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HomeMy WebLinkAboutminutes.hpc.19870217Historic Preservation Commission February_ 17. 1987 Vice Chairman Nick Pasquarella called the meeting to order at 2:35 p.m. with members Marge Riley, Charles Cunniffe, Patricia O'Bryan, Mary Martin, Zoe Compton and Bill Poss present. REOUEST FOR EXPANSION OF ELLI'S Steve Burstein, planning office, reminded the Board they have seen this project on January 13, 1987, when the Board reviewed the project but no approvals were given. The applicant is requesting final review at this point. Burstein pointed out the Board generally accepted the approach of wrapping the addition around Elli's, approved a peak in two stories in approximate dimensions to the existing one-story building with a false facade with the same heights and many elements aligned in a similar fashion. Burstein noted the Committee was very interested in the use of wood construction. Burstein said some committee members were concerned about loss of trees adjacent to Elli's and requested more detail in a site plan. Burstein said the three trees clustered next to the building probably cannot be saved. Burstein stated Elli's must have individual historic designation to qualify for the GMP exemption for expansion, and will need this designation prior to building permit. This designation is scheduled before City Council February 23, 1987. The viewplane is still an issue as staff has not seen a demonstration whether there is an encroachment in the Main street viewplane. Burstein told the Board he applicant needs the permission of the parks department to cut down any trees with a diameter larger than 6 inches. The applicant has been working with the parks department to get a workable plan. The proposal is to leave the two trees in the rear of the property and to remove the cluster of trees just west of Elli's. These trees will be moved to the golf course. The applicant has worked out with the parks department replacing half the number of present number of nursery stock trees, 8 feet or taller to be visible from Mill and Main streets. The applicants have proposed a small planter area with two trees up front and deciduous trees along Main street and two pine trees along the western side yard. The parks department seems to be satisfied with this commitment. Burstein told eh Board other aspects of interests are placement of the building on Mill street and the entrance way with the planter in front of the store. There is a concern there may not be enough room for the entrance and the planters. This site plan will go before the CCLC, and they can address that. The applicant is working with the building department on the open space calculation. The applicants have not satisfied the 1 Historic Preser¥~tion Commission February 17. 1987 definition of 25 percent required open space, and there may be design changes. Burstein pointed out the applicants have submitted a letter which addresses restoration, which is an important aspect of the entire plan. Burstein said the commitment to maintain the Mill and Main streets facades in their entirety and to repair the wood siding and trim is a good one. Burstein said it should be included that any replacement materials and detailing on the construction methods shall be brought before the HPC. Another area of concern is the storefront proportions. Burstein said he is concerned that it would be more in keeping with Elli's and the commercial core to have more a kickplate proportion and reduce some of the glass. Burstein said he is also concerned about the entrance into Elli's west wall, and that more of that wall ought to be retained. Burstein recommended the committee give a strong preliminary approval for this project with conditions of approval John Cottle, Hagman Yaw architects, told the committee over the past month, they have tried to address the issues raised by HPC and staff. These are trees; footprint and open space, viewplane, and architectural elements. Cottle said the plan is an addition with two faces, one for Mill and one for Main street. Cottle presented their landscape plan, which they reviewed with the parks department. The parks department has written a letter stating this plan does meet the requirements of the city. Cottle showed the 4 major deciduous trees to be placed on the front of the property, a raised planter in the center, and trees down the walkway. Cottle pointed out their plan was to keep the building fronts as much toward the streets as possible. There are some open space requirements that make that idea difficult. The architects have wrapped the open space around the buildings. There is an entry courtyard to provide some landscaping and relief. There is pedestrian access to the rear of the building. They have provided an 11 foot space to distance this from the Miner's building. The open space terminates in a pocket park on the back of the site. Cottle showed where the design changes will have to be made to meet the building department interpretation of open space. Gideon Kaufman, representing the applicant, told the Board the interpretation of open space is that one has to be able to see it for it to count; hence the need to move one corner of the building back to be able to see the open space Cottle pointed out in order to obtain a building permit, the applicants will have to meet the open space requirements. Another issue is the viewplane, which has been surveyed. Cottle said the viewplane is taken from the steps of the Jerome and is Historic Preservation Commission February 17. ~987 defined by the top of the Elli's building. Nothing can protrude above that to block the view of the mountain. Cottle showed that this building does not protrude into the viewplane and will submit a letter to that effect. Cottle said architectural elements of Elli's are paned windows on the street fronts, wood trim, angle corner, and a strong wooden cap that caps the whole