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HomeMy WebLinkAboutminutes.hpc.20050914ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 14~ 2005 332 W. MAIN - MAJOR DEVELOPMENT CONCEPTUAL VARIANCES PUBLIC HEARING ........................................................................................................... 1 920/930 MATCHLESS DR1VE - MAJOR DEVELOPMENT - FINAL - PUBLIC HEARING ........................................................................................................................... 1 RED BRICK ARTS CENTER - REFERRAL COMMENTS ........................................... 2 110 E. HALLAM ................................................................................................................ 2 ASPEN MEADOWS HEALTH CENTER ......................................................................... 4 CONCEPTUAL PUBLIC HEARING - 880 MEADOWS ROAD .................................. 4 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 14~ 2005 Chairperson, Jeffrey Halferty called the meeting to order at 5:00 p.m. Commissioners in attendance: Derek Skalko, Jason Lasser, Michael Hoffman and Alison Agley. Sarah Broughton was excused. Staff present: Amy Guthrie, Historic Preservation Planner Kathleen J. Strickland, Chief Deputy City Clerk MOTION: Derek moved to approve the minutes from 8/10 and 8/24, second by Jeffrey. All in favor, motion carried. Conflicts Jason will recuse himself from 930 Matchless. 332 W. MAIN - MAJOR DEVELOPMENT - CONCEPTUAL - VARIANCES - PUBLIC HEARING MOTION: Michael moved to continue the public hearing and conceptual development on 332 W. Main until Oct. 12th, second Derek. All in favor, motion carried. 920/930 MATCHLESS DRIVE - MAJOR DEVELOPMENT - FINAL - PUBLIC HEARING Affidavit of posting - Exhibit I Amy explained that final review entails materials and some details such as landscaping and lighting. HPC did grant a 500 square foot bonus conditioned on some restoration work and some of that will be delayed until demolition to see if there is evidence of original windows. The stucco will be taken off and will be placed with clapboards. Staff recommends a 4 inch exposure on the clapboards. Replacement windows on the historic house should be wood windows. A set back variance was granted at conceptual. A letter of credit or some kind of assurance indicating that the house can be moved will be part of the conditions of approval. A site plan indicating where the house will be stored will also be a condition. Any issues regarding the landscape plan can be resolved more once they are under construction. The light wells need to be covered with grates. Kim Raymond presented the landscape plan that indicated all the existing trees on the property. A few aspen trees will be planted around the new ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 14~ 2005 house once it is built. The rest of the landscaping will remain as is. We already met with Bill Bailey, the house mover and it is his intent to pick up the house and put it back down. The existing building will be covered with wood clapboard that matches the front of the house. Alison inquired about the pump house. Kim said it is basically filled with storage and is not historic. Chairperson, Jeffrey Halferty opened the public hearing. There were no public comments. The public heating was closed. Derek commented that the proposal looks fine. Alison inquired about the garage doors on the ADU. Kim said the doors will be horizontal party board. She also agreed that the wood siding will be an improvement to the house. Michael said we dealt with the substantive issue at conceptual and the finished work is acceptable and meets the guidelines. Jeffrey echoed staff's and the commission's recommendations. The project is consistent with the guidelines. He also supports the FAR bonus based on exemplary restoration efforts. Amy clarified that the clapboard siding should match what is existing on the front which is around six inches. MOTION: Michael moved to approve Resolution #35for 920/930 Matchless Drive, final development with the following amendment to condition #1 that the overlap of the siding match the dimension of the front if it is original, otherwise no wider than four inches. Roll call vote; Derek, yes; Michael, yes; Jeffrey, yes; Alison, yes. Motion approved 4-0. RED BRICK ARTS CENTER - REFERRAL COMMENTS 110 E. HALLAM Willis Pember, architect. Amy said the architect needs a referral comment on the addition proposed to the west end of the building. And the second issue is whether HPC needs to be involved in this building or not. The entire historical background has not ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 14~ 2005 be provided so we are not in the position to judge whether this building is a landmark building. One section is a 1940's era school building and there are other additions toward the gymnasium. The 40's part is relatively intact. The proposal is for a conference/lounge area. Willis said the proposed addition is 15 feet in width. The school rooms were added in the 50's and 70's. Willis went over the illustrations. Landscaping includes a curb and gutter from Hallam to the Given Institute. The storefront windows will be consistent with all the others. Michael asked if this property was designated what would this addition do to the integrity scoring? Amy said the scoring system talks about things that you are doing to the historic building itself and it doesn't really mark you down for an addition. Bob Camp said his company manages the building and the building is owned by the city and effectively the city is paying for the addition by inter- funds and then get repaid. Michael said the proposal is an improvement over what presently exists. Jeffrey asked if the idea is to try and create the entrance on the west side. Willis said the intent is to have a street presence. Amy said if we were to go forward with placing this on the inventory, we would bring forward the application with an integrity assessment and some basic history of the structure and the HPC would make a recommendation to council. Michael felt that the HPC should proceed with getting the property on the inventory. Jason said the addition looks like a jewel on the end of a very plain building. Willis said the addition is 1200 square feet and we have a construction budget of about $450. a square foot. Michael said regarding the criteria for designation this building gives an identity to the West End, it is an anchor. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 14~ 2005 Derek said he favors the addition and the proposal gives the building some architectural life. The existing entry to the gym is awful. Derek said regarding designation this building falls under urban development in a downtown corridor. Jeffrey said if this was designated we would talk about the height of the addition to the resource. He also said HPC supports the arts center and all of the civic activities that occur there all of the time. HPC is in favor of the program and space. Alison pointed out that if we pulled this ten feet back and did a one-story connector design it wouldn't work with the proposed design and they would be back at the drawing board. The way the site is laid ou, I do not see another way to do it. MOTION: Michael moved to endorse the project as proposed; second by Alison. Roil call vote; Derek, yes; Michael yes; Jeffrey, no; Alison, yes; Jason, no. Motion approved 3-2 Derek said he would be more willing to develop this structure upward in the future and we would be hindering that possibility if it were designated. Alison said if it is historic it would be protected from being tom down. MOTION: Michael moved that HPC pursue landmark designation of the Red Brick Center for the Arts; second by dason. All in favor, motion carried 5-0. ASPEN MEADOWS HEALTH CENTER CONCEPTUAL - PUBLIC HEARING - 880 MEADOWS ROAD Affidavit of posting - Exhibit ! Jim Curtis Olivia Emery, architect Amy said the proposal is to demolish a 1993 addition that is currently the maintenance shop. The shop will be moved under the parking garage under the tennis courts. There will also be two other additions made, a yoga studio and the jacuzzi addition. The Meadows campus is not entirely designated. There are only individual buildings designated. HPC has full review of this 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 14~ 2005 landmark building. There are very few Bayer buildings left. Staff's concern is to keep as much fabric of this building as we can. We tried to determine how much demolition is occurring. 79% of the original building is exposed to view and we will be loosing about 11% of that, just by the way the new construction is being connected. Maybe we could eliminate some of that. It is a nice project but the Parks Dept. has concern with the way the yoga studio projects out over the bank. Staff recommends approval and possibly the Jacuzzi not impact the part of the building that has not been disturbed already. Jim Curtis, owner's representative for the Institute. Overview - The SPA plan as approved in 1991. All of the non-profits came together in 1991 and did a master plan of the property in conjunction with a private property owner who held fee title to the property at that time. The property was divided into two different tracks. Jim explained the layout of the Meadows. Landscaping was done this year to create a tree line boulevard coming into the complex. The conference/meeting hall will be completed in Dec. 2006. The health center is the next project in line. This building was built in 1954 as part of the original 1991 plan. It received approval to expand by 1,800 square feet and in 2004 we supplemented that with an additional 1500 square feet. In total we are new construction of 3,337 square feet. Olivia Emery said on the original bldg. in 1973 an addition was added to the front for the women's locker room. In 1993 a substantial addition was added. The bank is heavily wooded and wraps around the parcel. We are looking at replacing the maintenance volume. Jim Curtis said the proposal to remove the wing wall to the east is basically to make more breathing space between the new meeting hall building and the health center. A site visit is scheduled with the Park's Dept. to look at the edge foundation footing etc. on Lot 4. Amy mentioned that at final the mechanical equipment needs to be addressed as to where it will be located. Michael stated that he does not have a good understanding of what the applicant is asking for and would like more time to review it. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 14~ 2005 Derek said this is an extremely empathetic solution to what is going on and is very conscientious of the Bayer building and the Benedict building. This is an outstanding addition and going in the right direction. Jason said if the Jacuzzi building can be detailed in a way that the glazing in between you see the existing wall then if would feel like the Jacuzzi building is an out building with a couple of airlocks to seal it off. The connector piece should be minimized as much as possible. Alison said the angles of the yoga studio and the jacuzzi distinguish it from the existing building. Alison said she could not tell how much glazing is in between to make the two pieces stand off of the original part. The jacuzzi and yoga building compliment each other. In general, she can approve the design. Jeffrey said the package submitted was well put together. His concern was being able to see some of the original design. From the south the additions are minimal because they are set way back. The curved roof form nfight not be consistent with our guidelines. The site plan is successful. The historic faCade is emphasized. Possibly the roof form should be a gentle slope shed roof. Jeffrey also agreed with staff that more of the historic exterior walls off the north edge could be exposed. The addition has been well thought out and is appropriate. Olivia Emery pointed out that they are not demolishing any of the original walls but they will be covered. Michael said there are so many things going on from a laymen's point of view that it is difficult to grasp. How does the industrial theme get played out in this design? Derek said he feels there is a very important need for these volumes to rise up and not follow the consistency of the roof. MOTION: Jason made the motion to approve Resolution #36, for the Aspen Meadows Health Center conceptual development with the following additional conditions: g4 to expedite the demolition of the suntan CMU wall. #Sto show a proposal of the original wind screen on top of the roof. Regarding condition #1, the existing Bayer design interior walls must remain and alternations must be at a minimal to the extent possible. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 14~ 2005 Motion second by Derek. Roll call vote; Derek, yes; Jeffrey, yes; Alison, yes; Jason, yes. Motion approved 4-0. Michael abstained. MOTION: Jeffrey moved to adjourn; second by Derek. All in favor, motion carried. Meeting adjourned at 7:00p. m. Kathleen J. Strickland, Chief Deputy Clerk 7