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HomeMy WebLinkAboutminutes.hpc.19900523Historic Preservation Committee Minutes of May 23, 1990 430 W. MAIN - FINAL DEVELOPMENT HOTEL JEROME TERRACE - MINOR DEVELOPMENT 222 W. HOPKINS - PRE-APPLICATION . 204 S. GALENA, THE SPORT STALKER - PRE-APPLICATION . 1 5 8 9 13 HISTORIC PRESERVATION COMMITTEE Minutes of May 23, 1990 Meeting was called to order by chairman Bill Poss with Georgeann Waggaman, Les Holst, Glenn Rappaport, Don Erdman and Jake Vickery present. Joe Krabacher and Charles Cunniffe were absent. MOTION: Don made the motion to approve the minute of April 11, 1990 as amended (dryvit). Second by Glenn with all in favor. 430 W. MAIN - FINAL DEVELOPMENT Roxanne: The applicant has made revisions that are an appropriate redesign of the front porch and the elimination of the handicapped ramp from the street edge to the side and the handicapped ramp will access from the alley. The most significant issue is the request to replace all of the windows. I am recommending that the windows be maintained in place. They are painted shut and they can be re-worked. I am willing to pass on information that I have on window reconstruction. Ted Mularz: Setting costs aside I think it would be foolish to rebuild them. In the process of rebuilding them I think many of the parts and pieces would be replaced anyway which would destroy their historic integrity. All the windows were replaced in the Hotel Jerome building for energy purposes, convenience of the guest etc. This building isn't as near as important as the Hotel Jerome. The windows are painted shut and it is costly to replace them. I ask that you consider letting the windows be replaced in this particular building. Don: If you replace a sash with a contemporary sash nine over one you will have thicker mutton bars. I would like to see an efficient way to make these windows work concerning the energy. Ted: The owner has decided to leave the house exactly where it is. The shed was built in the 50's. Roxanne: My question is since the structure is not going to be relocated why does it need to go. Is it needed for parking. Ted: It is needed for parking but there is nothing historic. Roxanne: Is parking more important than preservation. Don: There are window kits that replace the entire frame but not the sash, that gives you a seal. There are different levels of modification to achieve your goal. Ted: Maybe we could come up with a compromise. Historic Preservation Committee Minutes of May 23, 1990 Georgeann: restored. I would want all the windows on the front/south side Roxanne: The windows and the porch are the primary elements that set it apart from detail. Jake: The horizontal window on the east elevation, is that an existing window. Ted: I have no history on that window. We are leaving that window as is and putting in new glass. Jake: I support leaving the front elevation as is and restore the windows. Glenn: I would like to see the top two windows in the front elevation reconditioned. Possibly there would be a way to work around saving the trees in back. I would also like the shed to remain and used in some capacity as a bike shop. Ted: The two trees fall in where two parking spaces are located but we can look at both issues and my client would be willing to look at that. Les: I also like the idea of retaining the shed and retaining the windows on the south elevation. Don: I would suggest that the monitor work with the owner and architect in finding a replacement for any sash that has to be replaced, I don't mean fixed glass, operable sash that both the sash and the frame produce a final profile that is no greater than what exists in the old sash that is in place. It is important that the profile remain consistent as to what is there presently. Georgeann: There is one window on the side that has impact, front window on the east elevation. Les: I agree that it needs restored. Also the detail is not on the plans. Roxanne: Ted needs clear direction as to what you want in the reworking of that window. Georgeann: As far as the shed is concerned because it is on a designated parcel HPC has to give you permission to demolish it. Jake: I have a problem with the sidewalk. The sidewalk approaching directly into the porch is an historical relation 2 Historic Preservation Committee Minutes of May 23, 1990 that gives significance to the main entry and having another sidewalk going around to the side is definitely saying this is a secondary access and is real clear. Introducing a curved element and a sidewalk in such a way that is split is not clear to me which is primary and which is secondary. My encouragement would be to maintain the primary sidewalk in a straight fashion. Ted: At conceptual Georgeann had concern with all the straight sidewalks and we made fast improvement by eliminating the existing sidewalk along side the house. The side entrance becomes the main entrance. Roxanne: And that is what we don't want. Glenn: Would it be possible to have two separate straight walks one that went into the side of the building and one into the front of the building. Ted Mularz, architect: There are very few people that will come through that front entrance anyway. Just tell us what to do. Georgeann: The main access in a traditional place is Jake's concern. Ted: With all due respect to the HPC and me sitting on the other side of the table it seems like we are bringing up issues either all over again or issues that should have been brought up at the last meeting and we are not focusing on those issues that we were supposed to bring back and re-review today. Roxanne: That happens and that is why this is a two step process. MOTION: Don made the motion that Final Development approval be granted to 430 W. Main Street with the following conditions: A. That the