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HomeMy WebLinkAboutminutes.hpc.19911023HISTORIC PRESERVATION CONMITTEE M~nUtOs of Oo20~er 23~ L99~ Meeting was called to order by Glenn Rappaport with Les Holst, Jake Vickery, Roger Moyer and Karen Day present. Bill Poss, Joe Krabacher, Don Erdman and Martha Madsen were excused. 422 E. HYMAN - SUN GEi%R - MINOR DEVELOPMENT Roxanne: The parent company Sun Mart has submitted the application for Sun Gear, the local merchant. In the mean time the local applicant said they wanted to do some painting and an awning. The application is for an awning and a store front renovation which includes overlap siding on the west wall to cover up the cinder block and includes a b-board vertical siding underneath the window of the second floor above the store front level. It also includes new awnings a sign and window. The Planning office recommends approval of the minor development application subject to all wood surfaces being painted which is compatible with the mall and the historic district and that the awnings be redesigned for compatibility with whatever else is going on in that building. There are now two different awning styles on that building alone, Takah Sushi has a barrel awning and the store next has a rounded awning. Glenn: It sounds like this can be handled with a monitor and staff. Chris Cotter: I'm the manager of Sun Gear which is owned by Sun Mark Inc. out of Dallas. We would like an approval for an awning. MOTION: Roger made the motion that HPC grant minor development approval for the proposal at 422 E. Hyman with the condition that all wood surfaces and windows be painted or stained and the awning be redesigned for compatibility with those that currently exist on the building and the awning selection to be handled with Staff and project monitor; second by Les. All in favor, motion carries. Les: I looked at this area and there is a lot of fenestration that goes across and under the next awning. The monitor will have to redesign the awning. I will volunteer to be the monitor. 520 E. COOPER - STOREFRONT REMODEL - MINOR DEVELOPMENT Roxanne: Staff is recommending minor development approval subject to the condition that the kick plate panel ornamentation be modified so that it doesn't match Boogies. That the plantings in front of the elevator tower be strongly considered to soften it up and provide better light. One of the concerns that I have is that this building was built in 1969 in brick and stucco and brick is used all along the kick plate panels. The building immediately across the street is the same. They want to remove the brick and add wood. I ask the Board to consider that carefully, if adding Historic Preservation Committee Minutes of October 23, 1991 sandstone and a wood kickplate base panel to this building is appropriate. Andy Wisnoski, architect with Bill Poss & Associates: The project is the Black Diamond space. We are primarily talking about the store front and back around the back side of the elevator. Our primary goal is to give life to the pedestrian on the street level. There is not a strong retail level here. We do not want this identified as an extension of Boogies. We tried to use more glass so that it is more transparent to strengthen the retail level. Accentuating and maintaining lines that exist and the horizontality of this building is one of the things we are dealing with. One of the things that we thought would help the flatness would be to set back the entrances. That would be in keeping with historic store fronts. The existing band has a maintenance problem and the colors are very bland so introduction of color is one of the issues. We have an aluminum store front system. The base plate is 18 inches from the street, so we are dropping what is existing to get more glass. We are trying to maintain the horizontal continuity across the bands as opposed to what Boogies has done which is panelizing. By introducing new materials into the building we feel we could eventually inspire the other occupants of the building to improve their development/store fronts. Roger: Would the lighting be low wattage energy saving type of lighting. Andy: At this point we have not specified the specific fixture but it would be a minimal lighting fixture and incandescent. Roger: You mentioned that a discussion probably would come about regarding vegetation in front of the elevator tower. Andy: It can be introduced to the condominium association but a single participant cannot do it on their own. Roxanne: It is common space but both Andy and I feel it is very important. Glenn: There is concern about the detailing at the bottom and the intent is to make it very horizontal and not to break it up as in Boogies. My feeling is that it will look quite different. I would find the proposal compatible. The materials will give some integrity to the building and I like the fact that the awnings are broken up. Andy: We didn't just want a flat kick plate, we thought that it was just not enough and it is basically a color element. There will not be that much attention drawn. 2 Historic Preservation committee Minutes of October 23, 1991 MOTION~ Roger made the motion that HPC grant minor development approval for 520 E. Cooper as submitted and shown to us on the schematic drawing showing the kickplate, materials and color presented at the meeting. We encourage the applicant to bring for the discussion with the condominium association as to installation of plantings in front of the elevator tower; second by Les. All in favor, motion carries. 17 QUEEN STREET; SITE PI.