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HomeMy WebLinkAboutminutes.hpc.19900425Historic Preservation Committee Minutes of April 25, 1990 PAEPCKE PARK GAZEBO FINAL DEVELOPMENT: 425 E. COOPER - GUIDO'S PARCEL 801 E. HYMAN LANDMARK DESIGNATION & AMENDED CONCEPTUAL DEVELOPMENT 13 HISTORIC PRESERVATION COMMITTEE MINUTES OF APRIL 25, 1990 Meeting was called to order by vice chairman Georgeann Waggaman with Charles Cunniffe, Les Holst, Glenn Rappaport and Jake Vickery present. Bill Poss, Don Erdman and Joe Krabacher were excused. PAEPCKE PARK GAZEBO Roxanne: We are very happy to see the City interested in the preservation of the Paepcke Park Gazebo. We feel some of the gazebo needs restored and preserve as much of the original material as possible. We found an historic photo of the gazebo at the Historical Society and you can tell that it was very rustic architecture and the balistrade around the main level, floor of gazebo was log. Everything was round. What exists on it now are 2x4 hand rails. When it was relocated to the Park it was raised slighted to allow for storage underneath and a stairway was put on it. Our recommendation is that the materials should be maintained and preserved, the eight support log columns should be replaced as they are rotting out at both the upper and lower ends and should be replaced with exact duplicates. Someone gave it a heavy coat of stain.. We are not interested in seeing the entire gazebo taken apart. We are interested it in being preserved, entact. The also want to put in a concrete floor underneath which we find to be appropriate. We are concerned about the three sides that have a flower box built up by railroad ties and the dirt is piled directly against the wood. That needs to be thought out and removed so the logd don't continue to get destroyed. The bell is at the Fire Department so the cupola is not accessible as it was. Les: Do you think this was an original use as a fire alarm and if so I would like it to be restored as much as possible. George Robinson, Parks Director: We didn't realize that there was a bell originally. Jake: Do you have a new use for it. George: No but it is used for weddings. Roxanne: There is some conduit on the outside and possibly it could be lighted somehow at night so it can be used more often. George: We just upgraded the electrical. Glenn: I would like to see the bell go back in and take the ringer out. It would be more interesting there as opposed to the Thrift Shop. According to the photo the cupola was much taller so that would have to be looked at. It adds interest to the entrance of town. Historic Preservation Committee Minutes of April 25, 1990 George: Whatever is starting to deteriorate we want to fix. I feel that the beams that were up there couldn't hold the bell and it started to slant. The beams that are up there now would hold it. Charles: Replacing the posts should be studied and also putting the bell back. George: That was not in the estimate. Was that bell donated to the Clapper Park. Georgeann: It was dedicated. George: We can work or get John McBride's imput on designing the stairs. Glenn: They have done projects that are very clear and if we give them good direction they will come up with something that is very appropriate. Charles: The replacement of the railing will be a huge improvement. Georgeann: What about the replacement of the flower beds. George: I thought we would match the existing front. Georgeann: What about the drainage, would you pull it away six inches from the foundation. George: Pour concrete along the back and sides. Glenn: Since you are doing the foundation possibly the entire structure could be moved a few feet to get it away from the huge trees. Glenn monitor of project. Glenn: We need to do a site visit and determine what needs done. Les: I will offer my service as we did one of these in Breckenridge. Charles: My concern is the dark stain, do we want to keep it dark. Glenn: After it is repaired/restored we can determine what is appropriate in the stain, that will be the last thing to do. 2 Historic Preservation Committee Minutes of April 25, 1990 Jake: Is there a way to lighten what is there now. Roxanne: Stripper. Jake: Is a base appropriate as it sits on the ground. something to set it off. It needs Les: In Breckenridge we did a cement base then faced it so it looked original. Georgeann: That is the way it was designed. MOTION: Charles made the motion to approve the preservation/ restoration of Paepcke Park Gazebo with the following conditions: 1. New dark stained roof shingles for both main roof and cupola. New dark stained log columns (eight) in a width to exactly match existing. Care shall be taken to treat base and tops of log columns to retard future moisture deterioration. New dark stained log railing and log baldsters surrounding gazebo on all eigh tsides excluding portion for stair opening. Width of railing and balusters and spacing shall exactly match original materials as indicated in historic photo. New dark stained log stairway railing system (handrail and balusters) Foundation supports, as needed, to correct listing. Exposed concrete shall not be visible from the exterior. Consideration should be given to incorporate foundation repairs with the correction of the flower bed design (refer to #6). Altered design of current flower beds, which directly lean against gazebo, causing moisture to be retained around perimeter. The HPC should give clear direction to the Parks Department on this aspect of the plan. Ceiling bedboard replaced where currently patched in, or removed to expose rafter system of bell tower cupola. Consideration to replace or repair "lightning rod", which projects from top of cupola. 