenant of the property with the understanding that they would remodel the building. George stated that he agreed with most of Staff's recommendations. 3 ASPEN HISTORIC PRESERVATION COMMISSION APR. 10~ 1996 Dick Fallin, architect stated that there is a full basement that will be a night club bar arrangement that will remain and has two exits out of the basement one at the alley and one at the front which will be remodeled with the new store front remade. The first and second floor are retail in the front and the accounting offices will be on the back part of the second floor. He also stated that the unique part of this building is, its part of the Sportstalker structure and the existing stairwell that is exposed on the mall is the fire exit for the sportstalker operation. They are a two story building and ours is a three story building. The stair shall remain where it is and they are just remodeling how they actually use it from inside George's operation. There is an existing corridor that runs down behind the first window in the Sportstalker building which run through to the back of the building to another exit that goes into the alley. There is a 1/2 floor level difference from one building to the other which causes problems on how the facade is addressed. Fallin also indicated that they would like to be able not to be dependent on a tenant for the second floor that has to be part or George's operation. In response to Staff' s concern about the new stair, the west stair, it was to give direct access to the second floor retail operation. It has been determined that the new stair makes the store front on the first floor narrower for display purposes which is a curtail point of any retail operation. New sketches were entered into the record. Dick Fallin stated that the building is a non-conforming building and is in the historic overlay district. The FAR can be moved around but it cannot exceed what is already there. Dick Fallin asked if walls were done on three sides is there a way that it can be called an open stair so it doesn't effect the FAR. HPC has indicated that they would like to see the stair closed and the Planning Office has indicated that if HPC approved the closed stair they will agree also. Janet Lathan stated at the site visit a great objective of HPC was to bring the front out. She stated that they took that direction and gave up FAR to achieve that. A window point is necessary on the second floor. Dick Fallin stated that an elevator is proposed in the alley to suffice ADA, and they are not required to go up to the third floor. 4 ASPEN HISTORIC PRESERVATION COMMISSION APR. 10~ 1996 COMMENTS & CLARIFICATIONS Jake Vickery asked if the elevator would be accessed through George's space. Dick Fallin stated yes. Susan Dodington asked if the height of the Sportstalker first floor was the consistent height in the historic district throughout town. Amy Amidon stated that the Sportstalker and Aspen Drag were about 16 feet and in looking at other buildings across the street that was consistent. Martha Madsen asked if it was unrealistic to try to use common space for the stairway access. Dick Fallin stated that the stair could not be put in the that area because it is a separate lease and they are not remodeling their building. Janet Lathan, owner: When they built that building there was a staircase outside the sportstalker and they took that down and right from the beginning there was a common space. The two buildings are joined. Roger Moyer asked if the second floor was set back and that facade was not a facade and you had an exterior walkway outside on the second floor to the east would that effect your FAR. Janet Lathan stated that it would effect the retail. Amy Amidon stated that if a floor is not there it is not FAR. Roger Moyer stated if the space is open it would not effect their FAR. Dick Fallin stated that for clarification they have taken the one box and split it in half and pulled it apart to create a two story space so the first floor has an area that is two stories high with the two isolated boxes at each end so the net FAR is the same, except if the stair is classified as interior for every floor area 5 ASPEN HISTORIC PRESERVATION COMMISSION APR. 10~ 1996 of that stair they would loose that FAR from the existing second floor retail space. Roger Moyer stated that the applicant needs the stair to be considered open from the HPC so it doesn't count as FAR. Melanie Roschko asked what the size of the retail space on the second floor was. Dick Fallin stated originally 1800 sqfl. and they have taken out 400 sqfl. for stairs. The 1400 sqfl. is divided into two separate spaces. Sven Alstrom asked if the materials would be brick veneer and steel detailing. Dick Fallin stated that the third floor would be a wood front and set back 15 feet. Chairman Jake Vickery closed the public hearing. COMMISSIONER COMMENTS Donnelley Erdman stated that he feels exhibit #2 should be explored as a strong transitional element as a facade. The element does not slavishly try to pull the horizontal lines of the Sportstalker historical element into it. The recessive stair slot provides an articulation between the historical resource and our infill and stands on its on strongly. Vickery stated that the recess slot is only 6 inches. Erdman stated that it has been given a darker treatment and the approach is worth exploring. Sven Alstrom stated that he agrees with Staff' s memo defining criteria to evaluate a good solution. For conceptual we need a better presentation of the materials, color and shadow. The handrails stand out and the open space in the photos creates a hole and exhibit #2 is a way of diverting and has a stronger identity. Amy Amidon's criteria could be applied as historical references and still get a strong identity. He also stated that he was not sure he would support an open stair. 