%N REVISION Glenn: 17 Queen St., Lana Trenton's house. The initial approval was for a parking space to be incorporated on the north side of the parcel off of King Street. During the siting process the overhead utility easement required them to move the house 9 feet further to the south and they have done that. What that has done is given them an opportunity to now squeeze the one parking space between the house and the top of the hill. The advantages to that are that they do not have to go over the drainage ditch and culvert and the other is that there are huge cottonwoods all along the northern side. The schematic shows the proposed location of the parking space. Les: Since the trees are healthy will they have to cut one down for the parking space. Glenn: They would have to cut at least one tree down. Roxanne: We went over this and the applicant stated that they would not have to remove a tree. It was determine not to have parking where indicated due to safety reasons and aesthetic reasons. We waived one space and the other space was to be incorporated at the end of the lot. Roger: There are cars in that area that are already parking in the streets. The street is steep and there is really only room for one car to go through. Any parking would be highly unadvised and in the winter it is dangerous as two cars can't pass in the summer let alone the winter. I would not recommend this. Roger: What the City needs to do is put in a curb with no parking signs for safety on this side of the street. Jake: That space is in the foreground of the historical building. Roger: As far as the guidelines go it is not compatible. Les: My feeling is that this is not minor and feel it should be tabled and all the members should site visit that area. Historic Preservation Committee Minutes of October 23, 1991 Roger: The city Engineers should go up and look at that area. Glenn: I will recommend that the area be staked out. MOTION: Les made the motion to table 17 Queen street; second by Roger. All in favor, motion carries. RED BRICK SCHOOL ASSESSMENT Roger: I would recommend designation to make everyone aware that we are concerned with the historical significance of this parcel. Jake: I think we need to remain creative and open in this situation. Roger: Aspen. We are taking a stand to preserve an historical part of Roxanne: You need the community support. I have asked the Historical Society to get us their opinion. The State said it was not worthy of state designation based on architectural merit alone. The State supports us going for local historic significance. It is not eligible for national. Roger: But there is cultural merit which is local. Glenn: I don't feel the building has historic significance and the and feel the community would be better served with a new building that somehow addressed the needs of the community right now and we could retain it as a cultural center. Roger: The building is not that significant but the space is very significant. The building is composites of other buildings that were turned down and put up there. That brick could be used on another building on the same site. We would like to have review over what is put there. We don't have to designate the building we can designate the site. Roxanne: Designation is possible if even one of the criteria standards are met. Roger: Neighborhood character is the standard we should use (E). It is essential for the neighborhood character socially. There were two house there originally and one was torn town and then the other and the school was built. All members of the board should be here so that we can have a clear presentation and unified in what our presentation should entail. 4 Historic Preserv&tion Conunittee Minutes of October 23, 1991 Glenn: It seems to be our stance should be to support the character of the site and historically in communities of this size there were large scale public buildings interspersed with the neighborhoods. They were all over and it is in the maps and they were frontal buildings. This is a community center and it has presence. Roger: The three store ghost house was on that parcel before and there was another t 3 1/2 story victorian that was donated to the school. So large scale buildings did exist. Roxanne: Can we stand a second floor on this building. Glenn: It could be a three story building. We have to offer the school board something like saying we are willing to look at a much larger building that will get you the price you need with the existing footprint. Jake: I think this building has to be secondary importance to the community church. Roger: I am saying the site only. Jake: We need to work within the existing historic building envelope including setbacks. Glenn: Possibly a new envelope utilizing the existing. Glenn: Possibly do a smaller footprint with a taller building and get the same or more floor area and use the rest for a park. Jake: It would have to go through a zoning change. Les: The County Commissioners want to save the building. Glenn: The character of the parcel in the context of the west end is important. Les: It is either going to be save or condominiums. No one is going to build us a municipal building there. Roxanne: It is zoned residential single family. This building is the last one of its kind and it is 50 years old. Roger: Start with the site then make a stand for the building. ~es: The neighborhood is in support of retaining the parcel. Karen Day: Ail parking can be onsite also. We need to talk to the Historic Preservation committee Minutes of October 23, 1991 community about the importance of the site. Numerous people in Aspen have gone to school there and if it is demolished that character of Aspen is gone. Jake: There is an appraisal and a survey done. At one of the school site meetings there was discussion about a land trade. MOTION: Glenn made the motion to recommend that the designation process begin on the red brick school site; second by Les. All in favor, motion carries. COMMUNICATIONS - RIGSBY ENCROACHMENT Glenn: Cecil J. Rigsby, owner of the building at 1006 E. Cooper, which has a little out building. The owner has never been through HPC. The out building is 320 sq. ft. and is trying to turn it into a bedroom. It encroaches six feet over the property line and went to Council and got the encroachment license. A neighbor complained about the encroachment because he can't maneuver his car and forcing us to go back to Council. The purpose of this explanation is to see if the HPC will support writing a letter encouraging retainment of the encroachment. There is another building that encroaches 4 feet and is being lived in. Les: This is a cottage and we should keep it in support of the cottage infill. We are getting too sanitary. Roxanne: This is historic and a dwelling unit. MOTION: Les made the motion that HPC write a letter in support of retaining the encroachment as exists at 1006 E. Cooper due to the historical significance of the building. This is valuable to the cottage infill program; second by Karen. All in favor, motion carries. MOTION: Karen made the motion to adjourn; second by Les. Ail in favor, motion carries. Meeting adjourned at 7:00 p.m. Kathy Strickland, Chief Deputy Clerk