3 Historic Preservation Committee Minutes of April 25, 1990 The structure shall remain in its approximate location in the park, with work being completed in place. A disssembly of the gazebo shall not occur. Compatible and subdued lighting should be incorporated, so that the gazebo may be utilized on summer nights as well as during the day. The current electrical conduit (silver tube) shall be removed and reinstalled to be as invisible as possible. 10. Raise the upper roof portion to match the original historic height. 11. Look at ways to lighten the stain of the wood; i.e. stripping etc. Solution will be determined by Monitor of Project and Staff. 12. Work closely to HPC monitor and Staff. Glenn second with all in favor. Motion carries. FINAL DEVELOPMENT: 425 E. COOPER - GUIDO'S PARCEL Roxanne: The final review includes both the chalet building and the commercial building including the connector. We find that all of the conditions have been met except for the materials. We are recommending further study on condition 1, corner entrance of chalet building and 3, fenestration on the ground level storefront of the chalet building. Both need to be more compatible with the second floor. The transparency effect are not in keeping with the mountain chalet style. The chalet style normally has smaller horizontal openings and a larger percentage of solid. The difficulty has been in trying to adaptively design the first floor to accommodate retail when it never has in the past. Possibly the use of more tutor-like trim could be incorporated down into the first floor to tie the two floors together. Maybe dividing the windows. We will also need to see the awning material. The addition has not changed and staff is supportive of the addition. We are recommending final approval for the commercial building as proposed and require restudy on the store front fenestration and the corner entrance of the chalet building. Kim Weil, architect: I will talk about how the courtyard has evolved. There is a pattern in the paving and there is a small landscape area. We were trying to de-emphasize the area between the two buildings. THe trim is very prominent on the upper level and we propose to keep it that way. The lower level is void of trim and we want to keep it that way. 4 Historic Preservation Committee Minutes of April 25, 1990 Mike Baker, architect: The transoms have been removed. Les: We had talked about benches. Kim: The corner entry is important to the tenants and it needs to have exposure from both streets. Georgeann: band you'll it. On the planter you will have flagstone and on the have the pink sandstone and some color stucco above Mike: We want to save the logo that is painted on plywood and transfer it to the side of the building on the first floor. The original building was built in the 50's. Georgeann: Some board members have concern for the sandstone base. Roxanne: We had talked about the introduction of different materials on this building not being comptible. Kim: We chose a hard material because that is a store and people are going to be standind right there and there will be the need of snow removal. The plaster would not last a season. We needed something hard below the windows. It will be flush to the stucco and only stick out a little. Roxanne: If the concrete were finished in a way similar to the plaster and painted to match. Charles: You could even have it set out a little, like a lip so you could read it as a hard material. Georgeann: I don't like the use of concrete when we could use a better quality material. Mike Baker: I'm not totally sold on the concrete myself. Possibly something to relate to the planters and make the two sides agree. Roxanne: I see little relation as to how the first and second floor relate to each other. Georgeann: I am having trouble with the contemporary door. enough trim, narrow mullions. Not Glenn: They want a corner entry and that is a valid concern. 5 Historic Preservation Committee Minutes of April 25, 1990 Colors and texture have allot of impact on this particular project. I would like to see how the lights will be divided'. Mike: For retail purposes if the windows are bigger it is better. Kim: You are after texture to the window and we can do that. This building was built in two phases and was originally a one story and then the second floor was added. The pictures show the difference between the two floors and the function lends itself keeping that. Glenn: Seeing how the base relates will tell us what is going on. Les: As bad as the building was before it had continuity. The top doesn't look like it belongs on the bottom. Jake: I have a problem with the stucco area above the window. Georgeann: We are comfortable with everything except the windows and the doors. I would like to address a few things on the windows also. I am not bothered by the open space. I am concerned that there is no dark wood on this lower surface now to tie the two together. I could see the windows dropped lower and pushed wider and that would create a more of a heaviness toward the bottom and more horizontality. Charles: Continue the pilasters. One of the problems is that the top looks heavier than the bottom. Changing the colors and emphasizing the color of the windows more would accomplish what is needed. Georgeann: version. We are asking for a little more continuity. A color Roxanne: Some issues; material details, color rendering, textures, memu of window divisions, store front sections in detail. MOTION: Charles made the motion to grant final development approval for the Guido's parcel at 425 E. Cooper with the following conditions: Restudy the store front fenestration and the corner entrance with looking at additional wood trim around doors and windows. 