two windows involving nine lights over one be restored in such a manner that the operable sash is retained. Other operable sash in the house be replaced if necessary by sash that is consistent in terms of profiles. B. Landscaping: That the applicant work with staff and project monitor to determine what landscape elements can be retained, those landscaping elements that are affected by the parking off the alley and which ones can be retained with slight adjustments in parking. C. A recommendation be made that the existing shed be studied as to the possibility of being retained on site and employed in some 3 Historic Preservation Committee Minutes of May 23, 1990 manner that is consistent with a rental philosophy of the owner. HPC does give approval for its demolition. D. Sidewalk altered slightly to recognize traditional axis of the front porch. That the alternation as suggested by Ted Mularz is acceptable. Glenn second. Discussion: Glenn: I feel strongly we are not going in the right direction with this. This building has had a change of use and if you look at historically how people did things when they built, the sidewalk would never have been an answer. It would be a very direct path and clear. The clearest answer would be to make two separate walks into this building, one on the side and one on the front. Ted: An example is the Floridora building which has two separate straight walks. Christie Kienast: Isn't the idea of this Board to keep things historic. Never historically would there be two sidewalks that close together. This is not your business how people get into offices. It is to keep it looking historic. Georgeann: This entrance as submitted is not historic either. Jake: I don't like the curves but could live with either of the options. I would support Glen's position. The front door should be the way to enter the building. It is our business because it is the Main Street historical corridor. Les: Historically you would have a walk into the front door and you would have a walk coming off and into the back. The problem is the change of use. Straight to the house, over to the side and then to the back. Georgeann: I would suggest that we let the applicant put the walks either way. Walks are a reversible element. Two straight shots or the amended proposal made by Ted. AMENDED MOTION: Don made the amended motion that the client restudy the entrance as proposed and choose one of the two alternatives: Two separate paths or one which then diverges off at right angles, no curves. Glenn second. 4 Historic Preservation Committee Minutes of May 23, 1990 Jake: I would like the applicant to take the latitude and see if there is something more historical in the windows. Ted: I would suggest that if in fact the windows are replaced that they be replaced in character with the existing structure. Don: The motion was not to replace all sash, operable sash only. Georgeann: We would be interested in having them replaced as vertical double hung. Ted: We are in agreement. AMENDED MOTION: Don amended the motion to say that the replacement of fixed glass that is predominantly horizontal can be substituted with one or more operable units that would be double hung that would emphasize the verticality of the structure. Glenn second. All approved of the motion and the amended motions. Ted: If the owner replaces the windows he probably would be amenable to double hung. Georgeann: We are giving you that option in the motion. Bill Poss monitor on the project. HOTEL JEROME TERRACE - MINOR DEVELOPMENT Roxanne: They are proposing in the west garden area to remove the lawn and they are in the process of installing 1900 sq. ft. of red wood decking at ground level. We have received a number of phone calls from the public. We are proposing that they incorporate more natural vegetation within the garden area and use less red wood. That would be more compatible with the historic Hotel Jerome. We understand the dilemma that the lawn is hard to maintain due to the amount of pedestrians using the area. Dave Gibson, architect: Right now the wearing surface is kentucky blue grass and the people and spilling out into the courtyard area. We have extended the red wood decking of the two slightly raised terraces onto the flush terrace. We thought it important to maintain the 18 foot buffer along Main Street. The existing flowers and Aspen's are proposed to stay. New Junipers are proposed to be added. Don: What are the projected uses for this area. Historic Preservation Committee Minutes of May 23, 1990 Mark, manager of Hotel Jerome: In the past the grass area has been used at this time of the year with tables and chairs. It is intended to be used as such this time around also we have to go through a PUD if we get a favorable recommendation here. Don: It will be a fair weather use. Could a natural element be incorporated upon which a deciduous tree could be planted and would shield some of the red wood and provide shade. Mark: Planter boxes and trees have been suggested. Dave: The additional tables is subject to special review request as you know restaurants are conditional use in that area. This would be used for Friday Afternoon club up to 200 people, weddings and other special events. Les: I don't think the red wood in this expanse is appropriate at all. Georgeann: I would like to see a larger buffer between the street and the red wood and numerous trees. Glenn: Allot of designers and builders are not using redwood they are using fir. I have no problem it being a hard surface and am in favor of the trees. I don't think it should be separated from the walk and should come right up to the street. Georgeann: Then it wouldn't be historic. Jake: I am supportive of all the landscaping. The benches define the edge and protect the flower beds. They also offer a secondary screen