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HomeMy WebLinkAboutminutes.hpc.19980722ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 22 ~ 1998 Meeting was called to order by chairperson Suzannah Reid with Roger Moyer, Gilbert Sanchez, Susan Dodington, Heidi Friedland and Jeffrey Halferty present. Mary Hirsch and Melanie Roschko were excused. COMMISSIONER COMMENTS Worksession scheduled for August 5th, 5:00 p.m. Mac Cunningham relayed that the falling down fence on Main Street will be completed within the next two weeks. Staff has given them 30 days for completion. 414 N. FIRST - (Paepcke) Chris Bendon, planner relayed that the carriage house was moved temporarily during the construction process. The existing chimney stack top portion is falling apart and there is hardly any mortar holding the bricks together. They would like to take it apart, keep the bricks and reconstruct it. Photographs and documentation will be provided and a signed statement indicating that they will reconstruct the chimney. The mortar used should be approved by HPC. Suzannah, Gilbert and Jeffrey are the monitors. It was determined that the chimney is an historic element. Suzannah relayed her concern on how much cleaning would be done on the brick and would that make it look significantly different. The monitors will do a site visit and work out the conditions. 303 E. MAIN Jeffrey stepped down. Gilbert was seated at 6:00 p.m. and did not vote on the issue. Julie Ann Woods, planner presented. Some of the monitors and staff met at the site and went over the remaining issues. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 22 ~ 1998 1)The foundation was to be painted and the applicant is seeking relief in that requirement. He went to great expense and time to sandblast the rock and have it rebuilt. Staff is in agreement with the request and it would be a maintenance problem in the long run. 2) Another issue is the landscaping plan and discussion a year ago was whether the planters would be in-ground or raised planters. As it tums out the basement goes all the way up to the property line. In response to the P&Z planter boxes were put up along the fence in addition to potted flowers. They are also requesting relief from the original landscape plan because they feel that the planters that were approved are too large and they would reduce their seating area for the out door dining. Possibly an "evergreen" year round look could be incorporated. 3)The third item is the mechanical equipment and it is painted a flat black. An alternative would be the addition of screening part of it but not all due to the size of the equipment. 4)The fourth item is the lighting on the Bacchus side and the back of Matsuhisa. For consistency one light would be placed at the front of Bacchus and one at the main entrance of the historic building. The proposal is flat black iron with a bracket. Jeffrey Klein, owner of Matsuhisa relayed that they are trying to provide light in the back without obstructing the Victorian itself. The size would be determined by the monitor and staff. Sizes available are 14 and 19 inches in the fixture. He also stated that he would put in pine trees that are in planters around 3 feet each. He would line six to eight but not more than ten trees in planters along Main Street and possibly if arrangements are made with Bacchus the trees could be placed to separate the liquor space. The area is snow melted but in the winter it would not be a usable space. The trees will be lighted during the holidays. The trees in the winter would be moved around for summer use. Another issue is whether there should be trees on the Bacchus side which is on Monarch St. The majority of the board felt the tree separation would be acceptable. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 22 ~ 1998 Amy Guthrie relayed that when the foundation was dismantled it was put back differently than it originally looked. It is a different pattern and the stones are cut differently. Roget relayed that it was his understanding to try and save the foundation and stones and he went out of his way to save the stones. They sandblasted the stones and restored them. From a history standpoint years ago the foundation was cracking and then Mr. Kuhn caulked it and then painted it. Roger relayed that HPC made the mistake of approving the house being raised. Then the windows and frames were broken. HPC did not demand that the windows be replaced and rebuilt. The foundation was to be brought back to what it was and that did not occur. He also had concerns about the City issuing a CO without the work being finished. The entire board had a discussion on the foundation and what impacts would occur if it was painted red and they also addressed the proposed lighting. The chair relayed that there is more foundation showing now than before due to the raising of the house for the excavation of the foundation. Gilbert, who is the monitor, relayed that the foundation is a natural material and does relate to the brick that is on the new building. MOTION: Susan moved to approve the following amendments for 303 E. Main St. l) That the foundation is not to be painted; 2) That the landscape plan be modeled to reflect the existing landscaping (planter boxe,) with several large planters added which include upright Junipers to provide year-round color and interest. A drawing is to be submitted and approved by staff and monitor. 3) That the mechanical equipment on the roof which was recently painted fiat black is adequately addressed and will not require additional screening. 4) The lighting fixtures, (exhibit II) to be approved by Staff and Monitor. Appropriate size will be determined by Staff and Monitor. Motion second by Heidi. Roger, no 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 22 ~ 1998 Heidi, yes Suzannah, yes Susan, yes Motion carried four to one. 203 S. GALENA- GUCCI - continued from July 8, 1998 Julie Ann Woods, planner presented. Sworn in: Jack Palamino, Associate with Ted Guy and Associates Harley Baldwin, owner of the building. Julie Ann relayed that the concern from the last meeting was that the Hopkins Street side window was historic. On Galena St. a wood door will be installed. The Gucci handles are still proposed for the wooden door. Essentially the store fronts will match. On the Hopkins St. side they are going to keep the same windows with muttons and the door would be changed out to another wood and glass door. The sign would be affixed to the transom. Harley Baldwin relayed that he did not feel the proposals were out of scale. He bought the Brand Building in 1971 and it was a garage and body shop and the comer was a gasoline station. He is trying to create new uses for old spaces. He asked the board to reconsider and take out the two over two windows on the Hopkins St. side (the large window) and put in a single window. When Tim Cantrell did the subshop his recollection is that the three over four window was added. He also stated that he will clean up the block facade. Susan questioned the Gucci lettering over the window as opposed to being placed over the door. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 22 ~ 1998 Jack Palamino relayed that on the Galena Street side the signage is over the door but with respect to the Hopkins Street there is more visibility over the window. An exact model of the door handle was presented to the board. The concern of the majority of the board is the transom window and detailing of the sign on the Galena Street side. The size of the door pull needs to be restudied as it is quite large. Heidi had a concern with the shiny material selection for the lettering and also the paint colors should be uniform throughout the storefronts. Susan felt that the historic four window panes on the Hopkins Street side should remain. Roger and Gilbert supported modification to the Hopkins Street side large four pane window if research is found that it is not an original window. Roger's concern is that the technical painting procedure be reviewed. He also was opposed to the door handle. Suzannah relayed that she had no concerns with the Galena Street side. Regarding the Hopkins Street side she would consider looking at a different design for the window and could approve the dark brown color but feels the Galena Street side should be consistent with the existing color. Susan relayed that if changes are proposed for the Hopkins Street side that they be presented to the entire HPC board. Harley Baldwin relayed that the window is new because he built it. He is not sure whether it was replacing what was existing or not. The window does not flow with the cemetry of the building. MOTION: Heidi moved to approve the development at Gucci's 203 S. Galena as follows: To approve the Galena Street side as submitted in the drawing with clarification and possible restudy of the door pull (too large). Everything else as show per the drawing in the packet, exhibit I. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 22 ~ 1998 On the Hopkins Street side, approval of the drawing, exhibit I with restudy of the door pull (too large). Unless they can show that it is not an existing store front they can bring it back to the commission for the window design. It is also recommended that the paint should be consistent with the rest of the building; motion seconded by deffhey. defJhey, yes Heidi, yes Susan, yes Roger, yes Suzannah, no Gilbert, no 34otion carried 4 to 2. Harley stated in the context of the building the door pull is not too large, you will hardly see it. He also stated that he would give the board a certified letter stating that he put the Hopkins street side window in. Harley stated that on the Elks building they basically did the same proposal, took out the two over two's and replaced them with one single window. Heidi relayed her concern that evidence needs to be given to the board relating to what the existing opening looked like. A photograph etc. should be obtained. 