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HomeMy WebLinkAboutminutes.hpc.19900314HISTORIC PRESERVATION COMMITTEE Minutes of March 14, 1990 Meeting was called to order by Georgeann Waggaman with Joe Krabacher, Don Erdman and Glenn Rappaport present. Absent were Bill Poss, Les Holst and Charles Cunniffe. MOTION: Joe made the motion to approve the minutes of January 10, 1990. Second by Don. All approved. MOTION: Joe made the motion to add 126 W. Francis to agenda. Glenn second. All approved. COMMISSIONER COMMENTS Roxanne: Paepcke Park gazebo is need of repair and a few members of the Board need to site visit the area with the Parks Department and Staff to determine the extent of repair. Glenn and Don volunteered. FINAL DEVELOPMENT-WEBER BLOCK (ELKS BUILDING) Public hearing opened. Roxanne: The tower has become a little more involved then needs to be, it needs to be simplified. We are recommending final development approval subject to the replacement windows being approved, an actual window be brought to the Board and the rigid glass awning of the tower entrance be studied. That the specifications for the Dept. of Interior standards for cleaning and re-pointing be strictly adhered to. Information on the number of deteriorated bricks be submitted for approval and that HPC address the cinder block addition encroachment into the alley. (see attached memo dated March 14, 1990 in records). Roxanne: The rigid canopy covering the entrance was approved conceptually and once that I reviewed the guidelines it is clear that it is not appropriate or consistent with the guidelines. Michael Doyle, architect: At our application to final we represented a detail of the notch on the north side of the building, the alley side to separate the existing brick from the new brick. When we considered the tower we assumed we could attach it to the original building. We can't as it is an independent structure and has to stand independently. After discussion with the structural engineer this has to be a block structure. Don: Block with brick facing. Michael Doyle: We had represented that the notch would be brick. When you design a structural wall that has block in it, Historic Preservation Committee Minutes of March 14, 1990 to do that in brick and to have a clear articulation of space it becomes very expensive and very problematic. I would like to propose split face block. Georgeann: You are saying you would use regular cinder blocks with one sided textured block. Don: What about a Pepsi-Cola building detail, channel painted black. That would break the new from the old. I think introducing another masonry element in the end would be a little discordant. Michael: The revised plans will show a 4 by 6 steel column that will run up the side of the building, it will be hidden. We are proposing a fixed glass unit, clad, exactly like the double hung units that will be placed in all of the existing openings of the building. Don: How will the two buildings come together. Michael: One inch gap and expansion material between them. Don: Does the glass canopy on the western edge hit the masonry of the brick wall or does it stand free. Michael: There will be air between. There will be brick on the tower and the proposed brick has a lot of the orange of the face brick but it has a wide range of the utilitarian brick. We anticipate cleaning the entire building. Don: I'm concerned about the multiple bands of sandstone. Michael: On the building they define fenestration and tie the building together. Don: We need to know what the mortar is and what the brick joints are and if from a distance it will read as a solid material. Possibly a small sample panel should be erected. Joe: Test patches should be done on the east elevation to compare with the panel. Michael: We intend to replace the windows with wood double hung clad windows. Roxanne: You need to decide whether clad is appropriate. Georgeann: We have allowed clad on the second floor of buildings in the past. Historic Preservation Committee Minutes of March 14, 1990 Don: I have no problem with clad as a clad sash and a painted sash by Pella look exactly the same as long as the color is appropriate. Michael: There were only three companies that we could find that would build double hung windows 9'6" by 3'6". We chose Marvin. Roxanne: We need to make absolutely sure that these replacement windows have the right reveal, molding, shadow line etc. Don: These have more of a shadow line. Joe: We could approve these windows subject to the monitor approving the window on site. It is difficult to tell just looking at that section. Don: A sample window would have to be made up. Don: What is happening with the color of Esprit's sash as vs this sash. There sash is charcoal gray. The sample is a light color. Georgeann: I am having a problem with that also. Michael: The store front along Galena will match Esprit and everything on the second floor will go to the lighter color. Roxanne: That is not historically accurate. Georgeann: bland. It is not historic and it would make the building Michael: The original windows were wood and were not painted. It will work with the sandstone. Don: Has the Marvin representative said it is impossible to get it in a darker color. Michael: We are on a time frame and that would involve a specialized color. Roxanne: This is too important of an issue to be forced with time frames. Don: I also feel a darker color would be more appropriate. Historic Preservation Committee Minutes of March 14, 1990 Roxanne: We need to research and see if the