of the area. When the area is empty of people it should have something pleasing visually. Bill: The question is the use of this space. From a historic compatibility issue I think it should be more of a pocket park with more trees. High canopy trees when not used at dining would soften it between the Jerome and the building beside it. I could encourage the use of that space if it was much smaller. David: I wonder if the Board might consider a motion to give an intern type approval for the red wood surface with the understanding that landscaping and seating plans would be brought back in. The deck is of such construction that you could cut a hole and the dirt is right there. It would adapt very easily and we would like to see a motion. MOTION: Georgeann made the motion to grant Minor Development approval for the red wood decking of the Hotel Jerome Terrace on Historic Preservation Committee Minutes of May 23, 1990 the condition that the approval of the redwood as it is now is temporary and that seating and planting plan will come back before HPC for approval within the next two meetings. Upon the approval of HPC the planting and seating plan will be implemented as soon as possible. Glenn second. Les: My opinion is that it should be set back further or go to the street so it is not so visually obtrusive. You are talking about putting trees in and we are referring to different dimensions. Dave: We would be amenable to a solution that would allow us to put the deck in but let you come back and let you say its too big pull it back six feet or whatever in addition to the trees. Obviously the applicant would not like that but that would be preferable. Roxanne: This is the time to change the proposal. Bill: I personally feel it is too large and needs strong direction. Don: You are proposing two rectangles a very large one and a very.small one. The small one will not be a usable place and I would like to discuss an alternative. Mark: The small rectangle area was used for a bar area to serve people outside. MOTION DIES-ATJ. VOTED NO Mark: The redwood is put in at least 50%. Roxanne: They need to finish up as Memorial Day is approaching and there will be allot of people coming into town. If you could give them a percentage of appropriate redwood. Georgeann: The framework is already down. Les: Possibly a staggered front coming back five feet with landscaping work and trees. Georgeann: If they put in the deck how are we going to get them to change it before next summer comes along. Dave: It looks like heck as it is. Bill: If we let them finish it up for Memorial Day weekend on a Historic Preservation Committee Minutes of May 23, 1990 temporary approval, how do you control or police that as the next time will be the fourth of July. Dave: My first impulse would be to give it a wavy edge, not along the sidewalk but along the Main St. and the interface with the spruce trees and tulips at the pool. Then insert some islands into the redwood surface with big deciduous canopy trees. Bill: What about a Sub-committee and Staff to work with the applicant to get a design finalized in the next two or three days. It could be worked out before Memorial Day. MOTION: Bill made the motion to empower a subcommittee made up of Les Holst, Georgeann Waggaman and Glenn Rappaport to meet with the applicant and empower them to work out a solution and a design for the applicant 'to be completed by May 30th. The sub- committee has the ability to extend the deadline. Glenn second with all in favor. Glenn: I would like to see some benches on the street. Roxanne: I am opposed to that as this is a very strong street edge. COMMITTEE MOTION MOTION: Don made the motion that we move C,D to the end of the meeting. Les second with all in favor. 222 W. HOPKINS - PRE-APPLICATION Welton: I don't have an overall picture of the outside of the house. I am hoping that you can visualize it and I have photographs of the detailed area. The apartment is down the stairs in a well. Georgeann: She wants to flip the stairs on themselves and cover the other area. Welton: There is an existing retaining wall and we would widen the well about 4 1/2 feet. We are 100 percent below grade and depending on the reading interpretation there probably won't be any kind of FAR variation requested. It would not be visible at all from the street. Georgeann: If this is facing to the south would we get a flash of light that might be strange. Welton: It is facing to the east. 8 Historic Preservation Committee Minutes of May 23, 1990 Georgeann: People from the street are only going to see the end of it. How far back is the step. Welton: 35 feet back from the street as there is no sidewalk. I will have survey, site plan and photographic overalls of the house for next meeting. Bill: I need to see the entire context in relation to the house. Glenn: I have no problem with it. Georgeann: I also don't have a problem. Don: If the context could be worked out a little better, detail shots. Les: I drove by but couldn't get what the end result would be and am in favor as long as it is minimal. 