Loading...
HomeMy WebLinkAboutminutes.hpc.20040526ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 26~ 20'04 Chairperson, JeffreY Halferty called the meeting to order at 5:00 p.m. Commissioners in attendance: Derek Skalko, Valerie Alexander, Michael Hoffman and Sarah Broughton. Staff present: Assistant City Attorney, David Hoefer Amy Guthrie, Historic Preservation Planner Kathy Strickland, Chief Deputy City Clerk MOTION: Sarah moved to approve the minutes of April 14th and April 28th; second by Jeffrey. All in favor, motion carried. Disclosures: Sarah will recuse herself on 1000 N. Third St. Valerie inquired about the historic porch at 533 W. Francis that was surfaced with stone. Amy said she has sent Dave Gibson a letter but he has not responded. 1000 N. THIRD STREET - ASPEN MEADOWS - CONCEPTUAL Affidavit of posting entered into the records as Exhibit I. Sworn in: Harry Teague, Scott Bartlett, Jim Curtis, Suzannah Reid Amy relayed that the project effects the Meadows restaurant, which was a building built in 1958 designed by Herbert Bayer and designed by Fritz Benedict. In 1991 the Meadows went through an SPA process Where they established parameters for new buildings, uses etc. At that time HPC approved an addition to the restaurant, which was a flat roof with similar architecture to what presently exists. The new design is smaller and relates to the existing but is a 2004 idea. Staff finds that this proposal is an excellent project and it is a very important campus. A few things should be discussed in reference to the guidelines; technically the addition is taller than the original structure and our guidelines ask when that is the case that you create some kind of connector but that isn't possible here because they are working within an existing footprint and there is a steep hillside and there really isn't any place to go. The roof form that they intend to use will minimize that height effect from the street. The second issue is the porte cochere that is proposed for the front. This structure is completely free ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 26, 2004 standing and does nothing to directly effect the historic building but is in front of it and that is not something we would normally see or approve. It is very light and transparent. It should be discussed so that there are no negative impacts. Staff recommends approval of the project. Harry Teague said the canopy in front is a need in order for the complex to run properly. Presently there is an arrival point that is unprotected right now and it is difficult to find because the vegetation has grown. The solution is a minimal series of a progression of gates that are a take off of the gate that is actually the entrance to the building. The entrance of the building is made of concrete T's. The steel gates are covered with a lighter weight steel structure that has translucent glass on top that lets light come down. One of the assets of this entire complex is its location and ambiance. The existing outdoor patio is problematic as it leaks and the deck has a way of letting the water through and then it emerges at the edge, which has caused erosion of the concrete T's. Part of the work will be removing the o~ck and putting a new water proofing system down in the deck, which will prevent further erosion. Right now it is an open patio and a section will be covered and a small service kitchen will be added. This will allow for alternatives when the restaurant is having banquets downstairs to allow individuals to eat upstairs. An arched bow roof will be added without setting anything down into the original structure. The concept is to have the new structure discrete. There is a bearing wall, which will be used. The loads of the roof will be carried down to the edge of the foundation on the ground level with beams. An exterior stair will be added. At the entrance a bench will be added as a waiting area. There are concrete T's that come out of the side of the building. Several have eroded and they have no protection. One idea is to have a railing around the T's. In any case the concrete will be repaired and water proofed. Clarification Valerie asked if there was an existing railing that would be replaced by the glass rail? Scott said yes. The entire roof deck was replaced and we think it was not in the original Herbert Bayer design. We feel the railing was added in the 1992 addition. Valerie also asked if any significant features would be lost where the new addition is taking place. Scott said the nice part about the addition is that the connector is the addition itself. Anywhere where it 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 26, 2004 connects specifically to the building it is actually glazed. You will always get a sense of where the original building finishes and the new one starts. Jeffrey asked about the existing kitchen. Scott said the existing kitchen is on the lower level and it will stay. Jeffrey asked what material would be used for the roof of the porte cochere. Harry said the materials would be white steel and translucent glass. Chairperson, Jeffrey Halferty opened and closed the public hearing. Comments: Valerie said the stairs as an addition are well located on the less prominent faqade. The porte cochere, freestanding design is appreciated. The architect is working with a lot of constraints. The height in perspective is always hidden a little from the entry. Valerie commented that the entire package submitted is very clear. Michael said that this would be a great addition to the Meadows. Guideline 10.3, design a new addition such that one's ability to interpret the historic character of the primary building is maintained. The architect has succeeded in that design. Guideline 10.4 and 10.6 have also been met. All of the setback issues have naturally been dealt with due to the topography. The roof form minimizes the perceived impact from the historic resource. Derek said this design was though out to go beyond the standard guidelines. This is a great project and hopefully it will go through. Jeffrey said he started his career working for Harry on the campus in 1993. He is very familiar with the buildings. It is an excellent design and the Institute is a special place. Jeffrey stated that he supports conceptual approval. The homage to Herbert Bayer and Fritz Benedict and the tectonic of this new addition is a compliment to them and everyone who contributed. The criteria of Chapter 10 have been met, The connector is an excellent architecture. It does not meet the standard connecting link that we typically see, but this is a different kind of project with its institutional nature and it has different applications of our ASPEN HISTORIC PRESERVATION COMMISSION · MINUTES OF~MAY'26i'~2004 guidelines. Guideline 10.8, place an addition at the rear of a building does capture all of architectural things on the inside and does reflect the campus. The porte cochere does act as a gateway entrance. It is non-bearing on the existing structure and can be removed. For hospitality you need a place for people to unload their bags. MOTION: Valerie moved to approve Resolution #15, 2004, Aspen Meadows Restaurant at 1000 N. Third Street for Major Development (Conceptual approval) with conditions one and two stated by Staff; second by Derek. All in favor, motion carried 4-0. Yes vote: Valerie, Derek, Michael, Jeffrey 403 W. HALLAM STREET - JANSS/GIBBS- MAJOR DEVELOPMENT (CONCEPTUAL) AND VARIANCES Sarah was seated. The affidavit of public notice was entered into the record as Exhibit I. MOTION: Jeffrey moved to continue 403 W. Hallam to June 23, 2004; second by Derek. All in favor, motion carried. WORKSESSION ItOLDEN MAROLT - DISCUSSION, NEW TRAIL & BUILDINGS MOTION: Jeffrey moved to adjourn; second by Michael. All in favor, motion carried. Meeting adjourned at 6:45 p.m. Kathleen'J. Strickland, Chief Deputy Clerk 4