Loading...
HomeMy WebLinkAboutminutes.hpc.19890314HISTORIC PRESERVATION COMMITTEE MINUTES City Council Chambers 1st Floor City Hall March 14, 1989 2:30 p.m. Meeting was called to order by chairman Bill Poss with Georgeann Waggaman, Nick Pasquarella, Charlie Knight, Don Erdman, Charles Cunniffe and Zoe Compton present. Chris Darakis and Joe Krabacher were excused. MOTION: Nick made the motion to approve the minutes of February 28, 1989 second by Georgeann. Roxanne: Wednesday March 29th is a worksession with City Council and HPC to discuss the historic district overlay at 5:00, council chambers. BANK OF ASPEN, 119 S. MILL ST. MINOR DEVELOPMENT Roxanne: The loan department of the bank needs more space and the recess on the Mill Street elevation will be eliminated by bringing the wall flush. Materials will be duplicated. Glass will be inserted and the door eliminated. The Planning Office recommends that the HPC approve the minor development. Georgeann: Will the height of the glass be in alignment with the existing. Roxanne: The vestibule is glass but there are no other windows along the Mill St. elevation. Charlie: Are you eliminating the entrance way. Carla Bacsanyi: Yes. Roxanne: They still have the alley exit. Charles: The brick now is square and why wouldn't they use the same under the windows to the top of the planter line. Where the bottom of the windows are, the brick below to the top of the planters would be handled in the same fashion as the side of the opening. Carla: The section where the planters are now may be removed as they are not used as planters. Roxanne: Gary Moore represented to material would be used and if there are have to appear before HPC again. me that the same wall any changes they would Bill: We should protect these buildings for the future and Historic Preservation Committee Minutes March 14, 1989 they should be remodeled along the lines of the original design so that we keep the integrity of that design. Carla: For clarification we are having the lower portion of the wall brick to match the planter brick. Charles: Yes and above the planter line have the brick match the wall. Charles will monitor the project. MOTION: Bill entertained the motion to approve the facade change to the Bank of Aspen at 119 S. Mill St. as submitted to the Planning Office with the correction as stated by Charles to have the brick at the lower portion carry the line across and represent the planter brick and above that line represent the adjacent brick walls. Charles: I so move. Nick: I second. Ail approved. CARNEVALE RESTAURANT, PREVIOUSLY TORO'S 430 E. HYMAN MINOR DEVELOPMENT, BOB WALKER ARCHITECT PRESENTED CASE Roxanne Eflin made the presentation as attached in records (memo dated March 14, 1989). The applicant is requesting approval for the store front only and lighting fixture. This will be a phase project. This application does not include any of the awnings or walkway covering. The storefront is very traditional using wood, kickplate panels below and they are meeting all the guidelines. Bob Walker: In order to get the permit process going I wanted to proceed with the storefront as there was no controversy on it and we need to get the restaurant open. As far as the courtyard, given the time frame I doubt if all that work could be done. My feeling is that the courtyard is not a minor project. We will repair the stucco wall and paint it. Charles: The facades are appropriate but on the floor plan I can't see how the facades and model relate to the plan. Bob Walker: I resubmitted a copy of the new plan plus the arches etc. The lights are large metal industrial fixtures about 18 inches in diameter with glass globes. One light would be placed over the bar and one in the center of each facade (see attached diagram). Historic Preservation Committee Minutes March 14, 1989 Georgeann: Even though it is not our purview to review color I would be curious to know what you had in mind on color. Bob Walker: The original intent was a burgundy or dark red but before we paint them I will bring a sample to the Board. MOTION: Charles made the motion to recommend approval of the two storefronts and the lighting as presented. Don second. All approved. Nick Pasquarella will monitor Carnevale, 430 E. Hyman HISTORIC INVENTORY UPDATE Roxanne made the presentation on the Inventory Update as attached in records (memo March 14, 1989). Roxanne: In looking at the rating system the structure at 1004 E. Durant should be rated a number #4. Roxanne: In looking at 17 Queen street I see it rated as a number #3. Roxanne: 219 E. Hopkins was illegally demolished and needs to be removed from the inventory. In its place is a "new" victorian. It was a 780 sq. ft. miner's cottage and was rated a #4. It was demolished in 1987. Georgeann: There should be a penalty for demolishing buildings that were rated. Roxanne: I have talked to the attorney about this issue and will have a report for the next meeting. Bill: Have the owners of 17 Queen St. and 1004 E. Durant been notified. Roxanne: 17 Queen St. has been notified but not 1004 E. Durant. The code doesn't state that we have to notify these people. Georgeann: If we give them a rating we should because we notified everyone who is on the inventory when they got a rating before. Bill: They should be given the opportunity to go through the process with us. Roxanne: We could put them on the inventory and hold off on the rating until we notify them. 3 Historic Preservation Committee Minutes March 14, 1989 MOTION: Bill entertained the motion, with the rating pending, to add 1004 E. Durant and 17 Queen Street to our inventory. Charlie: I so move. Nick second. Ail approved. MOTION: Bill entertained a motion to remove 219 E. Hopkins from the inventory since it has been demolished. Charles: I so move. Georgeann second. Ail