204 S. GALENA, THE SPORT STAI/(ER - PRE-APPLICATION Roxanne: They are proposing the addition of a two story to the structure. The materials are horizontal clapboard. Massing needs discussed, scale, fenestration and storefront. The east elevation has been improved. This is dialogue only and no action will be taken. Welton: The owner came to me and asked about raising the employee housing up a floor and have office space in the middle and retail on the first floor. The existing building is a little over 6,000 sq. ft. on a 9,000 sq. ft. lot. In playing with it the element on the west elevation on the corners looked good when .I pushed them back in, breaking the mass on the corners. A setback kind of arrangement. I was pleased with the evolution from the first plan to this Plan. The difference between the height that was originally approved and the height with another story is not a significant difference. I wanted to create a different color, texture, material treatment on the recessed areas in the corner and also on the east elevation. Welton: One of Roxanne's comments was that the building looked like a motel 6, hanging a balcony on the back of a building. This elevation with the stairway going up and going into the building and back out, the secondary, the tertiary elevation will give it allot more interest. Vertical wood with tight joints and stained in a gray. Possibly a mirrored glass or spandrell glass that would take an outer solid wood skin and an 9 Historic Preservation Committee Minutes of May 23, 1990 inner solid wood skin and connect them with something that is almost transparent and reflects on itself. Georgeann: So the side surfaces would almost disappear. Welton: I have always visualized the ground floor as being a ground floor that didn't have a top. The ground floor was updated four years ago. If anything we could loose the brick wainescoating and put a wooden kickplate. Those are subjects for further discussion. Bill: You stated that the alley was the highest point. Welton: I have worked at it and it all falls in the height limitations. Don: On the east elevation, rear facade you have a void underneath the window seal because you pop in. Welton: Leepsite, a mater that can expand any distance and take any shape, color or texture. It probably would be a deep window seat with two by six or two by eight frame. Georgeann: Starting with the back the little punches for entrances bother me, possibly they need doors on them. I like the look of the overall building and like a wood building downtown, the opportunity of getting different color than we get with masonry buildings. The first floor works well with the second and third floor. I like the detail above the gable end on the alley elevation. I'm not comfortable with the perception of mirrored glass or with the windows in the back. They seem to loose the verticality that we are creating in other places. Les: Explain the back elevation. Welton: The office floor has an internal corridor that connects the two stairways so the office floor goes all the way to the outside face. Georgeann: Is this something you are trying to search for a different look. Welton: Yes, and I am excited about it. The balconies will enable the employee units to have morning sun. They are deed restricted. Les: I have no problem with the wood building. 10 Historic Preservation Committee Minutes of May 23, 1990 Georgeann: In effect you are trying to create alley.architecture in a contemporary fashion. Glenn: Large clapboard buildings are very traditional. I'm a fan of the massing because its honest and is on the street and it doesn't step back. I like the little punch outs. I don't think the building needs to look as if it has two fronts. I don't know why the guidelines suggest that a renovation of the ground floor would be appropriate. Your suggesting that the ground floor is not compatible historically with what should be there. Roxanne: The guidelines are specific as to what a storefront should be. Glenn: You are suggesting that the guidelines state that it needs more verticality. The diagram should be encouraged. Don: There are good ideas but they haven't resolved themselves yet. I don't mind the clapboard structure rising one more story as it can handle it. Bill: What is the purpose of the model, so you can get a feeling for the massing. Georgeann: Get a better handle on the massing. Glenn: It doesn't have to be a professionally made model. Welton: We can produce a simple cardboard model and this is an important corner. Bill: I am having trouble with a three story wood building downtown but I don't think we want to do a replicated victorian hotel either. That is one of my concerns in the massing. I like the way Elli's goes up and down and that is one of the reasons why I would support the corner detail. On the north elevation it tends to have a real high look. I don't like the mirrored or spandrel glass. That is inappropriate in this town. In regards to the windows'and fenestration in the guidelines it states the rhythm should be compatible and it doesn't have to be replication of those historic windows. You might look at getting some historical compatibility of the vertical alignment between the storefronts and the upper windows which is an historic rhythm that you see downtown. The brick lines do destroy that. When I look at this building I still see too much of a three story replication. Don: Possibly this building doesn't have to have all this victorian flavor. 11 Historic Preservation Committee Minutes of May 23, 1990 Welton: In recessing elements and getting a different kind of window treatment, having a transition between that outer surface and inner surface it becomes almost something that doesn't exist one way or another. Georgsann: I like the game that is going on with traditional elements and to go very far out with contemporary elements. It creates a direction in which we can go in this community where we can get buildings that relate to our old buildings but are clearly of their own time and contemporary. I like the clapboard. Bill: On the Galena Street elevation by cutting it back I am intrigued. In downtown you see a strong vertical alignment of the windows. You get horizontal balance and vertical and they all work together. That is what needs to happen. Welton: I want to have one large corner building in town. Georgeann: I like the possibility that you can get more color in downtown. MOTION: Les made the motion to adjourn, second by Glenn. Meeting adjourned at 8:00 p.m. Kathy Strickland, Deputy City Clerk 12