HomeMy WebLinkAboutminutes.hpc.19910408 HISTORIC P~ESERVATION COMMI'~-r~E
Minutes of April 8, 1991
Special Meeting Meadows Rehearsal Facility
Meeting called to order by chairman Bill Poss, with Glenn
Rappaport, Don Erdman, Jake Vickery and Georgeann Waggaman
present.
Heidi Houston: There seems to be a far less impact in
relationship to the seating on the west side. I have visual
concerns about the mound.
Ron Austin: I represent a group called the Friends of the Lawn.
The people of this group are neighbors in the community. My
impression looking at the staking on the east is that our group
clearly prefers the west side of the tent for the rehearsal
facility. On the east side the new structure would be dominant
and changes the whole experience of entering the property and
being around the music tent. In addition on the west it might
effect King's office but it doesn't effect any of the
neighborhood. You can stand under the staking on the west and
you don't see the houses of the neighbors where on the east it
clearly impacts all the neighbors.
Herb Kline: I agree with Ron and got interpretation from the
Planning and City Attorney that if the west site is chosen the
applicant would not have to go back through the process. It
seems very obvious that it should go on the west side to best
serve the community. I would also ask that the poles be kept up
until the process is completed.
Perry Harvey: I have a March 15th memo that talks about the
final plan and the final siting decision are the prerogative of
the Planning Commission and City Council and conceptual approval
of the rehearsal facility on the east takes precedent. We are in
the middle of a complicated landuse process that has gone through
several steps. I don't want this entire process compromised
because of the neighbors.
Mary Martin: When the City designated the east side did they
specifically draw the site as to where the rehearsal facility
should go? We are grieving that it is placed on the lawn.
George Vicenzi: If it was on the west side and lowered the
historic openness would not be effected.
Harry Teague: We will add outside seating no matter which side
of the tent the facility is on. The total area for lawn seating
would increase 50%. We received clear direction from the
Planning Staff, P&Z and City Council that the facility should go
on the east. It has the least impact on the site on the east
side. This building has to be site specific including the trees
etc.
Historic Preservation Committee
Minutes of April 8, 1991
Bill: We have an application before us with the proposal of the
rehearsal facility to be placed on the east side of the tent. We
should deal with the east site at this point and then do
recommendations to council regarding the west site.
Don: We need to deal with the tent and how the new structure
will relate to the existing historic resource, the tent. The
lawn is not historic. After reviewing the model and plans a few
minor adjustments could occur to the site. I would recommend
lowering the building by four or five feet as it would decrease
the impact along the sky line and when looking at the tent from
the parking lot would make the plates at the top of the building
less conflicting with the tent structure. By lowering it a small
amount we could move the whole structure using the center of the
tent axis and move it a given number to the north to produce a
more successful relationship and open up the views from the
parking lot to the historic resource. I would like to see a
lowering of the building and a reduction in the diameter of the
berm and swinging it around to the north a certain number of
feet.
Georgeann: We have three elements here: The location on the
east, the lawn and the location on the west. My first impulse
was to put it on the west but found that there was less impact on
the east than I had expected. I see that we have major impacts
with traffic patterns on the west so I am leaning more toward the
eastern location. I concur that the building should be lower and
the berm softened. I also agree with the movement of it to make
it nestle into the service part of the facility more than it does
now to allow the views.
Glenn: Regarding the service access I am in favor of the
consolidation. One issue is how will the building resolve itself
as far as the echoes that are created or not created with what
goes on in the tent.
Jake: I concur with the other Board members particular the
rotation of the building as far north as is practical. In
support of the existing historical tent the building does need
lowered. If that can't be done then there needs to be a restudy
of the actual roof.
Bill: If the rehearsal hall and mound could be lowered it would
give a better relationship and it would be perceived better from
ground level of the person walking to the site to get the
appreciation of the design of the folds and roof shape of the
rehearsal hall and how it relates to the tent. I also agree on
the shifting of the building to the north and reducing the
height. I favor the east side in this particular design because
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Historic Preservation Committee
Minutes of April 8, 1991
of how the new rehearsal hall truly
to the other buildings on the site.
alone on the site.
relates to the tent and not
The other buildings stand
Mary Martin: The prevailing winds carry the music to the east
and you can hear it better sitting on the east side. I want to
remind the Board of that and it is cooler on the east due to the
sunset on the west.