6 Historic Preservation Committee Minutes of April 25, 1990 Provide color drawings showing materials at ground floor and base and new entry fenestration. 3 Detailed landscape plan showing benches and materials. A restudy of the base of the north side of the chalet building. Glenn second with all in favor. Motion carries. MOTION: Charles made the motion that HPC supports staff's preparation of a referral letter to the zoning department to retain the nonconforming Guido family crest sign and the Guido Swiss Inn sign. Glenn second with all in favor. Motion carries. Glenn: Any sign that can be saved in the sizes that they are should be done. 801 E. HYMAN LANDMARK DESIGNATION & AMENDED CONCEPTUAL DEVELOPMENT Roxanne: We are recommending landmark designation for the portion of the parcel that is directly associated with the out building finding that standard F of community character is the appropriate standard. We find that the alley associated out building is significant in terms of its typical vernacular architecture. This structure represents support buildings that were commonly associated with the principle structures of the mining era. Instead of the entire parcel receiving designation just the portion that has the historic building on it and therefore the incentives and benefits that go along with it are what they need which is the FAR bonus and the rear yard setback. Roxanne: This designation allows them to bring up the required employee unit accessory unit from out of the basement of this unit and allows them to put it into a detached structure. They are getting more square footage underground for them to use which doesn't count in FAR but it counts in usable space for them and gives us a renovated cottage infill building and gets the employee dwelling unit above grade. Stan Mathis, architect: I have applied to the Board of Adjustment for a front yard variance and we need that to designate the site. If we don't get the front yard setback we can't do that building. I am disclosing that if we do not get the variances we need we might have to pull the building. Georgeann: Our steps are to recommend designation that you 'can pull later and to direct staff to do a memo to the Board of 7 Historic Preservation Committee Minutes of April 25, 1990 Adjustments that we allow the front yard setback variation in order to create historical compatibility. Mention that if this variation isn't allowed that it will create a hardship for the client in trying to restore an historical building that we feel is very important to have in that part of the community and also to provide an employee unit above grade. Stan: I will take that recommendation to the Board of Adjustment prior to going to City Council so we know where we stand. If we don't get a front yard setback we can't do that building. We were under a misunderstanding as you have stated that the code does not allow this committee to grant everything we need and that another board has to be applied (Board of Adjustment) to get us things that we were asking for and that is primarily the setback. Charles: Why couldn't the main building be pushed back seven feet. Roxanne: This whole project has positive elements and we could appeal to Council. Stan: The building is just above 500 sq. ft. and it is dilapidated. John Elmore: We were looking at designating the entire site and in doing that you could grant the variance but since we are just doing the other you can't do it. Charles: I don't know how cooperative the Board of Adjustment would be regarding this setback. Stan: Porches are important for tieing this part of the community in and we are already over the bounds here and we have pulled the porch roof back 2 1/2 feet and when we move the structure as we have to come into compliance with the code. Charles: It is very important to provide a narrative for the Board of Adjustment which explains how we got where we are. Roxanne: I will go to the Board of Adjustment meeting. Les: I looked at this building and it would be nice if they had a little more storage space outside. Georgeann: We need to see what the sidewalk area is like and what space is going to be the occupants of this employee unit. 8 Historic Preservation Committee Minutes of April 25, 1990 Stan: It is a full one bedroom, kitchen, eating space and livingroom. Georgeann: I don't see the interaction between the outside space and inside. Stan: You do need to remember structure needs some rear yard etc. we normally see. that the other part of the It is 100% better than what MOTION: Jake made the motion to recommend landmark designation for 801 E. Hyman Avenue outbuilding and surrounding area