building. The architects have picked up some of these elements in the new building. There are duplicate windows on the street fronts. The windows are bounded by pieces of trim, like Elli's. The paned windows are picked up in the upper level windows. The corner is cut as it addresses Main street. The cap has been carried throughout both facades of the building. The scale of the building is intimate and has been stepped so there is not a continuous height. There is an 8 foot break in the building on the Mill street elevation. The alley elevation continues the same windows and same wood siding. Cottle said they plan color ties to Elli's with blue stain and white trim. Ms. Riley asked the square footage of the addition. Burstein said presently there is 4,206 square feet on site. The total square footage after the addition will be 12,071 square feet. The FAR is 1.43:1, which is less than the 1.5:1 allowed in the zone district. Darin Brasch, parks department, told the Board the applicant has agreed to move three large trees currently on the west side of Elli's to the golf course. These will be transplanted at no cost to the city. The trees on the back of the site were planted too close together and will destroy themselves. The applicants have agreed to remove most of the trees and keep two large trees at the rear of the site. The applicants will plant deciduous trees and some evergreens. Ms. riley said she is against removing the trees. Ms. Martin congratulated the owners of the building for maintaining the same architecture. Ms. Martin said the kickplates should be higher on the new addition to match Elli's. Pasquarella opened the public hearing. Pasquarella closed the public hearing. There were no comments. Poss said this committee does not have to review the view plane, landscaping, street scape or open space. These are zoning issues to be addressed by the staff. The committee reviews the historic preservation and compatibility of the structure. Ms. Compton said she feels the addition is very compatible with the existing building. Ms. Compton said there is something about the stair tower that gets out of balance. Ms. Compton said she is concerned about the big plate glass windows on the Main street elevation. Cottle passed out copies of an store front 3 Historic Preservation Commission February 17. 1987 alternative with kick plates and wood siding. Ms. Compton said she likes the alternate better; it connects the building better. Ms. Compton asked about the tower entrance. Cottle said the stairway is there for access to the roof deck. Ms. Compton said she would like to see something done about the tower and about the panes. This seems to be distracting from the rest of the building. Ms. Riley agreed. Poss said the applicant has done an excellent job of showing an interpretation of a contemporary building added to a historic structure. The applicants have done a good job of restoring Elli's. Cunniffe said the new building is very compatible and does not take away from Elli's. Cunniffe said the only negative he sees is the lighthouse, stairway, and would like to see some alternatives. Cunniffe said the alternate sketch for the kickplates would be preferable. Cunniffe said the stairway draws too much attention to itself. Ms. O'Bryan said she is against moving the trees. Ms. O'Bryan said she is not wild about the tower. Ms. O'Bryan said she would like to see a model, especially to see where the glass is on Main street. Ms. Riley asked if there will be awnings over the windows. Cottle said they are not planning on awnings, but the building will be designed to accept awnings. Ms. Riley said she is against moving the trees. Ms. Riley said she feels the lighthouse is too much. Pasquarella said he feels the applicants have done a very good job. Kaufman told the committee the applicants have to close on this building next week and have to take a certain risk. Kaufman proposed the Board give this project final approval subject to the areas to be addressed, like the tower. This will give the applicant a comfort level of knowing which areas are left to be dealt with and those that have been approved. Burstein pointed out the level of detail that has been submitted is typical of preliminary and not for final approval. This would give the committee the ability to rework some of the fine details. Burstein agreed the tree issue may be resolved at preliminary and the general concept can be approved. Poss said he feels the applicant has done a good job, and the committee has seen this project twice. Poss suggested either a two step motion to give preliminary on the concept and final conditioned upon meeting the requirements of the city's specific requirements in the Code. Poss moved to grant preliminary approval on the project as presented with the conditions that the applicant includes the store front alternative with kickplate as proposed in this meeting and based on the concerns of the committee that further study be given to the stair tower, that the open space Historic Preservation Commission February 17. 