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HomeMy WebLinkAboutminutes.hpc.19900228Historic Preservation Committee Minutes of February 28,-1990 620 FINAL . W. BLEEKER-WHEELER STALLARD CARRIAGE HOUSE ADDITION 413 E. HYMAN, REIDE'S CITY BAKERY-FINAL DEVELOPMENT 200 E. MAIN - MODIFICATION REVIEW 430 W. MAIN-PUBLIC HEARING-CONCEPTUAL DEVELOPMENT .... GENERAL DISCUSSION ON ALTERNATIVE PROPOSAL 407 E. HYMAN - GALERIE DU BOIS 520 E. DURANT, AJAX MOUNTAIN BUILDING - AWNING 411 E. HYMAN-AWNING 118 N. FIRST STREET - MINOR DEVELOPMENT 1 2 4 5 7 8 9 9 10 13 HISTORIC PRESERVATION COMMITTEE Minutes of February 28, 1990 Meeting was called to order by Georgeann Waggaman with Joe Krabacher, Don Erdman and Glenn Rappaport present. Bill Poss, Les Holst and Charles Cunniffe were absent. MOTION: Don made the motion to add the minor development for 118 N. First to the agenda. Joe second. All approved. MOTION: Joe made the motion to add 411 E. Hyman to the agenda. Don second. All approved. 620 W. BLEEKER-WHEELER STATJ~tRD CARRIAGE HOUSE ADDITION FINAL Roxanne: The Planning Office recommends approval with conditions as stated in records (memo dated February 28, 1990). The applicant is also requesting a FAR variation of 140.5 sq. ft. On a house museum it is very critical that we look at how the whole grounds are going to be treated. Julia Marshall landscape architect will be working with the applicant. One of my issues is that it appeared to be very linear and that the curvilinear aspect of the walkway along the west elevation was appropriate. They are proposing an aggregate concrete with a brick border which is similar to what they already have. Don Westerline: On the east elevation we addressed HPC's concerns. The siding would be lx6 redwood, brick border and asphalt roof. Don: On the east elevation I would rather see three square windows as opposed to two square and one round window in the "center. Joe: The square window would make it look simpler. Glenn: The doors to the attic should be simplified. The use of b-board as panels. Julie Marshall, landscape architect: The intent is to start on the Bleeker Street side and begin to have a direct shot into the museum and straighten out the path. Handicapped access would go around the entire house. One of the motifs would be a circle. The paths are rectilinear reflecting the verticality of the house. The paths will enclose flower gardens on the sides of the building. Over a five year plan we will have secondary victorian paths that will wind out into other areas. We are proposing exposed aggregate to match the existing. Glenn: The proposal is appropriate. Joe: No substantial comments. Historic Preservation Committee Minutes of February 28, 1990 Don: I like the plan. When you make a right angle in pathways it is rigid and possibly the brick should be studied a little more. The location and direction of the paths are appropriate. Georgeann: I find the sharp angles uncomfortable. When you come to a sharp angle and a curve it disturbs me. I would like you to consider rounding the corners which makes it more conducive for handicapped access and begins to soften which reflects the other areas also. Julie: On the plans it looks much like lines but when they are actually put in you don't get that same impression. Glenn: I prefer it as drawn. Don: To encourage the flow around the corners is important. MOTION: Don made the motion to approve Final Development for the Wheeler-Stallard Carriage House Addition and Landscape Plan and an FAR variation of 140.5 sq. ft. with the following conditions to be approved by the HPC project monitor and Staff: 1) The large pine located closes to the proposed addition shall be preserved; should a relocation become necessary, an explanation letter from a landscape architect shall be submitted to staff for consideration. 2) The applicant work closely with the professional landscape architect to restudy the pathways and surface treatments and fully develop the landscape plan. 3) Central window on east elevation be replaced with a four light rather than a six light. Second story access doors be simplified, downplay the doors. Glenn second. Ail approved. 413 E. HYMAN, REIDE'S CITY BAKERY-FINAL DEVELOPMENT Roxanne: This is a national registered building and the only element that shows is the facade. What constitutes a building .... as the walls have not been seen for 48 years and how do we handle the addition. Several issues were discussed as attached in memo dated February 28, 1990. I met with the State Historic Preservationist and we feel the approach that Welton is taking is feasible. Preserve the walls from the inside as much as possible to allow a partial demolition to take place after the original 22 feet. Save the first 22 feet of the building. Do a restoration Historic Preservation Committee Minutes of February 28, 1990 on the facade elements. We should discuss the addition. applicant is proposing clapboard rather than stucco. The Welton Anderson, architect: At the last meeting the overall shape of the addition was fine, the glazing and materials were approved as long as they did not mimic detail and color of the old. Don: This building is basically a facade building. My only concern is that the facade be