6 ASPEN HISTORIC PRESERVATION COMMISSION APR. 10~ 1996 Susan Dodington stated that some businesses have a door. George Lathan stated that would be acceptable as long as it was counted as FAR. He cannot loose 500 sqfl. off the building due to the stair case and the project will not work financially. Sven Alstrom stated he was referring to the stair case on the west side. Lathan stated he would sacrifice the west stair and it is not on exhibit #2. Susan Dodington stated that she understood the need for the three floors and exhibit #2 appeals to her. Martha Madsen stated that her focus would be the impact along the sidewalk or streetscape. She visually likes exhibit #2. Melanie Roschko stated that the solution in exhibit #2 is much stronger and has a clean look to it. It also has curb appeal and she likes the elimination of the pop top. Anything would be an improvement over what is existing. Roger Moyer asked that the entrance be set in and the applicant agreed. At the next meeting they should present a strong articulation of color and materials. He also stated he had no concern with the stair and agreed that the pop top should be eliminated. Jake Vickery stated that he was favorable to exhibit # 1. He also stated that he has concerns with the landing and possibly the blending of exhibit #1 and #2 would be acceptable. Typically facades were done side by side in a block type way and he has concerns with the hyphen. Dick Fallin stated that most of the mall store front height on the south side is defined by storefront awnings and he would like feedback on the awning issue. He also requested a statement on the open stair which would allow them to design the building. Jake Vickery asked if the pop up was removed what would he see visually from the mall. 7 ASPEN HISTORIC PRESERVATION COMMISSION APR. 10~ 1996 Dick Fallin stated that you would see the apartment and the height varies from seven feet to nine feet as there is a butterfly roof system. Jake Vickery stated that there would be one continuous roof system without the pop out and it is quite high, 14 feet to the ceiling. Jake Vickery stated that the applicant has complied with most of the conditions. Dick Fallin stated on the centering of the door it would not be centered on the lot it would be centered according to the facade and might move slightly to the east or west. Jake Vickery stated that the Board needs to give the applicant feedback on the awnings and stair. MOTION: Roger moved to table the application of 426 E. Hyman to a date certain April 24th to allow the applicant to come back with a more complete presentation for conceptual; second by Sven. Discussion: Donnelley Erdman asked how the Board felt if enough direction was given to the applicant could they request conceptual and final at the next meeting. Sven Alstrom stated that he feels that representation should not be given to the applicant. Issues of compatibility need to be addressed fully at conceptual and there is a difference between conceptual and final. VOTE: All in favor, motion carried. Jake Vickery stated that the Board needs to give specific direction to the applicant for the next meeting. Amy Amidon stated that HPC usually looks at awnings at the first floor level. Dick Fallin stated that the building is a south facing building. 8 ASPEN HISTORIC PRESERVATION COMMISSION APR. 10~ 1996 Sven Alstrom stated that the building is on an historical mall and it is south facing. He is in support of awnings. Martha Madsen stated that she does not necessarily like awnings as a total solution as they seem to look tacked on. She realizes that awnings serve a purpose in the commercial core and are used for signage in most cases. She feels awnings should be done case by case. Jake Vickery stated that the applicant needs to give more detail at the next meeting regarding what they want in an awning in order for the Board to make a decision. Dick Fallin stated he understands that the review on awnings is done on an individual basis. Jake Vickery asked if the Board was comfortable with the stair being classified as an open stair. Dick Fallin stated that the mall face will have an opening at ground level and one at the second floor level with no glass in it. Jake Vickery stated that the stair was existing and the applicant is trying to work with HPC to accomplish other general goals that the HPC has. MOTION: Roger Moyer moved that HPC recommend to the Planning Department that the new stair which is replacing the existing stair on the south east side of the building be considered an open stair element and not counted as FAR in order to allow the applicant to more fully remodel the building to meet the goals of compatibility with the historic core and the historic building to the east; second by Melanie Roschko. All in favor, motion carried. Amy Amidon stated for clarity that the Board is trying to let them enclose the stairs because it is a more desirable solution from the streetscape. Jake Vickery asked the Board if they were comfortable with the 14 foot ceiling where the pop up was located. 