approved. Bill: After photos are taken and a file done we should do an interdepartmental memo to the Bldg. Department to make them aware that this problem has occurred. Charlie: We need to suggest to City Council that perhaps two positions be taken: One, that a fine be levied and two, that a restriction on a further building permit on the property be restricted for a lengthy time. Roxanne: Pasadena has a ten year restriction. PRESENTATION-SIDEWALK, CURB AND GUTTER ISSUE PAPER ENGINEERING DEPARTMENT Roxanne: Chuck Roth, Engineering Department was directed by Council to do an issue paper on the sidewalk, curb and gutter issue. I have discussed with Chuck the HPC's concerns about the Eng. Dept. requiring sidewalks to be put in sections of the west end and our concern about the Main Street historic district. Chuck Roth, Engineering Department: Sec. 19-98 has been on the books since 1973. There is a blue print showing the areas where sidewalk is required when there is a subdivision, a PUD, and other types of new construction. Sidewalks are a public safety issue with the Eng. Dept. One concern of Council is that they didn't want sidewalks all over the west end and some areas of the west end do not require sidewalks specifically north of Hallam Street around designated corridors to the music tent and the institute area: Third, Fifth and Seventh Streets. In terms of interfacing with historic preservation possibly we should have somethin~ in the ordinance stating that any sidewalk plans near historic districts be reviewed and approved by HPC as well as the City engineer prior to construction. We would also like to maintain the ditches and that may be expensive putting in the sidewalks around cottonwood trees and existing conditions and we are proposing, if we do a new ordinance, if the proposed sidewalk is less than 10% of the total construction cost on the project then they will be required to put in the sidewalk. That is just 4 Historic Preservation Co~mittee Minutes March 14, 1989 a suggestion at this point. At present we require concrete sidewalks and we don't dictate on color. We have requirements on the width and amount of concrete, technical issues. I am not sure if there is something in the code about wood sidewalks. We have had some problems with the trees and it is possible to put a sidewalk where a tree is if an irrigation system is used. The city code prohibits gravel currently and possibly that could be a variance type issue. Roxanne: We had talked about an alternative to concrete that would be in keeping with our non urban nature of the west end and around other historic structures. We are greatly concerned about the irrigation ditches. Donnelley: Can you enlighten us on what seems to be the inconsistency between the Eng. Dept. and the Planning Dept. regarding vehicular vs. pedestrian priorities of the west end. I tend to favor the Eng. Department's response of Third, Fifth and Seventh Street as the pedestrian sidewalk routes that are developed in the future. Does this also mean that Third, Fifth and Seventh will also be primary vehicular access to the proposed development of the Meadows or is the Planning Dept. already buckling under to the conceptual plan and saying that Fourth, sixth and Eighth will be primary access. You might want to have a street that is not intended to be a primary vehicular street running in that direction be developed as more to the pedestrian requirement. The other plan may be to keep the pedestrian and vehicular both on one street. Chuck: I had not considered having the vehicular access on alternating streets. Donnelley: Ail prior recommendations were to have Seventh St. be a primary access to the Meadows area and now the primary access has been switched to Eighth. Bill: No matter what sidewalks you build groups of people will spill over and walk in the street so maybe in the west end we not have sidewalks and on certain days have designated streets that are closed to vehicular traffic and those pedestrian streets. By educating the public people would use those thoroughfares. I might also recommend that we take the area designated to Main St. eliminate the sidewalks in the west end and concentrate the sidewalks south of Main St. on both the west end of town and the east end. Georgeann: Ail of Aspen except for the downtown area specifically is a rural town. I don't think the citizens and tourists coming here want to see an urban environment. Possibly 5 Historic Preservation Committee Minutes March 14, 1989 the Eng. Dept. should give more relief from its concrete sidewalks everywhere. Allow more flexibility of flagstone and brick. Let our sidewalks be narrower in non urban areas and balance public safety with a softer feel. Chuck: The Eng. Dept. doesn't require concrete sidewalks and that is up to the property owner. Zoe: The west end and historical residential areas of town, what makes them charming is its consistency of the old flavor. On the historical houses they shouldn't have sidewalks and the drainage ditches should stay. You have to have sidewalks in the business core. Charlie: My suggestion on Main Street; that we have sidewalks that would run the full length and on both sides. Also that the ditches would work and the trees remain. If we would slow the traffic to 15 miles an hr. the dust and noise would be kept down. If the city would maintain the sidewalks like they do the malls you would find that people wouldn't struggle up and down Main St. For the west end, if they did have to have sidewalks it appears to me that they should be at the curb rather than have to put them off the street as they would take up the small amount of yards that are there. I would agree about the summer access that possibly one year odd number streets for pedestrians be used and the even number streets for cars during the time the concerts are going on or maybe the entire summer. Nick: What about Original Street and HWY 82. they should be included with walkways. Georgeann: I walked the individuals should sections of ground. along Main St. last year and the City or be encouraged to take care of the little Charlie Knight will represent HPC at the P&Z and Council meeting. 