735 W. BLEEKER - LD - CONCEPTUAL REVIEW - PH David Hoefer, Assistant City Attorney relayed that the affidavit of notice has been presented as Exhibit II. Gilbert stepped down. Sworn in: Drew Dolan, owner Ryan Hoffman 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 22 ~ 1998 Rich Pavceck Michelle Dolan Julie Ann Woods, planner relayed that the property is on the inventory and they are asking for landmark status and a conceptual review. There is a partial demolition request to remove a portion of the historic resource, a site coverage variance and temporary onsite relocation of the historic resource. They are proposing to relocate the historic structure on the site and do a duplex addition. Staff feels they are at 50% on the site coverage and 35% is allowed. HPC is allowed to vary 5%. Typically the HPC has not approved relocating the whole historic structure off the footprint. Staff is also concerned about the existing trees and possible damage that could occur. Additions were added on in 1893 and 1904. If excavation occurs it should occur under the later addition and staff is recommending restudying the entire project. Regarding the elevations of the proposals it is difficult to tell what is old and what is new. The historic structure gets lost in the overall design especially from the west elevation. Staff recommends that the applicant try and keep the existing building in the same location with a new foundation. Staff feels the new addition should be oriented to the 7th Street side. Drew Dolan, owner stated that there is no foundation under the house, it sites on the ground. The front section of the house is historic. Yellow pine was used in the front and on the back addition furr was used which is a modem flooring. In 1979 when the house was purchased the back section was not livable, there was no plumbing, no kitchen. The back section is not consistent with the back of the house. Rich relayed that as the structure sits right now it is the in least visible spot on the lot. Relocating it to 7th St. focuses on the entrance to Aspen. The historic house would be more visible if toward 7th Street. Drew relayed that there was a structure in the proposed comer. Presently it is not visible. Rich relayed that they lowered the connecting section, i.e. breezeway so that the historic structure will stand by itself. Chairperson Suzannah Reid opened the public hearing. 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 22 ~ 1998 Brian Hoffner relayed that moving the historic house to the comer makes it more visible when entering Aspen. It would also relate to the Christian science Victorian house. Julie Ann relayed that a site coverage variance is being requested and they have to go through P&Z for a special review. Roger relayed that he feels there is some room for demolition but the project is quite large and he would like to meet with P&Z to jointly address issues. A project will happen on this lot but a lot more time needs to be spent addressing all the issues involved. He also feels that the house could be lifted and a basement excavated but he is not in favor of moving it off the footprint. The boards major concern is moving the house to a different site on the lot. Regarding standard #3 the proposal makes the historic house insignificant instead of significant. Members wanted more information on the age of the addition and to do a site visit. It was recommended to restudy the connection. Some members liked the relationship to the Christian science Victorian in its mass and scale. Jeffrey stated that he could concur with the owner about the age of the building. At some point there was a structure and the additions that he lived in were not historic and had dimensional wood framing. A preliminary restudy of the massing should occur. The majority of the board had concerns with moving the house to a different site. There is a substantial piece of construction behind the historic house that at least from the view from the street looks bigger than the Bleeker piece that is being added. There is great concern that the trees could not survive construction activity. A variance from the site coverage could be approved. Drew, owner stated that he feels the HPC is looking at the project in the wrong approach. The reality of the market is that no one is going to buy a 1000 square foot Victorian and keep it. The floors are continually deteriorating. He relayed to the Board that he did go to the Historical Society and assessors office in an attempt to find some history of the house but was unsuccessful. 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 22 ~ 1998 Roger suggested a title search. Drew relayed that the building was a hair salon called the Clip and curl. MOTION: Susan moved to continue the public hearing, conceptual development, partial demolition and the temporary on-site relocation to gugust 12, 1998, second by Roger. gll in favor, motion carried 5-0. MOTION: Roger moved to adjourn; second by Susan. All in favor, motion carried. Meeting adjourned at 8:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 9 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 22 ~ 1998 414 N. FIRST - (PAEPCKE) .................................................................................................................. 1 303 E. MAIN ........................................................................................................................................... 1 203 S. GALENA - GUCCI - CONT'D FROM JULY 8, 1998 ............................................................... 4 735 W. BLEEKER - LD - CONCEPTUAL REVIEW - PH .................................................................. 6 10