vinyl is available in another color. Glenn: I would also have to see one next to the building and compare to what is existing below. Joe: I also do not like the contrast. Glenn: There are two issues that he is proposing. I don't see a problem with the way it is articulated. There are a lot of subtle things that we have to provide for a mechanism to look at. Roxanne: As many restoration windows as Marvin has out now I would be real surprised if they don't run into this problem allot with Landmark Review Boards. We are talking about 60 to 70 windows. Georgeann: Replacement windows will be reviewed and approved prior to a building permit. Sample window unit shall be approved by the HPC. Georgeann: I am not sure I want a totally different kind of canopy. We have a canopy existing on the other side and feel it is appropriate in the case to be consistent with the canopy that is already on the building. Roxanne: The canopy over Shooter's stairway is glass and steel. Michael: The canopy is detailed similarly to the one over Shooter's. Glenn: I have no problem with the canopy. Joe: I also have no problem with the canopy. Don: Esprit has an retractable awning (add-on) and Shooter's has a add-on canopy. I have no problem with the canopy. Georgeann: The lighted sign next to the door makes a bigger production of the doorway then is appropriate. Joe: Is it historic? Michael: It was put there in the 1920's. Roxanne: We need to talk about the handicapped access. Michael: The intent would be to have the handicapped people come back on the alley and come up a ramp. I am asking HPC that Historic Preservation Committee Minutes of March 14, 1990 we align with the existing well down to Shooter's and come up the three risers that are code. Georgeann: I would like that storefront to be re-studied and simplified so that it doesn't compete to the historic entrances. Michael: Can you recommend that the landing be given a waiver from the UBC. Roxanne: We can recommend. MOTION: Georgeann made the motion that HPC grant final development approval for the proposal at 210 S. Galena subject to the following conditions which shall be met by the applicant and shall be approved by Staff and the Project Monitor. The replacement window shall be reviewed and approved prior to a building permit being issued. An actual window sample unit and color shall be approved by the HPC monitor. The specifications of the Department of Interior shall be met regarding exterior masonry cleaning and repointing as indicated in Staff's recommendation. Repointing of the mortar joints shall match in color and consistency exactly, however, the addition of a 5% white portland cement for not more than 20% of the lime shall be used. Large sample panel of brick shall be approved by the Monitor on the site. Sample panel to indicate sandstone brick, mortar and mortar width. Information on the number and location of deteriorated bricks requiring replacement shall be submitted to staff and project monitor approval. Handicapped ramp off the alley is approved as presented by the applicant. The entry to the new retail area should be re-studied and the stoop and handrail shall be simplified. The notch in the back of the building is approved as presented with the rough cut cinder block painted or stained dark to match the block treatment on the south elevation; the 8 by 8 bricks on the front of the building, south elevation. Don second. Discussion: Historic Preservation Committee Minutes of March 14, 1990 Georgeann: The rough cut would be a little richer. Glenn: Colored block is available to match the brick. Don: He is going to paint it. A glazed block would be appropriate. Michael: The idea is to visually separate it. Glenn: There are also available blocks that are glazed on one side. Don: This is the only masonry you are painting on the building. AMENDED MOTION: Georgeann amended point 7 of motion stating that the color should be similar to what is on the front, south elevation. Cinder block finished to match block treatment of the south elevation. Don second. All approved of motion and amended motion. Motion carries. CONCEP~3AL DE%q~LOPMENT AMENDMENT - 425 E. COOPER GUIDO'S Roxanne: The majority of changes have taken place in fenestration. Landscaping also is being included in front of the restaurant building. There are significant changes to the building that Staff feels are not compatible with the chalet building. Staff is recommending changes to the commercial building be approved but the changes to the chalet not be approved. The two foot high raised concrete planter was discussed as to how this space functions with the mall. Kim Weil, architect: We looked at the fenestration of the second level of the restaurant and responded to Staff's memo. The window is presently an aluminum window but will be replaced with a wooden window stained dark. There are shutters on either side and the stucco comes down in between the shutter and corner board. Georgeann: You are changing the original first floor significantly. Kim Weil: From the mall side there are no windows that face the mall except a small one in the kitchen. Georgeann: The picture window in the front is a little large for the scale of the building. Historic Preservation Committee Minutes of March 14, 1990 Kim: We are trying to encourage traffic to the window as it will be retail space. Kim: The elevator which is required by code runs past the ceiling as it requires 12 to 13 feet. All the equipment is hidden on the roof. The restaurant will move upstairs. There are a number of murals on