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HomeMy WebLinkAboutminutes.hpc.19890913Historic Preservation Committee Minutes of September 13, 1989 221 132 W. MAIN STREET - ASIA, CONCEPTUAL DEVELOPMENT 403 S. GALENA & 425 E. COOPER - GUIDO'S SWISS INN CONCEPTUAL DEV. 211 W. MAIN - FINAL - ALLEY STRUCTURE 204 S. MILL STREET - COLLINS BLOCK - PHASE II FINAL DEVELOPMENT . E. HAIN STREET EXPLORE BOOKSELLERS, CONCEPTUAL DEVELOPMENT . 201 E. HAIN STREET-MAIN STREET BAKERY FORMERLY "LITTLE CLIFFS" 801 E. HYMAN. 1 2 5 6 8 9 10 13 HISTORIC PRESERVATION COMMITTEE MINUTES Second Floor Meeting Room, City Hall September 13, 1989 Meeting was called to order by chairman Bill Poss with Georgeann Waggaman, Joe Krabacher, Glenn Rappaport, Leslie Holst and June Kirkwood present. Chris Darakis, Don Erdman and Charles Cunniffee were excused. Introduction of Amy Margerum, new Planning Director whom is very supportive of Historic Preservation. June Kirkwood, alternate member was seated. MOTION: Georgeann August 8th and 23th. abstained. made the motion to approve the minutes of Bill second. Ail approved. June Kirkwood COMMITTEE MEMBER & STAFF COMMENTS Roxanne: Meeting scheduled for Oct. 2, 1989 6:00 p.m. with Council to discuss goals of the City. I do not feel there is enough emphasis on historic preservation and that will be my emphasis to City Council. Bob Walker, president of Pitkin County Builders Association: We are trying to form an organization of not only the builders but architects, engineers and people that have an interest in building. The building environment effects the community. We want to change the perceived image of the building community as being adverse. Our intention is to work with the committees and give our input to the process. The building community is very independent and tend not to involve themselves in decisions that directly effect them. We also want to offer our expertise on how buildings are put together in order to judge how a structure should be saved. Les: Our goals are going in the same direction. Glenn: Having a representative from Bob's group to inform builders will help prevent demolitions etc. 132 W. MAIN STREET - ASIA, CONCEPTUAL DE~LOP~NT Dennis Green, attorney: We have made progress in making the building simple as it presents itself to Main Street. The plans are not quite finished and we request that it be tabled until the next meeting Oct. 18th. MOTION: development, 18th meeting. Georgeann made the motion to table conceptual public hearing of 132 W. Main St. to the October Les second. All approved. Historic Preservation Committee Minutes of September 13, 1989 403 S. GATmNA & 425 E. COOPER - GUIDO'S SWISS INN CONCEPTUAL DEV. Bill Poss stepped down. Georgeann chaired meeting. Continued public hearing opened. Roxanne: The revised plans indicate that no third floor is going to be added to the building adjacent to the chalet building. Staff recommends approval with the conditions as stated in memo dated (Sept. 13, 1989) page four. My real concern is the connector. The addition to the chalet building is very compatible. Board and applicant had discussion on mechanical equipment and methods to conceal it. Georgeann: Possibly dropping a section and putting in a parapet. Why couldn't a segment be cut out of the roof with a lower level floor and the mechanical equipment go in there where it would never be visible from the street and less obtrusive from across the way. Kim Weil, architect: it is now. The kitchen will be directly above where Roxanne: The architectural integrity of this building is in its roof form. Any further erosion of the roof would be a problem. Joe: I like the idea of a flat roof and parapet. Georgeann: That would make it look like a completely separate form going into the roof. Kim: Internally we need to look at the plan. Ail of our kitchen equipment can't fit under there. Georgeann: If we approve this we should make a condition that you restudy the mechanical and the roof of the connector. Joe: Are you going to a metal roof. Kim: A metal roof is presently there and is giving us a little problem. Snow gets underneath the metal and we have a liability problem. The code will require snow breaks to keep the snow from sliding off. We have not decided whether we will keep the present metal roof or construct a new one. Georgeann: Your intention is to keep a roof that is visual with 2 Historic Preservation Committee Minutes of September 13, 1989 material, scale, and details similar to what is presently there nOW. Glenn: I am in favor of looking at a flat roof. There needs to be a little more separation between the two structures. Kim: It presents a problem no matter what we use due to the head height that presently exists in the building. Roxanne: This block has become extremely horizontal. Joe: Is the second floor of the connector going to be all windows on the north elevation. Kim: That could change if the use changes. Discussion on north elevation, windows and shutters. Georgeann: Do we want to direct first floor. Glenn: What do you see as the worth saving. Kim: Elements that are important: roof, the over hang, balcony, ornamental iron. Georgeann: Before the next looking at the fenestration. character of the building. Kim to style look at shutters on the of the building that is horizontality, low pitched shutters, fenestration and meeting we should At what point do be thinking and you change the Roxanne: What about the landscaping. Klm: If mall brick is available we would use that. Right now we have dining front and back and only the back restaurant dining will remain. It will be a smaller restaurant