Harry: Decreasing the radius is fine but we will have a problem
lowering the building due to the acoustics that we want to
maintain and also the possibility of water seeping through the
ground the deeper you dig down. We will still attempt to lower
it.
Jake: The primary access is between Paepcke and the parking lot.
Georgeann: Two things need to be investigated: One is, if in
fact the prevailing winds do keep the music from sounding as well
on this side as opposed to the other and the other issues is that
we have one building with a decorative roof which is the historic
tent and historically all the other buildings have quiet roofs
and is this counter productive to that philosophy to have quite
such a decorative roof on the rehearsal hall which is a
subservient building to the tent.
Harry: The purpose of berming the entire seating area is to
dramatically improve the acoustics.
Ron Austin: The Board feels they do not have the legal right to
consider the west side as it is not being presented today.
Don: We are only addressing one siting which is the east side of
the tent that is before us.
Ron Austin: The audience is in favor of the west and they are
taking that from their historical perspective.
Public: Letters from the public enter into the records in
support of the west side of the tent for the rehearsal hall
facility. The trees that were planted on the east were done by
Walter Paepcke. To be able to transplant those trees would be a
big challenge due to the huge root structure. It is easier to
transplant sage bushes. The cluster of the buildings is
agreeable. We all want to see the entire Meadows plan succeed.
The access roads should be modified.
Jake: In general with the context of the historic resource it
would be my finding that the size, height and location of the
Historic Preservation Committee
Minutes of April 8, 1991
design as presented is competitive and in-compatible with the
existing historic resources. Relative to the purposed easterly
site the level of compatibility maybe increased to an acceptable
level with the following conditions:
1) That the structure be located as far north as possible to
preserve as much lawn seating as possible and the views along the
access of town and also the visual prominence of the tent from
various locations around town and views of the surrounding
mountains from existing seating areas.
2) Restudy the roof configuration and overall building height to
reduce the height (18 ft. above the level of entry to the tent).
3) Restudy the berming concept to reduce its footprint and to
allow for further rotation of the building to the north.
4) Use of any other mitigation such as landscaping to reduce the
impact of the structure.
Georgeann: Jake's comments are very valid. We could make a
motion to either table or approve conceptual on the eastern side
with various specific requirements. We could also make another
motion for P&Z and City Council to restudy the location on the
west side to take into consideration all the public input.
Glenn: There are good arguments about either side.
Jake: We need to focus on architectural and visual criteria.
MOTION: Don made the motion that the conceptual development
application for the rehearsal facility portion of the Aspen
Meadows be approved as proposed with the following conditions.
The conditions would have to be met for Final.
1) Re-site the rehearsal facility to
possible with a much closer adjacency
the existing tent.
the northeast as far as
to the east west axis of
2) Significantly lower the heiqht of the mound and the height
of the structure shall be reduced'at least 4 feet.
3) Better define the surface treatment of both the land form
and the structure considering in detail how the break between the
field and the berm would be accomplished and finishing up the
berm.
4) Restudy hard surface paving area between the rehearsal hall
and the tent to maximize the amount of informal seating available
Historic Preservation Committee
Minutes of April 8, 1991
during performances.
5) Provide representation of all materials, to be made at Final
application.
6) Final landscape plan indicating all significant and proposed
vegetation, surface treatments and lighting shall be required.
7) Provide detailed drawing of tent and music area parking lot
treatment and bus drop-off area.
Glenn Rappaport second the motion. Ail in favor, motion
carries.
Discussion
Glenn: I also would be in favor of looking at a
of the end of the mound on the north east side in
the slope of the mound work for seating etc.
"chopping off"
order to make
Don: It is implied.
Don: Clarification regarding #1 the tent itself has a north and
south and east and west and the east entrance-exit is on that
axis and the idea is to come as close to that as possible.
Bill: I would entertain a motion that we refer the minutes etc.
to P&Z and City Council and that they may wish to consider the
west side.
MOTION: Georgeann made the motion that the HPC recommend to City
Council and P&Z that they may wish to reconsider relocating the
rehearsal hall to the west site of the tent in light of the
strong public response received at HPC public hearings; second by
Don. All in favor, motion carries.
MOTION: Glenn made the motion to adjourn;
favor, motion carries.
Meeting adjourned at 5:25 p.m.
second by Don. Ail in
Kathy Strickland, Deputy City Clerk
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