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HomeMy WebLinkAboutminutes.hpc.19870113MINUTES: HISTORIC PRESERVATION COMMITTEE REGULAR MEETING JANUARY 13, 1987 ROLL CALL:Charles Cunniffe,Pat O'Bryan, Zoe Compton,Nick Pasquarella, Georgeann Waggaman, Bill Poss, staff,Steve Burstein. NEW BUSINESS: Elli's of Aspen 101 S. Mill-preapplication/preliminary review Representing the prospective new owner, Gideon Kaufman,Heidi Leary Houston, John Cottle. 0! Burstein review his memo of 1/9/87 of the fourteen question to concern in regards to the addition of Elli's. There is a representative of the owner of the property also present. Staff asked that the board look at the plans and see if they show compatible massing,if the general design concept, in materials and scale,are appropriate, if the loss of trees is a loss on Main Street and should be preserved? Kaufman open the meeting by saying that his client is interested in preserving the historic nature of the building, Elli's was built in the mid 1880's, this building did not score high on the inventory sites and structure's,rating a notable, The applicant would like to preserve the character of this building. Breaking the plan down into three parts: The expansion of the existing Elli's building,and a addition on the Mill Street , and a addition on the Main Street side of the building. You will not see or feel all the additions: When you are on Main Street you only see the existing Elli's Building and the addition on Main Street,When on the Mill Street side you will be able to see the Mill Street expansion and the existing Elli's building. This plan will maintain the importance of the Elli's building, and will prevent the over power of this historic structure. Gideon Kaufman said that he is willing to give the city the trees that need to be taken down for other open space with in the city, if the city would like them, if it is economically feasible. John Cottle said they would like to get some feed back on the general massing of the addition and how they fit with the existing ELLi's building, and where they fit on the street and on the side, second the architecture concept, of how this should fit into a historical structure. 1 MINUTES: HISTORIC PRESERVATION COMMITTEE REGULAR MEETING JANUARY 13, 1987 John Cottle showing the board the drawings on the board 1-4. The plan is to bring the additions out to the street front,stating that ever historic structure is built to the property line. The additions will be set back enough to have the Elli's building will be framed by these buildings. The set back on Main will be 10 and 14 feet and on Mill Street 2 to 3 feet. Giving a pedestrian walk way and a small court yard as shown on the plans. These will be a two story addition, Elli's though looks like a one story 50 % is two stories, but the roof of the Elli's portion will have to be replaced to do this plan. The plan is to form a family of additions,belong to each other but are not colon. The addition on Main street will have three bends in it, as shown on the elevation drawing. Elli's has some elements that are on the building, it appears as a one story building, the big band the false front that goes across this elevation, single pane windows,with wide border trims,a corner entrance, and several punch openings as it goes on the false front around the building. The addition on Main Street show columns, and will be wood as Elli's is now. They would like to see the columns done in steel, and perhaps some of the material would not be straight wood siding, they will come back with more color and detail of material. Waggaman asked the members to give a consensus to the plan. They like the scale and material suggesting that the applicant stay close to the wood material, most of the board with the exception of O' Bryan and Waggaman did not have a problem with the trees being removed. The open space 25 % will be up to code and in accordance with the requirements of the code. Elli of Aspen said that the roof on the building now is a butterfly roof and will have to replaced for a second floor. The present owners Gothic-Limited plan to have Elli's stay in the same spot, even thought the ownership will change to a partnership for the three proposed buildings. Burstein said a zoning requirement of 25% open space, and how it MINUTES: HISTORIC PRESERVATION COMMITTEE REGULAR MEETING JANUARY 13, 1987 relates to the building site, and the question of a design to save the trees are some of his concerns. O' Bryan said she would like to see a Mill Street elevation at the next meeting. Poss said this is a perfect example of letting the city historic preservation of this building and letting the owner get addition- al floor area without going through the GMP process. Waggaman said that the trees give a high vertical element that she feels is important to a counter balance to the Hotel Jerome on the other side. Waggaman asked about the square in the back, and she had some concern about this, Cottle said this will be the pedestrian walk way which will go to the bank, and this is part of the open space. Waggaman said she would like them to use new trees that will give them the horizontal as well as a vertical element. She would like to see something wood and like in scale, she likes the different heights of the buildings,she does not feel that contemporary looking material the shapes and portions