operation. Georgeann: Do we want to consider bringing the planter out so you get the continuity of the facade. Kim: We could possibly use mall brick if available. further Georgeann: Roxanne: compatible. We are talking about mall brick on the mall. But it is on private property. We need something I am troubled with the windows I like little setbacks. Les: Historic Preservation Committee Minutes of Sept-mher 13, 1989 and possibly they need down scaled. Georgeann: Study the fenestration and study the landscaping. Glenn: If you look at the whole corner historically this area is a nice place to sit. If you had a seating wall or a low gesture to make people want to sit would help. This intersection is the most plaza like area that we have. Kim: some kept. The materials will be basically the same but there will be wood siding. The flagstone forms the planters and will be Kim: On 425 E. Cooper we will use wood trim and possibly use terracotta. Georgeann: At eighth scale you can build a lot of stuff that we will be startled by. Kim: We need to come in one more time and at final you will definitely see where we are headed. Roxanne: Does the Board have problems with the recessed doors. Kim: That is a requirement as the first floor is not at the mall level. Georgeann: I like the recessed entrances as it gives relief across the front. Kim: The windows on the first floor will remain on the chalet building. The garden isn't changing and the wall isn't changing. We have to apply for a change in use. Kim: The south elevation is important from Rubey Park. Georgeann: At the next meeting we need photographs of what is there and real clear elevations. Roxanne: We need a clear east elevation for the next meeting. June: What is going to go on the back of the connector as that faces Rubey Park. Kim: The dumpsters will be located there. June: What about snow removal. Kim: Snow break will be placed on the roof and a better gutter Historic Preservation Committee Minutes of September 13, 1989 system. MOTION: Joe made the motion to grant conceptual development for 403 S. Galena and 425 E. Cooper subject to the conditions in Roxanne's memo dated Sept. 13, 1989 page four and in addition 6) Restudy of connection in particular with regard to the placement of the restaurant equipment mechanical. The applicant submit a roof top plan showing how it is going to be laid out. 7) Restudy of all the fenestration and shutters. 8) Provide existing and proposed south and north elevations and the existing can be photos. 9) Provide an east elevation of the newer building. June second. AMENDED MOTION: Glenn made the motion to restudy seating area/wall. Joe second. All approved. Motion carries. Public hearing closed. 211 W. MAIN - FINAL - ~?w~Y STRUCTURE Bill Poss re-seated. Roxanne: There have been no changes on the alley structure and they are asking for final development approval. Georgeann: At the previous meeting everyone was comfortable with the alley structure. Roxanne: They will also be coming before us to vest their rights. The landuse code last year allowed applicants to vest their rights for up to three years, this is on development approvals. Georgeann: Instead of making these changes within the normal period of time they can get an extended period of time. Ron Robertson, architect: We are going to phase the project. Joe: The old law stated that if you pulled a building permit and acted in reliance on it they couldn't change the zoning on you. Now the rule is even if you have a building permit if you don't vest your rights under the zoning ordinance they can change the rules on you. If you're not going to build right away you have to come in and vest. Les: If you pull the full permit it requires you to do something every 180 days. Ron: If we have to come back for a public hearing on the vested Historic Preservation Committee Minutes of September 13, 1989 right we will do so. MOTION: Joe made the motion to grant final development approval for the alley structure at 211 W. Main Street and we also recommend the variation on the rear yard setback finding that the variation is more compatible with the historic structure. Georgeann second. All approved. 204 S. MILT. STREET - COLLINS BLOCK - PHASE II FINAL DEVELOPMENT Roxanne: The applicant is requesting that HPC grant final development for Phase II and III. I am recommending that HPC only give approval on Phase II because Phase III has not been reviewed yet by Staff. Phase II in an emergency session we required that they build their east elevation wall which is completely demolished exactly the same as the original. I am recommending that we alter the window plan in the parapet slightly. There will not be any roof-top access. There was question as to whether there should be horizontal delineation between where the original wall would be to where the parapet would be put up. I am recommending that the windows be smaller and narrower and that there be three instead of four centered. Harley Baldwin has requested that we also approve the elevator that will be accessed on the first floor and tucked inside the recess area and will go down to the basement level. The bottom level will be a Private Club and it needs elevator access. Bill: On the east elevation for the completion of Phase II did Staff look at the windows on the second floor as to how it relates to the building was before they took it down. Roxanne: Yes I have. They are required to reconstruct it. Wayne Polson presented the east elevation drawings. Wayne: We had two choices: A square headed window with a brick corbelling coarse reflecting the historic windows below and the other was a