201 W. FRANCIS - VICENZI CARRIAGE HOUSE REMODEL Roxanne Eflin, Planning office presented proposed changes to the carriage house as recorded in records (memo March 14, 1989). At this meeting George Vicenzi wanted to develop a dialogue and discuss his goals for the carriage house. This is a very significant project and there are two carriage houses that are attached side by side, a brick structure and a wood structure. This is a local landmark. George Vicenzi, owner: Property was purchased 10 years ago when it was the Red Rowland house. I assessed the carriage house and 6 Historic Preservation Committee Minutes March 14, 1989 the roof leaks to the extent that it cannot be used even for storage. To do the carriage house what I propose is to make a work area/garage downstairs and a studio apartment upstairs. If I can't accomplish that goal I will not do the project. It is too expense to not have use out of the building. I propose to renovate it, make it useful and try to do it in keeping with the rest of the other buildings on the property. I do not want it to compete with the main house. The major problem is getting light into the building and an access to the upstairs and there presently is not one. Placement of a higher dormer on the west side would provide for a stairway. The south side I can't salvage the clap board siding. I propose new siding where the old siding is. On the north side I would keep all the siding. Roxanne: As far as the character features the diagonal wooden doors are significant and the hayloft doors. Some of that wood might be retainable. The applicant has included two new garage doors on the alley side and two sliding glass doors on the upper level. The applicant needs guidance on fenestration and what would be appropriate. George: When I put new clapboard on the south side the barn wood will be out of context. The two loft doors I propose to change to sliding glass doors to try and keep the same size and mass of the windows upstairs and I have to have light. One of the barn doors is warped. There are other options available instead of the sliding glass doors, possibly lower casement windows. Charlie: Do you need for the light requirement the full expanse, floor to ceiling. George: Yes otherwise I would have to put more windows in and I wanted to utilize the opening that is there. Charles: Would it be inappropriate to have the doors appear as if they were open, like shutters. Charlie: The old doors would be laid back but opened up. George: There wouldn't be room. Zoe: In the remodeling of a carriage house it should not dominate the main house; any windows that were added should be lesser then the main houses windows. Possibly two double hung windows should be used. The skylights are acceptable on a pitched roof. 7 Historic Preservation Committee Minutes March 14, 1989 Donnelley: A site visit would be appropriate. The applicant has noted that the windows would be replaced with casement windows. Even though casement windows are tighter than double hung the horizontal muntin bar can never be made to look like a double hung. Georgeann: When we did the study on carriage houses we generally found that none of the windows or features of the carriage house should dominate the main house. The glass in the windows should be smaller then any of the windows in the main house. The features should be remain as close as they can to those of the original carriage house so it still does look like a carriage house. That means openings, the shapes and patterns of the openings. Skylights should be on surfaces where they cannot be seen from major streets. George: I could use two double hung windows. Charlie: Possibly the gable could be placed facing west off the second floor and the skylight placed where it is least visible. My suggestion on the second floor would be to go to two thirds of a window instead of double hung. I think if we go to double hung windows it will look very residential. Zoe: Possibly allowing and addition or something on the back that would enable them to keep the windows. Roxanne: We need to define the character features and retain them as best we can. George: I am only changing the wood carriage house and just repointing the brick on the brick carriage house. Georgeann: We do not want it to be too residential looking. COMMUNICATIONS Project Monitoring: Georgeann: and Roxanne ask them to french doors The McDonalds want to leave the building that color and I had discussed this and we are going to have to stain it. I also need to talk to them about the and mullions and I will take the drawings with me. Charles: On the Wheeler Stallard house restrooms needed added to the carriage house. Bill: On 222 E. Hallam it is small in scale with the neighborhood and is making progress. Historic Preservation Committee Minutes March 14, 1989 Charlie: 516 E. Hyman phase I is completed. Bill: In light of the meeting we had with Council it became apparent that Council is not apprised of what the HPC encounters. Roxanne and I and going to prepare a chairman's report: a technical report that states what we reviewed during the year. Also how many meetings and hours that were put in. We will address the code revisions, special meetings, conflict of interest issue, work sessions and site visits, training sessions, compatibility issues, preservation incentive issues, Historical Trust etc. Meetin~ adjourned at 4:30 p.m. K a/~'y~ Ls~t~ '~'~ a~ d~u t~t/C~i er k 9