the building and we would like to re- produce the Guido's mural and would need a variance as it is considered to be a sign. Roxanne: The windows are a contemporary treatment that work well. Georgeann: I would rather see the picture window divided into three like the upper window. Don: The divisions would make it become vertical. Kim: The corner entry is an important function of the building. Don: This building usually has solid corners. thin stucco statement. You could do a Kim: We can restudy the detailing. We have added four feet out the back to include dormers for the restaurant employees. Georgeann: building. Does the Board feel comfortable with the back of the Glenn: The material intent is similar to what we had talked about with the larger building. Kim: A sandstone base with light stucco. Roger Hunt: There is major ramifications of snow fall off the roof on the east elevation. With the addition of snow fences along the roof line to break it up it would improve it. Kim: Part of the reconstruction is the roof and it will include heat and snow fences. Georgeann: I would like a restudy of the corner. There is need for a breakup in the main picture window and that needs studied. MOTION: Don made the motion that HPC grant the approval of the amended conceptual plan for 425 E. Cooper, Guido's parcel as submitted with the following conditions: 1) The corner entrance be restudied with the suggestion that a Historic Preservation Committee Minutes of March 14, 1990 gesture of the solid aspect of the building be retained in some manner at that corner. 2) That the second revision to the fenestration of the existing building as presented at this meeting be incorporated into the final plan. 3) That the fenestration on the ground level storefront be restudied to ensure compatibility of the restaurant building. 4) HPC supports a variance for the Guido's family crest. 5) Landscape elements be restudied and all conditions of conceptual approval are to be met at the final development review. 6) All prior conditions of conceptual must be met. Joe second. All approved, motion carries. CONCEPTUAL DEVELOPMENT, PUBLIC HEARING - 501 E. COOPER, INDEPENDENCE BUILDING Public Hearing opened. Roxanne: This building would be eligible for the National Register and I am concerned about new storefront holes being made into the historic building. I support the restoration of the storefront on the north elevation and I am not in support of the new storefront on the west elevation. If the Board feels the storefront is appropriate it needs to be carefully looked at as far as being a new element that is very subservient and transparent as much as possible. If changes are to take place, hopefully they will be in conjunction with the other property owner. Michael Ernemann, architect: For conceptual we proposed 8 modifications to the building, 6 for restoration and two modifications to change the building from its original form. The restorative modifications were to replace the storefront that was originally there and remove $ existing wall mounted lamps on the north and west facades which were added in the 60's. We had originally proposed adding a storefront window in the corner but we removed it which now makes seven modifications. We are proposing an additional store front bay on the west side which faces Guido's. That bay is proposed to be the same size of hole with the same surround masonry but with a recess store front. The non-original brick infill kickplates beneath the windowsills will be removed. The existing aluminum and glass entry doors would be removed and replaced with wooden doors. There will be repair and replacement of the cast iron store front components as need be. Interrupted awnings at the piers would be placed over the storefronts and stairs. No clarifications from the Committee. Historic Preservation Committee Minutes of March 14, 1990 Jon Busch: I'm having trouble visualizing wrapping the entire building with an awning. I don't see the awning over the stairwell as historical. It will effect the aesthetics of the building. Michael: No material is proposed as yet. The awning will protect the stairs from snow. It is required as emergency egress from the basement. Georgeann: At the next meeting we need to see the awnings in more detail. I would like to consider not having one over the stairs if it is only used as an emergency. Michael: The awning really covers the new storefront and entry door. The two openings were originally double hung windows and now have a stained glass infill. They do not open to anything. Georgeann: We have two points to discuss here one is whether we should consider the storefront at all and the other is what form of storefront should be incorporated. Don: I am not overcome with passion for the original building in terms of beauty. Michael has tried to establish some pattern here that pulls the ground floor of the west elevation together. Michael: Today the pedestrian mall route is moving from Cooper to the bus station and all the commercial development. COMMITTEE COMMENTS Glenn: On the original submission there was the similarity between the end bay which is the back entry to Crossroads and what would be the new entry proposal and the ability of the two to be somewhat similar so they could overpower the Hotel entry. Joe: I have no problem with the entryway. It is a question as to whether it relates to the space on the south end of the property or not. The quandary is whether it makes more sense to have three different treatments or something like A, B, A. Georgeann: I feel the horizontal line needs to be reflected in the new storefront, possibly a kick plate on Galena Street elevation if that is the direction chosen. I like irregularity and have a conflict in putting the new bay in. I would almost like to see the two windows and doors create an irregular pattern which does not become as strong of retail space but could reflect a little more of the historic building. 