1987 requirement has been met and is subject to the zoning code, and not the committee's purview; seconded by Ms. Martin. Cunniffe said he feels it is good to save the trees but this applicant is trying to save Elli's, which is more important than the trees. Cunniffe said the committee should recommend the project go with what they have done and perhaps include a recommendation that the trees do not get in the way of the project. Pasquarella agreed the parks department has worked on this project, they represent the city and are responsible for the trees. The committee is responsible for historic preservation. Burstein said condition ~ 1 is to satisfy the view plane requirements. Kaufman said that is a zoning issue and it will be met and approved, or the building will have to be modified. Poss said he did not feel this had to be in the motion; it can be covered by the code. Kaufman pointed out a majority of the committee accepts the recommendations of the parks department regarding the trees so that condition # 2 is satisfied. Kaufman said condition # 3 has to be worked out with the CCLC and not HPC. Burstein said he would like the condition left in to create a good record. Kaufman asked the committee to look at the alternative of moving the back corner of the building to satisfy the open space requirements in condition #4. Kaufman said if the building department requires this to be moved, they will do it; otherwise, they will leave it as it. John Cottle asked in condition #5 there may be an opportunity for a very special retail space and asked that the condition be re-worded to relook at that space rather than there be no entrance on the western wall. Poss said he would amend his motion to see further study of the west elevation. Kaufman said the two issues to address in final review are the west elevation and the tower. Cottle said in condition #6, he would like some wording that as presented elevations and materials are acceptable given further detail to carry in this direction. Kaufman said the applicants would like the areas still to be resolved identified but the other areas are solved. Poss said the plans as presented at this meeting do have enough detail. Pasquarella said the committee is giving preliminary approval and clarifying the details that the applicant and committee can feel comfortable with. Applicant said this will also give them the comfort level to go ahead with historic designation of the building. Cottle said the applicants have no problem with condition #7. In condition #8 they would like to have a detailed restoration plan for the detail on the existing Elli's. Cottle said there is a chance that construction schedules may not allow the applicant to 5 Historic Preservation Commission February 17. 1987 comply with condition #8 as written. Burstein said he would like a timing mechanism to assure the restoration will be done. Kaufman said the applicants would agree to a time schedule but would like to not disrupt the business during the summer season. Kaufman suggested 18 months for the restoration. The committee agreed. Ms. Compton asked if the committee could review the final color scheme. Kaufman pointed out this is not part of the committee's review criteria. Kaufman said the applicants have no problems with condition #9. Ail in favor, with the exception of Pat O'Bryan and Marge Riley. Motion carried. Poss said part of this concept was to give preliminary approval and final approval to be continued upon getting final plans and specifications. Pasquarella said the committee has given preliminary approval holding certain requirements so that the applicants can move ahead. Pasquarella said he is not comfortable with giving final approval. Burstein said the committee's conditions of approval tie down the committee's commitment to that approval. Kaufman said he would not like to see final approval voted down based on a condition that has already been met. Cunniffe suggested the motion state the committee strongly recommends the trees do not conflict with the building, and that the tree issue should not resurface again. Burstein suggested the wording be that final approval is conditioned upon satisfactory presentation of this site plan. Cunniffe said unless the final plan deviates substantially from these plans, it will be approved. Cottle reiterated that final approval will be granted if this design is executed and meets the conditions as outlined. The applicants suggested that the conditions that have to be met are specific, like the staircase, and the west elevation on the existing Elli's front. Pasquarella recommended the applicants present a model so that the committee can view the project. Pat O'Bryan and Pasquarella and Cunniffe said they are in favor of a model, but would not require it. Burstein said he would be willing to schedule a site visit to help the committee understand the plan better. Burstein suggested continuing the public hearing for final approval. The Board continued the public hearing to March 24, 1987. AWNINGS - ASPEN T-SHIRT Steve Burstein, planning office, told the Board this is located at 411 East Hyman on the mall and was remodeled last summer. Burstein presented a drawing of the proposed awning. Burstein showed the proposed material, and said he would like to see more of a natural looking fabric. It can still be acrylic but the shiny fabric is not appropriate. H~storic Preservation Commission February 17. 1987 Cunniffe moved to approve the awning for the t-shirt shop with the condition that the awning be more canvas like; seconded by Ms. O'Bryan. All in favor, motion carried. PITKIN COUNTY CENTER WINDOWS Kim Well, architect, showed the approved project and told the Board where they are proposing to add windows. Well told the Board when they started the project, they had no tenants. There are now tenants who have requested windows. The architects have added windows on the east and south elevations. They have made the windows wider so that they butt into each other. The windows are wider than they are tall. Cunniffe said when this building when presented, arguments were made for the proportions of the windows. Cunniffe said one of the principle vocabulary elements of the building that made it acceptable historically was the windows. These changes do not help the building. Carol Farino, historical society, said the proportions of the windows are critical. Cunniffe said the proportions of the windows were one of the principle things that justified approval of this building. Burstein agreed in the GMP presentation, there were various architectural elements that were very similar to the commercial core area. Ms. Compton said when the building was presented, it was well received. If it had been designed with more windows in the front, the whole configuration would have changed. Ms. Compton said