9 ASPEN HISTORIC PRESERVATION COMMISSION APR. 10, 1996 Dick Fallin stated that from the middle of the mall you would see the top two thirds. Martha Madsen asked if you could see it from the comer. Lathan stated that you could not see it. Roger Moyer stated that polls should be put on the roof marking the height to be reviewed by the Board before any decisions can be made. Dick Fallin stated that 40 feet is allowed in that zone district but he feels it is in the nature of 35 feet. It will be significantly lower and smaller and set back. Roger Moyer stated that a model would be helpful. Jake Vickery stated that he still feels 14 feet is excessive and if it is still dominant at the next meeting he would like the applicant to look at different ways to address that and still accomplish their goals. 835 W. HALLAM - EXTENSION OF CONCEPTUAL Jake Vickery stepped down. Roger Moyer chaired. Roger Moyer asked the Commission if they had any concerns with the extension of conceptual, no concerns. MOTION: Melanie Roschko moved that HPC extend conceptual approval for 834 W. Hallam Street to April 26, 1997; second by Martha Madsen. All in favor, motion carried. 101 PUPPY SMITH - PARTIAL DEMOLITION Amy Amidon stated that HPC had reviewed the professor's house before for a relocation and now they are requesting to reuse it on its existing site. It is the last house left in the Lake View Addition. They are proposing to 10 ASPEN HISTORIC PRESERVATION COMMISSION APR. 10~ 1996 demolish a recent addition in a rear comer of the building and reconstruct it basically to what exists. They are also proposing to do some rehab of the structure; replacement of windows, repair materials, replace the front porch which is not original and Staff recommends approval with conditions. Staff recommends that a different siding material be used on the addition to distinguish between new and old. Use a similar porch post and remove the shutters. HPC needs to waive the design review standards because the building is not perpendicular to the street. A1 Dietsch represented A.C.E.S. stated that they will file an application with the city that all of Puppy Smith Street west of the stone gates of A.C.E.S. be vacated. It will be a service entrance only. The house will be part of a staffing housing project. Two other structures will be built and one will be a straw bail house and the other will be a "green construction" house. Everything will be energy efficient. Jake Vickery remarked about the siding that the continued use of board and batten would be suggested but in a manner that distinguishes it very subtly from the existing board and batten. For example if the existing board and batten has a rough surface maybe the new surface would be smooth. Donnelley Erdman stated if they wanted a more energy efficiency house do a reverse board and batten which would make the wall thicker. Roger Moyer stated that the original siding is horizontal ship lap and the existing board and batten should be taken off and the new addition done in board and batten. Al Dietsch stated that was exactly what they were intending to do. They want to restore the building to its original state but they do not know what is underneath until it is taken off. MOTION: Donnelley Erdman moved that HPC approve the partial demolition for 101 Puppy Smith Street with the following conditions: 1. Consider clapboard siding for the original and board and batten for the new work on the addition to distinguish between new and old. 2. A more simpler porch post than the proposed turned posts to distinguish the feature as new. 11 ASPEN HISTORIC PRESERVATION COMMISSION APR. 10~ 1996 3. Removal of the shutters on the front of the house since they are not historically accurate to the building. 4. HPC hereby waives the design review standard dealing with building orientation. Motion second by Roger Moyer. All in favor, motion carried. PROJECT MONITORING Martha Madsen stated that she is the monitor for 525 W. Hallam, Wyckoff project and she and Staff did a site visit regarding changes to a few windows. Approval was given on the window change. MOTION: Chairman Jake Vickery moved to adjourn; second by Roger Moyer. All in favor, motion carried. Meeting adjourned at 7:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 12 ASPEN HISTORIC PRESERVATION COMMISSION APR. 10~ 1996 316 E. HOPKINS - PH - PARKING VARIANCE ........................................ 1 426 E. HYMAN - CD - PH ........................................................................... 3 835 W. HALLAM - EXTENSION OF CONCEPTUAL .............................. 10 101 PUPPY SMITH - PARTIAL DEMOLITION ....................................... 10 13