immediately associated with it. An exact legal description of the designated portion of the parcel shall be submitted to the planning office prior to review by the Planning & Zoning Commission. Charles second with all in favor. Glenn: So you are saying if you don't get this you are going to remove the shed. Stan: No necessarily but all along I don't know if we can retain that if we don't get approval. The trick is we could decide to keep that plan but I don't know if we would go to landmark designation. Glenn: But you have to do that in order to get that variance. Roxanne: Yes and the FAR bonus. Georgeann: You all can't decide until you know where you are getting it or not. Glenn: I want you to understand if you get the landmark designation you are getting 460 sq. ft. extra that you can use within the building to compensate for not getting this. Roxanne: No, it is FAR that they can play with for the parcel but it goes with this. AMENDED CONCEPTUAL Roxanne: On Nov. 8th we granted conceptual development approval for the relocation of the principle cottage and the redevelopment of the parcel subject to the conditions that are stated in the memo. First is relocation and we are pleased that the applicant is willing to work with us and try to find a location. Possibly we can relocate it at the Aspen Sanitation District off Mill Street. Site plan and detailed elevations must be submitted for final. Revised elevations indicate a step back massing and 9 Historic Preservation Committee Minutes of April 25, 1990 greatly articulate appropriate pitched roof forms. I have not reviewed contemporary window treatments, the arched windows, the glass bay. It was very clear that we would focus on appropriate massing within that context of the East Aspen Townsite whatever that may be. My concern is for the renovation of the out building. The applicant has demonstrated total residing which I am not sure that is necessary. We need to discuss the doors. Stan: I have a problem with that after the Glidden house. Les: Possibly only two sides will need re-sided, we will just have to see what evolves. Charles: If we let all the boards come off that is stretching it. Georgeann: If, you have to put all distressed in some fashion so that contemporary look. new boards in they should be they have less of a pressed Roxanne: Preserve before you restore. Roxanne: They want a stockade privacy fence and to do that they have to get a variance for open space. John Elmore: We are also required to do sidewalks. Roxanne: Everything in the city as far as sidewalk, curb and gutter paving is on hold until the pedestrian plan is done. Roxanne: You might want to consider in your motion that the applicant consider retaining small shed roof addition on the east side of outbuilding. Glenn: That could be served as the entrance. Roxanne: I feel all the conditions are valid. Les: I would like to help monitor this. Jake: I would like to see some fence detail at final. Georgeann: While you want a privacy fence try not to have it over power and work in scale. Jake: I would be more comfortable if the fence went all the way over into the little building and connected. That gives the little building some privacy also. 10 Historic Preservation Committee Minutes of April 25, 1990 John Elmore: We will also try to create a patio area. Georgeann: #8 is applicant consider retaining addition ont he east side of the outbuilding. #9 and detail. the shed roof is fence plan MOTION: Jake made the motion to grant approval conceptual development of 801 E. Hyman with conditions to be met at final: of the revised the following Applicant continue to search for appropriate relocation sites for principle structure on his own and enlist staff's assistance were necessary. Detailed elevations' and information on foundation repairs shall be submitted for Final review. Restudy of "carriage house" door design for west elevation of outbuilding. Original siding on outbuildi.ng shall be retained, unless applicant can demonstrate need to replace. Detailed information on new cottage windows shall be submitted. Se Detailed elevations and material samples will be required for Final Development approval. HPC to direct staff to prepare a referral memorandum to the Board of Adjustment for the other variances requested by the applicant (porch FAR and front setback variance and open space variance for proposed privacy fence, unless alternative fencing/landscaping plans are approved). 7e HPC to direct staff to prepare a referral memorandum to the City (Engineering Dept.) in support of the approval for an encroachment license for the outbuilding. Applicant consider retaining shed addition on the east side of the outbuilding. 9. Submit fence detail and plan at final. Charles second with all in favor. Motion carries. COMMUNICATIONS Historic Preservation Committee Minutes of April 25, 1990 Roxanne: Regarding 624 E. Hopkins I need direction from HPC regarding the demolition. Glenn: I feel we have bent over backward on this issue and now they are not building their home on the site. MOTION: Glenn made the motion to direct staff to proceed with a stop order on the demolition permit. Les second with all in favor. Charles abstained from voting, conflict. MOTION: Jake made the motion to adjourn, second by Les with all in favor. Meeting adjourned at 8:00 p.m. Kathy Strickland, Deputy City Clerk 12