brick arch with a soldier coarse across the top and they represent the rhythm and spacing of the windows which are on the first level. We chose diminished double hung windows which relate to the double hung windows on the building. The spacing of the windows relates to the spacing of the windows that were on the first level. Bill: What rooms occur up there. Wayne: The master bedroom is up there. Georgeann: The plan submitted, the irregular windows are more 6 Historic Preservation Committee Minutes of September 13, 1989 appropriate as they reflect the character of what was there before. The four are not in line with the three windows below and that is appropriate. Glenn: When an older building is renovated it is quite appropriate that the windows don't necessarily jive with what was existing below. Wayne: We have also removed the corbelled course. MOTION: Bill made the motion to approve the scheme presented at this meeting with the elimination of the brick delineation between the original wall and the built up parapet. Georgeann second. All approved. Roxanne: There is no roof top access. ELEVATOR: Harley Baldwin, owner: All the HVAC equipment has to be inset in the side yard building as it cannot go on the Collins Block building. To get a building permit for handicapped accessed we need an elevator and we have to have a second means of egress and need some where to put it. The side yard building is identical to what we proposed and got conceptual approval on. We would like the Board to consider giving us a final on it with the idea that we will still go through anything that is needed with a sub- committee. We need a structural permit so we can put the HVAC in and get a building permit. Bill: We have nothing to review, no final drawings. Roxanne: You have not gotten final approval for the building yet so how can we give you approval on the equipment. Harley: It is identical to the building that we got conceptual approval on. Bill: The elevator is in the Collins block building mechanical is in the infill structure which has not been approved. and the finally Joe: Regardless of what the design looks like from the outside it is all going to be internally contained. Wayne: We got conceptual structure with the proposal have already done today. on the east wall and the infill to restudy the east wall which we 7 Historic Preservation Committee Minutes of September 13, 1989 Les: If we can't see it and it is within the building then we really can't control it. Roxanne: That is part of their final plans that get signed off in order for them to get a building permit. DISCUSSION ON ELEVATOR AND MECHANICAL EQUIPMENT Wayne: We will focus on dealing with the elevator problem and the second means of egress problem. The color is peach blow sandstone with the red brick of collins block and pinkish brick. The location of the elevator is in the east wall bay of the Collins Block. Are all the units on the roof will be below the parapet. Andy Hecht, attorney: We need you to say it is OK to put the equipment on a roof of a building that we will approve. Joe: We need to say that they can put the mechanical on the infill structure as long as it is not visible. MOTION: Bill made the motion that HPC approve the location of the mechanical equipment on the infill structure that was previously approved conceptually under the condition that the top of the equipment is totally below the parapet height. Georgeann second. All approved. MOTION: Joe made the motion to grant approval of the location of the elevator as presented within the bay of the Collins Block parcel. Les second. All approved. 221 E. MAIN STREET - EXPLORE BOOKSETJ.RRS, CONCEPTUAL DEVELOPMENT Public Hearing opened Roxanne: The applicant would like to expand the kitchen on the second floor of the rear of the store. Staff is recommending approval with conditions that the south elevation windows on the main floor be restudied. The applicant re-study the storage door design on the east elevation and that the exact material representation be made at final development review. Bill: Being that this is a book store the windows on the first floor addition are placed up higher as storage is needed below. Randy Weedum, architect: six foot fence. That is correct and there is also a Georgeann: Even though the windows are somewhat horizontal I Historic Preservation Committee Minutes of September 13, 1989 don't find them offensive. Randy: The storage doors on the east elevation are used storage and we can change the design if the Board requests it. We can use siding or panelling. for Georgeann: The whole addition is growing and I would rather not have the addition. This building has changed so much and at what point does it stop changing. Katharine Thalberg: We get deliveries of 20 to 30 boxes and we cannot move. This is not an expanding selling space in the book store. People are working on top of each other. This is it, we are not going to expand the retail. We are have trouble servicing it from the space we have now in the back room. Georgeann: Is the addition going to crowd the building beside you. This addition is 15 ft. deeper then what is there now. Katharine: The building beside it is much more forward. We are trying to be conservative and we have saved a little part in the back. Randy: That structure is way forward and they have a shed in the back. Bill: If you have a successful business you are allowed to grow whatever the zoning code says. HPC only rules whether it is compatible or not. Georgeann: I feel it is compatible. Les: I have no problem as we don't have to grant a variation which is a plus. Public Hearing closed. MOTION: Bill Poss entertained the motion to grant conceptual development approval for the application of 221 E. Main Street with the following conditions: the storage doors be sided to match the surrounding siding and that exact material representation be made at final development review. Joe: I so move. Les second. Ail approved. 