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HomeMy WebLinkAboutminutes.hpc.19930512Historic Preservation COmmittee Minutes of May lZ, 1993 210 LAKE AVENUE - TEMPORARY RELOCATION 120 W. FRANCIS - Barnett PIONEER PARK - FENCE 409 E. HOPKINS - EXTENSION OF CONCEPTUAL 234 W. FRANCIS - VIDOR - FINAL DEVELOPMENT Conceptual Development - 1080 Power Plant Road City Shop 1 1 1 2 2 3 8 HISTORIC PRESERVATION COMMITTEE Minutes of May 12, 1993 Meeting was called to order by chairman Bill Poss with Joe Krabacher, Les Holst, Linda Smisek, Don Erdman, Roger Moyer, Martha Madsen and Karen Day present. Jake Vickery was excused. MOTION: Martha made the motion to approve the minutes of April 14, 1993; second by Roger. Ail in favor, motion carries. 210 L~KE AVENUE - TEMPORARY RELOCATION Kim: When reviewing 210 Lake Avenue it was discovered that the wants to relocate the house while the foundation is being done. It was in the application. HPC must make a finding that the relocation is approved as part of the complete application. MOTION: Roger made the motion that HPC approve the temporary relocation for the structure at 210 Lake Avenue with conditions as attached in the memo dated May 12, 1993 from Kim Johnson; second by Martha. Ail in favor, motion carries. COMMISSIONER COMMENTS 120 W. FRANCIS - Barnett Amy: 120 W. Francis, Barnett house came to my attention that the HPC approved the relocation of the house temporarily while they dug the basement for the new foundation. When they relocated, dry rot caused a small shed to snap off. It sat on the lot for a day before they demolished it. We do not know if the contractor or architect approved the demolition but at any rate they did not tell us and the building was wide open this past week when we had snow. A red tag was issued. I met with the architect Gretchen Green and she has promised that they would reconstruct. It was an addition from 1970. The City will hold the bond until the project is finished. PIONEER PARK - FENCE Amy: Les advised me that construction was going on at Pioneer Park and the HPC approved a six foot high privacy fence around the swimming pool on the west side. They later wrote a letter to Roxanne in December describing a fence on the east side. It runs from the corner of the house to the property line of the park and it is a six foot high wooden fence with brick piers. There are holes in the ground and they are ready to pour the concrete. I spoke to Jed and asked the contractor to stop. At some point the fence was drawn and it was not approved. Les: We had talked about the composition of the fence being neutral. Amy: The description is a privacy fence with brick piers at 16 Historic Preservation committee Minutes of May 12, 1993 feet on center, wood slats closely spaced between the piers. Fence six feet high painted and stained to be compatible with the residence unlike the existing condition. This is off the letter of November of 1992. Roger: On the east side we made them take out a large deck and nothing was approved. Amy: They will have to comeback to HPC. Les: They also cut down some large trees. 409 E. HOPKINS - EXTENSION OF CONCEPTUAL Bill stepped down. Joe stepped down. Donnelley chaired. MOTIONs Roger made the motion that HPC extend the conceptual development approval for 409 E. Hopkins until January 30, 1994; second by Don. Ail in favor, motion carries. 234 W. FRANCIS - VIDOR - FINAL DEVELOPMENT Bill seated. Joe seated. Amy: I feel this is a good design but I still have concern'about the proportions of the windows on the carriage house; the two on the north elevation and the one on the west. John Schenck, project manager: The proportions need to remain the same as conceptual due to the interior restraints that we have. There is a loft over the one window on the north side. Below it are the kitchen counter tops. We did change the door as suggested. It is taller and narrower which is appropriate. Les: On the west elevation of the main building on the north side of it there is a double hung window and are your proposing any changes? John: No changes are proposed. Roger: The only change to the original house is the additional window on the north side which is next to an existing window. Martha: Is there an accessory dwelling unit proposed? John: On the rear portion of the main house there is a free market Historic Preservation COmmittee ~.~ Minutes of Hay ],2, 1993 apartment which will require P&Z approval. MOTION: Roger made the motion that HPC grant the final development approval for 234 W. Francis as submitted with the following conditions: 1) That a relocation plan of the carriage house be submitted prior to a building permit. That a stabilization plan of the outbuilding be included and also that the construction of the additional dwelling unit is contingent on Planning & Zoning approval and that the applicant secures an appropriate bond set by staff; second by Don. All in favor, motion carries. Conceptual Development - 1080 Power Plant Road City Shop Amy: I feel this is a really good design and I asked you to consider the Secretary of Interior Standards because the design guidelines do not address industrial buildings. This is also eligible for the National Register and a very important property in Aspen. Dave pointed out to me that there is oil staining on the brick and there have been some repairs over the years of patching the building which are inappropriate. This would be a benefit top the historic building. The new buildings are extremely compatible and an improvement to the site. My only comment on the design is that if you look at the site plan the cold storage shed overlaps but does not connect the historic building and I wondered if Dave could explain why that occurred. Dave Gibson, architect: Amidon. Affidavit of mailing presented to Amy Amy: The notices were incorrect and the attorney has advised us that the final development will be a public hearing. The neighbors did receive their notice and they knew that it was today. It was just not in the newspaper in time. Dave: The historic building is the theme in the centerpiece for the whole complex. We want it to stand forth as a prominent element and take design que's from it. We pick up on the brick with the administration building. The best materials are on the street level and are of a smaller scale. The area in question is where the two buildings slide by each