constructed as original and that the second story that is set back sufficiently to avoid any site line problems to pedestrians. I personally like to see a contrasting material to the facade to differentiate it from the historic portion of the building. This building is going to be dwarfed by one structure and maybe another one in the future and what happens to the second story may further be diminished by what happens to the west of the building. Glenn: I basically agree with Don and am concerned about the restoration of the original 22 feet. There needs to be a sensitive transition from what is really the existing building and what is new. Welton: There is no finish fabric that exists on the inside of the building but I understand the easing of the transition. Joe: I have no problem with the partial demolition or materials. Georgeann: I have no problem with clapboard but the color should be different. I don't see a purpose in putting some sort of water sealer on the inside of those walls as a method of · protecting them when they are still the outside of the wall and will never be seen. I would recommend those walls being new and putting all the effort into enhancing the facade and make a strong exofficio recommendation to create some transition even though it is artificial so that when we walk into the building you don't think you are walking into a false fronted building. That would do more to enhance the historic feeling of the building. Glenn: I have no problem with the choice of materials. Georgeann: The roof drainage and proper shoring will be handled. MOTION: Georgeann made the motion to approve the Final Development of 413 E. Hyman, Reide's City Bakery with the intention to save the first 22 feet of the building and the 3 Historic Preservation Committee Minutes of February 28, 1990 monitor will review the maintenance and structural repair work closely when the work begins bringing to Staff's attention any significant findings or changes as they occur.. Preserve as much of the original material as possible. The second floor addition shall be no higher then as presented. The roof top design study and foundation information shall be submitted to staff. All roof drainage shall be handled internally. Proper shoring for both adjacent buildings. Material is to be clapboard recommended to be a changed color from the part of the building that is original. Don second. All approved. Motion carries. Glenn is the monitor. 200 E. MAIN - MODIFICATION REVIEW Roxanne: The three arched transom windows are not what we approved. Any change has to be approved prior to being built. The window form has changed and the gap on the three transom windows appears so that the transom window appears to be floating and not a whole part of the window. Bruce Sutherland, architect: We were not aware that minor changes had to be brought in. We had an approval with suggestions and had shown this trim to the HPC. The transom sits on a door and due to the weight we had to have a header so we hatched it. We brought that back in and then we changed the windows on the east side and we feel they are in the same character. We were told by the Bldg. Dept. to have rated steel windows on the east side. Roxanne: The window changes on the south and west are highly visible. Don: The width of the transom windows is wider than shown on the drawing. The change from an arched window with vertical sides at the termination and the trim which was arched and had vertical sides is quite an architectural expression then what is shown right now. The difference in character is generated by the width of the trim and the fact that it is a curved window in its entirety rather than a bow window with terminations. Georgeann: Would we have found these changes acceptable on Main Street and would we approve these. Joe: Part of my plans that I got from Roxanne were not the same plans. Though the plans are different I do not feel that they are substantial and I would approve the plans. 4 Historic Preservation Committee Minutes of February 28, 1990 Glenn: I feel it is a very different building from the plans and it is a unique building and would we have approved the changes. Roxanne: What matters is whether or not these windows are compatible; do they meet the guidelines and whether or not they are appropriate in the historic district. Those are the issues. For the Records, Donnelley stated his financial interest with Fleischer. Georgeann: I feel this building falls within the guidelines. I don't feel they stand out and the colors tend to make it quiet. I would be inclined to approve the windows. MOTION: Joe made the motion to approve the changes to 200 E. Main as submitted including the wrought iron fence. Glenn second. All approved. Georgeann: The board between the upper and lower window is significantly larger on site then it is on the drawings. I feel the architect should go with the monitor or staff to the site and review the issue and report back to HPC. 430 W. MAIN-PUBLIC HEARING-CONCEPTUAL DEVELOPMENT Public hearing opened. Roxanne: The front porch is proposed to be totally removed and the east elevation side porch and handicapped access is being proposed. The rear porch is to be removed and reconstructed. New