the front should not be altered, but the windows on the east could be enlarged. Pasquarella said the Board accepts the east windows but is very much opposed to the front window changes. Cunniffe pointed out the east windows should be looked at with the changes. Well requested this be tabled for a week to come back with an alternative plan. RECONSTRUCTION OF THE SHAFT - 534 East Cooper Street Steve Burstein, planning office, said this proposed building will have a sandstone veneer. There will be an atrium going to the second floor. Burstein said the Shaft is not a historic structure and the whole building will be demolished. Burstein said the elements of concern are building massing, setbacks, alignment, store fronts, door and windows, and the building materials. Burstein said the proposed building is two stories- the height is 27 feet; the atrium is 37 feet. Burstein said his concern with the atrium is that it is similar to the gondola building to the south but is not similar to anything else in the commercial core. Burstein said the applicant should demonstrate how this structure is a compatible element in the commercial core historic district. It is a fairly large glass structure. 7 Historic Preservation Commissiop February 17. 1987 The existing structure is non-conforming regarding open space and encroaches on the public right-of-way. This proposal builds back to the setbacks but is non-conforming regarding open space. The advantage of this is that it keeps a strong street alignment. Burstein pointed out the Hunter street side is fairly cramped. Burstein said another disadvantage is that there is no potential for landscaping. Burstein pointed out the second floor has small windows, and it should be demonstrated how these would line up with the adjacent building. Burstein said he is not sure the rhythm or fenestration is appropriate. Burstein said there is an angled entrance, which is a nice aspect, burstein said more study is needed for the proportions. Burstein said he is concerned about the scale of the building materials, whether the sandstone veneer is large or small block. Burstein said he is not clear about the second floor materials at this point. Kim Weil, architect, pointed out the surrounding buildings. Weil said this site is a transition zone from the historic district to across the street, which is not historic. Weil pointed out the proposed building has been kept at one story along Hunter street to echo the proposed Hunter Plaza and the Pitkin County Bank. This rhythm has been set up along Hunter street Cunniffe said this building should be more sensitive to the building on the southwest of the intersection rather than the other buildings in the area. Weil said the proposed building has a clipped corner and a pediment. Well said he is not trying to replicate Victorian buildings in the commercial core. Carol Farino said this is an important site. Weil presented samples of the sandstone that will be used on the building. Ms. Compton said she like the materials, except there is too much expansive glass on the fronts. Ms. Compton said the overall flavor of the building should have more sensitivity to the historic district. This is the only major corner left in the historic district to be redesigned. Ms. Compton said the sidewalk design seems to be adding another element to the historic district. Ms. Compton said the building is too close to the sidewalk, is too contemporary, not sensitive to the historic district, and will set off a mood for that block. Ms. Compton said she would like to see this redesigned. Ms. Martin said she does not like this building on this site. Cunniffe said he has a problem with massing and the front of the building contains too much mass. Cunniffe said an atrium is a nice contemporary design but it is too jolting in context with the surrounding buildings. Cunniffe said he likes the selection of the materials. Ms. O'Bryan agreed this should be more sensitive to the Victorian across the street. The building could 8 Historic Preservation Commission February 17. 1987 be more subtle. Ms. Riley contemporary. Ms. Riley said store front on Cooper street. voiced their thoughts, and he objected to the atrium as too she is also worried about too much Pasquarella said the committee has agrees with these comments. Ms. Martin moved to deny this project as presented and to have them come back with a different design; seconded by Ms. O'Bryan. All in favor, motion carried. HISTORIC STRUCTURES Steve Burstein presented a structure for the Board to evaluate at 423 North Second. This house has been moved to this site and it has been altered. The Board said they would like to give this house a score of 4, but according to the criteria, it should receive a 3. Burstein said the Board has 3 requests for designation and one request for deletion from the moratorium. The first house for designation is 500 West Bleeker. This was given a 4 by the committee and is reasonable to forward the designation on. The next structure is 215 West Bleeker. The Board approved recommending designation. The last structure is Sorensen's at 616 West Main. The Board recommended historic designation. Burstein told the Board Herb Klein would like the Board to recommend deletion of his structure at 831 West Bleeker. This received a score of 1 in the inventory. The Board recommended deletion from the inventory of this structure. Ms. Compton said she is decorating the back of the Jerome, and asked the Board if she put in beveled or initialed glass in these windows does it interfere with the exterior. The Board agreed there is no problem with this. Cunniffe brought up expanding the boundary of the commercial core one block east and west. Ms. Compton recommended Burstein write a letter on behalf of the committee to favor expanding the historic district. Ms. Compton moved to adjourn at 4:40 p.m.; seconded by Ms. O'Bryan. All in favor, motion carried. Kathryn~.' Koch, City Clerk 9