201 E. MAIN STREET-MAIN STREET BAKERY FORMERLY "LITTLE CLIFFS" Roxanne: This is a minor development and recommendations for approval are attached in memo dated September 13, 1989. Any Historic Preservation Committee Minutes of September 13, 1989 structural defects shall be remedied as soon as possible, in accordance with Section 7-606 (A and B), Minimum Maintenance Requirements. The rear wall of the building is bowing and there is concern that it will crumble and fall. The tenants are going to do structural work on the inside. Bill Dinsmore, owner: The wall is sandstone with lime mortar and it is old. Georgeann: It needs to be photographed in case it falls it can be replaced. Sally Barnett, owner: Everyday bricks are falling to the inside. Glenn: Is there any consideration that it might cause a health hazard to the food service, a hardship. Bill Dinsmore: There will be a structural wall inside which will prevent any of the brick from coming inside. If it fails it will go outside or between the new wall and the stucco. I would like to get going before November 1. I am concerned about freezing and thawing and possibly that will exacerbate the problem. MOTION: Joe made the motion to grant minor development approval for 201 E. Main Street subject to the conditions in Roxanne's memo dated September 13, 1989 and that the existing conditions be photo documented within a reasonable period of time (one week). Georgeann second. All approved. Glenn is monitor. 801 E. HYMAN Stan Mathis, architect: This parcel currently has a small house on it and I wanted to go through the recommendations for residential buildings, new construction in the Historic Landmark Guidelines. There is no problem with existing landscaping as there are trees over there and a planting strip. Under setback and spacing our front yard on Hyman Street we will be more than ten but not as much as 20. I am not going to try and do an historic replication. At the corner of the site we are going to hold things back. Maintaining the typical spacing pattern of the street facades; there is nothing over in that area to key to. There are new condos etc. and I don't know how we judge that. #4 minimize visual impact on site parking. All the cars will be parked on-site. Our entrance orientation will be oriented to Hyman street. We are going to have a large expanse of front Historic Preservation Committee Minutes of September 13, 1989 porch to lessen the impact. area all around the house. We are trying to develop a garden Les: Do you have an alternate plan if you don't get a demolition permit. Stan: I want to come in with a site plan and elevations that show the re-placement house that will go in place of the little structure that is there. The way the new ordinances are written I have to follow these guidelines and I have to make sure I am in agreement with the Board over which portions of the code really apply at that corner and which may not. Les: The owners were going to take a section out of the house to see if there was any historical significance remaining and then at that point we were going to review the building. Stan: In your check list I have identified three items of difficulty: Picking up of the theme of the facade; There is nothing over there to pick up on. There is nothing in a neighborhood context to explore. Roxanne: Possibly we should expand our idea of context to include the "town" as context. Les: Across the street there are two little houses that could be used as criteria. Stan: I think the corner is very important and we should not max out right to the face of the corner and one way would be to give the house a one story appearance and set it back in the corner and go to a two story on the Hyman side of the street. I have not generated the elevations yet. There are typical characteristics through town, steep pitched roofs, scale of windows and doors to the facade, number of windows in any wall. In order to have the unit look thinner we have to have two stories. June: Is the intention a single family dwelling. Stan: Yes but we have to have an accessory dwelling unit attached to it as part of the approval process of the lot split. The lot split has taken space. Bill: How big is the corner parcel. Stan: 6,000 sq. ft. If you hold your elements down at the corner you are going to deal with bulk. You can't do a two story building, side yard setback to rear yard setback. Possibly start Historic Preservation Committee Minutes of September 13, 1989 the building with a one story element and going to a two story and ending with a one story element. We are looking at brick as the main material. There are issues in the guidelines that are inappropriate for us to address on this parcel. Bill: Then you can bring those up and we will evaluate them. Joe: You have to approach this from a reasonable point of view. I can't comment without seeing a plan. Stan: What is neighborhood? We are the first ones to come in. Les: The worst thing that has happened to the east end of town had been those huge two story townhouses and if they had to do it over again it would have never happened. From my view point that little house is critical and it will set the standard for what is going to happen in the future. Meeting adjourned at 8:00 p.m. Kathleen J. Strickland, Deputy City Clerk