of the building will give that effect. Cottle said that the second floor over Elli's will have to remove the old roof and replace and add the second story, where the exterior wall is not shown will be removed and rebuild it. The facade of Elli's on Main and Mill will not be changed. Burstein asked if they have look at the siding and what condition is it in, can it be reused? Waggaman said she does not want to se this building taken down even if every board needs to be replaced, let it be one board at a time, and very suddenly. The floor area will be 4,000 4,000 and 5,000, the building will be close in size. The next schedule meeting that has not had the agenda set will be February 10th. MINUTES: Meeting adjourn HISTORIC PRESERVATION COMMITTEE REGULAR MEETING JANUARY 13, 1987 AGENDA ~ISTORIC PRESERVATION COMMITTEE REGULAR MEETING JANUARY 13,1987 4:00 P.M. (SPECIAL TIME) CITY COUNCIL CHAMBERS addition 101 S. Mill II. Old Business III. Minutes IV. Adjourn NEW BUSINESS A. preapplication/preliminary review: Heidi O'Leary Houston, Elli's of Aspen John Cottle MEMO TO: HISTORIC PRESERVATION COMMITTEE FROM: STEVE BURSTEIN DATE: JANUARY 9, 1987 RE: ELLI'S STORE ADDITION Because the Elli's store addition is a very important project the planning office has prepared a memorandum. The applicant is requesting HPC's preliminary review of a proposed addition to Elli's store. The expansion would not be subject to competition in the Growth Management Quota System if Elli's received individual historic designation. Therefore there would be no P&Z or Council review; only HPC must give approval. At the present time, this building does not possess individual designation and is being considered along with other undesignated structures on the Inventory. The present owners have not yet joined the applicant in requesting individual designation. Staff views this project to be very important in restoration of an historic commercial building,(b) of the addition with the commercial core historic (c)visual and land use impacts on Main Street. terms of (a) compatibility district,and This preliminary review should help the applicant understand the HPC's general priorities and standards to be applied to the development of this property. Staff recommends that the committee deals with the proposal in a general way and should not feel compelled to give any approvals at this first meeting. Following are some conceptual issues that might be discussed, and that we have included for the applican'st benefit for future submittals: e Is the general approach of adding on to Elli's Main Street and Mill Street elevations, surrounding the historic building and its first and second additions, acceptable in terms of compatible massing? The Mill Street facade of the addition is basically on the property line, maintaining the existing edge along the sidewalk.The Main Street facade is stepped back in four sections, creating a small courtyard. The design generally maintains a strong vertical edge on both streets. Do you find this approach more appropriate than providing usable open space such as characterized by the court yard design? As we know,some commercial courtyards in Aspen have not worked well. Does this design feature reinforce the pedestrian character of the block? APPLICATION FOR NISTORZC PRESERVATION COMMITTEE REVI A. Name of Applicant: Heidi O'Leary Houston Authorization by owner for Representative to Submit Appli- cation: Ce Name and Location of Property: Elli's of Aspen 101 South Mill Street De Descriptto'n of Proposal: and two story buildinq. Two story addition to existinq one List elevation plans, site plan, detail drawings, historic photographs, current photographs, eto. which are being submitted with this application: Existin9 Conditions Plan; Main Level Plan; Illustrative Concept Building Materials: Wood siding, wood trim Ge S. I. J. Colorst Not determined at this time Illumination: Not determined at this time Signage: Not determined at this time Effect of the proposal on the original design and architectural elements: See attached drawings Ke Identify encroachment needed by applicant: licenses or other City approvals GIDEON I. KAUFMAN LAW OFFICES GIDEONi. KAUFMAN A PROFESSIONAL CORPORATION January 7, 1987 Mr. Steve Burstein, Staff Advisor Historic Preservation Comatittee Aspen/Pitkin County Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: HPC Review for Elli's Building Dear Steve: This letter shall serve to supplement the enclosed existing condition, main level plan, and illustrative concept drawings for the expansion to the Elli's building located at 101 South Mill Street. This building has an interesting history that goes back to the mid-1880s. It was first utilized as a boarding house, and by the 1890s it contained offices, as well as lodging. It was converted to retail shops in 1893. In the early 1900s it became a candy store. By the 1930s, it housed an assaying office. Thereafter, it stood vacant until its present tenant, Elli's of Aspen, moved there in the 1950s. Despite this interesting and unique history, the building did not score particularly high in the inventory of historic sites and structures, and therefore, has only been designated as a notable structure. With this low score and notable category, a developer could justify the demolition of this building in order to efficiently develop the site. Our proposed