roofing of wood shingle and entire landscaping and sidewalk. We are recommending that more study be done on the sidewalk treatment and handicapped access. The front porch that is on the house right now is enclosed. One alternative would be to open up the porch and keep it where it is. The proposal is to construct a new front porch. We have no historic photos of this building. The detailing of the porch needs to be looked at. We are recommending that the exact number of window replacement information be submitted. Since the .time that I have received this proposal there have been some ideas to excavate under the entire building and put in a basement and another idea since the building is on a 9,000 sq. ft. parcel is to relocate the building on site closer to the corner so that there is a space in between the corner and the historic buildi-ng. There is the possibility of an infill project. That is just for discussion but not the proposal presently. Historic Preservation Committee Minutes of February 28, 1990 Ted Mularz, architect: To gain access to the second floor at one point there was a door and a landing created and then the steps. We propose to remove the stair in the elevation and put in stairs that satisfy the code. Georgeann: Our elements are roof, front entrance and the landscaping. come in with the porch. two side entrances and the The partial demolition will Ted: The rear porch was added and is sagging. We proposed to rebuild the porch and separate the roof over the porch from the main part of the house. We are doing a roof replacement, open the east side entrance and close the east entrance and rebuild the rear porch. Any double hung window that inoperable would be replaced with a new window that matched the existing. Roxanne: Why can't they be remade to work. they be preserved. We recommend that Ted: We will do an inventory. Georgeann: The proposal is to replace the roof and stain the shingles to take away the newness. Replace the side porch. Glenn: I have concerns about the parking and handicapped access. Ted: What the applicant would like to do is leave the porch roof exactly the way it is, remove the enclosure and put some columns in to match.the columns on the side of the building. Joe: Is the shed roof historic. Ted: No, but the bay was original. Georgeann: Railing should be simple, 2 x 2. Don: There is a window issue that should be brought up. There is a big jump in scale between the nine over one's on the second floor and the giant double hung on the south side. Christie Kienast: The double hung on the south side is original. Georgeann: When you come back you will have a final drawing with everything in it. Roxanne: The proposal is where the building is right now. 6 Historic Preservation Committee Minutes of February 28, 1990 Public, neighbor: My concern is parking. Roxanne: They are required to design the parking spaces according to dimension requirements which is 8 ft. wide and 18 1/2 ft. long. Public Hearing closed. MOTION: Georgeann made the motion to grant Conceptual Development for 430 W. Main with the following conditions to be met at Final Development review. This approval is only with the building in its present location. a) Restudy of front porch for simplification with added railing. b) Restudy of sidewalk, landscaping and handicapped entrance issues with a strong recommendation that the handicapped entrance be from the rear. c) Submit information on exact materials and details on exact window restoration and replacement. d) This motion is only valid if certificate of notification is delivered to Staff in 48 hours. Joe second. Ail approved. GENERAL DISCUSSION ON ALTERNATIVE PROPOSAL Ted: There is a contemporary building that I find unattractive here. If any further development happens on this lot and the house stays where it is it is going to happen on a very important corner. The thought is to put a basement under the building whether it stays here or it is relocated. I feel there would be allot of benefit to moving the building onto the corner where it will have more exposure. The tree would be in the corner and we have some sunken patios on the back part of the lot. The whole front portion of the building would remain untouched. We would still be within the FAR. Don: Ted's argument is very good to have a contemporary building and something in the future which would also fall under HPC review could act as an interesting buffer between an historic building and a contemporary building. Glenn: Along Main Street we want to encourage more paved area between the building and the street in order for things to happen. The rationale behind this is very strong especially since it is a corner lot and makes an impact. I am in favor of the proposal. 7 Historic Preservation Committee Minutes of February 28, 1990 Joe: It makes sense to move the building up to the corner. A 3,000 sq ft. building next door with 1,200 feet of that subgrade is appropriate. I would encourage the applicant to pursue the proposal. 