9 Historic Preservation Committee Minutes of March 14, 1990 Jon Busch: I am opposed to any alternations on this side of the building (Galens Street side). The plan proposed is very contemporary and modern and we have very few historic buildings left. Roger Hunt: I agree with Staff's recommendation of not having the storefront added to the building. I look at the function of the building and the service access is off the alley. With the addition of the storefront you are going to force service vehicles on the mall. What good is a storefront if it is going to be blocked by a truck. If the HPC decided on the storefront it should coincide with what had been historically there. Richard Compton: The transition changes the nature of the building as one large massive structure and that is part of its historical character. It begins to look like an arcade once you start putting storefronts in. Glenn: Possibly we should consider what happens when you break up all the space inside a building that once had large spaces. You then loose the larger shops. We need to encourage sensitive growth but not destroy what the building is all about. Michael: Historically the building had four shops in it. nature of returning back to smaller shops is consistent. The Joe: I openings. windows. would like to see more study on retaining the existing Possibly just a door could be placed between the two Michael: I am hearing from Georgeann two small windows and a door which will not work as a storefront. Another alternative is to go back to what our original proposal was which was to do a bay which is the A, B, A situation however detail that in a less victorian manner. Don: I am concerned that the proposed store front will look like it all was original. Georgeann: At the last meeting we all said study this and no matter what happens unless it was totally reproduced we are going to get three elements. Michael: We need to know the next step. Roxanne: We need outside direction and I will contact the State Preservationist. Historic Preservation Committee Minutes of March 14, 1990 Roxanne: My recommendation is to grant conceptual approval for the proposal as submitted and ask for a restudy of the west elevation store front in harmony with Staff's research at the state historic level. Don: Michael is asking for direction. Since there has been a inconsistent non-appropriate change to the building in order to allow the entrance to the Independence Hotel are we going to say lets continue one more bay in a similar manner and then work within that frame to produce a storefront. Or are we going to say do not replicate one more bay, find another approach to providing another entrance or storefront and I don't consider it a storefront because the owner wants five retail shops rather than four. Michael: The owner wants five storefronts. Georgeann: Ten years down the road we don't want this to look like these were original bays and somehow they changed them. Glenn: Are we going to allow an opening and what approach that opening should take. MOTION: Joe made the motion that HPC grant Conceptual Development approval for 501 E. Cooper on all aspects except the west storefront entry reserving any decision on that until there has been a restudy of the proposed entry and subject to the conditions on Staff's memo dated March 14, 1990. (awnings, exact material representation, lighting plan; Alternative page 4 #3. Motion dies for lack of second. Georgeann: The motion that a restudy of west elevation be done to consider a new storefront that is subservient to the buildings historical architecture elements. Approval of any storefront is incumbent upon an acceptable design. Joe: To make it explicit that we are not approving a new hole in the building for an entryway until we see the entire package. MOTION: Joe made the motion that HPC grant Conceptual Development approval with the conditions set forth on Alternative #3 of Staff's memo dated March 14, 1990. Georgeann second. All approved. Motion carries. NATIONAL REGISTER NOMINATIONS-PUBLIC HEARING Public Hearing opened. 11 Historic Preservation Committee Minutes of March 14, 1990 Roxanne: Committee is required to comment on any National Register nominations that ars going before the state review board. Four nominations will be taken: Holden-Marolt Site; Boat Tow, Castle Creek Power Plant, Weber Block. Georgeann: I feel a lot of work has been put into these nominations and the Board approves. 126 WEST FRANCIS-LANDMARK DESIGNATION MOTION: Georgeann made the motion to table 126 W. Francis until March 28th. Joe second. All approved. Roxanne: We need to look at recommendation to Landmark designation. The building was built in 1887-88 called the Charles Burns house. It is eligible under standards E and F under neighborhood character and community character. The applicant is proposing to ad a second floor to the back 50% of the building. MOTION: Joe made the motion that HPC grant Landmark Designation at 126 W. Francis. Don second. All approved. MOTION: Georgeann made the motion to adjourn at 8:00. second. All approved. Motion carries. Glenn Kathy Strickland, Deputy city Clerk 12