development, however, will retain the building, even though it will create a more difficult building situation for our project. We are doing this in order to preserve a building that we feel is important and historically significant. Because we are.retaining the b6ilding, we do have a problem with the existing large trees on the property. If we find it is economically feasible to relocate some of the trees to a City location, we will work with the City to accomplish this. Howe~er, if this is not possible, the trees will have to be removed. It is easy for us to tell you that we would attempt to save the trees on site, but that is not practical with the open space requirements and the retention of the existing building. Sometimes community goals require compromise. We feel it is more important to preserve the Elli's building, with its 100 year history and secure future, rather than trees whose remaining life span is unknown. Mr. Steve Burstein January 7, 1987 Page 2 One of the reasons that we have chosen to retain the existing Elli's building is to maintain an important aspect of Victorian style that is being lost in the downtown area - wood siding. We will not only be maintaining the wood siding on the~existing building, but we also intend to use wood siding on the addition. Wood siding was a typical material used in the Victorian era that is no longer used in contemporary buildings in the central core of Aspen. We feel that by retaining the building in wood siding motif, we are · preserving a very important Victorian detail in the downtown area that is being lost. By retaining the Elli's building, we also will be able to maintain the corner entrance, a unique element of the Victorian era. Unlike the Chitwood building across the street, where the corner entrance of the old Epicure building was lost, we will maintain this corner entrance. During our analysis of the development site, it became apparent to us that the balance of the existing Elli's building, with its corner location and proximity to other buildings in the area, could be lost if we did not retain the existing building with its wooden materials. We felt if we were to convert the building to a brick or masonry building, the corner would become heavy and out of scale with the setting that exists there today. Some very important architectural decisions molded our plans for the building. The design of the addition to Elli's is intended to fit with and enhance the existing historic Elli's structure. By wrapping the addition around Elli's, the addition is broken into two separate and distinct building fronts. Together with Elli's, they form a family of wooden structures - additions which are not identical or recreations, but buildings which relate to each other through the use of similar features and materials. The key elements which are incorporated into the addition include the use of wood as the major exterior material, a false front above what appears to be a one-story facade, and the incorporation of paned or double-hun~ windows in the storefront glazing. By sinking the Ma'in Street elevation approximately 2% feet, a small courtyard is formed and the height of the addition is only 2 feet above the Elli's facade along Main Street. We have also sought to vary the setback 10 to 14 feet. This, along with broken massing, further reduces its impact on Main Street, and forms a scale relationship with Elli's and other structures of the era. Mr. Steve Bursteln January 7, 1987 Page 3 We feel that we have responded responsively and creatively to a very important corner in the downtown of Aspen. We feel that our retention of the existing Elli's building, and its incorporation into the expansion, will not only create a good project for us, but will also serve to preserve a very unique and important Victorian era style, scale and motif. We intend to supplement these written materials with a presentation at the HPC~ meeting. If we can supply any additional information, ~lease feel free to contact us. Very trUly yours, GK/bw LAW OFfiCES OF GIDEON I. KAUFMAN, a Pro~'~gration Gideon ~q~fman GIDEON I. KAUFMAN January 7, 1987 Mr. Steve Burstein Staff Advisor, Historic Preservation Committee Aspen/Pitkin County Planning Office 130 South Galena Street Aspen, Colorado 81611 Dear Steve: This letter requests individual historic designation of the building located at 101 S. Mill Street as per the provisions of Section 24-9.4 of the Municipal Code of the City of Aspen. We are hopeful that action can be taken by the Historic Preservation Committee at their meeting of January 13, 1987, and the request forwarded to the City Council for final action at a public hearing. The inventory information supplied by your office indicates that the structure was built in the mid-1880s, was orginally a commercial structure, sits on its original site, and is in good, as well as, unaltered condition. Actually, an addition has been added. The architectural style is simple "Western storefront", with the only notable special features being bracketed ornamentation on the soffit. Thank you for your consideration of this request. If you have any questions, please feel free to contact me. Very truly yours, LAW OFFICES OF GIDEON I. KAUFMAN, a Professional Corporation ¢. By Gide~Kaufman GK/bw NEW COMMERCIAL ALLEY TRASH .EXISTING TREES.~ NEW COMMERCIAL PEDESTRIAN WALKWAY -- MAIN STREET EI_~!~S OF ASPEN..