407 E. HYMAN - GAr.ERIE DU BOIS Tom Dykster, Canvas Awnings Grand Junction: for a retractable door canopy. This proposal is Don: Is the scalloped valance typical for this part of town. Tom: The material is a matt acrylic. The awning would only go over the stairway. Georgeann: Is it the same color as next door. Tom: No. Georgeann: We consistently do not allow totally different awnings on the same building. Don: The one we are discussing is set back 18 inches. Georgeann: I feel the two awnings should match in shape and color. Roxanne: This is retractable because it encroaches into the right-of-way. Tom: The Aspen T-Shirt is not retractable. different owner in every building. I am dealing with a Don: 407 E. Hyman should be the exact same material as the Aspen T-shirt company awning. I have no objection to the different awning form. Joe: The color should be consistent within the building. objection to different shape. No Glenn: I have no problem with .the different shapes but do feel it should be matched as close as possible. They could use a different stenciling but still maintain the same background. MOTION: Glenn made the motion to approve the awning as proposed on the building at 407 E. Hyman to be as consistent in material and color and allow for differences in shape and function. Removal of the proposed white trim. The letter is appropriate. Joe second. All approved. Motion carries. Historic Preservation Committee Minutes of February 28, 1990' Historic Preservation Committee Minutes of February 28, 1990 520 E. DURANT, AJAX MOUNTAIN BUILDING - AWNING Roxanne: The applicant is proposing awnings for signage. The proposal is not consistent with the guidelines but is consistent with the building. They are requesting an awning that replicates the existing awnings on the building. They are requesting one awning which will be the longest on the building and possibly it should be cut up to appear smaller. Don: This awning goes across three bays and the existing awnings only goes across two. Glenn: I have no problem with the proposed single awning. MOTION: Joe made the motion to approve the awning at 520 E. Durant, Ajax Mountain Bldg. Awning shape, color and lettering will be consistent with the other awnings that are on the building. Glenn second. All approved. 411 E. HYMAN-AWNING Georgeann: The awning would be 12 1/2 feet and comes to the edge of the windows. Tom Dykster: The height is 25 feet high and 25 feet out. Joe: There are two colors of sage. Don: We are talking about the perimeter trim. The color of the awning should match the perimeter trim and the owner is liable for that. Georgeann: The motion should state that the canvas or acrylic awning would match the color of the trim and that would give them a direction to go in. Don: The monitor could verify that the sample is appropriate. Georgeann is monitor. MOTION: Joe made the motion to grant minor development approval for the awning at 411 E. Hyman subject to the compatibility of the awning with the trim as approved by the monitor. Don second. All approved. 10 Historic Preservation Committee Minutes of February 28, 1990 118 N. FIRST STREET - MINOR DEVELOPMENT Roxanne: This is a designated landmark and they are doing interior and exterior modifications. They are renovating an attached carport, changing it into a den and a library. Kitty Weise, owner: side is solid. There is a deck over the car port and one Georgeann: You want to put a door on and bring the car port out with a flat or angled roof. Roxanne: You cannot build into a setback. Joe: You have to access off the alley. Georgeann: If you want to enclose it we wouldn't have a problem but you would have to get a variance from the Board of Adjustment for a hardship. Kitty: The roof already exists. Roxanne: siding. They will be adding double hung windows and horizontal Roxanne: The application is not clear and we need photographs of existing elevations. Georgeann: We need to know what is existing changes are going to be. If you could get that Roxanne we could discuss it at the next meeting. and what the information to Georgeann: envelope. Your are not allowed to build beyond your building Glenn will be monitor. MOTION: Don made the motion that the development application for 118 N. First Street be tabled. Joe second. All approved. COMMUNICATIONS Roxanne: Slide show presentation scheduled for March 7th. Glenn: On the entry to town if we don't get community interest we will get the standard HWY Dept. version. I would like to have a national competition for a design. Historic Preservation Committee Minutes of February 28, 1990 Don: We have a transverse section through the bridge and a schematic on how the highway wants it. Bridge elevation and seventh street elevation where the stop light is going to be. Roxanne: The Highway Department basically said you design this. Glenn: We don't have a bridge elevation. Don: Where that bridge comes across generates the design issue. Glenn: Madeline from the Aspen Times could write an article. Don: What about the Harvard Study from Snowmass into town. Roxanne: Five students are working on the whole corridor from Glenwood to Aspen. Georgeann: I would just suggest to follow up o~ this and possibly we will have enough information at that time. I feel the traffic needs to be slowed down before it even hits the bridge. MOTION: Don made the motion to adjourn the meeting. Georgeann second. All approved. Meeting adjourned at 8:00 p.m. Kathy Strickland, Deputy City Clerk