other. They do not structurally attach. We tried a notch but it was dark and did not do what we intended it to do. The existing building is over a 100 years old and has had wear. On the east side we have oil staining whoch goes all the way through the brick. There is no possibility of cleaning it and I would propose that it get removed. There is non-matching brick that was added in different locations on the front and on the north side we have a 40 foot long concrete addition. On the south side it has been the least touched. A Historic Preservation COmmittee Minutes of May 12, 1993 couple concrete sheds were tacked on and we propose to remove those. The bank is deteriorating and boulders were going through the windows. The windows are now bolted shut. Our goal is to restore the dignity and the rhythm of the elevations. On the west side is where the bank is and we would lengthen the window into a door and slide the other building by it. On the south side we would restore the windows. There is a new corrugated metal roof. Our first choice would be cortin. It is a hard material to install and we are researching the material now. Amy: The reason why I questioned the overlap was because it covered the historic building. Roger: What is the material of the new brick. Dave: It is concrete three feet up then metal. Roger: In the past we have documented with photographs. Karen: Explain cortin. Dave: It is a material that rusts and keeps rusting and drips on the ground and after a time it gets weak. It is hard to acquire that amount but it lasts 50 years and has a good finish. Roger: At the moment there is no insulation on the existing roof. Could you remove the existing roof and put a new roof on and insulate and apply the old roof on it. Dave: Wouldn't we want the roofs to all match. Don: Because of the deteriorates they are starting to stop making it. Dave: I have not exhausted my research yet. Amy: Would there be a problem with rusting of the roof so close to the creek? Dave: There is onsite drainage and is contained in the courtyard. Joe: I would like to see the research on the roof to justify the cost factors. I would like to see something that would last. Don: Cortin last 40 to 50 years. Dave: We also want to go to an extra heavy gauge. Les: This is a great project and everyone is satisfied including 4 Historic Preservation COmmittee Minutes of May 12, 1993 the neighbors. Dave: There will not be enough brick so we will have to match some. There are massive areas on the north side. Roger: The oil can be cleaned and in patching the brick if you cannot find brick to match there is something called a consolidant which is like putty. It is tinted. The mortar should be the original or that the mortar is softer than traditional mortar. I know on the Lily Reid they used modern mortar not a soft mortar and what happens the brick deteriorates around it and more rapidly. Most masons ignore it. But that has to be part of the approval. Any existing windows have to have the approval of two monitors. If the brick is approved by the Federal Guidelines it has to be sealed because we had the brick on the Hotel Jerome tested at a lab, and it is probably the same, and the mixture is such that it is self destructing. Roof of existing is done to maintain the integrity if not reuse that roof over a membrane. Bill: When we restore roofs it is not so that they retain their 100 year old age to them. It should be a good quality roof that would last. I feel putting on the old metal will be out of character unless you detail it to let people know it is the old roof. Dave: I feel it is so banged up that it will not be appropriate. Les: It is in bad shape. Karen: Possibly we could recycle the old roof for future use. Joe: We have not had a lot of residential projects that we have allowed tin roofs on. MOTION: Roger made the motion that HPC approve the conceptual development plan as proposed on this date for the City Shop complex with the following conditions to be presented and discussed at final: 1) Cleaning of brick to meet the national guideline standards and whatever other information you find.' 2) Patching of brick and mortar to meet national guideline standards and to include possible use of a consolidant if deem necessary. 3) Rehab of existing windows if possible and no windows to be discarded without a written consent of staff and two monitors. 4) Application of brick sealant after completion of project if sealer meets federal guidelines and is recommended. Amy: Generally a sealant is not approved because it keeps the Historic. Preservation COmmittee Minutes of May 12, 1993 moisture from coming back out. Roger: This is to be researched to find out if it can be recommended. 5) Roof be as historically appropriate as possible with materials to be discussed and submitted at final. Motion second by Joe. 6) That the applicant being the City seek a way to keep the metal roof in storage for future use in the community. Ail in favor, motion carries. Amy: At the next HPC meeting this project will come up and the public hearing will need to be opened. COMMUNICATIONS Roger: On the Lily Reid the roof mechanicals were not part of the project. Amy: Heidi Hoffman the project architect told me there was more to come regarding the mehcanicals. Someone on the third floor wants air-conditioning and a restaurant needs exhausts. They were painted out but are really visible from the street. Roger: We should have required a parapet or something to deal with that. Bill: If a tenant comes in and has mechanicals then they. should come before the board. Don: Also the thin pediment where it makes the corner should have been corrected. We didn't' follow through enough on that issue. Roger: I feel the architect and the contractor should appear and explain why the mortar wasn't done properly etc. Joe: Did anyone ever follow up on my request that the light fixtures that were on the Stuben Building be taken care of? Amy: That is on my desk and will be addressed. Joe: No lights were approved. Amy: It was my understanding that four lights were approved for across the front and they put them up and it looked unbalanced. They were red-tagged and a letter was to be sent. Historic Preservation COmmittee Minutes of May 12, 1993 Roger: Also there was lighting down on the Hard Rock. Meeting adjourned 7:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk